Document:

Exhibit 10.255

                                  OFFICE LEASE
                                  ------------
     This  Office  Lease,  which  includes  the preceding Summary of Basic Lease
Information  (the  "Summary")  attached  hereto  as  pages (ii) through (iv) and
incorporated  herein by this reference (the Office Lease and Summary to be known
sometimes collectively hereafter as the "Lease"), dated as of the date set forth
in  Section  1 of the Summary, is made by and between "Landlord" and "Tenant" as
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those  terms  are  defined  in  Sections  2  and 4 of the Summary, respectively.
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                                    ARTICLE 1
                      REAL PROPERTY, BUILDING AND PREMISES
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1.1     Real Property, Building and Premises.  Upon and subject to the terms set
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     forth  in  this  Lease,  Landlord hereby leases to Tenant and Tenant hereby
leases  from  Landlord the premises set forth in Section 6.2 of the Summary (the
                                                 -----------
"Premises"),  which  Premises  are  located in the building (the "Building") set
forth  in  Section 6.1 of the Summary, reserving, however, to Landlord:  (i) the
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sole  and  exclusive right to consent to the use or occupancy of the Premises by
any  person other than Tenant, whether by sublease, assignment or otherwise, and
all  right,  title and interest in the economic value of the leasehold estate in
the  Premises  for  the Lease Term, all as more fully set forth in Article 14 of
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this  Lease,  (ii)  all  of the Building, except for the space within the inside
surfaces  bounding the Premises, and except as provided below in this Article 1,
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and  (iii)  the rights, interests and estates reserved to Landlord by provisions
of  this Lease or operation of law.  The outline of the Premises is set forth in
Exhibit  A  attached hereto.  The rentable square footage of the Premises is set
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forth in Section 6 of the Summary.  The Building, the parking area servicing the
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Building,  the  land  upon which the Building stands, and the land, improvements
and  other  buildings surrounding the Building which are designated from time to
time  by  Landlord  as  appurtenant  to  or  servicing  the Building, are herein
sometimes  collectively  referred  to  herein  as  the  "Real Property."  Tenant
acknowledges  that Landlord has made no representation or warranty regarding the
condition  of  the Real Property except as specifically set forth in this Lease.
Tenant  is  hereby  granted  the  right  to  the  nonexclusive use of the common
corridors  and  hallways,  stairwells,  elevators, restrooms and other public or
common areas located on the Real Property; provided, however, that the manner in
which  such  public and common areas are maintained and operated shall be at the
sole  discretion  of Landlord and the use thereof shall be subject to the rules,
regulations  and  restrictions  attached  hereto  as  Exhibit  B (the "Rules and
                                                      ----------
Regulations").  Landlord  reserves the right to make alterations or additions to
or  to change the location of elements of the Real Property and the common areas
thereof.

1.2     Condition  of Premises.  Except as expressly set forth in this Lease and
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in  the  Tenant  Work Letter attached hereto as Exhibit D, Landlord shall not be
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obligated  to  provide  or pay for any improvements, work or services related to
the  improvement,  remodeling or refurbishment of the Premises, and Tenant shall
accept  the  Premises  in  its "AS IS" condition on the Lease Commencement Date.
Notwithstanding  the  foregoing,  Landlord  agrees  to  use  its  commercially
reasonable  efforts to construct, at its sole cost and expense, both a men's and
women's  restroom  on  the first (1st) floor of the  Building within thirty (30)
days  following  the  Lease  Commencement  Date, subject to Force Majeure Delays
(defined  in  Section  27.13  below)  and  any  delays  caused  by  Tenant.

1.3     Verification  of  Rentable  Square  Feet  of Premises and Building.  For
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purposes  of  this Lease, "rentable square feet" shall be calculated pursuant to
Standard  Method for Measuring Floor Area in Office Buildings, ANSI Z65.1 - 1996
("BOMA"),  provided  that  the rentable square footage of the Building shall, in
any  event,  include  all  of,  and  the rentable square footage of the Premises
therefore  shall  include  a  portion of, the square footage of the ground floor
common  areas located within the Building and the common area and occupied space
of  the  portions  of the Building or Real Property, dedicated to the service of
the  Building.  The  rentable  square  feet of the Premises and the Building are
subject  to  verification  from  time to time by Landlord's planner/designer and
such  verification  shall  be  made  in  accordance  with the provisions of this
Article  1.  Tenant's  architect  may  consult  with Landlord's planner/designer
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<PAGE>

regarding  such  verification,  except  to the extent it relates to the rentable
square  footage  of  the  Building;  however,  the  determination  of Landlord's
planner/designer  shall  be  conclusive  and  binding  upon  the  parties.  If
Landlord's  planner/designer  determines  that  the  amounts  thereof  shall  be
different  from  those  set  forth  in  this Lease, all amounts, percentages and
figures  appearing or referred to in this Lease based upon such incorrect amount
(including,  without  limitation,  the  amount  of  the "Rent" and any "Security
Deposit,"  as those terms are defined in Article 4 and Article 21 of this Lease,
                                         ---------     ----------
respectively)  shall be modified in accordance with such determination.  If such
determination  is  made,  it will be confirmed in writing by Landlord to Tenant.

                                    ARTICLE 2
                                   LEASE TERM
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2.1     Initial Term.  The terms and provisions of this Lease shall be effective
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     as  of  the date of this Lease.  The term of this Lease (the  "Lease Term")
shall  be  as  set forth in Section 7.1 of the Summary and shall commence on the
                            -----------
date  (the  "Lease  Commencement  Date")  set  forth in Section 8(a) of the Work
                                                        ------------
Letter Agreement attached hereto as Exhibit "D", and shall terminate on the date
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(the  "Lease  Expiration  Date") set forth in Section 7.3 of the Summary, unless
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this  Lease  is sooner terminated as hereinafter provided.  For purposes of this
Lease,  the  term  "Lease  Year"  shall  mean each consecutive twelve (12) month
period during the Lease Term; provided, however, that the first Lease Year shall
commence  on the Lease Commencement Date and end on the last day of the eleventh
month thereafter and the second and each succeeding Lease Year shall commence on
the  first  day  of  the next calendar month; and further provided that the last
Lease Year shall end on the Lease Expiration Date.  At any time during the Lease
Term,  Landlord  may  deliver  to  Tenant  a  notice in the form as set forth in
Exhibit  C,  attached  hereto, which Tenant shall execute and return to Landlord
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within  five  (5)  days  of  receipt  thereof.

2.2     Delivery  of  Possession.  Landlord  agrees to deliver possession of the
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Premises  to  Tenant  when  the  Tenant  Improvements  have  been  substantially
completed in accordance with Exhibit D to this Lease.  The parties estimate that
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Landlord  will  deliver  possession of the Premises to Tenant and the Lease
Term  will  commence  on  or  before the anticipated Lease Commencement Date set
forth  in  Section  7.2 of the Summary.  Landlord agrees to use its commercially
           ------------
reasonable  efforts  to  cause  the Premises to be substantially completed on or
before such anticipated Lease Commencement Date.  Tenant agrees that if Landlord
is  unable  to  deliver possession of the Premises to Tenant on or prior to such
anticipated Lease Commencement Date, the Lease will not be void or voidable, nor
will  Landlord  be  liable to Tenant for any loss or damage resulting therefrom,
but if such late delivery is due to Landlord's negligence or willful misconduct,
or  due  to  any  Force Majeure delays, then, as Tenant's sole remedy, the Lease
Commencement  Date will be extended one (1) day for each day Landlord is delayed
in  delivering  possession  of  the  Premises  to  Tenant.

2.3     Early  Access  Rights.  Subject  to Article 10 herein, and provided this
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Lease  has been fully executed and delivered between Landlord and Tenant, Tenant
and  Tenant's  contractors  may  have  rent-free  access  to  the Premises up to
fourteen (14) days prior to the anticipated Lease Commencement Date set forth in
Section  7.2  of  the  Summary,  for  the  sole  purpose  of installing Tenant's
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furniture,  computer  cabling,  telephone  equipment,  and other fixtures in the
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Premises;  provided,  however,  such early access is granted under the condition
that  such  access  is coordinated with Landlord's representatives and that such
Tenant's work causes no delays or inconvenience for Landlord's contractors.  Any
such  delays  or  inconvenience  shall be deemed a Tenant delay, as set forth in
Section  5  of  Exhibit  D  herein.
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                                    ARTICLE 3
                                    BASE RENT
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     Tenant  shall  pay, without notice or demand, to Landlord at the management
office of the Building, or at such other place as Landlord may from time to time
designate  in  writing, in the form of a check (which is drawn upon a bank which
is  located in the State of California), base rent ("Base Rent") as set forth in

<PAGE>

Section  8 of the Summary, payable in equal monthly installments as set forth in
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Section 8 of the Summary in advance on or before the first day of each and every
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calendar  month  during  the  Lease  Term,  without  any  setoff  or  deduction
whatsoever.  The  Base Rent for the first (1st) full calendar month of the Lease
Term,  shall  be  paid  at the time of Tenant's execution of this Lease.  If any
"Rent"  (as  that term is defined in Section 4.1, below) payment date (including
                                     -----------
the  Lease  Commencement Date) falls on a day of a calendar month other than the
first day of such calendar month or if any Rent payment is for a period which is
shorter than one calendar month such as during the last month of the Lease Term,
the Rent for any fractional calendar month shall accrue on a daily basis for the
period from the date such payment is due to the end of such calendar month or to
the end of the Lease Term at a rate per day which is equal to 1/365 of the Rent.
All  other  payments  or adjustments required to be made under the terms of this
Lease  that  require  proration  on  a  time basis shall be prorated on the same
basis.
                                    ARTICLE 4
                                ADDITIONAL RENT
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4.1     Additional  Rent.  In  addition  to  paying  the  Base Rent specified in
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Article 3 of this Lease, Tenant shall pay as additional rent "Tenant's Share" of
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     the amount by which annual "Operating Expenses," "Insurance Expenses", "Tax
Expenses"  and  "Utilities  Expenses"  (as  those  terms are defined in Sections
                                                                        --------
4.2.2,  4.2.4,  4.2.5,  4.2.6 and 4.2.7 of this Lease, respectively), exceed the
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amount  of  "Operating  Expenses,"  "Insurance  Expenses",  "Tax  Expenses"  and
"Utilities Expenses", respectively, for the "Base Year," as that term is defined
in  Section  4.2.1  of  this  Lease;  provided,  however,  Tenant  shall  not be
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responsible for any such excess during the first twelve (12) months of the Lease
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Term.  Such  additional rent, together with any and all other amounts payable by
Tenant  to  Landlord,  as additional rent or otherwise, pursuant to the terms of
this  Lease,  shall  be  hereinafter collectively referred to as the "Additional
Rent."  The Base Rent and Additional Rent are herein collectively referred to as
the  "Rent."  All  amounts  due under this Article 4 as Additional Rent shall be
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payable in the same manner, time and place as the Base Rent.  Without limitation
on  other  obligations of Tenant which shall survive the expiration of the Lease
Term,  the obligations of Tenant to pay the Additional Rent provided for in this
Article  4  shall  survive  the  expiration  of  the  Lease  Term.
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4.2     Definitions.  As  used in this Article 4, the following terms shall have
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the  meanings  hereinafter  set  forth:
4.2.1     "Base  Year"  shall  mean  the  period set forth in Section 9.1 of the
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Summary.

4.2.2     "Direct  Expenses"  shall  mean  "Operating  Expenses",  "Insurance
Expenses",  "Utilities  Expenses"  and  "Tax  Expenses,"  collectively.

4.2.3     "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.

4.2.4     "Operating  Expenses"  shall  mean  all expenses, costs and amounts of
every  kind and nature which Landlord shall pay or incur during any Expense Year
because of or in connection with the ownership, management, maintenance, repair,
replacement,  restoration  or  operation  of  the Real Property, including,
without  limitation,  any  amounts  paid  or  incurred  for  (i)  the  cost  of
maintaining,  repairing, replacing, renovating and managing the utility systems,
mechanical  systems, sanitary and storm drainage systems, communication systems,
and  escalator  and  elevator  systems,  and  the  cost  of supplies, tools, 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) fees, charges and other costs, including management fees
(or  amounts in lieu thereof), consulting fees (including but not limited to any
consulting fees incurred in connection with the procurement of insurance), legal
fees  and  accounting  fees,  of  all  persons  engaged by Landlord or otherwise
reasonably  incurred  by  Landlord in connection with the management, operation,
administration,  maintenance  and  repair of the Real Property; (iv) the cost of
parking  area  repair,  restoration, and maintenance, including, but not limited
to,  resurfacing,  repainting, restriping, and cleaning; (v) wages, salaries and
other  compensation  and  benefits  of  all  persons  engaged  in the operation,
maintenance  or  security  of  the Real Property, 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  or Landlord's agents provide services for more than one
building,  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 Real Property, and provided further, that no portion of any
employee's  wages, benefits, or taxes allocable to time spent on the development
or  marketing of the Real Property shall be included in Operating Expenses; (vi)
payments  under  any  easement,  license,  operating  agreement,  declaration,
restrictive  covenant,  or  instrument pertaining to the sharing of costs by the
Building;  (vii)  amortization  (including interest on the unamortized cost at a
rate  equal to the commercial loan rate announced by Bank of America, a national
<PAGE>

banking  association,  or  its  successor,  as its prime rate, plus 2% per annum
fixed  at the time of the acquisition or rental of the personal property) of the
cost  of  acquiring  or  the  rental  expense  of  personal property used in the
maintenance,  operation and repair of the Building and Real Property; (viii) the
cost  of  Landlord's  office  and office operation for the Building and the Real
Property  and  all supplies and materials used in connection therewith; and (ix)
the  cost of capital improvements or other costs incurred in connection with the
Real  Property  (A)  which  relate  to  the  operation,  repair, maintenance and
replacement  of  all  systems,  equipment  or  facilities  which  serve the Real
Property  in  the  whole  or  in  part, (B) which are intended as a labor-saving
device  or to effect other economies in the operation or maintenance of the Real
Property,  or  any  portion  thereof  to  the  extent of cost savings reasonably
anticipated  by Landlord, or (C) that are required under any governmental law or
regulation that is then being enforced by a federal, state or local governmental
agency; provided, however, that each such permitted capital expenditure shall be
amortized  (including  interest  on  the unamortized cost with the interest rate
(the  "Interest  Rate") fixed at the time such expenditure is placed in service)
over its useful life as Landlord shall reasonably determine.  If Landlord is not
furnishing  any  particular  work or service (the cost of which, if performed by
Landlord,  would  be  included  in  Operating  Expenses)  to  a  tenant  who has
undertaken to perform such work or service in lieu of the performance thereof by
Landlord,  Operating Expenses shall be deemed to be increased by an amount equal
to  the  additional Operating Expenses which would reasonably have been incurred
during  such period by Landlord if it had at its own expense furnished such work
or  service  to  such tenant.  If the Building is not one hundred percent (100%)
occupied  during  all  or  a portion of any Expense Year, Landlord shall make an
appropriate adjustment to the variable components of Operating Expenses for such
Expense Year as reasonably determined by Landlord employing sound accounting and
management  principles, to determine the amount of Operating Expenses that would
have  been  paid  had the Building been one hundred percent (100%) occupied, and
the  amount  so  determined shall be deemed to have been the amount of Operating
Expenses  for  such  Expense  Year.  Landlord shall have the right, from time to
time,  to  equitably  allocate  some  or  all  of  the  Operating Expenses among
different  tenants  of  the  Building  (the  "Cost Pools").  Such Cost Pools may
include,  but  shall not be limited to, the office space tenants of the Building
and  the  retail  space  tenants  of  the  Building.

4.2.5     "Tax  Expenses"  shall  mean  all  federal,  state,  county,  or local
governmental  or  municipal  taxes,  fees, charges or other impositions of every
kind and nature, whether general, special, ordinary or extraordinary (including,
without  limitation, real estate taxes, general and special assessments, transit
taxes  or charges, business or license taxes or fees, annual or periodic license
or  use  fees,  open space charges, housing fund assessments, leasehold taxes or
taxes  based  upon  the receipt of rent, including gross receipts or sales taxes
applicable  to  the  receipt  of  rent,  unless  required  to be paid by Tenant,
personal  property  taxes  imposed  upon  the  fixtures,  machinery,  equipment,
apparatus,  systems  and  equipment, appurtenances, furniture and other personal
property  used  in  connection  with  the Building), which Landlord shall pay or
incur  during any Expense Year (without regard to any different fiscal year used
by  such  governmental  or municipal authority) because of or in connection with
the ownership, leasing and operation of the Real Property.  For purposes of this
Lease,  Tax  Expenses  shall  be calculated as if the tenant improvements in the
Building  were  fully  constructed  and the Real Property, the Building, and all
tenant  improvements  in  the  Building  were fully assessed for real estate tax
purposes,  and  accordingly,  during  the  portion of any Expense Year occurring
during  the  Base  Year,  Tax  Expenses  shall  be  deemed  to  be  increased
appropriately.

4.2.5.1     Tax  Expenses  shall  include,  without  limitation:
(i)     Any  assessment,  tax,  fee,  levy  or  charge  in  addition  to,  or in
substitution,  partially or totally, of any assessment, tax, fee, levy or charge
previously  included  within  the  definition  of  real  property  tax, it being
acknowledged  by  Tenant  and  Landlord  that  Proposition 13 was adopted by the
voters  of  the State of California in the June 1978 election ("Proposition 13")
and  that  assessments,  taxes,  fees,  levies  and  charges  may  be imposed by
governmental agencies for such services as fire protection, street, sidewalk and
road  maintenance,  conservation, refuse removal and for other governmental
services  formerly provided without charge to property owners or occupants, and,
in  further recognition of the decrease in the level and quality of governmental

<PAGE>

services  and  amenities  as a result of Proposition 13, Tax Expenses shall also
include  any  governmental  or private assessments or the Project's contribution
towards  a  governmental  or  private  cost-sharing agreement for the purpose of
augmenting  or improving the quality of services and amenities normally provided
by  governmental  agencies.  It is the intention of Tenant and Landlord that all
such  new  and  increased  assessments, taxes, fees, levies, and charges and all
similar  assessments,  taxes,  fees,  levies  and charges be included within the
definition  of  Tax  Expenses  for  purposes  of  this  Lease;

(ii)     Any  assessment,  tax, fee, levy, or charge allocable to or measured by
the  area  of  the  Premises  or  the rent payable hereunder, including, without
limitation,  any  gross  income tax with respect to the receipt of such rent, or
upon  or  with  respect  to  the  possession,  leasing,  operating,  management,
maintenance,  alteration, repair, use or occupancy by Tenant of the Premises, or
any  portion  thereof;

(iii)     Any assessment, tax, fee, levy or charge, upon this transaction or any
document  to which Tenant is a party, creating or transferring an interest or an
estate  in  the  Premises;  and

(iv)     Any  possessory  taxes  charged or levied in lieu of real estate taxes.

4.2.5.2     Any  expenses  incurred by Landlord in attempting to protest, reduce
or  minimize Tax Expenses shall be included in Operating Expenses in the Expense
Year such expenses are paid.  Tax refunds shall be deducted from Tax Expenses in
the  Expense  Year  they are received by Landlord.  All special assessments
which  may  be  paid  in  installments  shall be paid by Landlord in the maximum
number  of installments permitted by law and not included in Tax Expenses except
in the year in which the assessment is actually paid; provided, however, that if
the  prevailing  practice in comparable buildings located in the vicinity of the
Building  is  to  pay  such assessments on an early basis, and Landlord pays the
same  on  such  basis, such assessments shall be included in Tax Expenses in the
year  paid  by  Landlord.  The  amount  of  Tax  Expenses  for  the  Base  Year
attributable  to  the  valuation  of  the  Real  Property,  inclusive  of tenant
improvements,  shall  be  known  as  "Base  Taxes".  If  in  any comparison year
subsequent  to  the  Base  Year,  the  amount  of Base Taxes decreases, then for
purposes  of  all  subsequent comparison years, including the comparison year in
which  such  decrease  in Taxes occurred, the Base Year shall be decreased by an
amount  equal  to  the  decrease  in  Base  Taxes.

4.2.5.3     Notwithstanding  anything  to the contrary contained in this Section
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4.2.5 (except as set forth in Section 4.2.5.1 or levied in whole or part in lieu
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of  Tax Expenses), there shall be excluded from Tax Expenses (i) all excess
profits taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and
succession  taxes, estate taxes, federal and state income taxes, and other taxes
to  the  extent  applicable  to  Landlord's general or net income (as opposed to
rents,  receipts or income attributable to operations at the Building), (ii) any
items  included  as Operating Expenses, and (iii) any items paid by Tenant under
Section  4.5  of  this  Lease.
 -----------

4.2.6     "Insurance  Expenses" shall mean the costs of all insurance maintained
by  Landlord  for  the  Real  Property  as  determined  annually  by  Landlord.

4.2.7     "Utilities Expenses" shall mean the cost of all utilities supplied for
the  Building  and the Real Property (including, without limitation, water,
sewer,  electricity,  telephone  and HVAC), other than those utilities which are
paid directly by Tenant and other tenants of the Building for excess consumption

<PAGE>

and after-hours HVAC pursuant to Section 6.2 of this Lease or similar provisions
                                 -----------
in  other tenants' leases.  Utilities Expenses shall include "Electrical Costs",
i.e.,  (a)  charges  paid  by  Landlord  for  electricity; (b) costs incurred in
connection  with  an  energy  management  program  for  the Building or the Real
Property;  and (c) if and to the extent permitted by law, a fee for the services
provided  by  Landlord in connection with the selection of utility companies and
the  negotiation and administration of contracts for electricity, provided, that
such  fee  shall  not  exceed  fifty  percent  (50%)  of any savings obtained by
Landlord  for  such  utilities.  The following shall be deducted from Electrical
Costs:  (i)  amounts  received  by  Landlord as reimbursement for above standard
electrical  consumption;  (ii)  the  cost  of  electricity  incurred  to provide
overtime  HVAC  to  specific  tenants (as reasonably estimated by Landlord); and
(iii)  if  any  tenant  is  billed  directly  for  the cost of building standard
electricity  to  the Premises as a separate charge in addition to Base Rent, the
cost  of  electricity  to  individual  tenant  spaces  in  the  Building.

4.2.8     "Tenant's Share" shall mean the percentage set forth in Section 9.2 of
                                                                  -----------
     the  Summary.  Tenant's  Share  was calculated by multiplying the number of
rentable  square  feet  of  the  Premises by 100 and dividing the product by the
total  rentable  square feet in the Building.  If either the Premises and/or the
Building is expanded or reduced, Tenant's Share shall be appropriately adjusted,
and, as to the Expense Year in which such change occurs, Tenant's Share for such
year  shall be determined on the basis of the number of days during such Expense
Year  that  each  such  Tenant's  Share  was  in  effect.

4.3     Calculation  and  Payment  of  Additional  Rent.
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4.3.1     Calculation  of  Excess.  For  each  Expense Year ending or commencing
          -----------------------
within  the Lease Term, Tenant shall pay to Landlord, in the manner set forth in
Section  4.3.2, below, and as Additional Rent:  (i) the amount by which Tenant's
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Share  of  Operating  Expenses  for  such Expense Year exceeds Tenant's Share of
Operating Expenses for the Base Year; (ii) the amount by which Tenant's Share of
Insurance  Expenses  for  such  Expense  Year  exceeds  Tenant's  Share  of
Insurance  Expenses  for the Base Year; (iii) the amount by which Tenant's Share
of Tax Expenses for such Expense Year exceeds Tenant's Share of Tax Expenses for
the Base Year; and (iv) the amount by which Tenant's Share of Utilities Expenses
for  such Expense Year exceeds Tenant's Share of Utilities Expenses for the Base
Year  (collectively,  the  "Excess  Expenses").

4.3.2     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  Direct  Expenses incurred or
accrued for such preceding Expense Year broken down by category, and which shall
indicate  the amount, if any, of any Excess Expenses for any and all Direct
Expense  categories.  Upon receipt of the Statement for each Expense Year ending
during  the  Lease  Term,  if any Excess Expenses are present, Tenant shall pay,
with  its  next installment of Base Rent due, but in no event longer than thirty
(30)  days  after  receipt  of  such  Statement,  the full amount of such Excess
Expenses  for  such  Expense  Year,  less  the amounts, if any, paid during such
Expense  Year as "Estimated Excess Expenses," as that term is defined in Section
                                                                         -------
4.3.3,  below.  The  failure of Landlord to timely furnish the Statement for any
-----
Expense  Year  shall not prejudice Landlord from enforcing its rights under this
Article  4.  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, taking into
consideration  that  the  Lease  Expiration  Date may have occurred prior to the
final  day  of  the  applicable  Expense Year, if any Excess Expenses are owing,
Tenant shall immediately pay to Landlord an amount as calculated pursuant to the
provisions of Section 4.3.1 of this Lease.  The provisions of this Section 4.3.2
              -------------                                        -------------
shall  survive  the  expiration  or  earlier  termination  of  the  Lease  Term.

<PAGE>

4.4     Extraordinary  Base  Year  Expenses.  Notwithstanding  anything  to  the
        -----------------------------------
contrary  set  forth  in  this  Article  4,  when  calculating any of the Direct
                                ----------
Expenses  for  the  Base  Year, (i) Base Year Tax Expenses shall not include any
increase  in  Tax  Expenses  occurring  in the Base Year attributable to special
assessments,  charges,  costs,  or  fees,  or due to modifications or changes in
governmental  laws  or regulations, including but not limited to the institution
of  a  split tax roll, (ii) Base Year Operating Expenses shall not include costs
resulting  from  market-wide  labor-rate  increases  due  to  extraordinary
circumstances,  including,  but  not limited to, boycotts and strikes,  or other
shortages  and  amortized costs relating to capital improvements, and (iii) Base
Year Utility Expenses shall not include extraordinary utility rate increases and
other  utility  related  costs and charges incurred in the Base Year due to
extraordinary  circumstances  including,  but  not  limited  to,  conservation
surcharges, costs and expenses arising due to brown-outs, black-outs, shut downs
or  other government or utility service provider mandated service interruptions,
boycotts,  or  embargoes, including costs of temporary, alternative or permanent
replacement  power  services  and  equipment.

