Document:

MONTHLY RENTAL AGREEMENT

         THIS AGREEMENT, entered into this 1 day of January, 1998 (year), by and
         between Alpine Pictures, Inc., hereinafter Lessor, and Alpine Pictures
         International, Inc. hereinafter Lessee.

         WITNESSETH: That for and in consideration of the payment of the rents
and the performance of the Covenants contained on the part of Lessee, said
Lessor does hereby demise and let unto Lessee, and Lessee hires from Lessor
those premises described as:

located at: 6919 Valjean Avenue, Van Nuys, California 91406 for a tenancy from
month-to-month commencing on the 1 day of January , 1998 (year) and at a monthly
rental of Two Thousand Nine Hundred Twelve and 08/100 Dollars ($ 2912.08 ) per
month payable monthly in advance on the 1st day of each and every month, on the
following TERMS AND CONDITIONS:

         1. OCCUPANTS. The said premises shall be occupied by no more than
Thirty adults and children.

         2. PETS. No pets shall be brought on the premises without prior written
consent of Lessor.

         3. ORDINANCES AND STATUTES. Lessee shall comply with all statutes,
ordinances and requirements of all municipal, state and federal authorities now
in force, or which may hereafter be in force, pertaining to the use of the
premises.

         4. REPAIRS OR ALTERATIONS. Lessee shall be responsible for damages
causes by his negligence and that of his family or invitees and guests. Lessee
shall not paint, paper or otherwise redecorate or make alterations to the
premises without the prior written consent of Lessor. All alterations,
additions, or improvements made to the premises with the consent of Lessor shall
become the property of Lessor and shall remain upon and be surrendered with the
premises.

         5. UPKEEP OF PREMISES. Lessee shall keep and maintain the premises in a
clean and sanitary condition at all times, and upon the termination of the
tenancy shall surrender the premises to Lessor in as good condition as when
received, ordinary wear and damage by the elements excepted.

         6. ASSIGNMENT AND SUBLETTING. Lessee shall not assign this Agreement or
sublet any portion of the premises without prior written consent of Lessor.

         7. UTILITIES. Lessor shall be responsible for the payment of all
utilities and services.

         8. DEFAULT. If Lessee shall fail to pay rent when due, or perform any
term hereof, after not less than three (3) days written notice of such default
given in the manner required by law, Lessor, at his option, may terminate all
rights of Lessee hereunder, unless Lessee, within said time, shall cure such
default. If Lessee abandons or vacates the property, while in default of the
payment of rent, Lessor may consider any property left on the premises to be
abandoned and may dispose of the same in any manner allowed by law.

         9. SECURITY. The security deposit in the amount of $0, shall secure
the performance of Lessee's obligations hereunder. Lessor may, but shall not be
obligated to, apply all or portions of said deposit on account of Lessee's
obligations hereunder. Any balance remaining upon termination shall be returned
to Lessee. Lessee shall not have the right to apply the security deposit in
payment of the last month's rent.

<PAGE>

         10. RIGHT OF ENTRY. Lessor reserves the right to enter the demised
premises at all reasonable hours for the purpose of inspection, and whenever
necessary to make repairs and alterations to the demised premises. Lessee hereby
grants permission to Lessor to show the demised premises to prospective
purchasers, mortgagees, tenants, workmen, or contractors at reasonable hours of
the day.

         11. DEPOSIT REFUNDS. The balance of all deposits shall be refunded
within two (2) weeks (21 days in California) from date possession is delivered
to Lessor, together with a statement showing any charges made against such
deposits by Lessor.

         12. TERMINATION. This agreement and the tenancy hereby granted may be
terminated at any time by either party hereto by giving to the other party not
less than one full month's prior notice in writing.

         13. ATTORNEY'S FEES. The prevailing party in an action brought for the
recovery of rent or other moneys due or to become due under this lease or by
reason of a breach of any covenant herein contained or for the recovery of the
possession of said premises, or to compel the performance of anything agreed to
be dome herein, or to recover for damages to said property, or to enjoin any act
contrary to the provision hereof, shall be awarded all of the costs in
connection therewith, including, but not by way of limitation, reasonable
attorney's fees.

         14. LEAD PAINT DISCLOSURE. "Every purchaser of any interest in
residential real property on which a residential dwelling was built prior to
1978 is notified that such property may present exposure to lead from lead-based
paint that may place young children at risk of developing lead poisoning. Lead
poisoning in young children may produce permanent neurological damage, including
learning disabilities, reduced intelligence quotient, behavioral problems and
impaired memory. Lead poisoning also poses a particular risk to pregnant women.
The seller of any interest in residential real estate is required to provide the
buyer with any information on lead-based paint hazards from risk assessments or
inspection in the seller's possession and notify the buyer of any known
lead-based paint hazards. A risk assessment or inspection for possible
lead-based paint hazards is recommended prior to purchase.

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement in
duplicate the day and year first above written.

Lessee
        ---------------------------------------------

Lessor
      -----------------------------------------------MEDIA CENTER OFFICE LEASE

                                     BETWEEN

                               RP HOLDINGS, INC.,

                            A CALIFORNIA CORPORATION

                                       AS

                                    LANDLORD

                                       AND

                            ALPINE TELEVISION, INC.,

                            A CALIFORNIA CORPORATION

                                       AS

                                     TENANT

                                 AUGUST 3, 1999

<PAGE>

                            MEDIA CENTER OFFICE LEASE

P R E A M B L E:.............................................................1
---------------
1.       PRINCIPAL LEASE PROVISIONS..........................................1
         1.1       Landlord's Address........................................1
2.       PREMISES............................................................3
         2.1       Premises..................................................3
         2.2       Building Common Areas.....................................3
3.       TERM AND POSSESSION.................................................3
         3.1       Term......................................................3
         3.2       Possession................................................3
         3.3       Acceptance of Premises....................................3
         3.4       Quiet Enjoyment...........................................3
         3.5       Security Deposit..........................................3
4.       RENT................................................................4
         4.1       Payment of Rent...........................................4
         4.2       Monthly Rental............................................4
         4.3       Additional Rental.........................................4
         4.4       Definitions...............................................5
         4.5       Calculation and Payment of Additional Rental..............6
         a)        Calculation of Excess and Underage........................6
         b)        Statement of Actual Direct Expenses and Payment by Tenant.6
         c)        Statement of Estimated Direct Expenses....................6
         4.6       Taxes and Other Charges for Which Tenant is Directly
                   Responsible...............................................7
         4.7       Payment for Additional Services...........................7
5.       SERVICES AND UTILITIES..............................................8
         5.1       Services by Landlord......................................8
         5.2       Maintenance and Repair by Landlord........................8
         5.3       Additional Services.......................................8
                   a)         Parking........................................8
                   b)         Telephone Service..............................8
                   c)         Other Services.................................8
         5.4       Interruption of Service...................................8
6.       USE AND OCCUPANCY BY TENANT.........................................9
         6.1       Use by Tenant.............................................9
         6.2       Rules and Regulations.....................................9
         6.3       Prohibited Uses...........................................9
         6.4       Compliance With Laws......................................9

<PAGE>

7.       MAINTENANCE, REPAIRS AND ALTERATIONS...............................10
         7.1       Maintenance and Repair...................................10
         7.2       Alterations and Additions................................10
                   a)         Landlord's Consent............................10
                              (I)      Alterations Requiring Prior Notice...10
                              (II)     Alterations Requiring Prior Consent..10
                              (III)    Indemnity and Bond...................11
                              (IV)     Construction Insurance...............11
                              (V)      Other Terms..........................11
                   b)         Ownership and Surrender.......................12
                              (I)      Alterations..........................12
                              (II)     Tenant's Property....................12
                              (III)    Liens................................12
                              (IV)     Additional Requirements..............13
8.       INSURANCE AND INDEMNIFICATION......................................13
         8.1       Landlord's Insurance and Waiver..........................13
         8.2       Tenant's Insurance.......................................13
         8.3       Indemnification..........................................15
         8.4       Waiver of Subrogation....................................15
9.       DAMAGE OR DESTRUCTION..............................................16
         9.1       Notice of Casualty.......................................16
         9.2       Repair of Damage.........................................16
         9.3       Abatement................................................16
         9.4       Termination of Lease in Event of Damage..................16
         9.5       End of Term..............................................17
         9.6       Terms of Master Lease....................................17
10.      CONDEMNATION.......................................................17
11.      ASSIGNMENT, SUBLETTING AND RECAPTURE...............................17
         11.1      Consent Required.........................................17
         11.2      Prohibitions.............................................18
         11.3      Payments to Landlord.....................................18
         11.4      Recapture................................................19
         11.5      No Release...............................................19
         11.6      Tenant's Remedies........................................19
12.      DEFAULT AND REMEDIES...............................................19
         12.1      Events of Default........................................19
         12.2      Remedies.................................................20
         12.3      Damages On Termination...................................20
         12.4      Late Charge..............................................21
         12.5      Past Due Obligations.....................................21
         12.6      Application of Payments - Order of Precedence............21
         12.7      Non-exclusive Remedies...................................22

<PAGE>

13.      ADDITIONAL RIGHTS OF LANDLORD......................................22
         13.1      Entry by Landlord........................................22
         13.2      Building Planning........................................22
         13.3      Transfer by Landlord.....................................22
         13.4      Default of Landlord......................................23
         13.5      Subordination............................................23
         13.6      Lender's Rights..........................................23
         13.7      Estoppel Certificate.....................................24
         13.8      Financial Information....................................24
14.      MASTER LEASE.......................................................24
         14.1      Subordination............................................24
         14.2      Tenant Subordination.....................................24
         14.3      Tenant's Estoppel........................................24
15.      MISCELLANEOUS......................................................25
         15.1      Brokers..................................................25
         15.2      End of Term and Holding Over.............................25
         15.3      Performance..............................................25
         15.4      Notices..................................................25
         15.5      Merger...................................................26
         15.6      Termination..............................................26
         15.7      Applicable Laws..........................................26
         15.8      Professional Fees........................................26
         15.9      Arbitration of Disputes..................................26
         15.10     Modification.............................................26
         15.11     Relationship of Parties..................................27
         15.12     Waiver...................................................27
         15.13     Partial Invalidity.......................................27
         15.14     Interpretations..........................................27
         15.15     Successors and Assigns...................................27
         15.16     Tenant as Partnership....................................27
         15.17     Tenant as Corporation....................................27
         15.18     Right to Lease...........................................28
         15.19     Landlord's Liability.....................................28
         15.20     Exercise of Landlord's Rights............................28
         15.21     Exhibits.................................................28
         15.22     Time.....................................................28

<PAGE>

                            MEDIA CENTER OFFICE LEASE
                            -------------------------

THIS LEASE (the "Lease"), dated for reference purposes only as of the 3rd day of
August, 1999, is entered into by and between RP Holdings, Inc., a California
corporation ("Landlord"), and ALPINE TELEVISION, INC., a CALIFORNIA CORPORATION
("Tenant");

                                P R E A M B L E:
                                ----------------

         Landlord, in consideration of the rent to be paid and the covenants and
agreements to be performed by Tenant, as hereinafter set forth, does hereby
lease, demise and let unto Tenant and Tenant hereby leases and accepts from
Landlord that certain office space in the "Building", as defined below, shown
and designed on the floor plan attached hereto as Exhibit "A-1" (the "Premises")
for the "Term", as defined below, unless sooner terminated as herein provided.
The Building is part of that certain complex commonly known as the Raleigh
Studios - Manhattan Beach ("Raleigh Studios") depicted on the attached Exhibit
"A-2". Landlord, as tenant, leases Raleigh Studios from Shamrock MBS, L.L.C., a
Delaware limited liability company ("Master Landlord") under that certain lease
(the "Master Lease") dated July 1, 1998. This Lease is subject to and
subordinate to the Master Lease.

         The Premises are leased by Landlord to Tenant and are accepted and are
to be used and possessed by Tenant upon and subject to the following terms,
provisions, covenants, agreements and conditions.

1.       PRINCIPAL LEASE PROVISIONS:
         --------------------------

         Each reference in this Lease to any of the terms described in this
Article 1 shall mean and refer to the following; however, the other Articles of
this Lease contain numerous refinements and exceptions which qualify the
provisions of this Article; all other terms are as defined in this Lease:

1.1      Landlord's Address:

         RP HOLDINGS, INC.
         5300 Melrose Boulevard
         Hollywood, California 90038
         attention: Michael M. Moore

         with copy to:

         Terry Hughes, Esq.
         General Counsel
         RP Holdings, Inc.
         100 Wilshire Boulevard, Eighth Floor
         Santa Monica, California 90401

1.2      Tenant's Address:
         6919 Valjean Avenue           with a copy to:     Fran Freedman, Esq.
         Van Nuys, Ca. 91406                               Alpine Entertainment
         Attn: Roland Carroll                              6919 Valjean Avenue
                                                           Van Nuys, CA 91406

1.3      Building:                     Media Center (which shall include the
                                       Building Common Areas).

                                       1

<PAGE>

1.4      Floor Number:                 Third

1.5      Suite Number:                 310 - 4989  rentable square feet
                                       (Exhibit A)

1.6      Lease Term:                   Three years with an option to extend per
                                       paragraph 3.6

1.7      Commencement
         Date:                         April 15, 2000

1.8      Termination Date:             April 14, 2003

1.9      Initial Monthly
         Rental:                       Eleven Thousand Seven Hundred Seventy Two
                                       Dollars and Fifty Cents ($11,772.50)

1.10     Base Year:                    2000

1.11     Tenant's Share:               8.58% pro rata share

1.12     Security Deposit:             Eleven Thousand Seven Hundred Seventy Two
                                       Dollars and Fifty Cents ($11,772.50)

1.13     Brokers:                      CB Richard Ellis, Inc.

1.14     Number of
         Parked Cars:                  Tenant shall have the right to rent
                                       up to 2.5 unreserved spaces per 1000
                                       square feet at Landlord's current
                                       standard rates of $55.00 per unreserved
                                       parking space in the structure and 1.5
                                       reserved spaces per 1000 square feet at
                                       Landlord's standard rates of $125.00 per
                                       reserved parking space.

1.15     Use of Premises:              Office Use

                                       2

<PAGE>

2.       PREMISES.
         ---------

2.1      PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases
         from Landlord the Premises.

2.2      BUILDING COMMON AREAS. Tenant shall have, as appurtenant to the
         Premises, the non-exclusive right, in common with others, subject to
         rules attached hereto as Exhibit B, which may be changed from time to
         time by Landlord, to use the Building Common Areas as defined herein.
         The Building Common Areas shall consist of (i) areas surrounding or
         within the Building designated by Landlord that include the common
         entrances, lobbies, atrium areas, restrooms, elevators, stairways and
         access ways, ramps, drives, platforms, passage ways, service ways,
         loading and unloading areas, and trash areas servicing the Building;
         and (ii) areas within Raleigh Studios designated by Landlord for access
         to the Parking Area (as defined herein) and the Building by vehicles
         and pedestrian traffic ("Access Common Areas").

3.       TERM AND POSSESSION.
         --------------------

3.1      TERM. The term of this Lease shall be for the term set forth in Section
         1.6, commencing on the Commencement Date as set forth in Section 1.7
         and ending on the Termination Date as set forth in Section 1.8 unless
         sooner terminated as provided in this Lease.

3.2      POSSESSION. Tenant agrees that if Landlord is unable to deliver
         possession of the Premises to Tenant on the Commencement Date, Landlord
         shall not be liable for any damage caused thereby, nor shall this Lease
         be void or voidable. Under such circumstances, the term of this Lease
         shall not commence and the rent and the payments for expenses which
         Tenant is obligated to pay shall not commence until the Premises are
         available for occupancy by Tenant, unless such delay is the fault of
         Tenant. If Landlord tenders possession of the Premises to Tenant prior
         to the Commencement Date and if Tenant elects to accept such prior
         tender, the term of this Lease shall commence on the date Tenant takes
         possession of the Premises and all of the terms, covenants and
         conditions of this Lease, including the payment of rent and other
         expenses, shall be effective as of such date. Notwithstanding the fact
         that the term of this Lease commences earlier or later than the
         Commencement Date, the term of this Lease shall end on the Termination
         Date set forth in Section 1.8.

3.3      ACCEPTANCE OF PREMISES. By taking possession of the Premises, Tenant
         accepts the Premises in its then "as is" condition and acknowledges
         that the Premises and the Building are in good and satisfactory
         condition at the time Tenant takes possession of the Premises.

3.4      QUIET ENJOYMENT. Upon Tenant's paying the rent and other expenses
         provided in this lease and observing and performing all of the terms,
         covenants and conditions to be observed and performed by Tenant
         hereunder, Tenant shall have possession of the Premises for the entire
         term hereof, subject to all of the provisions of this Lease.

3.5      SECURITY DEPOSIT. On delivery to Landlord of a copy of this Lease
         executed by Tenant, Tenant shall deposit with Landlord the amount set
         forth in Section 1.12 as security for the performance by Tenant of its
         obligations under this Lease. Upon any default by Tenant under this
         Lease, Landlord may, but shall not be obligated to, use, apply or
         retain all or any part of such security deposit for the payment of any

                                       3

<PAGE>

         rent in default, or any other damage, loss, cost or expense which
         Landlord may incur as a result of, or in connection with, Tenant's
         default. If Landlord so applies any portion of such security deposit,
         Tenant shall within ten (10) days after written demand from Landlord,
         restore such deposit to the full amount provided in the Lease. Landlord
         shall not be required to pay interest to Tenant on such security
         deposit or to keep such security deposit separate from its general
         accounts. If Tenant complies with all of the provisions of this Lease,
         the unused portion of such security deposit shall be returned to Tenant
         (or, at Landlord's option, to the last assignee of Tenant's interest
         hereunder) within a reasonable time after the expiration or sooner
         termination of the Lease Term and the surrender of possession of the
         Premises to Landlord in the condition required hereby. Tenant hereby
         waives the provisions of Section 1950.7 of the California Civil Code,
         and all other provisions of law, now or hereafter in force, which
         provide that Landlord may claim from a security deposit only those sums
         reasonably necessary to remedy defaults in the payment of rent, to
         repair damage caused by Tenant or to clean the Premises, it being
         agreed that Landlord may, in addition, claim those sums reasonably
         necessary to compensate Landlord for any loss or damage, caused by the
         act or omission of Tenant or any officer, employee, agent or invitee of
         Tenant. No successor of Landlord's interest hereunder shall be liable
         for the return of any security deposit made by Tenant except to the
         extent such successor actually receives such deposit.

3.6      OPTION TO EXTEND At the end of the initial term, Tenant shall have the
         option to extend for one (1) two (2) year period. Tenant shall provide
         Landlord with no less than four (4) months prior written notice of its
         intent to extend. The rental rate for the extended term shall include a
         five (5%) percent increase for each year of the extended term.

4.       RENT.
         -----

4.1      PAYMENT OF RENT. Tenant shall pay the Monthly Rental without any prior
         demand therefor and without any deduction or offset whatsoever, in
         lawful money of the United States of America, to Landlord on the first
         day of each calendar month during the term of this Lease as rent for
         the Premises for such month. Tenant shall make all payments of rent and
         other expenses to Landlord at Landlord's address or at such other
         address as Landlord may from time to time request in writing. If the
         term of this Lease commences other than on the first day of the month
         or ends other than on the last day of a month, the rent for a partial
         month shall be prorated on a thirty (30) day month, based on the number
         of days in such month that this Lease is in effect.

