Document:

Lease between
                       Spokane Industrial Park, A Division
                       Of PENTZER DEVELOPMENT CORPORATION,
                            A Washington corporation
                                    Landlord
                                       And
                                CXT, INCORPORATED
                             A Delaware corporation,
                                     Tenant

                            Dated as of April 1, 1993

                               (Tract A BSP 88-21)

<PAGE>

 TABLE OF CONTENTS                                               PAGE

         ARTICLE 1                                                   1
         Definitions

         ARTICLE 2                                                   2
         Premises Leased

         ARTICLE 3                                                   2
         Term

         ARTICLE 4                                                   2
         Base Rent

         ARTICLE 5                                                   3
         Security Deposit

         ARTICLE 6                                                   3
         Use of Premises

         ARTICLE 7                                                   4
         Repairs and Maintenance of Premises

         ARTICLE 8                                                   5
         Hazardous Materials

         ARTICLE 9                                                   6
         Taxes and Assessments

         ARTICLE 10                                                  7
         Utilities

         ARTICLE 11                                                  8
         Common Area Expenses

         ARTICLE 12                                                  9
         All Expenses Other Than Specifically Dealt With, Audit Rights

         ARTICLE 13                                                  9
         Indemnification of Landlord

         ARTICLE 14                                                  11
         Insurance

         ARTICLE 15                                                  13
         Limit on Landlord's Liability

         ARTICLE 16                                                  13
         Defaults and Remedies

         ARTICLE 17                                                  15
         Landlord's Right to Perform Tenant's Covenants

         ARTICLE 18                                                  15
         Costs and Attorneys' Fees

         ARTICLE 19                                                  16
         Interest on Overdue Payments

         ARTICLE 20                                                  16
         No Total Payments Abatement

         ARTICLE 21                                                  16
         Damage to Premises

         ARTICLE 22                                                  17
         Condemnation

         ARTICLE 23                                                  17
         Transfer of Tenant's Interest

         ARTICLE 24                                                  19
         Subordination

         ARTICLE 25                                                  19
         Surrender

         ARTICLE 26                                                  20
         Holding Over

         ARTICLE 27                                                  20
         Quiet Enjoyment

         ARTICLE 28                                                  21
         Right of Inspection

         ARTICLE 29                                                  21
         Recording

         ARTICLE 30                                                  21
         Estoppel Certificates

         ARTICLE 31                                                  22
         Non-waiver

         ARTICLE 32                                                  22
         Authority

         ARTICLE 33                                                  23
         Brokers

         ARTICLE 34                                                  23
         Notices

         ARTICLE 35                                                  23
         Construction

         ARTICLE 36                                                  23
         Covenants to Bind and Benefit Respective Parties

         ARTICLE 37                                                  24
         Sole Understanding of Parties

         ARTICLE 38                                                  24
         Further Documents

         ARTICLE 39                                                  24
         Venue

         ARTICLE 40                                                  24
         Consultation

 LEASE

     This LEASE (hereinafter referred to as "the lease" or "this lease") is made
and entered into as of the lst day of April, 1993, by and between SPOKANE
INDUSTRIAL PARK, a division of PENTZER DEVELOPMENT CORPORATION, a Washington
corporation ("Landlord"), and CXT, INCORPORATED, a Delaware corporation
("Tenant").

 ARTICLE 1.

 Definitions

 As used in this lease, the following terms are defined as follows:

          1.1 "Improvements" shall mean all buildings, structures and
 improvements now or hereafter situated, erected or constructed on the Property
 and all personal property, equipment and trade fixtures not capable of being
 removed without permanent damage to real property. Damage shall not be
 considered permanent if it can be, and is, repaired by Tenant as required by
 ARTICLE 25. "Existing Improvements" shall mean all Improvements situated,
 erected or constructed on the Property or any part thereof as of the date
 hereof. "New Improvements" shall mean all Improvements situated, erected or
 constructed on the Property after the date hereof.

 1.2     "Premises" shall mean the Property and the Improvements.

          1.3 "Project " shall mean the following-described real property,
 consisting of approximately 8,619,217 gross square feet, of which the Property
 is a part:

 All property located within

 a)      Spokane County Altered Binding Site Plan No. 87-17,
 recorded in Volume 1 of Plats, page 22A, records of Spokane County, Washington;

 b)      Spokane County Binding Site Plan No. 88-21, recorded in
 Volume 1 of Plats, page 23, records of Spokane County,
 Washington; and

 C)      Spokane County Binding Site Plan No. 88-22, recorded in
 Volume ___of Plats, page  ___, records of Spokane County, Washington.

     Landlord and Tenant acknowledge that a portion of the Project will not have
final binding site plan approval by Spokane  County until  completion of certain
Infrastructure   Improvements.   Pending   completion   of  the   Infrastructure
Improvements,  the portion of the  Project  described  in Section  1.3(c) of the
Lease shall be that real property  described on Exhibit A attached to and made a
part of this lease.

          1.4 *Property" shall mean the following-described real property,
 consisting of approximately 529,254 gross square feet, and all easements,
 licenses, privileges, rights and appurtenances related thereto, subject to all
 easements, rights-of-way, restrictions and reservations of record:

     Tract A, Spokane County  Binding Site Plan No. 88-21,  recorded in Volume 1
of Plats, page 23, records of Spokane County, Washington.

          1.5 "Total Payment shall mean all monetary sums due from Tenant to or
 for the account of Landlord during the term of this lease, including, without
 limitation, all Base Rent and Additional Rent. "Base Rent" shall mean all sums
 payable by Tenant under ARTICLE 4. "Additional Rent" shall mean and include
 every other cost and expense which Tenant shall be obligated to pay under any
 provision of this lease as well as all sums of money paid or advanced by
 Landlord upon Tenant's behalf.

                                   ARTICLE 2.
                                 Premises Leased

          2.1 Landlord hereby leases to Tenant, and Tenant hereby leases from
 Landlord, the Premises, subject to all terms and conditions of this lease.

                                   ARTICLE 3.
                                      Term

 3.1     The term of this lease shall commence April 1, 1993 and shall end on
 March 31, 2003.

                                   ARTICLE 4.
                                    Base Rent

          4.1 Tenant shall pay to Landlord Base Rent of Seventeen Thousand Five
 Hundred Ten Dollars ($17,51O.OO) for each calendar month during the first year
 of the lease term. On April 1, 1994 and on the first day of each April
 thereafter, the monthly Base Rent payable for the succeeding year shall be
 increased to equal one hundred three percent (103%) of the monthly Base Rent
 payable in the immediately preceding year.

          4.2 Base Rent for each calendar month shall be paid in lawful U.S.
 money, at the address specified in ARTICLE 34 or such other place as Landlord
 may from time to time designate in writing. Base Rent for each calendar month
 shall be paid in advance on the first day of each month and without demand,
 offset or deduction, except as expressly provided in this lease. Base Rent for
 any portion of a calendar month at the beginning of the lease term or at the
 end of the lease term shall be prorated.

<PAGE>

                                   ARTICLE 5.
                                Security Deposit

          5.1 Upon execution of this lease Tenant shall give to Landlord, and
 thereafter within five (5) days after request shall deposit additional funds as
 necessary to maintain with Landlord,

 a security deposit of waived Dollars ($ waived). The security deposit shall be
 held by Landlord and any interest thereon shall belong to Landlord. If Tenant
 fails to make the "Total Payments" required under this Lease or defaults in
 performance of its other obligations under this Lease, Landlord may use all or
 pan of the security deposit to pay any such amounts in default or for payment
 of any other amount which Landlord spends or becomes obligated to spend by
 reason of Tenant's default, or for the payment to Landlord of any other loss or
 damage which Landlord may suffer by reason of Tenant's default. Landlord shall
 not be required to utilize the security deposit prior to declaring a default
 under the Lease, nor shall the security deposit be a limitation on Landlord's
 damages or other rights under this Lease for a payment of liquidated damages or
 an advance payment of Total Payments. If Tenant shall have fully performed all
 of the promises, covenants, terms and conditions of this lease and surrendered
 the Premises in accordance with ARTICLE 25, the security deposit shall be
 returned to Tenant within thirty (30) days after the expiration of this lease.

                                   ARTICLE 6.
                                 Use of Premises

          6.1 The Premises shall be used for office purposes, the manufacture,
 storage and distribution of pavers, concrete railroad ties, other concrete
 products, and associated products, and for no other purpose without the prior
 written consent of Landlord, which consent shall not be unreasonably withheld.
 Landlord's withholding of consent shall not be unreasonable if based upon
 increased risks posed by Tenant's use of hazardous substances.