4.5     Taxes  and  Other  Charges  for  Which  Tenant  Is Directly Responsible.
        -----------------------------------------------------------------------
Tenant shall reimburse Landlord, as Additional Rent, upon demand for any and all
taxes 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:

     4.5.1 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;

     4.5.2 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, any portion of the Real Property or the
parking facility used by Tenant in connection with this Lease; or

     4.5.3 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.

4.6     Landlord's  Books and Records.  Within ninety (90) days after receipt of
        -----------------------------
a  Statement  by  Tenant,  if  Tenant disputes the amount of Additional Rent set
forth  in  the  Statement,  an  independent  certified  public accountant (which
accountant  is  a member of a nationally recognized accounting firm), designated
and  paid  for  by  Tenant,  may,  after  reasonable  notice  to Landlord and at
reasonable  times,  inspect  Landlord's  records at Landlord's offices, provided
that  Tenant  is  not  then  in default under this Lease and Tenant has paid all
amounts  required  to  be  paid  under  the  applicable  Estimate  Statement and
Statement,  as  the  case  may  be.  Tenant's  failure  to dispute the amount of
Additional  Rent  set forth in any Statement within ninety (90) days of Tenant's
receipt  of  such  Statement  shall  be  deemed  to be Tenant's approval of such
Statement  and  Tenant,  thereafter,  waives the right or ability to dispute the
amounts  set  forth  in  such Statement.  If after such inspection, Tenant still
disputes  such Additional Rent, a determination as to the proper amount shall be
made,  at  Tenant's  expense, by an independent certified public accountant (the
"Accountant")  selected by Landlord and subject to Tenant's reasonable approval;
provided  that  if  such  determination  by  the  Accountant  proves that Direct
Expenses  were overstated by more than five percent (5.0%), then the cost of the
Accountant  and  the  cost  of such determination shall be paid for by Landlord.
Landlord  shall be required to maintain records of all Direct Expenses set forth
in  each  Statement  delivered  to Tenant for two (2) years following Landlord's
delivery  of  the  applicable  Statement.

<PAGE>

                                    ARTICLE 5
                                USE OF PREMISES
                               ------------------

<PAGE>

5.1     Use.  Tenant  shall  use the Premises solely for the "Permitted Use", as
        ---
that  term  is defined in Section 12 of the Summary, and Tenant shall not use or
                          ----------
permit  the  Premises  to  be  used for any other purpose or purposes whatsoever
without  the  prior  written  consent  of  Landlord,  which  may  be withheld in
Landlord's sole discretion.  The uses prohibited under this Lease shall include,
without  limitation,  use  of  the  Premises  or  a portion thereof for (i)
offices  of  any agency or bureau of the United States or any state or political
subdivision  thereof;  (ii)  offices  or agencies of any foreign governmental or
political subdivision thereof; (iii) offices of any health care professionals or
service  organization;  (iv)  schools or other training facilities which are not
ancillary  to  corporate,  executive  or  professional office use; (v) retail or
restaurant  uses;  or  (vi) communications firms such as radio and/or television
stations.  Tenant shall not allow occupancy density of use of the Premises which
is  greater  than  the  average  density  of  the other tenants of the Building.
Tenant  further  covenants and agrees that it shall not use, or suffer or permit
any  person  or  persons to use, the Premises or any part thereof for any use or
purpose  contrary  to  the Rules and Regulations, or in violation of the laws of
the  United  States  of  America,  the  State  of California, or the ordinances,
regulations  or  requirements of the local municipal or county governing body or
other  lawful  authorities  having jurisdiction over the Building.  Tenant shall
faithfully  observe  and  comply with the Rules and Regulations.  Landlord shall
not  be  responsible  to  Tenant for the nonperformance of any of such Rules and
Regulations  by  or otherwise with respect to the acts or omissions of any other
tenants  or  occupants  of  the Building.  Tenant shall comply with all recorded
covenants,  conditions,  and  restrictions  now  or hereafter affecting the Real
Property.  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 will 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.
Landlord agrees that the use of such products in the Premises in compliance with
all  applicable laws and in the manner in which such products are designed to be
used  shall  not  be  a  violation  by  Tenant  of  this  Article  5.
                                                          ----------
5.2     Hazardous  Materials.
        --------------------
5.2.1     Prohibition  on  Use.  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.  Landlord acknowledges, however,
that  Tenant  will 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.  Landlord  agrees  that  the  use of such
products  in  the  Premises  in  compliance  with all applicable laws and in the
manner  in  which such products are designed to be used shall not be a violation
by  Tenant  of  this  Section  5.2.1.
                      --------------
5.2.2     Indemnity.  Tenant  agrees  to  indemnify,  defend,  protect  and hold
          ---------
Landlord  and  the  Landlord Parties (as defined in Section 10.1 below) harmless
                                                    ------------
from  and  against  any  and  all  claims,  actions,  administrative proceedings
(including  informal  proceedings),  judgments,  damages,  punitive  damages,
penalties,  fines,  costs, liabilities, interest or losses, including reasonable
attorneys'  fees  and  expenses, consultant fees, and expert fees, together with
all  other  costs and expenses of any kind or nature, that arise during or after
the  Lease  Term directly or indirectly from or in connection with the presence,
suspected  presence,  release or suspected release of any Hazardous Materials in
or  into  the  air,  soil,  surface water or groundwater at, on, about, under or
within  the  Premises  or  Real  Property  or any portion thereof, to the extent
caused  by  Tenant,  its assignees or subtenants and/or their respective agents,
employees,  contractors,  licensees  or  invitees  (collectively,  "Tenant
Affiliates").

<PAGE>

5.2.3     Remedial  Work.  In  the event any investigation or monitoring of site
          --------------
conditions  or any clean-up, containment, restoration, removal or other remedial
work  (collectively,  the  "Remedial  Work")  is  required  under any applicable
federal,  state  or  local laws or by any judicial order, or by any governmental
entity  as  the result of operations or activities upon, or any use or occupancy
of  any  portion  of  the  Premises by Tenant or Tenant Affiliates, Tenant shall
perform  or cause to be performed the Remedial Work in compliance with such laws
or  order.  All  Remedial  Work  shall  be performed by one or more contractors,
selected  by  Tenant  and approved in advance in writing by Landlord.  All costs
and  expenses  of such Remedial Work shall be paid by Tenant, including, without
limitation,  the  charges  of  such contractor(s), the consulting engineers, and
Landlord's  reasonable  attorneys'  fees  and  costs incurred in connection with
monitoring  or  review  of  such  Remedial  Work.

5.2.4     Definition  of  Hazardous  Materials.  As  used  herein,  the  term
          ------------------------------------
"Hazardous  Materials" means any hazardous or toxic substance, material or waste
which  is or becomes regulated by any local governmental authority, the State of
California  or  the United States Government, including, without limitation, any
material  or  substance  which  is (i) defined or listed as a "hazardous waste,"
"extremely hazardous waste," "restricted hazardous waste," "hazardous substance"
or  "hazardous  material"  under  any  applicable federal, state or local law or
administrative  code  promulgated thereunder, (ii) petroleum, or (iii) asbestos.

                                    ARTICLE 6
                             SERVICES AND UTILITIES
                            -------------------------

6.1     Standard Tenant Services.  Landlord shall provide the following services
        ------------------------
     on  all  days  during  the  Lease  Term,  unless  otherwise  stated  below.

6.1.1     Subject  to  all  governmental  rules,  regulations  and  guidelines
applicable  thereto,  Landlord  shall  provide heating and air conditioning when
necessary  for normal comfort for normal office use in the Premises, from Monday
through  Friday, during the period from 8:00 a.m. to 6:00 p.m., and on Saturdays
during  the  period  from  8:00  a.m.  to 1:00 p.m. (collectively, the "Building
Hours"),  except for Sundays and New Year's Day, Memorial Day, Independence Day,
Labor  Day, Thanksgiving Day, Christmas Day and any other nationally and locally
recognized  holidays  as  designated by Landlord (collectively, the "Holidays").

6.1.2     Landlord shall provide electrical wiring and facilities for connection
to  Tenant's  lighting fixtures and incidental use equipment, provided that
(i)  the  connected  electrical  load  of  the incidental use equipment does not
exceed  an average of two and one-half (2.5) watts per usable square foot of the
Premises  connected  load  during  the  Building  Hours,  and the electricity so
furnished  for  incidental use equipment will be at a nominal one hundred twenty
(120)  volts  and  no  electrical  circuit for the supply of such incidental use
equipment  will  require  a  current capacity exceeding twenty (20) amperes, and
(ii) the connected electrical load of Tenant's lighting fixtures does not exceed
an  average  of  one  and  one-half  (1.5)  watts  per usable square foot of the
Premises  connected  load  during  the  Building  Hours,  and the electricity so
furnished  for  Tenant's  lighting will be at a nominal one hundred twenty (120)
volts.  Tenant  will  design  Tenant's  electrical  system serving any equipment
producing  nonlinear  electrical  loads to accommodate such nonlinear electrical
loads,  including,  but  not limited to, oversizing neutral conductors, derating
transformers  and/or  providing  power-line  filters.  Engineering  plans  shall
include  a  calculation  of Tenant's fully connected electrical design load with
and  without  demand factors and shall indicate the number of watts of unmetered
and  submetered  loads.  Tenant  shall  bear  the  cost of replacement of lamps,
starters  and  ballasts  for  non-Building standard lighting fixtures within the
Premises.

6.1.3     Landlord  shall  provide  city water from the regular Building outlets
for  drinking,  lavatory  and  toilet  purposes.

6.1.4     Landlord  shall  provide  janitorial/cleanup  services  Monday through
Friday except the date of observation of the Holidays, in and about the Premises
in  accordance  with  "Class  A"  building  practices.

6.1.5     Landlord  shall provide nonexclusive automatic elevator service at all
times.

6.2     Overstandard  Tenant  Use.  Tenant  shall  not, without Landlord's prior
        -------------------------
written  consent,  use  heat-generating  machines,  machines  other  than normal
fractional  horsepower  office  machines,  or  equipment  or lighting other than
building  standard  lights  in  the  Premises,  which may affect the temperature
otherwise  maintained  by  the  air  conditioning  system  or increase the water
normally furnished for the Premises by Landlord pursuant to the terms of Section

<PAGE>

     6.1 of this Lease.  If such consent is given, Landlord shall have the right
to  install  supplementary  air  conditioning  units  or other facilities in the
Premises,  including  supplementary or additional metering devices, and the cost
thereof,  including  the  cost  of  installation,  operation  and  maintenance,
increased  wear  and tear on existing equipment and other similar charges, shall
be  paid  by Tenant to Landlord upon billing by Landlord.  If Tenant uses water,
electricity,  heat  or  air  conditioning in excess of that supplied by Landlord
pursuant  to  Section  6.1  of  this  Lease,  Tenant shall pay to Landlord, upon
              ------------
billing,  the  cost  of  such  excess consumption, the cost of the installation,
operation,  and  maintenance  of equipment which is installed in order to supply
such excess consumption, and the cost of the increased wear and tear on existing
equipment caused by such excess consumption; and Landlord may install devices to
separately  meter  any  increased  use  and  in  such event Tenant shall pay the
increased  cost  directly  to  Landlord,  on  demand, including the cost of such
additional  metering devices.  If Tenant desires to use heat, ventilation or air
conditioning  ("HVAC")  during  hours  other  than  those  for which Landlord is
obligated  to supply such utilities pursuant to the terms of Section 6.1 of this
                                                             -----------
Lease, Tenant shall give Landlord such prior notice, as Landlord shall from time
to  time  establish  as  appropriate, of Tenant's desired use and Landlord shall
supply  such utilities to Tenant at such hourly cost to Tenant as Landlord shall
from  time  to  time  establish;  provided, however, so long as Tenant is not in
default  under this Lease, Landlord shall provide up to fifty-five (55) hours of
HVAC  service  per  week  to the Premises during the Lease Term at no additional
charge  to  Tenant.  Amounts  payable  by  Tenant  to  Landlord  for such use of
additional  utilities  shall  be  deemed  Additional Rent hereunder and shall be
billed  on  a  monthly  basis.

6.3     Interruption  of  Use.  Tenant  agrees that Landlord shall not be liable
        ---------------------
for  damages, by abatement of Rent or otherwise, for failure to furnish or delay
in  furnishing  any  service  (including  electric  power,  telephone  and
telecommunication  services),  or  for any diminution in the quality or quantity
thereof,  when such failure or delay or diminution is occasioned, in whole or in
part, by repairs, replacements, or improvements, by any strike, lockout or other
labor  trouble,  by  inability  to secure electricity, gas, water, or other
fuel  at  the  Building  after  reasonable  effort  to do so, including, without
limitation,  as  a  result  of  government  or utility service provider mandated
brown-outs,  black-outs,  shut  downs  or  other  service  interruptions, by any
accident  or  casualty whatsoever, by act or default of Tenant or other parties,
or by any other cause beyond Landlord's reasonable control; and such failures or
delays  or  diminution  shall  never  be  deemed  to  constitute  an eviction or
disturbance  of  Tenant's  use  and possession of the Premises or relieve Tenant
from  paying  Rent  or  performing  any  of  its  obligations  under this Lease.
Furthermore, Landlord shall not be liable under any circumstances for a loss of,
or  injury  to,  property  or  for  injury  to,  or  interference with, Tenant's
business,  including,  without  limitation,  loss of profits, however occurring,
through  or  in connection with or incidental to a failure to furnish any of the
services  or utilities as set forth in this Article 6.  Landlord may comply with
                                            ---------
voluntary  controls  or  guidelines  promulgated  by  any governmental entity or
utility  service  provider relating to the use or conservation of energy, water,
gas,  light  or  electricity  or  the reduction of automobile or other emissions
without  creating any liability of Landlord to Tenant under this Lease, provided
commercially  reasonable  market  services  are  provided.

6.4     Service  Providers.  Landlord  shall have the right at any time and from
        ------------------
time-to-time  during  the Lease Term to contract for service from any company or
companies  providing  electricity  service  ("Service  Provider").  Tenant shall
cooperate with Landlord and the Service Provider at all times and, as reasonably
necessary,  shall  allow  Landlord and Service Provider reasonable access to the
Building's  electric  lines,  feeders,  risers,  wiring, and any other machinery
within  the Premises.  Landlord shall in no way be liable or responsible for any
loss,  damage,  or  expense  that  Tenant  may sustain or incur by reason of any
change,  failure, interference, disruption, or defect in the supply or character
of  the  electric  energy  furnished  to  the  Premises,  or  if the quantity or
character  of  the electric energy supplied by the Service Provider is no longer
available  or  suitable  for  Tenant's  requirements,  no  such change, failure,
defect,  unavailability,  or  unsuitability  shall  constitute  an  actual  or
constructive  eviction,  in whole or in part, or entitle Tenant to any abatement
or  diminution  of rent, or relieve Tenant from any of its obligations under the
Lease.
<PAGE>

                                    ARTICLE 7
                                     REPAIRS
                                  ------------

7.1     Landlord  Repairs.  Landlord  shall  repair  and maintain the structural
        -----------------
portions  of  the  Building,  and  the  basic  plumbing,  heating,  ventilating,
air-conditioning  and  electrical systems installed or furnished by Landlord and
not  located within the Premises, unless such maintenance and repairs are caused
in part or in whole by the act, neglect, fault or omission of any duty by Tenant
or the "Tenant Parties," as that term is defined in Section 10.1, below, in
                                                         ------------
which  event  Tenant  shall  pay to Landlord, as Additional Rent, the reasonable
cost  of  such maintenance and repairs.  Landlord may, but shall not be required
to,  enter  the  Premises  at  all  reasonable  times  to  make  such  repairs,
alterations, improvements and additions to the Premises or to the Building or to
any equipment located in the Building as Landlord shall desire or deem necessary
or  as  Landlord  may  be  required  to do by governmental or quasi-governmental
authority or court order or decree.  Tenant hereby waives and releases its right
to  make  repairs  at  Landlord's  expense  under  Sections 1941 and 1942 of the
California  Civil  Code  or  under any similar law, statute, or ordinance now or
hereafter  in  effect.

7.2     Tenant  Repairs.  Tenant shall, at Tenant's own expense, pursuant to the
        ---------------
terms  of  this  Lease including, without limitation, Article 8 hereof, keep the
                                                      ---------
Premises,  including all improvements, fixtures and furnishings therein, in good
order,  repair  and  condition at all times during the Lease Term.  In addition,
Tenant  shall,  at Tenant's own expense but under the supervision and subject to
the  prior  approval  of  Landlord,  and  within  any  reasonable period of time
specified  by  Landlord,  pursuant to the terms of this Lease including, without
limitation,  Article  8 hereof, promptly and adequately repair all damage to the
             ----------
Premises and replace or repair all damaged or broken fixtures and appurtenances;
provided  however,  that,  at Landlord's option, or if Tenant fails to make
such  repairs,  Landlord  may, but need not, make such repairs and replacements,
and  Tenant  shall  pay Landlord the cost thereof, including a percentage of the
cost  thereof  (to  be  uniformly  established  for  the Building) sufficient to
reimburse Landlord for all overhead, general conditions, fees and other costs or
expenses  arising from Landlord's involvement with such repairs and replacements
forthwith  upon  being  billed  for  same.

                                    ARTICLE 8
                            ADDITIONS AND ALTERATIONS
                          -----------------------------

8.1     Landlord's  Consent  to  Alterations.  Tenant  may  not  make  any
        ------------------------------------
improvements,  alterations,  additions or changes to the Premises (collectively,
the "Alterations") without first procuring the prior written consent of Landlord
     to  such  Alterations,  which consent shall be requested by Tenant not less
than thirty (30) days prior to the commencement thereof, and which consent shall
not  be  unreasonably  withheld  by Landlord, provided that such Alterations (i)
comply  with  all  applicable  laws, ordinances, rules and regulations; (ii) are
compatible  with  the  Building  and  its  mechanical,  electrical,  heating,
ventilating, air-conditioning, and life safety systems; (iii) will not interfere
with  the  use  and  occupancy of any other portion of the Building by any other
tenant  or  their  invitees;  (iv)  are  not  visible  from  the exterior of the
Building;  and  (v)  do not affect the structural portions of the Building.  The
construction  of  the  initial improvements to the Premises shall be governed by
the  terms  of the Tenant Work Letter, attached hereto as Exhibit D, and not the
                                                          ---------
terms  of  this  Article  8.
                 ----------

8.2     Manner  of  Construction.  Landlord  may  impose,  as a condition of its
        ------------------------
consent  to  all  Alterations  or repairs of the Premises or about the Premises,
such  requirements  as  Landlord  in  its  sole  discretion  may  deem desirable
including,  but  not  limited  to, the requirement that upon Landlord's request,
Tenant  shall,  at Tenant's expense, remove such Alterations upon the expiration
or  any  early termination of the Lease Term, and/or the requirement that Tenant
utilize for such purposes only contractors, materials, mechanics and materialmen
selected  by  Landlord.  If  such  Alterations  will  involve the use of or
disturb hazardous materials or substances existing in the Premises, Tenant shall
comply with Landlord's rules and regulations concerning such hazardous materials
or substances.  Tenant shall construct such Alterations and perform such repairs
in conformance with any and all applicable rules and regulations of any federal,
state,  county  or  municipal code or ordinance and pursuant to a valid building
permit,  issued  by  the applicable municipality, in conformance with Landlord's
construction  rules  and  regulations.  All work with respect to any Alterations
must  be  done  in  a  good  and workmanlike manner and diligently prosecuted to
completion  to  the  end that the Premises shall at all times be a complete unit
except  during  the  period  of  work.  In  performing  the  work  of  any  such
Alterations,  Tenant  shall  have  the  work  performed in such manner as not to

<PAGE>

obstruct  access to the Building or the common areas for any other tenant of the
Building,  and  as  not to obstruct the business of Landlord or other tenants in
the  Building,  or interfere with the labor force working in the Building.  Upon
completion  of  any  Alterations,  Tenant agrees to (i) cause a timely Notice of
Completion  to  be recorded in the office of the Recorder of the local county in
accordance  with  the  terms  of  Section 3093 of the Civil Code of the State of
California  or  any  successor  statute, (ii) deliver to the Building management
office  a  reproducible  copy of the "as built" drawings of the Alterations, and
(iii)  deliver to Landlord evidence of payment, contractors' affidavits and full
and  final  waivers  of  all  liens  for  labor,  services  or  materials.

8.3     Payment  for  Improvements.  If  Tenant  orders any Alteration or repair
        --------------------------
work  directly  from  Landlord,  or  from a contractor selected by Landlord, the
charges  for such work shall be deemed Additional Rent under this Lease, payable
upon  billing  therefor,  either  periodically  during  construction or upon the
substantial  completion  of such work, at Landlord's option.  Upon completion of
such  work,  Tenant  shall  deliver  to Landlord, if payment is made directly to
contractors,  evidence  of  payment,  contractors' affidavits and full and final
waivers  of  all  liens  for labor, services or materials.  If Tenant orders any
work  directly  from  Landlord, Tenant shall pay to Landlord a percentage of the
cost  of such work (such percentage to be established on a uniform basis for the
Building)  sufficient  to  compensate  Landlord  for  all  overhead,  general
conditions,  fees  and  other  costs  and  expenses  arising  from  Landlord's
involvement  with such work, and if Tenant does not order any work directly from
Landlord,  Tenant  shall  reimburse  Landlord  for  Landlord's  reasonable
out-of-pocket  costs  and  expenses  reasonably  incurred  in  connection  with
Landlord's  review  of  such  work.

8.4     Construction  Insurance.  If  that  Tenant makes any Alterations, Tenant
        -----------------------
agrees to carry "Builder's All Risk" insurance in an amount approved by Landlord
covering  the  construction  of  such  Alterations,  and such other insurance as
Landlord  may  require,  it  being  understood  and  agreed  that  all  of  such
Alterations  shall  be  insured  by  Tenant pursuant to Article 10 of this Lease
                                                        ----------
immediately  upon  completion  thereof.  In  addition,  Landlord  may,  in  its
discretion,  require  Tenant  to  obtain  a  lien  and  completion  bond or some
alternate  form  of security satisfactory to Landlord in an amount sufficient to
ensure  the  lien-free  completion  of such Alterations and naming Landlord as a
co-obligee.

8.5     Landlord's  Property.  All  Alterations,  improvements,  fixtures and/or
        --------------------
equipment  which  may  be  installed or placed in or about the Premises, and all
signs installed in, on or about the Premises, from time to time, shall be at the
sole  cost  of  Tenant  and shall be and become the property of Landlord, except
that  Tenant may remove any Alterations, improvements, fixtures and/or equipment
which Tenant can substantiate to Landlord have not been paid for with any tenant
improvement  allowance  funds  provided  to  Tenant by Landlord, provided Tenant
repairs  any  damage  to  the  Premises  and  Building  caused  by such removal.
Furthermore,  if  Landlord,  as  a  condition  to  Landlord's  consent  to  any
Alteration,  requires  that  Tenant remove any Alteration upon the expiration or
early  termination  of the Lease Term, Landlord may, by written notice to Tenant
prior  to  the  end  of the Lease Term, or given upon any earlier termination of
this Lease, require Tenant at Tenant's expense to remove such Alterations and to
repair  any  damage  to  the  Premises  and Building caused by such removal.  If
Tenant  fails to complete such removal and/or to repair any damage caused by the
removal  of  any Alterations, Landlord may do so and may charge the cost thereof
to  Tenant.

                                    ARTICLE 9
                             COVENANT AGAINST LIENS
                            -------------------------

     Tenant has no authority or power to cause or permit any lien or encumbrance
of  any  kind  whatsoever, whether created by act of Tenant, operation of law or
otherwise,  to  attach  to  or  be  placed  upon  the Real Property, Building or
Premises,  and any and all liens and encumbrances created by Tenant shall attach
to  Tenant's  interest only.  Landlord shall have the right at all times to post
and  keep  posted  on  the  Premises  any  notice  which  it deems necessary for
protection from such liens.  Tenant covenants and agrees not to suffer or permit
any  lien  of  mechanics  or materialmen or others to be placed against the Real
Property,  the Building or the Premises with respect to work or services claimed
to have been performed for or materials claimed to have been furnished to Tenant
or  the Premises, and, in case of any such lien attaching or notice of any lien,
Tenant  covenants  and agrees to cause it to be immediately released and removed
of record.  Notwithstanding anything to the contrary set forth in this Lease, in
the  event  that  such  lien  is  not released and removed on or before the date
occurring  five  (5)  days after notice of such lien is delivered by Landlord to
Tenant,  Landlord, at its sole option, may immediately take all action necessary
to  release  and  remove such lien, without any duty to investigate the validity
thereof,  and all sums, costs and expenses, including reasonable attorneys' fees

<PAGE>

and  costs,  incurred  by  Landlord in connection with such lien shall be deemed
Additional  Rent  under  this  Lease and shall immediately be due and payable by
Tenant.
                                   ARTICLE 10
                                    INSURANCE
                                 --------------

10.1     Indemnification  and  Waiver.  To  the  extent  not  prohibited by law,
         ----------------------------
Landlord,  its  partners,  trustees,  ancillary  trustees  and  their respective
officers,  directors,  shareholders, beneficiaries, agents, servants, employees,
and  independent contractors (collectively, the "Landlord Parties") shall not be
liable for any damage either to person or property or resulting from the loss of
use  thereof,  which  damage  is  sustained  by  Tenant or by other persons
claiming  through  Tenant.  Tenant  shall  indemnify,  defend, protect, and hold
harmless  Landlord  Parties  from  any  and  all loss, cost, damage, expense and
liability  (including  without  limitation court costs and reasonable attorneys'
fees)  incurred in connection with or arising from any cause in, on or about the
Premises  or  any  acts,  omissions  or  negligence  of  Tenant or of any person
claiming  by,  through  or  under  Tenant,  its  partners,  and their respective
officers,  agents,  servants,  employees,  and  independent  contractors
(collectively,  the "Tenant Parties"), in, on or about the Real Property, either
prior  to,  during, or after the expiration of the Lease Term, provided that the
terms  of  the  foregoing  indemnity  shall not apply to the gross negligence or
willful  misconduct  of  Landlord  or  the Landlord Parties.  Should Landlord be
named  as  a  defendant in any suit brought against Tenant in connection with or
arising  out of an event covered by the foregoing indemnity, 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.  Further, Tenant's agreement to indemnify Landlord pursuant to
this Section 10.1 is not intended and shall not relieve any insurance carrier of
     ------------
its  obligations under policies required to be carried by Tenant pursuant to the
provision  of  this Lease, to the extent such policies cover the matters subject
to  Tenant's  indemnification  obligations;  nor  shall  they  supersede  any
inconsistent  agreement  of the parties set forth in any other provision of this
Lease.  The  provisions  of  this  Section  10.1 shall survive the expiration or
                                   -------------
sooner  termination  of  this  Lease  with  respect  to  any claims or liability
occurring  prior  to  such  expiration  or  termination.

