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|Exhibit 10.2
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|**OFFICE LEASE**                                                                                                                                                                                                                                                
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|[Multi-Tenant - Triple Net]                                                                                                                                                                                                                                     
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|This OFFICE LEASE (Lease)
        is entered into as of the Date set forth below (the Effective
        Date), by and between THE BOEING COMPANY, a Delaware corporation
        (Landlord), and Zones, Inc., a Washington corporation
        (Tenant).
|                                                                                                                                                                                                                                                                
|1.        
        BASIC LEASE TERMS. For purposes of this Lease, the following
        terms have the following definitions and meanings:                                                                                                                      
|                                                                                                                                                                                                                                                                

|  | 1.1     Date of this
      Lease: As of June 9, 2003
|- | ----------------------------------------------------
|  |                                                     
|  | 1.2     Landlords
      Address:                   
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|  |                                                     
|  | With
      a copy to:                               
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|  | 1.3                                                 
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|1
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| |  | Following the Commencement Date:                                                                                               
| |  | -------------------------------------------------------------------------------------------------------------------------------
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| |  | [Tenant to provide notice pursuant to the terms hereof]                                                                        
| | 
| |  | with a copy to:                                                                                                                
| | 
| |  | Gray Cary Ware & Frederich701 Fifth Avenue, Suite 7000Seattle, WA  98104-4801Attn: Joe WallinTel: 206-839-4828Fax: 206-839-4801
| | 

|1.4       Premises: Approximately
      106,308 rentable square feet located, in that certain building with an address
      of 1102 15th Street SW, Auburn, Washington, also known as the
      17-239 building, also known as the T (the Building)
      located on Lot A of Auburn Lot Line Adjustment No. LLA-0004-91 recorded
      under Recording No. 9104171400, situated in Auburn, Washington (said Parcel,
      together with said Building, being herein referred to collectively as the
      Property), as such leased premises are more particularly
      described and/or depicted on Exhibit A-1 attached hereto and incorporated
      herein by this reference (Premises).  The Premises
      include the entire second floor of the Building.  The balance of the
      Premises shall be located on the first floor of the Building, as shown on
      Exhibit A-1.  In addition to Tenants rights to use and occupy
      the Premises as hereinafter specified, Tenant shall have non-exclusive rights
      to use the Common Areas (as defined in Section 1.16 below), but shall not
      have any rights to use the roof, exterior walls or utility raceways of the
      Building.  The Property is more particularly described on Exhibit A-2
      attached hereto.  The Auburn 400 Corporate Park, Division One is referred
      to in this Lease as the Project.  All square footage
      areas referred to in this Paragraph 1.4 may be confirmed by either party
      using current BOMA standards.  If such measurements indicate that the
      Premises are larger or smaller than 106,308 rentable square feet, Annual
      Base Rent and Tenants Share (as defined in this Lease) shall be adjusted
      accordingly.
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|1.5       Term:  (i) 
            Initial term:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|11
      Years                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|(ii)        Options
      to extend term:
                                                                              
        2 options for 5 years each
                                                                            
          (see Paragraph 3.3 hereof)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   
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|1.6       Base Rent Commencement
      Date: The date which is twelve (12) months after the Commencement
      Date, determined as provided in Paragraph 3.1 hereof.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|1.7       Initial Annual Base Rent:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|2                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
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| | On and after the Commencement Date, Tenant shall pay Annual
      Base Rent during each year of the Lease Term as follows, all such rent being
      based on 106,308 rentable square feet of space in the Premises.  Each
      years Annual Base Rent is payable in twelve equal installments, payable
      monthly in advance.  Tenant shall pay Landlord for all Operating Expenses
      accruing under this Lease (herein NNN), at all times from
      and after the Commencement Date.
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| |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   

|**Lease Year** |  | **Annual Base Rent per
      rentable square foot,
      NNN** | **Total Annual
      Base Rent,
      NNN** | **Monthly Installments 
      of Base Rent, NNN**
|-------------- |  | -------------------------------------------------------------- | ------------------------------------------- | -------------------------------------------------
|               |  |                                                                |                                             |                                                  
|1              |  | $    zero                                                      | $     zero                                  | $   zero                                         
|2              |  | $    9.45                                                      | $1,004,610.60                               | $  83,717.55                                     
|3              |  | $    9.70                                                      | $1,031,187.60                               | $  85,932.30                                     
|4              |  | $    9.95                                                      | $1,057,764.60                               | $  88,147.05                                     
|5              |  | $   10.20                                                      | $1,084,341.60                               | $  90,361.80                                     
|6              |  | $   10.45                                                      | $1,110,918.60                               | $  92,576.55                                     
|7              |  | $   10.70                                                      | $1,137,495.60                               | $  94,791.30                                     
|8              |  | $   10.95                                                      | $1,164,072.60                               | $  97,006.05                                     
|9              |  | $   11.20                                                      | $1,190,649.60                               | $  99,220.80                                     
|10             |  | $   11.45                                                      | $1,217,226.60                               | $101,435.55                                      
|11             |  | $   11.70                                                      | $1,243,803.60                               | $103,650.30                                      

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|1.8      
        Security Deposit: $103,650.30.
      1.9      
        Permitted Use: Tenant may use the Premises for general office purposes
        and related uses, including a show room and retail outlet on the ground
        floor (to the extent permitted by applicable law and regulations) and
        for no other purposes without Landlords prior written consent;
        provided that Tenants uses of the Premises are at all times consistent
        with a first class office project, and subject, however, to any limitations
        set forth in the CC&Rs (as defined below), and to any limitations
        under applicable zoning or other governmental regulations and restrictions.
      1.10    
        Number of Parking Spaces: Subject to the provisions of Paragraph
        4.2, Landlord shall provide for Tenants non-exclusive use (in common
        with all other tenants of the Property and their respective employees,
        agents, subtenants, assignees and invitees) 5 parking spaces per 1,000
        rentable square feet contained in the Premises, such parking spaces to
        be located in the area shown on Exhibit A-3.  Parking
        shall be available 24 hours per day, 7 days per week (subject to temporary
        unavailability due to repairs, maintenance, casualty and the like).
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|3                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
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|1.11    
        Brokers:
      (i) 
        Landlords Broker:  Pacific Real Estate Partners.
      (ii)
        Tenants Broker:  The Andover Company, 
                                                        
        Inc./Insignia Kidder Mathews                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
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|1.12    
        Guarantor:  N/A.
      1.13    
        Interest Rate:  Shall mean a fluctuating rate of interest
        per annum, equal at all times to the prime rate published from time to
        time in the Wall Street Journal plus five percent (5%) per annum, each
        change in such fluctuating rate to take effect with each change in the
        prime rate, provided, however, the Interest Rate will in no event exceed
        the maximum interest rate permitted to be charged by applicable law.
      1.14    
        Tenant Improvement Allowance:  $2,019,852.00 (being equal
        to $19.00 per rentable square foot multiplied by the 106,308 agreed rentable
        square feet of the Premises).  The unused portion of such allowance
        shall be applied to Annual Base Rent as provided in Paragraph 5.1.
      1.15    
        Exhibits:  A through D, inclusive,
        which Exhibits are attached to this Lease and incorporated herein by this
        reference.
      1.16    
        Common Areas:  Common Areas shall mean
        all areas and facilities outside of the Premises and within the exterior
        boundary line of the Property and interior raceways and installations
        within the Premises that are provided and designated by the Landlord from
        time to time for the general non-exclusive use of Landlord, Tenant and
        other tenants of the Property, and their respective employees, suppliers,
        shippers, customers, contractors and invitees, including (within the Building)
        corridors, restrooms, stairways, elevators and elevator lobbies, and (outside
        the Building) parking areas, loading and unloading areas, trash areas,
        driveways, walkways and landscaping.  Landlord grants to Tenant for
        the benefit of Tenant and its employees, suppliers, shippers, contractors,
        customers and invitees, during the term of this Lease, the non-exclusive
        right to use, in common with others entitled to such use, the Common Areas
        as they exist from time to time, subject to any rights, powers, and privileges
        reserved by Landlord under the terms hereof or under the terms of any
        rules and regulations or restrictions now or hereafter promulgated by
        Landlord governing the use of the Property (provided that nothing herein
        shall entitle Tenant to store any property, temporarily or permanently,
        in the Common Areas).  Landlord or such other persons as Landlord
        shall designate from time to time shall have the exclusive control and
        management of the Common Areas and shall have the right, from time to
        time, to establish, modify, amend and enforce commercially reasonable
        rules and regulations for the use, management, safety, care, and cleanliness
        of the Common Areas (including without limitation parking and landscaped
        areas).  Tenant shall comply (and shall cause each and all of its
        employees, suppliers, shippers, contractors, customers and invitees to
        comply) with any and such rules and regulations, although Landlord shall
        not be liable to Tenant for the failure of any other tenant(s) of the
        Property to abide by such rules or regulations.  Landlord reserves
        the right to modify the Common Areas and/or the permitted uses thereof
        from time to time in Landlords commercially reasonable discretion
        from time to time (including without limitation constructing or reconstructing
        improvements therein or thereon from time to time and/or closing the same
        for maintenance or other purposes), provided, however, that Landlord shall
        not be permitted to deprive Tenant of reasonable access to the Premises.
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|4                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
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|1.17    
        Tenants Share:  Tenants Share
        shall mean (a) 71.22% as to all Operating Expenses reasonably attributed
        by Landlord to the Property or the Building, and (b) 100% as to all Operating
        Expenses reasonably attributed by Landlord solely to the Premises. 
        Any disagreement on the allocation of these Operating Expenses shall be
        resolved by arbitration (which both parties hereby agree shall be final
        and binding) conducted pursuant to the rules of the AAA in Seattle, Washington
        by a single arbitrator selected by the Seattle Regional Vice President
        of the American Arbitration Association on application of either party. 
        In addition, Landlord shall provide a detailed breakdown of all Operating
        Expenses expected for the Building, which breakdown shall be attached
        to this Lease as Exhibit A-4.  A condition precedent to Tenants
        obligations under this Lease shall be the provision by Landlord to Tenant
        of a summary of Landlords estimate of expenditures for the Building
        and Common Areas for the twelve months following the Commencement Date.
      This Paragraph 1 represents
        a summary of the basic terms and definitions of this Lease.  In the
        event of any inconsistency between the terms contained in this Paragraph
        1 and any specific provision of this Lease, the terms of the specific
        provision shall prevail.
      2.        
        PREMISES.
      2.1      
        Premises.  Landlord hereby leases to Tenant and Tenant hereby
        leases from Landlord the Premises.  The Premises are to be improved
        with the Landlords Work and Tenants
        Work described in the Work Letter Agreement, a copy of which
        is attached hereto as Exhibit B (the Work
        Letter Agreement).  Provided that Landlord achieves Substantial
        Completion of Landlords Work in accordance with this Lease, Landlord
        and Tenant hereby stipulate and agree that the rentable square footage
        of the portion of the Premises within the Building shall be conclusively
        deemed to equal 106,308 rentable square feet (regardless of actual rentable
        square footage of the Building), except that if either party elects to
        measure the Premises using current BOMA standards and the rentable square
        footage of the Premises proves to be, on the basis of such measurement,
        other than 106,308, then the Annual Base Rent, the Tenant Improvement
        Allowance, and Tenants Share shall be adjusted appropriately (up
        or down) to reflect the actual number of rentable square feet in the Premises.   
        Tenant shall have access to the Premises and all Common Areas 24 hours
        a day, seven days a week, subject to closures due to emergency, casualty,
        or maintenance.
      In addition to Landlords Work, Landlord shall make the following
        improvements to the Building (and the cost of making such improvements
        shall not be charged against the Tenant Improvement Allowance or otherwise
        charged to Tenant):
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|5                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
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| |  | (1) | Qwest telecommunication service at a standard to be agreed
      among Landlord, Tenant, and Qwest communications, which service standard
      shall be determined by Tenant to be suitable for Tenants use of the
      Premises;
| |  | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |  |     |                                                                                                                                                                                                                                     
| |  | (2) | common area improvements as mutually agreed to the Building
      lobby, hallways, and bathrooms;                                                                                                                                   
| |  |     |                                                                                                                                                                                                                                     
| |  | (3) | audible fire alarm systems necessary to meet applicable
      fire code;                                                                                                                                                            
| |  |     |                                                                                                                                                                                                                                     
| |  | (4) | if, but only if, required by City of Auburn, new light
      fixtures required to meet applicable energy code;                                                                                                                      
| |  |     |                                                                                                                                                                                                                                     
| |  | (5) | parking lot striping and surface repairs to failed asphalt;                                                                                                                                                                         
| |  |     |                                                                                                                                                                                                                                     
| |  | (6) | updated landscaping, including new bark;                                                                                                                                                                                            
| |  |     |                                                                                                                                                                                                                                     
| |  | (7) | all mechanical systems, including HVAC, and all electrical
      systems to be in good working order.                                                                                                                               
| |  |     |                                                                                                                                                                                                                                     

|Landlords Work shall include the purchase and installation by Landlord
        (using the Tenant Improvement Allowance) and delivery to Tenant of an
        emergency generator, provided Landlord and Tenant have agreed prior to
        such purchase and installation on the cost and specifications required. 
        Tenants Work shall include, in additional to the installation of
        said generator, the installation of an above-ground diesel fuel storage
        tank mutually agreed upon by Landlord and Tenant  for such generator,
        to be located by Tenant in a mutually agreed location within the parking
        area or the outdoor storage area of the Property.  Tenant shall be
        solely responsible for the cost of installation, maintenance, repair,
        and operation of such generator.  Such generator shall be located
        within a suitable enclosure so as to minimize to the extent reasonably
        possible any noise or vibration caused by such generator when it is operating. 
        In addition to all other liabilities and indemnities of Tenant under this
        Lease, Tenant shall indemnify defend, and hold harmless Landlord from
        and against any and all claims and liability, including all costs of defense,
        including claims and liability for bodily injury to or death of any person.,
        claims and liability for loss of or damage to any property, and claims
        and liability for cleanup or remediation of any Hazardous Materials,
        as defined in paragraph 7.3 below, resulting from or in any way connected
        with the presence on the Property of such generator, such fuel tank, or
        any diesel or other fuel in connection therewith.
      2.2       Right of First Offer to Expand
        Premises.  If at any time during the Lease Term, Landlord intends
        to offer for lease any space in the Building that is contiguous to the
        Premises (as set forth on the date hereof or as hereinafter expanded),
        Landlord shall first make a written good faith offer to Tenant, stating
        in such offer (a) the identity of the space so offered; and (b) the term
        of the lease, the rental applicable to such space, and other significant
        business terms and conditions relating to the lease of such space (the
        Right of First Offer).  For a period of not less than
        ten (10) days following Landlords delivery of such offer to Tenant,
        Landlord shall not offer such space to any other party or accept an offer
        from any other party for such space.  If Tenant accepts such offer
        during such ten (10) day period by giving written notice of such acceptance
        to Landlord, Landlord and Tenant shall use commercially reasonable good
        faith efforts to enter into a lease agreement relating to such space (such
        lease agreement to be substantially in the form of this Lease, except
        for terms relating to economic terms such as rent, tenant improvement
        allowance, tenants share of operating expenses, and the like). 
        If either (a) Tenant rejects or fails to accept such offer within such
        ten (10) day period or (b) Landlord and Tenant have not entered into a
        lease agreement for such space within thirty (30) days of the date on
        which Tenant accepted such offer, Tenants rights under this Paragraph
        2.2 with respect to such space shall expire and Landlord may offer such
        space to third parties and may accept the offers of third parties with
        respect to such space without any liability to Tenant and without any
        further notice to Tenant.  This Right of First Offer shall revive
        in the event Landlord leases contiguous space to a third party and that
        space subsequently becomes available during the Term.  The Right
        of First Offer shall continue throughout the Term of this Lease.
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|6                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|2.3       Space Pocketing. 
        Tenant has the right to space pocket approximately 3800 RSF in an area
        to be designated by Tenant for months 1-24 of the Lease Term.  Tenant
        must designate this area no later than the time Tenant submits Space Plans
        to Landlord pursuant to the Work Letter Agreement.  In the event
        that Tenant occupies any of the space pocketed area during months 1-24,
        then Tenant will begin paying Rent on the space pocketed area on the later
        of month 13 of the Lease Term or the month during which Tenant actually
        occupies the space pocketed area under the Annual Base Month Rent Schedule
        set forth in Paragraph 1.7.  Tenant shall be responsible for Operating
        Expenses for the space pocketed area as of the Commencement Date. 
        Notwithstanding anything to the contrary set forth herein, the Landlords
        Work under Paragraph 2.1 does not apply to the space pocketed area, except
        to the extent required for initial occupancy of the Premises.
      2.4      
        Mutual Covenants.  Landlord and Tenant agree that the letting
        and hiring of the Premises is upon and subject to the terms, covenants
        and conditions contained in this Lease and each party covenants as a material
        part of the consideration for this Lease to keep and perform their respective
        obligations under this Lease.
      3.        
        TERM.
      3.1      
        Initial Term.  The initial term of this Lease (the Term)
        will be for the period designated in Paragraph 1.5 commencing on the date
        (the Commencement Date) that is the later
        of (a) August 31, 2003 or (b) the date upon which Landlords
        Work as described in the Work Letter Agreement, has been
        Substantially Completed (defined below), subject only to Punch-List (as
        defined below) items, and Landlord has delivered to Tenant possession
        of the Premises pursuant to Paragraph 4.1 below, plus any partial month
        at the beginning of the Term in the event the Commencement Date is other
        than the first day of a calendar month.  Landlord, Landlords
        architect or Landlords other agent authorized in writing will endeavor
        to notify Tenant in writing fifteen (15) days before the expected date
        of Substantial Completion of Landlords Work.  Landlord shall
        use commercially reasonable efforts to cause Substantial Completion (defined
        below) of Landlords Work as described in the Work Letter Agreement,
        subject to only Punch-List items, to occur on or before August 31, 2003
        (Target Completion Date). If Landlord is unable to
        cause Substantial Completion of Landlords Work to occur by the
        Target Completion Date, then this Lease shall not be void or voidable,
        the term of this Lease shall not be extended and Landlord shall not be
        liable to Tenant for any loss or damage resulting therefrom, but Landlord
        shall provide Tenant with one (1) additional day of free Annual Base Rent
        for each day of delay beyond August 31, 2003, which additional days of
        free Annual Base Rent shall apply to the Annual Base Rent first due during
        the second year of the Term.  In the event Landlord is unable for
        any reason to cause Substantial Completion of Landlords Work to
        occur by the Target Completion Date, then Tenant shall not be liable for
        any rent during the period of such delay, and the Commencement Date shall
        not occur until Landlord delivers possession of the Premises and the Landlords
        Work within the Premises have been Substantially Completed; provided,
        however, that to the extent Landlords failure to so deliver possession
        on or before the Target Completion Date is attributable to any Tenant
        Delay(s) (as defined in the Work Letter Agreement), then the Commencement
        Date shall not be delayed by reason of such Tenant Delay(s), and Landlord
        shall be entitled to full performance by Tenant (including the payment
        of rent) from the date Landlord would have been able to achieve Substantial
        Completion of Landlords Work and deliver possession of the Premises
        to Tenant but for Tenants Delay(s) (and such date shall be the
        Commencement Date hereunder).  Promptly after the Commencement Date,
        Landlord will deliver to Tenant the Notice of Lease Term Dates in the
        form attached hereto as Exhibit C which Notice will
        confirm, among other things, the Commencement Date, the Base Rent Commencement
        Date and the date upon which the Term of this Lease shall end; provided,
        however, that Landlords failure to deliver said Notice shall not
        affect the computation of said dates.  The Notice will be binding
        upon Tenant unless Tenant objects to the Notice in writing within ten
        (10) business days of Tenants receipt of the Notice.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|7                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   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|3.2      
        Option to Extend.  Subject to the terms and conditions contained
        herein, Tenant shall have two (2) option(s) (the Extension Option(s))
        to extend the Lease Term, as to not less than the entire Premises, for
        consecutive periods (each an Option Period) of five
        (5) years each, commencing upon the date the Term would otherwise expire,
        upon the same terms and conditions previously applicable under this Lease
        as of immediately prior to expiration of the Term but for the exercise
        of such Extension Option(s) (including without limitation payment by Tenant
        of Operating Expenses), except that (i) the Annual Base Rent will be adjusted
        as provided below, and (ii) Tenant shall have no further extension options,
        and (iii) Landlord shall provide to Tenant at the commencement of each
        Option Period for which the Annual Base Rent is equal to or greater than
        Annual Base Rent for the last year preceding such Option Period an allowance
        equal to $4.00 per rentable square foot in the Premises for Tenants
        use in refurbishing the Premises, as provided in paragraph 3.3, below. 
        Each Extension Option may be validly exercised only by written notice
        to Landlord from Tenant no earlier than twelve (12) months and no later
        than six (6) months prior to commencement of the Option Period (Option
        Notice), which Option Notice (in order to be effective) must
        set forth Tenants proposed Annual Base Rent to be payable during
        the Option Period, in accordance with the provisions of Paragraph 3.3
        below (Tenants Proposed Rent); provided, however,
        (a) that each Extension Option is personal to Tenant and any assignee
        of Tenant where the assignment to such assignee was made in accordance
        with the provisions of Paragraph 20 and (b) may be validly exercised only
        if Tenant (and/or such assignee) has not been in monetary default as defined
        in Paragraph 18.1(i) under this Lease three (3) or more times during any
        twelve (12) month period or five (5) or more times during the entire Lease
        Term (including the first Option Period if validly exercised by Tenant
        pursuant hereto).  If Tenant does not exercise the Extension Option
        during the exercise period set forth above in accordance with the provisions
        hereof, the Extension Option and all subsequent Extension Options shall
        forever terminate and be of no further force and effect.  If either
        or both Extension Options are exercised, the resulting Option Period is
        part of the Lease Term.
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|8                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|3.3       Annual Base Rent During Option
        Period.  With respect to each Option Period (if any), the Annual
        Base Rent shall be ninety-five percent (95%) of the Fair Market
        Rate (as hereafter defined) as of the first day of the respective
        Option Period for office space in comparable office buildings located
        within ten (10) miles of the Building; provided, however,
        that in no event shall the Annual Base Rent during either Option Period
        be less than the Annual Base Rent payable by Tenant under this Lease for
        the calendar month immediately preceding such respective Option Period,
        unless agreed in writing by Landlord and Tenant.  For purposes hereof,
        the Fair Market Rate shall mean the base rent payable
        to a willing landlord by a willing tenant having a similar financial responsibility,
        credit rating and capitalization as Tenant then has, for like and comparable
        premises under comparable lease terms and periods and using buildings
        located within ten (10) miles of the Building, taking into account then
        existing market-based rental inducements and then existing market-rate
        annual rent increases, but excluding any tenant improvement allowances. 
        Brokerage commissions payable by Landlord (or typically payable by landlords
        of comparable office buildings) shall also be disregarded for purposes
        of calculating the Fair Market Rate hereunder.  In addition, the
        new Base Rent shall not reflect any improvements to the Premises made
        by Tenant at Tenants expense which Tenant has the right to remove
        at the end of the Lease Term.  Within 30 days after Landlords
        receipt of Tenants Option Notice (which must include Tenants
        Proposed Rent), Landlord shall advise Tenant in writing (a) if Landlord
        accepts Tenants Proposed Rent as the Annual Base Rent payable during
        the respective Option Period (in which case the same shall be such Annual
        Base Rent payable during the respective Option Period), or (b) the amount
        that Landlord proposes as Annual Base Rent to be payable during the Option
        Period, in accordance with the provisions of this Paragraph 3.3 (Landlords
        Proposed Rent).  Tenant shall then have thirty (30) days
        after receipt of such written notice from Landlord to accept Landlords
        Proposed Rent in writing.  If Tenant so accepts Landlords Proposed
        Rent, then Landlords Proposed Rent shall be the Base Rent for the
        respective Option Period.  If Tenant does not so accept Landlords
        Proposed Rent in writing within such thirty (30) days, then the parties
        shall proceed to arbitrate Annual Base Rent payable during the respective
        Option Period as follows (unless the parties shall have agreed in writing
        during such thirty (30) days as to the Annual Base Rent payable during
        the respective Option Period).  The parties shall appoint a single
        arbitrator, who shall be an MAI appraiser with not less than ten years
        experience in appraising office property in the area within ten (10) miles
        of the Premises.  If the parties cannot agree upon an arbitrator
        within ten days after Tenants rejection of Landlords Proposed
        Rent, then either party may apply to the Vice President of the Seattle
        Regional Office of the American Arbitration Association for appointment
        of such an arbitrator, and the individual appointed by the Director shall
        be conclusively deemed accepted as the arbitrator for this purpose. 
        Each party shall pay as and when due one-half of the fees and charges
        in connection with the appointment of such arbitrator and the rendering
        of his or her decision under this Paragraph.  Each party shall present
        to the arbitrator such information as the party deems relevant for the
        determination of the Annual Base Rent payable during the respective Option
        Period in accordance with this Paragraph 3.3, and the arbitrator shall
        select either the Landlords Proposed Rent or the Tenants Proposed
        Rent (but no other amount) as being the closest to the Fair Market Rent
        and the amount so selected shall be the Annual Base Rent payable during
        the respective Option Period in accordance with this Paragraph 3.3. 
        The arbitrators determination of such Annual Base Rent shall be
        binding and conclusive on Landlord and Tenant, and shall be the Annual
        Base Rent payable during said Option Period.
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|9                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