          6.2 Tenant shall not use or permit the Premises to be used for any
 unlawful purpose and shall use the Premises and Improvements in accordance with
 all laws, rules, regulations, ordinances and requirements now or hereafter in
 effect, including, without limitation, any applicable to the generation, use,
 manufacture, treatment, transportation, storage or disposal of hazardous
 substances.

          6.3 No change, alteration or improvement to the Improvements shall be
 undertaken nor shall New Improvements be constructed without Landlord's prior
 consent, which consent shall not be unreasonably withheld; provided, however,
 Tenant shall not be required to obtain such consent for (i) changes,
 alterations, improvements, or construction costing less than Ten Thousand
 Dollars ($10,000.00) which do not affect the roof, exterior building materials,
 any structural component or the primary electrical, plumbing, HVAC or other
 major system of the Improvements. Tenant shall give written notice to Landlord
 of any proposed change, alteration, improvement or construction requiring
 consent prior to making such change, alteration, improvement or construction.
 If a change, alteration, improvement or construction would involve a cost of
 more than Ten Thousand Dollars ($10,000.00) or would affect the roof, exterior
 building materials, any structural component or the primary electrical,
 plumbing, HVAC or other major system of the Improvements, Tenant (a) shall
 provide Landlord with complete plans and specifications therefor along with
 Tenant's notice, and (b) shall not proceed without Landlord's prior written
 consent, which shall be given or denied within fifteen (15) days after receipt
 of Tenant's notice and complete plans and specifications. Landlord shall be
 deemed to have consented to, and Tenant may proceed with any change,
 alteration, improvement or construction for which Landlord's consent is
 required, in the absence of any objection from Landlord within such fifteen
 (15) day period. By written notice to Tenant, Landlord may extend the time for
 granting or withholding consent to any proposed change, alteration, improvement
 or construction for up to a maximum of thirty (30) additional days if necessary
 due to the scope of Tenant's plans. All changes, alterations, improvements and
 construction shall be at Tenant's sole cost, free of claims of lien, and shall
 be performed in a good and workmanlike manner and in conformance with
 applicable building codes and other laws, ordinances, rules and regulations.

          6.4 Tenant shall conduct its business and control its employees,
 agents, invitees and visitors in such manner as not to create any unlawful
 nuisance, or unreasonably interfere with, annoy or disturb any other tenant of
 the Project. Tenant shall not do anything which would cause Landlord's
 insurance rates to increase unless Tenant pays the amount of such increase.
 Tenant shall not do anything which is prohibited by insurance policies
 maintained by Landlord or Tenant under this lease or which would cause a
 cancellation of any such policies, unless substitute policies are procured,
 which would permit such activities. Tenant shall pay all excess costs of such
 substitute policies. Landlord shall reasonably cooperate with Tenant and
 insurers in attempting to accommodate Tenant's activities, provided such
 accommodation does not adversely affect Landlord or other tenants of premises
 covered by Landlord's insurance policies.

          6.5 Tenant shall comply with reasonable rules and regulations
 promulgated from time to time by Landlord with respect to the use of common
 access roads within and otherwise serving the Project, the private water and
 sewer facilities, the appearance and location of signage within the Project,
 and the appearance and regular maintenance of building exteriors and
 landscaping within the Project. Landlord shall use good faith efforts to
 uniformly enforce such rules and regulations; however, Landlord shall have no
 liability for the failure of any other tenant to comply with such rules and
 regulations, or for the conduct of tenants under leases predating the
 promulgation of such rules and regulations.

                                   ARTICLE 7.
                     Repairs and Maintenance of the Premises

          7.1 Throughout the term of this lea-se, Tenant, at its sole cost,
 shall keep the Premises in a habitable, safe, neat, clean and sanitary
 condition, and in first class working order and repair, except as expressly set
 forth otherwise in this lease. Tenant shall not cause or permit waste, damage
 or injury to the Premises.

          7.2 Landlord shall, within a reasonable time after written notice from
 Tenant, perform all repairs to the Premises made necessary by casualty or other
 loss insured against by Landlord's insurance policies described in Section 14.
 1; provided, however, Tenant shall be liable for the lesser of (a) the cost of
 such repairs or (b) the deductible under Landlord's insurance policy, up to a
 maximum of One Thousand Dollars ($1,000.00).

          7.3 Tenant shall make any and all repairs to the Premises, of any kind
 or description whatsoever, made necessary by or arising out of Tenant's use and
 occupancy of the Premises (excepting only (i) repairs to be performed by
 Landlord pursuant to Section 7.2, and (ii) repairs made necessary by uninsured
 catastrophic loss not attributable to Tenant's negligence or other fault,
 including, without limitation, earthquake, flood, war and nuclear reaction),
 structural or nonstructural, interior or exterior, including, without
 limitation, repair or replacement of any glass as may become cracked or broken,
 repair to the roof, floors, walls, sash, pipes, interior partitions and doors,
 ceilings and to the heating, air conditioning and refrigeration plants,
 electrical lighting, fire safety, fire sprinkler and plumbing fixtures, and to
 all other fixtures, equipment and appurtenances thereto, and to the irrigation
 system, parking lots, driveways and other exterior Improvements. Any such
 repairs shall be performed in a good and workmanlike manner, and all items
 shall be replaced with items of similar quality and first class condition.
 Tenant shall make all repairs to the Premises required by federal, state,
 county and city statutes, codes, ordinances and regulations. All repairs, other
 than those covered by Landlord's insurance policy described in Section 14. 1,
 shall be at Tenant's sole cost. Work on all repairs which Tenant is obligated
 to make under this lease shall commence promptly after the need therefor
 becomes known to Tenant, and Tenant shall pursue the repair work, to completion
 with due diligence. Except in the case of emergency (when notice shall be given
 as soon as practical), Tenant shall notify Landlord in advance of any planned
 or necessary repairs to the roof, exterior building materials or structural
 components or to the primary electrical, plumbing, HVAC or other major system
 of the Improvements, and Landlord shall have the option of performing such
 repairs at Tenant's cost; provided, however, in no event shall Tenant be
 obligated to pay any costs in excess of the lowest fixed price bid received by
 Tenant from a responsible licensed contractor reasonably acceptable to Landlord
 to perform such repairs.

          7.4 Tenant's obligations arising during the term of this lease under
 this ARTICLE shall survive any termination or expiration of this lease.

                                   ARTICLE 8.
                               Hazardous Materials

          8.1 Tenant shall not, without prior written notice to Landlord, engage
 in or allow the generation, use, manufacture, treatment, transportation,
 storage or disposal of any hazardous substance in, on, under or adjacent to the
 Premises. Prior to taking occupancy of the Premises, Tenant shall provide
 Landlord with a description of any processes or activities involving the use of
 hazardous substances to be conducted by Tenant as well as a description (by
 type and amount) of any hazardous substances Tenant plans to generate, use,
 manufacture, transport, store or dispose of in connection with its use of the
 Premises. Tenant warrants that such description is and will be true, accurate
 and complete. Tenant shall notify Landlord prior to any material changes in
 such processes, activities or type and amount of hazardous substances utilized
 by Tenant and in any event, Tenant shall report to Landlord at least once
 yearly regarding any such processes, activities and hazardous substances.
 Tenant shall contemporaneously provide Landlord with copies of all reports,
 listings or other information required by any governmental entity relating to
 any hazardous substances utilized by Tenant, and shall promptly provide any
 other information related to Tenant's utilization of hazardous substances as
 Landlord may reasonably request.

<PAGE>

         8.2 Tenant shall not engage in or allow the unlawful release (from
 underground tanks or otherwise) of any hazardous substance in, on, under or
 adjacent to the Property (including air, surface water and groundwater on, in,
 under or adjacent to the Property). Tenant shall at all times be in compliance
 with all applicable law (and shall cause its employees, agents and contractors
 to be) with respect to the Premises or any hazardous substance and shall handle
 all hazardous substances in compliance with good industry standards and
 practices. As used in this Lease, the term "hazardous substance" shall mean any
 substance, chemical or waste, including any petroleum products or radioactive
 substances, that is now or shall hereafter be listed, defined or regulated as
 hazardous, toxic or dangerous under any applicable laws. As used in this
 ARTICLE, "applicable law" shall mean any federal, state, or local laws,
 ordinances, rules, regulations and requirements (including consent decrees and
 administrative orders) relating to the generation, use, manufacture, treatment,
 transportation, storage or disposal of any hazardous substance now or hereafter
 enacted.