4.2      MONTHLY RENTAL. The Monthly Rental for Months 1 through 36 beginning
         with the Commencement Date shall be the Initial Monthly Rental as
         provided in Section 1.9 hereof.

4.3      ADDITIONAL RENTAL. In addition to paying the Monthly Rental as
         specified in Section 4.1 of this Lease, Tenant shall pay Tenant's Share
         (as defined herein) of the annual Direct Expenses (as defined herein)
         which are in excess of Direct Expenses incurred in the Base Year (as
         defined herein); provided, however, that in no event shall any decrease
         in Direct Expenses entitle Tenant to any decrease in the Monthly Rental
         or any credit against sums due under this Lease. Such payments by
         Tenant together with any and all other amounts payable by Tenant to
         Landlord pursuant to the terms of this Lease, shall be hereinafter
         collectively referred to as the "Additional Rental". The Monthly Rental
         and Additional Rental are herein collectively referred to as "Rent" or
         "rent". All amounts due under this Article 4 as Additional Rental shall
         be payable for the same periods and in the same manner as the Monthly
         Rental. Without limitation on other obligations of Tenant which shall
         survive the expiration of the Lease Term, the obligations of Tenant to
         pay the Additional Rental provided for in this Article 4 shall survive
         the expiration of the Lease Term.

                                       4

<PAGE>

4.4      DEFINITIONS. As used in this ARTICLE 4, the following terms shall have
         the meanings hereinafter set forth:

a)       "Base Year" shall be the period set forth in Section 1.10.

b)       "Direct Expenses" shall mean "Operating Expenses" and "Tax Expenses".

c)       "Expense Year" shall mean each calendar year in which any portion of
         the Lease Term falls, through and including the calendar year in which
         the Lease Term expires, provided that Landlord, upon notice to Tenant,
         may change the Expense Year from time to time to any other twelve (12)
         consecutive month period, and in the event of any such change, Tenant's
         Share of Direct Expenses shall be equitably adjusted for any Expense
         Year involved in any such change.

d)       "Operating Expenses" shall mean all expenses, costs and amounts of
         every kind and nature which Landlord shall incur during any Expense
         Year, because of or in connection with Landlord's management,
         maintenance, repair, replacement, restoration or operation of the
         Building and the Building Common Areas, whether or not such expenses,
         costs and amounts are payable to the Master Landlord under the Master
         Lease. Operating Expenses shall include, without limitation: (i) the
         cost of operating, maintaining, repairing, renovating and managing the
         utility systems, mechanical systems, sanitary and any escalator and/or
         elevator systems, and the cost of supplies and equipment and
         maintenance and service contracts in connection therewith; (ii) the
         cost of licenses, certificates, permits and inspections and the cost of
         contesting the validity or applicability of any governmental enactments
         which may affect Operating Expenses , and the costs incurred in
         connection with the implementation and operation of a transportation
         system management program or similar program; (iii) the cost of
         insurance carried by Landlord, in such amounts as Landlord may
         reasonably determine (including without limitation the amounts required
         to maintained under the Master Lease); (iv) the cost of landscaping,
         relamping, and all supplies, tools, equipment and materials used; (v)
         the cost of parking area repair, restoration, and maintenance,
         including, but not limited to, resurfacing, repainting, restriping, and
         cleaning; (vi) fees, charges and other costs, including consulting
         fees, reasonable legal fees and reasonable accounting fees, of all
         contractors engaged by Landlord or otherwise reasonably incurred by
         Landlord; (vii) any equipment rental agreements or management
         agreements (including the cost of any management fee and the fair
         rental value of any office space provided thereunder); (viii) wages,
         salaries and other compensation and benefits of all persons engaged in
         the operation, management, maintenance or security, and employer's
         Social Security taxes, unemployment taxes or insurance, and any other
         taxes which may be levied on such wages, salaries, compensation and
         benefits; provided, that if any employees of Landlord provide services
         for more than one building of Landlord, then a prorated portion of such
         employees' wages, benefits and taxes shall be included in Operating
         Expenses based on the portion of their working time devoted to the
         Building and the Building Common Areas; (ix) operation, repair,
         maintenance and replacement of all "Systems and Equipment," as that
         term is defined below, and components thereof; (x) the cost of
         janitorial, alarm and security service, window cleaning, trash removal,
         parking lot sweeping, landscape maintenance, replacement of wall and
         floor coverings, ceiling tiles and fixtures in common areas,
         maintenance and replacement of curbs and walkways, repair to roofs and
         re-roofing; (xi) amortization (including interest on the unamortized
         cost) of the cost of acquiring or the rental expense of personal
         property; (xiii) the cost of any capital improvements or other costs
         made to the Building that are required under any governmental law or
         regulation, ^ provided, however, that if any such cost described above,
         is a capital expenditure, such cost shall be amortized (including
         interest on the unamortized cost) over its useful life as Landlord
         shall reasonably determine, and (xiv) all amounts of "Additional Rent"
         as defined in the Master Lease payable by Landlord under the Master
         Lease that are allocable to the Building and the Building Common Areas.
         If the Building is not at least ninety-five percent (95%) occupied

                                       5

<PAGE>

         during all or a portion of any Expense Year, Landlord may make an
         appropriate adjustment to the variable components of Operating Expenses
         for such year or applicable portion thereof, employing sound accounting
         and management principles, to determine the amount of Operating
         Expenses that would have been incurred had the Building been
         ninety-five percent (95%) occupied; and the amount so determined shall
         be deemed to be the amount of Operating Expenses for such year, or
         applicable portion thereof. Notwithstanding anything to the contrary
         set forth in this ARTICLE 4, when calculating Direct Expenses for the
         Base Year, Operating Expenses shall exclude market-wide labor-rate
         increases due to extraordinary circumstances, including, but not
         limited to, boycotts and strikes, and utility rate increases due to
         extraordinary circumstances including, but not limited to, conservation
         surcharges, boycotts, embargoes or other shortages, or amortized costs
         relating to capital improvements. "Systems and Equipment" shall mean
         any plant, machinery, transformers, duct work, cable, wires, and other
         equipment, facilities, and systems designed to supply heat,
         ventilation, air conditioning and humidity or any other services or
         utilities, or comprising or serving as any component or portion of the
         electrical, gas, steam, plumbing, sprinkler, communications, alarm,
         security, or fire/life safety systems or equipment, or any other
         mechanical, electrical, electronic, computer or other systems or
         equipment which serve the Building in whole or in part.

g)       "Tax Expenses" shall mean all amounts charged to Landlord during any
         Expense Year as "Tax Expenses" under the Master Lease, which are
         attributable to the ownership, management, and operation of the
         Building and the Building Common Areas.

h)       "Tenant's Share" shall mean the percentage set forth in Section 1.11.

4.5      CALCULATION AND PAYMENT OF ADDITIONAL RENTAL.

a)       CALCULATION OF EXCESS AND UNDERAGE. If for any Expense Year ending or
         commencing within the Lease Term, Tenant's Share of Direct Expenses for
         such Expense Year exceeds Tenant's Share of Direct Expenses for the
         Base Year, then Tenant shall pay to Landlord, in the manner set forth
         in SECTION 4.5.(b), below, and as Additional Rental, an amount equal to
         the excess (the "Excess").

b)       STATEMENT OF ACTUAL DIRECT EXPENSES AND PAYMENT BY TENANT. Following
         the end of each Expense Year, Landlord shall give to Tenant a statement
         (the "Statement") which Statement shall state the actual Direct
         Expenses incurred or accrued for such preceding Expense Year, and which
         shall indicate the amount, if any, of any Excess or underage. Upon
         receipt of the Statement for each Expense Year ending during the Lease
         Term, if an Excess is present, Tenant shall pay, with its next
         installment of Monthly Rental, the full amount of the Excess for such
         Expense Year, less the amounts, if any, paid during such Expense Year
         as "Estimated Excess", as that term is defined in SECTION 4.5.(c)
         below. Even though the Lease Term has expired and Tenant has vacated
         the Premises, when the final determination is made of Tenant's Share of
         the Direct Expenses for the Expense Year in which this Lease
         terminates, if an Excess is present, Tenant shall, within thirty (30)
         days of receipt of a Statement setting forth the Excess, pay to
         Landlord an amount as calculated pursuant to the provisions of SECTION
         4.5.(a) of this Lease. The provisions of this SECTION 4.5.(b) shall
         survive the expiration or earlier termination of the Lease Term.

c)       STATEMENT OF ESTIMATED DIRECT EXPENSES. Landlord, at Landlord's option,
         may elect to give Tenant a yearly expense estimate statement (the
         "Estimate Statement") which Estimate Statement shall set forth
         Landlord's reasonable estimate (the "Estimate") of what the total

                                       6

<PAGE>

         amount of Direct Expenses for the then-current Expense Year shall be
         and the estimated Excess (the "Estimated Excess") as calculated by
         comparing Tenant's Share of Direct Expenses, which shall be based upon
         the Estimate, to Tenant's Share of Direct Expenses for the Base Year.
         The failure of Landlord to timely furnish the Estimate Statement for
         any Expense Year shall not preclude Landlord from enforcing its rights
         to collect any Estimated Excess under this ARTICLE 4. If pursuant to
         the Estimate Statement an Estimated Excess is calculated for the
         then-current Expense Year, Tenant shall pay, with its next installment
         of Monthly Rental due, a fraction of the Estimated Excess for the
         then-current Expense Year (reduced by any amounts paid pursuant to the
         last sentence of this SECTION 4.5.(c)). Such fraction shall have as its
         numerator the number of months which have elapsed in such current
         Expense Year, including the month of such payment, and twelve (12) as
         its denominator. Until a new Estimate Statement is furnished, Tenant
         shall pay monthly, with the Monthly Rental installments, an amount
         equal to one-twelfth (1/12) of the total Estimated Excess set forth in
         the previous Estimate Statement delivered by Landlord to Tenant.

4.6      TAXES AND OTHER CHARGES FOR WHICH TENANT IS DIRECTLY RESPONSIBLE.
         Tenant shall reimburse Landlord upon demand for any and all taxes or
         assessments required to be paid by Landlord (except to the extent
         included in Tax Expenses by Landlord), excluding state, local and
         federal personal or corporate income taxes measured by the net income
         of Landlord from all sources and estate and inheritance taxes, whether
         or not now customary or within the contemplation of the parties hereto,
         when:

a)       Said taxes are measured by or reasonably attributable to the cost or
         value of Tenant's equipment, furniture, fixtures and other personal
         property located in the Premises, or by the cost or value of any
         leasehold improvements made in or to the Premises by or for Tenant, to
         the extent the cost or value of such leasehold improvements exceeds the
         cost or value of a building standard build-out as determined by
         Landlord regardless of whether title to such improvements shall be
         vested in Tenant or Landlord;

b)       Said taxes are assessed upon or with respect to the possession,
         leasing, operation, management, maintenance, alteration, repair, use or
         occupancy by Tenant of the Premises or any portion of the Building or
         Building Common Areas; or

c)       Said taxes are assessed upon this transaction or any document to which
         Tenant is a party creating or transferring an interest or an estate in
         the Premises; or

d)       Said assessments are levied or assessed upon the Building or Building
         Common Areas or any part thereof or upon Landlord and/or by any
         governmental authority or entity, and relate to the construction,
         operation, management, use, alteration or repair of mass transit
         improvements.

4.7      PAYMENT FOR ADDITIONAL SERVICES. In addition to the payment set forth
         above, but not as additional rent, Tenant shall pay to Landlord such
         sums as may be due to Landlord for items and Additional Services, as
         generally described in Section 5.3 below, provided by Landlord to
         Tenant in the month previous to the one in which the monthly rental is
         due. Notwithstanding anything in this Lease to the contrary, any delay
         or failure of Landlord to provide notice of the additional cost due, or
         in billing therefor, shall not constitute a waiver of, or in any way
         impair, the obligation of Tenant to pay such additional cost. Tenant's
         failure to pay such additional charges shall, without impairment to any
         other of Landlord's rights and remedies at law or otherwise, entitle
         Landlord to immediately terminate the Additional Services for which
         payment has not been made in whole when due, and shall be subject to
         the same penalties, charges, and actions at law as a failure to pay
         other contractual obligations. Landlord shall provide janitorial

                                       7

<PAGE>

         service equivalent to that furnished in comparable office buildings
         which shall consist essentially of a nightly clean-up five (5) days per
         week (excluding holidays) and window washing as reasonably required.
         Landlord shall replace fluorescent tubes and ballasts in the Landlord's
         building standard overhead fluorescent fixtures as required. Tenant
         shall pay for replacement of all other tubes, ballasts and bulbs as
         required. "Business Hours" shall mean Monday through Friday from 8 a.m.
         to 6 p.m., and on Saturday from 9:00 a.m. to 1:00 p.m., except for the
         date of observation of locally recognized holidays designated by
         Landlord (collectively, the "Holidays").

5.       SERVICES AND UTILITIES.
         -----------------------

5.1      SERVICES BY LANDLORD. Landlord shall furnish to the Premises during
         Business Hours (as defined below) such amounts of air conditioning,
         heating and ventilation as may be reasonably necessary for the
         comfortable use and occupation of the Premises as office space.
         Landlord shall at all times furnish the Premises with elevator service
         and electricity adequate for normal lighting and office machines and
         shall furnish water for lavatory and drinking purposes.

5.2      MAINTENANCE AND REPAIR BY LANDLORD. Landlord shall use commercially
         reasonable efforts to repair and maintain the Building and Building
         Common Areas.

5.3      ADDITIONAL SERVICES. Landlord shall provide to Tenant, at additional
         cost to Tenant, the following Additional Services:

a)       PARKING. Landlord shall permit Tenant and its employees to park the
         number of cars set forth in Section 1.14 within the parking area
         designated by Landlord at Raleigh Studios and Tenant shall pay the
         monthly rate for parking from time to time applicable thereto. Tenant
         shall comply with rules and regulations applicable to the parking area.

b)       TELEPHONE SERVICE. Telephone service is provided through a privately
         owned telephone switch system and not by a public utility and shall be
         billed at the standard charges and rates established by Landlord for
         all Tenants having similar telephone usage and requirements. Telephone
         charges and rates shall be established at the time such service is
         ordered initially and shall apply in all months in which Tenant
         utilizes such service, subject to any price adjustments applicable to
         all users that Landlord in Landlord's sole discretion, may find it
         necessary to make.

c)       OTHER SERVICES. Use of Landlord's equipment, provision of maintenance
         services beyond those set forth in Section 5.2 above, provision of
         repair services, and use of conference rooms, as well as such other
         items and/or services as may be agreed to in writing between Landlord
         and Tenant. If Tenant requests, and Landlord elects to provide heating,
         ventilation and air-conditioning service after Business Hours, the
         delivery of such service shall be subject to such hourly rates, advance
         notice requirements and minimum period requirements as Landlord may
         establish.

5.4      INTERRUPTION OF SERVICE. Landlord shall not be liable and the Monthly
         Rental and other payment to Landlord shall not abate for interruptions
         to, without limitation, the telephone, plumbing, heating, ventilating,
         air conditioning, elevator, electrical or other mechanical systems or
         cleaning services, by reason of any casualty, accident, emergency,
         repairs, alterations, improvements or shortages, or lack of
         availability of materials or services. At any time during the term of
         this Lease, any utilities and\or services may be conserved by Landlord
         without abatement of rent or other expenses if undertaken by Landlord
         as required by any governmental agency or in a reasonable effort to
         reduce energy or other resource consumption.

                                       8

<PAGE>

6.       USE AND OCCUPANCY BY TENANT.
         ----------------------------

6.1      USE BY TENANT. Tenant shall use and occupy the Premises for office
         purposes and such other purpose as described in Section 1.15 and for no
         other purposes. Tenant shall operate its business on the Premises
         during normal business hours and shall maintain sufficient personnel on
         the Premises during normal business hours to receive and supervise
         visitors to the Premises. Tenant shall not do or permit anything to be
         done in or about the Premises which would constitute a nuisance to the
         other tenants or occupants of the building or significantly interfere
         with their use of any area of the Building other than the Premises.

6.2      RULES AND REGULATIONS. Tenant and its employees, agents and visitors
         shall observe faithfully the Rules and Regulations attached hereto as
         Exhibit "B" and made a part hereof, and such other and further
         reasonable Rules and Regulations as Master Landlord or Landlord may
         from time to time adopt. Landlord shall not be liable to Tenant for
         violation of any Rules and Regulations or the breach of any provision
         in any lease by any other tenant or other party in the Studios.

6.3      PROHIBITED USES. Tenant shall not use nor permit anything to be done in
         or about the Premises nor bring or keep anything therein which shall:
         (a) increase the existing rate of, cause the cancellation of, or
         otherwise adversely affect any casualty or other insurance for the
         Building or any part thereof or any of its contents; (b) impair the
         proper and economic maintenance, operation and repair of the Building
         or any portion thereof; (c) cause any nuisance in or about the Premises
         or the Building; or (d) obstruct or interfere with the rights of other
         tenants or occupants of the Building or injure or annoy them. Tenant
         shall not commit or allow to be committed any waste to the Premises or
         the Building.

6.4      COMPLIANCE WITH LAWS. Tenant shall not use the Premises or permit
         anything to be done in or about the Premises or Raleigh Studios which
         shall in any way conflict with or violate any present or future law,
         statute, ordinance, code, rule, regulation, requirement, license,
         permit, certificate, judgment, decree, order or direction of any
         present or future governmental or quasi-governmental authority, agency,
         department, board, panel or court (singularly and collectively "LAWS").
         Tenant shall, at its expense, promptly comply with all Laws, and with
         the requirements of any board of fire insurance underwriters or other
         similar bodies now or hereafter constituted, relating to or affecting
         the condition, use or occupancy of the Premises, with respect to the
         Tenant Improvements located in or about the Premises or with respect to
         the Building Common Areas on the floor or floors containing the
         Premises. Tenant shall not use or allow another person or entity to use
         any part of the Premises for the storage, use, treatment, manufacture
         or sale of hazardous materials or substances as defined pursuant to any
         applicable federal, state or local governmental or quasi-governmental
         law, code, ordinance, rule, or regulation. Landlord acknowledges,
         however, that Tenant shall maintain products in the Premises which are
         incidental to the operation of its offices, such as photocopy supplies,
         secretarial supplies and limited janitorial supplies, which products
         contain chemicals which are categorized as hazardous materials.