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|If Annual Base Rent during an Option Period is greater
        than Annual Base Rent during the Annual Base Rent during the year immediately
        preceding such Option Period, Landlord shall make available to Tenant
        an amount equal to Four Dollars ($4.00) per rentable square foot in the
        Premises to be used by Tenant for refurbishment within the Premises as
        Tenant wishes, provided that all such refurbishment shall be deemed Alterations
        pursuant to Paragraph 9 of this Lease and all such refurbishment shall
        be accomplished in accordance with Paragraph 9.
      3.4 Termination Option.  Landlord
        grants Tenant a one-time option to terminate the Lease as of the end of
        the 8th year of the Lease Term (Termination Option),
        which Termination Option must be exercised by written notice to Landlord
        which must be received by Landlord no later than the end of the 7th
        year of the Lease Term.  As a condition to the effectiveness of the
        Termination Option, Tenant shall pay Landlord a termination fee of $1,650,000.00,
        which fee must be paid to Landlord no later than 3 months prior to the
        end of the 8th year of the Lease Term.
      4.        
        POSSESSION.
      4.1       Delivery of Possession; Early
        Possession Period.  Landlord shall deliver possession of the
        Premises to Tenant on or promptly after the date of Substantial Completion
        of Landlords Work, subject to Landlords reserved right(s)
        to enter the Premises (in person or by its contractor(s) or designee(s))
        for purposes of completing Punch-List items, inspecting the Premises or
        the Tenants Work, or other legitimate purposes in Landlords
        discretion.  Tenant (and/or its contractor(s) and designees) may
        thereupon enter the Premises during the period immediately following such
        tender by Landlord of possession of the Premises (the Early Possession
        Period) at Tenants sole risk, for the purpose of performing
        Tenants Work in the Premises (subject to the terms and conditions
        of the Work Letter Agreement), and to otherwise prepare the Premises for
        Tenants occupancy (subject to the terms and conditions of this Lease),
        including without limitation to install or deliver supplies, furnishings,
        equipment, telecommunications equipment, data services, inventory and
        other personal property in connection with Tenants intended possession
        and use of the Premises in accordance with this Lease.  Landlord
        shall use commercially reasonable good faith efforts to cause the Early
        Possession Period to commence as of July 31, 2003.  Tenant agrees
        that it shall not in any way cause or permit any interference with the
        progress or completion of Landlords Work (including without limitation
        completion of Punch-List items) in performing Tenants Work or otherwise
        entering the Premises during the Early Possession Period.  Should
        such entry(ies) by Tenant (its contractors or designees) prove to be an
        impediment to the progress of Landlords Work, in Landlords
        reasonable judgment, then Landlord may demand that Tenant forthwith vacate
        the Premises until such time as Landlords Work is complete (including
        without limitation all Punch-List items), and Lessee shall immediately
        comply with this demand, and the Early Possession Period and the Commencement
        Date shall be extended by the number of days that Tenant so vacates the
        Premises pursuant to Landlords request.  During the Early Possession
        Period, Tenant shall not owe or pay Landlord any Annual Base Rent or any
        Operating Expenses accruing during such period, but all of the terms and
        conditions of this Lease, except for Annual Base Rent and payment of Operating
        Expenses, shall apply to Tenants possession or use of the Premises
        or entries thereon, including without limitation any and all obligations
        of Tenant to maintain insurance and/or to indemnify Landlord under this
        Lease (including without limitation under Paragraph 14.17 hereof).
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|10                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

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|4.2      
        Condition of Premises.  Landlord represents that, to Landlords
        Knowledge (as defined in Paragraph 7.4) the Building and Premises complied
        on the date of commencement of construction of the Building with all applicable
        laws and codes, including the Americans with Disabilities Act and including
        applicable seismic codes.  Tenant hereby acknowledges:  (a)
        that it has been advised by Landlord to satisfy itself with respect to
        all aspects of the condition of the Premises, including, without limitation,
        as to the physical condition of the Building, and all structural and nonstructural
        components and systems contained therein, the possible impact and application
        of applicable laws to Tenants prospective use, occupancy and/or
        alteration of the Premises (including, without limitation, all aspects
        of the Building and the Premises which do or may violate codes, ordinances,
        rules or other laws now in effect (collectively Applicable Laws),
        all aspects of the Premises relating to the existence of Hazardous Materials
        (defined below) and the environmental condition of the Premises), and
        the present and future suitability of the Premises for Tenants
        intended use, (b) that Tenant has made such investigations as it deems
        necessary with reference to such matters and assumes all responsibility
        therefor as the same relate to Tenants occupancy of the Premises
        and/or the term of this Lease, and (c) that neither Landlord nor any of
        Landlords agents has made any oral or written representations or
        warranties with respect to the said matters other than as set forth in
        this Lease.  Promptly following Landlords delivery of notice
        of the Commencement Date pursuant to Paragraph 3.1, and in accordance
        with the Work Letter Agreement, Landlord and Tenant will jointly conduct
        a walk-through inspection of the Premises and will jointly prepare a punch-list
        (Punch-List) of items required to be installed by
        Landlord under the Work Letter Agreement which require finishing or correction. 
        The Punch-List will not include any items of damage to the Premises caused
        by Tenants move-in or early entry, which damage will be corrected
        or repaired by Landlord, at Tenants expense or, at Landlords
        election, by Tenant, at Tenants expense.  Except as otherwise
        expressly provided in this Lease, including, without limitation, Landlords
        obligations under Paragraph 9, and other than the items specified in the
        Punch-List, by taking possession of the Premises, Tenant will be deemed
        to have accepted the Premises in its condition on the date of delivery
        of possession, subject to all applicable zoning, municipal, county and
        state laws, ordinances and regulations and private covenants, conditions
        and restrictions governing and regulating the use and occupancy of the
        Premises and to have acknowledged that the Landlords Work has been
        completed as required by the Work Letter Agreement and that there are
        no additional items needing work or repair by Landlord, except with respect
        to defects that are not apparent in a visual inspection.  Landlord
        will use commercially reasonable efforts to cause all items in the Punch-List
        to be repaired or corrected within thirty (30) days after the preparation
        of the Punch-List.  Except as otherwise expressly provided in this
        Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord
        has made any representation or warranty with respect to the Premises or
        any portions thereof or with respect to the suitability of same for the
        conduct of Tenants business.
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|11                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    

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|4.3      
        Acceptance of Premises.  On the Commencement Date, Tenant
        shall accept possession of the Premises in their then current condition,
        except with respect to items that Landlord has not delivered in the condition
        required in the Work Letter Agreement.
      5.        
        RENT.
      5.1      
        Initial Annual Base Rent.  Commencing on the Base Rent Commencement
        Date, Tenant shall pay to Landlord the Annual Base Rent set forth in Paragraph
        1.8 above, subject to adjustment as hereinafter provided.  An amount
        equal to one-twelfth of Annual Base Rent shall be payable in advance on
        the first day of each calendar month during the Term without prior notice
        or demand.  If the Commencement Date is other than the first day
        of a calendar month, then the Annual Base Rent for such partial month
        will be prorated based on the actual number of days in said month. 
        All rent must be paid to Landlord, without any deduction or offset, in
        lawful money of the United States of America, at the address designated
        by Landlord or to such other person or at such other place as Landlord
        may from time to time designate in writing.
      If any amount of the Tenant
        Improvement Allowance is not used by Landlord in performing Tenants
        Work (the Remaining Allowance), such unspent amount shall
        be used to reduce Annual Base Rent during the Initial Term as follows. 
        Landlord will develop a notional amortization schedule under which an
        amount equal to the Remaining Allowance is amortized over a period of
        120 months, commencing with the 13th month of the Initial Term
        and ending at the end of the Initial Term.  Interest on the unamortized
        notional principal amount shall accrue at an annual rate of twelve percent
        (such accrual to begin at the beginning of said 13th month)
        and the amortization schedule shall provide for level total notional payments
        of principal and interest as of the first day of each of such 120 months. 
        An amount equal to each such notional payment shall be deducted from the
        amount of Annual Base Rent payable with respect to each month of the Initial
        Term commencing on said 13th month and ending with said 120th
        month (being the 132nd month of the Initial Term).  Alternatively,
        Tenant may use the Remaining Allowance for additional work at or refurbishment
        of the Premises or to defray Tenants actual out-of-pocket costs
        of moving into the Premises.
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|5.2      
        Additional Rent.  All amounts and charges to be paid by Tenant
        hereunder, including, without limitation, real property taxes, maintenance,
        insurance and repairs, will be considered additional rent for purposes
        of this Lease, and the word rent or Additional Rent
        as used in this Lease will include all such additional rent unless the
        context specifically or clearly implies that only Annual Base Rent is
        intended.5.3      
        Late Payments.  Late payments of Annual Base Rent and/or any
        item of additional rent will be subject to interest and a late charge
        as provided in Paragraph 18 below.
      5.4      
        Triple Net Lease.  This Lease is what is commonly called a
        Net, Net, Net Lease, it being understood that, except as
        otherwise expressly provided herein, the Landlord shall receive all rent
        free and clear of any and all other impositions, taxes, liens, charges
        or expenses of any nature whatsoever in connection with the ownership
        and operation of the Premises.  In addition to Annual Base Rent,
        Tenant shall pay to the parties respectively entitled thereto, or satisfy
        directly, Tenants Share of all impositions, insurance premiums,
        operating charges, maintenance charges, construction costs (other than
        for the initial construction of the Landlords Work), Real Property
        Taxes, CC&Rs charges or assessments or liabilities, costs and expenditures
        of Landlord in performing any and all maintenance obligations under Paragraph
        10.3 hereof, and Tenants Share of any and all other present or
        future charges, costs, obligations, liabilities, requirements, and expenses
        of any kind or nature which arise with regard to the Premises or may be
        contemplated under any provisions of the Lease during the Term and relating
        to the period following the Commencement Date, except as otherwise expressly
        provided in this Lease (collectively, Operating Expenses).
      If the Building is at any
        time less than 90% occupied and/or assessed, Operating Expenses shall
        be grossed-up to an amount that would have been incurred
        by Landlord had the Building been 100% occupied and/or assessed, PROVIDED
        that it is the purpose of such grossing-up of Operating
        Expenses to ensure that Tenant is responsible for the appropriate share
        of Operating Expenses, and PROVIDED that is not the intent of the parties
        that Tenant shall be required to pay expenses incurred by Landlord in
        connection with space in the Building that is not part of the Premises
        and not part of the Common Areas.  For example, if (a) Tenant were
        the sole tenant in the Building (i.e., the Building is 71.22% occupied),
        (b) Landlords actual costs for a given item of Operating Expense
        in a given month equal $712.20; and (c) if the Building were 100% occupied,
        Landlords actual costs for such item of Operating Expense in such
        month would be $1,000.00, the parties agree that Landlords actual
        cost of $712.20 for such item of Operating Expense will be grossed
        up to $1,000.00.  However, Tenants Share of Operating
        Expenses is not affected by such grossing up so that Tenant
        shall be responsible for 71.22% of such grossed up amount,
        or $712.20.
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|13                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
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|The amount payable by
        Tenant for Controllable Operating Expenses shall not exceed,
        in any twelve month period, the amount payable by Tenant for Controllable
        Operating Costs in the prior twelve month period plus the Adjustment
        as defined below.  Controllable Operating Expenses
        means Operating Expenses other than taxes, insurance, utilities, and other
        Operating Expenses that Landlord, through prudent management of the Property,
        is able to control.  The Adjustment for the second
        twelve month period during the Term shall mean the lesser of (a) the actual
        increase in Controllable Operating Expenses over the prior twelve months
        (the Actual Increase) or (b) five percent (5%) of the Controllable
        Operating Expenses for the prior twelve months (the Percentage
        Increase).  For any subsequent twelve month period, the Adjustment
        may be increased by any amount by which the Actual Increase in any prior
        twelve month period was less than the Percentage Increase for that twelve
        month period, but the Controllable Operating Expenses in any given twelve
        month period will never be greater than the product that would be obtained
        by increasing Controllable Operating Expenses in each twelve month period
        beginning with Commencement Date by five percent (5%) per annum.
      Tenants Share of
        all of such Operating Expenses shall constitute additional rent, and upon
        the failure of Tenant to pay or satisfy Tenants Share of any of
        such Operating Expenses as provided herein, Landlord shall have the same
        rights and remedies as otherwise provided in the Lease for the failure
        of Tenant to pay rent.  It is the intention of the parties, that,
        except as otherwise expressly provided herein, this Lease shall not be
        terminable for any reason by Tenant, and that Tenant shall in no event
        be entitled to any abatement, offset, deduction, or reduction of rent
        payable under this Lease.  Tenants sole recourse to resolve
        a dispute under this Lease shall be to a court of law and, except as otherwise
        expressly provided herein, Tenant shall have no right to offset any damages
        or claims against any payments due Landlord.  Any present or future
        law to the contrary shall not alter this agreement of the parties.
      5.5      
        Operating Expenses Paid by Landlord.  Notwithstanding the
        provisions of Paragraph 5.5, Landlord shall perform the following property
        management services (as to some or all of which Landlord may enter into
        third party maintenance agreements from time to time, in Landlords
        sole discretion), and pay all costs and expenditures relating thereto
        (each and all of which costs and expenditures shall be included without
        limitation in the Operating Expenses), subject in each case to Tenants
        obligation to reimburse Landlord for Tenants Share of the entire
        cost thereof as additional rent as provided in this Paragraph 5 or in
        Paragraphs 8 and 15 of this Lease:
      (i)        
        Perform and pay for the maintenance obligations described in Paragraph
        10.3 hereof;
      (ii)       
        Procure the insurance described in Paragraph 15;
      (iii)      
        Pay Real Property Taxes as described in Paragraph 8;
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|14                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

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|(iv)      
        Pay all assessments levied against the Property under the CC&Rs, if
        any; and
      (v)       
        Pay utilities as described in paragraph 13 below, except to the extent
        utility services are separately metered to any individual tenant.
      Without limiting the provisions of Paragraphs 8 and 15,
        prior to the Commencement Date and on or about the beginning of each calendar
        year during the Term of the Lease, Landlord shall furnish to Tenant an
        estimate of Tenants Share of the foregoing costs (which costs shall
        include a management fee payable by Tenant to Landlord based on a market
        rate percentage, not to exceed three percent (3%) of Annual Base Rent
        plus Tenants Share of Operating Expenses payable under this Lease
        from time to time) applicable to the Premises for the ensuing calendar
        year.  The management fee for the first year shall be calculated
        based on second year base rent.  Tenant shall thereupon pay to Landlord
        in advance on the first day of each calendar month monthly installments
        of such estimated amount.  Upon the rendering of the statement by
        Landlord of Tenants Share of the foregoing costs actually incurred
        during the calendar year for which monthly installments were paid by Tenant,
        Tenant shall, within thirty (30) days thereafter, pay to Landlord the
        sum of (x) the excess, if any, of Tenants Share of such costs
        actually assessed for the calendar year over the monthly installments
        paid by Tenant in respect of such calendar year and (y) the excess, if
        any, of the monthly installments of Landlords estimate of Tenants
        Share of such costs for the current calendar year over the monthly installments
        then being paid by Tenant multiplied by the number of months which shall
        have elapsed, in whole or in part, since the commencement of the current
        calendar year.  If Tenants estimated monthly installments
        for the prior or current calendar year shall exceed the Tenants
        Share of actual costs for the prior calendar year or the estimated costs
        for the current calendar year, respectively, such excess shall first be
        credited against any amounts due for the prior calendar year and the balance,
        if any, shall be credited against the next succeeding installment or installments
        of the Landlords estimate of such costs coming due hereunder. 
        If any such costs paid by Tenant shall cover any period of time prior
        to or after the expiration of the Term, such costs are to be equitably
        prorated to cover only the period of time during which this Lease shall
        be in effect, and Landlord will promptly reimburse Tenant to the extent
        required.
      For purposes of calculating insurance premiums as part
        of Operating Expenses, the parties acknowledge that it will be impractical
        for Landlord to determine the proportion of Landlords corporate-wide
        insurance costs that are attributable to the Premises, the Building, or
        the Project at any time when Landlord maintains blanket insurance coverage. 
        Therefore, in lieu of such proration, Landlord may obtain in any calendar
        year no fewer than two (2) quotes from reputable insurance brokers for
        such coverage as it relates to the Premises, the Building, and/or the
        Project (as appropriate) and the average of such quotes shall be deemed
        by the parties to be Landlords insurance cost for such calendar
        year.  Such quotes shall assume that the deductible or self-assumed
        portion of any physical damage coverage is not less than $50,000 or more
        than $100,000 for damage other than earthquake damage, and equal to a
        percentage of insured value with respect to earthquake coverage that is
        standard at the time such quotes are received.
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|15                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       