          8.3 Tenant shall promptly notify Landlord, in writing, if Tenant has
 or acquires notice or knowledge that any hazardous substance has been or is
 threatened to be unlawfully released, discharged or disposed of, on, in, under
 or from the Premises. Tenant shall immediately take such action as is necessary
 to detain the spread of and remove, to the satisfaction of Landlord and any
 governmental agency having jurisdiction, any hazardous substances released,
 discharged or disposed of as the result of or in any way connected with the
 conduct of Tenant's business, and which is now or is hereafter determined to be
 unlawful or subject to governmentally imposed remedial requirements. Tenant
 shall immediately notify Landlord and provide copies upon receipt of all
 written complaints, claims, citations, demands, inquiries, reports or notices
 relating to the condition of the Premises or compliance with environmental
 laws. Tenant shall promptly cure and have dismissed with prejudice any such
 actions or proceedings in any way connected to the conduct of Tenant's
 business, to the satisfaction of Landlord, and Tenant shall keep the Premises
 free of any lien imposed pursuant to any environmental law. Landlord shall have
 the right at all reasonable times and from time to time to conduct
 environmental audits of the Premises (including sampling, testing, monitoring
 and accessing environmental records required by applicable law) by a consultant
 of Landlord's choosing, and Tenant shall cooperate with the conduct of these
 audits. If any violation of any applicable law by Tenant or any violation of
 Tenant's obligations under this ARTICLE are discovered, in addition to any
 other right Landlord may have against Tenant, the fees and expenses of such
 consultant shall be borne by the Tenant and shall be paid by Tenant to Landlord
 on demand.

 8.4 Tenant's obligations under this ARTICLE with respect to any occurrence
 during the term of this lease shall survive any termination or expiration of
 this lease.

                                   ARTICLE 9.
                              Taxes and Assessments

 9.1 Tenant shall pay when due any and all taxes, installments of general or
 special assessments (amortized over the longest permissible time), levies,
 license and permit fees and other governmental charges and impositions of any
 kind and nature whatsoever, together with any interest or penalties
 attributable to Tenant's failure to pay the same when due, which at any time
 during the term of this lease may be assessed, levied or become due and payable
 out of or in respect of, or become a lien on the Premises, including, without
 limitation, any sales tax, business and operation tax, excise tax or similar
 tax or imposition imposed upon rent or Landlord's business of leasing property
 within the Project (collectively the "Imposi6ons"); provided, however, Tenant
 shall not be obligated to pay Landlord's net income taxes or any transfer or
 excise tax. imposed upon the conveyance of the Premises, or business and
 occupation taxes imposed upon Landlord's business activities other than leasing
 property within the Project.

          9.2 Impositions shall be paid by Tenant to Landlord in one or more
 installments each year during the lease term, in an amount estimated by
 Landlord. If Impositions are billed to Tenant based upon estimates, on or
 before April 1st of each year, Landlord shall, but not less than once annually,
 furnish to Tenant a statement of the actual amount of Impositions incurred.
 Within thirty (30) days after receipt of such statement, Tenant shall pay
 Landlord the amount by which the actual Impositions exceed estimated
 Impositions paid by Tenant. If the estimated amount of Impositions paid by
 Tenant exceeds the actual Impositions, such excess shall be credited against
 the next Imposition payment due from Tenant. Notwithstanding the foregoing
 Landlord may elect to require Tenant to pay all or some Impositions directly to
 the governmental authority levying the same.

          9.3 Tenant may seek a reduction in the assessed valuation of the
 Premises for tax purposes and to contest in good faith by appropriate
 proceedings, at Tenant's expense, the amount or validity of any tax or
 assessment, provided that prior to the date when any penalties or interest may
 be incurred, Tenant shall deposit with the appropriate entity making the tax or
 assessment the sum contested or secure a bond in an amount sufficient to fully
 satisfy the amount of any lien upon the Premises. Any bond posted shall name
 Landlord as a co-obligee and shall be reasonably satisfactory, as to issuer and
 form, to Landlord. Any refund allocable to the term of this lease shall belong,
 to Tenant.

          9.4 Tenant's obligations under this ARTICLE with regard to Impositions
 arising during the term of this lease shall survive any termination or
 expiration of this lease.

                                   ARTICLE 10.
                                    Utilities

          10.1 Tenant shall pay, when due, any and all charges and fees for gas,
 heat, electricity, water, sewer, garbage collection, telephone and all other
 public or private utilities servicing the Premises and shall, upon request,
 provide evidence of such payment. Tenant shall not be entitled to terminate
 this lease or receive an abatement of rent as the result of any failure,
 interruption or discontinuance of any utility service for any reason; provided
 however, if such interruption or discontinuance which materially affects
 Tenant's occupancy of the Premises results from the negligence of Landlord and
 continues, after notice to Landlord, for a period in excess of seven (7)
 business days, Total Payments shall abate until service is resumed.

          10.2 Rates charged by Landlord to Tenant for utility services owned by
 Landlord (upon execution of this lease, sewer and water) shall be based upon
 consumption and will be the same rates charged to other tenants within the
 Project.

          10.3 Tenant's obligations under this ARTICLE with regard to utilities
 furnished to the Premises during the term of this lease shall survive any
 termination or expiration of this lease.

                                   ARTICLE 11.
                              Common Area Expenses

 11.1 Tenant shall pay Landlord its proportionate share of all reasonable and
 customary costs (not including depreciation or costs of repairs resulting from
 Landlord's negligence), paid or incurred by Landlord in operating and
 maintaining the common access roadways, sidewalks, pathways, landscaped areas
 and other similar areas or improvements which may be provided by Landlord for
 the common use or benefit of tenants of the Project, (but not including common
 areas specific to a particular building other than the Premises), including
 without limitation, costs of personnel, equipment and material for maintenance,
 repair, replacement, snow removal, striping, signage and other traffic control
 measures, costs for lighting, insurance, property taxes, licenses, permits and
 fees. Tenant's proportionate share of such expenses shall be a fraction, the
 numerator of which is the area of the Property and the denominator of which is
 the area of the Project (or, if the expense is incurred with respect to
 property not co-extensive with the Project, such other fraction as reasonably
 determined by Landlord). Capital expenses shall be amortized over their
 reasonably expected useful life, as determined by Landlord. Common area charges
 shall not include expenses of initial installation of roadways, initial
 landscaping management fees or Landlord's general administrative expenses for
 the Project.

          11.2 Common area charges shall be paid by Tenant in one or more
 installments each year during the lease term in an amount estimated by
 Landlord. On or before April 1 of each year, Landlord shall furnish to Tenant a
 statement of the actual amount of Tenant's proportionate share of common area
 expenses for the preceding calendar year. Within thirty (30) days after receipt
 of such statement, Tenant shall pay Landlord the amount by which such expenses
 exceed Landlord's estimates. If Tenant has paid more than the actual amount of
 such expenses, such excess shall be credited against expenses due for the
 ensuing year.

          11.3 The common area shall consist of easements shown on the Binding
 Site Plans of the Project, landscaping easements twenty (20) feet in width
 adjacent to all public and private roadways within the Project, and other
 perimeter easements and necessary rights-of-way for utilities and private
 roadways servicing the Project, for public streets, pathways and "208" drainage
 areas, all as reasonably designated by Landlord, and the private sewer and
 water and systems serving the Project. Landlord shall provide and maintain
 landscaping within the landscaping easement described above. The common areas
 are for the joint benefit of all tenants of the Project and adjacent property
 owned by Landlord, and Landlord reserves the following rights with respect to
 the common areas:

     (a) to establish reasonable rules and regulations for the use of the common
areas;

(b) to close all or any portion of the common areas for reasonable periods to
make repairs and changes, and to change the location, layout or shape of the
common areas, provided Tenant's access to the Premises is not unreasonably
impaired;

          (c) to grant access to the common areas to utility providers,
 governmental entities and others to maintain and repair the improvements
 serving the Project and the public;

 (d)     to dedicate the common areas to public use.

          11.4 Tenant's obligations under this ARTICLE with regard to common
 area charges arising during the term of this lease shall survive any
 termination or expiration of this lease.

                                   ARTICLE 12.
          All Expenses Other Than Specifically Dealt With, Audit Rights

          12.1 If, during the term of this lease, expenses arise, become due, or
 are incurred by Landlord, relating to or resulting from the Project, the lease
 of the Premises, use of the Improvements and personal property subsequently
 placed upon the Premises or the business conducted by Tenant, which expenses
 are not specifically dealt with in the lease, such expenses shall be allocated
 between Landlord and Tenant in a manner consistent with the allocation of
 expenses specifically dealt with in the lease so that each party receives
 substantially the benefit of the bargain reflected in the lease.

          12.2 Not more than once each calendar year, Tenant shall have the
 right, upon thirty (30) days' prior notice to Landlord, to examine Landlord's
 records for the prior year relating to Impositions (ARTICLE 9), insurance
 (ARTICLE 14) and common area expenses (ARTICLE 11), and to challenge the amount
 of any such charges. The amount of any charges found, by agreement or
 otherwise, to be improper or excessive shall be credited against the next
 installment(s) of Additional Rent due from Tenant.