10.2     Tenant's  Compliance  with Landlord's Fire and Casualty Insurance.  The
         -----------------------------------------------------------------
coverage  and  amounts  of  insurance carried by Landlord in connection with the
Building  shall  at  a  minimum  be  comparable  to  the coverage and amounts of
insurance  which  are  carried  by  reasonably  prudent  landlords of comparable
buildings  located  in  the vicinity of the Building.  Tenant shall, at Tenant's
expense, comply with all insurance company requirements pertaining to the use of
the  Premises.  If  Tenant's  conduct  or  use  of  the Premises causes any
increase  in  the  premium  for any insurance policies carried by Landlord, then
Tenant  shall  reimburse  Landlord  for  any  such increase. Tenant, at Tenant's
expense, shall comply with all rules, orders, regulations or requirements of the
American  Insurance  Association  (formerly  the  National  Board  of  Fire
Underwriters)  and  with  any  similar  body.

10.3     Tenant's  Insurance.  Tenant  shall maintain the following coverages in
         -------------------
the  following  amounts.

10.3.1     Commercial  General  Liability Insurance covering the insured against
claims  of  bodily  injury,  personal  injury and property damage arising out of
Tenant's  operations,  assumed  liabilities  or use of the Premises, including a
Commercial  General  Liability  endorsement  covering the insuring provisions of
this  Lease  and the performance by Tenant of the indemnity agreements set forth
in Section 10.1 of this Lease, for limits of liability not less than: (i) Bodily
   ------------
Injury  and  Property  Damage  Liability  -  $3,000,000 each occurrence and
$3,000,000  annual  aggregate,  and  (ii) Personal Injury Liability - $3,000,000
each  occurrence  and  $3,000,000  annual  aggregate.

10.3.2     Physical  Damage  Insurance  covering (i) all office furniture, trade
fixtures, office equipment, merchandise and all other items of Tenant's property
on  the  Premises  installed by, for, or at the expense of Tenant, (ii) the
"Tenant  Improvements,"  as  that term is defined in the Tenant Work Letter, and
(iii)  all  other improvements, alterations and additions to the Premises.  Such
insurance  shall  be written on an "all risks" of physical loss or damage basis,
for the guaranteed replacement cost value new without deduction for depreciation
of  the  covered  items and in amounts that meet any co-insurance clauses of the
policies  of  insurance  and  shall  include  a vandalism and malicious mischief
endorsement,  sprinkler  leakage  coverage  and  earthquake  sprinkler  leakage
coverage.

<PAGE>

10.3.3     Business  Interruption, loss-of-income and extra-expense insurance in
such  amounts  as  will reimburse Tenant for direct or indirect loss of earnings
attributable  to  all  perils  commonly  insured  against  by prudent tenants or
attributable  to  prevention  of  access to the Premises or to the Building as a
result  of  such  perils.
10.3.4     Form  of  Policies.  The  minimum  limits  of  policies  of insurance
           ------------------
required  of  Tenant  under  this Lease shall in no event limit the liability of
Tenant  under this Lease.  Such insurance shall (i) name Landlord, and any other
party  it  so  specifies,  as an additional insured; (ii) specifically cover the
liability  assumed  by  Tenant  under this Lease, including, but not limited to,
Tenant's  obligations  under  Section  10.1 of this Lease; (iii) be issued by an
                              -------------
insurance  company  having  a  rating of not less than A-XII in Best's Insurance
Guide  or  which is otherwise acceptable to Landlord and licensed to do business
in  the  State  of  California;  (iv)  be  primary  insurance  as  to all claims
thereunder  and  provide that any insurance carried by Landlord is excess and is
non-contributing with any insurance requirement of Tenant; (v) provide that said
insurance  shall  not  be  canceled or coverage changed unless thirty (30) days'
prior  written  notice  shall  have  been given to Landlord and any mortgagee of
Landlord;  and  (vi)  contain  a  cross-liability endorsement or severability of
interest  clause  acceptable  to  Landlord.  Tenant shall deliver said policy or
policies or certificates thereof to Landlord on or before the Lease Commencement
Date  and  at  least  thirty  (30)  days  before  the  expiration dates thereof.

10.4     Waiver  of  Claims;  Waiver  of  Subrogation.
         --------------------------------------------
10.4.1     Mutual  Waiver  of  Parties.  Landlord  and Tenant hereby waive their
rights  against each other with respect to any claims or damages or losses which
are  caused  by  or result from (a) damage to property or loss of income insured
against  under  any  insurance policy carried by Landlord or Tenant (as the case
may  be) pursuant to the provisions of this Lease and enforceable at the time of
such  damage  or  loss,  or (b) damage to property or loss of income which would
have  been covered under any insurance required to be obtained and maintained by
Landlord  or  Tenant  (as  the case may be) under this Lease (as applicable) had
such  insurance been obtained and maintained as required therein.  The foregoing
waivers  shall  be in addition to, and not a limitation of, any other waivers or
releases  contained  in  this  Lease.

10.4.2     Waiver of Insurers.  Each party shall cause each property and loss of
     income  insurance  policy  required  to  be obtained by it pursuant to this
Lease  to  provide  that  the  insurer  waives  all rights of recovery by way of
subrogation against either Landlord or Tenant, as the case may be, in connection
with  any  claims,  losses  and damages covered by such policy.  If either party
fails  to maintain property or loss of income insurance required hereunder, such
insurance  shall  be  deemed  to  be  self-insured  with a deemed full waiver of
subrogation  as  set  forth  in  the  immediately  preceding  sentence.

10.5     Additional  Insurance  Obligations.  Tenant  shall  carry  and maintain
         ----------------------------------
during  the  entire  Lease  Term,  at  Tenant's sole cost and expense, increased
amounts  of  the  insurance  required  to  be carried by Tenant pursuant to this
Article  10,  and  such other reasonable types of insurance coverage and in such
     ------
reasonable amounts covering the Premises and Tenant's operations therein, as may
be  reasonably  requested by Landlord, but in no event shall such increased
amounts of insurance or such other reasonable types of insurance be in excess of
that  required  by  landlords of comparable buildings located in the vicinity of
the Building.  Notwithstanding anything to the contrary contained in this Lease,
in  the event of any termination of this Lease pursuant to Article 11 or Article
                                                           ----------    -------
13  below,  Tenant  shall  assign  and  deliver  to  Landlord  (or  to any party
designated  by Landlord) all insurance proceeds payable to Tenant under Tenant's
insurance  required  under  Section  10.3  of  this  Lease.
                            -------------
                                   ARTICLE 11
                             DAMAGE AND DESTRUCTION
                            ------------------------

11.1     Repair of Damage to Premises by Landlord.  Tenant shall promptly notify
         ----------------------------------------
     Landlord  of  any  damage  to the Premises resulting from fire or any other
casualty  or  any  condition  existing  in the Premises as a result of a fire or
other  casualty  that  would  give rise to the terms of this Article 11.  If the
                                                             ----------
Premises  or any common areas of the Building serving or providing access to the

<PAGE>

Premises shall be damaged by fire or other casualty or be subject to a condition
existing  as  a  result of a fire or other casualty, Landlord shall promptly and
diligently,  subject  to  reasonable  delays  for  insurance adjustment or other
matters  beyond Landlord's reasonable control, and subject to all other terms of
this  Article  11,  restore  the  base, shell, and core of the Premises and such
      -----------
common  areas  to  substantially  the  same  condition  as  existed prior to the
casualty,  except  for  modifications  required by zoning and building codes and
other  laws  or  by  the  holder  of  a  mortgage  on  the Building or any other
modifications  to the common areas deemed desirable by Landlord, provided access
to  the  Premises  and  any  common  restrooms serving the Premises shall not be
materially  impaired.  Notwithstanding  any  other provision of this Lease, upon
the  occurrence  of  any damage to the Premises, Tenant shall assign to Landlord
(or  to  any  party  designated  by  Landlord) all insurance proceeds payable to
Tenant  under  Tenant's insurance required under Section 10.3 of this Lease, and
                                                 ------------
Landlord  shall repair any injury or damage to the Tenant Improvements installed
in  the  Premises  and  shall  return such Tenant Improvements to their original
condition;  provided  that  if  the  cost of such repair by Landlord exceeds the
amount  of  insurance  proceeds  received  by  Landlord  from Tenant's insurance
carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant
to  Landlord  prior to Landlord's repair of the damage.  In connection with such
repairs  and  replacements,  Tenant  shall,  prior  to  the  commencement  of
construction, submit to Landlord, for Landlord's review and approval, all plans,
specifications  and working drawings relating thereto, and Landlord shall select
the  contractors  to perform such improvement work.  Such submittal of plans and
construction  of  improvements shall be performed in substantial compliance with
the  terms of the Tenant Work Letter as though such construction of improvements
were the initial construction of the Tenant Improvements.  Landlord shall not be
liable  for  any inconvenience or annoyance to Tenant or its visitors, or injury
to  Tenant's  business  resulting  in  any  way  from  such damage or the repair
thereof;  provided  however,  that  if  such  fire  or other casualty shall have
damaged  the  Premises  or  common areas necessary to Tenant's occupancy, and if
such  damage is not the result of the negligence or willful misconduct of Tenant
or Tenant's employees, contractors, licensees, or invitees, Landlord shall allow
Tenant  a proportionate abatement of Rent, during the time and to the extent the
Premises  are  unfit  for occupancy for the purposes permitted under this Lease,
and  not  occupied  by  Tenant  as  a  result thereof; provided, further, if the
Premises is damaged such that the remaining portion thereof is not sufficient to
allow  Tenant to conduct its business operations from such remaining portion and
Tenant does not conduct its business operations therefrom, and if such damage is
not  the  result of the negligence or willful misconduct of Tenant or any of the
Tenant Parties, Landlord shall allow Tenant a total abatement of Rent during the
time  and  to  the  extent the Premises are unfit for occupancy for the purposes
permitted  under  this  Lease,  and  not  occupied  by Tenant as a result of the
subject  damage.

11.2     Landlord's Option to Repair.  Notwithstanding the terms of Section 11.1
         ---------------------------                                ------------
of  this  Lease,  Landlord  may  elect  not  to  rebuild and/or restore the
Premises and/or Building and instead terminate this Lease by notifying Tenant in
writing  of  such  termination  within sixty (60) days after the date of damage,
such  notice  to  include  a  termination date giving Tenant ninety (90) days to
vacate  the  Premises,  but  Landlord may so elect only if the Building shall be
damaged by fire or other casualty or cause or be subject to a condition existing
as  a  result  of  such  a  fire  or other casualty or cause, whether or not the
Premises  are  affected, and one or more of the following conditions is present:
(i)  repairs cannot reasonably be completed within one hundred eighty (180) days
of  the  date  of  damage  (when  such  repairs  are made without the payment of
overtime  or other premiums); (ii) the holder of any mortgage on the Building or
ground lessor with respect to the Real Property shall require that the insurance
proceeds  or  any  portion thereof be used to retire the mortgage debt, or shall
terminate the ground lease, as the case may be; or (iii) the damage or condition
arising  as  a result of such damage is not fully covered, except for deductible
amounts,  by  Landlord's insurance policies; provided, however, that if Landlord
does  not elect to terminate this Lease pursuant to Landlord's termination right
as  provided  above,  and  the  repairs  cannot,  in  the reasonable judgment of
Landlord,  be completed within two hundred ten (210) days after being commenced,
Tenant  may  elect, no earlier than sixty (60) days after the date of the damage
and  not later than ninety (90) days after the date of such damage, to terminate
this  Lease  by written notice to Landlord effective as of the date specified in
the  notice,  which  date  shall not be less than thirty (30) days nor more than
sixty  (60) days after the date such notice is given by Tenant.  Furthermore, if
neither  Landlord nor Tenant have terminated this Lease, and the repairs are not
actually  completed  within  such two hundred ten (210) day period, Tenant shall
have  the  right to terminate this Lease during the first five (5) business days
of  each  calendar month following the end of such period until such time as the
repairs  are  complete, by notice to Landlord (the "Damage Termination Notice"),
effective  as  of a date set forth in the Damage Termination Notice (the "Damage
Termination  Date"),  which  Damage  Termination Date shall not be less than ten
(10)  business  days  following the end of each such month.  Notwithstanding the
foregoing,  if  Tenant  delivers  a  Damage Termination Notice to Landlord, then
Landlord  shall  have  the  right  to  suspend  the  occurrence  of  the  Damage
Termination  Date  for  a  period  ending  thirty  (30)  days  after  the Damage

<PAGE>

Termination  Date  set  forth  in the Damage Termination Notice by delivering to
Tenant,  within  five  (5)  business  days  of  Landlord's receipt of the Damage
Termination  Notice,  a certificate of Landlord's contractor responsible for the
repair of the damage certifying that it is such contractor's good faith judgment
that  the repairs shall be substantially completed within thirty (30) days after
the  Damage Termination Date.  If repairs shall be substantially completed prior
to  the expiration of such thirty-day period, then the Damage Termination Notice
shall  be  of  no force or effect, but if the repairs shall not be substantially
completed  within  such  thirty-day period, then this Lease shall terminate upon
the expiration of such thirty-day period.  At any time, from time to time, after
the  date  occurring  sixty  (60)  days after the date of the damage, Tenant may
request that Landlord inform Tenant of Landlord's reasonable opinion of the date
of  completion  of the repairs and Landlord shall respond to such request within
five  (5)  business  days.

11.3     Waiver  of  Statutory  Provisions.  The  provisions  of  this  Lease,
         ---------------------------------
including  this Article 11, constitute an express agreement between Landlord and
                ----------
Tenant with respect to any and all damage to, or destruction of, all or any part
of the Premises, the Building or any other portion of the Real Property, and any
statute or regulation of the State of California, including, without limitation,
Sections  1932(2)  and 1933(4) of the California Civil Code, with respect to any
rights  or  obligations  concerning  damage  or destruction in the absence of an
express  agreement between the parties, and any other statute or regulation, now
or hereafter in effect, shall have no application to this Lease or any damage or
destruction  to  all  or  any  part  of  the Premises, the Building or any other
portion  of  the  Real  Property.

11.4     Damage  Near End of Term.  If the Premises or the Building is destroyed
         ------------------------
or damaged to any substantial extent during the last eighteen (18) months of the
Lease  Term  and,  in  the  reasonable  judgment  of  Landlord,  the  damage  or
destruction  to the Premises or Building cannot be repaired by the date which is
six (6) months prior to the Lease Expiration Date, then notwithstanding anything
contained  in  this  Article 11, either Landlord or Tenant shall have the option
                     ----------
to  terminate  this  Lease  by  giving  written notice to the other party of the
exercise  of  such  option  within  thirty  (30)  days  after  such  damage  or
destruction,  in which event this Lease shall cease and terminate as of the date
of  such  notice,  Tenant  shall pay the Base Rent and Additional Rent, properly
apportioned  up to such date of damage, and both parties hereto shall thereafter
be freed and discharged of all further obligations hereunder, except as provided
for  in  provisions of this Lease which by their terms survive the expiration or
earlier  termination  of  the  Lease  Term.

                                   ARTICLE 12
                                    NONWAIVER
                                  ------------

     No waiver of any provision of this Lease shall be implied by any failure of
Landlord  to  enforce  any remedy on account of the violation of such provision,
even if such violation shall continue or be repeated subsequently, any waiver by
Landlord  of  any provision of this Lease may only be in writing, and no express
waiver  shall  affect  any provision other than the one specified in such waiver
and  that  one  only  for  the  time  and in the manner specifically stated.  No
receipt  of  monies  by Landlord from Tenant after the termination of this Lease
shall  in  any  way  alter  the length of the Lease Term or of Tenant's right of
possession hereunder or after the giving of any notice shall reinstate, continue
or  extend the Lease Term or affect any notice given Tenant prior to the receipt
of  such  monies,  it  being  agreed  that  after  the  service of notice or the
commencement  of  a suit or after final judgment for possession of the Premises,
Landlord  may  receive  and  collect  any Rent due, and the payment of said Rent
shall  not  waive or affect said notice, suit or judgment.  No payment by Tenant
or  receipt  or  acceptance by Landlord of a lesser amount than the correct Rent
due  shall  be  deemed  to  be  other  than  a payment on account, nor shall any
endorsement  or  statement  on any check or any letter accompanying any check or
payment be deemed an accord and satisfaction, and Landlord may accept such check
or  payment  without prejudice to Landlord's right to recover the balance, treat
such  partial  payment  as a default or pursue any other remedy provided in this
Lease  or  at  law.

<PAGE>
                                   ARTICLE 13
                                  CONDEMNATION
                                  -------------

     If  ten percent (10%) or more of the Premises or Building shall be taken by
power  of  eminent domain or condemned by any competent authority for any public
or  quasi-public  use  or  purpose,  or  if Landlord shall grant a deed or other
instrument  in  lieu  of such taking by eminent domain or condemnation, Landlord
shall  have  the  option  to terminate this Lease upon ninety (90) days' notice,
provided  such notice is given no later than one hundred eighty (180) days after
the  date of such taking, condemnation, reconfiguration, vacation, deed or other
instrument.  If  more than twenty-five percent (25%) of the rentable square feet
of  the  Premises  is  taken,  or if access to the Premises is substantially and
permanently  impaired, Tenant shall have the option to terminate this Lease upon
ninety  (90)  days'  notice,  provided  such  notice  is given no later than one
hundred  eighty  (180)  days  after  the date of such taking.  Landlord shall be
entitled  to receive the entire award or payment in connection therewith, except
that  Tenant shall have the right to file any separate claim available to Tenant
for  any  taking  of Tenant's personal property and fixtures belonging to Tenant
and  removable by Tenant upon expiration of the Lease Term pursuant to the terms
of  this Lease, and for moving expenses, so long as such claim does not diminish
the  award  available  to  Landlord,  its ground lessor with respect to the Real
Property  or its mortgagee, and such claim is payable separately to Tenant.  All
Rent  shall  be  apportioned  as of the date of such termination, or the date of
such  taking, whichever shall first occur.  If any part of the Premises shall be
taken,  and  this  Lease  shall  not  be  so  terminated,  the  Rent  shall  be
proportionately  abated.  Tenant  hereby  waives  any  and  all  rights it might
otherwise  have  pursuant  to  Section  1265.130 of the California Code of Civil
Procedure.
                                   ARTICLE 14
                            ASSIGNMENT AND SUBLETTING
                          ----------------------------

14.1     Transfers.  Tenant  shall  not,  without  the  prior written consent of
         ---------
Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to
attach  to,  or  otherwise  transfer, this Lease or any interest hereunder,
permit  any  assignment  or  other  such foregoing transfer of this Lease or any
interest hereunder by operation of law, sublet the Premises or any part thereof,
or  permit  the  use  of  the  Premises by any persons other than Tenant and its
employees  (all  of  the  foregoing  are  hereinafter  sometimes  referred  to
collectively  as  "Transfers"  and  any  person  to whom any Transfer is made or
sought  to be made is hereinafter sometimes referred to as a  "Transferee").  If
Tenant  shall  desire  Landlord's  consent  to any Transfer, Tenant shall notify
Landlord in writing, which notice  (the "Transfer Notice") shall include (i) the
proposed effective date of the Transfer, which shall not be less than forty-five
(45) days nor more than one hundred eighty (180) days after the date of delivery
of  the Transfer Notice, (ii) a description of the portion of the Premises to be
transferred  (the  "Subject  Space"),  (iii)  all  of  the terms of the proposed
Transfer  and  the  consideration  therefor,  including  a  calculation  of  the
"Transfer  Premium,"  as  that  term  is  defined  in  Section  14.3,  below, in
                                                       -------------
connection  with such Transfer, the name and address of the proposed Transferee,
and  a  copy  of  all  existing  and/or proposed documentation pertaining to the
proposed  Transfer, including all existing operative documents to be executed to
evidence such Transfer or the agreements incidental or related to such Transfer,
(iv)  current  financial  statements  of the proposed Transferee certified by an
officer,  partner  or  owner  thereof,  and  any  other  information required by
Landlord,  which will enable Landlord to determine the financial responsibility,
character,  and  reputation  of  the  proposed  Transferee,  nature  of  such
Transferee's  business  and  proposed  use of the Subject Space, (v) an executed
estoppel  certificate  from Tenant in the form attached hereto as Exhibit E, and
                                                                  ---------
(vi)  such  other  information as Landlord may reasonably require.  Any Transfer
made  without  Landlord's  prior written consent shall, at Landlord's option, be
null,  void  and  of  no  effect,  and shall, at Landlord's option, constitute a
default  by  Tenant under Section 19.1.2 of this Lease.  Whether or not Landlord
                          --------------
shall  grant consent, Tenant shall pay Landlord's review and processing fees, as
well  as any reasonable legal fees incurred by Landlord, within thirty (30) days
after  written  request  by  Landlord.

14.2     Landlord's  Consent.  Landlord  shall  not  unreasonably  withhold  its
         -------------------
consent  to  any proposed Transfer of the Subject Space to the Transferee on the
terms  specified in the Transfer Notice.  The parties hereby agree that it shall
be  deemed  to  be  reasonable under this Lease and under any applicable law for
Landlord  to  withhold consent to any proposed Transfer where one or more of the
following  apply,  without  limitation  as  to  other  reasonable  grounds  for
withholding  consent:

14.2.1     The  Transferee  is  of  a  character  or  reputation or engaged in a
business  which  is  not  consistent  with  the  quality  of  the  Building;

<PAGE>

14.2.2     The  Transferee  is  either  a governmental agency or instrumentality
thereof  (i) which is that of a foreign country, (ii) which is of a character or
reputation,  is  engaged  in  a  business,  or  is  of, or is associated with, a
political  orientation or faction, which is inconsistent with the quality of the
Building,  or which would otherwise reasonably offend a landlord of a comparable
building  located  in  the  vicinity  of the Building, (iii) which is capable of
exercising  the  power  of  eminent  domain or condemnation, or (iv) which would
significantly  increase  the  human  traffic  in  the  Premises  or  Building;

14.2.3     The  Transferee's  intended  use of the Premises is inconsistent with
the  Permitted  Use;

14.2.4     The  Transfer  occurs  during  the period from the Lease Commencement
Date  until  the earlier of (i) the fourth anniversary of the Lease Commencement
Date  or (ii) the date at least ninety-five percent (95%) of the rentable square
feet  of  the  Building  is  leased,  and  the  rent  charged  by Tenant to such
Transferee  during  the  term  of  such  Transfer  (the  "Transferee's  Rent"),
calculated  using  a  present  value  analysis, is less than ninety-five percent
(95%)  of  the  rent  being  quoted by Landlord at the time of such Transfer for
comparable  space  in  the  Building  for a comparable term (the "Quoted Rent"),
calculated  using  a  present  value  analysis;

14.2.5     The  Transferee  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;

14.2.6     The  proposed  Transfer  would  cause  Landlord to be in violation of
another  lease  or  agreement  to  which  Landlord  is a party, or would give an
occupant  of  the  Building  a  right  to  cancel  its  lease;

14.2.7     The  terms  of  the  proposed  Transfer  will allow the Transferee to
exercise  a right of renewal, right of expansion, right of first offer, or other
similar  right  held  by  Tenant  (or  will allow the Transferee to occupy space
leased  by  Tenant  pursuant  to  any  such  right);

14.2.8     Either  the  proposed  Transferee,  or  any  person  or  entity which
directly  or  indirectly, controls, is controlled by, or is under common control
with, the proposed Transferee, (i) occupies space in the Building at the time of
the request for consent, (ii) is negotiating with Landlord to lease space in the
Building  at  such time, or (iii) has negotiated with Landlord during the twelve
(12)-month  period  immediately  preceding  the  Transfer  Notice;  or

14.2.9     The  Transferee  does  not  intend  to occupy the entire Premises and
conduct  its  business  therefrom  for  a substantial portion of the term of the
Transfer.

     Notwithstanding  anything  to  the contrary in this Lease, if Tenant or any
proposed  Transferee  claims  that Landlord has unreasonably withheld or delayed
its  consent  under Section 14.2 or otherwise has breached or acted unreasonably
                    ------------
under  this Article 14, their sole remedies shall be declaratory judgment and an
            ----------
injunction for the relief sought without any monetary damages, and Tenant hereby
waives  all  other  remedies, including, without limitation, any right at law or
equity  to  terminate this Lease, on its own behalf and, to the extent permitted
under  all  applicable laws, on behalf of the proposed Transferee.  Tenant shall
indemnify, defend and hold harmless Landlord from any and all liability, losses,
claims, damages, costs, expenses, causes of action and proceedings involving any
third party or parties (including without limitation Tenant's proposed subtenant
or  assignee)  who claim they were damaged by Landlord's wrongful withholding or
conditioning  of  Landlord's  consent.  If  Landlord  consents  to  any Transfer
pursuant  to the terms of this Section 14.2 (and does not exercise any recapture
                               ------------
rights  Landlord  may  have under Section 14.4 of this Lease), Tenant may within
                                  ------------
six  (6)  months  after Landlord's consent, but not later than the expiration of
said  six-month  period,  enter  into  such  Transfer of the Premises or portion
thereof,  upon  substantially  the same terms and conditions as are set forth in
the  Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of
                                                                 ------------
this  Lease,  provided that if there are any changes in the terms and conditions
from  those  specified  in  the  Transfer  Notice  (i)  such that Landlord would
initially  have  been entitled to refuse its consent to such Transfer under this
Section  14.2,  or  (ii)  which  would  cause  the  proposed Transfer to be more
 ------------
favorable  to  the  Transferee  than  the  terms  set forth in Tenant's original
Transfer  Notice,  Tenant  shall  again  submit the Transfer to Landlord for its
approval  and  other action under this Article 14 (including Landlord's right of
                                       ----------
recapture,  if  any,  under  Section  14.4  of  this  Lease).
                             -------------

14.3     Transfer  Premium.  If  Landlord consents to a Transfer, Landlord shall
         -----------------
be  entitled  to  one  hundred percent (100%) of any "Transfer Premium," as that
term  is  defined in this Section 14.3, received by Tenant from such Transferee.
                          ------------

<PAGE>

"Transfer  Premium"  shall mean all rent, additional rent or other consideration
payable  by such Transferee in excess of the Rent and Additional Rent payable by
Tenant under this Lease, on a per rentable square foot basis if less than all of
the  Premises  is  transferred,  after  deducting  the  reasonable expenses
incurred  by  Tenant  for  (i)  any changes, alterations and improvements to the
Premises  in  connection  with  the  Transfer, (ii) any brokerage commissions in
connection  with  the  Transfer,  and (iii) any costs to buy-out or takeover the
previous  lease of a Transferee.  "Transfer Premium" shall also include, but not
be  limited  to,  key  money  and  bonus  money  paid by Transferee to Tenant in
connection  with  such  Transfer, and any payment in excess of fair market value
for  services  rendered  by  Tenant  to  Transferee  or  for  assets,  fixtures,
inventory,  equipment,  or  furniture  transferred  by  Tenant  to Transferee in
connection  with  such  Transfer.