                                       9

<PAGE>

7.       MAINTENANCE, REPAIRS AND ALTERATIONS.
         -------------------------------------

7.1      MAINTENANCE AND REPAIR. During the term of this Lease, Tenant shall
         take good care of the Premises and fixtures therein and maintain them
         in good order, condition and repair in a quality and class equal to the
         original work, ordinary and reasonable wear excepted. During the term
         of this Lease, Tenant shall maintain at its own expense all plumbing
         fixtures and the area in which such plumbing fixtures are located
         within the Premises, except the restrooms located in the core of the
         Building, in good order, condition and repair to the reasonable
         satisfaction of Landlord. Upon surrender of the Premises to Landlord,
         Tenant shall deliver the Premises to Landlord, broom clean, in as good
         order, condition and repair as they are on the commencement of the term
         of this Lease, ordinary and reasonable wear excepted. Without limiting
         the foregoing, Landlord may require that any such maintenance or
         repairs be performed by Landlord at Tenant's expense, but only in the
         event that Tenant shall fail, in Landlord's reasonable opinion, to
         maintain or repair the premises in a proper manner, and only after
         Landlord has provided Tenant with thirty (30) days prior written notice
         of the Landlord's objection to the method and manner in which the
         Tenant is maintaining the premises. In addition to the forgoing
         requirements of this Article 7.1.

7.2      ALTERATIONS AND ADDITIONS.

a)       LANDLORD'S CONSENT.

         (i) ALTERATIONS REQUIRING PRIOR NOTICE. Tenant shall not make or permit
         to be made any alterations, additions or improvements (singularly and
         collectively "Alterations") to or of the Building or the Premises or
         any part thereof without the prior written consent of Landlord in each
         instance. However, Landlord's consent shall not be required (but Tenant
         must provide prior written notice) for minor cosmetic decorations of
         the Premises such as wall coverings, wall hangings, nor for the
         installation of furnishings (collectively, "Cosmetic Alterations"). If
         tenant improvement work is to be performed to the Premises pursuant to
         the terms of a Work Letter attached hereto as an Exhibit, the initial
         installation and performance of such work shall be governed by the
         terms of such Work Letter and not by the terms of this Section 7.2
         provided any addition, modification or removal of such work after its
         initial installation shall be governed by this Section 7.2.

         (ii) ALTERATIONS REQUIRING PRIOR CONSENT. Landlord shall not
         unreasonably withhold its consent to any Alterations provided and upon
         the condition that all of the following conditions (which shall not
         apply to Cosmetic Alterations) shall be satisfied: (a) the Alterations
         do not affect the outside appearance of the Building; (b) the
         Alterations are nonstructural and do not affect the water-tight nature
         of the Building; (c) the Alterations are to the interior of the
         Premises and do not affect any part of the Building outside of the
         Premises; (d) the Alterations do not affect the functioning of the
         heating, ventilating and air conditioning ("HVAC"), mechanical,
         electrical, sanitary or other utilities, systems and services of the
         Building, or increase the usage thereof by Tenant; (e) Landlord shall
         have approved the final plans and specifications for the Alterations
         and all contractors (including subcontractors) who shall perform them;
         (f) Tenant agrees to pay to Landlord (i) a fee for Landlord's indirect
         costs, field supervision or coordination in connection with the
         Alterations equal to five percent (5%) of the estimated cost of the
         Alterations, and (ii) the reasonable costs and expenses actually
         incurred by Landlord in reviewing Tenant's plans and specifications and

                                       10

<PAGE>

         inspecting the Alterations to determine whether they are being
         performed in accordance with the approved plans and specifications and
         in compliance with Laws, including, without limitation, the fees of any
         architect or engineer employed by Landlord for such purpose; and (g)
         before proceeding with any Alteration Tenant shall comply with the lien
         obligations set forth in subsection (iii) below. Unless all of the
         foregoing conditions are satisfied, Landlord shall have the right to
         withhold its consent to the Alterations in Landlord's sole and absolute
         discretion. Tenant shall pay, when presented and as due, all claims for
         labor, services and/or materials furnished or alleged to have been
         furnished regarding Alterations, including, without limitation, as may
         become due, mechanics' or material men's liens against Raleigh Studios
         or any portion thereof or interest therein. Subject to the requirements
         of this Section 7.2 and all other applicable provisions of this Lease,
         Tenant shall have the right to contest in good faith the validity of
         any such lien, claim and/or demand. Tenant shall fully satisfy any
         judgment within five calendar days of its issuance that may be rendered
         against Landlord, Raleigh Studios and/or any portion thereof or
         interest therein. In order to appeal any judgment, Tenant shall first
         post an appeal bond within five calendar days of the issuance of the
         judgment in form, substance and amount as reasonably required by
         Landlord or any purchaser of Raleigh Studios or any portion thereof or
         interest therein and also as are required by any lender or title
         company.

         (iii) INDEMNITY AND BOND. Tenant shall defend and indemnify Landlord,
         Master Landlord and Raleigh Studios against any such lien, claim and/or
         demand in connection with any Alteration as provided in Section 8.3
         herein. Tenant shall also furnish Landlord with both a lien release
         bond and a surety bond in an amount sufficient to cover all expenses,
         claims, losses, damages and/or liabilities that may be claimed against
         or suffered by Landlord, Master Landlord and Raleigh Studios or any of
         them by reason of Tenant's contest, including without limitation to
         satisfy Tenant's defense and indemnity of Landlord, Master Landlord and
         Raleigh. Such bonds shall be in form, substance and amount as are
         reasonably satisfactory to Landlord and also as are required by any
         lender or title company. The lien release bond shall also be in form,
         substance and amount sufficient to satisfy and remove of record the
         contested lien, claim and/or demand.

         (iv) CONSTRUCTION INSURANCE. Before construction begins, Tenant shall
         deliver to Landlord reasonable evidence that damage to, or destruction
         of, the Alterations during construction will be covered either by the
         policies that Tenant is required to carry under Article 8 or by a
         policy of builder's all-risk insurance in an amount reasonably approved
         by Landlord. If Landlord requires Tenant to provide builder's all-risk
         insurance for the proposed Alterations, Tenant shall provide a copy of
         the policy, any endorsements, and an original certificate of insurance
         that complies with Article 8. Tenant shall cause each contractor and
         subcontractor to maintain all worker's compensation insurance required
         by law and liability insurance (including property damage) in amounts
         reasonably required by Landlord. Landlord and Master Landlord shall be
         named as an additional insured on the contractor's liability insurance
         policy.

         (v) OTHER TERMS. Not more than twenty (20) days prior to commencement
         of any Alterations (including, without limitation, Cosmetic
         Alterations), Tenant shall notify Landlord of the work commencement
         date so that Landlord may post notices of non-responsibility about the
         Premises. All Alterations must comply with all Laws, the other terms of
         this Lease, and the final plans and specifications approved by
         Landlord, and Tenant shall fully and promptly comply with and observe
         the rules and regulations of Landlord then in force with respect to the
         making of Alterations. Landlord's review and approval of Tenant's plans

                                       11

<PAGE>

         and specifications are solely for Landlord's benefit. Landlord shall
         have no duty toward Tenant, nor shall Landlord be deemed to have made
         any representation or warranty to Tenant, with respect to the safety,
         adequacy, correctness, efficiency or compliance with Laws of the design
         of the Alterations, the plans and specifications therefor, or any other
         matter regarding the Alterations. In addition, the performance of
         Alterations shall also be conditioned upon the following: (a) copies of
         Tenant's plans and specifications shall have been delivered to Landlord
         at least 15 calendar days before Tenant commences the Alterations, or
         if plans and specifications are not required by Laws and have not been
         prepared for such Alterations, Tenant shall deliver a written
         description of the Alterations to be performed; all required
         governmental approvals and permits have been obtained and copies have
         been delivered to Landlord; all requirements regarding insurance
         hereunder and all commercially reasonable requirements of Landlord's
         and Master Landlord's hazard insurance carriers have been satisfied,
         and a certificate of insurance showing Landlord and Master Landlord as
         additional insureds as required hereunder shall be delivered to
         Landlord.

b)       OWNERSHIP AND SURRENDER.

         (i) ALTERATIONS. Upon their installation, all Alterations, including,
         but not limited to, cabling, wall covering, paneling and built-in
         cabinetry, but excluding movable furniture, trade fixtures and office
         equipment ("Tenant's Property"), shall become a part of the realty and
         belong to Landlord and shall be surrendered with the Premises. However,
         upon the expiration or sooner termination of the Lease Term, Tenant
         shall, upon demand by Landlord, at Tenant's expense, immediately remove
         any Alterations made by Tenant which are designated by Landlord to be
         removed and repair any damage to the Premises caused by such removal.

         (ii) TENANT'S PROPERTY. Upon the expiration or sooner termination of
         the Lease Term, Tenant shall immediately remove Tenant's Property from
         the Premises and repair any damage to the Premises caused by the
         installation, use or removal of Tenant's Property. If Tenant fails to
         remove Tenant's Property on or before the expiration or sooner
         termination of the Lease Term, (i) Tenant's Property shall be, at
         Landlord's option, deemed abandoned by Tenant, (ii) Tenant hereby
         waives any statutory or common law rights to Tenant's Property or to
         assert the means by which Landlord disposes of Tenant's Property, (iii)
         Tenant agrees that Landlord may keep or dispose of Tenant's Property in
         any manner Landlord desires, without liability to Tenant therefor, and
         (iv) Tenant shall be obligated to promptly reimburse Landlord for any
         costs incurred by Landlord in removing and disposing of Tenant's
         Property (and for any costs incurred by Landlord in repairing the
         Premises as a result of the installation, use or removal of Tenant's
         Property). In no event shall Tenant's Property include any wall
         partitions ("Wall Partitions") installed at the Premises which permit
         the division of the Premises regardless of the fact that such
         partitions may be movable. All Wall Partitions shall be deemed
         Landlord's property and shall be surrendered with the Premises at the
         end of the Lease Term.

         (iii) LIENS. Tenant shall pay when due all claims for labor, materials
         and services furnished by or at the request of Tenant or Tenant's
         Affiliates. Tenant shall keep the Premises and the Building free from
         all liens, security interests and encumbrances (including, without
         limitation, all mechanic's liens and stop notices) created as a result
         of or arising in connection with the Alterations or any other labor,
         services or materials provided for or at the request of Tenant or
         Tenant's Affiliates, or any other act or omission of Tenant or Tenant's

                                       12

<PAGE>

         Affiliates, or persons claiming through or under them (such liens,
         security interests and encumbrances singularly and collectively are
         herein called "Liens"). If Tenant fails to keep the Premises and the
         Building free from Liens, then, in addition to any other rights and
         remedies available to Landlord, Landlord may take any action necessary
         to discharge such Liens, including, but not limited to, payment to the
         claimant on whose behalf the Lien was filed.

         As used herein "Tenant's Affiliates" shall mean Tenant's owners,
         directors, officers and employees.

         (iv) ADDITIONAL REQUIREMENTS. Alterations shall comply with all Laws
         and Tenant shall be solely responsible for, shall comply with, and
         shall perform any work required by any and all Laws in any way arising
         out of or in connection with the Alterations.

8.       INSURANCE AND INDEMNIFICATION.
         ------------------------------

8.1      LANDLORD'S INSURANCE AND WAIVER. Landlord may obtain such liability
         insurance and such insurance for Raleigh Studios and the rents from
         Raleigh Studios against such other perils as Landlord considers
         appropriate and include such costs in Operating Expenses. Tenant
         acknowledges that it shall not be a named insured in such policy and
         that it has no right to receive any proceeds from any such insurance
         policies carried by Landlord.

8.2      TENANT'S INSURANCE.

a)       During the entire term of the Lease, Tenant shall obtain and keep in
         full force and effect, at its sole cost and expense, the following
         insurance:

         (i)      Fire and extended coverage insurance with a water damage and
                  sprinkler damage endorsement and with a vandalism and
                  malicious mischief endorsement for the tenant improvements in
                  the Premises and the property of Tenant located in the
                  Building and in an amount not less than ninety percent (90%)
                  of its cash value for the tenant improvements and for any
                  property such as standard office furniture, furnishings,
                  equipment, files and supplies and in an amount of one hundred
                  percent (100%) of its cash value for any property such as
                  cash, antiques, art objects and jewelry;

         (ii)     Comprehensive general liability insurance, to include personal
                  injury, bodily injury, broad form property damage,
                  premises/operations, owner's protective coverage, blanket
                  contractual liability, products and completed operations
                  liability and owned/non-owned auto liability, insuring against
                  all claims and liability arising out of the use or occupancy
                  of the Premises, with limits as appropriate to Tenant's use of
                  the Premises but not less than $2,000,000 inclusive. Such
                  policy shall name Landlord, Master Landlord and Master
                  Landlord's lender's, as applicable, as additional insured and
                  shall contain substantially the following provision:

                           "Such insurance as afforded by this policy for the
                           benefit of Landlord (and the owner of the premises
                           and such owner's lender holding a security interest
                           in the premises as applicable) shall be primary as
                           respects any claims, losses or liabilities arising
                           out of the use of the Premises by the Tenant or by
                           Tenant's operation and any insurance carried by
                           Landlord or owner shall be in excess and
                           non-contributing."

                                       13

<PAGE>

         (iii)    Insurance against interruption of Tenant's business and loss
                  of Tenant's business records in such amount as appropriate to
                  Tenant's business, unless Tenant shall provide, in writing,
                  evidence of self insurance satisfactory to Landlord pertaining
                  to interruption of Tenant's business and loss of Tenant's
                  business records.

b)       All insurance policies of Tenant required by this Lease shall be taken
         out with insurers reasonably acceptable to Landlord and in form
         reasonably satisfactory to Landlord. All such policies shall contain a
         waiver by the insurance company of any right of subrogation, shall name
         the Landlord, Master Landlord, and any other person holding an interest
         in Raleigh Studios designated by Landlord as additional insured, as
         their interests appear, and shall contain a cross-liability
         endorsement. Tenant agrees that certificates of insurance on Landlord's
         standard form, or, if required by Landlord, certified copies of each
         such insurance policy, shall be delivered to Landlord as soon as
         practicable after the placing of - the required insurance, but in no
         event later than ten (10) days after Tenant takes possession of all or
         any part of the Premises. All policies shall contain an undertaking by
         the insurers to notify Landlord Master Landlord and any other person
         holding an interest in Raleigh Studios designated by Landlord in
         writing no less than thirty (30) days prior to any material change,
         reduction in coverage, cancellation, or other termination thereof.

c)       In the event of damage to or destruction of the Building entitling
         Landlord or Master Landlord to terminate this Lease, if the Premises
         have also been damaged, and if Landlord or Master Landlord terminates
         this Lease, Tenant shall immediately pay to Landlord, or if Landlord
         directs Tenant, to Master Landlord as the case may be, all of its
         insurance proceeds, if any, relating to the Tenant Improvements and
         Alterations (but not to Tenant's trade fixtures, equipment, furniture
         or other personal property of Tenant) in the Premises. If the
         termination of this Lease is due to damage to the Building or the
         Premises hereunder, Tenant shall deliver to Landlord, in accordance
         with the provisions of this Lease, the Tenant Improvements, the
         Alterations and the Premises.

d)       Tenant agrees that it shall not keep, use, sell or offer for sale in or
         upon the Premises any article which may be prohibited by any insurance
         policy in force from time to time covering Raleigh Studios. In the
         event Tenant's occupancy or conduct of business in or on the Premises,
         whether or not Landlord has consented to the same, results in any
         increase in premiums for the insurance carried from time to time by
         Landlord or any other person holding an interest in the Premises,
         Tenant shall pay any such increase in premiums as additional rent
         within ten (10) days after being billed therefore by Landlord. In
         determining whether increased premiums are a result of Tenant's use or
         occupancy of the Premises, a schedule issued by the organization
         computing the insurance rate on Raleigh Studios or the Tenant
         Improvements showing the various components of such rate, shall be
         conclusive evidence of the several items and charges which make up such
         rate. Tenant shall promptly comply with all requirements of the
         insurance authority or of any insurer now or hereafter in effect
         relating to the Premises.

                                       14

<PAGE>

8.3      RELEASE AND INDEMNIFICATION.

a)       Notwithstanding any contrary provision herein, Tenant hereby waives all
         claims against each of Landlord Parties (as defined below) for any
         injury or damage to any person or property or any other loss
         (including, but not limited to, loss of income) in or about the
         Premises or Raleigh Studios by or from any cause whatsoever, and,
         without limiting the generality of the foregoing, whether caused by
         water leakage, by gas, fire, oil or electricity, by any interruption of
         utilities or services, or by any tenant, occupant or other person,
         theft or damage to equipment, furniture, records and other property on
         or about the Premises, for loss or damage to Tenant's business or for
         death or injury to persons on or about the Premises or Raleigh Studios.
         Notwithstanding any contrary provisions in this Lease, in no event
         shall Landlord Parties be liable for incidental and/or consequential
         damages hereunder. As used herein Landlord Parties shall mean Landlord,
         Master Landlord, any lender holder holding a security interest in the
         Premises and their respective owner's directors, officers, agents and
         employees.

b)       Tenant shall indemnify, defend and hold harmless Landlord's Parties
         from and against any and all claims, demands, losses, damages,
         liabilities, costs and expenses (including, but not limited to actual
         attorneys' fees and costs) for the loss, theft or damage to property or
         for death or injury to persons on or about the Premises or arising from
         Tenant's use or enjoyment of the Premises or Raleigh Studios, from the
         conduct of any owner, director, officer, employee, agent, contractor,
         representative, licensee, guest, invitee or visitor of Tenant in or
         about the Premises, or from any breach or default under this Lease by
         Tenant. If any action or proceeding is brought against Landlord or any
         other person holding an interest in the Premises by reason of any such
         matter, Tenant shall, upon Landlord's request, defend same at Tenant's
         expense by counsel satisfactory to Landlord. Tenant, as a material part
         of the consideration to Landlord, hereby assumes all risk of damage to
         property of Tenant or injury to persons in or about the Premises,
         except to the extent arising from the gross negligence or willful
         misconduct of Landlord, and Tenant hereby waives all claims in respect
         thereof against Landlord, and any other person holding an interest in
         the Premises. The provisions of this Article shall survive the
         expiration or termination of this Lease with respect to any claims or
         liability arising from events occurring prior to such expiration or
         termination. Notwithstanding the foregoing, Tenant indemnification,
         defense and hold harmless obligations hereunder shall not extend to any
         of Landlord Parties to the extent of such party's gross negligence or
         willful misconduct.

8.4      WAIVER OF SUBROGATION. Without limiting the obligation of Tenant to
         maintain insurance which permits waiver of subrogation (unless
         otherwise approved in writing by Landlord), Landlord and Tenant hereby
         waive all causes of action and rights of recovery against each other,
         against all subtenants or assignees of Tenant, against all other
         tenants of Raleigh Studios and their assignees and sublessees and
         against Master Landlord, its lender holding security interest in the
         Property and any other party holding an interest in the Premises
         (together, the "Affected Parties"), and against the agents, owners,
         directors, officers and employees of the Affected Parties, for any loss
         occurring to the property of the Affected Parties resulting from any of
         the perils insured against under any and all casualty insurance
         policies in effect at the time of any such loss regardless of cause or
         origin of such loss, including the negligence of the Affected Parties
         or the agents, owners, directors, officers, or employees of the
         Affected Parties, to the extent of any recovery on such policies of
         insurance.

                                       15

<PAGE>

9.       DAMAGE OR DESTRUCTION.
         ----------------------

9.1      NOTICE OF CASUALTY. Tenant agrees to notify Landlord immediately in
         writing of any damage to the Premises resulting from fire, earthquake
         or any other identifiable event of a sudden, unexpected or unusual
         nature ("Casualty").