                                   ARTICLE 13.
                           Indemnification of Landlord

          13.1 Tenant releases and, subject to the provisions of Section 14.5,
 shall defend, indemnify and hold harmless Landlord, and each of its officers,
 directors, shareholders, employees, agents and representatives, against and
 from all liabilities, obligations, damages, penalties, judgments, claims,
 costs, charges, fees and expenses, including, but not limited to, costs of
 investigation and correction, reasonable architects, attorneys' and
 consultants' fees and costs, which may be imposed upon, incurred by or asserted
 against Landlord or its officers, directors, shareholders, employees, agents
 and representatives by reason of any of the following:

          (a) any act or omission during the term of this lease in, on, about or
 arising out of or in connection with the use, operation, maintenance and
 occupancy of the Premises or any part thereof, whether or not consented to by
 Landlord; by Tenant, or

 Tenant's agents, contractors, servants or employees (whether inside or outside
 the scope of employment), licensees or invitees, except to the extent caused by
 the negligence or intentional misconduct of Landlord or its agents,
 contractors, subcontractors, servants or employees;

          (b) any accident, injury, casualty, loss, theft or damage whatsoever
 to any person or tangible property occurring in, on, about or arising out of or
 in connection with the use or occupancy by Tenant of the Premises, any common
 area, roadway, alley, basement, pathway, curb, parking area, passageway or
 space under or adjacent thereto arising from any cause or occurrence
 whatsoever, except to the extent caused by the negligence or intentional
 misconduct of Landlord or its agents, contractors, subcontractors, servants or
 employees;

 (c) any failure on the part of Tenant or any of its agents, contractors,
 subcontractors, servants or employees to perform or comply with any of the
 covenants, agreements, terms, provisions, conditions or limitations contained
 in this lease;

          (d) any failure by Tenant to perform or comply with any of the terms
 or provisions contained in this lease or any act per-formed by Landlord in
 exercise of its rights under ARTICLE 17; or

          (e) any presence, release, migration, discharge, disposal, dumping,
 spilling or leaking, (accidental or otherwise), now or hereafter determined to
 be unlawful or subject to governmentally imposed remedial requirements, caused
 by Tenant or in any way connected with Tenant's business, of any hazardous,
 dangerous or toxic substance of any kind (whether or not now or hereafter
 regulated, defined or listed as hazardous, dangerous or toxic by any local,
 state, or federal government) into, onto or under the Property or the air,
 soil, surface water, or groundwater thereof, or the pavement, structures, sewer
 system, fixtures, equipment, tanks, containers or personalty at the Property or
 into, onto or under the property of others from the Premises. The foregoing
 indemnity shall apply notwithstanding any provisions of federal, state or local
 law which provides for the exoneration from liability in the event of
 settlement with any governmental agency, and notwithstanding Landlord's
 consent, knowledge, action or inaction-with respect to the act or occurrence
 giving rise to such right of indemnity.

 13.2 In case any action or proceeding is brought against Landlord or its
 officers, directors, shareholders, employees, agents and representatives by
 reason of any claim indemnified under Section 13. 1, Landlord shall promptly
 notify Tenant of such claim and Tenant shall, at Tenant's expense, immediately
 resist or defend such action or proceeding with counsel approved by Landlord in
 writing, which approval shall not be unreasonably withheld. In connection with
 any such action brought against Landlord by Tenant's employees, Tenant waives
 any immunity, defense or other protection afforded by any worker's
 compensation, industrial insurance or similar laws, with regard to such claim
 or action against Landlord.

 13.3 Tenant waives and releases all claims against Landlord, its officers,
 directors, shareholders, employees, agents and representatives, for any loss,
 injury, or damage (including consequential damages), to Tenant's property or
 business during the term of this lease occasioned by theft, act of God, public
 enemy, injunction, riot, strike, insurrection, war, court order, acquisition,
 order of governmental body or authority, earthquake, flood, fire, explosion,
 falling objects, steam, water, rain or snow, leak or by flow of water, rain or
 snow from the Premises or onto the Premises or from the roof, street,
 subsurface or from any other place, or by dampness, or by the breakage,
 leakage, obstruction or defects of the pipes, sprinklers, wires, appliances,
 plumbing, heating, air conditioning, lighting fixtures of the Improvements, or
 by the construction, repair or alteration of the Premises or by any other acts
 or omissions of any other tenant or occupant of the Project, or visitor to the
 Premises or any third party whatsoever, or by any cause beyond Landlord's
 control.

          13.4 Tenant's obligations under this ARTICLE shall survive any
termination or expiration of this lease.

                                   ARTICLE 14.
                                    Insurance

          14.1 At all times during the term of this lease, Landlord shall carry
 and maintain (a) Special Form property insurance (or its then equivalent in the
 insurance industry) covering the Improvements to their full insurable
 replacement value, subject to a deductible of not less than One Thousand
 Dollars ($1,000.00), (b) rental value insurance in an amount sufficient to
 cover Tenant's Total Payments during any period of rental abatement caused by
 repair or reconstruction of the Improvements, and (c) commercial general
 liability insurance (or its then equivalent in the insurance industry) for the
 Project in such amounts as Landlord determines from time to time in its
 reasonable discretion.

          14.2 Tenant shall reimburse Landlord for the costs of all insurance
 maintained pursuant to Section 14. 1. If Landlord maintains blanket property
 damage policies Tenant shall pay only that portion of policy premiums
 reasonably allocable to the Premises. The cost of Landlord's liability
 insurance shall be allocated in accordance with Section 11. 1. Insurance
 charges shall be paid by Tenant in one or more installments each year during
 the lease term in an amount estimated by Landlord. On or before April 1 of each
 year, Landlord shall furnish to Tenant a statement of the actual amount of
 insurance costs incurred for the preceding calendar year. Within thirty (30)
 days after receipt of such statement, Tenant shall pay Landlord the amount for
 which actual insurance expenses exceed estimated expenses paid by Tenant. If
 the estimated amounts paid by Tenant exceed the actual insurance expenses, such
 excess shall be credited against the next insurance expense payment due from
 Tenant. Tenant's obligation under this Section shall survive any termination or
 expiration of this lease.

          14.3 Any loss to Tenant's personal property and fixtures or arising
 out of the conduct of or interruption of Tenant's business shall be the sole
 risk of Tenant. Tenant shall, at its sole cost, secure and maintain throughout
 the term of this lease insurance policies with a company or companies
 reasonably acceptable to Landlord and licensed to do business in the State,
 insuring against the following perils:

          (a) Liability Insurance. (i) Commercial general liability insurance
 (or its then equivalent in the insurance industry) with combined single limits
 of not less than One Million Dollars (S 1,000,000.00) per occurrence for
 personal injury and property damage. Such policy shall name Landlord and any
 lender of Landlord as additional insureds; shall contain cross-liability
 provisions and shall include but not be limited to coverage for the occurrences
 described in subsections 13. 1 (a) and (b), and acts of independent contractors
 retained by Tenant, and (ii) auto liability insurance for vehicles owned,
 leased or used by Tenant and non-owned vehicles used in connection with
 Tenant's business with liability limits of not less than One Million Dollars
 ($1,000,000.00) per occurrence.

          (b) Property Insurance. Special Form property insurance (or its then
 equivalent in the insurance industry) naming Landlord, any lender of Landlord,
 and Tenant as their interests may appear, covering all leasehold improvements
 in, on, or upon the Premises, in an amount not less than the full replacement
 cost without deduction for depreciation. All policy proceeds shall be used for
 the repair or replacement of the property damaged or destroyed; however, if
 this lease ceases under the provisions of ARTICLE 21, Tenant shall be entitled
 to any proceeds equal to the remaining value to Tenant of leasehold
 improvements for which Tenant has paid, and Landlord shall be entitled to all
 other proceeds. Notwithstanding, the foregoing sentence, Landlord shall never
 receive less than an amount equal to the reasonable cost of re-constructing
 Improvements substantially identical to those originally delivered to Tenant.

          (c) Other Insurance: Changes in Limits. Such other insurance in such
 amounts as may from time to time be reasonably requested by Landlord against
 other insurable hazards related to the Premises (including, without limitation,
 hazards to the Premises related to Tenant's activities thereon), which at the
 time are customarily insured against by owners or operators of similar types of
 properties and Landlord may require changes in the amounts or limits of the
 insurance to be maintained under this ARTICLE to maintain reasonably equivalent
 coverage due to inflation, changes in Tenant's business operations, changes in
 law or changes in policy terms.