14.4     Landlord's Option as to Subject Space.  Notwithstanding anything to the
         -------------------------------------
contrary  contained  in this Article 14, Landlord shall have the option, by
                             ----------
giving  written  notice  to  Tenant within thirty (30) days after receipt of any
Transfer  Notice, to (i) recapture the Subject Space, or (ii) take an assignment
or  sublease  of  the Subject Space from Tenant.  Such recapture, or sublease or
assignment notice shall cancel and terminate this Lease, or create a sublease or
assignment, as the case may be, with respect to the Subject Space as of the date
stated  in  the  Transfer  Notice as the effective date of the proposed Transfer
until  the  last  day  of  the term of the Transfer as set forth in the Transfer
Notice.  In  the  event  of  a  recapture  by  Landlord,  if this Lease shall be
canceled with respect to less than the entire Premises, the Rent reserved herein
shall be prorated on the basis of the number of rentable square feet retained by
Tenant  in  proportion  to  the  number of rentable square feet contained in the
Premises,  and  this Lease as so amended shall continue thereafter in full force
and  effect, and upon request of either party, the parties shall execute written
confirmation  of  the same.  If Landlord declines, or fails to elect in a timely
manner  to  recapture, sublease or take an assignment of the Subject Space under
this  Section  14.4,  then,  provided  Landlord  has  consented  to the proposed
      -------------
Transfer,  Tenant  shall be entitled to proceed to transfer the Subject Space to
the  proposed Transferee, subject to provisions of the last paragraph of Section
                                                                         -------
14.2  of  this  Lease.
----

14.5     Effect  of Transfer.  If Landlord consents to a Transfer, (i) the terms
         -------------------
and  conditions  of  this Lease shall in no way be deemed to have been waived or
modified,  (ii) such consent shall not be deemed consent to any further Transfer
by  either  Tenant  or  a  Transferee,  (iii)  Tenant shall deliver to Landlord,
promptly  after  execution,  an  original  executed  copy  of  all documentation
pertaining  to  the  Transfer  in  form  reasonably acceptable to Landlord, (iv)
Tenant  shall furnish upon Landlord's request a complete statement, certified by
an independent certified public accountant, or Tenant's chief financial officer,
setting  forth  in  detail  the  computation  of any Transfer Premium Tenant has
derived  and  shall  derive  from such Transfer, and (v) no Transfer relating to
this  Lease  or  agreement  entered  into  with respect thereto, whether with or
without  Landlord's  consent, shall relieve Tenant or any guarantor of the Lease
from  liability  under  this  Lease.  Landlord or its authorized representatives
shall  have  the  right  at all reasonable times to audit the books, records and
papers  of  Tenant  relating  to  any Transfer, and shall have the right to make
copies  thereof.  If the Transfer Premium respecting any Transfer shall be found
understated,  Tenant  shall,  within  thirty  (30)  days  after  demand, pay the
deficiency  and  Landlord's costs of such audit, and if understated by more than
ten  percent  (10%),  Landlord  shall  have  the right to cancel this Lease upon
thirty  (30)  days'  notice  to  Tenant.

14.6     Additional  Transfers.  For purposes of this Lease, the term "Transfer"
         ---------------------
shall  also  include  (i)  if Tenant is a partnership, the withdrawal or change,
voluntary,  involuntary  or by operation of law, of twenty-five percent (25%) or
more  of the partners, or transfer of twenty-five percent or more of partnership
interests,  within  a  twelve  (12)  month  period,  or  the  dissolution of the
partnership  without  immediate  reconstitution thereof, and (ii) if Tenant is a
closely  held corporation (i.e., whose stock is not publicly held and not traded
through  an  exchange  or  over  the  counter),  (A)  the  dissolution,  merger,
consolidation  or  other reorganization of Tenant, the sale or other transfer of
more  than  an  aggregate  of  twenty-five percent (25%) of the voting shares of
Tenant  (other  than  to  immediate  family members by reason of gift or death),
within  a  twelve (12) month period, or (B) the sale, mortgage, hypothecation or
pledge  of  more  than an aggregate of twenty-five percent (25%) of the value of
the  unencumbered  assets  of  Tenant  within  a  twelve  (12)  month  period.

14.7     Non-Transfers.  Notwithstanding  anything  to the contrary contained in
         -------------
this  Lease, provided the use of the Premises remains a "Permitted Use", neither
(i)  an  assignment to a transferee of all or substantially all of the assets of
Tenant,  (ii)  an  assignment  of  the  Premises  to  a  transferee which is the
resulting entity of a merger or consolidation of Tenant with another entity, nor
(iii)  an  assignment  or  subletting  of all or a portion of the Premises to an
affiliate  of  Tenant  (an  entity which is controlled by, controls, or is under
common  control  with,  Tenant),  shall be deemed a Transfer under Article 14 of
                                                                   ----------

<PAGE>

this  Lease,  provided  that  Tenant notifies Landlord of any such assignment or
sublease  and  promptly  supplies  Landlord  with  any  documents or information
reasonably  requested  by  Landlord regarding such transfer or transferee as set
forth  in items (i) through (iii) above, that such assignment or sublease is not
a  subterfuge by Tenant to avoid its obligations under this Lease, and that such
transferee  or  affiliate  shall  have a net worth (not including goodwill as an
asset) computed in accordance with generally accepted accounting principles (the
"Net  Worth")  at  least  equal  to  the  greater of (A) the Net Worth of Tenant
immediately  prior  to  such assignment or sublease, or (B) the Net Worth on the
date  of  this  Lease  of the original named Tenant.  "Control," as used in this
Section  14.7,  shall  mean  the  ownership, directly or indirectly, of at least
   ----------
fifty-one  percent (51%) of the voting securities of, or possession of the right

to vote, in the ordinary direction of its affairs, of at least fifty-one percent
(51%)  of  the  voting  interest  in,  any  person  or  entity.

                                   ARTICLE 15
                             SURRENDER OF PREMISES;
                           ---------------------------
                            REMOVAL OF TRADE FIXTURES
                          -----------------------------

15.1     Surrender  of  Premises.  No act or thing done by Landlord or any agent
         -----------------------
or  employee  of Landlord during the Lease Term shall be deemed to constitute an
acceptance  by  Landlord  of  a  surrender of the Premises unless such intent is
specifically acknowledged in a writing signed by Landlord.  The delivery of keys
 to  the Premises to Landlord or any agent or employee of Landlord shall not
constitute  a  surrender  of the Premises or effect a termination of this Lease,
whether or not the keys are thereafter retained by Landlord, and notwithstanding
such  delivery  Tenant  shall  be  entitled  to  the  return of such keys at any
reasonable  time  upon request until this Lease shall have been terminated.  The
voluntary  or  other  surrender  of  this  Lease  by Tenant, whether accepted by
Landlord or not, or a mutual termination hereof, shall not work a merger, and at
the  option  of  Landlord  shall  operate  as  an  assignment to Landlord of all
subleases  or  subtenancies  affecting  the  Premises.

15.2     Removal  of  Tenant  Property  by  Tenant.  All  articles  of  personal
         -----------------------------------------
property and all business and trade fixtures, machinery and equipment, furniture
and  movable  partitions  owned  by  Tenant  or  installed by Tenant at its
expense  in  the Premises, which items are not a part of the tenant improvements
installed  in  the  Premises,  shall  remain  the property of Tenant, and may be
removed  by Tenant at any time during the Lease Term as long as Tenant is not in
default  under  this Lease with any applicable cure period having expired.  Upon
the expiration of the Lease Term, or upon any earlier termination of this Lease,
Tenant  shall,  subject to the provisions of this Article 15, quit and surrender
                                                  ----------
possession  of  the  Premises to Landlord in as good order and condition as when
Tenant  took  possession  and  as thereafter improved by Landlord and/or Tenant,
reasonable  wear  and  tear  and  repairs  which  are  specifically  made  the
responsibility  of  Landlord  hereunder  excepted.  Upon  such  expiration  or
termination,  Tenant  shall,  without expense to Landlord, remove or cause to be
removed  from  the Premises all debris and rubbish, and such items of furniture,
equipment,  free-standing  cabinet work, and other articles of personal property
owned by Tenant or installed or placed by Tenant at its expense in the Premises,
and  such  similar  articles  of  any  other  persons  claiming under Tenant, as
Landlord  may,  in  its sole discretion, require to be removed, and Tenant shall
repair at its own expense all damage to the Premises and Building resulting from
such  removal.

                                   ARTICLE 16
                                  HOLDING OVER
                               ----------------

     If Tenant holds over after the expiration of the Lease Term hereof, with or
without  the  express or implied consent of Landlord, such tenancy shall be from
month-to-month  only,  and shall not constitute a renewal hereof or an extension
for  any  further term, and in such case Rent shall be payable at a monthly rate
equal  to  two  hundred  percent  (200%)  of the Rent applicable during the last
rental  period  of the Lease Term under this Lease.  Such month-to-month tenancy
shall  be  subject to every other term, covenant and agreement contained herein.
Nothing  contained  in this Article 16 shall be construed as consent by Landlord
                            ----------
to  any  holding  over  by  Tenant, and Landlord expressly reserves the right to
require  Tenant  to surrender possession of the Premises to Landlord as provided
in  this  Lease  upon  the  expiration  or other termination of this Lease.  The
provisions  of  this  Article  16  shall  not be deemed to limit or constitute a
                      -----------
waiver  of  any  other rights or remedies of Landlord provided herein or at law.
Tenant  acknowledges  that if Tenant holds over without Landlord's consent, such
holding over may compromise or otherwise affect Landlord's ability to enter into
new  leases  with  prospective  tenants  regarding  the Premises.  Therefore, if
Tenant  fails  to  surrender  the Premises upon the termination or expiration of
this Lease, in addition to any other liabilities to Landlord accruing therefrom,
Tenant  shall  protect,  defend,  indemnify  and hold Landlord harmless from all
loss,  costs (including reasonable attorneys' fees) and liability resulting from
such  failure,  including, without limiting the generality of the foregoing, any
claims made by any succeeding tenant founded upon such failure to surrender, and
any  losses  suffered  by  Landlord, including lost profits, resulting from such
failure  to  surrender.

<PAGE>

                                   ARTICLE 17
                              ESTOPPEL CERTIFICATES
                            ------------------------

     Within  ten  (10)  days  following a request in writing by Landlord, Tenant
shall  execute  and  deliver to Landlord an estoppel certificate, which shall be
substantially  in the form of Exhibit E, attached hereto, (or such other form as
                              ---------
may  be  required  by any prospective mortgagee or purchaser of the Building, or
any  portion  thereof), indicating therein any exceptions thereto that may exist
at  that time, and shall also contain any other information reasonably requested
by  Landlord  or  Landlord's  mortgagee  or prospective mortgagee or purchasers.
Tenant  shall  execute  and deliver whatever other instruments may be reasonably
required  for  such  purposes.  At  any time during the Lease Term, Landlord may
require  Tenant  to  provide  Landlord  with  a  current financial statement and
financial  statements  of  the  two  (2)  years  prior  to the current financial
statement  year.  Such statements shall be prepared in accordance with generally
accepted  accounting  principles  and, if such is the normal practice of Tenant,
shall  be  audited  by  an  independent certified public accountant.  Failure of
Tenant  to  timely  execute  and  deliver  such  estoppel  certificate  or other
instruments shall constitute an acceptance of the Premises and an acknowledgment
by  Tenant  that  statements  included  in the estoppel certificate are true and
correct,  without  exception.

                                   ARTICLE 18
                                  SUBORDINATION
                                ---------------

     This  Lease  is subject and subordinate to all present and future ground or
underlying leases of the Real Property and to the lien of any mortgages or trust
deeds,  now or hereafter in force against the Real Property and the Building, if
any,  and  to  all  renewals,  extensions,  modifications,  consolidations  and
replacements  thereof, and to all advances made or hereafter to be made upon the
security  of such mortgages or trust deeds, unless the holders of such mortgages
or  trust  deeds,  or  the lessors under such ground lease or underlying leases,
require  in  writing  that this Lease be superior thereto.  In consideration of,
and  as  a  condition  precedent  to,  Tenant's agreement to permit its interest
pursuant  to  this  Lease  to be subordinated to any particular future ground or
underlying  lease  of  the  Building  or the Real Property or to the lien of any
first  mortgage  or  trust  deed, hereafter enforced against the Building or the
Real Property and to any renewals, extensions, modifications, consolidations and
replacements thereof, Landlord shall deliver to Tenant a commercially reasonable
non-disturbance  agreement  executed  by the landlord under such ground lease or
underlying lease or the holder of such mortgage or trust deed.  Tenant covenants
and  agrees  in the event any proceedings are brought for the foreclosure of any
such  mortgage, to attorn, without any deductions or set-offs whatsoever, to the
purchaser  upon  any  such  foreclosure  sale  if  so requested to do so by such
purchaser,  and  to  recognize  such  purchaser  as the lessor under this Lease.
Tenant  shall, within five (5) days of request by Landlord, execute such further
instruments  or assurances as Landlord may reasonably deem necessary to evidence
or confirm the subordination or superiority of this Lease to any such mortgages,
trust  deeds,  ground  leases  or  underlying  leases.

                                   ARTICLE 19
                               DEFAULTS; REMEDIES
                              --------------------

19.1     Defaults.  The  occurrence  of  any of the following shall constitute a
         --------
default  of  this  Lease  by  Tenant:

19.1.1     Any failure by Tenant to pay any Rent or any other charge required to
be  paid  under  this Lease, or any part thereof, within three (3) business
days of notice that the same is due, which notice shall be in lieu of any notice
required under California Code of Civil Procedure Section 1161 or any similar or
successor  law;  or

<PAGE>

19.1.2     Any  failure  by  Tenant  to  observe or perform any other provision,
covenant  or condition of this Lease to be observed or performed by Tenant where
such  failure  continues  for thirty (30) days after written notice thereof from
Landlord  to Tenant; provided however, that any such notice shall be in lieu of,
and  not  in  addition  to,  any  notice required under California Code of Civil
Procedure  Section  1161  or  any similar or successor law; and provided further
that  if  the  nature of such default is such that the same cannot reasonably be
cured  within  a  thirty  (30)  day  period, Tenant shall not be deemed to be in
default  if  it diligently commences such cure within such period and thereafter
diligently  proceeds  to  rectify and cure said default, as soon as possible; or

19.1.3     To the extent permitted by law, a general assignment by Tenant or any
guarantor  of  the  Lease  for  the  benefit  of creditors, or the taking of any
corporate  action  in  furtherance  of  bankruptcy or dissolution whether or not
there exists any proceeding under an insolvency or bankruptcy law, or the filing
by  or  against Tenant or any guarantor of any proceeding under an insolvency or
bankruptcy  law,  unless in the case of a proceeding filed against Tenant or any
guarantor  the same is dismissed within sixty (60) days, or the appointment of a
trustee or receiver to take possession of all or substantially all of the assets
of  Tenant  or  any  guarantor,  unless possession is restored to Tenant or such
guarantor  within  thirty  (30)  days,  or  any  execution  or  other judicially
authorized  seizure  of all or substantially all of Tenant's assets located upon
the  Premises  or  of  Tenant's  interest  in this Lease, unless such seizure is
discharged  within  thirty  (30)  days;  or

19.1.4     Abandonment  or  vacation  of  the Premises by Tenant; Abandonment is
herein defined to include, but is not limited to, any absence by Tenant from the
Premises for three (3) business days or longer while in default of any provision
of  this  Lease;  or

19.1.5     Tenant's failure to occupy the Premises within ten (10) business days
after  the  Premises  are  Ready  for  Occupancy.

19.2     Remedies  Upon  Default.  Upon  the  occurrence of a default by Tenant,
         -----------------------
Landlord  shall have, in addition to any other remedies available to Landlord at
law  or  in  equity,  the  option  to  pursue  any  one or more of the following
remedies,  each  and  all of which shall be cumulative and nonexclusive, without
any  notice  or  demand  whatsoever.

19.2.1     Terminate  this  Lease,  in  which  event  Tenant  shall  immediately
surrender  the Premises to Landlord, and if Tenant fails to do so, Landlord may,
without  prejudice  to  any  other  remedy  which  it may have for possession or
arrearages  in rent, enter upon and take possession of the Premises and expel or
remove Tenant and any other person who may be occupying the Premises or any part
thereof,  without  being  liable  for  prosecution  or any claim or damages
therefor;  and  Landlord  may  recover  from  Tenant  the  following:

     (i)  The worth at the time of award of any unpaid rent which has been
          earned at the time of such termination; plus

     (ii) The worth at the time of award of the amount by which the unpaid rent
          which would have been earned after termination until the time of award
          exceeds the amount of such rental loss that Tenant proves could have
          been reasonably avoided; plus

     (iii) The worth at the time of award of the amount by which the unpaid rent
          for the balance of the Lease Term after the time of award exceeds the
          amount of such rental loss that Tenant proves could have been
          reasonably avoided; plus

     (iv) Any other amount necessary to compensate Landlord for all the
          detriment proximately caused by Tenant's failure to perform its
          obligations under this Lease or which in the ordinary course of things
          would be likely to result therefrom, specifically including but not
          limited to, brokerage commissions and advertising expenses incurred,
          expenses of remodeling the Premises or any portion thereof for a new
          tenant, whether for the same or a different use, and any special
          concessions made to obtain a new tenant; and

     (v)  At Landlord's election, such other amounts in addition to or in lieu
          of the foregoing as may be permitted from time to time by applicable
          law.

<PAGE>

     The  term  "rent" as used in this Section 19.2 shall be deemed to be and to
                                       ------------
mean  all  sums  of  every  nature required to be paid by Tenant pursuant to the
terms  of  this  Lease, whether to Landlord or to others.  As used in Paragraphs
19.2.1(i) and (ii), above, the "worth at the time of award" shall be computed by
allowing  interest  at the rate set forth in Article 25 of this Lease, but in no
                                             ----------
case greater than the maximum amount of such interest permitted by law.  As used
in  Paragraph  19.2.1(iii)  above,  the  "worth  at  the time of award" shall be
computed  by discounting such amount at the discount rate of the Federal Reserve
Bank  of  San  Francisco  at  the  time  of  award  plus  one  percent  (1%).

19.2.2     Landlord  shall  have  the  remedy described in 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 the right to
sublet  or  assign,  subject  only  to reasonable limitations).  Accordingly, if
Landlord  does  not  elect  to terminate this Lease on account of any default by
Tenant, Landlord may, from time to time, without terminating this Lease, enforce
all  of  its  rights  and remedies under this Lease, including the right to
recover  all  rent  as  it  becomes  due.

19.2.3     Landlord may, but shall not be obligated to, make any such payment or
perform  or  otherwise  cure  any  such  obligation, provision, covenant or
condition  on  Tenant's  part  to  be  observed  or performed (and may enter the
Premises for such purposes).  In the event of Tenant's failure to perform any of
its obligations or covenants under this Lease, and such failure to perform poses
a  material  risk of injury or harm to persons or damage to or loss of property,
then Landlord shall have the right to cure or otherwise perform such covenant or
obligation  at  any time after such failure to perform by Tenant, whether or not
any such notice or cure period set forth in Section 19.1 above has expired.  Any
                                            ------------
such actions undertaken by Landlord pursuant to the foregoing provisions of this
Section 19.2.3 shall not be deemed a waiver of Landlord's rights and remedies as
--------------
a result of Tenant's failure to perform and shall not release Tenant from any of
its  obligations  under  this  Lease.

19.3     Payment  by  Tenant.  Tenant shall pay to Landlord, within fifteen (15)
         -------------------
days  after  delivery  by  Landlord  to Tenant of statements therefor:  (i) sums
equal  to  expenditures  reasonably made and obligations incurred by Landlord in
connection  with  Landlord's  performance or cure of any of Tenant's obligations
pursuant  to  the provisions of Section 19.2.3 above; and (ii) sums equal to all
                                --------------
expenditures  made  and  obligations  incurred  by  Landlord  in  collecting  or
attempting  to  collect  the  Rent  or in enforcing or attempting to enforce any
rights  of  Landlord  under  this  Lease  or pursuant to law, including, without
limitation,  all legal fees and other amounts so expended.  Tenant's obligations
under  this  Section  19.3 shall survive the expiration or sooner termination of
             -------------
the  Lease  Term.

19.4     Subleases  of Tenant.  Whether or not Landlord elects to terminate this
         --------------------
Lease  on  account  of  any  default by Tenant, as set forth in this Article 19,
                                                                     ----------
Landlord  shall  have  the  right  to terminate any and all subleases, licenses,
concessions  or  other  consensual  arrangements  for possession entered into by
Tenant and affecting the Premises or may, in Landlord's sole discretion, succeed
to  Tenant's  interest in such subleases, licenses, concessions or arrangements.
If  Landlord  elects  to  succeed  to  Tenant's  interest in any such subleases,
licenses, concessions or arrangements, Tenant shall, as of the date of notice by
Landlord  of  such election, have no further right to or interest in the rent or
other  consideration  receivable  thereunder.

19.5     Form  of  Payment After Default.  Following the occurrence of a default
         -------------------------------
by  Tenant,  Landlord shall have the right to require that any or all subsequent
amounts paid by Tenant to Landlord hereunder, whether in the cure of the default
in  question or otherwise, be paid in the form of money order, cashier's or
certified  check  drawn  on  an  institution acceptable to Landlord, or by other
means  approved  by  Landlord,  notwithstanding  any prior practice of accepting
payments  in  any  different  form.

19.6     Efforts  to Relet.  For the purposes of this Article 19, Tenant's right
         -----------------                            ----------
to possession shall not be deemed to have been terminated by efforts of Landlord
to  relet  the Premises, by its acts of maintenance or preservation with respect
to the Premises, or by appointment of a receiver to protect Landlord's interests
hereunder.  The foregoing enumeration is not exhaustive, but merely illustrative
of acts which may be performed by Landlord without terminating Tenant's right to
possession.

<PAGE>

19.7     Late  Charges;  Interest.  If  any installment of Rent or any other sum
         ------------------------
due  from Tenant shall not be received by Landlord or Landlord's designee within
five (5) days after said amount is due, then Tenant shall pay to Landlord a late
charge  equal  to  five  percent (5%) of the overdue amount, plus any attorneys'
fees incurred by Landlord by reason of Tenant's failure to pay Rent and/or other
charges when due hereunder.  The late charge shall be deemed Additional Rent and
the  right  to require it shall be in addition to all of Landlord's other rights
and  remedies  hereunder  or  at  law  and  shall not be construed as liquidated
damages  or  as  limiting Landlord's remedies in any manner.  In addition to the
late charge described above, any Rent or other amounts owing hereunder which are
not paid on or before the date they are due shall thereafter bear interest until
paid at a rate per annum equal to four percent (4%) above the prime lending rate
from  time  to  time  charged by Wells Fargo Bank per annum, provided that in no
case  shall  such  rate  be higher than the highest rate permitted by applicable
law.

                                   ARTICLE 20
                                ATTORNEYS' FEES
                                -----------------

     If  either  party  commences  litigation against the other for the specific
performance  of  this  Lease, for damages for the breach hereof or otherwise for
enforcement  of  any remedy hereunder, the parties hereto agree to and hereby do
waive any right to a trial by jury and, in the event of any such commencement of
litigation,  the  prevailing  party  shall be entitled to recover from the other
party  such  costs  and  reasonable  attorneys'  fees as may have been incurred.

                                   ARTICLE 21
                                SECURITY DEPOSIT
                               ------------------

     Concurrent with Tenant's execution of this Lease, Tenant shall deposit with
Landlord  a security deposit (the "Security Deposit") in the amount set forth in
Section  10  of  the Summary.  The Security Deposit shall be held by Landlord as
-----------
security for the faithful performance by Tenant of all the terms, covenants, and
conditions  of  this  Lease  to be kept and performed by Tenant during the Lease
Term.  If  Tenant  defaults  with  respect  to  any  provisions  of  this Lease,
including,  but  not limited to, the provisions relating to the payment of Rent,
Landlord may, but shall not be required to, use, apply or retain all or any part
of the Security Deposit for the payment of any Rent or any other sum in default,
or  for the payment of any amount that Landlord may spend or become obligated to
spend  by  reason  of  Tenant's default, or to compensate Landlord for any other
loss  or  damage that Landlord may suffer by reason of Tenant's default.  If any
portion of the Security Deposit is so used or applied, Tenant shall, within five
(5)  days after written demand therefor, deposit cash with Landlord in an amount
sufficient  to restore the Security Deposit to its original amount, and Tenant's
failure to do so shall be a default under this Lease.  If Tenant shall fully and
faithfully  perform  every  provision  of  this Lease to be performed by it, the
Security  Deposit,  or  any balance thereof, shall be returned to Tenant, or, at
Landlord's  option,  to the last assignee of Tenant's interest hereunder, within
sixty (60) days following the expiration of the Lease Term.  Tenant shall not be
entitled  to  any  interest  on  the Security Deposit.  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  other loss or damage,
foreseeable  or  unforeseeable,  caused  by the act or omission of Tenant or any
officer,  employee,  agent  or  invitee  of  Tenant.