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|5.6       Exclusions From Operating Expenses.
        Operating Expenses shall not include income, business & occupation
        or franchise taxes, expenses for which the Landlord is reimbursed or indemnified
        (either by an insurer, condemnor, tenant or otherwise); expenses incurred
        in leasing or procuring tenants (including, without limitation, lease
        commissions, legal expenses, and expenses of renovating space for tenants);
        legal expenses arising out of disputes with tenants or the enforcement
        of the provisions of any lease of space in the Building; interest or amortization
        payments on any mortgage or mortgages, and rental under any ground or
        underlying lease or leases; costs of any work or service performed for
        or facilities furnished to a tenant at the tenant's cost; the cost of
        correcting latent defects in the construction of the Building, except
        those conditions (not occasioned by construction defects) resulting from
        wear and tear shall not be deemed defects.  Costs of capital improvements
        and depreciation and amortization shall be allowed to the extent provided
        in paragraph 5.6(vii) below).  Landlord and Tenant shall each from
        time to time upon request of the other sign a written memorandum confirming
        the amount of the Additional Rent as adjusted from time to time hereunder.
      (i)         Tenant shall have
        the right, upon fulfillment of the conditions set forth below, to conduct
        one (1) audit of the Landlord's books and records covering the Operating
        Expenses for a particular calendar year to verify the accuracy of the
        Landlord's determination of the Tenant's Proportionate Share of such Operating
        Expenses.  The conditions which must be met before Tenant shall have
        the right to audit the books and records of a particular calendar year
        are as follows:
      (ii)        Tenant must provide Landlord
        not less than thirty (30) days' prior written notice of the Tenant's election
        to audit (the "Tenant's Notice of Audit"), which Tenant's Notice of Audit
        and information must be delivered to Landlord within ninety (90) days
        after Tenant's receipt of the Landlord's statement of actual Operating
        Expenses for a particular calendar year.
      (iii)       Tenant's audit must be undertaken
        and completed by Tenant or its agents at reasonable times during Landlord's
        normal business hours at the place where the Landlord's records are kept. 
        Said audit must be completed within one hundred twenty (120) days of Tenant's
        receipt of the Landlord's statement of Operating Expenses for a particular
        calendar year.
      (iv)       Tenant shall not be entitled
        to conduct an audit if Tenant is in default under this Lease at the time
        Tenant gives its Tenant's Notice of Audit or at the time the Tenant or
        its agent undertakes the audit.
      (v)        The Tenant's rights to audit
        the Landlord's books and records shall be strictly limited to the right
        set forth above and the Tenant shall have no right to audit any of the
        Landlord's books or records for any calendar year before or after the
        Lease Term or for any calendar year other than the immediately preceding
        calendar year as set forth above.  All costs and expenses of the
        audit shall be borne solely by the Tenant, unless such audit reveals discrepancies
        equal to or greater than five percent (5%) of the amount billed to Tenant,
        in which case the cost of the audit shall be borne by Landlord.
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|16                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|(vi)       A true and correct copy of the
        audit shall be delivered to the Landlord within fifteen (15) days of the
        completion of such audit if Tenant requests a credit for overpayment. 
        Any overpayment shown by such audit shall be subject to the Landlord's
        prompt verification and, upon such verification, shall be given to the
        Tenant as a credit against Operating Expenses next falling due or, if
        after the expiration of the Term, shall be paid directly to Tenant.
      (vii)      Landlord may include as Operating
        Expenses: (a) capital costs required for the repair, replacement, renewal,
        maintenance, or upkeep of any portion of the Building, Property, or Project;
        (b) capital costs incurred for the purpose of effecting economies in the
        operation or maintenance of the Building and (c) capital costs incurred
        to cause the Building to comply with any requirement of applicable law
        enacted or coming into force or interpreted to apply to the Building,
        Property, or Project after the date of construction of the Building PROVIDED
        that any capital expenditure allowed as an Operating Expense shall be
        amortized over the useful life of such item (as reasonably determined
        by Landlord in a manner consistent with generally accepted accounting
        principles) and the amount of any capital expenditure allowed as an Operating
        Expense in any year shall not exceed the amount of such amortization together
        with interest on the unamortized balance at a rate of interest equal to
        the lower of the actual interest rate paid by Landlord to finance such
        capital improvement or the Interest Rate at the time such calculation
        is to be made;
      6.        
        COVENANTS, CONDITIONS AND RESTRICTIONS.  Tenant acknowledges
        and agrees that this Lease and all of Tenants rights and obligations
        under this Lease shall be subject to the terms of the following (collectively,
        the CC&Rs):  (i) Declaration of Covenants,
        Conditions and Restrictions recorded on October 18, 1986 in the Office
        of Records and Elections, King County, Washington, as Instrument No. 8610160240,
        as the same have been amended, and (ii) all other covenants, conditions,
        restrictions, easements and other agreements and matters of record concerning
        the Premises as of the date of execution of this Lease, a copy of each
        of which has previously been provided to Tenant.  Tenant covenants
        to comply with all terms, conditions, and provisions of the CC&Rs
        (as they may be amended from time to time) applicable to the Premises
        and Tenants use thereof, including, without limitation, all maintenance
        and use requirements, restrictions, and prohibitions.  Tenant also
        covenants: (i) to pay directly, or reimburse Landlord, at Landlords
        option, for Tenants Share of all charges, costs and assessments
        (including, without limitation, maintenance assessments, and all other
        assessments, assessments required under the CC&Rs) imposed on the
        Building or the Premises or any portion thereof (or its owner or occupants)
        pursuant to the CC&Rs, and (ii) to satisfy and comply with all other
        terms, conditions, liabilities, responsibilities, and obligations as they
        relate to the Premises under the CC&Rs.
      7.        
        USE.
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|17                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      

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|7.1      
        Tenants Use of the Premises.  The Premises shall be
        used solely for the use or uses set forth in Paragraph 1.9 and Tenant
        will not use or permit the Premises to be used for any other purpose,
        without Landlords prior written consent in its sole and absolute
        discretion from time to time.  The parties agree that any contrary
        use shall be deemed to cause material and irreparable harm to Landlord
        and shall entitle Landlord to injunctive relief in addition to any other
        available remedy.
      7.2      
        Compliance.  At Tenants sole cost and expense, Tenant
        agrees to procure, maintain and hold available for Landlords inspection
        all governmental licenses and permits required for the proper and lawful
        conduct of Tenants business from the Premises, if any.  Tenant
        agrees not to use, alter or occupy the Premises or allow the Premises
        to be used, altered or occupied in violation of, and Tenant, at its sole
        cost and expense, agrees to use and occupy the Premises and cause the
        Premises to be used and occupied in compliance with, all Applicable Laws. 
        Tenant agrees not to do or permit anything to be done in or about the
        Premises which will in any manner obstruct or interfere with the rights
        of other tenants or occupants of the Building, or injure or unreasonably
        annoy them, or use or allow the Premises to be used for any unlawful or
        unreasonably objectionable purpose.  Tenant agrees not to cause,
        maintain or permit any nuisance or waste in, on, under or about the Premises. 
        Tenant shall not do or permit to be done anything which will invalidate
        or substantially increase the cost of any insurance policy(ies) covering
        the Building, the Project and/or their contents, and shall substantially
        comply with all applicable insurance underwriters rules and the
        requirements of the Pacific Fire Rating Bureau or any other organization
        performing a similar function.  Tenant shall comply at its expense
        with all present and future laws, ordinances, restrictions, regulations,
        orders, rules and requirements of all governmental authorities that pertain
        to Tenant or its use of the Premises, including, without limitation, all
        federal and state occupational health and safety requirements, whether
        or not Tenants compliance will necessitate expenditures or interfere
        with its use and enjoyment of the Premises.  Tenant shall comply
        at its expense with all present and future covenants, conditions, easements
        or restrictions now or hereafter affecting or encumbering the Premises
        and/or Project (to the extent the same are applicable to the Premises),
        and any amendments or modifications thereto, including, without limitation,
        the payment by Tenant of any periodic or special dues or assessments charged
        against the Premises or Tenant which may be allocated to the Premises
        or Tenant in accordance with the provisions thereof.  Tenant shall
        promptly upon demand reimburse Landlord (or pay directly, if Tenant maintains
        the insurance required pursuant to Paragraph 15) for any additional insurance
        premium charged by reason of Tenants failure to comply with the
        provisions of this Section, and shall indemnify Landlord from any liability
        and/or expense resulting from Tenants noncompliance.
      Notwithstanding anything
        to the contrary in this Paragraph 7.2, Tenant shall not be obligated to
        make any structural repairs or alterations to the Building or the Premises
        which relate to Applicable Laws which are in effect as of the date of
        this Lease specified in Paragraph 1.1 Tenant shall be responsible for
        the costs associated with compliance with all future Applicable Laws with
        respect to the interior of the Premises and Landlord shall make all such
        repairs or alterations to the extent required by existing Applicable Laws. 
        Structural improvements or repairs to the Building, Common Areas, or entrances
        to the Premises which are mandated by future Applicable Laws shall be
        made by Landlord and the costs of such repairs will be chargeable as an
        Operating Expense as provided in paragraph 5.6(vii).
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|18                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|7.3      
        Hazardous Materials.  Tenant covenants and agrees that it
        will not, except in strict compliance with applicable law and regulations,
        cause or permit any Hazardous Materials to be brought upon, stored, used,
        handled, generated, released or disposes of on, in, under or about the
        Premises, the Building, or any portion thereof by Tenant, its agents,
        employees, subtenants, assignees, licensees, contractors or invitees (collectively,
        Tenants Parties), without the prior written
        consent of Landlord, which consent Landlord may withhold in its sole and
        absolute discretion.  Upon the expiration or earlier termination
        of this Lease but subject to Landlords right to oversee remediation
        described below, Tenant agrees to promptly remove from the Premises, at
        its sole cost and expense, any and all Hazardous Materials, including
        any equipment or systems containing Hazardous Materials which are installed,
        brought upon, stored, used, generated or released upon, in, under or about
        the Premises, the Building, the Project or any portion thereof by Tenant
        or any of Tenants Parties.  To the fullest extent permitted
        by law, Tenant agrees to promptly indemnify, protect, defend and hold
        harmless Landlord and Landlords partners, officers, directors,
        employees, agents, subsidiaries of any tier, affiliates, successors and
        assigns (collectively, Landlord Indemnified Parties)
        from and against any and all claims, damages, judgments, suits, causes
        of action, losses, liabilities, penalties, fines, expenses and costs (including,
        without limitation, clean-up, removal, remediation and restoration costs,
        sums paid in settlement of claims, attorneys fees, consultant fees
        and expert fees and court costs) but only to the extent that any of the
        foregoing arise or result from the presence of Hazardous Materials on,
        in, under or about the Premises, the Building, the Project or any other
        portion thereof that are caused or knowingly permitted by Tenant or any
        of Tenants Parties.  Tenant agrees to promptly notify Landlord
        of any release or suspected release of Hazardous Materials at the Premises
        of which Tenant becomes aware of during the Term of this Lease, whether
        caused by Tenant or any other persons or entities.  In the event
        of any release of Hazardous Materials caused or knowingly permitted by
        Tenant or any of Tenants Parties, Landlord shall have the right,
        but not the obligation, to cause Tenant to immediately take all steps
        Landlord reasonably deems necessary or appropriate to remediate such release
        and prevent any similar future release.  In the event that any act
        or omission of Tenant, any Tenant Party, or any agent, contractor, employer,
        affiliate or invitee of either of the same shall cause or result in any
        release of any Hazardous Material (including, without limitation, the
        groundwater and subsurface soils under the Property), the Building or
        the environment or contamina­tion of any of the same by any Hazardous
        Material (collectively, a Tenant Release), Landlord
        may require (a) that Landlord shall exclusively conduct in good faith
        all investigatory, scoping and planning activities with respect to such
        Tenant Release; the preparation and negotiation (with the relevant governmental
        authorities) of any action plan or remediation plan required, necessary
        or convenient with respect to such Tenant Release in order to comply with
        all applicable Laws or to otherwise restore the affected portion of the
        Premises to its condition immediately prior to such Tenant Release, all
        as determined in good faith by Landlord; the selection of all consul­tants
        and contractors to investigate the need for, scope, perform and monitor
        any such remediation or abatement of such Tenant Release; and all other
        matters relating to the investigation and remediation of any such Tenant
        Release, or (b) that Tenant shall perform such of the activities as described
        in the preceding clause (a) with respect to the Tenant Release in question
        as Landlord shall designate, and in all cases Tenant shall reimburse Landlord
        for all costs and expenses from time to time incurred or expended by Landlord
        under this Paragraph 7.3 within ten (10) days of Landlords
        written demand therefor, or at Landlords election bear such costs
        and expenses directly.
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|19                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    

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|As used in this Lease,
        the term Hazardous Materials shall mean and include
        any hazardous or toxic materials, substances or wastes as now or hereafter
        designated under any law, statute, ordinance, rule, regulations, order
        or ruling of any agency of the State of Washington, the United States
        Government or any local governmental authority, including, without limitation,
        asbestos, petroleum, petroleum hydrocarbons and petroleum based products,
        urea formaldehyde foam insulation, polychlorinated biphenyls (PCBs),
        and freon and other chlorofluorocarbons.  Notwithstanding the foregoing,
        (a) Hazardous Materials do not include perfumes, cosmetics and alcoholic
        beverages that are customarily sold to the public, and (b) Tenant may,
        without Landlords prior consent, but in compliance with all Applicable
        Laws, use any ordinary and customary cleaning and janitorial supplies
        and materials and office supplies.  The provisions of this Paragraph
        7.3 will survive the expiration or earlier termination of this Lease.
      7.4       Landlord Representation. 
        Landlord represents that on the date of this Lease, Landlord has no Knowledge
        that the Property contains Hazardous Materials in violation of any Applicable
        Laws.  Knowledge means the actual knowledge without
        further inquiry of Stephen Tochko,  Landlords Manager of Environmental
        Remediation.
      8.        
        TAXES.
      8.1      
        Payment of Taxes.  Tenant agrees to pay to Landlord Tenants
        Share of all Real Property Taxes, as defined in Paragraph 8.2 below, applicable
        to the Premises during the Term of this Lease.  Prior to the Commencement
        Date and on or about the beginning of each calendar year during the Term
        of the Lease, Landlord shall furnish to Tenant an estimate of Tenants
        Share of the Real Property Taxes applicable to the Premises for the ensuing
        calendar year.  Tenant shall thereupon pay to Landlord in advance
        on the first day of each calendar month monthly installments of such estimated
        amount.  Upon the rendering of the statement by Landlord of Tenants
        Share of all Real Property Taxes actually assessed on the Premises during
        the calendar year for which monthly installments were paid by Tenant,
        Tenant shall, within thirty (30) days thereafter, pay to Landlord the
        sum of (x) the excess, if any, of Tenants Share of the Real Property
        Taxes applicable to the Premises actually assessed for the calendar year
        over the monthly installments paid by Tenant in respect of such calendar
        year and (y) the excess, if any, of the monthly installments of Landlords
        estimate of Tenants Share of Real Property Taxes applicable to
        the Premises for the current calendar year over the monthly installments
        then being paid by Tenant multiplied by the number of months which shall
        have elapsed, in whole or in part, since the commencement of the current
        calendar year.  If Tenants estimated monthly installments
        for the prior or current calendar year shall exceed the Tenants
        Share of actual Real Property Taxes applicable to the Premises for the
        prior calendar year or the estimated Real Property taxes applicable to
        the Premises for the current calendar year, respectively, such excess
        shall first be credited against any amounts due for the prior calendar
        year and the balance, if any, shall be credited against the next succeeding
        installment or installments of the Landlords estimate of all Real
        Property Taxes applicable to the Premises coming due hereunder. 
        If any such Real Property Taxes paid by Tenant shall cover any period
        of time prior to or after the expiration of the Term, such Real Property
        Taxes are to be equitably prorated to cover only the period of time within
        the tax fiscal year during which this Lease shall be in effect, and Landlord
        will promptly reimburse Tenant to the extent required.  Tenant shall
        have the right to contest, at its sole cost and expense, with the appropriate
        taxing authority any Real Property Taxes that Tenant is obligated to pay
        under this Lease.  If Tenant requests that Landlord contest any Real
        Property Taxes that are passed through to Tenant upon payment by Tenant
        to Landlord of amounts Landlord reasonably anticipates it will incur to
        contest any such Real Property Taxes, Landlord shall not decline to do
        so if the expected savings from challenging the tax during the initial
        five year period after the contest is reasonably expected to exceed the
        cost of the contest and if Tenant posts reasonable security in the amount
        of the Real Property Taxes being challenged.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|20                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   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|8.2      
        Definition of Real Property Taxes.  As used
        herein, the term Real Property Taxes shall include
        any form of real estate tax or assessment, general, special, ordinary
        or extraordinary, and any parking surcharge, improvement bond or bonds,
        levy or tax (other than inheritance, personal income or estate taxes or
        documentary transfer taxes) now or at any time hereafter imposed on or
        with respect to the Premises by any authority having the direct or indirect
        power to tax or assess, including without limitation any city, state or
        federal government, or any school, agricultural, sanitary, fire, street,
        drainage or other improvement district thereof, as against any legal or
        equitable interest of Landlord in the Premises or in the real property
        of which the Premises are a part.  The term Real Property
        Taxes shall also include any present or future tax, fee, levy,
        assessment or charge (i) in substitution of, partially or totally, any
        tax, fee, levy, assessment or charge herein above included within the
        definition of Real Property Tax, or (ii) the nature
        of which was hereinabove included within the definition of Real
        Property Tax, or (iii) which is imposed as a result of a transfer,
        either partial or total, of Landlords interest in the Premises
        or which is added to a tax or charge previously included within the definition
        of real property tax by reason of such transfer, or (iv) which is imposed
        by reason of this transaction, any modifications or changes hereto, or
        any transfers hereof, or (v) which is measured by or reasonably attributable
        to the cost or value of Tenants equipment, fixtures or other property
        located on the Premises or Tenants leasehold improvements made
        in or to the Premises, regardless of whether title to such improvements
        shall be in Landlord or Tenant, or (vi) upon or with respect to Tenants
        possession, leasing, operation, maintenance, management, repair, use or
        occupancy of the Premises or any portion thereof.
      8.3      
        Joint Assessment.  If the Building is not separately assessed,
        Tenants share of Real Property Taxes will be based on an equitable
        proportion of the Real Property Taxes for all of the land and improvements
        included within the tax parcel assessed, such proportion to be determined
        by Landlord from the respective valuations assigned in the assessors
        work sheets or such other information as may be reasonably available or,
        to the extent such Real Property Taxes are based upon factors other than
        the value, the amount of such taxes reasonably allocable to the Premises
        based upon such other factors.  Landlords reasonable determination
        thereof in good faith shall be conclusive and binding upon Tenant.
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|21                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|8.4      
        Personal Property Taxes.  Tenant agrees to pay prior to delinquency
        all taxes assessed against and levied upon trade fixtures, furnishings,
        equipment and all other personal property of Tenant contained in the Premises
        or elsewhere.  When possible, Tenant will cause said trade fixtures,
        furnishings, equipment and all other personal property to be assessed
        and billed separately from the real property of Landlord.  If any
        of Tenants personal property is assessed with Landlords
        real property, Tenant shall pay Landlord the taxes attributable to Tenant
        within ten (10) days after receipt of a written statement setting forth
        the taxes applicable to Tenants property.
      9.        
        ALTERATIONS.  After Landlords installation of the initial
        Landlords Work for the Premises pursuant to the Work Letter Agreement
        attached to this Lease, Tenant may, at its sole cost and expense and in
        every case (whether a Consent Required Alteration or otherwise) following
        prior written notice to Landlord, make alterations, additions, improvements,
        and decorations to the Premises, including without limitation the Tenants
        Work described in the Work Letter Agreement (collectively, Alterations)
        subject to and only upon the following terms and conditions:
      9.1      
        Prohibited Alterations.  Tenant shall not make any Alterations
        without Landlords prior written consent under any of the following
        circumstances: (i) the cost of such Alterations when added to the costs
        of all other Alterations made during that calendar year of the Lease Term
        exceed Fifty Thousand Dollars ($50,000), or (ii) such Alterations
        affect the structural components of the Building, the bearing walls, the
        roof, or major Building systems or facilities serving the Premises, such
        as plumbing, heating, air conditioning, ventilating, electrical or lighting
        facilities, boilers, fired or unfired pressure vessels, fire sprinkler
        and/or standpipe and hose or other fire hydrants operating at the Premises;
        or (iii) such Alterations are any portion(s) of the Tenants Work
        described in the Work Letter Agreement ((i) through (iii) collectively,
        Consent Required Alterations).  As regards the
        Tenants Work as described in the Work Letter Agreement, the terms
        and conditions of this Paragraph 9 are in addition to the terms and conditions
        of the Work Letter Agreement; provided, however, that in the event of
        express conflict between the terms and conditions of this Paragraph 9
        and the terms and conditions of the Work Letter Agreement as regards the
        Tenants Work, the terms and conditions of the Work Letter Agreement
        shall prevail.
      9.2      
        Landlords Approval. Before proceeding with any Consent
        Required Alterations Tenant must first obtain Landlords written
        approval of the plans, specifications and working drawings for such Alterations,
        which approval Landlord shall not unreasonably withhold or delay. 
        Landlord shall have ten (10) business days in which to approve or disapprove
        any such plans, specifications, and/or working drawings for such Alterations
        (in which case Landlord shall describe to Tenant the items giving rise
        to such disapproval).   Landlords failure to respond
        to Tenant in writing within such ten (10) business day period shall be
        deemed to constitute Landlords disapproval thereof.  Tenant
        may request that Landlord, at the time of giving its approval or disapproval
        as provided in this Paragraph 9.2, tell Tenant whether or not Landlord
        will require Tenant upon expiration or earlier termination of the Lease
        to remove such Alterations.  If Landlord fails to respond in writing
        within such twenty (20) business day period, such failure to respond shall
        constitute Landlords determination that such Alteration which is
        the subject of such approval request will need to be removed by Tenant
        at its sole cost and expense upon expiration or earlier termination of
        the Lease.  Landlords approval of plans, specifications and/or
        working drawings for Alterations will not create any responsibility or
        liability on the part of Landlord for their completeness, design sufficiency,
        or compliance with applicable permits, laws, rules and regulations of
        governmental agencies or authorities.
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|22                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      