          14.4 Each insurance policy maintained by Tenant shall provide coverage
 on an occurrence rather than a claims-made basis (or if coverage on an
 occurrence basis is or becomes unavailable on commercially reasonable terms,
 Tenant may obtain insurance coverage on a claims-made basis, provided such
 policies are endorsed to provide for an extended reporting period of not less
 than three (3) years) and shall provide that (a) no act, omission or default by
 Tenant shall render the policy void as to Landlord or of Landlord's right to
 recover thereon; and (b) the policy shall not be canceled or modified so as to
 adversely affect Landlord until thirty (30) days after written notice to
 Landlord. On or before commencement of the term hereof and thereafter upon the
 request of Landlord, Tenant shall provide certificates of insurance evidencing
 the required insurance and upon Landlord's request, copies of any required
 policy. All policies shall be written as primary policies, not contributing
 with, and not in excess of coverage which Landlord may carry.

          14.5 Landlord and Tenant each waive any and all rights to recover
 against the other or against the officers, directors, shareholders, employees,
 agents or representatives of the other, for any loss or damage to such waiving
 party arising from any cause covered by any insurance required to be carried by
 such party pursuant to this ARTICLE or any other insurance actually carried by
 such party; provided, however, Tenant shall remain liable for the lesser of (a)
 the loss incurred by Landlord or (b) the deductible under Landlord's insurance
 policies, up to a maximum of One Thousand Dollars (S 1,000.00). Landlord and
 Tenant from time to time shall cause their respective insurers to issue
 appropriate waiver of subrogation rights endorsements to all policies of
 insurance carried in connection with the Premises or the contents of the
 Premises. Tenant-agrees to cause all other occupants of the Premises claiming
 by, under, or through Tenant to execute and deliver to Landlord such a waiver
 of claims and to obtain such waiver of subrogation rights endorsements.

          14.6 Landlord, its agents and employees make no representation that
 the limits of liability specified to be carried by Tenant pursuant to this
 ARTICLE are adequate to protect Tenant. If Tenant believes that any of such
 insurance coverage is inadequate, Tenant shall obtain, at Tenant's sole
 expense, such additional insurance coverage as Tenant deems adequate.

                                   ARTICLE 15.
                       Limitation on Landlord's Liability

          15.1 Notwithstanding any other provision of this lease, in the event
 of any actual or alleged default under this lease by Landlord, Landlord's
 liability shall be limited to Landlord's interest in the Project. Neither
 Landlord nor any officer, director, shareholder, agent or representative of
 Landlord shall have any personal liability for the breach of any obligations
 under this lease.

15.2 If Landlord, or any subsequent owner of the Premises, transfers the
Premises, its liability for the performance of its agreements under this lease
shall end with respect to obligations arising after the date of the transfer of
the Premises, and the Tenant shall thereafter look solely to the transferee of
the Premises for the performance of those agreements. Tenant shall attorn to any
transferee of the Premises.

                                   ARTICLE 16.
                              Defaults and Remedies

 16.1 Landlord shall be entitled to exercise any of the rights and remedies
 provided for in this lease (and/or by applicable law) if any one or more of the
 following "Events of Default" shall occur:

     (a) if Base Rent is not paid when due and remains  unpaid for ten (10) days
after written notice; or

     (b) if any  Additional  Rent or any other sum payable by Tenant is not paid
within twenty (20) days after written notice from Landlord to Tenant; or

 (c) if default shall be made by Tenant in the prompt and full performance or
 compliance with any of the promises, provisions, terms, covenants or conditions
 in this lease other than those referred to in subsections (a) and (b) of this
 Section, and any such default is not fully cured within thirty (30) days after
 written notice from Landlord to Tenant, or if such default may not be
 reasonably cured within such 30-day period, if Tenant does not commence to cure
 within such 30-day period and thereafter diligently pursue such cure to
 completion.

          16.2 Upon the occurrence of any Event of Default, Landlord may, at its
 discretion, apply the security deposit referred to in ARTICLE 5 against any
 amounts due from Tenant; take any action permitted under ARTICLE 17; and
 exercise any or all rights or remedies allowed under this lease or by law or
 equity, including without limitation, the following:

          (a) Landlord may terminate this lease in accordance with the laws of
 the State of Washington, whereupon Tenant shall quit and peacefully surrender
 the Premises. Upon termination, Landlord may re-enter the Premises and take
 possession thereof, remove all parties in possession therefrom, and Tenant
 shall have no further claim or demand whatsoever thereon or hereunder.
 Landlord, without terminating this lease, may re-enter the Premises without
 liability for trespass, remove by summary proceedings, ejectment, replevin,
 unlawful detainer, lien foreclosure, or otherwise, all persons and personal
 property from the Premises and may have, hold, and enjoy the Premises and have
 the right to receive all rental income of and from the same. No act by Landlord
 shall terminate this lease unless Landlord notifies Tenant in writing, that
 Landlord elects to terminate this lease. Upon any re-entry, Landlord may relet
 the Premises or an), part thereof for such term or terms (which may be greater
 or less than the period which would otherwise have constituted the balance of
 the term of this lease) and on such conditions as Landlord, in its reasonable
 discretion, may determine and may collect and receive the rents thereto. If
 Tenant abandons the Premises, Landlord shall in no way be responsible or liable
 if the Premises or any part thereof are not relet, or for any inability to
 collect any rent due upon any such reletting. Tenant assumes full
 responsibility for mitigating damages upon abandonment of the Premises and
 waives any defense or claim based on Landlord's failure to mitigate damages
 except as set forth in Section 23.6. No re-entry by Landlord, if the lease has
 not been terminated, shall excuse or relieve Tenant of its liability and
 obligations under this lease, and Tenant, until the end of the term of this
 lease, shall be liable to Landlord for and shall pay to Landlord the amount of
 Total Payments which are due and payable under this lease by Tenant, less the
 proceeds realized by Landlord from any reletting. Tenant shall pay such
 deficiency to Landlord on the first day of each month for which rent would have
 been paid under this lease, and Landlord shall be entitled to recover from
 Tenant each monthly deficiency. In addition, Tenant shall pay upon demand all
 of Landlord's reasonable expenses whatsoever reasonably incurred in connection
 with any reletting, including, without limitation, all repossession costs,
 brokerage and management commissions or fees, all operating expenses,
 accounting expenses, attorneys' fees. reasonable costs incurred in making,
 alterations to the Improvements and removal, storage or disposition of personal
 property on the Premises, and any expenses of advertising, and preparation for
 reletting and any reasonable concessions granted in connection with such
 reletting. Any sums received by Landlord upon a reletting of the Premises in
 excess of the Total Payments reserved herein shall be the sole property of
 Landlord; or

          (b) Landlord may accelerate all of the Total Payments reserved for the
 remaining balance of the term of this lease. Upon such acceleration, all of the
 Total Payments reserved herein for the entire term shall immediately become due
 and payable, discounted to their then present value using a discount rate equal
 to the prime rate as of the date of the Event of Default, less the reasonable
 rental value of the Premises for the remainder of the lease term, also
 discounted to present value at the prime rate. The "prime rate" shall mean the
 interest rate per annum announced by Seattle-First National Bank (or its
 successor) from time to time as its prime lending rate to its most creditworthy
 commercial customers. Tenant shall pay, upon demand, such accelerated amount
 plus an amount equal to the total of all of Landlord's reasonable costs
 resulting from Tenant's default including-, without limitation, costs of curing
 any breach by Tenant of the terms of this Lease (other than failure to pay
 Total Payments), repossession of the Premises, operating and administrative
 expenses until the Premises may be relet, attorney's fees, costs of removal,
 storage or disposition of personal property on the Premises, and the
 unauthorized cost of any leasehold improvements or concessions granted in
 connection with this Lease, plus interest thereon at the prime rate from the
 date incurred until the date paid.

                                   ARTICLE 17.
                 Landlord's Right to Perform Tenant's Covenants

          17. 1 If Tenant shall at any time fail to make any payment or perform
 any act required under this lease, then Landlord, after ten (10) days' notice
 to Tenant in the case of monetary defaults (other than the payment of Base
 Rent) or thirty (30) days' notice in the case or a non-monetary default, or
 immediately without notice in the case of emergency, and without waiving, or
 releasing Tenant from any obligation of Tenant contained in this lease or from
 any default by Tenant and without waiving Landlord's right to take other action
 permissible under this lease, may (but shall be under no obligation to) make
 such payment or perform any other act required to be made, performed or
 complied with by Tenant hereunder.

          17.2 Landlord may enter the Premises for any purpose under Section
 17.1 and take all such action thereon as may be necessary without incurring any
 liability for trespass and without terminating Tenant's tenancy or interfering,
 with Tenant's quiet enjoyment of the Premises. Any sums paid by Landlord and
 all costs and expenses reasonably incurred by Landlord (including reasonable
 attorneys' fees), in connection with the performance of any act, together with
 interest thereon at the rate set forth in ARTICLE 19, from the date of such
 payment or incurrence by Landlord shall be paid by Tenant to Landlord upon
 demand.