9.2      REPAIR OF DAMAGE. If the Premises or the Building are damaged or
         destroyed by Casualty covered by the usual form of fire and extended
         coverage, Landlord shall commence repair or restoration within sixty
         days of such damage or destruction and shall diligently pursue such
         repair and restoration to completion unless this Lease is terminated as
         provided herein. Landlord shall pay the cost of repair to any damage or
         destruction of the Building or the Premises caused by the willful
         misconduct of Landlord, its owners, directors, officers, agents or
         employees. Tenant shall pay the cost of repair of any damage or
         destruction of the Premises except to the extent caused by defects in
         construction of the Building or the negligence or willful misconduct of
         Landlord, its owners, directors, officers, agents or employees. Tenant
         shall pay the cost of repair of any damage or destruction of the
         Studios caused by the negligence or willful misconduct of Tenant, its
         employees, owners, directors, officers, agents or visitors. The costs
         of repair of the Premises or the Studios shall include a reasonable
         overhead charge by Landlord. Tenant's obligation to pay the cost of
         repairs for damage or destruction to the Premises or the Studios shall
         be reduced by any insurance proceeds payable to Landlord for such
         damage or destruction, but only to the extent such insurance provides
         for a waiver of subrogation which permits such reduction of Tenant's
         obligations. Tenant shall vacate such portion of the Premises as
         Landlord reasonably requires to enable Landlord to repair the Premises
         or the Studios.

9.3      ABATEMENT. If the Premises are damaged or destroyed by Casualty not
         caused by the gross negligence or willful misconduct of Tenant, its
         owners, directors, officers, agents, employees or visitors, the Monthly
         Rental and the payment by Tenant of its share of Operating Expenses
         shall abate until such damage or destruction is repaired in proportion
         to the reduction of the area of the Premises usable by Tenant. Except
         as specifically provided in this Lease, this Lease shall not terminate,
         Tenant shall not be released from any of its obligations under this
         Lease, the rent and other expenses payable by Tenant under this Lease
         shall not abate and Landlord shall have no liability to Tenant for any
         damage or destruction to the Premises or the Building or any
         inconvenience or injury to Tenant by reason of any maintenance,
         repairs, alterations, decoration, additions or improvements to the
         Premises or the Building. Tenant hereby waives the provisions of
         subdivision 2 of Section 1932 and subdivision 4 of Section 1933 of the
         California Civil Code.

9.4      TERMINATION OF LEASE IN EVENT OF DAMAGE.

a)       TERMINATION BY LANDLORD. If the Building is damaged or destroyed by
         Casualty, Landlord shall have the option to terminate this Lease within
         sixty (60) days of such damage, if Landlord reasonably determines that
         the cost of repair to the Building exceeds fifty percent (50%) of the
         value of the Building exclusive of the land prior to such damage or the
         Building cannot be repaired within 120 days of damage or if the cost of
         repair of the Premises, as reasonably determined by Landlord, exceeds
         the insurance proceeds estimated by Landlord to be payable to Landlord
         for such damage or destruction, unless the Tenant agrees in writing to
         pay any costs or repairs of the Premises in excess of such insurance
         proceeds within fifteen (15) days of receipt by Tenant of written
         notice from Landlord of its intention to terminate this Lease pursuant
         to this section 9.4.

                                       16

<PAGE>

b)       TERMINATION BY TENANT. If more than twenty-five percent (25%) of the
         Premises is damaged or destroyed by Casualty which damage is not
         attributable to the negligence or willful misconduct of Tenant, and
         Landlord reasonably determines, within thirty (30) days following
         Tenant's request for such determination, that such damage cannot be
         repaired within one hundred and twenty (120) days of such request,
         Tenant shall have the right to terminate this Lease by delivering
         written notice to Landlord of such election no later than thirty (30)
         days following Landlord's determination that the damage cannot be so
         repaired.

9.5      END OF TERM. Landlord shall not have any obligation to repair,
         reconstruct or restore the Premises during the last twelve (12) months
         of the term of this Lease or any extension thereof, as a result of any
         damage to the Premises if the cost of such repair, reconstruction or
         restoration as reasonably estimated by the Landlord exceeds the then
         Monthly Rental. If Landlord elects not to repair the Premises OR the
         Building pursuant to this Section 9.5, Tenant may elect to terminate
         this Lease within thirty (30) days of receipt of Landlord's
         notification of its election not to repair pursuant to this Section
         9.5. If Tenant elects to terminate this Lease as provided in this
         Section, this Lease shall terminate thirty (30) days following the
         election by Tenant to terminate this Lease. If Tenant does not elect to
         terminate this Lease within such thirty (30) day period, the rent and
         other expenses payable by Tenant shall not abate, Landlord may repair
         the Premises at Tenant's cost and expense, and Tenant shall deposit
         with Landlord in advance an amount estimated by Landlord as the cost of
         such repair.

9.6      TERMS OF MASTER LEASE. The foregoing rights and obligations of Landlord
         and Tenant are subject to and subordinate to the terms of the Master
         Lease.

10.      CONDEMNATION.
         -------------

10.1     The term of this Lease shall terminate as to the portion of the
         Premises taken or condemned by any authority under power of eminent
         domain or transferred by Landlord or the owner of the Premises by
         agreement with such authority under threat of condemnation, with or
         without any condemnation action being instituted, as of the date such
         authority requests possession of such portion of the Premises. The
         Monthly Rental shall be adjusted in the proportion that the square
         footage of the portion of the Premises taken bears to the total square
         footage of the Premises prior to such taking. Tenant shall not be
         entitled to any compensation, allowance claim or offset of any kind
         against the Landlord or any condemning authority, as damages or
         otherwise, by reason of being deprived of the Premises or by the
         termination of this Lease, except that Tenant shall be entitled to such
         portion of any separate award for any improvements to the Premises paid
         for by Tenant in any amount not to exceed the unamortized cost of such
         improvements with such costs amortized over the term of this Lease
         without reference to any unexercised options. Any portion of the
         Building other than the Premises taken by eminent domain or dedicated
         to public use shall upon such taking or dedication be excluded from the
         area over which Tenant is granted rights hereunder, and this Lease
         shall continue in full force and effect without any reduction in
         rental. The foregoing rights and obligations of Landlord and Tenant are
         subject to and subordinate to the terms of the Master Lease.

11.      ASSIGNMENT, SUBLETTING AND RECAPTURE.
         -------------------------------------

11.1     CONSENT REQUIRED. Tenant shall not assign, sublease, encumber or
         otherwise transfer by operation of law or otherwise this Lease or any
         interest herein without the prior written consent of Landlord, which
         consent shall not be unreasonably withheld. If Tenant desires at any
         time to assign or otherwise transfer this Lease or sublease all or a

                                       17

<PAGE>

         portion of the Premises, it shall first notify Landlord of its desire
         to do so and shall submit in writing to Landlord (i) the name of the
         proposed assignee or sublessee, (ii) the nature of the proposed
         assignee's or sublessee's business to be carried on in the Premises,
         (iii) a copy of the proposed assignment or sublease and any other
         agreements to be entered into concurrently with such assignment or
         sublease, and (iv) such financial information as Landlord may
         reasonably request concerning the proposed assignee or sublessee.
         Landlord may condition its consent to any assignment or sublease on the
         execution by such assignee or sublessee of a written assumption by such
         assignee or sublessee of the obligations of Tenant under this Lease.
         Without limiting Landlord's right to consider other matters, Tenant
         agrees that it shall be reasonable for Landlord to deny consent to an
         assignment or sublease, for the following reasons: (a) the proposed
         assignee or sublessee: (i) is of a character or reputation or engaged
         in a business which is not consistent with the quality of the Building,
         or would be a significantly less prestigious occupant of the Building
         than Tenant; (ii) intends to use the space for purposes which are not
         permitted under this Lease; (iii) is either a governmental agency or
         instrumentality thereof; (iv) is not a party of reasonable financial
         worth and/or financial stability in light of the responsibilities
         involved under the Lease on the date consent is requested; or (iv)
         occupies space in the Building, is negotiating with Landlord to lease
         space in the Building, or has negotiated with Landlord during the
         previous twelve (12) month period; (b) the proposed assignment or
         sublease would cause Landlord to be in violation of another lease or
         agreement to which Landlord is a party. A transfer of control or
         ownership of Tenant shall be deemed an assignment of this Lease and
         shall be subject to all of the provisions of this Article. Tenant shall
         pay to Landlord a reasonable fee and Landlord's expenses (including,
         without limitation, Landlord's attorneys fees) in reviewing such
         proposed assignment or sublease. This Lease may not be assigned or
         sublet without complying with the provisions of this Article in
         reliance on any law relating to bankruptcy or debtor's rights generally
         unless adequate assurance of future performance is provided Landlord
         including adequate assurance of the source of rent and other expenses
         due under this Lease for the entire term of this Lease and unless the
         assignee or sublessee and the proposed use of the Premises by the
         assignee or sublessee are consistent with the type of other tenants in
         the Building and the use by such tenants of their Premises.

11.2     PROHIBITIONS. Partial assignments of Tenant's interest in this Lease
         are prohibited. Any sale, assignment, encumbrance or other transfer of
         this Lease and any subleases or occupation of the Premises which does
         not comply with the provisions of this Article 11 shall be void and
         shall be a default under this Lease.

11.3     PAYMENTS TO LANDLORD. In the event of an assignment, Tenant shall pay
         to Landlord promptly, following receipt of any compensation in
         connection with such assignment under this Lease, fifty percent (50%)
         of the amount by which the value of such compensation exceeds Tenant's
         unamortized cost of Tenant's improvements in the Premises. In the event
         of a sublease, Tenant shall pay to Landlord promptly following receipt
         of the amount by which all sublease rental and other payments received
         by Tenant from any subtenant or any other person occupying any portion
         of the Premises exceeds the total of the rental or other amounts
         payable by Tenant pursuant to Article 4 and Article 5 for the portion
         of the Premises subleased with the rental or other amounts payable by
         Tenant for the Premises allocated on the basis of square footage. The
         provisions of this Section shall apply regardless of whether such
         assignment, subleasing or occupation is made in compliance with the
         terms of this Lease. Any payments made to Landlord pursuant to this
         Section, or Landlord's acceptance or endorsement thereof, shall not
         constitute a consent to any assignment, subleasing or occupation or
         cure any default under this Lease.

                                       18

<PAGE>

11.4     RECAPTURE. If Tenant requests Landlord's consent to any assignment or
         sublease of this Lease, Landlord shall have the right, to be exercised
         by giving written notice to Tenant within thirty (30) days of receipt
         by Landlord of the information concerning such assignment or sublease
         required by Section 11.1, to terminate this Lease effective as of the
         date Tenant proposes to assign this Lease or sublease all or a portion
         of the Premises. Landlord's right to terminate this Lease on assignment
         or sublease shall not terminate as a result of Landlord's consent to
         the assignment of this Lease or sublease of all or a portion of the
         Premises, or Landlord's failure to exercise this right with respect to
         an assignment or sublease.

11.5     NO RELEASE. Landlord's consent to any sale, assignment, encumbrance,
         subleasing, occupation or other transfer shall not release Tenant from
         any of Tenant's obligations hereunder or be deemed to be a consent to
         any subsequent assignment, subleasing or occupation. The collection or
         acceptance of rent or other payment by Landlord from any person other
         than Tenant shall not be deemed the acceptance of any assignee or
         subtenant as the tenant hereunder or a release of Tenant from any
         obligation under this Lease. If any assignee, sublessee or successor of
         Tenant defaults in the performance of any obligations under this Lease,
         Landlord may proceed directly against Tenant without the necessity of
         exhausting any remedies against such assignee, sublessee or successors.
         Landlord may consent to subsequent assignments or subleasing of this
         Lease or amendments or modifications of this Lease with the assignee,
         sublessees or successors of Tenant without notifying Tenant or such
         assignee, sublessee or successors and without obtaining their consent
         and such action shall not relieve Tenant or such assignee, sublessee or
         successors of any liability under this Lease.

11.6     TENANT'S REMEDIES. Notwithstanding anything to the contrary in this
         Lease, if Tenant or any proposed transferee of Tenant claims that
         Landlord has unreasonably withheld or delayed its consent or otherwise
         has breached or acted unreasonably under this Article 11, their sole
         remedies shall be a declaratory judgment and an injunction for the
         relief sought without any monetary damages and Tenant shall have no
         right and hereby waives any right under all Laws to terminate this
         Lease, and Tenant waives all other remedies on its own behalf and, to
         the extent permitted under all laws, on behalf of Tenant's proposed
         transferee.

12.      DEFAULT AND REMEDIES.
         ---------------------

12.1     EVENTS OF DEFAULT. The occurrence of any one or more of the following
         events shall constitute an Event of Default: (i) the failure by Tenant
         to make any payment of rent or any other payments required to be made
         by Tenant under this Lease when due; (ii) the failure by Tenant to
         observe or perform any of the provisions of this Lease to be observed
         or performed by the Tenant if such failure continues for a period of
         ten (10) days, or such other period if this Lease specifically provides
         a different period for a particular failure, after written notice by
         Landlord to Tenant of such failure, provided, however, that with
         respect to any failure which cannot reasonably be cured within ten (10)
         days, an Event of Default shall not be considered to have occurred if
         Tenant commences to cure such failure within such ten (10) day period
         and continues to proceed diligently with the cure of such failure;
         (iii) the failure by Tenant to pay its obligations as they become due;
         the making of any general assignment or general arrangement for the
         benefit of creditors by Tenant, or the filing by or against Tenant of a
         petition to have Tenant adjudged a bankrupt or a petition for
         reorganization or arrangement under bankruptcy law or law affecting
         creditor's rights unless, in the case of a petition filed against
         Tenant, such petition is dismissed within sixty (60) days; the
         appointment of a trustee or a receiver to take possession of the
         Premises, where possession is not restored to Tenant within thirty (30)
         days; or 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
         in thirty (30) days; or (iv) Tenant transfers or agrees to transfer
         this Lease or possession of all or any portion of the Premises without
         Landlord's prior written consent.

                                       19

<PAGE>

12.2     REMEDIES. On the occurrence of an Event of Default, Landlord may at any
         time thereafter, with or without notice or demand and without limiting
         Landlord in the exercise of a right or remedy which Landlord may have
         by reason of such default or breach, do the following:

(a)      Landlord may elect to continue the term of this Lease in full force and
         effect and not terminate Tenant's right to possession of the Premises,
         in which event Landlord shall have the right to enforce any rights and
         remedies granted by this Lease, by California Civil Code Section 1951.4
         (lessor may continue lease in effect after lessee's breach and
         abandonment and recover rent as it becomes due, if lessee has right to
         sublet or assign, subject only to reasonable limitations) or by other
         law against Tenant, including, without limitation, the right to collect
         when due rental or other sums payable hereunder. Landlord shall not be
         deemed to have elected to terminate this Lease unless Landlord gives
         Tenant written notice of such election to terminate. Landlord's acts of
         maintenance or preservation of the Premises or efforts to relet the
         Premises shall not terminate this Lease.

(b)      Landlord may elect by written notice to Tenant to terminate this Lease
         at any time after the occurrence of an Event of Default, and in such
         event Landlord may, at Landlord's option, declare this Lease and
         Tenant's right to possession of the Premises terminated, re-enter the
         Premises, remove Tenant's property therefrom and store it for Tenant's
         account and at Tenant's expense (but Landlord shall not be required to
         effect such removal), eject all persons from the Premises and recover
         damages from Tenant as hereinafter provided. Any such re-entry shall be
         permitted by Tenant without hindrance. Landlord shall not thereby be
         liable in damages for such re-entry or be guilty of trespass, forcible
         entry or unlawful detainer. If Landlord elects to so terminate this
         Lease and Tenant's right to possession or if this Lease and Tenant's
         right to possession are terminated by operation of law, such
         termination shall cancel all Tenant's options, if any, to extend or
         renew the term of this Lease.

(c)      Landlord may notify any subtenant of the Premises of the existence of
         an Event of Default by Tenant in writing and thereafter all rent or
         other amounts due from any subtenant of the Premises shall be paid to
         Landlord and Landlord shall apply such rent or other amounts in payment
         of the amounts due from Tenant under this Lease. The delivery of such
         notice to any subtenant and the collection of such rent or other
         amounts by Landlord shall not terminate this Lease.

12.3     DAMAGES ON TERMINATION. On termination of this Lease by reason of
         Tenant's breach, Landlord may recover as damages from Tenant, in
         addition to all other remedies available, the worth at the time of
         award of the amount by which the unpaid rent and other sums payable by
         Tenant to Landlord which would have been earned after the date of
         termination of this Lease for the balance of the term of the Lease
         exceed the amount of such loss of rent and other sums for such period
         that Tenant proves could be reasonably avoided, all as provided in
         Section 1951.2 of the California Civil Code. The "worth at the time of
         award" for the period prior to the time of award and for the period
         after the time of award shall include interest on such award at 12% per
         annum, or the maximum rate allowable by law, whichever is less. On
         termination of this Lease by reason of Tenant's breach, Landlord may
         also recover as damages from Tenant that portion of any leasing
         commissions paid or payable by Landlord applicable to the unexpired
         term of this Lease and all costs incurred in releasing the Premises
         including advertising costs, the costs of refurbishment and alterations
         of the Premises and the cost of any concessions which the Landlord
         gives to release the Premises. If Landlord releases the Premises
         following a termination by reason of Tenant's breach, the rent charged
         by Landlord on such releasing shall be deemed to be the rental value of
         the Premises for the purpose of calculation of the damages which
         Landlord may recover from Tenant.

                                       20

<PAGE>

12.4     LATE CHARGE. If Tenant fails to make any payment of rent, expenses or
         other amounts required of Tenant under this Lease within ten (10) days
         of the date such amount is due as set forth in this Lease, then, in
         addition to any other amounts recoverable by Landlord hereunder, Tenant
         shall pay Landlord a late charge in an amount equal to $0.06 for each
         dollar past due. If Tenant fails, on five (5) separate occasions, to
         make any payment of rent, expenses or other amounts required of Tenant
         under this Lease within three (3) days of the date each such payment is
         due, then for the remainder of the Lease Term, Tenant shall pay a late
         charge in an amount equal to $0.06 for each dollar past due if Tenant
         thereafter fails to pay any payment of rent or other amount required
         under this Lease within five (5) days of when due. Such late charge
         shall be due notwithstanding the fact that no notice is given by
         Landlord to Tenant of such failure to pay. Notwithstanding the
         foregoing, if on three (3) separate occasions Tenant has received
         notice from Landlord that it has failed to pay rent, expenses or other
         amounts promptly when due, Tenant shall pay Monthly Rental for the
         balance of the Term of this Lease on a quarterly basis, in advance, on
         the first day of each such quarter. Landlord and Tenant agree that it
         would be extremely difficult and impractical to fix the actual damages
         sustained by Landlord for such default and that the late charge set
         forth in this Section is a reasonable estimate of such damages at this
         time. Landlord anticipates that such damage would include the
         administrative costs and expenses, the cost of arranging for borrowed
         funds and attorneys' fees. The late charge provided in this Section
         shall be the sole damages which Landlord may recover from Tenant for
         the delay by Tenant in making any payment within ten (10) days from the
         date such payment is due until thirty (30) days after the date such
         payment is due, but this Section shall not limit Landlord's right to
         recover any other amount due pursuant to this Lease, Landlord's damages
         equivalent to the amount of the rent or other payments if this Lease is
         terminated, Landlord's damages or costs for Tenant's failure to pay for
         a period beyond thirty (30) days from the date such payment is due,
         Landlord's cost and expense in connection with any litigation and
         Landlord's right to any other remedy such as terminating this Lease,
         recovering possession of the Premises or injunctive relief.