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|9.3      
        Contractors.  Alterations may be made or installed only by
        contractors and subcontractors which have been approved by Landlord, which
        approval Landlord will not unreasonably withhold or delay.  Before
        proceeding with any Alterations, Tenant agrees to provide Landlord with
        ten (10) days prior written notice and Tenants contractors
        must obtain and maintain, on behalf of Tenant and at Tenants sole
        cost and expense: (i) all necessary governmental permits and approvals
        for the commencement and completion of such Alterations and (ii) if requested
        by Landlord in its sole and absolute discretion, a completion and lien
        indemnity bond, payment and performance bonds, or other surety, reasonably
        satisfactory to Landlord for such Alterations.  Throughout the performance
        of any Alterations, Tenant agrees to obtain, or cause its contractors
        to obtain, workers compensation insurance and general liability insurance
        in compliance with the provisions of Paragraph 15 of this Lease. 
        Upon completion of the Alterations, Tenant shall deliver to Landlord copies
        of unconditional lien releases executed by all contractors, subcontractors
        and suppliers who performed work or supplied materials in connection with
        the construction of the Alterations.
      9.4      
        Manner of Performance.  All Alterations must be performed:
        (i) in accordance with the approved plans, specifications and working
        drawings (to the extent such approval is required above); (ii) in a first-class
        and workmanlike manner; (iii) in compliance with all applicable permits,
        laws, statutes, ordinances, rules, regulations, orders and rulings now
        or hereafter in effect and imposed by any governmental agencies and authorities
        which assert jurisdiction; and (iv) in such a manner so as not to impose
        any additional expense upon Landlord.
      9.5      
        Ownership.  Landlord shall have the right (in its sole and
        absolute discretion) to elect pursuant to Paragraph 23.1 hereof to require
        that all Alterations become the property of Landlord upon surrender of
        the Premises to Landlord and remain upon and be surrendered with the Premises
        at the end of the Term of this Lease.
      9.6      
        Plan Review.  Tenant agrees to pay Landlord, as additional
        rent, the reasonable costs of professional services and costs for general
        conditions of Landlord or Landlords third party consultants if
        utilized by Landlord for review of all plans, specifications and working
        drawings for any consent-required Alterations, within ten (10) business
        days after Tenants receipt of invoices either from Landlord or
        such consultants.
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|23                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             

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|9.7      
        Personal Property.  All articles of personal property owned
        by Tenant or installed by Tenant at its expense in the Premises (including
        Tenants business and trade fixtures, furniture, movable partitions
        and equipment such as telephones, copy machines, computer terminals, refrigerators
        and facsimile machines) will be and remain the property of Tenant, and
        must be removed by Tenant from the Premises, at Tenants sole cost
        and expense, on or before the expiration or earlier termination of this
        Lease.  Tenant agrees to repair any damage caused by such removal
        at its cost on or before the expiration or earlier termination of this
        Lease.
      9.8      
        Removal of Alterations.  If Tenant fails to remove by the
        expiration or earlier termination of this Lease all of its personal property,
        Landlord may (without liability to Tenant for loss thereof) treat such
        personal property at Tenants sole cost and expense, and in addition
        to Landlords other rights and remedies under this Lease, at law
        or in equity: (i) remove and store such items; and/or (ii) upon ten (10)
        days prior notice to Tenant, sell, discard or otherwise dispose
        of all or any such items at private or public sale for such price as Landlord
        may obtain or by other commercially reasonably means.  Tenant shall
        be liable for all costs of disposition of Tenants abandoned property
        and Landlord shall have no liability to Tenant with respect to any such
        abandoned property.  Landlord agrees to apply the proceeds of any
        sale of any such property to any amounts due to Landlord under this Lease
        from Tenant (including Landlords attorneys fees and other
        costs incurred in the removal, storage and/or sale of such items), with
        any remainder to be paid to Tenant.
      10.      
        REPAIRS AND SERVICES.
      10.1    
        Tenants Obligations.  Except as provided in Paragraph
        5.5 above and in Paragraph 10.3 below, Tenant agrees to keep in good order,
        condition and repair the Premises and every part thereof (whether or not
        such portion of the Premises requiring repair, or the means of repairing
        the same are reasonable or readily accessible to Tenant, and whether or
        not the need for such repairs occurs as a result of Tenants use,
        any prior use, the elements, the age or the quality of construction of
        such portion of the Premises) including, without limiting the generality
        of the foregoing, all plumbing, heating, ventilation, air conditioning,
        electrical, lighting facilities and equipment (in each such case only
        to the extent located within and serving exclusively the Premises), fixtures,
        interior walls, ceilings, floors, windows, doors, plate glass and skylights
        located within the portion of the Premises that is located in the Building.. 
        Tenant agrees to cause any mechanics liens or other liens arising
        as a result of work performed by Tenant or at Tenants direction
        to be eliminated as provided in Paragraph 11 below.
      10.2    
        Tenants Failure to Repair.  If Tenant refuses or neglects
        to repair and maintain the Premises properly as required hereunder to
        the reasonable satisfaction of Landlord, Landlord, at any time following
        ten (10) days from the date on which Landlord makes a written demand on
        Tenant to effect such repair and maintenance, may enter upon the Premises
        and make such repairs and/or maintenance, and upon completion thereof,
        Tenant agrees to pay to Landlord as additional rent, Landlords
        costs for making such repairs plus an amount not to exceed five percent
        (5%) of such costs for overhead, within ten (10) days of receipt from
        Landlord of a written itemized bill therefor.  Any amounts not reimbursed
        by Tenant within such ten (10) day period will bear interest at the Interest
        Rate until paid by Tenant.
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|24                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        

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|10.3    
        Landlords Obligations.  (a) Notwithstanding anything
        to the contrary contained in Paragraph 10.1, Landlord shall be responsible
        for maintaining and, to the extent required, replacing and repairing,
        only (i) the Buildings roof, roof membrane and support structure,
        roof drainage system, exterior walls, exterior waterproofing, foundations,
        Building slab, structural elements, and the elevator therein; (ii) all
        exterior landscaping for the Building; (iii) all subterranean improvements,
        systems, appurtenances, elements and utilities; (iv) any and all Common
        Areas (including without limitation all parking areas, loading and unloading
        areas, trash areas, walkways, driveways, drive aisles, landscaped areas,
        bumpers, irrigation systems, lighting facilities, fences, gates, fire
        detection and/or sprinkler systems, exterior signs, tenant directories,
        utilities servicing the Common Areas, trash disposal, security services,
        pest control services, property management; (v) any and all electrical,
        plumbing, heating, ventilation, air conditioning and other Building operating
        systems which provide service to portions of the Building in addition
        to the Premises; and (vi) to the extent that Landlord may elect from time
        to time in its sole and absolute discretion, any maintenance or repair
        obligations otherwise the responsibility of the Tenant under Paragraph
        10.1 above.  Tenant waives the right to make repairs at Landlords
        expense under any law, statute, ordinance, rule, regulation, order or
        ruling.  Except as provided in Paragraphs 4.3, 5.5 and 8 above, this
        Paragraph 10.3, and in Paragraphs 13, 15, 16 and 17, below, it is intended
        by the parties that Landlord have no obligation of any kind whatsoever,
        (i) to repair or maintain the Premises or any portion thereof, or any
        equipment therein, all of which obligations are intended to be Tenants
        obligations, except for structural and non-structural (including maintenance)
        repairs to the Buildings roof, exterior walls (including exterior
        painting), foundation bed, building slab, or (ii) to pay any other cost
        or expense whatsoever directly or indirectly relating to the ownership,
        management, lease, operation or use of the Premises.  Landlords
        cost of performing its obligations under this paragraph 10.3(a) are Operating
        Expenses.  Notwithstanding anything to the contrary set forth herein,
        any capital costs in excess of $25,000.00 shall be amortized over their
        useful life using generally accepted accounting principles, consistently
        applied, and in a manner consistent with Paragraph 5.6(vii).
      (b) Landlord shall also provide
        the following services (which are Operating Expenses):
      (1)       
             Card key access security system for exterior
        building doors
      (2)             
        Landlord will provide heating, ventilation, and air conditioning to the
        Premises and Building Common Areas to maintain an interior temperature
        range between 70 and 74 degrees Fahrenheit (regardless of exterior air
        temperatures), with relative humidity (in server and UPS rooms only) between
        40% and 60%, on a year-round basis from 7:00 a.m. to 8:00 p.m. on weekdays
        (other than holidays) and from 8:00 a.m. to 2:00 p.m. on Saturdays (except
        as otherwise provided by the Washington State Energy Code or by other
        applicable law).  Climate control will be provided to Tenants
        telephone room and computer room 24 hours per day (and the expense of
        such climate control will be charged 100% to Tenant).  Submetering
        of applicable utilities will be provided where reasonably available, including
        but not limited to electrical service.
      (3)            
        Landlord will provide janitorial service five (5) times per week (with
        an adjustment for holiday weeks) in a manner consistent with Class A office
        buildings in Auburn, Washington.  In the alternative, Tenant may,
        at its own option, contract directly with a janitorial company for its
        own space.  Common Area janitorial expenses shall be included in
        Operating Expenses.
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|25                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              

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|(c) Tenant shall reimburse
        to Landlord Tenants Share of all costs and expenditures of Landlord
        in performing its obligations under this Paragraph 10.3, as Operating
        Expenses pursuant to the provisions of Paragraph 5 hereof (provided that
        any of the foregoing that are capital expenses pursuant to paragraph 5.6(vii)
        of this Lease will be chargeable as provided therein).
      11.      
        LIENS.  Tenant agrees not to permit any mechanics,
        materialmens, construction or other liens to be filed against all
        or any part of the Premises, Building or the Property, nor against Tenants
        leasehold interest in the Premises; by reason of or in connection with
        any repairs, alterations, improvements or other work contracted for or
        undertaken by Tenant or any other act or omission of Tenant or Tenants
        agents, employees, contractors, licensees or invitees.  At Landlords
        request, Tenant agrees to provide Landlord with enforceable, conditional
        and final lien releases (or other evidence reasonably requested by Landlord
        to demonstrate protection from liens) from all persons furnishing labor
        and/or materials at the Premises.  Landlord will have the right at
        all reasonable times to post on the Premises and record any notices which
        it deems necessary for protection from such liens.  If any such liens
        are filed, Tenant will, at its sole cost, promptly cause such liens to
        be released of record or bonded so that it no longer affects title to
        the Premises or the Property.  If Tenant fails to cause any such
        liens to be so released or bonded within twenty (20) days after filing
        thereof, such failure will be deemed a material breach by Tenant under
        this Lease, and Landlord may, without saving its rights and remedies based
        on such breach, and without releasing Tenant from any of its obligations,
        cause such liens to be released by any means it shall deem proper, including
        payment in satisfaction of the claims giving rise to such liens. 
        Tenant agrees to pay to Landlord within ten (10) days after receipt of
        invoice from Landlord, any sum paid by Landlord to remove such liens,
        together with interest at the Interest Rate from the date of such payment
        by Landlord.
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|26                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              

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|12.      
        ENTRY BY LANDLORD.  Landlord and its employees and agents
        will at all times have the right, upon 24 hours prior telephonic notice
        and during normal business hours (except in the case of an emergency),
        to enter the Premises to inspect the same, to show the Premises to prospective
        purchasers, and/or to repair the Premises as permitted or required by
        this Lease.  During the last six months of the Term (except when
        Tenant has exercised an Extension Option that would extend the Term beyond
        the end of such six month period), Landlord and its employees and agents
        will have the right upon 24 hours prior telephonic notice and during normal
        business hours to enter the Premises to show the Premises to prospective
        tenants.  In exercising such entry rights, Landlord will endeavor
        to minimize, as reasonably practicable, the interference with Tenants
        business, and will provide Tenant with reasonable advance notice of any
        such entry (except in emergency situations).  Landlord may, in order
        to carry out such purposes, erect scaffolding and other necessary structures
        where reasonably required by the character of the work to be performed. 
        Landlord will have the right to use any and all means which Landlord may
        reasonably deem proper to open said doors in an emergency in order to
        obtain entry to the Premises.  Any entry to the Premises obtained
        by Landlord by any of said means, in the event made in accordance with
        this Paragraph, will not be construed or deemed to be a forcible or unlawful
        entry into the Premises, or an eviction of Tenant from the Premises. 
        Landlord will not be liable to Tenant for any damages or losses for any
        entry by Landlord.  Landlord acknowledges that its entry to the Premises
        may be restricted to comply with requirements regarding bonded warehouses
        and Landlord agrees that it will not enter any portion of the secured
        and bonded area of the warehouse portion of the Premises without being
        accompanied by a representative of Tenant.
      13.      
        UTILITIES AND SERVICES.  Landlord agrees to contract directly
        for and to pay for all water, gas, heat, light, power, telephone, waste
        removal, sewer and other utilities and services supplied to the Premises,
        together with any taxes and/or fees thereon.  Landlord shall use
        commercially reasonable, good faith efforts to cause these utilities to
        be directly metered to the Premises, and the cost of acquiring and installing
        said meters shall be an Operating Expense.  Tenant shall contract
        directly for its own telephone and data services.  Landlord will
        not be liable to Tenant for any failure to furnish any of the foregoing
        utilities and services including without limitation as a result of: 
        (i) accident, breakage or repairs; (ii) strikes, lockouts or other labor
        disturbance or labor dispute of any character; (iii) governmental regulation,
        moratorium or other governmental action or inaction; or (iv) inability
        despite the exercise of reasonable diligence to obtain electricity, water
        or fuel.  Landlord shall, however, repair any damage to the foregoing
        utility facilities caused by Landlord or Landlord Parties.  Notwithstanding
        the foregoing sentence, if utility service to the Premises is interrupted
        for a continuous period of more than five (5) consecutive days after written
        notice of such interruption is given from Tenant to Landlord and such
        interruption renders a portion of the Premises unusable and is not the
        fault of Tenant, then Annual Base Rent for such portion of the Premises
        shall be abated for the period from five (5) business days after Landlords
        receipt of notice of the interruption of utility service until the restoration
        of utility service to an extent which causes such portion of the Premises
        to be usable (but only to the extent of rent interruption insurance proceeds
        actually received by Landlord).
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|27                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          

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|14.      
        ASSUMPTION OF RISK AND INDEMNIFICATION.
      14.1    
        Assumption of Risk.  Tenant, as a material part of the consideration
        to Landlord, hereby agrees that neither Landlord nor any Landlord Indemnified
        Parties (as defined in Paragraph 7.3 above) will be liable to Tenant for,
        and Tenant expressly assumes the risk of and waives any and all claims
        it may have against Landlord or any Landlord Indemnified Parties with
        respect to, (i) any and all damage to property or injury to persons in,
        upon or about the Premises or the Project (except that to the extent resulting
        from the negligent or willful misconduct of Landlord or any of Landlords
        Parties), (ii) any such damage caused by other persons in or about the
        Premises or the Project (except that to the extent resulting from the
        negligent or willful misconduct of Landlord or any of Landlords
        Parties), (iii) any damage to property entrusted to employees at the Premises
        (except that to the extent resulting from the negligent or willful misconduct
        of Landlord or any of Landlords Parties), (iv) any loss of or damage
        to property by theft or otherwise except that to the extent resulting
        from the negligent or willful misconduct of Landlord or any of Landlords
        Parties, or (v) any injury or damage to persons or property resulting
        from any casualty, explosion, failing plaster or other masonry or glass,
        steam, gas, electricity, water or rain which may leak from any part of
        the Building or from the pipes, appliances or plumbing works therein or
        from the roof, street or subsurface or from any other place, or resulting
        from dampness.  Notwithstanding anything to the contrary contained
        in this Lease, neither Landlord nor any Landlord Indemnified Parties will
        be liable for consequential damages arising out of any loss of the use
        of the Premises or any equipment or facilities therein by Tenant or any
        Tenant Parties.  Tenant agrees to give prompt notice to Landlord
        in case of fire or accidents in the Premises, or of defects therein or
        in the fixtures or equipment.
      14.2    
        Tenants Indemnification of Landlord.  Except to the
        extent caused by the negligence or willful misconduct of Landlord or any
        of Landlords Parties, Tenant will be liable for, and agrees, to
        the maximum extent permissible under applicable law, to promptly indemnify,
        protect, defend (using counsel acceptable to Landlord) and hold harmless
        Landlord and Landlord Indemnified Parties from and against any and all
        claims, damages, judgments, suits, causes of action, losses, liabilities,
        penalties, fines, expenses and costs, including attorneys fees
        reasonably and actually incurred and, court costs (collectively, Indemnified
        Claims), arising or resulting from (i) any act or omission
        of Tenant or any Tenants Parties (as defined in Paragraph 7.3 above);
        (ii) the use of the Premises and conduct of Tenants business
        by Tenant or any Tenants Parties, or any other activity, work or
        thing done or knowingly permitted by Tenant or any Tenants Parties,
        in or about the Premises or elsewhere within the Project; and/or (iii) any
        default by Tenant of any obligations on Tenants part to be performed
        under the terms of this Lease.  In case any action or proceeding
        is brought against Landlord or any Landlord Indemnified Parties by reason
        of any such Indemnified Claims, Tenant, upon notice from Landlord, agrees
        to promptly defend the same at Tenants sole cost and expense by
        counsel approved in writing by Landlord, which approval Landlord will
        not unreasonably withhold, condition or delay.  Tenants duty
        to defend Landlord under this Paragraph 14.2 shall include the duty to
        defend Landlord against any claims or matters which raise any potential
        or possibility for indemnification under this Paragraph, or which involve
        any allegations of matters which would raise any such potential or possibility
        of indemnification, regardless of whether such allegations are false,
        frivolous, groundless or valid defenses thereto exist.  If this Paragraph
        14 is held by a court of competent jurisdiction to be subject to the provisions
        of RCW 4.24.115, then this Paragraph 14 shall be limited to the extent
        necessary to conform to the requirements of RCW 4.24.115.  Tenant
        hereby waives any immunity it may have under RCW Title 51 to the extent
        of its indemnity obligations under this Paragraph 14.
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|28                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         