                                   ARTICLE 22
                         SUBSTITUTION OF OTHER PREMISES
                       ----------------------------------

     If  Landlord  requires  the Premises for use by another tenant or for other
reasons  connected  with the Building planning program, then Landlord shall have
the right, upon sixty (60) days' prior written notice to Tenant, to relocate the
Premises  to  other  space  in the Building of substantially similar size as the
Premises, and with tenant improvements of substantially similar age, quality and
layout  as  then existing in the Premises.  In the event of any such relocation,
Landlord  shall  pay for the cost of providing such substantially similar tenant
improvements  (but  not  any furniture or personal property), and Landlord shall
reimburse  Tenant,  within thirty (30) days after Landlord's receipt of invoices
and  paid  receipts,  for  the  reasonable  moving,  telephone  installation and
stationery  reprinting costs actually paid for by Tenant in connection with such
relocation.  If  Landlord  so relocates Tenant, the terms and conditions of this
Lease  shall  remain in full force and effect and apply to the new space, except
that  (a)  a revised Exhibit A shall become part of this Lease and shall reflect
                     ---------
the  location  of  the  new space, (b) the Summary of Basic Lease Information of
this  Lease shall be amended to include and state all correct data as to the new
space,  and  (c) such new space shall thereafter be deemed to be the "Premises".
Notwithstanding  the foregoing provisions of this Article 22 to the contrary, if
                                                  ----------
the  new  space  contains  more rentable square feet than the original Premises,
Tenant  shall not be obligated to pay any more Base Rent or Direct Expenses than
otherwise  applicable  to  the  original Premises.  Landlord and Tenant agree to
cooperate  fully in order to minimize the inconvenience of Tenant resulting from
such  relocation.

<PAGE>

                                   ARTICLE 23
                                      SIGNS
                                   ----------

23.1     Full  Floor  Tenants.  Subject to Landlord's prior written approval, in
         --------------------
its  sole  discretion,  and  provided all signs are in keeping with the quality,
design  and  style  of  the Building, Tenant, if the Premises comprise an entire
floor  of the Building, at its sole cost and expense, may install identification
signage  anywhere  in  the  Premises  including  in  the  elevator  lobby of the
Premises,  provided that such signs must not be visible from the exterior of the
Building.

23.2     Multi-Tenant  Floor  Tenants.  If  Tenant occupies less than the entire
         ----------------------------
floor  on  which  the Premises is located, Tenant's identifying signage shall be
provided  by  Landlord  and  such  signage  shall  be comparable to that used by
Landlord  for  other  similar  floors  in  the  Building  and  shall comply with
Landlord's  Building  standard  signage  program.  Any  additions,  deletions or
modifications  to  such  Building  standard  signage  shall  be at Tenant's sole
expense  and  shall  be subject to the prior written approval of Landlord in its
sole  discretion.

23.3     Prohibited  Signage  and  Other  Items.  Any  signs,  notices,  logos,
         --------------------------------------
pictures,  names  or  advertisements  which are installed and that have not been
individually  approved  by Landlord may be removed without notice by Landlord at
the sole expense of Tenant.  Tenant may not install any signs on the roof of the
Building or  on the Real Property.  Any signs, window coverings, or blinds (even
if  the  same  are located behind the Landlord approved window coverings for the
Building),  or other items visible from the exterior of the Premises or Building
are  subject  to  the prior written approval of Landlord in its sole discretion.

23.4     Eyebrow  Sign.  Subject  to  approval  by  all  applicable governmental
         -------------
authorities,  Landlord  hereby grants Tenant the non-exclusive right to have one
(1)  exterior  "eyebrow" sign (the "Eyebrow Sign") installed on the front of the
Building  in  a  location  approved  by Landlord in its reasonable discretion to
contain  the  name "Leisure Industries."  Tenant shall be solely responsible for
all  costs incurred by Landlord in connection with the installation, maintenance
and  eventual  removal  of  the Eyebrow Sign, all of which shall be performed by
contractors  selected  or  approved  by  Landlord.

     The  sign  rights  granted  herein  are  personal  to  the  original Tenant
executing  this  Lease and may not be assigned, voluntarily or involuntarily, to
any  person  or  entity  except to a successor by merger or reorganization.  The
sign rights granted to the original Tenant hereunder are not assignable separate
and  apart  from  this Lease, nor may any right granted herein be separated from
this  Lease  in  any  manner,  either  by  reservation  or  otherwise.

                                   ARTICLE 24
                              COMPLIANCE WITH LAW
                             ----------------------

     Tenant  shall not do anything or suffer anything to be done in or about the
Premises  which  will  in  any  way conflict with any law, statute, ordinance or
other  governmental  rule,  regulation  or requirement now in force or which may
hereafter  be  enacted or promulgated.  Should any standard or regulation now or
hereafter  be  imposed  on  Landlord  or  Tenant  by  a  state, federal or local
governmental  body charged with the establishment, regulation and enforcement of
occupational,  health or safety standards for employers, employees, landlords or
tenants,  then  Tenant  agrees, at its sole cost and expense, to comply promptly
with  such  standards  or regulations.  Tenant shall be responsible, at its sole
cost  and  expense,  to  make all alterations to the Premises as are required to
comply  with  the  governmental  rules,  regulations,  requirements or standards
described  in  this  Article  24.  The  judgment  of  any  court  of  competent
                     -----------
jurisdiction  or  the  admission of Tenant in any judicial action, regardless of
whether  Landlord  is  a  party  thereto,  that  Tenant has violated any of said
governmental  measures, shall be conclusive of that fact as between Landlord and
Tenant.

<PAGE>

                                   ARTICLE 25
                                ENTRY BY LANDLORD
                              -------------------

     Landlord  reserves  the  right  at all reasonable times and upon reasonable
notice  to  the  Tenant to enter the Premises to (i) inspect them; (ii) show the
Premises  to prospective purchasers, mortgagees or ground or underlying lessors,
or,  during  the last twelve (12) months of the Lease Term, prospective tenants;
(iii)  post  notices  of nonresponsibility; or (iv) alter, improve or repair the
Premises  or  the Building if necessary to comply with current building codes or
other applicable laws, or for structural alterations, repairs or improvements to
the  Building.  Notwithstanding  anything  to  the  contrary  contained  in this
Article  25, Landlord may enter the Premises at any time to (A) perform services
      -----
required of Landlord; (B) take possession due to any breach of this Lease in the
manner  provided  herein;  and  (C) perform any covenants of Tenant which Tenant
fails  to  perform.  Landlord may make any such entries without the abatement of
Rent  and  may  take  such  steps as required to accomplish the stated purposes;
provided, however, that any such entry shall be accomplished as expeditiously as
reasonably  possible  and  in  a manner so as to cause as little interference to
Tenant  as  reasonably possible.  Tenant hereby waives any claims for damages or
for  any  injuries  or  inconvenience to or interference with Tenant's business,
lost  profits, any loss of occupancy or quiet enjoyment of the Premises, and any
other  loss  occasioned thereby.  For each of the above purposes, Landlord shall
at  all  times  have  a  key with which to unlock all the doors in the Premises,
excluding  Tenant's  vaults,  safes  and  special  security  areas designated in
advance  by  Tenant.  In  an emergency, Landlord shall have the right to use any
means  that  Landlord  may deem proper to open the doors in and to the Premises.
Any  entry  into  the  Premises by Landlord in the manner hereinbefore described
shall  not  be deemed to be a forcible or unlawful entry into, or a detainer of,
the  Premises,  or an actual or constructive eviction of Tenant from any portion
of  the  Premises.

                                   ARTICLE 26
                                 TENANT PARKING
                                ----------------

     Tenant  shall have the right to use the parking area servicing the Building
on  a  non-exclusive basis.  Tenant's continued right to use the parking area is
conditioned  upon  Tenant  abiding  by  all  rules  and  regulations  which  are
prescribed  from  time  to time for the orderly operation and use of the parking
area  and  upon  Tenant's  cooperation  in  seeing  that  Tenant's employees and
visitors  also  comply  with  such rules and regulations.  Landlord specifically
reserves  the  right to change the location, size, configuration, design, layout
and  all  other  aspects  of  the  parking  area  in  question,  including  the
discontinuance  of  any  reserved  parking  spaces,  at  any  time  and  Tenant
acknowledges  and  agrees  that Landlord may, without incurring any liability to
Tenant  and  without  any abatement of Rent under this Lease, from time to time,
close-off  or  restrict  access  to the parking area in question for purposes of
permitting  or  facilitating  any such construction, alteration or improvements.
Landlord  may  totally or partially delegate its responsibilities hereunder to a
parking  operator  in which case such parking operator shall have all the rights
of  control  delegated  by  Landlord.

     Landlord  shall  provide  Tenant with Twenty-Seven (27) unreserved employee
parking  spaces  (of  which  Tenant  may elect, subject to availability and upon
thirty (30) days prior written notice to Landlord, to convert up to three (3) of
such  unreserved  spaces  to reserved employee parking spaces at Landlord's then
current  rates  for  such  reserved spaces, provided such rates shall not exceed
$75.00  per  reserved  space  per  month  during the first five (5) years of the
initial  Lease  Term)  within the parking area servicing the Building.  Provided
Tenant  is  not  in default under this Lease, unreserved employee parking spaces
shall be provided at no charge to the Tenant for the first five (5) years of the
initial  Lease  Term.

     Subject  to  the  terms  of this Article 26, Landlord reserves the right to
institute  at  any  time  during the Term hereof, a controlled parking operation
("Controlled  Parking")  for  the  Building  and/or  any  adjoining  property of

<PAGE>

Landlord,  which  may  include  monthly  parking charges. If Landlord implements
Controlled  Parking,  Tenant  shall pay the then current monthly parking charges
established  by  Landlord  for  unreserved  and  reserved  parking spaces at the
Building, and Tenant shall be obligated to pay said monthly fees for each of the
parking  spaces granted to Tenant hereunder, whether or not Tenant elects to use
all  of  its  parking  spaces.

                                   ARTICLE 27
                            MISCELLANEOUS PROVISIONS
                            -------------------------

27.1     Binding  Effect.  Each  of the provisions of this Lease shall extend to
         ---------------
and  shall,  as  the  case may require, bind or inure to the benefit not only of
Landlord  and  of  Tenant,  but  also of their respective successors or assigns,
provided  this  clause shall not permit any assignment by Tenant contrary to the
provisions  of  Article  14  of  this  Lease.
                -----------

27.2     No  Air  Rights.  No  rights  to  any  view or to light or air over any
         ---------------
property,  whether  belonging  to  Landlord  or any other person, are granted to
Tenant  by  this  Lease.  If  at  any  time  any  windows  of  the  Premises are
temporarily  darkened  or the light or view therefrom is obstructed by reason of
any repairs, improvements, maintenance or cleaning in or about the Building, the
same  shall  be  without liability to Landlord and without any reduction or
diminution  of  Tenant's  obligations  under  this  Lease.

27.3     Modification  of Lease.  Should any current or prospective mortgagee or
         ----------------------
ground  lessor  for the Building require a modification or modifications of this
Lease,  which  modification or modifications will not cause an increased cost or
expense to Tenant or in any other way materially and adversely change the rights
and  obligations of Tenant hereunder, then and in such event, Tenant agrees
that this Lease may be so modified and agrees to execute whatever documents are
required  therefor  and  deliver  the  same  to  Landlord  within  ten (10) days
following  the  request  therefor.  Should  Landlord  or  any  such  prospective
mortgagee  or  ground  lessor  require  execution  of  a short form of Lease for
recording,  containing,  among  other  customary  provisions,  the  names of the
parties,  a  description  of  the  Premises and the Lease Term, Tenant agrees to
execute  such short form of Lease and to deliver the same to Landlord within ten
(10)  days  following  the  request  therefor.

27.4     Transfer of Landlord's Interest.  Tenant acknowledges that Landlord has
         -------------------------------
the  right  to  transfer  all  or  any  portion of its interest in the Real
Property  and Building and in this Lease, and Tenant agrees that in the event of
any  such  transfer  and  a  transfer  of  the  Security Deposit, Landlord shall
automatically  be released from all liability under this Lease and Tenant agrees
to  look solely to such transferee for the performance of Landlord's obligations
hereunder after the date of transfer.  Tenant further acknowledges that Landlord
may  assign  its  interest  in  this  Lease  to  a mortgage lender as additional
security  and agrees that such an assignment shall not release Landlord from its
obligations hereunder and that Tenant shall continue to look to Landlord for the
performance  of  its  obligations  hereunder.

27.5     Prohibition  Against  Recording.  Except as provided in Section 27.3 of
         -------------------------------                         ------------
this  Lease,  neither this Lease, nor any memorandum, affidavit or other writing
with  respect  thereto, shall be recorded by Tenant or by anyone acting through,
under  or  on  behalf  of Tenant, and the recording thereof in violation of this
provision  shall  make  this  Lease  null  and  void  at  Landlord's  election.

27.6     Captions.  The  captions  of  Articles and Sections are for convenience
         --------
only  and shall not be deemed to limit, construe, affect or alter the meaning of
such  Articles  and  Sections.

27.7     Relationship  of  Parties.  Nothing  contained  in  this Lease shall be
         -------------------------
deemed  or  construed  by the parties hereto or by any third party to create the
relationship  of  principal  and  agent,  partnership,  joint  venturer  or  any
association  between  Landlord  and  Tenant,  it  being expressly understood and
agreed that neither the method of computation of Rent nor any act of the parties
hereto  shall  be  deemed to create any relationship between Landlord and Tenant
other  than  the  relationship  of  landlord  and  tenant.

27.8     Time  of Essence.  Time is of the essence of this Lease and each of its
         ----------------
provisions.

27.9     Partial  Invalidity.  If  any term, provision or condition contained in
         -------------------
this  Lease  shall, to any extent, be invalid or unenforceable, the remainder of
this  Lease,  or the application of such term, provision or condition to persons
or  circumstances  other  than  those  with  respect  to  which it is invalid or
unenforceable,  shall  not  be  affected thereby, and each and every other term,
provision  and  condition  of  this  Lease shall be valid and enforceable to the
fullest  extent  possible  permitted  by  law.

27.10     Landlord  Exculpation.  It  is  expressly  understood  and agreed that
          ---------------------
notwithstanding  anything in this Lease to the contrary, and notwithstanding any
applicable  law  to  the  contrary,  the  liability of Landlord and the Landlord
Parties  hereunder (including any successor landlord) and any recourse by Tenant
against Landlord or the Landlord Parties shall be limited solely and exclusively
to  an  amount  which  is equal to the interest of Landlord in the Building, and

<PAGE>

neither  Landlord,  nor  any  of  the  Landlord  Parties shall have any personal
liability  therefor,  and  Tenant  hereby  expressly  waives  and  releases such
personal  liability  on behalf of itself and all persons claiming by, through or
under  Tenant.
27.11     Entire Agreement.  It is understood and acknowledged that there are no
          ----------------
oral  agreements  between the parties hereto affecting this Lease and this Lease
supersedes  and  cancels  any  and  all  previous  negotiations,  arrangements,
brochures,  agreements and understandings, if any, between the parties hereto or
displayed  by Landlord to Tenant with respect to the subject matter thereof, and
none thereof shall be used to interpret or construe this Lease.  This Lease, the
exhibits  and  schedules  attached  hereto,  and  any  side  letter  or separate
agreement  executed  by  Landlord  and  Tenant in connection with this Lease and
dated  of  even  date  herewith contain all of the terms, covenants, conditions,
warranties  and  agreements of the parties relating in any manner to the rental,
use  and occupancy of the Premises, shall be considered to be the only agreement
between the parties hereto and their representatives and agents, and none of the
terms,  covenants,  conditions  or  provisions  of  this  Lease can be modified,
deleted  or  added  to  except  in  writing  signed  by  the  parties  hereto.

27.12     Right  to  Lease.  Landlord reserves the absolute right to effect such
          ----------------
other tenancies in the Building as Landlord in the exercise of its sole business
judgment  shall 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  or number of tenants shall, during the Lease Term, occupy any space in
the  Building.

27.13     Force  Majeure.  Any  prevention,  delay  or  stoppage due to strikes,
          --------------
lockouts,  labor  disputes, acts of God, inability to obtain services, labor, or
materials  or  reasonable  substitutes  therefor,  governmental  actions,  civil
commotions,  fire  or  other  casualty,  and  other causes beyond the reasonable
control  of  the party obligated to perform (collectively, the "Force Majeure"),
except  with  respect  to  the obligations imposed with regard to Rent and other
charges  to  be paid by Tenant pursuant to this Lease, and except as to Tenant's
obligations  under  Articles  5 and 24 of this Lease notwithstanding anything to
                    ------------------
the contrary contained in this Lease, shall excuse the performance of such party
for  a period equal to any such prevention, delay or stoppage and, therefore, if
this  Lease  specifies  a time period for performance of an obligation of either
party,  that  time  period  shall be extended by the period of any delay in such
party's  performance  caused  by  a  Force  Majeure.

27.14     Notices.  All  notices,  demands,  statements,  approvals  or
          -------
communications (collectively, "Notices") given or required to be given by either
          ---
party to the other hereunder shall be in writing, shall be sent by United States
certified  or  registered  mail,  postage  prepaid, return receipt requested, or
delivered  personally  (i)  to  Tenant  at  the appropriate address set forth in
Section 5 of the Summary, or to such other place as Tenant may from time to time
       --
designate  in  a  Notice  to  Landlord; or (ii) to Landlord at the addresses set
forth  in Section 3 of the Summary, or to such other firm or to such other place
          ---------
as  Landlord  may from time to time designate in a Notice to Tenant.  Any Notice
will  be deemed given on the date it is mailed as provided in this Section 27.14
                                                                   -------------
or  upon  the date personal delivery is made or attempted to be made.  If Tenant
is  notified  of  the  identity and address of Landlord's mortgagee or ground or
underlying  lessor,  Tenant shall give to such mortgagee or ground or underlying
lessor  written  notice of any default by Landlord under the terms of this Lease
by  registered  or  certified  mail,  and such mortgagee or ground or underlying
lessor  shall  be  given  a reasonable opportunity to cure such default prior to
Tenant's  exercising  any  remedy  available  to  Tenant.

27.15     Joint  and Several.  If there is more than one Tenant, the obligations
          ------------------
imposed  upon  Tenant  under  this  Lease  shall  be  joint  and  several.

27.16     Authority.  If Tenant is a corporation or partnership, each individual
          ---------
executing  this  Lease  on  behalf of Tenant hereby represents and warrants that
Tenant  is  a  duly  formed  and  existing  entity  qualified  to do business in
California  and  that Tenant has full right and authority to execute and deliver
this  Lease and that each person signing on behalf of Tenant is authorized to do
so.

27.17     Governing  Law.  This  Lease  shall  be  construed  and  enforced  in
          --------------
accordance  with  the  laws  of  the  State  of  California.

<PAGE>

27.18     Submission of Lease.  Submission of this instrument for examination or
          -------------------
signature by Tenant does not constitute a reservation of or an option for lease,
and  it is not effective as a lease or otherwise until execution and delivery by
both  Landlord  and  Tenant.

27.19     Brokers.  Landlord  and  Tenant hereby warrant to each other that they
          -------
have had no dealings with any real estate broker or agent in connection with the
negotiation  of  this  Lease,  excepting  only the real estate brokers or agents
specified  in Section 12 of the Summary and Landlord's designated representative
              ----------
(the  "Brokers"), and that they know of no other real estate broker or agent who
is  entitled  to a commission in connection with this Lease.  Landlord shall pay
the  brokerage  commissions  owing  to  the  Brokers  in  connection  with  the
transaction  contemplated  by  this  Lease  pursuant  to the terms of a separate
written  agreement  between  Landlord  and  the  Brokers.  Each  party agrees to
indemnify  and  defend the other party against and hold the other party harmless
from  any and all claims, demands, losses, liabilities, lawsuits, judgments, and
costs  and  expenses  (including  without limitation reasonable attorneys' fees)
with  respect to any leasing commission or equivalent compensation alleged to be
owing  on  account  of  the  indemnifying  party's dealings with any real estate
broker  or  agent other than the Brokers.  The terms of this Section 27.19 shall
                                                             -------------
survive  the  expiration  or  earlier  termination  of  the  Lease  Term.

27.20     Independent  Covenants.  This  Lease  shall be construed as though the
          ----------------------
covenants  herein  between Landlord and Tenant are independent and not dependent
and  Tenant  hereby  expressly waives the benefit of any statute to the contrary
and  agrees  that if Landlord fails to perform its obligations set forth herein,
Tenant  shall  not be entitled to make any repairs or perform any acts hereunder
at  Landlord's  expense  or  to  any  setoff  of the Rent or other amounts owing
hereunder  against  Landlord;  provided, however, that the foregoing shall in no
way  impair  the  right of Tenant to commence a separate action against Landlord
for  any  violation  by  Landlord  of the provisions hereof so long as notice is
first  given  to Landlord and any holder of a mortgage or deed of trust covering
the  Building, Real Property or any portion thereof, of whose address Tenant has
theretofore  been  notified,  and an opportunity is granted to Landlord and such
holder  to  correct  such  violations  as  provided  above.

27.21     Building  Name and Signage.  Landlord shall have the right at any time
          --------------------------
to  change  the  name of the Building and to install, affix and maintain any and
all  signs  on the exterior and on the interior of the Building as Landlord may,
in  Landlord's  sole  discretion,  desire.  Tenant shall not use the name of the
Building  or  use  pictures  or  illustrations of the Building in advertising or
other  publicity,  without  the  prior  written  consent  of  Landlord.

27.22     Transportation Management.  Tenant shall fully comply with all present
          -------------------------
or  future programs intended to manage parking, transportation or traffic in and
around  the Building, and in connection therewith, Tenant shall take responsible
action  for  the transportation planning and management of all employees located
at  the  Premises  by  working  directly  with  Landlord,  any  governmental
transportation  management  organization  or  any  other  transportation-related
committees  or  entities.

27.23     Successors.  Except  as  otherwise  expressly  provided  herein,  the
          ----------
obligations  of  this Lease shall bind and benefit the successors and assigns of
the  parties  hereto;  provided,  however, that no assignment, sublease or other
transfer  in violation of the provisions of Article 14 shall operate to vest any
                                            ----------
rights  in  any  putative  assignee,  subtenant  or  transferee  of  Tenant.

27.24     Landlord  Renovations.  It  is specifically understood and agreed that
          ---------------------
Landlord  has made no representation or warranty to Tenant and has no obligation
to alter, remodel, improve, renovate, repair or decorate the Premises, Building,
or  any part thereof and that no representations respecting the condition of the
Premises  or  the  Building  have  been  made  by  Landlord  to Tenant except as
specifically  set  forth  herein  or in the Tenant Work Letter.  However, Tenant
acknowledges  that  Landlord may during the Lease Term renovate, improve, alter,
or  modify (collectively, the "Renovations") the Building, Premises, and/or Real
Property,  including  without  limitation  the  parking structure, common areas,
systems  and  equipment,  roof,  and  structural  portions  of  the  same, which
Renovations  may  include,  without limitation, (i) installing sprinklers in the
Building  common  areas  and  tenant spaces, (ii) modifying the common areas and
tenant  spaces  to  comply  with  applicable  laws  and  regulations,  including
regulations  relating  to  the  physically  disabled,  seismic  conditions,  and
building safety and security, and (iii) installing new floor covering, lighting,
and  wall  coverings  in  the  Building common areas, and in connection with any
Renovations,  Landlord  may,  among  other  things,  erect  scaffolding or other
necessary  structures  in the Building, limit or eliminate access to portions of
the  Real  Property,  including portions of the common areas, or perform work in
the Building, which work may create noise, dust or leave debris in the Building.
Tenant  hereby agrees that such Renovations and Landlord's actions in connection
with  such  Renovations  shall  in  no way constitute a constructive eviction of
Tenant  nor  entitle  Tenant  to  any abatement of Rent.  Landlord shall have no
responsibility  or for any reason be liable to Tenant for any direct or indirect
injury  to  or interference with Tenant's business arising from the Renovations,
nor  shall  Tenant  be entitled to any compensation or damages from Landlord for
loss of the use of the whole or any part of the Premises or of Tenant's personal
property or improvements resulting from the Renovations or Landlord's actions in
connection  with  such  Renovations,  or  for  any  inconvenience  or  annoyance
occasioned  by  such  Renovations  or Landlord's actions in connection with such
Renovations.

<PAGE>

27.25     Covenant  of Quiet Enjoyment.  Landlord's title is and always shall be
          ----------------------------
paramount to the title of Tenant.  Nothing herein contained shall empower Tenant
to  do any act which can, shall or may encumber the title of Landlord.  Landlord
covenants  that  Tenant,  on  paying  the  Rent,  charges for services and other
payments  herein reserved and on keeping, observing and performing all the other
terms,  covenants, conditions, provisions and agreements herein contained on the
part of Tenant to be kept, observed and performed, shall, during the Lease Term,
peaceably  and  quietly  have, hold and enjoy the Premises subject to the terms,
covenants,  conditions, provisions and agreements hereof without interference by
any persons lawfully claiming by or through Landlord.  The foregoing covenant is
in  lieu  of  any  other  covenant  express  or  implied.

27.26     Confidentiality.  Tenant  acknowledges  that the content of this Lease
          ---------------
and  any related documents are confidential information.  Tenant shall keep such
confidential  information  strictly  confidential  and  shall  not disclose such
confidential  information to any person or entity other than Tenant's financial,
legal,  accounting, real estate and space planning consultants, respectively, or
as  otherwise  required  by  law.

27.27     No  Waiver.  No waiver of any provision of this Lease shall be implied
          ----------
by  any  failure of a party to enforce any remedy on account of the violation of
such  provision,  even  if  such  violation  shall  continue  or  be  repeated
subsequently,  any  waiver by a party of any provision of this Lease may only be
in  writing, and no express waiver shall affect any provision other than the one
specified  in  such  waiver  and  that  one  only for the time and in the manner
specifically  stated.  No  receipt  of  monies by Landlord from Tenant after the
termination of this Lease shall in any way alter the length of the Lease Term or
of  Tenant's  right  of  possession  hereunder or after the giving of any notice
shall  reinstate,  continue  or extend the Lease Term or affect any notice given
Tenant  prior  to  the  receipt  of  such monies, it being agreed that after the
service  of  notice  or  the  commencement of a suit or after final judgment for
possession  of  the Premises, Landlord may receive and collect any Rent due, and
the  payment  of  said  Rent  shall  not  waive  or  affect said notice, suit or
judgment.