                                   ARTICLE 18.
                            Costs and Attorneys' Fees

          18.1 In the event of any breach, default, delinquency or violation by
 either party or any dispute involving the interpretation of this lease, the
 non-prevailing party shall be responsible for and shall pay any and all
 reasonable attorneys' fees and costs, or expenses incurred by the other party
 by reason of such breach, default, delinquency, violation or dispute, whether
 or not a legal action is filed, including those, if any, on appeal.

                                   ARTICLE 19.
                          Interest on Overdue Payments

          19.1 Any component of Total Payments payable by Tenant under the terms
 of this lease, which Tenant does not pay when due, shall bear interest in favor
 of Landlord from the due date at the rate of eighteen percent (18 %) per annum,
 compounded monthly, or such lesser rate as may be the maximum allowed by law.

          19.2 Any late or partial payments, if accepted by Landlord, may, at
 Landlord's option, be applied first to interest, then to Additional Rent, and
 finally to Base Rent.

                                   ARTICLE 20.
                           No Total Payments Abatement

          20.1 Except as otherwise expressly provided for in this lease, no
 abatement, diminution, setoff, counterclaim or reduction of Total Payments or
 charges due Landlord shall be claimed by or allowed to Tenant.

                                  ARTICLE 21.
                               Damage to Premises

          21.1 If the Improvements are damaged or destroyed by reason of fire or
 any other cause, Tenant shall immediately notify Landlord. If the loss results
 from a casualty covered by Landlord's insurance, provided Tenant is not in
 default, Landlord shall apply the net proceeds of any fire or other casualty
 insurance paid to Landlord (or to a trustee or depository at the request of the
 holder of Landlord's mortgage), to repair or rebuild the Improvements. Provided
 Tenant is not in default, if the loss results from a casualty not insured
 against by Landlord's insurance and not attributable to Tenant's negligence or
 other fault and the estimated costs of repair do not exceed fifty percent (50%)
 of the sum of Base Rent due for the remainder of the lease term, Landlord shall
 repair or rebuild the Improvements, in each case so as to make the Improvements
 at least equal in value to the improvements existing immediately prior to the
 occurrence and as nearly similar in character as is practicable and reasonable,
 subject to any applicable building regulations. Landlord shall prosecute the
 repairs or rebuilding to completion with diligence; subject, however, to
 strikes, lockouts, acts of God, embargoes, governmental restrictions, and other
 causes beyond Landlord's reasonable control.

           1. 2 If (a) at any time during, the last two (2) years of the term of
 this lease the Improvements are damaged by fire or other insured casualty so
 that the cost of restoration exceeds twenty-five percent (1-5 %) of the
 replacement value of the Improvements (exclusive of foundations) immediately
 prior to the damage or (b) in Landlord's reasonable judgment, repair or
 restoration after any insured casualty cannot be completed by one (1) year
 prior to the end of the lease term or (c) a loss exceeding fifty percent (50
 To) of the sum of Base Rent due for the remainder of the lease term results
 from a casualty not insured against by Landlord's insurance, then Landlord may,
 within thirty (30) days after such damage, give notice of its election to
 terminate this lease and, subject to the provisions of this section, this lease
 shall cease on the tenth (10th) day after the delivery of that notice. Total
 Payments shall be apportioned and paid to the time of damage.

          21.3 Total Payments shall be abated on a pro rata basis from the date
 of the damage until the date of the completion of such repairs, based on the
 proportion of the Premises that Tenant is unable to use during the repair
 period. If any casualty not covered by rental value insurance is the result of
 the willful conduct or negligent act or omission of Tenant, its agents,
 contractors, employees, or invitees, Total Payments shall not be abated. Tenant
 shall have no right to terminate this lease on account of any damage to the
 Premises, or the Project, except as set forth in this lease.

                                   ARTICLE 22.
                                  Condemnation

          22.1 In the event the Premises or any part thereof shall be condemned
 and taken for a public or quasi-public use, the leasehold estate and interest
 of Tenant in the Premises or the part thereof so taken shall forthwith cease
 and terminate as of the date of final award. In the event of a partial taking,
 the lease shall remain in full force as to any portion of the Premises not
 taken, and Tenant's obligation to pay Base Rent and Additional Rent herein
 reserved shall be equitably reduced or abated in proportion to the value of the
 portion of the Premises which is lost on account of any partial taking. Rent
 shall not be abated if the taking does not unreasonably affect Tenant's use of
 the Premises. Notwithstanding the foregoing, in the event any part of the
 Premises is taken which would render the remainder thereof unusable, Tenant may
 elect to terminate this lease and all obligations of either party hereunder
 accruing from and after the date of such partial taking.

          22.2 Landlord reserves all rights to damages awarded for any partial
 or total taking and Tenant hereby assigns to Landlord any right Tenant may have
 to such damages or award except for moving, expenses, Tenant's personal
 property or damage to or interference with Tenant's business, but only to the
 extent awarded separately and not out of or as a pan of the damages recoverable
 by Landlord.

                                   ARTICLE 23.
                          Transfer of Tenant's Interest

 23.1 Tenant shall not:

          (a) transfer all or any portion of this lease or any of its leasehold
 interest in the Premises, without the prior written consent of Landlord, which
 may not be unreasonably withheld;

          (b) mortgage, pledge, hypothecate or otherwise create or grant any
 security interest in Tenant's leasehold interest (or any part thereof) in the
 Premises without the prior written consent of Landlord, which may not be
 unreasonably withheld or delayed, and, subject to Tenant's right to contest in
 a manner similar to that provided in Section 9.3 for Impositions, Tenant shall
 not voluntarily or involuntarily suffer or permit to be placed or enforced
 against the Premises any lien, claim, demand or encumbrance of any type or
 nature whatsoever.

          23.2 Any request by Tenant for Landlord's consent to a transfer shall
 be accompanied by information related to the proposed transferee's financial
 position and proposed use of the property, and any other information Landlord
 may reasonably request in order to evaluate the proposed transfer. Landlord's
 consent to a transfer shall not be effective until Landlord has received the
 written agreement of the transferee to assume and perform all of the
 obligations of Tenant for the payment of Total Payments and the performance of
 all the terms, covenants, conditions and provisions contained in this lease.
 Any consent by Landlord to any single transfer shall not release Tenant from
 any obligations under this lease and such consent shall only apply to the
 specific transaction thereby authorized and shall not be construed as a waiver
 of the duty to obtain Landlord's consent to any subsequent transfer.

          23.3 Tenant shall reimburse Landlord for any costs reasonably incurred
 in connection with any proposed transfer or creation of a security interest,
 including, without limitation, legal fees and costs of investigating the
 acceptability of the proposed transferee or security interest and preparation
 or review of necessary documentation.

          23.4 Any violation of the terms of this ARTICLE without Landlord's
 prior written consent shall, at Landlord's option, be absolutely null and void.

          23.5 Landlord's failure to detect or to protest an apparent or actual
 default of this ARTICLE shall not constitute a waiver or estoppel thereof. The
 acceptance of any rent by Landlord from a proposed transferee shall not
 constitute consent by Landlord to any transfer or recognition of any transferee
 or a waiver by Landlord of any failure of Tenant to comply with this ARTICLE.

          23.6 If Tenant believes that Landlord has unreasonably withheld
 consent to any transfer or creation of a security interest, Tenant's sole
 remedies shall be to (a) seek a declaratory judgment that Landlord has
 unreasonably withheld consent or (b) seek specific performance or an injunction
 requiring Landlord to give consent.

          23.7 Landlord's withholding of consent to a proposed transfer shall
 not be unreasonable if Landlord determines, in the exercise of Landlord's
 reasonable discretion, that (a) the proposed transferee is financially unable
 to fulfill its obligations under the lease; (b) the proposed transferee (or the
 principals thereof) has a substantial history of defaults under prior leases or
 other agreements; (c) the proposed transferee's use of the Premises would be
 incompatible with other uses within the Project or would pose substantial risks
 of pollution, casualty loss, property damage or personal injury; or (d) would
 otherwise substantially increase Landlord's risk or expense in connection with
 this Lease.

          23.8 For the purpose of this ARTICLE, 'transfer" shall include any
 voluntary or involuntary sale, assignment, sublease, gift, conveyance,
 disposition or parting with any or all of Tenant's rights, duties or interests
 herein. Subject to the requirements of Sec-,ion 23.2 relating to information
 and documents to be provided by Tenant, and Landlord's right to object and
 withhold consent on the grounds set forth in Section 2-3.7, Tenant may assign
 all or part of this lease, or sublease all or a part of the Premises, to:

          (a) - any corporation or entity that has the power to direct Tenant's
 management and operation, or any corporation or entity whose management and
 operation is controlled by Tenant; or,

     (b) any corporation or entity a majority of whose voting stock or ownership
interest is owned by Tenant; or

          (c) any corporation or entity in which or with which Tenant or its
 successors or assigns is merged or consolidated, in accordance with applicable
 statutory provisions for merger or consolidation of corporations or other
 entities, so long as the liabilities of the corporations or entities
 participating in such merger or consolidation are assumed by the corporation or
 entity surviving such merger or created by such consolidation; or

     (d) any  corporation  or entity  acquiring  this  lease  and a  substantial
portion of Tenant's assets.