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|14.3    
        Survival; No Release of Insurers.   Tenants indemnification
        obligations under this Paragraph 14 will survive the expiration or earlier
        termination of this Lease.  Tenants and Landlords covenants,
        agreements and indemnification obligation in this Paragraph 14 are not
        intended to and will not relieve any insurance carrier of its obligations
        under policies required to be carried by Tenant or Landlord pursuant to
        the provisions of this Lease.
      15.      
        INSURANCE.
      15.1    
        Payment for Insurance.  Tenant shall reimburse Landlord for
        Tenants Share of the cost of the insurance procured by Landlord
        under Paragraph 15.3.  Prior to the Commencement Date and on or about
        the beginning of each calendar year of the Lease, Landlord shall furnish
        to Tenant an estimate of Tenants Share of the cost of the insurance
        procured by Landlord under Paragraph 15.3.  Tenant shall thereupon
        pay to Landlord in advance on the first day of each calendar month monthly
        installments of such estimated amount.  Upon the rendering of the
        statement by Landlord of the cost of such insurance actually incurred
        during the calendar year for which monthly installments were paid by Tenant,
        Tenant shall, within thirty (30) days thereafter, pay to Landlord the
        sum of (x) the excess, if any, of Tenants Share of the cost of
        such insurance actually incurred for the calendar year over the monthly
        installments paid by Tenant in respect of such calendar year and (y) the
        excess, if any, of the monthly installments of Landlords estimate
        of Tenants Share of the cost of such insurance for the current
        calendar year over the monthly installments paid by Tenant multiplied
        by the number of months which shall have elapsed, in whole or in part,
        since the commencement of the current calendar year.  If Tenants
        estimated monthly installments for the prior or current calendar year
        shall exceed Tenants Share of the actual the cost of such insurance
        for the prior or current calendar year, respectively, such excess shall
        first be credited against any amounts due for the prior calendar year
        and the balance, if any, shall be credited against the next succeeding
        installment or installments of the Landlords estimate of the cost
        of insurance coming due hereunder.  Premiums for policy periods commencing
        prior to or extending beyond the Lease Term shall be prorated to correspond
        to the Lease Term.  Landlord may from time to time adjust the insurance
        to be maintained by Landlord and/or Tenant pursuant to this Paragraph
        15 as is required by its lender(s) or as necessary to conform to prudent
        risk management practices generally prevailing for real estate assets
        comparable to the Premises in the Auburn, Washington region.
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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 

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|15.2    
        Liability Insurance.  Tenant shall obtain and keep in force
        during the Term of this Lease a Commercial General Liability policy of
        insurance protecting Tenant and Landlord and any lender(s) whose name(s)
        have been provided to Tenant in writing (as an additional insured(s))
        against claims for bodily injury, personal injury and property damage
        based upon, involving or arising out of the ownership, use, occupancy
        or maintenance of the Premises and all areas appurtenant thereto. 
        Such insurance shall be on an occurrence basis providing single limit
        coverage in an amount not less than $3,000,000 per occurrence with an
        Additional Insured-Manager or Lessors of Premises endorsement
        and contain the Amendment of the Pollution Exclusion endorsement
        for damage caused by heat, smoke or fumes from a hostile fire.  The
        policy shall contain coverage for cross-liability and severability of
        interest, and shall include coverage for liability assumed under this
        Lease as an insured contract for the performance of Tenants
        indemnity obligations under this Lease.  The limits of said insurance
        required by this Lease or as carried by Tenant shall not, however, limit
        the liability of Tenant nor relieve Tenant of any obligation hereunder. 
        All insurance to be carried by Tenant shall be primary to and not contributory
        with any similar insurance carried by Landlord, whose insurance shall
        be considered excess insurance only.  Any deductible under such Commercial
        General Liability Policy shall not exceed Five Thousand Dollars ($5,000.00).
      15.3    
        Property Insurance - Building, Improvements and Rental Value.
      (i)        
        Building and Improvements.  Landlord shall obtain and keep
        in force during the Term of this Lease a policy or policies in the name
        of Landlord with loss payable to Landlord and to the holders of any mortgages,
        deeds of trust or ground leases on the Premises (Lender(s)
        ), insuring loss or damage to the Premises.  The amount of such insurance
        shall be equal to the full replacement cost of the Premises, as the same
        shall exist from time to time, or the amount required by Lenders, provided
        that Landlord may at its option maintain deductibles or self-insured retentions
        in accordance with Landlords blanket insurance program.  However,
        Alterations shall be insured by Tenant under Paragraph 15.4 rather than
        by Landlord.  Such policy or policies shall insure against all risks
        of direct physical loss or damage (including earthquake insurance (to
        full replacement) and perils of floods if the Property is in a flood zone)
        and public liability insurance, including coverage for any additional
        costs resulting from debris removal and reasonable amounts of coverage
        for the enforcement of any ordinance or law regulating the reconstruction
        or replacement of any undamaged sections of the Premises required to be
        demolished or removed by reason of the enforcement of any building, zoning,
        safety or land use laws as the result of a covered cause of loss. 
        Said policy or policies shall also contain an agreed valuation provision
        in lieu of any coinsurance clause, waiver of subrogation, and inflation
        guard protection causing an increase in the annual property insurance
        coverage amount by a factor of not less than the adjusted U.S.  Department
        of Labor Consumer Price Index for All Urban Consumers for the city nearest
        to where the Premises are located.  Tenant shall be liable for such
        deductible amount in the event of an Insured Loss, as defined in Paragraph
        16.1(iii).
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|30                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              

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|(ii)       
        Rental Value.  Landlord shall, in addition, obtain and keep
        in force during the Term of this Lease a policy or policies in the name
        of Landlord, loss of rents insurance against all risks of loss with loss
        payable to Landlord and Lender(s), insuring the loss of the full rental
        and other charges payable by Tenant to Landlord under this Lease (Annual
        Base Rent and Additional Rent) for one (1) year (including all Real Estate
        Taxes, insurance and maintenance costs, and any scheduled rental increases). 
        Said insurance shall provide that in the event the Lease is terminated
        by reason of an insured loss, the period of indemnity for such coverage
        shall be extended beyond the date of the completion of repairs or replacement
        of the Premises, to provide for one full years loss of rental revenues
        from the date of any such loss.  Said insurance shall contain an
        agreed valuation provision in lieu of any coinsurance clause, and
        the amount of coverage shall be adjusted annually to reflect the projected
        rental income, Real Estate Taxes, insurance premium costs and other expenses,
        if any, otherwise payable by Tenant, for the next twelve (12) month period. 
        Landlord may elect to self-insure such risk in accordance with Landlords
        blanket insurance program and risk management policies.  Tenant shall
        be liable for any deductible amount in the event of such loss (but in
        no event shall Tenant be liable for more than Tenants Share of
        the lesser of (a) the actual deductible amount in the applicable insurance
        policy or (b) $100,000).
      (iii)      
        Adjacent Premises.  Tenant shall pay for any increase in the
        premiums payable by Landlord for property adjacent to or near the Premises
        if said increase is caused by Tenants acts, omissions, use or occupancy
        of the Premises.  Landlord shall provide Tenant evidence of any such
        increase upon Tenants written request.
      (iv)      
        Boiler and Machinery.  To the extent deemed prudent by Landlord,
        acting in accordance with its company-wide risk management program, Landlord
        shall acquire and pay for boiler and machinery insurance covering damage
        to or destruction of machinery and equipment located on the Premises or
        in the Building that is used for heating, refrigerating, ventilating,
        air-conditioning power generation and similar purposes, in an amount not
        less than one hundred percent (100%) of the actual replacement value of
        such machinery and equipment.  Any such costs so incurred by Landlord
        are Operating Expenses.
      15.4    
        Tenants Property Insurance.  Subject to the requirements
        of Paragraph 15.5, Tenant at its cost shall either by separate policy
        or, at Tenants option, by endorsement to a policy already carried
        by Tenant, maintain insurance coverage on all Tenants personal
        property, Tenants Work and Alterations in, on, or about the Premises
        similar in coverage to that carried by Landlord under Paragraph 15.3(i). 
        Such insurance shall be full replacement cost coverage with a commercially
        reasonable deductible.
      15.5    
        Insurance Policies.  Insurance required hereunder shall be
        in companies duly licensed to transact business in the state where the
        Premises are located, and maintaining during the policy term a General
        Policyholders Rating of at least A-, VIII, or such other rating
        as may be reasonably required by a Lender having a lien on the Premises,
        as set forth in the most current issue of Bests Insurance
        Guide.  For the insurance required to be carried by Tenant
        hereunder, Tenant shall not do or permit to be done anything which shall
        invalidate the insurance policies referred to in this Paragraph 15. 
        Tenant shall cause to be delivered to Landlord certified copies of policies
        of such insurance or certificates evidencing the existence and amounts
        of such insurance with the insureds and loss payable clauses as required
        by this Lease.  Such policies shall provide that the insurer shall
        provide Landlord with thirty (30) days prior written notice of cancellation
        or material modification, PROVIDED that if Tenants insurer will
        not take such action or will take such action only for a fee that Tenant
        deems unreasonable, Tenant may at its option elect to provide such information
        itself at Tenants cost and risk.  Tenant shall, at least thirty
        (30) days prior to the expiration of such policies, furnish Landlord with
        evidence of renewals or insurance binders evidencing renewal
        thereof, or Landlord may order such insurance and charge the cost thereof
        to Tenant, which amount shall be payable by Tenant to Landlord upon demand. 
        If Tenant shall fail to procure and maintain the insurance required to
        be carried by Tenant under this Paragraph 15, Landlord may, but shall
        not be required to, procure and maintain the same.  If, in the reasonable
        opinion of Landlords insurance advisor, the amount or scope of
        such coverage is deemed inadequate at any time during the Term (or any
        Extension Period), Landlord (or Tenant, in the case of insurance carried
        or which is required to be carried by Tenant) shall increase such coverage
        to such commercially reasonable amounts or scope as Landlords advisor
        deems adequate; provided, that in no circumstance shall the amount of
        scope of such coverage be increased more frequently than every two (2)
        years.  The loss, if any, under the policies of insurance required
        hereunder to be maintained by Tenant shall be adjusted by mutual agreement
        between Landlord and Tenant.  It is the intention of the parties
        that the proceeds under the policies of insurance covering the Landlords
        Work, Standard Tenant Improvements, Tenants Work and Alterations
        and all other portions of the Premises (including without limitation the
        Building Systems, but specifically excluding the Tenants personal
        property) shall be adjusted in such a manner to assure that the Landlords
        Work and Building Systems can be assured of reconstruction; provided,
        however, the parties acknowledge that reconstruction of all portions of
        the Premises should be undertaken in a cost effective and efficient manner
        and therefore reconstruction (and payment of insurance proceeds) of Landlords
        Work and Building Systems may be undertaken concurrently with reconstruction
        of the Standard Tenant Improvements, Tenants Work and Alterations. 
        In the event either party has elected to terminate the Lease as provided
        in Paragraph 16 below, the insurance proceeds (excluding those attributable
        to the Tenants personal property) shall be made available to Landlord,
        or if required by Lender, to Lender.  Notwithstanding the foregoing,
        nothing under this Lease shall be deemed to give Landlord any rights to
        insurance proceeds payable with respect to Tenants Property.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              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|15.6    
        Waiver of Subrogation.   Without affecting any other
        rights or remedies, Tenant and Landlord (Waiving Party)
        each hereby release and relieve the other, and waive their entire right
        to recover damages (whether in contract or in tort) against the other,
        for loss of or damage to the Waiving partys property arising out
        of or incident to the perils required to be insured against under Paragraph
        15, but only to the extent of insurance proceeds actually received by
        reason of such insured matter(s).  The effect of such releases and
        waivers of the right to recover damages shall not be limited by the amount
        of insurance carried or required, or by any deductibles applicable hereto.
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|15.7    
        Exemption of Landlord from Liability.  Landlord shall not
        be liable for injury or damage to the person or goods, wares, merchandise
        or other property of Tenant, Tenants employees, contractors, invitees,
        customers, or any other person in or about the Premises, whether such
        damage or injury is caused by or results from fire, stream, electricity,
        gas, water or rain, or from the breakage, leakage, obstruction or other
        defects of pipes, fire sprinklers, wires, appliances, plumbing, air conditioning
        or lighting fixtures, or from any other cause, whether the said injury
        or damage results from conditions arising upon the Premises or upon other
        portions of the Building, or from other sources or places, and regardless
        of whether the cause of such damage or injury or the means of repairing
        the same is accessible, except to the extent that such damage or injury
        is caused by the negligence or willful misconduct of Landlord.  Landlord
        shall not be liable for any damages arising from any act or neglect of
        any other tenant of Landlord.  Notwithstanding Landlords negligence
        or breach of this Lease, Landlord shall under no circumstances be liable
        for injury to Tenants business or for any loss of income or profit
        therefrom, or for any other consequential, indirect, or incidental damages.
      16.      
        DAMAGE OR DESTRUCTION.
      16.1    
        Definitions.
      (i)        
        Premises Partial Damage shall mean damage or destruction
        to the improvements on the Premises (other than Alterations) which does
        not constitute a Premises Total Destruction.  Premises Partial Damage
        includes any loss due to casualty that prevents Tenant from conducting
        its business twenty-four hours day, seven days a week (unless such loss
        constitutes Premises Total Destruction).
      (ii)       
        Premises Total Destruction shall mean damage or destruction
        to the Premises (other than Alterations) the repair cost of which damage
        or destruction is 50% or more of the then Replacement Cost of the Premises
        immediately prior to such damage or destruction, excluding from such calculation
        the value of the land and Alterations.  Premises Total Destruction
        includes any loss due to casualty that prevents Tenant from conducting
        its business twenty-four hours a day, seven days a week (except that damage
        or destruction that affects less than 50% of the Premises as measured
        by Replacement Cost will be considered Premises Partial Damage).
      (iii)      
        Insured Loss shall mean damage or destruction to
        improvements on the Premises (other than Alterations) which was caused
        by an event required to be covered by the insurance described in Paragraph
        15.3, irrespective of any deductible amounts or coverage limits involved.
      (iv)      
        Replacement Cost shall mean the cost to repair or
        rebuild the Building and improvements owned by Landlord at the time of
        the occurrence to their condition existing immediately prior thereto,
        including demolition, debris removal and upgrading required by the operation
        of applicable building codes, ordinances or laws, and without deduction
        for depreciation.
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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|(v)       
        Hazardous Substance Condition shall mean the occurrence
        or discovery of a condition involving the presence of, or a contamination
        by, Hazardous materials, as defined in Paragraph 7.3, in, on, or under
        the Premises.
      16.2    
        Partial Damage - Insured Loss.  If a Premises Partial Damage
        that is an Insured Loss occurs, then Landlord shall repair such damage
        (but not Tenants trade fixtures or Alterations) as soon as reasonably
        possible and this Lease shall continue in full force and effect and all
        insurance proceeds shall be made available to Landlord to complete such
        repairs.  Notwithstanding the foregoing, if the required insurance
        was not in force, the party responsible for maintaining the required insurance
        shall promptly contribute the shortage in proceeds (except as to the deductible,
        which is Tenants responsibility, to the extent provided below)
        as and when required to complete said repairs.  In the event of a
        shortage in proceeds for any reason other than Landlords failure
        to carry the required insurance, Landlord shall have no obligation to
        restore the unique aspects of the Premises unless Tenant provides Landlord
        with the funds to cover same, or adequate assurance thereof, within ten
        (10) days following receipt of written notice of such shortage and request
        therefor.  If Landlord receives said funds or adequate assurance
        thereof within said ten (10) day period, the party responsible for making
        the repairs shall complete them as soon as reasonably possible and this
        Lease shall remain in full force and effect.  If Landlord does not
        receive such funds or assurance within said period, Landlord may nevertheless
        elect by written notice to Tenant within ten (10) days thereafter to make
        such restoration and repair as is commercially reasonable with Landlord
        paying any shortage in proceeds, in which case this Lease shall remain
        in full force and effect.  If in such case Landlord does not so elect,
        then this Lease shall terminate sixty (60) days following the occurrence
        of the damage or destruction.  Tenant shall be entitled to retain
        all insurance proceeds reasonably allocable to Tenants trade fixtures
        or Alterations, and to repair and restore or replace the same in such
        manner to such extent as Tenant may determine.  If Landlord elects
        to repair the Premises, but said repairs cannot be completed within 270
        days of the Partial Damage, Tenant may elect to terminate the Lease upon
        written notification to Landlord within ten (10) days after the expiration
        of the 270-day period; the 270 day period described in this sentence will
        be shortened during the last two years of the term of this Lease to the
        lesser of (a) 200 days and (b) one-half the number of days in the remainder
        of the term of this Lease.  Unless otherwise agreed, Tenant will
        in no event have any right to reimbursement from Landlord for any funds
        contributed by Tenant to repair any such damage or destruction.
      16.3    
        Partial Damage - Uninsured Loss.  If a Premises Partial Damage
        that is not an Insured Loss occurs, unless caused by a negligent or willful
        act of Tenant and not insured against by insurance coverage that Landlord
        is required to carry under this Lease, (in which event Tenant shall repair
        such damage at Tenants expense and this Lease shall continue in
        full force and effect, but subject to Landlords rights under Paragraph 18),
        Landlord may at Landlords option, either: (i) repair such damage
        as soon as reasonably possible at Landlords expense, in which event
        this Lease shall continue in full force and effect, or (ii) give written
        notice to Tenant within thirty (30) days after receipt by Landlord of
        knowledge of the occurrence of such damage of Landlords desire
        to terminate this Lease as of the date sixty (60) days following the giving
        of such notice.  In the event Landlord elects to give such notice
        of Landlords intention to terminate this Lease, Tenant shall have
        the right within ten (10) days after the receipt of such notice to give
        written notice to Landlord of Tenants commitment to pay for the
        repair of such damage totally at Tenants expense and without reimbursement
        from Landlord.  Tenant shall provide Landlord with the required funds
        or satisfactory assurance thereof within thirty (30) days following Tenants
        said commitment.  In such event this Lease shall continue in full
        force and effect, and Landlord shall proceed to make such repairs as soon
        as reasonably possible and-the required funds are available.  the
        times specified above, this Lease shall terminate as of the date specified
        in Landlords notice of termination.  If Landlord elects to
        repair the Premises, but such repairs cannot be completed within 270 days
        of the Partial Damage, Tenant may elect to terminate the Lease upon written
        notification to Landlord within ten (10) days after the expiration of
        the 270-day period; the 270 day period described in this sentence will
        be shortened during the last two years of the term of this Lease to the
        lesser of (a) 200 days and (b) one-half the number of days in the remainder
        of the term of this Lease.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            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|16.4    
        Total Destruction.  Notwithstanding any other provision hereof,
        if a Premises Total Destruction occurs (including any destruction required
        by any authorized public authority) and the damage to the Premises cannot
        reasonably be repaired within 270 days following the Premises Total Destruction,
        this Lease shall terminate sixty (60) days following the date of such
        Premises Total Destruction, whether or not the damage or destruction is
        an Insured Loss or was caused by a negligent or willful act of Tenant;
        the 270 day period described in this sentence will be shortened during
        the last two years of the term of this Lease to the lesser of (a) 200
        days and (b) one-half the number of days in the remainder of the term
        of this Lease.  If the damage to the Premises can in Landlords
        estimation reasonably be repaired in the 270 day period (or shorter period,
        if applicable under the preceding sentence), then Landlord will promptly
        repair the damage.  In the event, however, that the damage or destruction
        was caused by Tenant, Landlord shall have the right to recover Landlords
        damages from Tenant except as released and waived in Paragraph 15.6.
      16.5    
        Damage Near End of Term.  If at any time during the last six
        (6) months of the Term of this Lease there is damage for which the cost
        to repair exceeds one (1) months Annual Base Rent, whether or not
        an Insured Loss, Landlord may, at Landlords option, terminate this
        Lease effective sixty (60) days following the date of occurrence of such
        damage by giving written notice to Tenant of Landlords election
        to do so within fifteen (15) days after the date of occurrence of such
        damage; provided, however, that if Tenant at that time has an exercisable
        option to extend this Lease, then Tenant may preserve this Lease by, within
        twenty (20) days following the occurrence of the damage, or before the
        expiration of the time provided in such option for its exercise, whichever
        is earlier (Exercise Period), (i) exercising such
        option, and (ii) providing Landlord with any shortage in insurance proceeds
        (or adequate assurance thereof) needed to make the repairs.  If Tenant
        duly exercises such option during said Exercise Period, Landlord shall,
        at Landlords expense repair such damage as soon as reasonably possible
        and this Lease shall continue in full force and effect.  If Tenant
        fails to exercise such option during said Exercise Period or fails to
        provide Landlord with funds (or adequate assurance thereof) to cover any
        shortage in insurance proceeds, then either party may at its option terminate
        this Lease as of the expiration of said sixty (60) day period following
        the occurrence of such damage by giving written notice to the other within
        ten (10) days after the expiration of the Exercise Period, notwithstanding
        any term or provision in the grant of option to the contrary.
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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           