27.28     Jury  Trial;  Attorneys'  Fees.  IF  EITHER PARTY COMMENCES LITIGATION
          ------------------------------
AGAINST  THE  OTHER  FOR THE SPECIFIC PERFORMANCE OF THIS LEASE, FOR DAMAGES FOR
THE  BREACH  HEREOF  OR  OTHERWISE  FOR ENFORCEMENT OF ANY REMEDY HEREUNDER, THE
PARTIES  HERETO  AGREE  TO AND HEREBY DO WAIVE ANY RIGHT TO A TRIAL BY JURY.  In
the  event of any such commencement of litigation, the prevailing party shall be
entitled  to  recover  from the other party such costs and reasonable attorneys'
fees  as  may  have  been  incurred,  including  any  and  all costs incurred in
enforcing,  perfecting  and  executing  such  judgment.

27.29     AIRCRAFT  NOISE DISCLOSURES.  TENANT ACKNOWLEDGES THAT IT HAS READ AND
          ---------------------------
UNDERSTANDS  THE  AIRCRAFT  NOTIFICATION  WHICH IS ATTACHED HERETO AS EXHIBIT F.
SUCH  INSTRUMENT  CONTAINS CERTAIN IMPORTANT DISCLOSURES RESPECTING THE PREMISES
TENANT  IS LEASING.  THE DESCRIPTION OF THE OPERATIONS SET FORTH IN THE ATTACHED
AIRCRAFT NOTIFICATION HAVE BEEN PROVIDED BY USMCAS-EL TORO AND MAY BE SUBJECT TO
CHANGE  FROM TIME TO TIME WITHOUT NOTICE.  LANDLORD MAKES NO REPRESENTATIONS AND
DISCLAIMS  ANY  RESPONSIBILITY  FOR  THE  ACCURACY  OF  ANY  SUCH  INFORMATION.
TENANT  SHALL  BE RESPONSIBLE FOR INSPECTION OF THE PREMISES AND THE COMMON
AREA  BEING  LEASED  IN  ORDER  TO  SPECIFICALLY  CONSIDER  THE EXPOSURE OF SUCH
PREMISES AND COMMON AREA TO NOISE THAT MAY OCCUR ON, ABOUT OR IN THE VICINITY OF
THE  PREMISES  AND  COMMON AREA, INCLUDING BUT NOT LIMITED TO FLIGHT ACTIVITY TO
AND  FROM  MCAS-EL  TORO  WHICH IS IN CLOSE PROXIMITY TO THE PREMISES AND COMMON
AREA.  IN  ADDITION,  TENANT  SHALL  BE  RESPONSIBLE FOR CONSIDERING ANY AND ALL
POTENTIAL  HAZARDS CAUSED BY THE OVER-FLIGHT OF AIRCRAFT AND HELICOPTER ACTIVITY
WHICH  MAY  OCCUR  ON,  ABOUT OR IN THE VICINITY OF THE PREMISES AND COMMON AREA
INCLUDING,  BUT  NOT  LIMITED  TO,  OVER-FLIGHTS  TO  AND  FROM  MCAS-EL  TORO.

<PAGE>

IN  LEASING  THE PREMISES, TENANT IS NOT RELYING UPON ANY REPRESENTATION BY
LANDLORD  RESPECTING  THE  POTENTIAL HAZARD TO THE PREMISES AND COMMON AREA FROM
ANY AND ALL SUCH AIRCRAFT ACTIVITY OR NOISES, AND LANDLORD DISCLAIMS ANY AND ALL
RESPONSIBILITY  FOR  PROTECTING  THE  PREMISES  AND  COMMON  AREA  FROM, AND ANY
REPRESENTATION  RESPECTING  ANY  REAL OR POTENTIAL EXPOSURE OF, THE PREMISES AND
COMMON  AREA TO SUCH NOISE OR POTENTIAL HAZARDS FROM ANY SUCH AIRCRAFT ACTIVITY.

     IN  WITNESS  WHEREOF, Landlord and Tenant have caused their duly authorized
representatives  to  execute  this  Lease  as  of  the  day and date first above
written.

      "Landlord"           AMERICAN  SPECTRUM  REALTY  MANAGEMENT,  INC.,
                              a  Delaware  corporation,
                              as  agent  for  owner

                              By: ______________________________________
                              Name:  Patricia  A.  Nooney
                              Its:  Vice  President

                              "Tenant"  LEISURE  INDUSTRIES  CORPORATION  OF
                              AMERICA,
                              a  Delaware  corporation

                              By: _______________________________________
                              Print  Name:  _____________________________
                              Its: ______________________________________

                              By: _______________________________________
                              Print  Name: ______________________________
                              Its: ______________________________________

<PAGE>

                                    EXHIBIT A
                                    ---------
                               OUTLINE OF PREMISES
                               -------------------

<PAGE>

                                    EXHIBIT B
                                    ---------
                              RULES AND REGULATIONS
                              ---------------------
     Tenant  shall  faithfully  observe  and comply with the following Rules and
Regulations.  Landlord shall not be responsible to Tenant for the nonperformance
of any of said Rules and Regulations by or otherwise with respect to the acts or
omissions  of  any  other  tenants  or  occupants  of  the  Real  Property.

1.     Tenant shall not alter any lock or install any new or additional locks or
bolts  on any doors or windows of the Premises without obtaining Landlord's
prior  written  consent.  Tenant  shall  bear  the  cost  of any lock changes or
repairs  required  by  Tenant.  Two  keys  will be furnished by Landlord for the
Premises,  and  any  additional  keys  required  by Tenant must be obtained from
Landlord  at  a  reasonable  cost  to  be  established  by  Landlord.

2.     All  doors  opening to public corridors shall be kept closed at all times
except  for  normal  ingress  and  egress  to  the  Premises.

3.     Landlord  reserves  the  right  to close and keep locked all entrance and
exit  doors  of  the  Building during such hours as are customary for comparable
buildings  in  the  greater  Los Angeles area.  Tenant, its employees and agents
must  be sure that the doors to the Building are securely closed and locked when
leaving  the  Premises  if  it  is  after  the  normal hours of business for the
Building.  Any  tenant,  its  employees, agents or any other persons entering or
leaving  the  Building  at any time when it is so locked, or any time when it is
considered  to  be after normal business hours for the Building, may be required
to sign the Building register.  Access to the Building may be refused unless the
person  seeking  access  has  proper identification or has a previously arranged
pass  for  access  to the Building.  Landlord and his agents shall in no case be
liable  for  damages  for any error with regard to the admission to or exclusion
from  the  Building  of  any  person.  In  case  of  invasion, mob, riot, public
excitement, or other commotion, Landlord reserves the right to prevent access to
the Building or the Real Property during the continuance thereof by any means it
deems  appropriate  for  the  safety  and  protection  of  life  and  property.

4.     No  furniture, freight or equipment of any kind shall be brought into the
Building  without  prior notice to Landlord.  All moving activity into or out of
the  Building shall be scheduled with Landlord and done only at such time and in
such  manner as Landlord designates.  Landlord shall have the right to prescribe
the weight, size and position of all safes and other heavy property brought into
the  Building and also the times and manner of moving the same in and out of the
Building.  Safes  and  other  heavy  objects  shall,  if considered necessary by
Landlord,  stand  on  supports  of  such  thickness  as is necessary to properly
distribute  the weight.   Landlord will not be responsible for loss of or damage
to  any  such  safe  or  property  in  any  case.  Any damage to any part of the
Building,  its contents, occupants or visitors by moving or maintaining any such
safe  or  other property shall be the sole responsibility and expense of Tenant.

5.     No  furniture,  packages,  supplies,  equipment  or  merchandise  will be
received  in the Building or carried up or down in the elevators, except between
such  hours  and  in  such specific elevator as shall be designated by Landlord.

6.     The  requirements  of Tenant will be attended to only upon application at
the  management  office  for  the  Real  Property  or  at  such  office location
designated  by Landlord.  Employees of Landlord shall not perform any work or do
anything  outside  their  regular  duties unless under special instructions from
Landlord.

7.     Tenant  shall  not  disturb, solicit, or canvass any occupant of the Real
Property and shall cooperate with Landlord and its agents of Landlord to prevent
the  same.

<PAGE>

8.     The  toilet  rooms,  urinals, wash bowls and other apparatus shall not be
used  for  any  purpose  other than that for which they were constructed, and no
foreign  substance  of any kind whatsoever shall be thrown therein.  The expense
of  any  breakage,  stoppage or damage resulting from the violation of this rule
shall  be  borne  by  the  tenant  who, or whose employees or agents, shall have
caused  it.

9.     Tenant  shall  not  overload  the  floor of the Premises, nor mark, drive
nails or screws, or drill into the partitions, woodwork or plaster or in any way
deface  the  Premises  or  any  part  thereof  without  Landlord's prior written
consent.

10.     Except  for  vending  machines  intended  for  the  sole use of Tenant's
employees  and  invitees,  no  vending machine or machines other than fractional
horsepower  office  machines shall be installed, maintained or operated upon the
Premises  without  the  written  consent  of  Landlord.

11.     Tenant shall not use or keep in or on the Premises, the Building, or the
Real  Property  any  kerosene, gasoline, explosive material, corrosive material,
material  capable  of  emitting toxic fumes, or other inflammable or combustible
fluid  or  material.  Tenant  shall  provide material safety data sheets for any
Hazardous  Material  used  or  kept  on  the  Premises.

12.     Tenant  shall  not without the prior written consent of Landlord use any
method  of  heating  or  air  conditioning other than that supplied by Landlord.

13.     Tenant  shall  not  use,  keep or permit to be used or kept, any foul or
noxious  gas or substance in or on the Premises, or permit or allow the Premises
to  be  occupied  or  used in a manner offensive or objectionable to Landlord or
other  occupants  of the Real Property by reason of noise, odors, or vibrations,
or  interfere  in  any  way with other tenants or those having business therein.

14.     Tenant  shall  not  bring  into  or  keep  within the Real Property, the
Building  or  the  Premises  any  animals,  birds,  bicycles  or other vehicles.

15.     No  cooking  shall  be  done or permitted on the Premises, nor shall the
Premises  be  used  for  the  storage  of  merchandise,  for  lodging or for any
improper,  objectionable  or  immoral  purposes.  Notwithstanding the foregoing,
Underwriters'  laboratory-approved  equipment and microwave ovens may be used in
the Premises for heating food and brewing coffee, tea, hot chocolate and similar
beverages  for  employees  and visitors, provided that such use is in accordance
with  all  applicable federal, state and city laws, codes, ordinances, rules and
regulations.

16.     Landlord will approve where and how telephone and telegraph wires are to
be  introduced to the Premises.  No boring or cutting for wires shall be allowed
without  the  consent  of  Landlord.  The  location of telephone, call boxes and
other  office equipment affixed to the Premises shall be subject to the approval
of  Landlord.

17.     Landlord  reserves  the right to exclude or expel from the Real Property
any  person  who,  in  the  judgment  of  Landlord,  is intoxicated or under the
influence of liquor or drugs, or who shall in any manner do any act in violation
of  any  of  these  Rules  and  Regulations.

18.     Tenant,  its  employees  and  agents  shall  not  loiter  in  or  on the
entrances,  corridors,  sidewalks,  lobbies, halls, stairways, elevators, or any
common  areas of the Building for the purpose of smoking tobacco products or for
any  other  purpose, nor in any way obstruct such areas, and shall use them only
as  a  means  of  ingress  and  egress  for  the  Premises.

19.     Tenant shall not waste electricity, water or air conditioning and agrees
to  cooperate  fully with Landlord to ensure the most effective operation of the
Building's  heating  and  air  conditioning  system,  and  shall  refrain  from
attempting  to  adjust  any  controls.  Tenant  shall  participate  in recycling
programs  undertaken  by  Landlord.

20.     Tenant  shall store all its trash and garbage within the interior of the
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 in the vicinity of the
Building without violation of any law or ordinance governing such disposal.  All
trash,  garbage  and  refuse  disposal shall be made only through entry-ways and
elevators  provided for such purposes at such times as Landlord shall designate.
If the Premises is or becomes infested with vermin as a result of the use or any
misuse  or  neglect  of the Premises by Tenant, its agents, servants, employees,
contractors, visitors or licensees, Tenant shall forthwith, at Tenant's expense,
cause  the  Premises to be exterminated from time to time to the satisfaction of
Landlord  and  shall  employ such licensed exterminators as shall be approved in
writing  in  advance  by  Landlord.

<PAGE>

21.     Tenant  shall  comply  with  all  safety, fire protection and evacuation
procedures  and  regulations established by Landlord or any governmental agency.

22.     Tenant  shall  assume  any  and  all  responsibility  for protecting the
Premises  from theft, robbery and pilferage, which includes keeping doors locked
and  other  means  of  entry  to  the  Premises  closed.

23.     No awnings or other projection shall be attached to the outside walls of
the  Building  without  the  prior  written  consent  of Landlord.  No curtains,
blinds, shades or screens shall be attached to or hung in, or used in connection
with,  any  window  or door of the Premises without the prior written consent of
Landlord.  Tenant  shall be responsible for any damage to the window film on the
exterior  windows  of  the Premises and shall promptly repair any such damage at
Tenant's  sole  cost and expense.  Tenant shall keep its window coverings closed
during  any period of the day when the sun is shining directly on the windows of
the  Premises.  Prior  to leaving the Premises for the day, Tenant shall draw or
lower  window  coverings  and  extinguish  all  lights.  All  electrical ceiling
fixtures  hung  in offices or spaces along the perimeter of the Building must be
fluorescent  and/or  of  a  quality,  type,  design  and  bulb color approved by
Landlord.

24.     The  sashes,  sash  doors, skylights, windows, and doors that reflect or
admit  light  and  air into the halls, passageways or other public places in the
Building  shall  not  be covered or obstructed by Tenant, nor shall any bottles,
parcels  or  other  articles  be  placed  on  the  windowsills.

25.     Tenant must comply with requests by Landlord concerning the informing of
their  employees  of  items  of  importance  to  Landlord.

26.     Tenant shall not use in any space or in the public halls of the Building
any  hand trucks except those equipped with rubber tires and side guards or such
other  material-handling  equipment  as  Landlord may approve.  Tenant shall not
bring  any  other  vehicles  of  any  kind  into  the  Building.

27.     Without  the  written consent of Landlord, Tenant shall not use the name
of  the  Building in connection with or in promoting or advertising the business
of  Tenant  except  as  Tenant's  address.

28.     Tenant  shall  not  purchase  spring  water,  towels,  janitorial  or
maintenance  or  other similar services from any company or persons not approved
by  Landlord.  Landlord  shall  approve  a  sufficient number of sources of such
services  to  provide  Tenant  with  a  reasonable  selection,  but only in such
instances  and  to  such  extent  as  Landlord  in  its  judgment shall consider
consistent  with  the  security  and  proper  operation  of  the  Building.

29.     Tenant shall install and maintain, at Tenant's sole cost and expense, an
adequate, visibly marked and properly operational fire extinguisher next to
any  duplicating  or  photocopying machines or similar heat producing equipment,
which  may  or  may  not  contain  combustible  material,  in  the  Premises.

30.     Landlord  reserves the right at any time to change or rescind any one or
more  of  these  Rules  and  Regulations,  or  to  make  such  other and further
reasonable Rules and Regulations as in Landlord's judgment may from time to time
be  necessary  for the management, safety, care and cleanliness of the Premises,
Building, and the Real Property, and for the preservation of good order therein,
as well as for the convenience of other occupants and tenants therein.  Landlord
may  waive any one or more of these Rules and Regulations for the benefit of any
particular  tenants,  but  no  such  waiver  by Landlord shall be construed as a
waiver  of  such Rules and Regulations in favor of any other tenant, nor prevent
Landlord  from thereafter enforcing any such Rules or Regulations against any or
all  tenants  of  the  Real Property.  Tenant shall be deemed to have read these
Rules  and Regulations and to have agreed to abide by them as a condition of its
occupancy  of  the  Premises.

<PAGE>

                                    EXHIBIT C
                                    ---------
                           NOTICE OF LEASE TERM DATES
                           --------------------------
To: ____________________                  Date: ___________________________
________________________
________________________

          Re:  Office  Lease dated ____________, 2002, between AMERICAN SPECTRUM
          REALTY  MANAGEMENT,  INC.,  a  Delaware  corporation, as agent for the
          owner  of  the  Property  (said  owner  being  referred  to  herein as
          "Landlord"), and LEISURE INDUSTRIES CORPORATION OF AMERICA, a Delaware
          corporation, ("Tenant"), concerning Suite 100 on the first (1st) floor
          of  the  office  building located at 7700 Irvine Center Drive, Irvine,
          California  92618.

Gentlemen:
     In  accordance  with  the Office Lease (the "Lease"), we wish to advise you
and/or  confirm  as  follows:

     1.     The  Premises  are  Ready  For  Occupancy,  and the Lease Term shall
commence  on or has commenced on _________________________ for a term of _______
years  ending  on  __________________.

     2.  Rent  commenced  to  accrue on ______________________, in the amount of
___________________.

     3.     If  the  Lease  Commencement Date is other than the first day of the
month,  the  first  billing  will  contain  a pro rata adjustment.  Each billing
thereafter,  with  the  exception  of  the  final billing, shall be for the full
amount  of  the  monthly  installment  as  provided  for  in  the  Lease.
     4.     Your  rent  checks  should  be  made  payable  to
at                                                            .

     5.  The  exact  number of rentable square feet within the Premises is _____
square  feet.

     6.  Tenant's  Share  as  adjusted  based  upon the exact number of rentable
square  feet  within  the  Premises  is  _________%.

     7.  By taking of possession of the Premises, Tenant accepts the improvement
work  constructed  therein,  excepting  only  _________________________________.

                                                  "Landlord"
                                   AMERICAN  SPECTRUM  REALTY  MANAGEMENT, INC.,
                                   a  Delaware  corporation,  agent  for  owner

                                   By: ________________________________________

                                   Name:  Patricia  A.  Nooney
                                   Its:  Vice  President
                                   Agreed  to  and  Accepted  as
                                   of  _______________,  _______.
                                        ,
                                        a
                                        By:
                                        Its:

<PAGE>

                                    EXHIBIT D
                                    ---------
                            7700 IRVINE CENTER DRIVE
                            ------------------------
                              WORK LETTER AGREEMENT
                              ---------------------
                                   [ALLOWANCE]
                                   -----------

1.     TENANT  IMPROVEMENTS.  As  used  in  the  Lease  and  this  Work  Letter
       --------------------
Agreement,  the  term  "Tenant  Improvements" or "Tenant Improvement Work" means
those  items of general tenant improvement construction shown on the Final Plans
(described  in Section 4 below), more particularly described in Section 5 below.

2.     WORK  SCHEDULE.  Within  a reasonable period of time following the mutual
       --------------
execution  of  this  Lease, Landlord will deliver to Tenant, for Tenant's review
and  approval,  a  schedule ("Work Schedule") which will set forth the timetable
for  the  planning and completion of the installation of the Tenant Improvements
and  the  Lease Commencement Date.  The Work Schedule will set forth each of the
various  items of work to be done or approval to be given by Landlord and Tenant
in connection with the completion of the Tenant Improvements.  The Work Schedule
will  be  submitted to Tenant for its approval, which approval Tenant agrees not
to  unreasonably  withhold,  condition  or  delay,  and,  once  approved by both
Landlord  and Tenant, the Work Schedule will become the basis for completing the
Tenant  Improvements.  All  plans  and  drawings  required  by  this Work Letter
Agreement  and  all  work  performed  pursuant  thereto  are  to be prepared and
performed in accordance with the Work Schedule.  Landlord may, from time to time
during  construction  of  the  Tenant  Improvements, modify the Work Schedule as
Landlord deems appropriate.  If Tenant fails to approve the Work Schedule, as it
may  be  modified  after discussions between Landlord and Tenant within five (5)
business  days after the date the Work Schedule is first received by Tenant, the
Work  Schedule shall be deemed to be approved by Tenant as submitted or Landlord
may,  at  its  option,  terminate  the  Lease  upon  written  notice  to Tenant.

3.     CONSTRUCTION  REPRESENTATIVES.  Landlord  hereby  appoints  the following
       -----------------------------
person(s)  as Landlord's representative ("Landlord's Representative") to act for
Landlord  in  all  matters  covered by this Work Letter Agreement: Peter Kroosz.
Tenant  hereby  appoints  the  following  person(s)  as  Tenant's representative
("Tenant's  Representative")  to  act  for Tenant in all matters covered by this
Work  Letter  Agreement:   ________________ .

All  communications  with  respect  to  the  matters covered by this Work Letter
Agreement  are  to made to Landlord's Representative or Tenant's Representative,
as  the  case may be, in writing in compliance with the notice provisions of the
Lease.  Either  party  may  change  its  representative  under  this Work Letter
Agreement  at  any  time by written notice to the other party in compliance with
the  notice  provisions  of  the  Lease.

4.     TENANT  IMPROVEMENT  PLANS.
       --------------------------

(a)     Preparation  of  Space  Plans.  In  accordance  with  the Work Schedule,
        -----------------------------
Tenant  agrees  to  meet  with Landlord's architect and/or space planner for the
purpose of promptly preparing preliminary space plans for the layout of Premises
("Space  Plans").  The  Space  Plans  are  to  be  sufficient  to  convey  the
architectural  design  of  the  Premises  and  layout of the Tenant Improvements
therein and are to be submitted to Landlord in accordance with the Work Schedule
for  Landlord's  approval.  If Landlord reasonably disapproves any aspect of the
Space  Plans, Landlord will advise Tenant in writing of such disapproval and the
reasons  therefor in accordance with the Work Schedule.  Tenant will then submit
to  Landlord  for  Landlord's  approval, in accordance with the Work Schedule, a
redesign  of  the Space Plans incorporating the revisions reasonably required by
Landlord.

<PAGE>

(b)     Preparation  of  Final Plans.  Based on the approved Space Plans, and in
        ----------------------------
accordance  with  the  Work Schedule, Landlord's architect will prepare complete
architectural  plans,  drawings  and  specifications  and  complete  engineered
mechanical,  structural  and  electrical  working drawings for all of the Tenant
Improvements  for  the  Premises  (collectively,  the "Final Plans").  The Final
Plans  will  be  submitted  to  Tenant  for  signature  to confirm that they are
consistent with the Space Plans.  If Tenant reasonably disapproves any aspect of
the  Final  Plans based on any inconsistency with the Space Plans, Tenant agrees
to  advise  Landlord  in  writing  of  such disapproval and the reasons therefor
within  the  time  frame set forth in the Work Schedule.  In accordance with the
Work  Schedule,  Landlord  will,  subject  to  Section  4(c)  below,  then cause
Landlord's  architect  to  redesign  the Final Plans incorporating the revisions
reasonably requested by Tenant so as to make the Final Plans consistent with the
Space  Plans.

(c)     Requirements  of  Tenant's  Final Plans.  Landlord will not unreasonably
        ---------------------------------------
withhold  its  consent to changes in the Final Plans proposed by Tenant provided
the  Final  Plans,  as revised, will:  (i) be compatible with the Building shell
and  with  the  design,  construction and equipment of the Building; (ii) if not
comprised of the Building standards set forth in the written description thereof
(the  "Standards"),  then  compatible  with and of at least equal quality as the
Standards  and  approved  by  Landlord;  (iii)  comply with all applicable laws,
ordinances,  rules  and  regulations  of  all  governmental  authorities  having
jurisdiction,  and  all  applicable  insurance  regulations;  (iv)  not  require
Building  service  beyond  the  level  normally provided to other tenants in the
Building  and  will not overload the Building floors; and (v) be of a nature and
quality  consistent with the overall objectives of Landlord for the Building, as
determined  by  Landlord  in  its  reasonable  but  subjective  discretion.

(d)     Submittal  of  Final  Plans.  Once  approved  by  Landlord  and  Tenant,
        ---------------------------
Landlord's architect will submit the Final Plans to the appropriate governmental
agencies  for  plan  checking and the issuance of a building permit.  Landlord's
architect,  with  Tenant's cooperation, will make any changes to the Final Plans
which  are  requested  by  the applicable governmental authorities to obtain the
building  permit.  After  approval  of the Final Plans no further changes may be
made  without  the  prior written approval of both Landlord and Tenant, and then
only after agreement by Tenant to pay any costs resulting from the design and/or
construction  of  such  changes  in  excess  of  the  Allowance.  Tenant  hereby
acknowledges  that  any  such  changes will be subject to the terms of Section 9
below.  Landlord's  approval  of  the  Final  Plans shall create no liability or
responsibility  on  the  part  of Landlord for the completeness of such plans or
their  design  sufficiency  or  compliance  with  laws.

(e)     Changes  to  Shell  of  Building.  If  the  Final Plans or any amendment
        --------------------------------
thereof  or  supplement thereto shall require changes in the Building shell, the
increased  cost  of  the Building shell work caused by such changes will be paid
for  by  Tenant or charged against the "Allowance" described in Section 5 below.

(f)     Work  Cost  Estimate  and  Statement.  Prior  to  the  commencement  of
        ------------------------------------
construction  of  any  of  the  Tenant  Improvements  shown  on the Final Plans,
Landlord  will  competitively  bid  the  Tenant Improvement Work to a minimum of
three  (3)  general  contractors  approved  by  Landlord, in Landlord's sole and
absolute  discretion.  Landlord  shall select the lowest qualified bid and shall
submit  to  Tenant  a written estimate of the cost (the "Work Cost") to complete
the  Tenant  Improvement Work, which written estimate will be based on the Final
Plans  taking  into  account  any modifications which may be required to reflect
changes  in the Final Plans required by the City or County in which the Premises
is located (the "Work Cost Estimate").  Tenant will either approve the Work Cost
Estimate  or  disapprove  specific items and submit to Landlord revisions to the
Final  Plans  to  reflect deletions of and/or substitutions for such disapproved
items.  Submission  and  approval  of  the  Work  Cost  Estimate will proceed in
accordance  with  the  Work  Schedule.  Upon  Tenant's approval of the Work Cost
Estimate  (such approved Work Cost Estimate to be hereinafter known as the "Work
Cost  Statement"),  Landlord  will  have  the right to purchase materials and to
commence  the  construction  of  the  items  included in the Work Cost Statement
pursuant  to  Section  6  hereof.  If the total costs reflected in the Work Cost
Statement  exceed  the  Allowance described in Section 5 below, Tenant agrees to
pay  such  excess,  as  additional  rent,  within  five  (5) business days after
Tenant's  approval  of  the  Work  Cost  Estimate.  Throughout  the  course  of
construction,  any  differences between the estimated Work Cost in the Work Cost
Statement  and  the  actual  Work  Cost  will  be  determined  by  Landlord  and
appropriate  adjustments and payments by Landlord or Tenant, as the case may be,
will  be  made  within  five  (5)  business  days  thereafter.