                                   ARTICLE 24.
                                  Subordination

          24.1 At Landlord's request, this lease shall be subordinated to any
 mortgages, deeds of trust and other encumbrances arising through Landlord and
 affecting the Premises, provided the mortgagee or beneficiary thereof agrees
 not to disturb Tenant's possession so long as Tenant is not in default under
 this lease. Tenant shall sign and deliver any reasonable documents required to
 evidence such subordination, within twenty (20) days of Landlord's request.

                                   ARTICLE 25.
                                    Surrender

          25.1 At the expiration of the lease term or upon any earlier
termination of this lease, Tenant shall immediately:

(a) deliver to Landlord free and clear title to the Improvements (excepting only
Tenant's personal property, equipment and trade fixtures which can be, and are,
removed by Tenant without permanent damage to the Premises) without any payment
to Tenant or allowance of any kind whatsoever by Landlord; provided that nothing
herein shall require Tenant to satisfy any obligations arising through Landlord.
Landlord may examine condition of tide at Tenant's cost to assure itself that
the title offered is in conformity with the terms of this lease; and

           (b) restore the Premises to their condition at the commencement of
 the lease, and repair any damage caused by removal of Tenant's personal
 property, equipment or trade fixtures, or Tenant's occupancy of the Premises,
 and quit, surrender and return possession of the Premises to Landlord in a
 neat, clean, and sanitary condition, and in good working order reasonable wear
 and tear and casualty loss excepted, and shall deliver to Landlord all
 information documents and tangible items necessary or convenient to the
 operation of the Premises, including, without limitation, any keys,
 combinations to locks and access systems, manuals and instruction booklets,
 warranties, receipts, bills, invoices, statements, licenses, and permits,
 building plans and specifications, contracts and other documents.

          25.2 Any personal property remaining on the Premises after the
 expiration of the lease term may, at Landlord's option, be deemed abandoned by
 Tenant and Tenant releases Landlord from all claims and liability in connection
 with such personal property. Upon expiration, or if the lease is terminated
 prior to its normal expiration, Landlord shall have the right, but not the
 obligation, to remove all of Tenant's personal property from the Premises and
 place the same in a public warehouse at Tenant's expense and risk. Landlord
 shall have the right, but not the obligation, to sell such stored property if
 it has not been claimed, and all charges for removal, packing, transport and
 storage paid by Tenant within thirty (30) days, and the proceeds of sale shall
 be applied first to the costs of sale, second to the costs of removal, packing,
 transport and storage, third to the payment of any other sums due Landlord from
 Tenant, and the balance, if any, shall be paid to Tenant.

                                   ARTICLE 26.
                                  Holding Over

          26.1 This lease shall terminate without further notice upon the
 expiration of the lease term as described in ARTICLE 3 or upon any earlier
 termination of this lease. If Tenant holds over with the written consent of
 Landlord, such action shall not constitute a renewal of this lease or any
 extension thereof, but such tenancy shall be on a month-to-month basis, which
 tenancy may be terminated as provided by the laws of the State of Washington.
 During such period, Tenant shall pay to Landlord on the first day of each month
 Base Rent equal to one-twelfth (1/12) the Total Payments payable by Tenant
 during the prior calendar year multiplied by one hundred twenty.7five percent
 (125 %) (plus all Additional Rent provided for in this Lease), and Tenant shall
 continue to be bound by all of the promises, provisions, conditions and
 covenants herein set forth, so far as the same may be applicable.

                                   ARTICLE 27.
                                Quiet Environment

          27.1 Landlord hereby covenants that if Tenant is not in default in the
 payment of any monetary obligations or in the performance or observance of any
 of its other obligations under this lease, Tenant shall be free from Landlord's
 interference in the enjoyment of sole and exclusive use, occupancy and
 possession of the Premises; subject, however, to the exceptions, reservations
 and conditions of this lease.

<PAGE>

                                   ARTICLE 28.
                               Right of Inspection

          28.1 Landlord and its representatives shall be authorized to enter the
 Premises upon notice (or at any time without notice in the event of emergency)
 for the purposes of determining whether or not an Event of Default has
 occurred; exhibiting the Premises to lenders, prospective purchasers and
 tenants; making any necessary repairs to the Premises and performing any work
 therein and for any other lawful purpose. Landlord shall not be liable for
 inconvenience, annoyance, disturbance, loss of business or other damage to
 Tenant or any other party by reason of such entrance or the making of such
 repairs or the performance of any such work, or on account of bringing
 materials, tools, supplies and equipment onto the Premises. In order to
 preserve the security of Tenant's proprietary information, Tenant may accompany
 Landlord on any inspection and may impose reasonable restrictions to prevent
 unauthorized access to such proprietary information. Landlord shall not
 disclose or use any confidential or proprietary information of Tenant learned,
 observed or otherwise obtained by Landlord or its employees or agents in its
 exercise of rights under this lease.

                                   ARTICLE 29.
                                    Recording

     29.1 This lease shall not be recorded.  On the request of either  party,  a
memorandum of this lease may be recorded.

                                   ARTICLE 30.
                              Estoppel Certificates

          30.1 Tenant shall, without charge to Landlord, at any time and from
 time to time, within ten (10) days after request, certify by written
 instrument, duly executed, acknowledged and delivered, to Landlord or any other
 person, firm or corporation specified by Landlord:

          (a) that this lease is unmodified and in full force and effect or, if
 there have been any modifications, that the same is in full force and effect as
 modified and stating the modifications or, indicating that this lease is not in
 full force and effect if appropriate and stating the reason why;

 (b) that any existing Improvements required by the terms of this lease to be
 completed by Landlord have been completed to the satisfaction of Tenant or
 specifying any Improvements which require correction by Landlord;

          (c) whether or not there are then existing any set-offs or defense
 against the enforcement of any of the agreements, terms, covenants or
 conditions of this lease and any modifications thereto upon the part of the
 certifying party to be performed or complied with and, if so, specifying the
 same;

          (d) the amount of monthly Base Rent and Additional Rent then due under
 this lease, the dates, if any, to which any portion of the Base Rent and
 Additional Rent due hereunder have been paid in advance;

 (e)     the amount of security deposit held by Landlord;

          (f) the date of expiration of the current term and whether Tenant has
 rights to extend the term (and the term of such extensions) or to purchase the
 Premises or to lease additional property, if any; and

 (g)     any other information reasonably requested.

          30.2 Tenant's failure to deliver a certificate within the time
 specified shall be an Event of Default under ARTICLE 16 and shall conclusively
 be deemed Tenant's approval of the statements set forth in the certificate
 presented to Tenant, and may be relied upon as such by Landlord or any third
 party.

                                   ARTICLE 31.
                                   Non-waiver

          31.1 No waiver by Landlord or Tenant of any default by the other party
 or of any circumstances permitting Landlord or Tenant to terminate this lease
 shall be implied or inferred and no written waiver shall constitute a waiver of
 any other circumstance permitting such termination, and no failure or delay on
 the part of Landlord or Tenant to exercise any right it may have by the terms
 hereof or by law upon the occurrence of an Event of Default shall operate as a
 waiver of that or any other Event of Default, nor as a modification of this
 lease. The subsequent acceptance of any payment or performance pursuant to this
 lease shall not constitute a waiver of any prior default by Tenant other than
 the default of the particular payment or the performance so accepted. The
 consent or approval to or of any act by Tenant requiring Landlord's consent or
 approval shall not be deemed to waive or render unnecessary Landlord's consent
 or approval to or of any subsequent similar acts by Tenant. No payment by
 Tenant or receipt by Landlord of a lesser amount than the Total Payments due
 shall be deemed to be other than on account, nor shal.1 any endorsement or
 statement on any check or letter accompanying 'any check or payment as rent be
 deemed an accord and satisfaction or a waiver of any other or additional amount
 owed.

                                   ARTICLE 32.
                                    Authority

 32.1 Landlord and Tenant, or each person signing this lease on behalf of
 Landlord and Tenant, warrants that he or she is authorized to execute this
 lease.

 32.2 If Tenant or Landlord is not a natural person, then such party warrants
that:

     (a) such  party is duly  organized,  validly  existing,  and  qualified  to
conduct business in the State of Washington;

           (b) that the lease was duly authorized, executed and delivered by
 such party and is the binding obligation of such party, in accordance with its
 terms.