12.5     PAST DUE OBLIGATIONS. All amounts which Tenant is obligated to pay
         Landlord pursuant to this Lease or when due shall bear interest at the
         rate of fourteen percent (14%) per annum or the maximum interest rate
         chargeable by law, whichever is less, from the due date until paid,
         unless otherwise specifically provided herein. If a late charge is due
         with respect to such amount pursuant to Section 12.4, such interest
         shall commence to accrue thirty (30) days following the date such
         amount is due. The payment of such interest shall not excuse or cure
         any default by Tenant under this Lease.

12.6     APPLICATION OF PAYMENTS - ORDER OF PRECEDENCE. If Tenant is in default
         or delinquent in payment of any obligations under this Lease or any
         debts otherwise incurred and payable to Landlord, any payments
         thereafter received by Landlord from Tenant may be applied by Landlord
         without regard to any direction from Tenant, any indication upon a
         check or correspondence accompanying such payment, or any purpose to be
         implied from the time, type or amount of the payment, in the following
         order of precedence: first, to amounts owed to Landlord arising from
         matters outside the scope or parameters of this Lease; second, to
         collection costs, including attorneys' fees, incurred in the Landlord's
         attempts to obtain payment of amounts owed; third, to late charges due;
         fourth amounts due to Landlord for goods and services provided by
         Landlord as a complement or supplement to services supplied under this
         Lease; fifth, to payments due for Additional Services; sixth, to past
         due rent, starting with the rent due furthest back in time and seventh,
         to rent currently due at the time payment is received.

                                       21

<PAGE>

12.7     NON-EXCLUSIVE REMEDIES. The remedies of Landlord set forth in this
         Article 12 shall not be exclusive, but shall be cumulative and in
         addition to all rights and remedies now or hereafter provided or
         allowed by law or equity, including, but not limited to, the right of
         Landlord to seek and obtain an injunction and the right of Landlord to
         damages in addition to those specified herein, except that the
         provisions of Section 12.3 shall limit Landlord's right to damages as
         specified therein. Tenant hereby expressly waives any and all rights of
         redemption granted by or under any present or future law if Tenant is
         evicted or dispossessed for any cause or if Landlord obtains possession
         of the Premises by reason of the breach by Tenant of any of its
         obligations under this Lease.

13.      ADDITIONAL RIGHTS OF LANDLORD.
         ------------------------------

13.1     ENTRY BY LANDLORD. Landlord and Landlord's agents and employees shall
         have the right to enter the Premises at all times, to examine the same,
         to make such maintenance and repairs of the Premises and such
         maintenance, repairs, alterations, decorations, additions and
         improvements to other portions of the Building as Landlord requires and
         to show the Premises at reasonable times to prospective tenants during
         the last twelve (12) months of the term of this Lease, all such
         showings to require twenty-four (24) hours prior notice to Tenant.
         Landlord may erect, use and maintain pipes and conduits in and through
         the Premises provided such pipes and conduits do not detract materially
         from the appearance of the Premises. Landlord shall take reasonable
         precautions to minimize the disruption to Tenant of any entry to the
         Premises by Landlord except in case of emergency and as provided in
         this Section.

13.2     BUILDING PLANNING. Landlord shall have the right at any time during the
         term of this Lease, upon giving Tenant sixty (60) days notice in
         writing, to provide and furnish Tenant with like space elsewhere in the
         Building of approximately the same size and area as the Premises and to
         remove and place Tenant in such new space at Landlord's sole cost and
         expense. On such relocation, the terms and conditions of this Lease
         shall remain in full force and effect, save and except that the
         Premises shall be in such new location within the Building, a revised
         Exhibit "A" shall become part of this Lease and shall reflect the
         location of the new space, Article 1 of this Lease shall be amended to
         include and state all correct data as to the new space, and the Monthly
         Rental shall be reduced, but not increased, by the reduction of the
         area of Premises, if any, on such relocation.

13.3     TRANSFER BY LANDLORD. Landlord may transfer its interest in the
         Premises and this Lease without the consent of Tenant, at any time and
         from time to time. The obligations of Landlord pursuant to this Lease
         shall be binding upon Landlord and its successors only during their
         respective period of ownership except that Landlord and its successors
         shall be relieved of their obligation to refund security deposits and
         other funds to Tenant which they have received from Tenant or a
         predecessor Landlord to the extent they transfer such amounts to their
         respective transferees. In addition, Landlord may lease any portion of
         the Building to others on such terms and for such purposes as Landlord
         considers appropriate and may terminate or modify leases with others
         for any portion of the Building without any obligation to Tenant and
         without relieving Tenant of any obligation under this Lease.

                                       22

<PAGE>

13.4     DEFAULT OF LANDLORD. Landlord shall not be liable to Tenant if Landlord
         is unable to fulfill any of its obligations under this Lease if
         Landlord is prevented, delayed or curtailed from so doing by reason of
         any cause beyond Landlord's reasonable control. Landlord shall not be
         in default unless Landlord fails to perform obligations required of
         Landlord within a reasonable time, but in no event later than thirty
         (30) days after written notice by Tenant to Landlord, specifying
         Landlord's failure to perform such obligation; provided, however, that
         if the nature of Landlord's obligation is such that more than thirty
         (30) days are required for performance, then Landlord shall not be in
         default if Landlord commences performance within such thirty (30) day
         period and thereafter diligently prosecutes its efforts to satisfy such
         obligation. Tenant may not offset against any rent or other amount due
         from Tenant under this Lease any amount due or claimed to be due to
         Tenant from Landlord whether arising pursuant to this Lease or
         otherwise. Tenant waives the provisions of Section 1942 of the
         California Civil Code to the extent such Section permits the right of
         offset. Any notice to Landlord by Tenant of Landlord's default under
         this Lease shall also be concurrently provided by certified mail, to
         the Master Landlord and any holder of a mortgage or similar security
         instrument covering the Premises, whose address shall have been
         furnished to Tenant ("Mortgagee Notice"). The Mortgagee's Notice shall
         offer such mortgagee a reasonable opportunity to cure the default,
         including the time to obtain possession of the Premises by power of
         sale or judicial foreclosure, if such action should be necessary to
         cure Landlord's default.

13.5     SUBORDINATION. In addition to the provisions of Section 14 below with
         respect to the Master Lease, this Lease is subject and subordinate to
         any ground lease, mortgages, deeds of trust and matters of record which
         now affect Raleigh Studios or any part of Raleigh Studios and to all
         renewals, modifications, consolidations, replacements and extensions
         thereof and should any such underlying lease terminate, this Lease may
         be terminated. This Lease may, at the option of Landlord, be
         subordinate to any ground or underlying leases, mortgages, deeds of
         trust or other lien which may hereafter affect Raleigh Studios or any
         part thereof and Tenant shall execute and deliver upon the demand of
         Landlord from time to time any and all instruments desired by Landlord,
         subordinating, in the manner requested by Landlord, this Lease to such
         lease, mortgage, deed of trust or other lien, provided such lease,
         mortgage, deed of trust or lien provides that in the event of the
         termination of such lease or foreclosure of such mortgage, deed of
         trust or lien, any successor to any interest of Landlord in Raleigh
         Studios shall not disturb Tenant's possession of the Premises if Tenant
         attorns to such successor as Landlord and otherwise performs its
         obligations under this Lease. Tenant agrees that upon request Tenant
         shall attorn to any landlord under such ground lease, or in the event
         of the termination or cancellation of such ground lease or to any
         purchaser upon foreclosure or sale pursuant to any lien. In the event
         of termination of such ground lease or foreclosure of such mortgage,
         deed of trust or other lien, any successor to any interest of Landlord
         in Raleigh Studios shall have no liability to repay to Tenant any
         security deposit paid to any prior Landlord. Landlord may from time to
         time grant or declare such restrictions or covenants as may be
         reasonably required by Landlord or adopt and record such parcel maps,
         subdivision maps or condominium plans as may be reasonably required by
         Landlord relating to all or any portion of Raleigh Studios and the
         provisions of all such documents shall be senior to this Lease and
         Tenant shall sign any of such documents upon receipt from Landlord
         provided such documents do not unreasonably interfere with the use of
         the Premises by Tenant as permitted by this Lease.

13.6     LENDER'S RIGHTS. In addition to the provisions of Section 14 below with
         respect to the Master Landlord, on receipt of written request from
         Landlord, Tenant shall enter into a written agreement with Landlord and
         any lessor or any holder of any encumbrance on Raleigh Studios,
         including without limitation, any ground lessor, in a form satisfactory
         to such other lessor or holder which provides as follows: (i) Tenant
         shall attorn to such lessor or encumbrancer on termination of its lease
         or foreclosure of its encumbrance, (ii) without the written approval of
         such lessor or encumbrancer, Tenant shall not make any payments to
         Landlord more than thirty (30) days prior to the date such payment is
         due pursuant to this Lease, Tenant shall not subordinate its interest
         in this Lease to any subsequent lease or encumbrance and Landlord may
         not terminate this Lease or modify this Lease and (iii) any
         subordination, termination or modification in violation of such
         agreement shall be invalid.

                                       23

<PAGE>

13.7     ESTOPPEL CERTIFICATE. In addition to the provisions of Section 14 below
         with respect to the Master Landlord, Tenant shall upon five (5) days
         written notice from Landlord or the owner of the Premises execute,
         acknowledge and deliver to Landlord or the owner of the Premises, as
         applicable, a statement in writing (i) certifying that this Lease is
         unmodified and in full force and effect or, if modified, stating the
         nature of such modifications and certifying that this Lease as so
         modified is in full force and effect, (ii) acknowledging that there are
         not, to Tenant's knowledge, any uncured defaults on the part of the
         Landlord hereunder, or specifying such defaults if any are claimed,
         (iii) setting forth the date of commencement of rents and the date of
         expiration of the term of this Lease and setting forth any options of
         Tenant to extend the term of this Lease, the nature of such options and
         whether any such options have been exercised by Tenant, (iv) stating
         the amount of security deposit made by Tenant to Landlord and amount
         and period covered by any prepayments of rents or other charges by
         Tenant; and (v) certifying to such other matters as Landlord may
         reasonably request. Any such statement may be relied upon by any then
         existing or prospective lessor, purchaser or encumbrancer of all or any
         portion of the real property of which the Premises are a part.

13.8     FINANCIAL INFORMATION. From time to time from the date of execution of
         this Lease through the term of this Lease, Tenant shall, upon five (5)
         days prior written notice from Landlord, provide Landlord with a
         current financial statement and financial statements of the two (2)
         years prior to the current financial statement year. Such statement
         shall be prepared in accordance with generally accepted accounting
         principles, consistently applied, and, if such is the normal practice
         of Tenant, shall be audited by an independent certified public
         accountant.

14.      MASTER LEASE.
         -------------

14.1     SUBORDINATION. This Lease is subordinate and subject to the Master
         Lease and the performance of the rights and obligations of the Landlord
         and Tenant under this Lease are subject to and subordinate to the
         rights and obligations of "Landlord" and "Tenant" as those terms are
         defined under the Master Lease.

14.2     TENANT SUBORDINATION. Tenant agrees to subordinate its interest in this
         Lease to the Master Landlord in the same manner and to the same extent
         that Landlord is required to subordinate its interest in the Master
         Lease to Master Landlord under the Master Lease.

14.3     TENANT'S ESTOPPEL. Tenant agrees to deliver an estoppel certificate to
         Master Landlord in the same manner and to the same extent that Landlord
         is required to deliver an estoppel certificate to Master Landlord under
         the Master Lease.

14.4     The effectiveness of this Lease is conditioned on the execution and
         delivery by Tenant and Master Landlord of the Non-Disturbance and
         Attornment Agreement attached hereto as Exhibit "D".

                                       24

<PAGE>

15.      MISCELLANEOUS.
         --------------

15.1     BROKERS. Except as expressly set forth in Section 1.13, Tenant
         represents and warrants to Landlord that it has not had dealings with
         any broker or finder other than as listed in Section 1.13 hereof in
         locating the Premises and that it knows of no other person who is or
         might be entitled to a commission, finder's fee or other like payment
         in connection herewith and does hereby indemnify and agree to hold
         Landlord harmless from and against any and all claims, liabilities and
         expenses that Landlord may incur should such representation and
         warranty be incorrect. Landlord agrees to indemnify and hold Tenant
         harmless from any claims or liability to any broker or other person
         arising out of or relating to any agreement by Landlord to pay a
         brokerage commission, finder's fee or like payment to such broker or
         such person relating to the leasing of the Premises; provided, however,
         that Landlord shall not be obligated to Tenant for any claims or
         liability to any broker or other person with whom Tenant has dealing
         concerning Raleigh Studios whose identity Tenant has failed to disclose
         to Landlord as required by this Section 15.1.

15.2     END OF TERM AND HOLDING OVER. Upon the expiration or other termination
         of the Term of this Lease, Tenant shall quit and surrender to Landlord
         the Premises, broom clean, in as good condition, order and repair as it
         now is or may hereafter be placed, ordinary wear and tear excepted.
         Tenant shall remove all property of Tenant as directed by Landlord. Any
         property left on the Premises at the expiration or other termination of
         this Lease, or after the happening of any of the events of default set
         forth herein may, at the option of Landlord, either be deemed abandoned
         or be placed in storage in a public warehouse in the name, for the
         account and at the expense and risk of Tenant or otherwise stored
         and/or disposed of by Landlord in any manner provided by law. Tenant
         expressly releases Landlord of and from any and all claims and
         liability for damage to or destruction or loss of property left by
         Tenant in the Premises at the expiration or other termination of this
         Lease and Tenant hereby indemnifies Landlord against any and all claims
         and liability with respect thereto. If Tenant, with or without
         Landlord's consent, remains in possession of the Premises or any part
         thereof after the expiration of the term hereof such occupancy shall be
         a tenancy from month to month subject to all the provisions of this
         Lease, except that the Monthly Rental during such tenancy shall be
         payable at one hundred fifty (150%) of the Monthly Rental for the last
         month of the term. If the Premises are not surrendered at the end of
         the term, Tenant shall be additionally responsible to Landlord for all
         damage (including but not limited to the loss of rent) which Landlord
         shall suffer by reason thereof, and tenant hereby indemnifies Landlord
         against all claims made by any succeeding Tenant against Landlord,
         resulting from delay by Landlord in delivering possession of the
         Premises to such succeeding tenant.

15.3     PERFORMANCE. All payments to be made under this Lease shall be made
         without prior legal notice or demand unless otherwise provided herein,
         in legal currency of the United States of America. Time is of the
         essence of each and every one and all of the terms, covenants and
         conditions to be kept, observed or performed under this Lease.

15.4     NOTICES. Any notices required or permitted to be given under this Lease
         shall be in writing and may be delivered personally or by certified
         mail to the Landlord at the address set forth in Section 1.1 and to
         Tenant at the address set forth in Section 1.2 and to such other
         parties at such addresses as Landlord or Tenant requests in writing.
         Any notice given by mail shall be deemed received two (2) business days
         following the date such notice and the required copies are mailed as
         provided in this Section. Either party may change its address for
         purposes of this Section by giving the other party written notice of
         the new address in the manner set forth above. Any notice required by
         this Lease shall be deemed to constitute the notice required by Section
         1161 of the California Code of Civil Procedure provided such notice
         otherwise complies with the requirements of such Section and Section
         1162 of the California Code of Civil Procedure.

                                       25

<PAGE>

15.5     MERGER. There shall be no merger of this Lease or of the leasehold
         estate hereby created with the fee estate in the Premises or any part
         thereof by reason of the fact that the same person, firm, corporation
         or other legal entity may acquire or hold, directly or indirectly, this
         Lease or the Leasehold estate and the fee estate in the Premises or any
         interest in such fee estate without the prior written consent of the
         holders of any mortgages or similar security instruments covering the
         leased Premises.

15.6     TERMINATION. On termination of the Lease, Tenant shall execute and
         deliver to Landlord immediately upon Landlord's request a quitclaim
         deed in recordable form transferring to Landlord any interest of Tenant
         in the Premises.

15.7     APPLICABLE LAWS. This Lease shall be governed by and construed in
         accordance with the laws of the State of California applicable to
         leases made and to be performed in that State.

15.8     PROFESSIONAL FEES. If Tenant or Landlord brings any action for any
         damages or other relief against the other or for a declaration or
         determination of any matter relating to this Lease, including a suit by
         Landlord for the recovery of rent or other payments from Tenant or for
         possession of the Premises, the losing party shall pay to the
         prevailing party its actual professional fees such as, without
         limitation, appraisers', accountants' and attorneys' fees, and such
         obligation shall be incurred on commencement of any action whether or
         not such action is prosecuted to judgment or other final determination.
         Should Landlord be named as a defendant in any suit brought against
         Tenant in connection with or arising out of Tenant's occupancy
         hereunder, Tenant shall pay to Landlord its costs and expenses incurred
         in such suit, including without limitation, its actual professional
         fees such as appraisers', accountants' and attorneys' fees. The
         obligations of the parties provided in this Section 15.8 shall survive
         the expiration or other termination of this Lease.

15.9     ARBITRATION OF DISPUTES. All matters regarding the validity,
         interpretation and performance of this Agreement shall be controlled
         and construed in accordance with the laws of the State of California
         and any controversy that cannot be settled directly shall be settled by
         arbitration by and in accordance with the rules then prevailing of the
         Alternative Resolution Center, and Section 1283.05 of the Code of Civil
         Procedures, and judgment upon the award rendered by the arbitrator may
         be entered in any court having jurisdiction thereof.

15.10    MODIFICATION. This Lease and any other written agreements dated as of
         the date of this Lease contain all of the terms and conditions agreed
         upon by the Landlord and Tenant with respect to the Premises and
         Raleigh Studios. All prior negotiations, correspondence and agreements
         are superseded by this Lease. No officer or employee of any party has
         any authority to make any representation or promise not contained in
         this Lease, and each of the parties hereto agrees that it has not
         executed this Lease in reliance upon any representation or promise not
         set forth in this Lease. This Lease may not be modified or changed
         except by written instrument signed by Landlord and Tenant.
         Notwithstanding the foregoing, if, in connection with obtaining
         construction, interim or permanent financing for Raleigh Studios, the
         lender shall request reasonable modifications in this Lease as a
         condition to such financing, Tenant shall not unreasonably withhold,
         delay or defer its consent therefor, provided that such modifications
         do not increase the obligations of Tenant hereunder or materially
         adversely affect the leasehold interest hereby created or Tenant's
         rights hereunder.

                                       26

<PAGE>

15.11    RELATIONSHIP OF PARTIES. Neither the method of computation of rent nor
         any other provisions contained in this Lease nor any acts of the
         parties shall be deemed or construed by the parties or by any third
         person to create the relationship of principal and agent or of
         partnership or of joint venture or of any association between Landlord
         and Tenant, other than the relationship of landlord and tenant.