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|16.6    
        Abatement of Rent; Tenants Remedies.  In the event
        of damage described in Paragraph 16.2, 16.3, 16.4 or 16.5, whether or
        not Landlord repairs or restores the Premises but provided Landlord is
        paid and receives proceeds from the rent stream insurance to be carried
        by Tenant pursuant to Paragraph 15, the Annual Base Rent and Additional
        Rent, payable by Tenant hereunder for the period during which such damage,
        its repair or the restoration continues, shall be abated in proportion
        to the degree to which Tenants use of the Premises is impaired. 
        Except for abatement of Base Rent, as aforesaid, all other obligations
        of Tenant hereunder shall be performed by Tenant, and Tenant shall have
        no claim against Landlord for any damage (whether direct, indirect, consequential,
        or incidental) suffered by reason of such repair or restoration.
      16.7    
        Termination-Advance Payments.  Upon termination of this Lease
        pursuant to this Paragraph 16, an equitable adjustment shall be made concerning
        advance Annual Base Rent and any other advance payments made by Tenant
        to Landlord.
      16.8    
        Waiver of Statutes.  Landlord and Tenant agree that the terms
        of this Lease shall govern the effect of any damage to or destruction
        of the Premises with respect to the termination of this Lease and hereby
        waive the provisions of any present or future statute to the extent inconsistent
        herewith.
      16.9    
        Responsibility for Deductibles or Self-Insured
        Retentions.  It is agreed that the cost to Landlord of any deductible
        or self-insured retention in connection with physical damage property
        insurance is an Operating Expense, but in no event shall Tenant be liable
        for more than Tenants Share of the lesser of (a) the actual deductible
        amount in the applicable insurance policy or (b) $100,000.
      17.      
        EMINENT DOMAIN.
      17.1    
        Substantial Taking.  If more than twenty percent (20%) of
        the Premises or more than twenty percent (20%) of the rentable square
        footage of the Building or twenty-five percent (25%) of the land area
        of the Premises which is not occupied by the Building, is taken for any
        public or quasi-public purpose by any lawful power or authority by exercise
        of the right of appropriation, condemnation or eminent domain, or sold
        to prevent such taking, and the portion taken materially and adversely
        impairs Tenants ability to conduct its permitted business on the
        Premises (assuming required repairs), Tenant shall have the right to terminate
        this Lease effective as of the date possession is required to be surrendered
        to such authority by giving Landlord written notice of such termination
        within thirty (30) days after Landlord has given notice of such taking
        to Tenant.  In the event Tenant does not elect to terminate the Lease,
        Landlord will thereafter proceed to make a functional unit of the remaining
        proportion of the Premises (but only to the extent Landlord receives proceeds
        therefor from the condemning authority) and rent will be abated in proportion
        to the rentable square footage of the Building which Tenant is deprived
        of on account of such taking.  Notwithstanding the foregoing, if
        more than fifty percent (50%) of the rentable square footage of the Building
        or more than fifty percent (50%) of the land area of the Premises is taken,
        Landlord shall have the right to terminate this Lease effective as of
        the date possession is required to be surrendered to such authority by
        giving Tenant written notice of such termination within thirty days after
        Landlord has received notice of such taking.
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|36                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        

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|17.2    
        Partial Taking; Abatement of Rent.  In the event of a taking
        of a portion of the Premises which does not constitute a substantial taking
        under Paragraph 17.1 above, neither party will have the right to terminate
        this Lease and Landlord will thereafter proceed to make a functional unit
        of the remaining portion of the Premises (but only to the extent Landlord
        receives proceeds therefor from the condemning authority), and rent will
        be abated in proportion to the rentable area of the Building which Tenant
        is deprived of on account of such taking.
      17.3    
        Condemnation Award.  In connection with any taking of all
        or any portion of the Premises, Landlord will be entitled to receive the
        entire amount of any award which may be made or given in such taking or
        condemnation, without deduction or apportionment for any estate or interest
        of Tenant (except for the unamortized value of Tenants Work and
        Alterations), it being expressly understood and agreed by Tenant that
        no portion of any such award will be allowed or paid to Tenant for any
        so-called bonus or excess value of this Lease, and such bonus or excess
        value will be the sole property of Landlord.  Notwithstanding the
        foregoing, Tenant will have the right to separately seek and recover from
        the condemning authority any compensation as may be separately awarded
        or recoverable by Tenant for the taking of Tenants furniture, fixtures,
        equipment and other personal property within the Premises, Tenants
        Work and Alterations, for Tenants relocation expenses, and for
        any loss of goodwill or other damage to Tenants business by reason
        of such taking.
      17.4    
        Temporary Taking.  In the event of taking of the Premises
        or any part thereof for temporary use, this Lease will remain unaffected
        thereby and Annual Base Rent and Additional Rent will abate with respect
        to the portion of the Premises that are temporarily taken.   
        For purpose of this Paragraph 17.4, a temporary taking shall be defined
        as a taking for a period of ninety (90) days or less.
      18.      
        DEFAULTS AND REMEDIES.
      18.1    
        Defaults.  The occurrence of any one or more of the following
        events will be deemed a default by Tenant:
      (i)        
        (a)The failure by Tenant to make any payment of rent or additional rent
        or any other payment required to be made by Tenant hereunder, as and when
        due, where such failure continues for a period of three (3) business days
        after written notice thereof from Landlord to Tenant; (b) the failure
        by Tenant to maintain in force any insurance policy required to be maintained
        by Tenant hereunder, where such failure continues for a period of three
        (3) business days after written notice thereof from Landlord to Tenant;
        provided, however, that any such notice (whether under clause (a) or (b)),
        will be in lieu of, and not in addition to, any notice required under
        applicable law (including, without limitation, any notices regarding unlawful
        detainer or eviction actions or any successor statute or law of a similar
        nature).
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|37                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|(ii)       
        The failure by Tenant to observe or perform any of the covenants or provisions
        of this Lease to be observed or performed by Tenant, other than as specified
        in Paragraph 18.1(i) above or in Paragraph 18.1(iii), (iv), (v) and (vi)
        below, where such failure continues for a period of thirty (30) days after
        written notice thereof from Landlord to Tenant.  The provisions of
        any such notice will be in lieu of, and not in addition to, any notice
        required under applicable law (including, without limitation, any statutory
        notice requirement regarding unlawful detainer or eviction actions and
        any successor statute or similar law).  If the nature of Tenants
        default is such that more than thirty (30) days are reasonably required
        for its cure, then Tenant will not be deemed to be in default if Tenant
        commences such cure within such thirty (30) day period and thereafter
        diligently prosecutes such cure to completion.
      (iii)      
        Assignment, sublease, encumbrance or other transfer of the Lease by Tenant,
        either voluntarily or by operation of law, whether by judgment, execution,
        transfer by intestacy or testacy, or other means, without the prior written
        consent of Landlord if such assignment is in violation of this Lease.
      (iv)      
        The discovery by Landlord that any financial certificate provided by Tenant,
        or by any affiliate, successor or guarantor of Tenant, was materially
        false as to the time period for which Landlord may rely upon the applicable
        financial statement.
      (v)       
        The failure of Tenant to timely and fully provide any subordination agreement,
        estoppel certificate in accordance with the requirements of this Lease.
      (vi)      
        (A) The making by Tenant of any general assignment for the benefit of
        creditors; (B) the filing by or against Tenant of a petition to have Tenant
        adjudged a bankrupt or a petition for reorganization or arrangement under
        any law relating to bankruptcy (unless, in the case of a petition filed
        against Tenant, the same is dismissed within sixty (60) days); (C) the
        appointment of a trustee or receiver to take possession of substantially
        all of Tenants assets located at the Premises or of Tenants
        interest in this Lease, where possession is not restored to Tenant within
        thirty (30) days; or (D) the attachment, execution or other judicial seizure
        of substantially all of Tenants assets located at the Premises
        or of Tenants interest in this Lease where such seizure is not
        discharged within thirty (30) days.
      18.2    
        Landlords Remedies; Termination.  In the event of any
        default by Tenant, in addition to any other remedies available to Landlord
        at law or in equity under applicable law, Landlord will have the immediate
        right and option to terminate this Lease and all rights of Tenant hereunder. 
        If Landlord elects to terminate this Lease then, to the extent permitted
        under applicable law, Landlord may recover from Tenant: (i) the worth
        at the time of award of any unpaid rent which had been earned at the time
        of such termination; plus (ii) the worth at the time of award of the amount
        by which the unpaid rent which would have been earned after termination
        until the time of award exceeds the amount of such rent loss that Tenant
        proves could have been reasonably avoided; plus (iii) the worth at the
        time of award of the amount by which the unpaid rent for the balance of
        the Term after the time of award exceeds the amount of such rent loss
        that Tenant proves could be reasonably avoided; plus (iv) any other amount
        necessary to compensate Landlord for all the detriment proximately caused
        by Tenants failure to perform its obligations under this Lease
        or which, in the ordinary course of things, results therefrom, including,
        but not limited to reasonable attorneys fees and costs actually
        incurred; unamortized brokers commissions; and storage (or disposal)
        of Tenants personal property, equipment, fixtures, Alterations,
        the Tenants Work and any other items which Tenant is required under
        this Lease to remove but does not remove, as well as any unamortized Tenant
        Improvement Allowance or other costs or economic concessions provided,
        paid, granted or incurred by Landlord pursuant to this Lease.  The
        unamortized value of such concessions shall be determined by taking the
        total value of such concessions and multiplying such value by a fraction,
        the numerator of which is the number of months of the Lease Term not yet
        elapsed as of the date on which the Lease is terminated, and the denominator
        of which is the total number of months of the Term.  As used in this
        clauses (i) and (ii) above, the worth at the time of award
        is computed by allowing interest at the Interest Rate.  As used in
        clause (iii) above, the worth at the time of award is computed
        by discounting such amount at the discount rate of the Federal Reserve
        Bank of San Francisco at the time of award plus one percent (1%).
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|38                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            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|18.3    
        Landlords Remedies; Re-Entry Rights.  In the event
        of any default by Tenant, in addition to any other remedies available
        to Landlord under this Lease, at law or in equity, Landlord will also
        have the right, with or without terminating this Lease, to re-enter the
        Premises and remove all persons and property from the Premises. 
        Such property may be removed and stored in a public warehouse or elsewhere
        and/or disposed of at the sole cost and expense of and for the account
        of Tenant in accordance with the provisions of Paragraph 18.2 of this
        Lease or any other procedures permitted by applicable law.  No re-entry
        or taking possession of the Premises by Landlord pursuant to this Paragraph
        18.3 will be construed as an election to terminate this Lease unless a
        written notice of such intention is given to Tenant or unless the termination
        thereof is decreed by a court of competent jurisdiction.
      18.4    
        Landlords Remedies; Re-Letting.  In the event of the
        vacation or abandonment of the Premises by Tenant for a period of more
        than thirty (30) days or in the event that Landlord elects to re-enter
        the Premises or takes possession of the Premises pursuant to legal proceeding
        or pursuant to any notice provided by law upon default by Tenant under
        Paragraph 18, then if Landlord does not elect to terminate this Lease,
        Landlord may from time to time without terminating this Lease, either
        recover all rent as it becomes due or relent the Premises or any part
        thereof on terms and conditions as Landlord in its sole and absolute discretion
        may deem advisable with the right to make alterations and repairs to the
        Premises in connection with such reletting.  If Landlord elects to
        relent the Premises, then rents received by Landlord from such reletting
        will be applied first to the payment of any indebtedness other than rent
        due hereunder from Tenant to Landlord; second, to the payment of any cost
        of such reletting; third, to the payment of the cost of any alterations
        and repairs to the Premises incurred in connection with such reletting;
        fourth, to the payment of rent due and unpaid hereunder and the residue,
        if any, will be held by Landlord and applied to payment of future rent
        as the same may become due and payable hereunder.  Should that portion
        of such rents received from such reletting during any month, which is
        applied to the payment of rent hereunder, be less than the rent payable
        during that month by Tenant hereunder, then Tenant agrees to pay such
        deficiency to Landlord immediately upon demand therefor by Landlord. 
        Such deficiency will be calculated and paid monthly.
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|39                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            

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|18.5    
        Landlords Remedies; Performance for Tenant.  All covenants
        and agreements to be performed by Tenant under any of the terms of this
        Lease are to be performed by Tenant at Tenants sole cost and expense
        and without any abatement of rent.  If Tenant fails to pay any sum
        of money owed to any party other than Landlord, for which it is liable
        under this Lease, or if Tenant fails to perform any other act on its part
        to be performed hereunder, and such failure continues for ten (10) days
        after written notice thereof by Landlord, Landlord may, without waiving
        or releasing Tenant from its obligations, but shall not be obligated to,
        make any such payment or perform any such other act to be made or performed
        by Tenant.  Tenant agrees to reimburse Landlord upon demand for all
        sums so paid by Landlord and all necessary incidental costs, together
        with interest thereon at the Interest Rate, from the date of such payment
        by Landlord until reimbursed by Tenant.  This remedy shall be in
        addition to any other right or remedy of Landlord set forth in this Paragraph
        18.
      18.6    
        Late Payment.  If Tenant fails to pay any installment of rent
        within three (3) business days after written notice from Landlord to Tenant
        that such payment is due or if Tenant fails to make any other payment
        for which Tenant is obligated under this Lease within three (3) business
        days after written notice from Landlord to Tenant that such payment is
        due, such late amount will accrue interest at the Interest Rate and Tenant
        agrees to pay Landlord as additional rent such interest on such amount
        from the date such amount becomes due until such amount is paid. 
        In addition, in the event such failure continues for more than ten (10)
        days after written notice from Landlord to Tenant that such payment is
        due, Tenant agrees to pay to Landlord concurrently with such late payment
        amount, as additional rent, a late charge equal to ten percent (10%)
        of the amount due to compensate Landlord for the extra costs Landlord
        will incur as a result of such late payment.  The parties agree that
        (i) it would be impractical and extremely difficult to fix the actual
        damage Landlord will suffer in the event of Tenants late payment,
        (ii) such interest and late charge represents a fair and reasonable estimate
        of the detriment that Landlord will suffer by reason of late payment by
        Tenant, and (iii) the payment of interest and late charges are distinct
        and separate in that the payment of interest is to compensate Landlord
        for the use of Landlords money by Tenant, while the payment of
        late charges is to compensate Landlord for Landlords processing,
        administrative and other costs incurred by Landlord as a result of Tenants
        delinquent payments.  Acceptance of any such interest and late charge
        will not constitute a waiver of the tenants default with respect
        to the overdue amount, or prevent Landlord from exercising any of the
        other rights and remedies available to Landlord.  If Tenant incurs
        a late charge more than three (3) times in any period of twelve (12) months
        during the Lease Term, then, notwithstanding that Tenant cures the late
        payments for which such late charges are imposed, Landlord will have the
        right to required Tenant thereafter to pay all installments of Annual
        Base Rent quarterly in advance throughout the remainder of the Term.
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|40                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  

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|18.7    
        Landlord Default.  Notwithstanding any other provision of
        this Lease, if Landlord fails to discharge any obligation this Lease confers
        on it to maintain or repair the Premises or the Building and does not
        commence to cure such failure within thirty (30) days after receiving
        written notice of such failure from Tenant then Tenant may (but shall
        not be obligated to) elect, without waiving or releasing Landlord from
        its obligations, to perform such obligations, in which case Landlord shall
        reimburse Tenant within ten (10) days of written demand for the actual
        and reasonable cost thereof.
      18.8    
        Rights and Remedies Cumulative.  All rights, options and remedies
        of Landlord and Tenant contained in this Lease will be construed and held
        to be cumulative, and no one of them will be exclusive of the other, and
        Landlord and Tenant shall have the right to pursue any one or all of such
        remedies or any other remedy or relief which may be provided by law or
        in equity, whether or not stated in this Lease.  Nothing in this
        Paragraph 18 will be deemed to limit or otherwise affect Tenants
        indemnification of Landlord or Landlords Indemnification of Tenant
        pursuant to any provision of this Lease.
      19.      
        SECURITY DEPOSIT.
      Concurrently with Tenants
        execution of this Lease, Tenant shall deposit with Landlord the amount
        set forth in Paragraph 1.8 (the Security Deposit),
        which shall be held by Landlord as security for the faithful performance
        of all of the terms, covenants, and conditions of this Lease to be kept
        and performed by Tenant during the term hereof.  Landlord shall not
        be required to segregate the Security Deposit from its general funds or
        in any other manner, nor shall Landlord be obligated to pay Tenant interest
        on the Security Deposit for any reason(s).  If Tenant defaults with
        respect to any provision of this Lease, including. without limitation,
        the provisions relating to the payment of rental and other sums due hereunder,
        Landlord shall have the right, but shall not be required, to use, apply
        or retain all or any part of the Security Deposit for the payment of rental
        or any other amount which Landlord may spend or become obligated to spend
        by reason of Tenants default or to compensate Landlord for any
        other loss or damage which Landlord may suffer by reason of Tenants
        default (in addition to all other Landlord rights and remedies at law
        or in equity).  In the event Landlord utilizes all or any portion
        of the Security Deposit as permitted hereunder, Tenant shall promptly
        (and in no event later than ten (10) days following written request therefore)
        reinstate that portion of the Security Deposit so utilized, and any such
        reinstatement amount shall constitute additional rent due by Tenant hereunder). 
        The Security Deposit, or any balance thereof, shall be returned to Tenant
        or to the last assignee of Tenants interest hereunder within sixty
        (60) days of the expiration of the Term of this Lease and Tenants
        vacation of the Premises (except as otherwise required by law). 
        In the event that Annual Base Rent is increased during any Option Period(s),
        Tenant shall immediately thereupon deposit with Landlord the amount of
        such increase as an increased Security Deposit.
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|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      

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|20.      
        ASSIGNMENT AND SUBLETTING.
      20.1    
        Restriction on Transfer.  Except as expressly provided in
        this Paragraph 20, Tenant will not, either voluntarily or by operation
        of law, assign or encumber this Lease or any interest herein or sublet
        the Premises or any part thereof, or permit the use or occupancy of the
        Premises by any party other than Tenant (any such assignment, encumbrance,
        sublease or the like will sometimes be referred to as a Transferee),
        without the prior written consent of Landlord, which consent will not
        be unreasonably withheld, in accordance with the provisions of Paragraph 20.6. 
        No assignment (whether voluntary, involuntary or by operation of law)
        and no subletting shall be valid or effective without Landlords
        prior written consent and, at Landlords election, any such assignment
        or subletting or attempted assignment or subletting shall constitute a
        material default of this Lease.  Landlord shall not be deemed to
        have given its consent to any assignment or subletting by any other course
        of action, including its acceptance of any name for listing in the Building
        directory.  To the extent not prohibited by provisions of the Bankruptcy
        Code, 11 U.S.C Section 101 et seq. (the Bankruptcy Code),
        including Section 365(f)(1), Tenant on behalf of itself and its creditors,
        administrators and assigns waives the applicability of Section 365(e)
        of the Bankruptcy Code unless the proposed assignee of the Trustee for
        the estate of the bankrupt meets Landlords standard for consent
        as set forth in Paragraph 20.6 of this Lease.  If this Lease is assigned
        to any person or entity pursuant to the provisions of the Bankruptcy Code,
        any and all monies or other considerations to be delivered in connection
        with the assignment shall be delivered to Landlord, shall be and remain
        the exclusive property of Landlord and shall not constitute property of
        Tenant or of the estate of Tenant within the meaning of the Bankruptcy
        Code.  Any person or entity to which this Lease is assigned pursuant
        to the provisions of the Bankruptcy Code shall be deemed to have assumed
        all of the obligations arising under this Lease on and after the date
        of this assignment, and shall upon demand execute and deliver to Landlord
        an instrument confirming that assumption.
      20.2    
        Corporate and Partnership Transfers.  For purposes of this
        Paragraph 20, if Tenant is a corporation, partnership or other entity,
        any transfer, assignment, encumbrance or hypothecation of fifty percent
        (50%) or more (individually or in the aggregate) of any stock or other
        ownership interest in such entity, and/or any transfer, assignment, hypothecation
        or encumbrance of any controlling ownership or voting interest in such
        entity, will be deemed a Transfer and will be subject to all of the restrictions
        and provisions contained in this Paragraph 20, unless either (a) such
        transfer is accomplished by transfers of stock of Tenant if Tenant is
        a publicly-held corporation and such stock is transferred publicly over
        a recognized security exchange or over-the-counter market or (b) if the
        transferee is a wholly-owned subsidiary of Tenant or is under common control
        with Tenant, has a net worth and liquidity equal to or greater than Tenant,
        and is carrying on the same business and will make the same use of the
        Premises as Tenant.
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|42                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            