<PAGE>

5.     PAYMENT  FOR  THE  TENANT  IMPROVEMENTS.
       ---------------------------------------

(a)     Allowance.  Landlord  hereby  grants  to  Tenant  a  tenant  improvement
allowance  of  $23.00  per usable square foot of the Premises, i.e., One Hundred
Sixty  Thousand  Eighty and No/100 Dollars ($160,080.00) (the "Allowance").  The
Allowance  is  to  be  used  only  for:

(i)     Payment  of  the  cost of preparing the Space Plans and the Final Plans,
including  mechanical,  electrical,  plumbing and structural drawings and of all
other  aspects  necessary  to  complete  the  Final  Plans.  Except as otherwise
provided herein, the Allowance will not be used for the payment of extraordinary
design work not consistent with the scope of the Standards (i.e., above-standard
design  work)  or for payments to any other consultants, designers or architects
other  than  Landlord's  architect.

(ii)     The  payment  of  plan  check,  permit  and  license  fees  relating to
construction  of  the  Tenant  Improvements.

(iii)     Construction  of  the  Tenant  Improvements,  including,  without
limitation,  the  following:

(aa)     Installation  within  the  Premises  of  all partitioning, doors, floor
coverings,  ceilings,  wall  coverings and painting, millwork and similar items;

(bb)     All  electrical  wiring,  lighting  fixtures, outlets and switches, and
other  electrical  work  necessary  for  the  Premises;

(cc)     The  furnishing  and  installation  of  all  duct work, terminal boxes,
diffusers  and  accessories  necessary  for  the  heating,  ventilation  and air
conditioning  systems  within  the Premises, including the cost of meter and key
control  for  after-hour  air  conditioning;

(dd)     Any  additional  improvements to the Premises required for Tenant's use
of  the  Premises  including, but not limited to, odor control, special heating,
ventilation  and  air  conditioning, noise or vibration control or other special
systems  or  improvements;

(ee)     All  fire  and  life  safety  control  systems  such  as  fire  walls,
sprinklers,  halon,  fire  alarms,  including  piping,  wiring  and accessories,
necessary  for  the  Premises;

(ff)     All  plumbing,  fixtures,  pipes  and  accessories  necessary  for  the
Premises;

(gg)     Testing  and  inspection  costs;  and

(hh)     Fees  for  the contractor and tenant improvement coordinator including,
but not limited to, fees and costs attributable to general conditions associated
with  the  construction  of  the  Tenant  Improvements  and a three percent (3%)
construction  administration  fee  for  the  services  of  Landlord's  tenant
improvement  coordinator.

(iv)     All  other  costs to be expended by Landlord in the construction of the
Tenant Improvements, including those costs incurred by Landlord for construction
of  elements  of the Tenant Improvements in the Premises, which construction was
performed  by  Landlord  prior  to  the  execution of this Lease by Landlord and
Tenant  and  which construction is for the benefit of tenants and is customarily
performed  by  Landlord  prior the execution of leases for space in the Building
for  reasons  of economics (examples of such construction would include, but not
be  limited  to, the extension of mechanical [including heating, ventilating and
air  conditioning  systems]  and  electrical distribution systems outside of the
core  of the Building, wall construction, column enclosures and painting outside
of  the  core  of  the  Building,  ceiling  hanger  wires and window treatment).

(b)     Excess  Costs.  The  cost  of each item referenced in Section 5(a) above
        -------------
shall be charged against the Allowance.  If the Work Cost exceeds the Allowance,
Tenant  agrees to pay to Landlord such excess including a three percent (3%) fee
for Landlord's tenant improvement coordinator associated with the supervision of
such  excess  work  prior  to  the  commencement of construction within five (5)
business  days  after  invoice therefor (less any sums previously paid by Tenant
for  such  excess  pursuant  to  the  Work  Cost Estimate).  Except as otherwise
provided  herein,  in  no  event  will the Allowance be used to pay for Tenant's
furniture, artifacts, equipment, telephone systems or any other item of personal
property  which  is  not  affixed  to  the  Premises.

(c)     Changes.  If, after the Final Plans have been prepared and the Work Cost
        -------
Statement  has been established, Tenant requires any changes or substitutions to
the  Final Plans, any additional costs related thereto including a three percent
(3%)  fee  for  Landlord's  tenant  improvement  coordinator associated with the
supervision  of  such  changes  or  substitutions  are  to  be paid by Tenant to
Landlord  within  five (5) business days after invoice therefor.  Any changes to
the  Final Plans will be approved by Landlord and Tenant in the manner set forth

<PAGE>

in Section 4 above and will, if necessary, require the Work Cost Statement to be
revised  and  agreed upon between Landlord and Tenant in the manner set forth in
Section  4(f)  above.  Landlord  will have the right to decline Tenant's request
for  a  change  to  the  Final  Plans  if such changes are inconsistent with the
provisions  of  Section  4  above,  or  if  the  change would unreasonably delay
construction  of  the  Tenant  Improvements  and  the  Lease  Commencement Date.

(d)     Governmental  Cost  Increases.  If  increases  in the cost of the Tenant
        -----------------------------
Improvements  as set forth in the Work Cost Statement are due to requirements of
any  governmental  agency,  Tenant  agrees  to  pay  Landlord the amount of such
increase  including  a  three percent (3%) fee for Landlord's tenant improvement
coordinator  associated with the supervision of such additional work within five
(5) business days of Landlord's written notice; provided, however, that Landlord
will  first  apply  toward  any  such  increase  any  remaining  balance  of the
Allowance.

(e)     Unused  Allowance  Amounts.  Any  unused  portion  of the Allowance upon
        --------------------------
completion  of  the  Tenant  Improvements  will  not be refunded to Tenant or be
available  to  Tenant  as  a  credit against any obligations of Tenant under the
Lease  unless  Tenant  has  paid for excess costs as described in Sections 5(b),
5(c)  or  5(d).  Provided  Tenant  has  paid  for  such  excess costs and is not
otherwise  in default under the Lease, Tenant may use up to (i) $3.00 per usable
square  foot  of  the Premises, i.e., $20,880.00 of the unused Allowance, to pay
Tenant's  actual  and  reasonable  (A)  consultants' fees, (B) costs incurred by
Tenant  in connection with Tenant's installation of its voice and data wiring, a
security  system,  its signage or built-in furniture (provided Landlord approves
such  installations),  or  (C)  costs  incurred  by  Tenant in connection to its
relocation  to  the  Premises,  or  (ii) fifty percent (50%) of such excess as a
credit  against  Base  Rent.

6.     CONSTRUCTION  OF  TENANT  IMPROVEMENTS.  Until  Tenant approves the Final
       --------------------------------------
Plans and Work Cost Statement, Landlord will be under no obligation to cause the
construction  of any of the Tenant Improvements.  Following Tenant's approval of
the  Work  Cost  Statement  described  in  Section  4(f) above and upon Tenant's
payment  of  the  total  amount  by  which  such Work Cost Statement exceeds the
Allowance,  if  any,  Landlord's contractor will commence and diligently proceed
with  the  construction of the Tenant Improvements, subject to Tenant Delays (as
described  in Section 9 below) and Force Majeure Delays (as described in Section
10  below).

7.     FREIGHT/CONSTRUCTION  ELEVATOR.  Landlord  will,  consistent  with  its
       ------------------------------
obligation  to other tenants in the Building, if appropriate and necessary, make
the  freight/construction  elevator reasonably available to Tenant in connection
with initial decorating, furnishing and moving into the Premises.  Tenant agrees
to  pay  for  any  after-hours staffing of the freight/construction elevator, if
needed.

8.     COMMENCEMENT  DATE  AND  SUBSTANTIAL  COMPLETION.
       ------------------------------------------------
(a)     Lease  Commencement Date.  The Lease Term will commence on the date (the
        ------------------------
"Lease  Commencement  Date") which is the earlier of:  (i) the date Tenant moves
into the Premises to commence operation of its business in all or any portion of
the  Premises; or (ii) the date the Tenant Improvements have been "substantially
completed" (as defined below); provided, however, that if substantial completion
of the Tenant Improvements is delayed as a result of any Tenant Delays described
in  Section  9  below,  then the Lease Commencement Date as would otherwise have
been  established  pursuant  to this Section 8(a)(ii) will be accelerated by the
number  of  days  of  such  Tenant  Delays.

(b)     Substantial  Completion;  Punch-List.  For  purposes of Section 8(a)(ii)
        ------------------------------------
above,  the  Tenant  Improvements will be deemed to be "substantially completed"
and  the  Premises  shall  be deemed "Ready for Occupancy" when Landlord: (a) is
able  to  provide  Tenant  with  reasonable  access  to  the  Premises;  (b) has
substantially  performed  all  of  the  Tenant  Improvement  Work required to be
performed  by  Landlord  under  this  Work  Letter  Agreement,  other than minor
"punch-list"  type  items and adjustments which do not materially interfere with
Tenant's  access to or use of the Premises.  Within ten (10) days after delivery
of  the  Premises  to  Tenant,  Tenant  and Landlord will conduct a walk-through
inspection  of  the  Premises  and prepare a written punch-list specifying those
punch-list  items which require completion, which items Landlord will thereafter
diligently  complete.

(c)     Delivery  of  Possession.  Landlord  agrees to deliver possession of the
        ------------------------
Premises  to  Tenant  when  the  Tenant  Improvements  have  been  substantially
completed  in  accordance  with  Section  (b)  above.

<PAGE>

9.     TENANT  DELAYS.  For  purposes  of  this  Work  Letter Agreement, "Tenant
       --------------
Delays"  means  any delay in the completion of the Tenant Improvements resulting
from any or all of the following:  (a) Tenant's failure to timely perform any of
its obligations pursuant to this Work Letter Agreement, including any failure to
complete,  on or before the due date therefor, any action item which is Tenant's
responsibility  pursuant  to  the  Work Schedule delivered by Landlord to Tenant
pursuant  to  this Work Letter Agreement; (b) Tenant's changes to Space Plans or
Final  Plans  after  Landlord's  approval  thereof;  (c)  Tenant's  request  for
materials,  finishes,  or installations which are not readily available or which
are  incompatible  with the Standards; (d) any delay of Tenant in making payment
to Landlord for Tenant's share of the Work Cost; or (e) any other act or failure
to  act  by  Tenant,  Tenant's  employees,  agents,  architects,  independent
contractors,  consultants  and/or  any  other  person  performing or required to
perform  services  on  behalf  of  Tenant.

10.     FORCE  MAJEURE  DELAYS.  For  purposes  of this Work Letter, "Force
        ----------------------
Majeure  Delays"  means  any  actual  delay  in  the  construction of the Tenant
Improvements,  which  is beyond the reasonable control of Landlord or Tenant, as
the  case  may  be,  as  described  in  Section  27.13  of  the  Lease.

<PAGE>

                                    EXHIBIT E
                                    ---------
                              ESTOPPEL CERTIFICATE
                              --------------------
TO: _______________
    _______________
    _______________

Attn: _____________
     ______________  ("Tenant")  hereby  certifies  as  follows:

1.     The  undersigned  is  the  Tenant  under  that certain Office Lease dated
______________,  _____  (the  "Lease"),  executed  by  AMERICAN  SPECTRUM REALTY
MANAGEMENT, INC., a Delaware corporation, as agent for the owner of the Property
 (said owner being referred to herein as the "Landlord") as Landlord and the
undersigned as Tenant, covering a portion of the property located at 7700 Irvine
Center  Drive,  Irvine,  California  (the  "Property").

2.     Pursuant to the Lease, Tenant has leased approximately ______ square feet
of  space  (the  "Premises") at the Property and has paid to Landlord a security
deposit of $________.  The term of the Lease commenced on __________, ______ and
the  expiration  date of the Lease is ________________, ______.  Tenant has paid
rent  through  _________________, ______.  The next rental payment in the amount
of  $____________ is due on ________________, ______.  Tenant is required to pay
____  percent (___%) of all annual operating expenses for the Property in excess
of  _____________.

3.     Tenant  is  entitled to _______ parking spaces at a charge of $__________
per  month  per  space.

4.     Except  as  expressly provided in the Lease, and other documents attached
hereto,  Tenant does not have any right or option to renew or extend the term of
the  Lease,  to lease other space at the Property, nor any preferential right to
purchase  all  or  any  part  of  the  Premises  or  the  Property.

5.     True,  correct  and  complete  copies  of  the  Lease and all amendments,
modifications  and  supplements thereto are attached hereto and the Lease, as so
amended,  modified and supplemented, is in full force and effect, and represents
the  entire  agreement  between Tenant and Landlord with respect to the Premises
and  the Property.  There are no amendments, modifications or supplements to the
Lease,  whether  oral  or  written,  except as follows (include the date of such
amendment,  modification  or  supplement):

6.     All  space  and  improvements  leased  by  Tenant have been completed and
furnished  in  accordance  with  the  provisions  of  the  Lease, and Tenant has
accepted  and  taken  possession  of  the  Premises.

7.     Landlord is not in any respect in default in the performance of the terms
     and provisions of the Lease.  Tenant is not in any respect in default under
the  Lease  and  has  not assigned, transferred or hypothecated the Lease or any
interest  therein  or  subleased  all  or  any  portion  of  the  Premises.

8.     There  are  no offsets or credits against rentals payable under the Lease
and no free periods or rental concessions have been granted to Tenant, except as
follows:

<PAGE>

9.     Tenant  has  no  actual or constructive knowledge of any processing, use,
storage,  disposal,  release or treatment of any explosive, corrosive, hazardous
or  toxic materials or substances, or materials capable of emitting toxic fumes,
on  the  Premises  or  the  Property  except as follows (if none, state "none"):
_________________________________________________________________________     .
This  Certificate  is  given  to  ___________________________________  with  the
understanding  that  ________ will rely hereon in connection with the conveyance
of  the  Property of which the Premises constitute a part to _______.  Following
any such conveyance, Tenant agrees that the Lease shall remain in full force and
effect  and  shall  bind  and  inure  to  the  benefit  of the _________ and its
successor  in  interest  as  if  no  purchase  had  occurred.

DATED:  ______________,  ______         "TENANT"
                                   Leisure  Industries  Corporation  of America,
                                   a  Delaware  corporation
                                   By: _________________
                                   Its: ________________

                      [ATTACH LEASE AND AMENDMENTS TO THIS
                                  CERTIFICATE]

<PAGE>

                                    EXHIBIT F
                                    ---------
                            AIRCRAFT NOISE DISCLOSURE
                            -------------------------
                                [TO BE SUPPLIED]

<PAGE>

                                   RIDER NO. 1
                                   -----------
1.     TEMPORARY SPACE.  Landlord and Tenant acknowledge and agree that, subject
       ---------------
to  Tenant obtaining all necessary and required government approvals at its sole
cost  and  expense,  while the "Tenant Improvements" (as defined in Exhibit "D")
                                                                    -----------
are  being  constructed,  Landlord  shall lease to Tenant and Tenant shall lease
from  Landlord  on  a  temporary basis, that certain portion of the parking area
servicing  the  Building  more particularly depicted on Schedule "1" attached to
                                                        ------------
this Rider No. 1 (the "Temporary Space"), upon which Tenant intends to place, at
its  sole  cost and expense, a temporary modular trailer (the "Trailer") for the
sole  purpose  of  conducting  employee  meetings  and  presentations.  Tenant
acknowledges  and  agrees that Landlord shall have the right to approve the type
and condition of the Trailer Tenant intends to place within the Temporary Space.
Tenant's  leasing  and  occupancy  of the Temporary Space and use of the Trailer
shall  be  subject  to all of the terms, conditions and limitations set forth in
this  Lease  regarding  the  Premises  (including,  without limitation, Tenant's
indemnification, repair obligations (as such repair obligations reasonably apply
to  the  Temporary  Space  and  the  Trailer)  and  its obligation to obtain and
maintain  insurance  as  required  under  the  Lease),  except  as  follows:

(a)     Tenant's  leasing  and  occupancy  of the Temporary Space shall be for a
term commencing upon delivery of the Temporary Space to Tenant and expiring upon
substantial  completion  of  the  Tenant  Improvements  in  the  Premises  as
contemplated  in  Section 8(a)(ii) of Exhibit "D".  Tenant acknowledges that, to
                                      -----------
the  extent  it delays completion of the Tenant Improvements in the Premises and
continues to occupy the Temporary Space, Tenant will find itself liable for Base
Rent  on  both  the Temporary Space (at a rate to be determined by Landlord) and
the  Premises for the same period of time.  That is because Exhibit "D" provides
                                                            -----------
that  the  Lease Commencement Date of the Term of this Lease with respect to the
Premises  will be advanced by the number of days of Tenant Delays (as defined in
Exhibit  "D")  and thus, due to Tenant Delays, the Lease Commencement Date could
------------
occur  even  though the Tenant Improvements are not completed.  Upon substantial
completion of the Tenant Improvements, Tenant immediately remove the Trailer and
shall  surrender  the  Temporary  Space to Landlord in the condition received by
Tenant  (ordinary  wear  and  tear  excepted)  and in accordance with all of the
provisions  of  this  Lease  regarding surrender of the Premises.  The Temporary
Space  upon  surrender  shall  be  neat  and  clean  and all damage occurring in
connection  with  Tenant's occupancy and/or Tenant's placement and/or removal of
the Trailer during Tenant's occupancy thereof shall be repaired by Tenant at its
sole  cost  and  expense.

(b)     Tenant  agrees  that  Tenant  shall  accept  the  Temporary Space in its
existing  "AS IS" condition and that Landlord shall not be required to construct
any  improvements  in  the  Temporary  Space.  Tenant  further acknowledges that
neither  Landlord nor any agent, employee or contractor of Landlord has made any
representation  or  warranty  with  respect  to  the  Temporary  Space  or  its
suitability  for the conduct of Tenant's business.  The taking possession of the
Temporary  Space by Tenant shall conclusively establish that the Temporary Space
was  at  such  time  in  satisfactory  condition.

(d)     Prior to occupancy of the Temporary Space, Tenant shall provide Landlord
with  certificates  of  insurance  evidencing  its compliance with the insurance
provisions  of  this  Lease  as  applied  to  the  Temporary  Space.

<PAGE>

                       SUMMARY OF BASIC LEASE INFORMATION
                       ----------------------------------
     This  Summary  of  Basic  Lease  Information  (the  "Summary")  is  hereby
incorporated into and made a part of the attached Office Lease (this Summary and
the  Office Lease to be known collectively as the "Lease") which pertains to the
office building described in Section 6.1 below (the "Building").  Each reference
                             -----------
in  the  Office  Lease to any term of this Summary shall have the meaning as set
forth  in  this  Summary  for such term.  In the event of a conflict between the
terms  of this Summary and the Office Lease, the terms of the Office Lease shall
prevail.  Any  initially capitalized terms used herein and not otherwise defined
herein  shall  have  the  meaning  as  set  forth  in  the  Office  Lease.

     TERMS  OF  LEASE
     (References  are  to
     the  Office  Lease)     DESCRIPTION
     -------------------     -----------

1.     Dated  as  of:         ____________,  2002.

                              AMERICAAN  SPECTRUM  REALTY  MANAGEMENT,  INC.,
                              a Delaware corporation
2.     Landlord:              as  agent  for  the  owner  of  the  Building

3.     Address  of  Landlord
      (Section  29.14):       For  Notices:
       ------------          ---------------
                             7700  Irvine  Center  Drive
                             Suite  555
                             Irvine,  California  92618
                             Attention:  Regional  Asset  Manager

                             For  Payment  of  Rent:
                             ----------------------
                             American  Spectrum  Realty,  Inc.
                             P.O.  Box  3074-18
                             Houston,  Texas  77253
                               --------------
4.     Tenant:               Leisure  Industries  Corporation  of  America,
                             a  Delaware  corporation

5.     Address  of  Tenant
       (Section 29.14):      Leisure  Industries  Corporation  of  America
                            [TENANT  TO  PROVIDE]
                             Attention: _________________
                            (Prior  To  Lease  Commencement  Date)

                            and

                            7700  Irvine  Center  Drive
                            Suite  100
                            Irvine,  California  92618
                            Attention: _______________
                            (After Lease Commencement Date)
                            -------------

6.     Premises  (Article  1)
                  ----------
                            7700 Irvine Center Drive; containing approximately
6.1  Building:              207,314  rentable  square  feet  of  space.

6.2  Premises:              Approximately Eight Thousand Forty (8,040) rentable
                              square  feet  (Six  Thousand  Nine  Hundred  Sixty
                              [6,960]  usable  square  feet) of space located on
                              the  first  (1st)  floor  of  the Building, as set
                              forth in Exhibit A attached hereto, known as Suite
                              100.

7.     Term  (Article  2).
              ----------
     7.1  Lease  Term:                  Seven  (7)  years.

     7.2  Lease  Commencement  Date:    The  earlier  of  (i)  the  date Tenant
                                        occupies  all  or  a  portion  of  the
                                        Premises  (other than in connection with
                                        the  construction of the same), and (ii)
                                        the date that the Premises are Ready For
                                        Occupancy, which Lease Commencement Date
                                        is  anticipated  to  be October 1, 2002.

     7.3  Lease  Expiration  Date:      The last day of the month in which the
                                        seventh (7th) anniversary of the Lease
                                        Commencement  Date  occurs.

8.     Base  Rent  (Article  3):
                    ----------
                                    Monthly          Annual
                         Months    Base Rent       Base Rent
                         ------   -----------     ----------------
                         1-12*     $16,080.00     $192,960.00
                         13-24     $16,884.00     $202,608.00
                         25-36     $17,688.00     $212,256.00
                         37-48     $18,492.00     $221,904.00
                         49-60     $19,296.00     $231,552.00
                         61-72     $20,502.00     $246,024.00
                         73-84     $21,708.00     $260,496.00

     *  Provided Tenant is not in default under the Lease, Base Rent shall abate
during  Month  2  of  the  Lease  Term.

<TABLE>
<CAPTION>
<S>       <C>
9.     Additional  Rent  (Article  4).
                          ----------
     9.1  Base  Year:     The  calendar  year  of  2002.

     9.2  Tenant's  Share  of  Operating Expenses,
          Insurance Expenses, Utilities
          Expenses  and  Tax  Expenses:                3.88%

10.     Security  Deposit  (Article 21):     Twenty-Three Thousand Eight-Hundred
                            ----------
                                             Seventy-Eight  and  80/100  Dollars  ($23,878.80)

11.     Brokers  (Section  29.19):           Orion  Property Partners, Inc., representing both Landlord and Tenant.

12.     Permitted  Use  (Section  5):        General  Office  Use.
                         ----------
13.     Parking  Spaces
        (Article  26):                       Twenty-Seven  (27)  unreserved  and zero (0) reserved
         -----------                         parking  spaces

</TABLE>
<PAGE>

                            7700 IRVINE CENTER DRIVE
                                  OFFICE LEASE
                   AMERICAN SPECTRUM REALTY MANAGEMENT, INC.,
                             A DELAWARE CORPORATION,
                     AS AGENT FOR THE OWNER OF THE BUILDING,
                                       AND
                   LEISURE INDUSTRIES CORPORATION OF AMERICA,
                             A DELAWARE CORPORATION,
                                   AS TENANT.