                                   ARTICLE 33.
                                     Brokers

          33.1 Tenant and Landlord, respectively, represent that they have not
 dealt with any broker or finder with respect to the Premises or this lease
 other than Kiemle & Hagood, whose fee shall be paid by Landlord. Tenant and
 Landlord shall indemnify the other and the other's agents and representatives,
 and hold them harmless from any claims for fees or commissions by parties
 (including, without limitation, all attorneys' fees and costs of defending any
 alleged claim) arising out of the acts of the indemnifying party or its agents
 or employees.

                                   ARTICLE 34.
                                     Notices

          34.1 Any notices, demands, requests, consents, objections or other
 communications required to be given or which may be given under or by the terms
 and provisions of this lease or pursuant to law or otherwise shall be in
 writing and delivered or mailed to the address set forth below each party's
 signature on this lease or at such other place as either Landlord or Tenant may
 hereafter designate in writing and shall be deemed given three (3) days after
 deposit in the United States mail, certified or registered, return receipt
 requested, postage prepaid, addressed to the party entitled to receive the
 notice, or upon receipt when hand delivered.

                                   ARTICLE 35.
                                  Construction

          35.1 This lease shall be construed in accordance with the laws of the
 State of Washington. The table of contents, article headings and captions are
 for convenience only and shall not be considered in any construction or
 interpretation of this lease. If any ambiguity exists, the provision in
 question sh;L11 not be construed or interpreted for or against Landlord or
 Tenant by reason of any rule of construction. If any term, provision, Section,
 ARTICLE or sentence in this lease or portion thereof shall, to any extent,
 become invalid or unenforceable either by operation of law, statute, or by
 court decree, the remainder of said term, provision, Section, ARTICLE or
 sentence as well as the remainder of this lease shall not be affected thereby,
 and each term, provision, Section, ARTICLE, sentence or portion thereof as well
 as the remainder of this lease shall be valid and shall be enforceable to the
 fullest extent permitted by law.

                                   ARTICLE 36.
                Covenants to Bind and Benefit Respective Parties

          36.1 All of the promises, terms, covenants, provisions and conditions
 set forth in this lease shall inure to the benefit of and shall be binding on,
 the heirs, personal representatives, trustees, receivers, permitted assignees
 and permitted transferees of the parties named herein.

                                   ARTICLE 37.
                          Sole Understanding of Parties

          37.1 This lease contains the entire understanding between the parties
 with respect to its subject matter, the promises, duties, terms, covenants,
 conditions and all other aspects of the relationship between Landlord and
 Tenant, and there are no verbal agreements, representations, warranties, or
 other understandings affecting the Property or its use or development that have
 not been reduced in writing in this lease. No change in this lease in any
 manner whatsoever shall be valid unless in writing and signed by both parties.

                                   ARTICLE 38.
                                Further Documents

      38.1 Landlord and Tenant shall, whenever and as often as it shall be
 reasonably requested to do so by the other, execute, acknowledge and deliver or
 cause to be executed, acknowledged or delivered any and all such further
 confirmations, instruments and documents and take any and all actions as may be
 reasonably helpful, necessary, expedient or proper, in order to evidence or
 complete any and all transactions or to accomplish any and all matters provided
 for in this lease.

                                   ARTICLE 39.
                                      Venue

          Venue in any action arising out of this lease shall be laid in the
Superior Court of Spokane County, Washington.

                                   ARTICLE 40.
                                  Consultation

     Tenant  acknowledges  that it has consulted or has had ample opportunity to
consult with

<PAGE>

 an attorney concerning the content of this lease. Tenant represents that it has
 read and understands the terms and conditions set forth in this lease.

 EXECUTED as of the date first set forth above.

 LANDLORD:                                           TENANT:
 SPOKANE INDUSTRIAL PARK, a                 CXT, INCORPORATED,
 Division of PENTZER DEVELOPMENT               a Delaware corporation
 CORPORATION,
 a Washington corporation

By /c/R. Rollnick                               By  /c/J. White
 Its President                                  Its   President
 Address: N. 3808 Sullivan Road                 Address: N. 2420 Sullivan Road
 Spokane, Washington 99216                       Spokane, Washington 99216

 STATE OF WASHINGTON)
                       :ss.
 County of Spokane  )

 I certify that I know or have satisfactory evidence that Richard Rollnick
 is the person who appeared before me, and said person acknowledged that he
 signed this instrument, on oath stated that he was authorized to execute the
 instrument and acknowledged it as the President of SPOKANE INDUSTRIAL PARK, a
 division of PENTZER DEVELOPMENT CORPORATION, a Washington corporation, to be
 the free and voluntary act of such party for the uses and purposes mentioned in
 the instrument.

 Dated  8-19-93

/c/ Scott R. Brown
 Notary Public in and for the State
 of Washington, residing at Spokane
 My commission expires: 8-31-94

         OFFICIAL SEAL
         SCOTT R. BROWN
         NOTARY PUBLIC STATE OF WASHINGTON
         My commission expires 8-31-94

<PAGE>

 STATE OF WASHINGTON)
                       :ss.
 County of Spokane  )

         I certify that I know or have satisfactory evidence that J. G. White is
 the person who appeared before me, and said person acknowledged that he signed
 this instrument, on oath stated that he was authorized to execute the
 instrument and acknowledged it as the President of CXT, INCORPORATED, a
 Delaware corporation, to be the free and voluntary act of such party for the
 uses and purposes mentioned in the instrument.

 Dated  July 30, 1993

 Notary Public in the State
 of Washington, residing at Spokane
 My commission expires:  September 11, 1994FIRST AMENDMENT TO LEASE

     THIS AMENDMENT,  made and entered into this 12th day of March, 1996, by and
between  CROWN  WEST  REALTY,  L.L.C.,  hereinafter  called  "Lessor"  and  CXT,
INCORPORATED, A DELAWARE CORPORATION, hereinafter called "Lessee".

 RECITALS

          WHEREAS, on April 1, 1993, the Lessee and Lessor's predecessor
 (Pentzer Development Corporation) entered into an agreement of lease ("the
 Lease") covering those certain premises, situated in the County of Spokane, the
 State of Washington, and more particularly described as follows:

 3808 N. Sullivan Road, Building #S-16 and Tract A of BSP 88-21, within an
 organized industrial district called "Spokane Business & Industrial Park"
 Spokane, Washington, totaling 56,000 square feet, for a period of ten (10)
 years commencing on the first day of April, 1993 at a monthly rental rate of
 $17,5 10.00.

     WHEREAS,  the said  Lessee now  desires to expand its  Premises  to include
2.765 acres of Parcel A (located  east of Tract A) as shown on Exhibits A and B.
This  Amendment  is  subject  to  Lessor  successfully  perfecting  a  lot  line
adjustment to have the 2.765 acres combined with Tract A.

NOW THEREFORE, in consideration of the Premises and agreements herein contained,

 it is hereby agreed as follows:

 1. Premises: The Premises shall expand to include the 2.765 acres of Parcel A.

 2. Rent: Lessee's minimum monthly Base Rent shall increase by $1,000.00 and
 thereafter shall increase pursuant to paragraph 4.1 of the Lease such that the
 monthly Base Rent payable for each succeeding year shall be increased to equal
 one hundred three percent (103%) of the monthly Base Rent payable in the
 immediately preceding year. In summary, the total monthly rent for Building
 #S-16, Tract A and the additional 2.765 acres is:

 March 1, 1996 through March 31, 1996 $19,576.36 April 1, 1996 through March 31,
 1997 $20,133.65 Annual compounded three percent (3%) increases thereafter.

 3. Term: The effective date of this expansion shall be March 1, 1996 and shall
 be coterminous with the Lease.

 4. Common Area Expenses: Shall be in accordance with Article I I of the Lease,
 provided however the 2.765 acres described in paragraph I above shall be added
 to the Premises described in the Lease for purposes of calculating Common Area
 Expenses.

 5. Option: Lessee's option to extend the term of the Lease shall include this
 expansion parcel.

<PAGE>

 6. Lot Line Adjustment: Lessee shall reimburse Lessor for all out-of-pocket
 expenses associated with Lessor perfecting the lot line adjustment to combine
 the 2.765 acres of Parcel A with Tract A. In the event that Lessor is unable to
 obtain the required governmental approvals within 60 days from the date hereof,
 this Amendment will terminate, and each party hereto agrees to release the
 other from all of the obligations contained herein. It is understood that no
 improvements shall commence until Lessor advises Lessee that all governing
 authorities have approved said lot line adjustment.

7.  Easement:  Lessor  agrees to grant an easement  (if  required) to Union
Pacific Railroad for a new side track over the Premises  described herein.  This
easement will terminate upon expiration of the Lease.

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