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|Landlord acknowledges
        that Tenant made public on May 20, 2003 that its Chairman of the Board,
        Firoz Lalji, had made an offer along with a group of investors to take
        Zones, Inc. from a publicly held corporation to a privately held corporation. 
        The details of the proposed transaction have not been finalized as of
        the date of this Lease.  Landlord further acknowledges that the provisions
        of this paragraph 20.2 shall not apply to such transaction, so long as
        the financial standing of the resulting privately held company is not
        materially less than the financial standing of the Tenant on the date
        hereof.
      20.3    
        Permitted Controlled Transfers.  Notwithstanding any other
        provision of this Lease to the contrary, Tenant shall have the right with
        notice to Landlord but without Landlords consent, to transfer or
        assign this Lease or sublet any portion or the whole of the Premises (Permitted
        Transfer) to (a) any fifty percent (50%) direct or indirect
        subsidiary corporation of Tenant, (b) any corporation succeeding
        to all or substantially all of the assets of Tenant as a result of a bona
        fide consolidation or merger, (c) any entity to which all or substantially
        all of the assets of Tenant have been sold, (d) any entity that owns at
        least fifty percent (50%) of the ownership interests in Tenant, or (e)
        an entity that is at least fifty percent (50%) owned by an entity that
        has a grater than fifty percent (50%) ownership interest in Tenant; provided,
        however, that in each case the surviving entity must have net worth and
        liquidity at least commensurate with Tenants as of the date of
        the Transfer, and further provided that the assignor and assignee shall
        be and remain jointly and severally liable for all obligations of Tenant
        under this Lease.
      20.4    
        Transfer Notice.  If Tenant desires to effect a Transfer,
        other than will be governed exclusively by the provisions of Paragraph
        20.3, then at least thirty days prior to the date when Tenant desires
        the Transfer to be effective (the Transfer Date),
        Tenant agrees to give Landlord a notice (the Transfer Notice),
        stating the name, address and business of the proposed assignee, subtenant
        or other transferee (sometimes referred to hereinafter as Transferee),
        reasonable information (including references) concerning the character,
        ownership, and financial condition of the proposed Transferee, the Transfer
        Date, any ownership or commercial relationship between Tenant and the
        proposed Transferee, the intended use of the Premises by the Transferee,
        and the consideration and all other material terms and conditions of the
        proposed Transfer, all in such detail as Landlord may reasonably require. 
        If within ten (10) business days after Landlords receipt of the
        Transfer Notice Landlord reasonably requests additional detail, the Transfer
        Notice will not be deemed to have been received until Landlord receives
        additional detail, and Landlord may withhold consent to any Transfer until
        such information is provided to it.
      20.5    
        Landlords Options.  Within fifteen (15) days of Landlords
        receipt of any Transfer Notice, and any additional information requested
        by Landlord concerning the proposed Transferees financial responsibility,
        Landlord will elect to do one of the following: (i) consent to the proposed
        Transfer; or (ii) refuse such consent, which refusal shall be on reasonable
        grounds including, without limitation, those set forth in Paragraph 20.6
        below.  Notwithstanding the provisions of Subsection (b) above,
        in lieu of consenting to a proposed assignment or subletting which would
        result in the assignment and/or subletting of thirty percent (30%) or
        more of the floor areas of the Premises in the aggregate, Landlord may
        also elect by written notice given within the time period set forth in
        this Paragraph 20.5, to (i) sublease the Premises (or the portion
        proposed to be subleased), or take an assignment of Tenants interest
        in this Lease, upon the same terms as offered to the proposed subtenant
        or assignee (excluding terms relating to the purchase of personal property,
        the use of Tenants name or the continuation of Tenants business),
        and Landlord shall thereupon owe no further consideration to Tenant, whether
        under Paragraph 20.8 hereof or otherwise), or (ii) terminate this
        lease as to the portion of the Premises proposed to be subleased or assigned
        with a proportionate abatement in the rent payable under this Lease, effective
        on the date that the proposed sublease or assignment would have become
        effective.  Landlord may thereafter, at its option, assign or re-let
        any space so recaptured to any third party, including without limitation
        the proposed transferee of Tenant, and Landlord shall thereupon owe no
        further consideration to Tenant, whether under Paragraph 20.8 hereof or
        otherwise.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         
|43                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   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|20.6    
        Reasonable Disapproval.  Landlord and Tenant hereby acknowledge
        that Landlords disapproval of any proposed Transfer pursuant to
        Paragraph 20.5 will be deemed reasonably withheld if based upon any reasonable
        factor, including, without limitation, any or all of the following factors:
        (i) the proposed Transferee is a governmental entity; (ii) the portion
        of the Premises to be sublet or assigned is irregular in shape with inadequate
        means of ingress and egress; (iii) the use of the Premises by the Transferee
        is not permitted by the use provisions in Paragraph 7 hereof, or otherwise
        poses a risk of material increased liability to Landlord; (iv) the Transferee
        has a tangible net worth, computed in accordance with generally accepted
        accounting principles, consistently applied, excluding, however, all intangible
        assets such as goodwill, patents, trademarks, copyrights, franchises,
        research and development (TNW), of less than the
        TNW of Tenant as of the date of execution of this Lease; or (iv) Landlord
        reasonably believes that the Transferee otherwise does not have the financial
        or other capability to fulfill the obligations imposed by the Transfer
        and this Lease.
      20.7    
        Additional Conditions.  A condition to Landlords consent
        to any Transfer of this Lease (or the effectiveness of any Transfer under
        Paragraph 20.3 for which Landlords consent is not required) will
        be the delivery to Landlord of a true copy of the fully executed instrument
        of assignment, sublease, transfer or hypothecation, and, in the case of 
        an assignment, the delivery to Landlord of an agreement executed, by the
        Transferee in form and substance reasonably satisfactory to Landlord,
        whereby the Transferee assumes and agrees to be bound by all of the terms
        and provisions of this Lease and to perform all of the obligations of
        Tenant hereunder.  As a condition for granting its consent to any
        assignment or sublease, Landlord may require that the assignee or subtenant
        remit directly to Landlord on a monthly basis, all monies due to Tenant
        by said assignee or subtenant.  As a condition to Landlords
        consent to any sublease, such sublease must provide that it is subject
        and subordinate to this Lease and to all mortgages; that Landlord may
        enforce the provisions of the sublease, including collection of rent;
        that in the event of termination of this Lease for any reason, including
        without limitation a voluntary surrender by Tenant, or in the event of
        any reentry or repossession of the Premises by Landlord, Landlord may,
        at its option, either (i) terminate the sublease, or (ii) take over all
        of the right, title and interest of Tenant, as sublandlord, under such
        sublease, in which case such subtenant will attorn to Landlord, but that
        nevertheless Landlord will not (1) be liable for any previous act or omission
        of Tenant under such sublease, (2) be subject to any defense or offset
        previously accrued in favor of the subtenant against Tenant, or (3) be
        bound by any previous modification of any sublease made without Landlords
        written consent, or by any previous prepayment by subtenant of more than
        one months rent.
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|44                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       
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|20.8    
        Excess Rent.  If Landlord consents to any assignment of this
        Lease for which consent is required under this Paragraph 20, Tenant agrees
        to pay to Landlord, as additional rent fifty percent (50%) of all sums
        and other consideration payable to and for the benefit of Tenant by the
        assignee on account of the assignment of Tenants leasehold interest
        under this Lease but not on account of the assignment of Tenants
        rights in Alterations to, or furnishings, fixtures or equipment owned
        by Tenant and situated on the Premises, as and when such sums and other
        consideration are due and payable by the assignee to or for the benefit
        of Tenant (or, if Landlord so requires, and without any release of Tenants
        liability for the same Tenant agrees to instruct the assignee to pay such
        sums and other consideration directly to Landlord).  If for any sublease
        Tenant receives rent or other consideration, either initially or over
        the term of the sublease, in excess of the rent fairly allocable to the
        portion of the Premises which is subleased based on square footage, Tenant
        agrees to pay to Landlord as additional rent fifty percent (50%) of the
        excess of each such payment of rent or other consideration received by
        Tenant promptly after its receipt.  In calculating excess rent or
        other consideration which may be payable to Landlord under this Paragraph,
        Tenant will be entitled to deduct commercially reasonable third party
        brokerage commissions and attorneys fees and other amounts reasonably
        and actually expended by Tenant in connection with such assignment or
        subletting if acceptable written evidence of such expenditures is provided
        to Landlord.  Tenant shall not pay to or share with any affiliate
        of Tenant any portion of any such excess rent.
      20.9    
        No Release.  No Transfer will release Tenant of Tenants
        obligations under this Lease or alter the primary liability of Tenant
        to pay the rent and to perform all other obligations to be performed by
        Tenant hereunder (and the assignor and assignee shall be and at all times
        remain jointly and severally liable for the full and timely performance
        of all obligations of Tenant hereunder).  Landlord may require that
        any Transferee remit directly to Landlord on a monthly basis all monies
        due Tenant by said Transferee.  However, the acceptance of rent by
        Landlord from any other person will not be deemed to be a waiver by Landlord
        of any provision hereof.  Consent by Landlord to one Transfer will
        not be deemed consent to any subsequent Transfer.  In the event of
        default by any Transferee of Tenant or any successor of Tenant in the
        performance of any of the terms hereof, Landlord may proceed directly
        against Tenant without the necessity of exhausting remedies against such
        Transferee or successor.  If Landlord and the Transferee enter into
        an agreement to extend the Term, Tenant shall not be liable for matters
        that arise during such extended term.
      20.10   Administrative
        and Attorneys Fees.   If Tenant requests the consent
        of Landlord to any Transfer (whether or not such Transfer is consummated),
        then, upon demand, Tenant agrees to pay Landlord a non-refundable administrative
        fee of Five Hundred Dollars ($500.00), plus any reasonable attorneys
        and paralegal fees and costs, and accountants or other consultants
        reasonable fees and costs, incurred by Landlord in connection with such
        Transfer or request for consent (whether attributable to Landlords
        in-house attorneys or paralegals or otherwise).  Acceptance of the
        Five Hundred Dollars ($500.00) administrative fee and/or reimbursement
        of Landlords attorneys and paralegal fees will in no event
        obligate Landlord to consent to any proposed Transfer.
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|45                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            

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|21.      
        NOTICES.  Any notice required or permitted to be given hereunder
        must be in writing and delivered either by hand, by telecopy or by nationally
        recognized overnight delivery service, and it shall be deemed given and
        received on the day hand delivered, on the day of a telecopy transmission
        whose receipt is confirmed by telephonic response, on the day after timely
        deposit with an overnight delivery service with all charges for next business
        day delivery prepaid.  Confirmation copies of notices sent by or
        telecopy shall be sent by regular U.S. mail.  Notices to Tenant and
        Landlord shall be sufficient if delivered to Tenant and Landlord at each
        such partys address designated in Paragraphs l.2 and 1.3. 
        Either party may specify a different address for notice purposes by written
        notice to the other, except that the Landlord may in any event use the
        Premises as Tenants address for notice purposes, as long as the
        notice in question is also simultaneously addressed and delivered to the
        persons designated in Paragraph 1.3.
      22.      
        BROKERS.  Each party represents and warrants to the other,
        that, to its knowledge, no broker, agent or finder other than the Brokers
        listed in Paragraph l.11 (a) negotiated or was instrumental in negotiating
        or consummating this Lease on its behalf, and (b) is or might be entitled
        to a commission or compensation in connection with this Lease.  Landlord
        will compensate the Brokers listed in Paragraph 1.11 in full accordance
        with a separate agreement with the Brokers.  Landlord and Tenant
        each agree to promptly indemnify, protect, defend and hold harmless the
        other from and against any and all claims, damages, judgments, suits,
        causes of action, losses, liabilities, penalties, fines, expenses and
        costs (including attorneys fees and court costs) resulting from
        any breach by the indemnifying party of the foregoing representation,
        including, without limitation, any claims that may be asserted by any
        broker, agent or finder undisclosed by the indemnifying party.  The
        foregoing mutual indemnity shall survive the expiration or earlier termination
        of this Lease.  Seller shall pay each of the Brokers listed in Paragraph
        1.11 hereof a commission pursuant to separate written agreement between
        Seller and each such Broker.  In no event shall any commission or
        other compensation be payable to any broker(s) (including without limitation
        the Broker(s)) by reason of the exercise (if any) by Tenant of either
        or both of the Extension Option(s) hereunder.
      23.      
        SURRENDER; HOLDING OVER.
      23.1    
        Surrender.  No act by Landlord shall be deemed an acceptance
        of a surrender of the Premises, and no agreement to accept a surrender
        of the Premises shall be valid unless it is in writing and signed by Landlord. 
        The voluntary or other surrender of this Lease by Tenant, or a mutual
        cancellation thereof, shall not constitute a merger, and shall, at the
        option of Landlord, operate as an assignment to Landlord of any or all
        subleases or subtenancies.  Upon the expiration or earlier termination
        of this Lease, Tenant agrees to peaceably surrender the Premises and all
        improvements therein to Landlord broom clean and in a state of good order,
        repair and condition, ordinary wear and tear and casualty damage not caused
        by Tenant (if this Lease is terminated as a result thereof pursuant to
        Paragraph 16.5) excepted, but in any event with the plumbing, heating,
        ventilation and air conditioning systems in good working order, together
        with all of Tenants personal property removed from the Premises
        (except as Landlord may elect as hereinafter provided) and all damage
        caused by such removal repaired as required by Paragraph 9.  At least
        ninety (90) days prior to the date Tenant is to actually surrender the
        Premises to Landlord, Tenant agrees to give Landlord notice of the exact
        date Tenant will surrender the Premises so that Landlord and Tenant can
        schedule a walk-through of the Premises to review the condition of the
        Premises and identify personal property which are to remain upon the Premises
        and which are to be removed by Tenant, as well as any repairs Tenant is
        to make upon surrender of the Premises as required by this Lease. 
        During such ninety (90) day period, Landlord may, at its option, and at
        Landlords sole cost and expense, retain the services of one or
        more inspectors or consultants to inspect the Premises and all equipment
        and fixtures located therein to determine if they are in the condition
        required for proper surrender by Tenant.  If any such inspections
        disclose any material deficiencies in the condition of the Premises from
        that required above, Tenant will promptly cause the same to be corrected
        in a good and workmanlike manner at Tenants sole cost and expense
        prior to the surrender date.  The delivery of keys to any employee
        of Landlord or to Landlords agent or any employee thereof alone
        will not be sufficient to constitute a termination of this Lease or a
        surrender of the Premises.  All personal property and fixtures of
        Tenant not so removed shall, to the extent permitted under applicable
        Laws, be deemed to have been abandoned by Tenant and may be appro­pri­ated,
        sold, stored, destroyed, or otherwise disposed of by Landlord without
        notice to Tenant and without any obligation to account for such items.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|46                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            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|23.2    
        Holding Over.  Tenant will not be permitted to hold over possession
        of the Premises after the expiration or earlier termination of the Term
        without the express written consent of Landlord, which consent Landlord
        may withhold in its sole and absolute discretion.  If Tenant holds
        over after the expiration or earlier termination of the Term, Landlord
        may, at its option, treat Tenant as a tenant at sufferance only, and such
        continued occupancy by Tenant shall be subject to all of the terms, covenants
        and conditions of this Lease, so far as applicable, except that the Annual
        Base Rent for any such holdover period shall be equal to one hundred fifty
        percent (150%)of the Annual Base Rent (and estimated additional rent)
        in effect under this Lease immediately prior to such holdover, prorated
        on a daily basis.  Acceptance by Landlord of rent after such expiration
        or earlier termination will not result in a renewal of this Lease. 
        The foregoing provisions of this Paragraph 23 are in addition to
        and do not affect Landlords right of re-entry or any rights of
        Landlord under this Lease or as otherwise provided by law.  If Tenant
        fails to surrender the Premises upon the expiration of this Lease in accordance
        with the terms of this Paragraph 23 despite demand to do so by Landlord,
        then Tenant shall indemnify, protect, defend and hold Landlord harmless
        from all claims, damages, judgments, suits, causes of action, losses,
        liabilities, penalties, fines, expenses and costs (including attorneys
        fees and costs), including, without limitation, costs and expenses incurred
        by Landlord in returning the Premises to the condition in which Tenant
        was to surrender it and claims made by the succeeding tenant founded on
        or resulting from tenants failure to surrender the Premises. 
        The provisions of this Paragraph 23 will survive the expiration or earlier
        termination of this Lease.
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|47                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            

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|24.      
        SUBORDINATION.  Without the necessity of any additional document
        being executed by Tenant for the purpose of effecting a subordination,
        and at the election of request which Landlord or any mortgagee or beneficiary
        with a deed of trust encumbering the Premises, or any lessor of a ground
        or underlying lease with respect to the Premises, this Lease will be subject
        and subordinate at all times to:  (i) all ground leases or underlying
        leases which may now exist or hereafter be executed affecting the Premises;
        and (ii) the lien of any mortgage or deed of trust which may now exist
        or hereafter be executed for which the Premises, or Landlords interest
        and estate in any of said items, is specified as security, provided, however,
        that the holders of such rights to which Tenants interests are
        subordinate agree that they will not interfere with or disturb Tenants
        tenancy under this Lease so long as Tenant is not in default under this
        Lease.  Notwithstanding the foregoing, Landlord reserves the right
        to subordinate any such ground leases or underlying leases or any such
        liens to this Lease.  If any such ground lease or underlying lease
        terminates for any reason or any such mortgage or deed of trust is foreclosed
        or a conveyance in lieu of foreclosure is made for any reason, at the
        election of Landlords successor in interest, Tenant agrees to attorn
        to and become the tenant of such successor in which event Tenants
        right to possession of the Premises will not be disturbed as long as Tenant
        is not in default under this Lease.  Tenant hereby waives its rights
        under any law which gives or purports to give Tenant any right to terminate
        or otherwise adversely affect this Lease and the obligations of Tenant
        hereunder in the event of any such foreclosure proceeding or sale, Tenant
        covenants and agrees to execute and deliver, upon demand by Landlord and
        in the form reasonably required by Landlord, any additional documents
        whose sole function is to evidence the priority or subordination of this
        Lease and Tenants attornment agreement with respect to any such
        ground lease or underlying leases or the lien of any such mortgage or
        deed of trust; provided, however, any such agreement subordinating this
        Lease to such lease, mortgage or deed of trust shall contain a commercially
        reasonable nondisturbance provision.  If Tenant fails to sign and
        return any such documents within ten (10) business days of receipt, Tenant
        will be in default hereunder.
      25.      
        ESTOPPEL CERTIFICATE.  Within ten (10) business days following
        any written Landlord may make from time to time, Tenant agrees to execute
        and deliver to Landlord a statement, in a form substantially similar to
        the form of Exhibit D attached hereto or as may reasonably
        be required by Landlords lender or any proposed transferee of the
        Premises, certifying: (i) the Commencement Date of this Lease; (ii) the
        fact that this Lease is unmodified and in fill force and effect (or, if
        there have been modifications, that this Lease is in full force and effect,
        and stating the date and nature of such modifications); (iii) the date
        to which the rent and other sums payable under this Lease have been paid;
        (iv) that there are no current defaults under this Lease by either Landlord
        or Tenant except as specified in Tenants statement; and (v) such
        other matters reasonably requested by Landlord.  Landlord and Tenant
        intend that any statement delivered pursuant to this Paragraph 25 may
        be relied upon by any mortgagee, beneficiary, purchaser or prospective
        purchaser of the Premises or any interest therein.  Tenants
        failure to deliver such statement within such time will be conclusive
        upon Tenant (i) that this Lease is in full force and effect, without modification
        except as may be represented by Landlord, (ii) that, to Tenants
        actual current knowledge, there are no uncured defaults in Landlords
        performance, and (iii) that not more than one (1) months rent has
        been paid in advance.  Without limiting the foregoing, if Tenant
        fails to deliver any such statement within such ten (10) business day
        period, Landlord may deliver to Tenant an additional request for such
        statement and Tenants failure to deliver such statement to Landlord
        within ten (10) days after delivery of such additional request will constitute
        a default under this Lease.  Tenant may request an estoppel certificate
        from Landlord in the manner that Landlord may request an estoppel certificate
        from Tenant, and Landlords obligations with respect to such certificate
        shall be the same of Tenants with respect to an estoppel certificate
        sought by Landlord.
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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|48                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   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|26.      
        EASEMENTS.  Landlord reserves to itself the right, from time
        to time, to grant such easements, rights and dedications that Landlord
        deems necessary or desirable, and to cause the recordation of parcel maps
        and restrictions, so long as such easements, rights, dedications, maps
        and restrictions do not unreasonably interfere with the use of the Premises
        by Tenant.  Tenant shall sign any of the aforementioned documents
        upon request of Landlord and failure to do so shall constitute a material
        breach of this Lease.
      27.      
        FINANCIAL STATEMENTS.  At any time when Tenant is required
        to file financial statements and reports with the Securities and Exchange
        Commission (SEC), Tenant shall provide a copy to Landlord
        of all such statements and reports.  If Tenant at any time is not
        required to file financial statements and reports with the SEC, Tenant
        will provide to Landlord (a) on a quarterly basis, a balance sheet, income
        statement, and cash flow statement prepared by an independent certified
        public accountant or, at Tenants option, certified as correct by
        Tenants Chief Financial Officer and (b) annually, a complete set
        of audited financial statements.  In addition, prior to the execution
        of this Lease, and at any time during the Term of this Lease, upon ten
        (10) days prior written notice from Landlord, provided that Landlord is
        required by (a) its lenders or prospective lenders, (b) parties evaluating
        a purchase of an interest in the Property or the Premises or (c) parties
        evaluating a purchase of an interest in Landlord to provide such information
        to them in connection with a sale, financing or refinancing of the Property
        or Premises or a sale of an interest in Landlord, Tenant agrees to provide
        Landlord with a written statement (the "Financial Certificate"),
        executed by the Chief Financial Officer of Tenant, in form and substance
        (and containing such financial information) as may be reasonably requested
        by Landlord regarding the then current financial condition of Tenant,
        certifying that the information contained therein accurately reflects
        the then current financial condition of Tenant, based upon the most recent
        calendar year then completed (for which financials are available), as
        reported and audited by the certified public accountants that have prepared
        the most recent audited financial statements for Tenant, and further based
        upon Tenants financial performance since such most recent audited
        financial statements.  Landlord will keep the information in the
        Financial Certificate confidential, subject to disclosures permitted hereunder,
        required by law or court order, and will request that any such lenders,
        prospective lenders or other parties that are requiring the Financial
        Certificate in connection with the purchase of an interest in the Property
        or Premises or Landlord maintain the confidentiality of the information
        contained in the written statement.
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|49                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            