15.12    WAIVER. The acceptance of rent or other payments by Landlord, or the
         endorsement or statement on any check or any letter accompanying any
         check for rent or other payment shall not be deemed an accord or
         satisfaction or a waiver of any obligation of Tenant regardless of
         whether Landlord had knowledge of any breach of such obligation.
         Failure to insist on compliance with any of the terms, covenants or
         conditions hereof shall not be deemed a waiver of such terms, covenants
         or conditions, nor shall any waiver or relinquishment of any right or
         power hereunder, at any one or more times, be deemed a waiver or
         relinquishment of such rights and powers at any other time or times or
         under any other circumstance(s).

15.13    PARTIAL INVALIDITY. If any term or provision of this Lease or the
         application thereof to any person or circumstances shall to any extent
         be invalid or unenforceable, the remainder of this Lease or the
         application of such term or provision to persons or circumstances other
         than those as to which it is held invalid or unenforceable shall not be
         affected thereby, and each term and provision of this Lease shall be
         valid and enforced to the fullest extent permitted by law.

15.14    INTERPRETATIONS. Any uncertainty or ambiguity existing herein shall not
         be interpreted against either party because such party prepared any
         portion of this Lease, but shall be interpreted according to the
         application of rules of interpretation of contracts generally.

15.15    SUCCESSORS AND ASSIGNS. This Lease shall be binding upon and shall
         inure to the benefit of the parties hereto and their respective
         permitted heirs, representatives, successors and assigns.

15.16    TENANT AS PARTNERSHIP. If a partnership or more than one legal person
         executes this Lease as Tenant, (i) each partner is jointly and
         severally liable for keeping, observing and performing all the terms,
         covenants, conditions, provisions and agreements of this Lease to be
         kept, observed or performed by Tenant, and (ii) the term "Tenant" as
         used in this Lease shall mean and includes each of them jointly and
         severally and the act of or notice from, or notice or refund to, or the
         signature of, any one or more of them, with respect to this Lease,
         including but not limited to, any renewal, extension, expiration,
         termination or modification of this Lease, shall be binding upon each
         and all of the persons constituting Tenant with the same force and
         effect as if each and all of them had so acted or so given or received
         such notice or refund or so signed. Termination of Tenant, if a
         partnership, shall be deemed to be an assignment jointly to all of the
         partners, who shall thereafter be subject to the terms of this Lease as
         if each and all such former partners had initially signed this Lease as
         individuals.

15.17    TENANT AS CORPORATION. If Tenant executes this Lease as a corporation,
         then Tenant and the persons executing this Lease on behalf of Tenant
         represent and warrant that the individuals executing this Lease on
         Tenant's behalf are duly authorized to execute and deliver this Lease
         on its behalf in accordance with a duly adopted resolution of the board
         of directors of Tenant, a copy of which is to be delivered to Landlord
         on execution hereof, and in accordance with the By-Laws of Tenant and
         that this Lease is binding upon Tenant in accordance with its terms.

                                       27

<PAGE>

15.18    RIGHT TO LEASE. Landlord reserves the absolute right to effect such
         other tenancies in the Building or Raleigh Studios as Landlord may, in
         the exercise of its sole business judgment, determine to best promote
         the interests of the Building. Tenant does not rely on the fact, nor
         does Landlord represent, that any specific tenant or type of number of
         tenants shall, during the Lease Term, occupy any space in the Building
         or Raleigh Studios. Landlord shall have the right at any time to change
         the name of the Building or Raleigh Studios and to install, affix and
         maintain any and all signs on the exterior and on the interior of the
         Building or Raleigh Studios as Landlord may, in Landlord's sole
         discretion, desire.

15.19    LANDLORD'S LIABILITY. Landlord shall not be personally liable for the
         performance of Landlord's obligations under this Lease. If Tenant
         acquires any rights or remedies against Landlord (including, but not
         limited to, the right to satisfy a judgment), these rights and remedies
         shall be satisfied solely from Landlord's interest in the Master Lease
         (or the proceeds therefrom), such rights and remedies shall not be
         satisfied, in any event, from any other property or assets of Landlord.

15.20    EXERCISE OF LANDLORD'S RIGHTS. Any right hereunder granted to Landlord
         may be assigned by Landlord to Master Landlord or may be exercised by
         Landlord at Master Landlord's direction.

15.21    EXHIBITS. All exhibits, riders and schedules, if any, attached hereto
         shall be deemed a part of this Lease.

15.22    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.

                     [TEXT CONTINUES ON THE FOLLOWING PAGE.]

                                       28

<PAGE>

IN WITNESS WHEREOF, the parties hereto hereby execute this Lease, as of the day
and year first above written.

         LANDLORD:
         RP HOLDINGS, INC.,
         a California corporation

         By:______________________________________
                  Its Authorized Officer

         TENANT:
         Alpine Television, Inc.,
         A California corporation

         By:______________________________________

         Title:___________________________________

                                       29

<PAGE>

                                   EXHIBIT "B"
                                   -----------
                              RULES AND REGULATIONS
                              ---------------------

         These Rules and Regulations are published by Landlord for the purpose
of regulating the actions and deportment of the occupants and the use of the
Building. The term "Tenants" shall refer to the Tenant under the Lease of which
this Exhibit is a part and tenants or other occupants of the Building.

         Landlord reserves the right at any time to rescind any one or more of
these Rules and Regulations, or to make such other and further reasonable Rules
and Regulations as in the Landlord's judgment may from time to time be necessary
for the safety, care and cleanliness of the Building, and for the preservation
of order therein. Landlord may waive any one or more of these Rules and
Regulations for the benefit of a particular Tenant or Tenants, but no such
waiver by Landlord shall be construed as a waiver of such Rules and Regulations
in favor of any other Tenant or Tenants, nor prevent Landlord from thereafter
enforcing any such Rules and Regulations against any or all of the Tenants.
These Rules and Regulations are in addition to and shall not be construed to in
any way modify, alter or amend, in whole or in part, the covenants, agreements,
terms and conditions of any Lease affecting the Building or any portion thereof.

         1. All areas of the Building other than those under lease to Tenants,
including public halls, lobbies and stairs, shall be under the sole and absolute
control of the Landlord who shall have the exclusive right to regulate and
control these areas. The sidewalks, halls, passages, exits, entrances,
elevators, malls, escalators and stairways of the Building shall not be
obstructed by any of the Tenants, or used by them for any purpose other than for
ingress to and egress from any Premises. The halls, passages, exits, entrances,
elevators, escalators and stairways are not for the use of the general public
and Landlord shall in all cases retain the right to control and prevent access
thereto by all persons whose presence the Landlord considers, in its sole and
absolute discretion, to be prejudicial to the safety, quiet enjoyment,
character, reputation and interests of the Building and Tenants; provided,
however, that nothing contained herein shall be construed to prevent such access
by persons with whom Tenant normally deals in the ordinary course of its
business, except that Landlord reserves the right to exclude or expel from the
Building any person who, in the judgment of Landlord, is intoxicated or under
the influence of liquor or drugs, or who shall in any manner act in violation of
any of the Rules and Regulations of the Building. Tenants and other persons may
not go up on the roof of the Building.

         2. Landlord reserves the right to exclude from the Building persons who
do not present a pass or other identification acceptable to Landlord. If
Landlord requires passes, Landlord shall furnish passes to persons for whom any
Tenant requests a pass. Each Tenant shall be responsible for all persons for
whom it requests passes or requests admission to the Building and Tenant shall
be liable to the Landlord for all acts of such persons. Landlord shall not be
liable for damages or for any error with regard to the admission or exclusion
from the Building of any person. In the case of invasion, mob, riot, public
excitement, or other circumstances rendering such action advisable in Landlord's
sole and absolute discretion, Landlord reserves the right to prevent access to
the Building during the continuance thereof by such actions as Landlord may deem
appropriate, including closing and locking doors.

         3. The normal business hours of the Building shall be the hours of 8:00
a.m. to 6:00 p.m. on weekdays, other than legal holidays and from 9:00 a.m. to
1:00 p.m. on Saturdays, other than legal holidays. However, Landlord may
eliminate, increase or decrease the hours on Saturdays for which air
conditioning, heating and ventilation are provided to the Premises and the
Building to accommodate the regular Saturday usage by Tenants occupying
two-thirds or more of the rentable space of the Building. In addition, Landlord
may increase or decrease the hours for which air conditioning, heating and
ventilation are provided to conform to practices of other buildings in the area
comparable to the Building.

                           Exhibit "B" - Page 1 of 6

<PAGE>

         4. Landlord retains absolute control over the exterior appearance of
the Building and the exterior appearance of any Premises as viewed from the
exterior of the Building, public halls, or passageways, and Tenants shall not,
without Landlord's prior written consent, install or permit to be installed any
lighting, paintings, drapes, blinds, shades, signs, lettering, placards,
decorations or advertising media of any type which can be viewed from the
exterior of the Building, public halls or passageways. If any Tenant obtains
permission and installs any of the above items, such Tenant shall not make any
changes, alterations or modifications to said installed items without the prior
written consent of Landlord, and such Tenant shall maintain such items at its
expense in a neat and orderly manner at all times.

         5. The directory of the Building shall be provided for the display of
the name and location of Tenant and its principal officers and Landlord may
exclude any other names from the directory.

         6. In the event any tenant fails to keep and perform any of the terms
and conditions hereof, notwithstanding any provision to the contrary in its
lease, immediately upon written notice from Landlord, Landlord may restore any
Premises or Building to its original condition, and such tenant shall reimburse
Landlord upon demand for such cost of restoration. Landlord may demand that such
tenant immediately restore the Premises or Building to its original condition.
Such a default shall constitute a default under such tenant's lease and Landlord
may resort to any and all legal remedies which Landlord may desire to assert.

         7. When electric wiring of any kind is introduced into the Building, it
must be connected as directed by the Landlord, and no boring or cutting for
wires shall be allowed without the consent of the Landlord. The location of
telephones, telegraph instruments, electric appliances, call boxes and similar
instruments shall be prescribed by the Landlord. No apparatus of any kind, other
than normal office machines and equipment, shall be connected to the electrical
system of the Building without the written consent of the Landlord.

         8. Tenants shall not mark, paint, or drill into any part of the
Premises or the Building without the prior written consent of Landlord. Tenants
shall not string wires or use extension cords without the prior written consent
of Landlord.

         9. Tenants shall not do anything in the Building, or bring or keep
anything therein, which shall in any way increase or tend to increase the risk
of fire, or which shall conflict with the regulations of the Fire Department or
the fire laws, or with any insurance policy on the Building or any part thereof,
or with any rules or ordinances established by any other governmental agency.

         10. Tenant shall be responsible for protecting its own property located
on or about the Premises.

         11. All removals, or the carrying in or out of any safes, freight,
furniture or bulky matter of any description must take place during the hours
which the Landlord may determine from time to time in its absolute discretion.
The moving of safes or other fixtures or bulky matter of any kind must be made
upon previous notice to the manager of the Building and under his supervision,
and the persons employed by the Tenant for such work must be acceptable to the
Landlord. The Landlord reserves the right to inspect all safes, freight, or
other bulky articles to be brought into the Building and to exclude from the
Building all safes, freight, or other bulky articles which violate any of these
Rules and Regulations or the lease of which these Rules and Regulations are a
part. Landlord shall prescribe the weight, size and position of all safes used
in the Building, and such safes shall in all cases stand on wood or metal of
such size as shall be designated by the Landlord. All damage done to the
Building by installing, removing or maintaining a safe, shall be repaired at the
expense of the Tenant in whose Premises such safe is located. Articles of
unusual size or weight are not permitted in the Building. Tenants shall not use
any machinery which may cause any objectionable noise or tremor to the floors or
walls or which by its weight might injure the floors and the Building.

                           Exhibit "B" - Page 2 of 6

<PAGE>

         12. Tenants shall not conduct any auction in the Building, shall not
store goods, wares or merchandise on their Premises except for Tenant's personal
use, and shall not manufacture any item on the Premises. Except with the prior
written consent of Landlord, Tenants shall not sell or permit the sale of
newspapers, magazines, periodicals, theater tickets or any other goods or
merchandise in or on its Premises, nor shall any Tenant carry on, in or from its
Premises, the business of stenography, typewriting or any similar business for
the services or accommodation of other Tenants or others.

         13. All freight and furniture must be moved into, within and out of the
Building under the supervision of Landlord and according to such regulations as
may be posted in the office of the Building, but the Landlord shall not be
responsible for the loss or damage of such freight from any cause. Material,
including beverages, food and supplies, shall not be transported within the
Building except as Landlord may prescribe from time to time.

         14. The requirements of any Tenant shall be attended to only upon
application at the office of the Building. Employees of Landlord shall not
perform any work, not do anything beyond their regular duties unless under
special instruction from the office of the Building, and employees of Landlord
shall not be obligated to admit any person (tenants or otherwise) to any office
without specific instructions from the office of the Building.

         15. All keys shall be obtained from Landlord and all keys pertaining to
any Premises shall be returned to the Landlord upon termination of the Lease
affecting such Premises. The Tenants shall not duplicate any keys or permit any
keys to be duplicated.

         16. Before any Tenant and its employees leave its Premises, such Tenant
shall see that the doors of its Premises to common hallways of the Building are
closed and securely locked and shall observe strict care and caution that all
water faucets, water apparatuses and utilities are shut off so as to prevent
waste or damage; and for any default or carelessness, such Tenant shall
compensate the other tenants and Landlord for all damages sustained by them. On
multiple tenant floors, Tenant shall keep the door or doors to the Building
corridors closed at all times except for ingress and egress.

         17. Tenants shall give prompt notice of any accident to, or defects in,
the Building, including the plumbing, water pipes, electric wire or heating
apparatus, so that same may be attended to promptly.

         18. All cleaning and janitorial services for the Building and the
Premises shall be provided exclusively through Landlord.

         19. Tenants shall not use any method of heating or air conditioning
other than that supplied by Landlord unless approved by Landlord in writing.

         20. Tenants shall not install any radio or television antenna,
loudspeaker or other device on the roof or exterior walls of its Premises.

         21. No vending or coin-operated machines shall be placed or maintained
by any tenant within its Premises without the prior written consent of Landlord.

         22. Tenants shall cooperate with Landlord in obtaining maximum
effectiveness of the cooling system by closing drapes and other window covering
when the sun's rays fall on the windows of the Premises. Tenants shall not
obstruct, alter or in any way impair the efficient operation of the Landlord's
heating, ventilating, air conditioning, electrical, fire safety, or lighting
systems. Tenants shall not tamper with or change the setting of any thermostats
or temperature control valves.

                           Exhibit "B" - Page 3 of 6

<PAGE>

         23. Canvassing, soliciting and peddling in the Building are prohibited
without the written consent of Landlord and each tenant shall cooperate to
prevent such activity.

         24. Hand trucks not equipped with rubber tires and side guards shall
not be used in any space, or in the public halls of the Building, either by
Tenant or others. No bicycles, vehicles or animals of any kind shall be brought
into or kept in or about the Premises.

         25. The toilets, wash basins and other plumbing fixtures shall not be
used for any purpose other than those for which they were constructed, and no
sweeping, rubbish rags or other substances shall be thrown therein. All damage
resulting from any misuses of fixtures shall be borne by the tenant who, or
whose employees, agents or visitors, shall have caused the same.

         26. No cooking shall be done or permitted by any tenant on the
Premises; however, the preparation of coffee, tea, hot chocolate and similar
items by a Tenant for its employees and business visitors shall be permitted.
Tenants shall not use or keep in or about the Building any kerosene, gasoline or
inflammable or combustible fluid or material. Tenant shall not use, keep or
permit to be used or kept any foul or noxious gas or substance in or about the
Building, or permit or suffer the Building to be occupied or used in a manner
offensive or objectionable to Landlord by reason of noise, odors and/or
vibrations, or interfere in any way with other tenants or those having business
in the Building. No portion of the Building shall be used for lodging or
sleeping or for any immoral or illegal purpose.

         27. Tenant shall not engage in or permit any advertising or public
relations which, in Landlord's opinion, tends to impair the reputation or the
desirability of the Building or suggest that Tenant is anything other than a
tenant in the Building.

         28. No additional locks or bolts of any kind shall be placed upon any
of the doors or windows by Tenant, nor shall any changes be made in existing
locks or the mechanism thereof. Tenant must, upon the termination of his
tenancy, restore to the Landlord all keys of stores, offices and toilet rooms,
either furnished to, or otherwise procured by, Tenant and in the event of the
loss of any keys so furnished, Tenant shall pay to the Landlord the cost of
replacing the same or changing the lock or locks opened by such lost key if
Landlord shall deem it necessary to make such change.

         29. No tenant shall purchase spring water, ice, towels, janitorial or
maintenance or other like services, from any company or persons not approved by
Landlord.

         30. The scheduling of moves of Tenant's furniture and equipment into or
out of the Building is subject to the reasonable discretion of Landlord.

         31. Tenant shall store all its trash and garbage within its Premises.
No material shall be placed in the trash boxes or receptacles if such material
is of such nature that it may not be disposed of in the ordinary and customary
manner of removing and disposing of trash and garbage in the city of Los Angeles
without being in violation of any law or ordinance governing such disposal. All
garbage and refuse disposal shall be made only through entranceways and
elevators provided for such purpose and at such times as Landlord shall
designate.

         32. These Rules and Regulations are in addition to and shall not be
construed to in any way modify, alter or amend, in whole or in part, the terms,
covenants, agreements and conditions of any lease of premises in the Building.

                           Exhibit "B" - Page 4 of 6

<PAGE>

         33. Tenant shall not engage in any NR-Rated Activity (as defined
herein) at the Premises but may engage in Permitted NR-Rated Activity (as
defined herein). "NR-Rated Activity" shall mean Tenant or any sub-tenant
engaging in any activity permitted under this Lease with respect to a theatrical
motion picture, television mini-series, television series, so-called MOW or
other motion picture project of any kind whatsoever that shall be accorded an
"NR" rating or that would most likely be accorded an "NR" rating if rated or
that shall purposely be left unrated because of its explicit depiction of sex or
violence. "Permitted NR-Rated Activity" shall mean Tenant's engaging in any
NR-Rated Activity in respect of any such project either produced by, produced
for distribution by or actually distributed by a so-called "Major" or
"Mini-Major" theatrical motion picture studio/distributor, a U.S. television
network (i.e., ABC, CBS, NBC or Fox), or a major cable network (other than the
Playboy Channel or the like) that is accorded such a rating or is left unrated
for such reason (e.g., projects like "Last Tango In Paris," "Bonnie and Clyde"
or "Heavy Traffic" but not projects like "Deep Throat"). Tenant hereby
represents and warrants that, at all times prior to the execution of the Lease,
NR-Rated Activity other than Permitted NR-Rated Activity has been an
insignificant part of Tenant's business. Tenant agrees not to engage in NR-Rated
Activity at the Project during the Lease Term. Tenant may engage in Permitted
NR-Rated Activity at the Project throughout the Lease Term, as the same may be
extended from time to time. This Section 33 shall be further subject to such
changes as Landlord and Tenant may reasonably consent to following any change in
the present system for rating motion pictures.