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|28.      
        MODIFICATION AND CURE RIGHTS OF LANDLORDS MORTGAGEES AND LESSORS. 
        In the event of any default on the part of Landlord, Tenant will give
        notice by registered or certified mail to any beneficiary of a deed of
        trust or mortgage covering the Premises or ground lessor of Landlord whose
        address has been furnished to Tenant, and Tenant agrees to offer such
        beneficiary, mortgagee or ground lessor a reasonable opportunity to cure
        the default (i.e. at least thirty (30) days), or, if more than thirty
        (30) days will be reasonably required to effect such cure, the cure period
        will be extended so long as the mortgagee (or other party effecting such
        cure) is diligently pursuing such cure to completion.
      29.      
        DEFINITION OF LANDLORD.  The term Landlord,
        as used in this Lease, so far as covenants or obligations on the part
        of Landlord are concerned, means and includes only the owner or owners,
        at the time in question, of the fee title of the Premises or the lessees
        under any ground lease, if any.  In the event of any transfer, assignment
        or other conveyance or transfers of any such title (other than a transfer
        for security purposes only), Landlord herein named (and in case of any
        subsequent transfers or conveyances, the then grantor) will be automatically
        relieved from and after the date of such transfer, assignment or conveyance
        of all liability as respects the performance of any covenants or obligations
        on the part of Landlord contained in this Lease thereafter to be performed,
        so long as the transferee assumes in writing all such covenants and obligations
        of Landlord arising after the date of such transfer.  Landlord and
        Landlords transferees and assignees have the absolute right to
        transfer all or any portion of their respective title and interest in
        the Premises, the Building, the Project and/or this Lease without the
        consent of Tenant, and such transfer or subsequent transfer will not be
        deemed a violation on Landlords part of any of the terms and conditions
        of this Lease.
      30.      
        WAIVER.  The waiver by either party of any breach of any term,
        covenant or condition herein contained will not be deemed to be a waiver
        of any subsequent breach of the same or any other term, covenant or condition
        herein contained, nor will any custom or practice which may develop between
        the parties in the administration of the terms hereof be deemed a waiver
        of or in any way affect the right of either party to insist upon performance
        in strict accordance with said terms.  The subsequent acceptance
        of rent or any other payment hereunder by Landlord will not be deemed
        to be a waiver of any preceding breach by Tenant of any term, covenant
        or condition of this Lease, other than the failure of Tenant to pay the
        particular rent so accepted, regardless of Landlords knowledge
        of such preceding breach at the time of acceptance of such rent. 
        No acceptance by Landlord of a lesser sum than the basic rent and additional
        rent or other sum then due will be deemed to be other than on account
        of the earliest installment of such rent or other amount due, nor will
        any endorsement or statement on any check or any letter accompanying any
        check be deemed an accord and satisfaction, and Landlord may accept such
        check or payment without prejudice to Landlords right to recover
        the balance of such installment or other amount or pursue any other remedy
        provided in this Lease.  The consent or approval of Landlord to or
        of any act by Tenant requiring Landlords consent or approval will
        not be deemed to waive or render unnecessary Landlords consent
        or approval to or of any subsequent similar acts by Tenant.
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|50                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                

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|31.      
        QUIET ENJOYMENT.  Landlord covenants and agrees with Tenant
        that upon Tenant paying the rent required under this Lease and paying
        all other charges and performing all of the covenants and provisions on
        Tenants part to be observed and performed under this Lease, Tenant
        may peaceably and quietly have, hold and enjoy the Premises in accordance
        with this Lease without disturbance or hindrance on the part of Landlord
        and that Landlord will warrant and defend Tenant in the peaceful and quiet
        enjoyment of the Premises against the claims of all persons or entities
        excepting only those claiming by, through or under Tenant.
      32.      
        FORCE MAJEURE.  If either Landlord or Tenant is delayed, hindered
        in or prevented from the performance of any act required under this Lease
        by reason of strikes, lockouts, inability to procure standard materials,
        failure of power, or governmental action or inaction (including failure,
        refusal or delay in issuing permits, approvals and/or authorizations which
        is not the result of the action or inaction of the party claiming such
        delay), riots, civil unrest or insurrection, war, fire, earthquake, flood
        or other natural disaster, unusual and unforeseeable delay which results
        from an interruption of any public utilities (e.g., electricity, gas,
        water, telephone) or other unusual and unforeseeable delay not within
        the reasonable control of the party delayed in performing work or doing
        acts required under the provisions of this Lease, then performance of
        such act will be excused for the period of the delay and the period for
        the performance of any such act will be extended for a period equivalent
        to the period of such delay.  The provisions of this Paragraph 32
        will not operate to excuse Tenant from prompt payment of rent or any other
        payments required under the provisions of this Lease or delay the Commencement
        Date.
      33.      
        SIGNS.  Landlord agrees that Tenant shall have the right to
        install and maintain Tenants identification sign(s) on the exterior
        of the Building and Premises in accordance with this Paragraph 33 at Tenants
        sole cost and expense (except that the cost of initial installation of
        the same may be charged against the Tenant Improvement Allowance). 
        The location, size, design, color and other physical aspects of any and
        all permitted sign(s) will be subject to (i) Landlords written
        approval prior to installation, which approval shall not be unreasonably
        withheld, conditioned or delayed, (ii) any covenants, conditions or restrictions
        governing the Premises, including the CC&Rs, and (iii) any applicable
        municipal or governmental permits and approvals.  Tenant will be
        solely responsible for all costs for installation, maintenance, repair
        and removal of any Tenant identification sign(s).  If Tenant fails
        to remove Tenants sign(s) upon termination of this Lease and repair
        any damage caused by such removal, Landlord may do so at Tenants
        sole cost and expense.  Tenant agrees to reimburse Landlord for all
        costs incurred by Landlord to effect any installation, maintenance or
        removal on Tenants account, which amount will be deemed additional
        rent, and may include, without limitation, all sums disbursed, incurred
        or deposited by Landlord including Landlords costs, expenses and
        actual attorneys fees with interest thereon at the Interest Rate
        from the date of Landlords demand until paid by Tenant.  Any
        sign rights granted to Tenant under this Lease are personal to Tenant
        and may not be assigned, transferred or otherwise conveyed to any assignee
        or subtenant of Tenant without Landlords prior written consent,
        which consent Landlord may withhold in its sole and absolute discretion. 
        Landlord shall have the right to install sign(s) from time to time on
        the Premises (but not on or in the Building), so long as such Landlord
        signs (a) comply with the CC&Rs and all Applicable Laws, and
        (b) do not materially and adversely affect Tenants use or possession
        of the Premises.
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|51                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  

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|34.      
        LIMITATION ON LIABILITY.  In consideration of the benefits
        accruing hereunder, Tenant on behalf of itself and all successors and
        assigns of Tenant covenants and agrees that, in the event of any actual
        or alleged failure, breach or default hereunder by Landlord: (a) tenants
        recourse against Landlord for monetary damages will be limited to Landlords
        interest in the Property including, subject to the prior rights of any
        Mortgagee, Landlords interest in the rents of the Premises and
        any insurance proceeds payable to Landlord; (b) except as may be necessary
        to secure jurisdiction of Landlord, no partner or member of Landlord shall
        be sued or named as a party in any suit or action and no service of process
        shall be made against any partner or member of Landlord; (c) no partner
        or member of Landlord shall be required to answer or otherwise plead to
        any service of process; (d) no judgment will be taken against any partner
        or member of Landlord and any judgment taken against any partner or member
        of Landlord may be vacated and set aside at any time after the fact; (e)
        no writ of execution will be levied against the assets of any partner
        or member of Landlord; (f) the obligations under this Lease do not constitute
        personal obligations of the individual partners, members, directors, officers
        or shareholders of Landlord, and Tenant shall not seek recourse against
        the individual partners, members, directors, officers or shareholders
        of Landlord or any of their personal assets for satisfaction of any liability
        in respect to this Lease; and (g) these covenants and agreements are enforceable
        both by Landlord and also by any partner or member of Landlord.
      35.      
        MISCELLANEOUS.
      35.1    
        Conflict of Laws.  This Lease shall be governed by and construed
        solely pursuant to the laws of the State of Washington, without giving
        effect to choice of law principles thereunder.
      35.2    
        Successors and Assigns.  Except as otherwise provided in this
        Lease, all of the covenants, conditions and provisions of this Lease shall
        be binding upon and shall inure to the benefit of the parties hereto and
        their respective heirs, personal representatives, successors and assigns.
      35.3    
        Professional Fees and Costs.  If Landlord and Tenant become
        involved in any dispute(s) with each other with respect to this Lease,
        then all costs and expenses, including without limitation, actual professional
        fees and costs such as appraisers, accountants and attorneys
        fees and costs, incurred by the party which prevails in such dispute(s),
        whether or not any suit or action is filed, and whether by final judgment,
        arbitration award, out of court settlement or otherwise, shall be paid
        by the other party, which obligation on the part of the other party shall
        be deemed to have accrued on the date of the commencement of such dispute
        and shall be enforceable whether or not any action is filed, dismissed
        or prosecuted to judgment.  As used herein, attorneys fees
        and costs shall include, without limitation, attorneys fees, costs
        and expenses incurred in connection with any (i) postjudgment motions;
        (ii) contempt proceedings; (iii) garnishment, levy, and debtor and third
        party examination; (iv) discovery; (v) bankruptcy litigation; and (vi)
        analysis, advice, enforcement, alternate dispute resolution, arbitration
        and/or settlement of any such dispute(s), before, after and/or whether
        any action is filed regarding such dispute(s).  To the extent payable
        by Tenant, any and all such attorneys fees and costs shall constitute
        additional rent due by Tenant hereunder.
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|53                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        
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|35.4    
        Terms and Headings.  The words Landlord and
        Tenant as used herein shall include the plural as well as
        the singular.  Words used in any gender include other genders. 
        The paragraph headings of this Lease are not a part of this Lease and
        shall have no effect upon the construction or interpretation of any part
        hereof.
      35.5    
        Time.  Time is of the essence with respect to the performance
        of every provision of this Lease in which time of performance is a factor.
      35.6    
        Prior Agreement; Amendments.  This Lease constitutes and is
        intended by the parties to be a final, complete and exclusive statement
        of their entire agreement with respect to the subject matter of this Lease. 
        This Lease supersedes any and all prior and contemporaneous agreements
        and understandings of any kind relating to the subject matter of this
        Lease.  There are no other agreements, understandings, representations,
        warranties, or statements, either oral or in written form, concerning
        the subject matter of this Lease.  No alteration, modification, amendment
        or interpretation of this Lease shall be binding on the parties unless
        contained in a writing which is signed by both parties.
      35.7    
        Separability.  The provisions of this Lease shall be considered
        separable such that if any provision or part of this Lease is ever held
        to be invalid, void or illegal under any law or ruling, all remaining
        provisions of this Lease shall remain in full force and effect to the
        maximum extent permitted by law.
      35.8    
        Recording.  Tenant shall not record this Lease or a short
        form memorandum thereof without the consent of Landlord.
      35.9    
        Counterparts.  This Lease may be executed in one or more counterparts,
        each of which shall constitute an original and all of which shall be one
        and the same agreement.
      35.10   Nondisclosure
        of Lease Terms.  Tenant acknowledges and agrees that the terms
        of this Lease are confidential and constitute proprietary information
        of Landlord.  Disclosure of the terms could adversely affect the
        ability of Landlord to negotiate other leases and impair Landlords
        relationship with other tenants.  Accordingly, Tenant agrees that
        it, and its partners, officers, directors, employees, agents and attorneys,
        shall not intentionally and voluntarily disclose the terms and conditions
        of this Lease to any newspaper or other publication or any other tenant
        or apparent prospective tenant of the Building or other portion of the
        Project, or real estate agent, either directly or indirectly, without
        the prior written consent of Landlord, provided, however, that Tenant
        may disclose the terms to prospective subtenants or assignees under this
        Lease, and to Tenants affiliates, professional advisers, lenders
        and prospective lenders.
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|53                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|35.11   Non-Discrimination. 
        Tenant acknowledges and agrees that there will be no unlawful discrimination
        against, or segregation of, any person, group of persons, or entity on
        the basis of race, color, creed, religion, age, sex, marital status, national
        origin, or ancestry in the leasing, subleasing, transferring, assignment,
        occupancy, tenure, use, or enjoyment of the Premises, or any portion thereof.
      36.      
        EXECUTION OF LEASE.
      36.1    
        Tenant as Corporation or Partnership.  If Tenant executes
        this Lease as a corporation or partnership, then Tenant and the persons
        executing this Lease on behalf of Tenant represent and warrant that such
        entity is duly qualified and in good standing to do business in Washington
        and that the individuals executing this Lease on Tenants behalf
        are duly authorized to execute and deliver this Lease on its behalf, and
        in the case of a corporation, in accordance with a duly adopted resolution
        of the board of directors of Tenant (a copy of which, along with a current
        incumbency certificate showing the titles and specimen signatures of the
        persons executing this Lease, is to be delivered to Landlord on execution
        hereof, if requested by Landlord), and in accordance with the by-laws
        of Tenant, and, in the case of a partnership, in accordance with the partnership
        agreement and the most current amendments thereto, if  any, copies
        of which are to be delivered to Landlord on execution hereof, if requested
        by Landlord, and that this Lease is binding upon Tenant in accordance
        with its terms.
      36.2    
        Examination of Lease.  Submission of this instrument by Landlord
        to Tenant for examination or signature by Tenant does not constitute a
        reservation of or option for lease, and it is not effective as a lease
        or otherwise until execution by and delivery to both Landlord and Tenant. 
        Landlords execution of this Lease is subject to approval by Landlords
        management.
      37.      
        NO TENANT OBJECTION TO LANDLORD PROPOSED DEVELOPMENT ACTIVITIES, USES.
      As a material consideration for Landlord entering this
        Lease, Tenant agrees not to object to or hinder (and to support, as reasonably
        requested by Landlord from time to time, at no cost to Tenant, for example
        signing and filing consents with applicable governmental authorities,
        if any) any present or future development and/or construction proposals
        and/or activities by Landlord from time to time in its sole and absolute
        discretion (or any of Landlords designee(s) from time to time),
        or any present or future proposed uses or business activities by any person(s)
        in Landlords sole and absolute discretion, in or on (a) any portion(s)
        of the Project (provided the same comply with the CC&Rs and
        Applicable Laws) or (b) any portion(s) of the Boeing Auburn Plant (provided
        the same comply with Applicable Laws).
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|54                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       

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|38.FIRST OPPORTUNITY TO PURCHASE.
      38.1    
        The Offered Property.  If Landlord has not subdivided the
        Project, Tenant or its affiliates shall have a first opportunity to purchase
        all (but not less than all) of the Project pursuant to this Paragraph
        38.  If Landlord has subdivided the Project, Tenant shall have a
        first opportunity to purchase all, but not less than all, of the Building
        and the land on which the Building is situated (the T Lot) 
        pursuant to this Paragraph 38.  The property to which this Paragraph
        38 applies is referred to as the Offered Property.
      38.2
        Notice of Proposed Sale.  Landlord shall not, at any
        time prior to the earlier of (a) the sale by the initial Landlord, (i.e.,
        The Boeing Company), of its interest in the Offered Property or (b) the
        expiration of the Lease Term, sell the Offered Property, or any interest
        therein, without first giving a notice of such intended sale to Tenant,
        which notice is hereinafter referred to as First Opportunity to Purchase,
        provided that Landlord may transfer title to the Offered Property or any
        interest therein to a company owned or controlled by The Boeing Company
        without providing such notice.
      38.3    
        Content of Notice.  The First Opportunity to Purchase
        shall include the price and terms under which Landlord desires to sell
        the Offered Property.
      38.4
        Thirty Day Period.  For a period of thirty (30) days
        after receipt by Tenant of the First Opportunity to Purchase, Tenant shall
        have the opportunity to give written notice to Landlord of Tenants
        intent to purchase the Offered Property, or the interest proposed to be
        sold, on the same terms, price and conditions as set forth in the First
        Opportunity to Purchase, subject to the other terms and conditions contained
        in The Boeing Companys then standard form of real estate purchase
        and sale agreement.  In the event that Landlord does not receive
        written notice of Tenants intent within said 30-day period, Tenants
        right to purchase the Offered Property shall be irrevocably waived and
        without further effect, except as provided in Paragraph 38.5.
      38.5
        Activity After Thirty Day Period. In the event that
        Tenant declines to exercise its First Opportunity to Purchase after receiving
        written notice, and thereafter Landlord reduces by more than ten percent
        (10%) (i) the sales price, (ii) the amount of down payment, or (iii) interest
        charged, or in the event the Offered Property has not sold or a binding
        purchase and sale agreement is not in force ,within three hundred sixty
        (360) days of the date of the written notice, then Landlord shall be obligated
        to offer the revised terms to Tenant.  Tenant shall then have ten
        (10) days to accept the revised terms and to purchase the Offered Property
        subject to the other terms and conditions set forth in The Boeing Companys
        then standard form of real estate purchase and sale agreement.  If
        Tenant fails to deliver a notice to Landlord within such ten-day period
        stating that Tenant shall purchase the Offered Property on such terms,
        Landlord is free to consummate its sale with a third party with no further
        obligation.
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|55                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               

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|38.6
        Property Excluded; Not Applicable to Subsequent Landlord. 
        If the Project is subdivided, the rights of Tenant under this Paragraph
        38 shall in no event extend to any part of the Project that is not included
        in the T Lot.  This Paragraph 38 is personal to The Boeing Company
        and shall not be binding on a subsequent Landlord.
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|IN WITNESS WHEREOF, the parties
        have caused this Lease to be duly executed by their duly authorized representatives
        as of the date first above written.
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|                                                                                                                                                                       

| | TENANT:                                                                                   
| | ------------------------------------------------------------------------------------------
| |                                                                                           
| | Zones, Inc. a Washington corporation                                                      
| |                                                                                           
| | By:          /S/    
      RONALD P. MCFADDEN                                             
| |                                                                                           
| |                                                                                           
| | Its:         Ronald
      P. McFadden, Chief 
                     Financial
      Officer
| |                                                                                           

| |                                                  
| | -------------------------------------------------
| |                                                  
| | LANDLORD:                                        
| |                                                  
| | The Boeing Company, a Delaware 
      corporation
| |                                                  
| | By:        /S/    
      COLLETTE TENMINK        
| |                                                  
| | Name:    Collette Tenmink                        
| |                                                  
| | Title:     Authorized Signatory                  
| |                                                  

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