         34. SECURITY (a) The security of Tenant's property requires that Tenant
inform the gate guard when either a delivery or pick-up is to be made to the
Premises. This notice shall enable guards to screen out unauthorized deliveries
or pick-ups. If a truck does come to the gate with a delivery for Tenant and
Landlord has not been notified, Landlord shall attempt to contact a member of
Tenant's staff. Landlord, at its option, may refuse to accept any deliveries for
which it has received no notification. In the event Landlord accepts a delivery
for which it has received no notification, said delivery shall be accepted by
Landlord solely at Tenant's risk and Landlord shall not be liable in the event
of any loss or damage of any nature to said delivery. No pick-ups from the
Premises shall be permitted without Tenant's prior consent or on the spot
authorization. In this regard, Tenant shall furnish Landlord with a list of all
personnel authorized to give such on the spot authorization. (b) The security of
Landlord's property requires that Landlord's guards be permitted to reasonably
search vehicles for any of Landlord's property before they leave Landlord's
property, and Tenant hereby consents, on behalf of itself, its agents,
representatives, guests, invitees and employees, to a reasonable search of their
vehicles if reasonably requested to do so by Landlord's guards. Tenant, on
behalf of itself, its agents, representatives and employees, waives any and all
claims for any damages on account of such reasonable searches. Tenant shall
notify all of its agents, representatives, employees, guests and invitees of
this requirement. (c) Landlord reserves the right to refuse admittance to anyone
for reasonable security purposes.

         35. PARKING RULES AND REGULATIONS: (1) Vehicles must be parked entirely
within the lines painted on pavement. (2) All directional signs and arrows must
be observed. (3) The speed limit is 5 miles per hour. (4) Parking is prohibited:
(a) in areas not striped for parking, (b) where "No Parking" signs are posted,
(c) in cross-hatched areas, and (d) in such other areas as may be designated by
Landlord. (5) Everyone is required to park and lock their own vehicle. ALL
RESPONSIBILITY FOR LOSS OR DAMAGE IS ASSUMED BY THE PARKER. (6) Parking spaces
are for the express purpose of parking one vehicle per space. Washing, waxing,
cleaning or servicing a vehicle is prohibited. (7) Tenant shall acquaint all

                           Exhibit "B" - Page 5 of 6

<PAGE>

persons to whom Tenant assigns or permits parking privileges of these rules and
regulations. (8) Vehicles improperly parked may be cited and/or towed at the
owner's expense. (9) Violation of the Landlord's parking regulations by Tenant,
its employees, agents, guests or invitees may result in suspension of Tenant's
right to drive or park at Raleigh Studios' lot or parking structure.

----------------------------------
Tenant

----------------------------------

                           Exhibit "B" - Page 6 of 6

<PAGE>

                                    EXHIBIT "C"
                                    -----------
                               TENANT WORK LETTER
                               ------------------

         This TENANT WORK LETTER shall set forth the terms and conditions
         relating to the construction of the Premises. This Tenant Work Letter
         is essentially organized chronologically and addresses the issues of
         the construction of the Premises, in sequence, as such issues will
         arise during the actual construction of the Premises. All references in
         this Tenant Work Letter To Articles or Sections of "this Lease" shall
         mean the relevant portions of the Office Lease to which this Tenant
         Work Letter is attached as Exhibit C, and all references in this Tenant
         Work Letter to Sections of "this Tenant Work Letter-" shall mean the
         relevant portions of Sections 1 through 6 of this Tenant Work Letter.

                                    SECTION 1

                 LANDLORD'S INITIAL CONSTRUCTION IN THE PREMISES

         Landlord has constructed, at its sole cost and expense, the base,
         shell, and core (i) of the Premises and (ii) of the floor of the
         Building on which the Premises is located (collectively, the "BASE,
         SHELL, AND CORE"). Tenant accepts the Base, Shell and Core "as is" with
         all faults.

                                    SECTION 2

                               TENANT IMPROVEMENTS

2.1.     TENANT IMPROVEMENT ALLOWANCE. Tenant shall be entitled to a one-time
         Tenant improvement allowance (The "Tenant Improvement Allowance") in
         the amount of ONE HUNDRED THIRTY THOUSAND SEVEN HUNDRED TEN DOLLARS AND
         NO/100 ($130.710.00) OR $30.00 PER USABLE SQUARE FOOT for the costs
         relating to the initial design and construction of Tenant's
         improvements which are permanently affixed to the Premises (the "Tenant
         Improvements"). In no event shall Landlord be obligated to make
         disbursements pursuant to this Tenant Work Letter in a total amount
         which exceeds the Tenant Improvement Allowance. If Tenant fails to
         utilize any portion of the Tenant Improvement Allowance on or before
         the date which is three (3) months after the Commencement Date, such
         unused portion shall revert to Landlord and Tenant shall have no
         further rights thereto.

2.2.     DISBURSEMENT OF THE TENANT IMPROVEMENT ALLOWANCE. Except as otherwise
         set forth in this Tenant Work Letter, the Tenant IMPROVEMENT Allowance
         shall be disbursed by Landlord (each of which disbursements shall be
         made pursuant to Landlord's disbursement process) for costs related to
         the construction of the Tenant Improvements AND for the following items
         and costs (collectively, the "TENANT IMPROVEMENT ALLOWANCE ITEMS") (i)
         payment of the fees of the "Architect" and the "Engineers", as those
         terms are defined in Section 3.1 of this Tenant Work Letter, and
         payment of the fees incurred by, and the cost of documents and
         materials supplied by, Landlord and Landlord's consultants in
         connection with the preparation and review of the "Construction
         Drawings", as that term is defined in Section 3.1 of this Tenant Work,
         Letter; (ii) the cost of any changes in the Base, Shell and Core when
         such changes are required by the Construction Drawings, (iii) the cost
         of any changes to the Construction Drawings or Tenant Improvements
         required by all applicable building codes (the "CODE"); (iv) the cost
         of window coverings (if any) existing in the Premises; (v) the
         "Landlord Supervision Fee," as that term is defined in Section 4.3.2 of
         this Tenant Work Letter; and (vi) a portion of the costs of the tenant
         demising walls and public corridor walls and materials, if any, as
         designated by Landlord.

                           Exhibit "C" - Page 1 of 7

<PAGE>

2.3.     STANDARD TENANT IMPROVEMENT PACKAGE. Landlord has established
         specifications (the "SPECIFICATIONS") for the Building standard
         components to be used in the construction of the Tenant Improvements in
         the Premises (collectively, the "STANDARD IMPROVEMENT PACKAGE"), which
         Specifications shall be supplied to Tenant by Landlord. The quality of
         Tenant Improvements shall be equal to or of greater quality than the
         quality of the Specifications, provided that the Tenant Improvements
         shall comply with certain Specifications as designated by Landlord.
         Landlord MAY make changes to the Specifications for the Standard
         Improvement Package from time to time.

                                    SECTION 3

                              CONSTRUCTION DRAWINGS

3.1.     SELECTION OF ARCHITECT/CONSTRUCTION DRAWINGS. .Tenant shall retain an
         architect/space planner approved by Landlord (the "Architect") to
         prepare the "Construction Drawings" as that term is defined in this
         Section 3.1. Tenant shall retain the engineering consultants designated
         by Landlord (the "Engineers") to prepare all plans and engineering
         working drawings relating to the structural, mechanical, electrical,
         plumbing, HVAC, lifesafety, and sprinkler work in the Premises, which
         work is not part of the Base Building. The plans and drawings to be
         prepared by Architect and the Engineers hereunder shall be known
         collectively as the "CONSTRUCTION DRAWINGS". All Construction Drawings
         shall comply with the drawing format and specifications determined by
         Landlord, and shall be subject to Landlord's approval. Tenant and
         Architect shall verify, in the field, the dimensions and conditions as
         shown on the relevant portions of the Base Building plans, and Tenant
         and Architect shall be solely responsible for same, and Landlord shall
         have no responsibility in connection therewith. Landlord's review of
         the Construction Drawings as set forth in this Section 3 shall be for
         its sole purpose and shall not imply Landlord's review of the same, or
         oblige Landlord to review same for quality, design, Code compliance, or
         other like matters. Accordingly, notwithstanding that any Construction
         Drawings are reviewed by Landlord or its space planner, architect,
         engineers and consultants, and notwithstanding any advice or assistance
         which may be rendered to Tenant by Landlord or Landlord's space
         planner, architect, engineers, and consultants, Landlord shall have no
         liability whatsoever in connection therewith and shall not be
         responsible for any omissions or errors contained in the Construction
         Drawings, and Tenant's waiver and indemnity set forth in Section 8.3 of
         this Lease shall specifically apply to the Construction Drawings,

3.2.     FINAL SPACE PLAN. On or before the date set forth in Schedule 1,
         attached hereto, Tenant and the Architect shall (i) prepare the final
         space plan for Tenant Improvements in the Premises (collectively, the
         "FINAL SPACE PLAN"), which Final Space Plan shall include a layout and
         designation of all offices, rooms and other partitioning their intended
         use, and equipment to be contained therein, and (ii) deliver four (4)
         copies of such Final Space Plan signed by the Tenant and the Architect
         to Landlord for Landlord's approval.

3.3.     FINAL WORKING DRAWING. On or before the date set forth in Schedule 1,
         Tenant, shall cause the completion of the architectural and engineering
         drawings for the Premises, and the final architectural working drawings
         all in form which is complete to allow subcontractors to bid on the
         work and to obtain all applicable permits (collectively, the "FINAL
         WORKING DRAWINGS") and shall submit the same to Landlord for Landlord's
         approval.

                           Exhibit "C" - Page 2 of 7

<PAGE>

3.4.     PERMITS. The Final Working Drawings shall be approved by Landlord (the
         "APPROVED WORKING DRAWINGS") prior to the commencement of construction
         of the Tenant Improvements. Tenant shall immediately submit the
         Approved Working Drawings to the appropriate municipal authorities for
         all applicable building permits necessary to allow "CONTRACTOR", as
         that term is defined in Section 4.1, below, to commence and fully
         complete the construction of the Tenant Improvements (the "PERMITS"),
         and, in connection therewith, Tenant shall coordinate with Landlord in
         order to allow Landlord, at its option, to take part in all phases of
         the permitting process and shall supply Landlord, as soon as possible,
         with all plan check numbers and dates of submittal and shall take all
         necessary actions, on or before the date set forth in Schedule I in
         order to allow Contractor to receive the Permits conditioned only upon
         the payment of the appropriate Permit fees. Notwithstanding anything to
         the contrary set forth in this Section 3.4, Tenant hereby agrees that
         neither Landlord nor Landlord's consultants shall be responsible for
         obtaining any building permit or certificate of occupancy for the
         Premises and that the obtaining of the same shall be Tenant's
         responsibility, provided however that Landlord shall, in any event,
         cooperate with Tenant in executing permit applications and performing
         other ministerial acts reasonably necessary to enable Tenant to obtain
         any such permit or certificate of occupancy. No changes, modifications
         or alterations in the Approved Working Drawings may be made without the
         prior written consent of Landlord, provided that Landlord may withhold
         its consent, in its sole discretion, to any change in the Approved
         Working Drawings if such change would directly or indirectly delay the
         "SUBSTANTIAL COMPLETION" of the Premises as that term is defined in
         Section 5.1 of this Tenant Work Letter

3.5.     TIME DEADLINES. Tenant shall USE its best, good faith, efforts and all
         due diligence to cooperate with the Architect, the Engineers, and
         Landlord to complete all phases of the Construction Drawings and the
         permitting process and to receive the Permits, and with Contractor to
         obtain the "CONTRACT COST", as that term is defined in Section 4.2 of
         this Tenant Work Letter, as soon as possible after the execution of the
         Lease, and, in that regard, shall meet with Landlord on a scheduled
         basis to be determined by Landlord, to discuss Tenant's progress in
         connection with the same. The applicable dates for approval of items,
         plans and drawings as described in this Section 3, Section 4, below,
         and in this Tenant Work Letter are set forth and further elaborated
         upon in Schedule I (the "TIME DEADLINES"), attached hereto. Tenant
         agrees to comply with the Time Deadlines.

                                    SECTION 4

                     CONSTRUCTION OF THE TENANT IMPROVEMENTS

4.1.     CONTRACTOR. As set forth in Section 4.2, below, a contractor designated
         by Landlord ("CONTRACTOR") shall construct the Tenant Improvements.

4.2.     COMPETITIVE BIDDING. The Contractor shall be selected pursuant to a
         competitive bidding process. Landlord shall select three (3) qualified,
         licensed and reputable general contractors to participate in the
         process. Each such contractor shall be notified in the bidding package
         of the time schedule for construction of the Tenant Improvements and
         that, unless Landlord otherwise requires, such contractors shall be
         required to use the fire, lifesafety subcontractor designated by
         Landlord. The bids shall be submitted promptly to Landlord and a
         reconciliation shall be performed by Landlord to adjust inconsistent or
         incorrect assumptions so that a like-kind comparison can be made.
         Landlord shall make final selection of the contractor based on the
         contractors' qualifications (including financials and insurance and/or
         bonding capabilities), the contractors' understanding of scope of work
         and competitive bidding. The date of selection of such contractor shall
         be known hereafter as the "Selection Date" and the cost of all Tenant
         Improvement Allowance Items to be incurred by Tenant in connection with
         the construction of the Tenant Improvements may be referred to herein
         as the "Contract Cost".

                           Exhibit "C" - Page 3 of 7

<PAGE>

4.3      CONSTRUCTION OF TENANT IMPROVEMENTS BY CONTRACTOR UNDER THE SUPERVISION
         OF LANDLORD.

                  4.3.1. OVER-ALLOWANCE AMOUNT. Within three (3) business days
         after the Selection Date, Tenant shall deliver to Landlord cash in an
         amount (the "OVER-ALLOWANCE AMOUNT") equal to the difference between
         (i) the Contract Cost and (ii) the amount of the Tenant Improvement
         Allowance. The Over-Allowance Amount shall be disbursed by Landlord
         prior to the disbursement of any then remaining portion of the Tenant
         Improvement Allowance, and such disbursement shall be pursuant to the
         same procedure as the Tenant Improvement Allowance. In the event that,
         after the Selection Date, any revisions, changes, or substitutions
         shall be made to the Construction Drawings or the Tenant Improvements,
         any additional costs which arise in connection with such revisions,
         changes or substitutions or any other additional costs, shall be paid
         by Tenant to Landlord immediately upon Landlord's request as an
         addition to the Over-Allowance Amount.

                  4.3.2. LANDLORD'S RETENTION OF CONTRACTOR. Landlord shall
         independently retain Contractor, on behalf of Tenant, to construct the
         Tenant Improvements in accordance with the Approved Working Drawings
         and Landlord shall supervise the construction by Contractor, and Tenant
         shall pay a construction supervision and management fee (the "LANDLORD
         SUPERVISION FEE") to Landlord in an amount equal to Five Percent (5%)
         of the total of the following: (i) the Tenant Improvement Allowance
         plus (ii) the Over-Allowance Amount (as such Over Allowance Amount may
         increase pursuant to the terms of this Tenant Work Letter).

                  4.3.3. CONTRACTOR'S WARRANTIES AND GUARANTIES. Landlord hereby
         agrees to assign to Tenant, to the extent assignable and to the extent
         reasonably necessary in order to allow Tenant to pursue- the particular
         claim against Contractor, all warranties and guaranties by Contractor
         relating To the Tenant Improvements, and Tenant hereby waives all
         claims against Landlord relating to, or arising out of the construction
         of, the Tenant Improvements.

                  4.3.4. TENANT'S COVENANTS. Tenant hereby indemnifies Landlord
         for any loss, claims, damages or delays arising from the actions of
         Architect on the Premises or in the Building. Within ten (10) days
         after completion of construction of the Tenant Improvements, Tenant
         shall cause Contractor and Architect to cause a Notice of Completion to
         be recorded in the Office of the County Recorder of the county in which
         the Building is located in accordance with Section 3093 of the Civil
         Code of the State of California or any successor statute and furnish a
         copy thereof to Landlord upon recordation, failing which, Landlord may
         itself execute and file the same on behalf of Tenant as Tenant's agent
         for such purpose. In addition, immediately after the Substantial
         Completion of the Premises, Tenant shall have prepared and delivered to
         the Building a copy of the "as built" plans and specifications
         (including all working drawings) for the Tenant Improvements.

                           Exhibit "C" - Page 4 of 7

<PAGE>

                                    SECTION 5

            COMPLETION OF THE TENANT IMPROVEMENTS; COMMENCEMENT DATE

5.1.     SUBSTANTIAL COMPLETION. For purposes of this Lease, "Substantial
         Completion" of the Premises shall occur upon the completion of
         construction of the Tenant Improvements in the Premises pursuant to the
         Approved Working Drawings, with the exception of any punch list items
         and any tenant fixtures, workstations, built-in furniture, or equipment
         to be installed by Tenant or under the supervision of Contractor.

5.2.     DELAY OF THE SUBSTANTIAL COMPLETION OF THE PREMISES. Except as provided
         in this Section 5.2, the Commencement Date shall occur as set forth in
         the Lease and Section 5.1, above. If there shall be a delay or there
         are delays in the Substantial Completion of the Premises or in the
         occurrence of any of the other conditions precedent to the Commencement
         Date, as set forth in the Lease, as a direct, indirect, partial, or
         total result of:

                  5.2.1. Tenant's failure to comply with the Time Deadlines;

                  5.2.2. Tenant's failure to timely approve any matter requiring
         Tenant's approval;

                  5.2.3. breach by Tenant of the terms of this Tenant Work
         Letter or the Lease;

                  5.2.4. Changes in any of the Construction Drawings after
         disapproval of the same by Landlord or because the same do not comply
         with Code or other applicable laws;

                  5.2.5 Tenant's request for changes in the Approved Working
         Drawings;

                  5.2.6. Tenant's requirement for materials, components,
         finishes or improvements which are not available in a commercially
         reasonable time given the anticipated day of Substantial Completion of
         the Premises, as set forth in the Lease, or which are different from,
         or not included in, the Standard Improvement Package;

                  5.2.7. Changes to the Base, Shell and Core required by the
         Approved Working Drawings; or

                  5.2.8. Any other acts or omissions of Tenant, or its agents,
         or employees;

         then, notwithstanding anything to the contrary set forth in the Lease
         or this Tenant Work Letter and regardless of the actual date of the
         Substantial Completion of the Premises, the Commencement Date shall be
         deemed to be the date the Commencement Date would have occurred if no
         Tenant delay or delays, as set forth above, had occurred.

                                    SECTION 6

                                  MISCELLANEOUS

6.1.     TENANT'S ENTRY INTO THE PREMISES PRIOR TO SUBSTANTIAL COMPLETION.
         Provided that Tenant and its agents do not interfere with Contractor's
         work in the Building and the Premises, Contractor shall allow Tenant
         access to the Premises prior to the Substantial Completion of the
         Premises for the purpose of Tenant installing overstandard equipment or
         fixtures (including Tenant's data and telephone equipment) in the
         Premises. Prior to Tenant's entry into the Premises as permitted by the
         terms of this Section 6.1, Tenant shall submit a schedule to Landlord
         and Contractor, for their approval, which schedule shall detail the
         timing and purpose of Tenant's entry. Tenant shall hold Landlord
         harmless from and indemnify, protect and defend Landlord against any
         loss or damage to the Building or Premises and against injury to any
         persons caused by Tenant's actions pursuant to this Section 6. 1.

                            Exhibit "C" - Page 5 of 7

<PAGE>

6.2.     FREIGHT ELEVATORS. Landlord shall, consistent with its obligations to
         other tenants of the Building, make the freight elevator reasonably
         available to Tenant in connection with initial decorating, furnishing
         and moving into the Premises.

6.3.     TENANT'S REPRESENTATIVE. Tenant has designated [REPRESENTATIVE TO BE
         DETERMINED BY TENANT] as its sole representative with respect to the
         matters set forth in this Tenant Work Letter, who, until further notice
         to Landlord, shall have full authority and responsibility to act on
         behalf of the Tenant as required in this Tenant Work Letter.

6.4.     LANDLORD'S REPRESENTATIVE. Landlord has designated [REPRESENTATIVE TO
         BE DETERMINED BY LANDLORD] as its sole representative with respect to
         the matters set forth in this Tenant Work Letter, who, until further
         notice to Tenant, shall have full authority and responsibility to act
         on behalf of the Landlord as required in this Tenant Work Letter.

6.5.     TIME OF THE ESSENCE IN THIS TENANT WORK LETTER. Unless otherwise
         indicated, all references herein to a "number of days" shall mean and
         refer to calendar days. In all instances where Tenant is required to
         approve or deliver an item, if no written notice of approval is given
         or the item is not delivered within the stated time period, at
         Landlord's sole option, at the end of such period the item shall
         automatically be deemed approved or delivered by Tenant and the next
         succeeding time period shall commence.

6.6.     TENANT'S LEASE DEFAULT. Notwithstanding any provision to the contrary
         contained in this Lease, if an event of default as described in Section
         12 of the Lease, or a default by Tenant under this Tenant Work Letter,
         has occurred at any time on or before the Substantial Completion of the
         Premises, then (i) in addition to all other rights and remedies granted
         to Landlord pursuant to the Lease, Landlord shall have the right to
         withhold payment of all or any portion of the Tenant Improvement
         Allowance and/or Landlord may cause Contractor to cease the
         construction of the Premises (in which case, Tenant shall be
         responsible for any delay in the Substantial Completion of the Premises
         caused by such work stoppage as set forth in Section 5 of this Tenant
         Work Letter), and (ii) all other obligations of Landlord under the
         terms of this Tenant Work Letter shall be forgiven until such time as
         such default is cured pursuant to the terms of the Lease.

6.7.     OWNERSHIP OF TENANT IMPROVEMENTS. Upon installation, all Tenant
         Improvements (including, without limitation, any movable walls) shall
         be deemed Landlord's property, shall be deemed part of the Premises and
         shall be delivered by Tenant to Landlord at the end of the Lease Term.

                           Exhibit "C" - Page 6 of 7

<PAGE>

                                   SCHEDULE 1

                                 TIME DEADLINES

         DATES                              ACTIONS TO BE PERFORMED
         -----                              -----------------------

A.       August 23, 1999                    Final Space Plan to be completed by
                                            Tenant and delivered to Landlord

B.       September 16, 1999                 Tenant to deliver Final Working
                                            Drawings to Landlord.

C.       October 1, 1999                    Tenant to cause Permits to be in
                                            position to be picked up by
                                            Contractor.

                           Exhibit "C" - Page 7 of 7

<PAGE>

                                   EXHIBIT "D"
                                   -----------
                    NON-DISTURBANCE AND ATTORNMENT AGREEMENT
                    ----------------------------------------

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

--------------------------------------------------------------------------------
                    SPACE ABOVE THIS LINE FOR RECORDER'S USE

                    NON-DISTURBANCE AND ATTORNMENT AGREEMENT
                    ----------------------------------------

THIS NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this "AGREEMENT") is made and
entered into as of this 3rd day of August, 1999 by and between Shamrock MBS,
L.L.C., a Delaware limited liability company ("MASTER LANDLORD"), and Alpine
Television, Inc. a California Corporation ("TENANT").

                              W I T N E S S E T H :
                              --------------------

A. WHEREAS, Master Landlord has heretofore made that certain lease dated July 1,
1998 (the "MASTER LEASE") with RP Holdings Inc., a California corporation
("LANDLORD"), which Lease concerns that certain property (the "Property")
situated in the County of Los Angeles, State of California, more particularly
described on Exhibit "A" attached hereto and hereby made a part hereof.

B. WHEREAS, Landlord and Tenant have heretofore entered into that certain lease
(the "LEASE") dated August 3, 1999 pursuant to which Landlord has leased to
Tenant a portion of the Property (the "DEMISED PREMISES") consisting of
approximately 7922 rentable square feet on the Third floor of that certain
office building (the "Building") commonly known as The Media Center and located
at the Property.

C. WHEREAS, Tenant and Master Landlord desire to enter into this Agreement to
confirm their understanding with respect to their respective rights under the
Lease, and to provide for certain contingencies, all as hereinafter set forth.

NOW, THEREFORE, in consideration of the mutual promises hereinafter set forth
and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, the parties hereto hereby agree as follows:

         1. NON-DISTURBANCE. In the event of a Lease Termination and so long as
Tenant is not in default (beyond any applicable cure period provided to Tenant
pursuant to the terms of the Lease) in the payment of rent or in the performance
of any of the terms, covenants or conditions of Tenant under the Lease, Master
Landlord shall not interfere with or disturb Tenant's possession and occupancy
of the Demised Premises during the term of the Lease or any extension thereof
duly exercised by Tenant. As used herein, "Lease Termination" shall mean the
termination of the Master Lease (i) by Master Landlord due to a default of
Landlord as tenant under the Master Lease; or (ii) due to the expiration of the
stated term of the Master Lease. Master Landlord consents to the Lease.

                           Exhibit "D" - Page 1 of 6

<PAGE>

NON-DISTURBANCE AND ATTORNMENT AGREEMENT
----------------------------------------

         2.  ATTORNMENT.

         (a) In the event of a Lease Termination, Tenant shall be bound to
Master Landlord under all of the terms, covenants and conditions of the Lease,
for the balance of the remaining term thereof and any extension thereof duly
exercised by Tenant, with the same force and effect as if Master Landlord were
the landlord under the Lease. In such event, Tenant shall, and hereby does,
attorn to Master Landlord as its Landlord, said attornment to be effective and
self-operative immediately upon the Lease Termination, without the execution of
any further instruments on the part of any of the parties hereto. The respective
rights and obligations of Tenant and Master Landlord upon such attornment, to
the extent of the then remaining term of the Lease, and any such extension
thereof, shall be and hereby are the same as those set forth in the Lease, the
complete terms of which are incorporated herein by this reference. There shall
be no merger of the lease or the leasehold estate created thereby with the fee
estate in the Demised Premises or any part thereof by reason of the fact that
the same person or entity may acquire or hold, directly or indirectly, the lease
or such leasehold estate and the fee estate in the Demised Premises, without the
prior written consent of the owner of such fee and the holder holders of any
mortgages or similar security instruments covering the Demised Premises.

         (b) In the event of a Lease Termination, at Master Landlord's request,
Tenant shall execute a new lease with respect to the Demised Premises on the
same terms and conditions as are contained in the Lease and for a term equal to
the term of the Lease then remaining. Tenant shall also execute and deliver, at
any time and from time to time, upon the request of Landlord or Master Landlord,
any such further instruments which, in the reasonable opinion of the requesting
party, may be necessary or appropriate to evidence Tenant's attornment.

         (c) The obligation of Master Landlord to accept the attornment of
Tenant and not to disturb Tenant's possession of the Demised Premises under the
Lease, as set forth above, is expressly subject to the satisfaction of the
following conditions at the time of such transfer of Landlord's interest in the
Property:

                  (i) Tenant shall not be in default under the Lease;

                  (ii) Neither the rent nor any other charges or expenses
payable by Tenant under the Lease shall have been reduced without Master
Landlord's prior written consent, except as otherwise set forth in the Lease;

                  (iii) The Lease shall not have been otherwise modified or
supplemented by verbal agreement between Landlord and Tenant without Master
Landlord's prior written consent;

                  (iv) Tenant shall pay to Master Landlord all rental payments
payable by Tenant under the Lease from and after receipt of notice from Master
Landlord of the date of the transfer, which payments shall be made in the
amounts and at the times set forth in the Lease, and Landlord releases Tenant
from any liability for such payments paid to Master Landlord; and

                  (v) Tenant shall duly confirm its attornment to Master
Landlord by written instrument.

                            Exhibit "D" - Page 2 of 6

<PAGE>

         3.  LIMITATIONS.

         (a) If Master Landlord shall succeed to the interest of Landlord under
the Lease, Master Landlord shall, subject to the last sentence of Paragraph
3(b), be bound to Tenant under all of the terms, covenants and conditions of the
Lease; provided, however, that Master Landlord shall not be: (i) liable for any
damages or other relief attributable to any act or omission of Landlord or any
prior lessor under the Lease; (ii) liable for any damages or other relief
attributable to any latent or patent defects in construction of the Demised
Premises; (iii) liable for any damages or other relief attributable to any
breach by Landlord or any prior lessor under the Lease of any representation or
warranty contained in the Lease; (iv) subject to any offsets or defenses, unless
such offsets or defenses are specifically provided for in the Lease, that Tenant
may have against Landlord or any prior lessor under the Lease; (v) bound by any
prepayment by Tenant to Landlord of more than one (1) month's installment of
rent, which rent shall remain due and owing to Master Landlord notwithstanding
such advance payment to Landlord; (vi) bound by any amendment or modification of
the Lease made without Master Landlord's consent and written approval; or (vii)
required to complete any building or tenant improvements or otherwise perform
the obligations of Landlord under the Lease in the event of a Lease Termination.

         (b) Nothing in this Agreement shall be deemed or construed to be a
covenant or agreement by Master Landlord to perform any covenant of Landlord
under the Lease unless and until the Lease Termination occurs. Neither Master
Landlord nor any other party who, from time to time, shall be included in the
definition of Master Landlord hereunder shall have any liability or
responsibility under or pursuant to the terms of this Agreement after Master
Landlord or such party ceases to own a fee interest in or to the Property.

         4. SUBORDINATION. Subject to the terms of this Agreement (including but
not limited to Paragraphs 2 and 3 hereof), Tenant agrees that the Lease and the
leasehold estate created in favor of Tenant thereunder now is, and shall at all
times continue to be, subject and subordinate in each and every respect to the
Master Lease. Nothing herein contained shall be deemed or construed to limit or
restrict Master Landlord's ability to enforce the terms, covenants, provisions
or remedies of the Master Lease, whether or not consistent with the Lease. This
Agreement shall be the only agreement with regard to the subordination of the
Lease to the lien or charge of the Master Lease and shall supersede and cancel
any prior agreements as to such subjection or subordination, including, without
limitation, any such agreements contained in the Lease, but only insofar as the
same would affect the priority between the Lease and the leasehold estate
created thereunder and the Master Lease.

         5. NOTICE OF DEFAULT. In the event that Landlord shall default in the
performance of any of the terms, provisions, conditions or agreements of
Landlord contained in the Lease, Tenant shall give written notice of such
default to Master Landlord and Master Landlord shall have the right (but not the
obligation) to cure such default for a period ("Master Landlord's Cure Period")
of thirty (30) days after Master Landlord's receipt of such written notice, and
Tenant shall not take any action with respect to such default under the Lease
during Master Landlord's Cure Period, including, without limitation, any action
to terminate or rescind the Lease, or to withhold any rent thereunder; provided,
however, that in the case of any default which cannot with diligence be cured
within Master Landlord's Cure Period, if Master Landlord shall proceed promptly
to cure such default with diligence and continuity, Master Landlord's Cure
Period shall be extended for such a time as may be necessary for Master Landlord
to fully cure such default with diligence and continuity. To facilitate the
exercise of Master Landlord's rights under this Paragraph 5, Tenant hereby
grants to Master Landlord the right to enter upon the Property and the Demised
Premises for the purpose of effectuating the cure of any such default of
Landlord under the Lease.

                           Exhibit "D" - Page 3 of 6

<PAGE>

NON-DISTURBANCE AND ATTORNMENT AGREEMENT
----------------------------------------

         6. MISCELLANEOUS.

         (a) MASTER LANDLORD DEFINED. The term "Master Landlord" shall be deemed
to include Master Landlord and any of its successors, assigns, or transferees,
including, without limitation, any individual or entity which shall have
succeeded to Landlord's interest by, through or under judicial or power-of-sale
foreclosure, or by other proceedings brought pursuant to the Master Lease, or by
deed in lieu of such foreclosure or otherwise.

         (b) MODIFICATION; SUCCESSORS AND ASSIGNS. This Agreement may not be
modified orally or in any manner other than by an agreement in writing signed by
the parties hereto, and/or their respective successors in interest. This
Agreement shall inure to the benefit of and be binding upon the parties hereto,
their successors and assigns.

         (c) COUNTERPARTS. This Agreement may be executed in several
counterparts, which shall together constitute one agreement, binding upon all
parties hereto, notwithstanding that all parties are not signatories to the
original or the same counterpart.

         (d) NOTICES. All notices or other communications required or to be
given pursuant to the provisions hereof shall be in writing and shall be
considered properly given if: (i) mailed by first class United States mail,
postage prepaid, registered or certified with return receipt requested; (ii)
delivered by recognized overnight courier; (iii) hand delivered in person to the
intended addressee; or (iv) sent by prepaid telegram. Notice so given in person
or by telegram shall be effective upon its deposit. Notice so given by mail
shall be effective two (2) days after deposit in the United States mail. Notice
given in any other manner shall be effective only if and when received by the
addressee. For purposes of notice, the addresses of the parties shall be:

                  Tenant:                      Alpine Television, Inc.
                                               6919 Valjean Avenue
                                               Van Nuys, CA 91406
                                               Attn: Roland Carroll

                  Master Landlord:             Shamrock MBS, L.L.C.
                                               4444 Lakeside Drive
                                               Burbank, California 91505
                                               attention: ______________________

provided, however, that any party shall have the right to change its address for
notice hereunder to any other location within the continental United States by
giving thirty (30) days' written notice of such change to the other party in the
manner set forth above.

         (e) CHOICE OF LAW. This Agreement shall be governed by and construed in
accordance with the laws of the State of California.

         (f) PARAGRAPH HEADINGS. Paragraph headings in this Agreement are for
convenience of reference only and shall not be construed as part of this
Agreement or as a limitation on any of the provisions hereof.

                           Exhibit "D" - Page 4 of 6

<PAGE>

NON-DISTURBANCE AND ATTORNMENT AGREEMENT
----------------------------------------

         (g) ATTORNEYS' FEES; COSTS. In the event that any legal action or
proceeding is commenced by any party hereto to interpret or enforce the terms of
or obligations arising from this Agreement, or to recover damages for the breach
thereof, the party prevailing in such action or proceeding shall be entitled to
recover from the non-prevailing party all reasonable attorneys' fees, costs and
expenses incurred by such prevailing party in connection with such action or
proceeding.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
day and year first hereinabove written.

"MASTER LANDLORD"

Shamrock MBS, L.L.C.,
a Delaware limited liability company

BY:
        ---------------------------------------------------
ITS:
        ---------------------------------------------------

"TENANT"

ALPINE TELEVISION, INC.
A CALIFORNIA CORPORATION

BY:
        ---------------------------------------------------
ITS:
        ---------------------------------------------------

                           Exhibit "D" - Page 5 of 6

<PAGE>

                                LEGAL DESCRIPTION
                                -----------------

                           Exhibit "D" - Page 6 of 6

<PAGE>

 State of                                                                  )
          -----------------------------------------------------------------
                                                                           ) SS.
 County of                                                                 )
           ----------------------------------------------------------------

 On                               , before me,                                 ,
    ------------------------------            ---------------------------------
               DATE                           NAME,  TITLE OF OFFICER
                                              - E.G.,  "JANE DOE, NOTARY PUBLIC"

 personally appeared                                                  ,
                     -------------------------------------------------
                                NAME(S) OF SIGNER(S)

 |_| personally known to me - OR - |_| proved to me on the basis of satisfactory
 evidence to be the person(s) whose name(s) is/are subscribed to the within
 instrument and acknowledged to me that he/she/they executed the same in
 his/her/their authorized capacity(ies), and that by his/her/their signature(s)
 on the instrument the person(s), or the entity upon behalf of which the
 person(s) acted, executed the instrument.

 WITNESS my hand and official seal

                               SIGNATURE OF NOTARY

 State of                                                                  )
          -----------------------------------------------------------------
                                                                           ) SS.
 County of                                                                 )
           ----------------------------------------------------------------

 On                               , before me,                                 ,
    ------------------------------            ---------------------------------
               DATE                           NAME,  TITLE OF OFFICER
                                              - E.G.,  "JANE DOE, NOTARY PUBLIC"

 personally appeared                                                  ,
                     -------------------------------------------------
                                NAME(S) OF SIGNER(S)

 |_| personally known to me - OR - |_| proved to me on the basis of satisfactory
 evidence to be the person(s) whose name(s) is/are subscribed to the within
 instrument and acknowledged to me that he/she/they executed the same in
 his/her/their authorized capacity(ies), and that by his/her/their signature(s)
 on the instrument the person(s), or the entity upon behalf of which the
 person(s) acted, executed the instrument.

 WITNESS my hand and official seal

                               SIGNATURE OF NOTARY

<PAGE>

 State of                                                                  )
          -----------------------------------------------------------------
                                                                           ) SS.
 County of                                                                 )
           ----------------------------------------------------------------

 On                               , before me,                                 ,
    ------------------------------            ---------------------------------
               DATE                           NAME,  TITLE OF OFFICER
                                              - E.G.,  "JANE DOE, NOTARY PUBLIC"

 personally appeared                                                  ,
                     -------------------------------------------------
                                NAME(S) OF SIGNER(S)

 |_| personally known to me - OR - |_| proved to me on the basis of satisfactory
 evidence to be the person(s) whose name(s) is/are subscribed to the within
 instrument and acknowledged to me that he/she/they executed the same in
 his/her/their authorized capacity(ies), and that by his/her/their signature(s)
 on the instrument the person(s), or the entity upon behalf of which the
 person(s) acted, executed the instrument.

 WITNESS my hand and official seal

                               SIGNATURE OF NOTARY

 State of                                                                  )
          -----------------------------------------------------------------
                                                                           ) SS.
 County of                                                                 )
           ----------------------------------------------------------------

 On                               , before me,                                 ,
    ------------------------------            ---------------------------------
               DATE                           NAME,  TITLE OF OFFICER
                                              - E.G.,  "JANE DOE, NOTARY PUBLIC"

 personally appeared                                                  ,
                     -------------------------------------------------
                                NAME(S) OF SIGNER(S)

 |_| personally known to me - OR - |_| proved to me on the basis of satisfactory
 evidence to be the person(s) whose name(s) is/are subscribed to the within
 instrument and acknowledged to me that he/she/they executed the same in
 his/her/their authorized capacity(ies), and that by his/her/their signature(s)
 on the instrument the person(s), or the entity upon behalf of which the
 person(s) acted, executed the instrument.

 WITNESS my hand and official seal

                               SIGNATURE OF NOTARY

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