<PAGE>

                                TABLE OF CONTENTS
                                -----------------
                                                                            Page
                                                                            ----

ARTICLE  1     REAL  PROPERTY,  BUILDING  AND  PREMISES   . . . . . . . .   1
ARTICLE  2     LEASE  TERM    . . . . . . . . . . . . . . . . . . . . . .   2
ARTICLE  3     BASE  RENT     . . . . . . .  . . . . . . . . . . .  . . .   2
ARTICLE  4     ADDITIONAL  RENT     . . . . . . . . . . . . . . . . . . .   3
ARTICLE  5     USE  OF  PREMISES      . . . . . . . . . . . . . . . . . .   7
ARTICLE  6     SERVICES  AND  UTILITIES     . . . . . . . . . . . . . . .   9
ARTICLE  7     REPAIRS    . . . . . . . . . . . . . . . . . . . . . . . .  10
ARTICLE  8     ADDITIONS  AND  ALTERATIONS    . . . . . . . . . . . . . .  11
ARTICLE  9     COVENANT  AGAINST  LIENS       . . . . . . . . . . . . . .  12
ARTICLE  10     INSURANCE   . . . . . . . . . . . . . . . . . . . . . . .  12
ARTICLE  11     DAMAGE  AND  DESTRUCTION    . . . . . . . . . . . . . . .  14
ARTICLE  12     NONWAIVER     . . . . . . . . . . . . . . . . . . . . . .  16
ARTICLE  13     CONDEMNATION    . . . . . . . . . . . . . . . . . . . . .  16
ARTICLE  14     ASSIGNMENT  AND  SUBLETTING   . . . . . .  . . . . . . .   17
ARTICLE  15     SURRENDER  OF  PREMISES;  REMOVAL  OF  TRADE  FIXTURES. .  20
ARTICLE  16     HOLDING  OVER    . . . . . .  . . . . . .  . . . . . . . . 20
ARTICLE  17     ESTOPPEL  CERTIFICATES     . . . . . . . . . . . . . . . . 20
ARTICLE  18     SUBORDINATION   . . . .  . . . . . . . . . . . . . . . . . 21
ARTICLE  19     DEFAULTS;  REMEDIES   .  . . . . . . . . . . . . . . . . . 21
ARTICLE  20     ATTORNEYS'  FEES   .  . . . . . . . . . . . . . . . . . . .24
ARTICLE  21     SECURITY  DEPOSIT  .  . . . . . . . . . . . . . . . . . .  24
ARTICLE  22     SUBSTITUTION  OF  OTHER  PREMISES  .  . . .  . . . . . .   24
ARTICLE  23     SIGNS  .  . . . . . . . . . . . . . . . . .  . . . . . . . 25
ARTICLE  24     COMPLIANCE  WITH  LAW   .  . . . . . . . . . . . . . . . . 25
ARTICLE  25     ENTRY  BY  LANDLORD    .  . . . . . . . . . . . . . . . . .25
ARTICLE  26     TENANT  PARKING    .  . . . . . . . . . . . . . . . . . . .26
ARTICLE  27     MISCELLANEOUS  PROVISIONS    .  . . . . . . . . . . .. . . 26

EXHIBITS
--------

A     OUTLINE  OF  PREMISES
B     RULES  AND  REGULATIONS
C     NOTICE  OF  LEASE  TERM  DATES
D     TENANT  WORK  LETTER
E     FORM  OF  TENANT'S  ESTOPPEL  CERTIFICATE
F     AIRCRAFT  NOISE  DISCLOSURE

RIDER  NO.  1

<PAGE>

                          INDEX OF MAJOR DEFINED TERMS
                          ----------------------------

                                          LOCATION OF DEFINITION
DEFINED TERMS                             IN OFFICE LEASE
-------------                             ---------------
Additional  Rent                          Section  4.1
Base  Rent                                Article  3
Base  Year                                Section  4.2.1
Building                                  Article  1
Estimate                                  Section  4.3.3
Estimated  Excess                         Section  4.3.3
Estimate  Statement                       Section  4.3.3
Excess                                    Section  4.3.1
Expense  Year                             Section  4.2.3
Force  Majeure                            Section  279.13
Holidays                                  Section  6.1.1
Lease  Commencement  Date                 Article  2
Lease  Expiration  Date                   Article  2
Lease  Term                               Article  2
Lease  Year                               Article  2
Notices                                   Section  279.14
Operating  Expenses                       Section  4.2.4
Premises                                  Article  1
Real  Property                            Article  1
Rent                                      Section  4.1
Security  Deposit                         Article  21
Statement                                 Section  4.3.2
Tax  Expenses                             Section  4.2.5
Tenant's  Share                           Section  4.2.6
Transfer  Notice                          Section  14.1
Transfer  Premium                         Section  14.3
Transferee                                Section  14.1
Transfers                                 Section  14.1

<PAGE>Exhibit 10.256

            _______________________________________________________________

                                LEASE AGREEMENT

                                 by and between

                           FASHION SHOW EXPANSION LLC

                                   (Landlord)

                                      and

                            LEISURE HOMES CORPORATION

    t/a LEISURE, LEISURE RESORTS, LEISURE VACATIONS or LEISURE VACATION STORE

                                    (Tenant)
        _______________________________________________________________

<PAGE>

                                LEASE AGREEMENT
                                ----------------

     THIS  LEASE  AGREEMENT  ("Lease")  dated          October  18,  2002
by  and  between  FASHION SHOW EXPANSION LLC, a Nevada limited liability company
("Landlord"),  and LEISURE HOMES CORPORATION, a Nevada corporation, t/a LEISURE,
LEISURE  RESORTS,  LEISURE  VACATIONS or LEISURE VACATION STORE ("Tenant").  For
purposes  of  Sections  6.1.,  9.4.,  10.1.,  10.2., 13.1., 13.2., 13.5., 13.6.,
20.17., and 20.19., and Schedule D only, the term "Landlord" shall include Rouse
F.S.,  LLC,  a  Maryland  limited liability company, its successors and assigns.

                              W I T N E S S E T H:

          FOR  VALUABLE  CONSIDERATION  Landlord  and  Tenant  agree as follows:

                                    ARTICLE I
                          DEFINITIONS AND ATTACHMENTSI
                          -----------------------------

Section  1.1.     Certain  Defined  Terms.1.1.
                       -----------------------

As  used  herein,  the  term:

A.   "Landlord's Property" means the certain parcel or parcels of land owned,
     leased or controlled by Landlord or by Rouse F.S., LLC, a Maryland limited
     liability company, located in Clark County, Nevada which property comprises
     all or a portion of the Shopping Center and upon the opening for business
     with the public, any additional property used for expansion or addition.

B.   "Shopping Center" means (i) Landlord's Property, (ii) the adjacent parcel
     or parcels of land not owned, leased or controlled by Landlord but which
     are operated as an integral part of the shopping center known as Fashion
     Show, and, (iii) upon the opening for business with the public, any
     additional property used for expansion or addition.

C.   "Landlord's Building" means the improvements constituting the main mall
     building constructed or to be constructed by Landlord or others on
     Landlord's Property, intended to be leased to retail tenants as the same
     may be altered, reduced, expanded or replaced from time to time.

     "Landlord's  Expansion"  means  that  portion  of  Landlord's  Building
     constructed  or  to  be  constructed  by  Fashion  Show  Expansion  LLC.

D.   "Premises" means Tenant's portion of Landlord's Building shown on Schedule
     "A" having the following area: 1,458 square feet.
                                        1
<PAGE>

E.   "Term" means a period of five (5) years plus the part of a month mentioned
     in Section 3.1., commencing and ending as provided in Section 3.1.

     "Grand  Opening Date" means the date and time designated by Landlord as the
     grand  opening  of  Landlord's  Expansion.

     "Grand  Opening  Contribution"  means  the  product of the following figure
     multiplied  by  Tenant's  Floor  Area:  $3.00.  See  Article  XI.

F.   "Permitted Use" means the operation of the Premises as a preview center for
     products marketed to vacation, hospitality and travel consumers, the
     primary products to be marketed from the store to include (i) vacation
     interval units at Tenant's resort properties located throughout the United
     States and the Caribbean, (ii) land sales in various states, and (iii) a
     full range of travel services including air, car rental, hotel
     reservations, tours, and cruises. Tenant may operate within the Premises a
     lounge area for shoppers to rest, browse, view video/television screens
     that include the foregoing products and destinations, and purchase the said
     products.

G.   "Annual Basic Rental" means an amount equal to the product of the following
     applicable figure multiplied by Tenant's Floor Area:

     Rental  Years  1  -  2:                     $100.00
     Rental  Years  3  -  Termination  Date:     $110.00

H.   "Annual Percentage Rental" means a sum equal to eight percent (8%) of the
     amount by which annual Gross Sales exceed the product of the following
     applicable figure multiplied by Tenant's Floor Area (the "Breakpoint"),
     subject to adjustment as provided in Section 5.1; provided, however, that
     in the event during the first or last Rental Year Tenant is not open for
     business for twelve (12) full months, the Breakpoint shall be an amount
     equal to the Breakpoint specified herein multiplied by a fraction, the
     numerator of which shall be the actual number of complete months during
     which Tenant was open for business during the Rental Year and the
     denominator of which shall be twelve (12):

     Rental  Years  1  -  2:                     $1,250.00
     Rental  Years  3  -  Termination  Date:     $1,375.00

I.   "Tenant's Occupancy Charge" means an annual amount equal to the product of
     the following figure multiplied by Tenant's Floor Area: $24.18, as adjusted
     pursuant to Section 5.1.

J.   "Tenant Notice Address" means

     Gregg  McMurtrie
     Leisure  Homes  Corporation
     4310  Paradise  Road
     Las  Vegas,  NV  89109
                                        2
<PAGE>

K.   "Tenant Trade Name" means LEISURE, LEISURE RESORTS, LEISURE VACATIONS or
     LEISURE VACATION STORE which Tenant represents it is entitled to use
     pursuant to all applicable laws.

L.   "Store Hours" means Monday through Friday 10:00 a.m. to 9:00 p.m.; Saturday
     10:00 a.m. to 7:00 p.m.; and Sunday 12:00 Noon to 6:00 p.m.

M.   "Restriction Area" means None.

N.   "Landlord's Floor Area" means the aggregate number of square feet of
     leasable floor area in Landlord's Building (exclusive of Anchors and
     exclusive of any floor area not structurally connected to Landlord's
     Building or not having an opening into the enclosed mall) which, with
     respect to any such floor area which has been leased to any rent-paying
     tenant, shall be determined in accordance with the provisions of any lease
     applicable thereto and which, with respect to any such floor area not so
     leased, shall consist of all such leasable floor area in Landlord's
     Building designed for the exclusive use and occupancy of rent-paying
     tenants, which shall exclude Common Areas, storage areas leased separately
     from retail areas, mezzanine areas and areas used for Landlord's management
     and promotion offices.

O.   "Tenant's Floor Area" means the number of square feet contained in that
     portion of Landlord's Floor Area constituting the Premises which shall be
     measured (a) with respect to the front and rear width thereof, from the
     exterior face of the adjacent exterior or corridor wall or, if none, from
     the center of the demising partition, to the opposite exterior face of the
     adjacent exterior or corridor wall or, if none, to the center of the
     opposite demising partition, and (b) with respect to the depth thereof,
     from the front lease line (as designated on the Lease Outline Drawings to
     be prepared by Landlord pursuant to Schedule B hereof with respect to the
     Premises, or pursuant to other leases, with respect to premises other than
     the Premises) to the exterior face of the rear exterior wall, or corridor
     wall, or, if neither, to the center of the rear demising partition; and in
     no case shall there be any deduction for columns or other structural
     elements within any tenant's premises.

P.   "Common Areas" means those areas and facilities which may be furnished from
     time to time by Landlord or others in or near Landlord's Property for the
     non-exclusive general common use of tenants, Anchors and other occupants of
     the Shopping Center and their agents, employees and customers.

Q.   "Default Rate" means an annual rate of interest equal to 2% above the
     "prime rate". The "prime rate" is an annual percentage rate published by
     The Wall Street Journal in its Money Rates as of the first business day in
     January of the year(s) for which the Default Rate applies.

R.   "Anchor" means any tenant or other occupant of the Shopping Center which
     either (i) occupies a floor area in excess of 50,000 square feet in the
     Shopping Center, or (ii) occupies a floor area in excess of 25,000 square
     feet and is designated an Anchor in a notice to that effect given by
     Landlord to Tenant.

     "Major  Tenant"  means  any tenant or other occupant of the Shopping Center
     which  occupies a floor area of at least 20,000 square feet in the Shopping
     Center.

S.   "Landlord's Leased Floor Area" means the monthly average of the aggregate
     number of square feet of Landlord's Floor Area leased to tenants (including
     the Premises) as of the first day of each calendar month during the billing
     period in question. (If used, this term appears only in Schedule D.)

                                        3
<PAGE>

     Section 1.2.     Additional Defined Terms1.2.
                      ------------------------

     The  following  additional  terms  are  defined in the places in this Lease
noted  below:

Term                                                                     Section
----                                                                     -------
"Additional  Rental"                                                         5.1
"Casualty"                                                                  14.1
"Commencement  Date"                                                         3.1
"CPI"                                                                        5.1
"Electricity  Component"                           Schedule  C  (if  applicable)
"Electricity  Factor"                              Schedule  C  (if  applicable)
"Environmental  Laws"                                                        8.4
"Event  of  Default"                                                        17.1
"Expansion"                                                                  5.6
"Fiscal  Year"                                     Schedule  D  (if  applicable)
"Force  Majeure"                                                             3.1
"Future  Rental  Damages"                                                   17.3
"Gross  Sales"                                                               5.2
"Hazardous  Material(s)"                                                     8.4
"HVAC  Factor"                                     Schedule  D  (if  applicable)
"Mortgage"                                                                  18.1
"Mortgagee"                                                                 18.1
"Qualified  Rental"                                                          5.5
"Ready  for  Occupancy"                                                      7.5
"Rental"                                                                     5.1
"Rental  Year"                                                               5.1
"Taxes"                                                                      6.1
"Tax  Year"                                                                  6.1
"Tenant's  HVAC  Charge"                           Schedule  D  (if  applicable)
"Tenant's  V/CW  Charge"                           Schedule  D  (if  applicable)
"Term"                                                                       3.1
"Termination  Damages"                                                      17.3
"Termination  Date"                                                          3.1
"Transfer"                                                                  16.1
"Transferee"                                                                16.1
"Umpire"                                           Schedule  C  (if  applicable)
"V/CW  Factor"                                     Schedule  D  (if  applicable)

 Section  1.3.     Attachments1.3.
                   ---------------

     The following documents are attached hereto, and such documents, as well as
all  drawings  and  documents prepared pursuant thereto, shall be deemed to be a
part  hereof:

     Schedule "A" - Drawing of Landlord's Property including Landlord's Building
                    and Tenant's Premises
     Schedule "B" - Tenant  Design  and Construction Criteria (Description of
                    Landlord's  Work  and  Tenant's  Work)
     Schedule "C" - Utility Consumption and Payment Schedule
     Schedule "D" - Tenant Heating, Ventilating and Air-Conditioning Schedule
     Schedule "E" - Estoppel Certificate

     Subordination, Non-Disturbance and Attornment Agreement

                                        4
<PAGE>

                                   ARTICLE II
                                    PREMISES
                                    --------

     Section  2.1.     Demise.
                       -------

     Landlord hereby leases to Tenant and Tenant hereby rents from Landlord, the
Premises  having  the  floor area set forth in Section 1.1.D.  Landlord warrants
that  it has the right to lease the Premises hereby demised, and that so long as
Tenant is not in default hereunder, Tenant shall have peaceful and quiet use and
possession  of  the Premises, subject to any Mortgage, and all matters of record
or  other  agreements  to  which this Lease is or may hereafter be subordinated.
Upon  the election of either Landlord or Tenant upon delivery of the Premises to
Tenant,  but  prior  to  Tenant's installation of its improvements, the Premises
shall  be  remeasured  by  Landlord,  at  the sole cost and expense of the party
electing such measurement, using the formula set forth in Section 1.1.O. hereof.
If  the  total area of the Premises is found to be less than or greater than the
area  as  set forth in Section 1.1.D., then Landlord and Tenant shall execute an
amendment  to  this  Lease  to  correct the discrepancy in the total area of the
Premises,  for  all  purposes  of  this  Lease.  If  neither  party  elects  a
remeasurement  upon delivery of the Premises to Tenant, the floor area stated in
Section  1.1.D.  shall be deemed accepted by the parties hereto for all purposes
of  this  Lease.

                                  ARTICLE III
                                      TERM
                                      ----

Section  3.1.  Term.
               ----

     The  Term shall commence on that date (the "Commencement Date") which shall
be  the  earlier  to occur of (a) the first day on which the Premises are "Ready
for  Occupancy"  (as  defined  in  Section 7.5.), or (b) Tenant's opening of its
business  in the Premises.  If the Premises are Ready for Occupancy prior to the
Grand  Opening  Date,  Landlord  may  require  Tenant  to  defer its opening for
business  until  the  Grand  Opening  Date.  The Term shall be for the number of
years  and months set forth in Section 1.1.E., plus the part of a month, if any,
from  the  Commencement Date through the last day of the month immediately prior
to  the  first full calendar month in the Term and shall terminate at the end of
the Term (the "Termination Date").  If Tenant's alterations are delayed by Force
Majeure  (as  hereinafter defined), then the date on which Tenant is required to
open  for business shall be extended for the period of such delay, not to exceed
thirty (30) days, provided (i) Tenant provides prompt notice to Landlord of such
Force  Majeure,  (ii)  Tenant  uses  its  diligent  efforts  to  complete  said
alterations,  and  (iii)  Tenant has otherwise complied with this Lease.  "Force
Majeure" shall be failure of power, restrictive governmental law or regulations,
riots,  insurrection  or  war,  Acts  of  God,  Casualty,  strikes  or  lockouts
(provided,  however,  financial inability shall not constitute a Force Majeure).
Landlord  and  Tenant  agree, upon demand of the other, to execute a declaration
setting  forth  the  Commencement  Date  and  Termination  Date  as  soon as the
Commencement  Date  and  Termination  Date  have  been  determined.

     Section  3.2.     Termination;  Holding
                       ---------------------

     Tenant shall vacate the Premises upon the expiration or earlier termination
of  this Lease and no notice to quit shall be necessary.  Tenant shall reimburse
Landlord  for  and  indemnify  and  hold  Landlord harmless against all damages,
claims,  losses  or expenses incurred by Landlord resulting from delay by Tenant
in  vacating  the  Premises.

     In  addition  to such reimbursement and indemnification, if Tenant fails to
vacate the Premises as required, the tenancy under this Lease shall be a tenancy
at sufferance, subject to all of the terms of this Lease applicable to a tenancy
at sufferance, except that  (a) the Annual Basic Rental payable hereunder during
said  holdover  period  shall  be  equal  to  twice the Annual Basic Rental last
payable during the Term and (b) Annual Percentage Rental payable hereunder shall
be  equal  to  the highest Annual Percentage Rental payable hereunder for any of
the  last  three  (3)  Rental Years of the Term, on a prorated basis during such
holdover  period.  For the period of three (3) months prior to the expiration of
                                        5
<PAGE>

the  Term,  Landlord  may show the Premises to prospective tenants during normal
business  hours  provided  Landlord  does not interfere with Tenant's use of the
Premises.

                                   ARTICLE IV
                                      USE
                                      ---

     Section  4.1.     Prompt  Occupancy  and  Use;  Store  Hours.4.1.
                       -----------------------------------------------

     Tenant  shall occupy the Premises upon the Commencement Date and thereafter
will  continuously  use  the Premises for the Permitted Use and for no other use
whatsoever,  provided  that  Tenant  may  use minor portions of the Premises for
storage  and office purposes as are reasonably required for the operation of its
business in the Premises.  Without limiting the general prohibition contained in
the  preceding  sentence  (except  as  expressly permitted in Tenant's Permitted
Use),  Tenant  will  not,  within  the Premises, (a) install an automated teller
machine;  (b)  make  any vending machine available for use by Tenant's invitees;
(c)  make  available  for  use  by  its  invitees any facility or device for the
transmission  or receipt of information, data, sound, images, services or goods,
including,  but  not  limited  to telephones and computers, (d) place, permit or
operate  any  gaming  device  in  the  Premises  or use the Premises or any part
thereof  for  gaming or bookmaking purposes, or (e) provide any service which is
provided  to  patrons  of  the  Shopping  Center  from time to time by Landlord,
directly  or  through  third  parties,  as  tenants  of  the  Shopping Center or
otherwise.

     Tenant  shall  cause  its  business  to be conducted in good faith so as to
transact  the  maximum  volume of business in and at the Premises and shall keep
the  Premises  open  for  business at least during the Store Hours or such other
hours  as  shall  be  established by Landlord.  If Tenant shall fail to keep its
business  open  during the required hours and such failure is not due to a Force
Majeure,  then, in addition to any other remedy available to Landlord under this
Lease, Tenant shall pay to Landlord, as Additional Rental for such breach, a sum
equal  to  One Hundred Dollars ($100.00) for each hour or portion thereof during
which  Tenant  shall  fail  to  so  operate.

     Tenant  may  operate  its  business during additional hours with Landlord's
prior  approval provided Tenant shall pay for its proportionate share of any and
all  additional  costs  incurred  by  Landlord  as  a  result  thereof.

     Section  4.2.     Tenant  Trade  Name.
                       -------------------

     Tenant  shall  conduct  business  in  the Premises only in the Tenant Trade
Name;  provided,  however,  upon prior notice to Landlord, Tenant may change its
trade  name  if  substantially  all  of Tenant's and Tenant's affiliates' stores
operating  under the same Tenant Trade Name also change their trade name to such
new  trade  name,  and  such  other  trade  name  will not conflict with, and in
Landlord's  reasonable  judgment  is not likely to confuse the public regarding,
the  trade  names  of  other tenants in the Shopping Center.  Within thirty (30)
days of a permitted change in Tenant Trade Name, Tenant agrees, at its sole cost
and  expense,  to  replace  its  storefront sign to reflect the new Tenant Trade
Name.  Plans  and  specifications  for such storefront sign must be set forth in
detail  and  submitted  to  Landlord  for approval prior to installation of said
sign.

                                    ARTICLE V
                                     RENTAL
                                     ------

     Section  5.1.     Rental.
                       -------

     Tenant  agrees to pay to Landlord as rental ("Rental") for the Premises (a)
the  Annual  Basic  Rental  specified  in  clause G of Section 1.1; plus (b) the
Annual Percentage Rental specified in clause H of Section 1.1; plus (c) Tenant's
Occupancy  Charge  specified in clause I of Section 1.1; plus (d) all additional
sums, charges or amounts due under this Lease, whether or not such sums, charges
                                        6
<PAGE>

or  amounts  are  referred  to as additional rental (collectively referred to as
"Additional  Rental").

     Annual  Basic  Rental shall be paid by Tenant in equal monthly installments
in  advance  on  the  first day of each full calendar month during the Term, the
first  such  payment  to include any prorated Annual Basic Rental for the period
from  the Commencement Date to the first day of the first full calendar month in
the  Term.

     Annual Percentage Rental shall be paid by Tenant monthly during each Rental
Year  on or before the fifteenth (15th) day following the close of each calendar
month  commencing  with  the  first  month during each Rental Year that Tenant's
aggregate Gross Sales for such Rental Year exceed the Breakpoint for such Rental
Year.  Monthly  payments  of  Annual  Percentage  Rental  shall be calculated by
multiplying  the  amount  of  Gross  Sales  for  the  month  in  question by the
percentage  specified  in  Section  1.1.H.,  with appropriate adjustment for the
month  in which the Breakpoint is achieved. As soon as practicable after the end
of  each  Rental  Year, the Annual Percentage Rental shall be finally determined
and  any  necessary  payment  or  refund  shall  be  promptly  made.

     Tenant's  Occupancy  Charge  shall  be  paid  by  Tenant  in  equal monthly
installments in advance on the first day of each calendar month during the Term,
the first such payment to include any prorated Tenant's Occupancy Charge for the
period  from  the  Commencement Date to the first day of the first full calendar
month  in  the Term.  Tenant's Occupancy Charge shall be increased as of January
1st  of  each  year  during  the Term by an amount equal to the greater of three
percent  (3%)  or  the  percentage  increase  in  the CPI multiplied by Tenant's
Occupancy  Charge  for  the  prior calendar year.  "CPI" shall mean the Consumer
Price Index for All Urban Consumers (U. S. City Average) published by the Bureau
of  Labor  Statistics  of the United States Department of Labor.  The percentage
increase  in  the  CPI  shall be determined by (a) taking the September CPI most
recently reported prior to the calendar year for which the increase is effective
and  subtracting  the September CPI reported one year earlier (the "Prior Period
CPI")  and  (b)  dividing  the  result  by  the  Prior  Period  CPI.

     If  during  the  Term  the  CPI  is changed or discontinued, Landlord shall
choose a comparable index, formula or other means of measurement of the relative
purchasing power of the dollar and such substitute index, formula or other means
of  measurement  shall  be  utilized  in  place  of  the  CPI  as if it had been
originally  designated  in  this  Lease.

     Unless  the  time  for payment is otherwise expressly stated in this Lease,
Additional  Rental  shall  be  paid  by Tenant on or before the tenth (10th) day
following  Landlord's  billing  Tenant  therefor.

     The  first  "Rental Year" shall commence on the Commencement Date and shall
end  at  the close of the twelfth full calendar month following the Commencement
Date;  thereafter each Rental Year shall consist of successive periods of twelve
calendar  months.  Any portion of the Term remaining at the end of the last full
Rental  Year  shall  constitute  the  final  Rental Year and all Rental shall be
apportioned  therefor.

     The  Annual  Basic  Rental  and  the  Breakpoint  shall  be  adjusted
proportionately  for  any  Rental Year of more or less than twelve (12) calendar
months.

     Section  5.2.  "Gross  Sales"  Defined
                    -----------------------

     "Gross  Sales"  means  the actual sales prices or rentals of all goods  and
merchandise  sold, leased, licensed or delivered, and the actual charges for all
services  performed  by  Tenant, or by any subtenant, licensee or concessionaire
in,  at, from, or arising out of the use of the Premises, whether for wholesale,
retail,  cash,  credit,  trade-in or otherwise, without reserve or deduction for
inability  or  failure  to collect except as set forth below.  Gross Sales shall
include,  without  limitation,  sales  and  services  (a)  whether  delivery  or
performance  is  made  from  the  Premises or from some other place, (b) made or
                                        7
<PAGE>

performed  by  mail,  telephone,  telefax,  e-mail,  Internet  or  any  other
communications  medium  to,  at  or  from the Premises, (c) made or performed by
means  of  mechanical  or  other  vending  devices in the Premises, or (d) which
Tenant  or any subtenant, licensee, concessionaire or other person in the normal
and customary course of its business would credit or attribute to its operations
in  any  part of the Premises.  No franchise, occupancy or capital stock tax and
no income or similar tax based on income or profits shall be deducted from Gross
Sales.

     The  following  shall  not  be included in Gross Sales: (i) any exchange of
merchandise  between stores of Tenant where such exchange is made solely for the
convenient  operation  of  Tenant's  business,  (ii)  sales  of  trade fixtures,
machinery and equipment not part of Tenant's inventory, (iii) sales, use, luxury
or  excise  taxes  separately  stated  from  the  sales  price, (iv) charges for
alterations  and/or  repairs made at no profit to Tenant, (v) sales to employees
at  discount to the extent that such sales do not exceed one percent (1%) of the
Gross Sales during any Rental Year and are at no profit to Tenant, (vi) receipts
from  vending  machines  and  pay  telephones  located in non-sales areas, (vii)
insurance  proceeds,  (viii)  sales  in  bulk to manufacturers and jobbers, (ix)
service charges payable to Tenant on accounts receivable, (x) all travel related
revenue (including airline tickets, cruise vacations, hotel reservations and car
rentals);  and (xi) charges made for delivery at no profit to Tenant which shall
be  shown as a separate charge.  The following may be deducted from Gross Sales:
(a)  cash  or credit refunds to customers on transactions previously reported in
Gross  Sales  and (b) to the extent that any purchase was previously included in
Gross  Sales,  bad debts not in excess of one percent (1%) of Gross Sales in any
one Rental Year (provided, however, that if Tenant subsequently receives payment
on  any  account  theretofore  excluded, such payment shall be included in Gross
Sales  for  the  Rental  Year  in which received).  Tenant shall not deduct from
Gross  Sales  cash  or  credit  refunds  to customers on transactions which were
catalog,  electronic or Internet sales not included in Gross Sales.  Those items
which  Tenant  is permitted to exclude or deduct from Gross Sales may only be so
excluded or deducted if complete, accurate and separate records relating thereto
are  maintained  and  preserved  by  Tenant  and  made  available  to  Landlord.

     Deposits  or  payments  on layaway merchandise sales (provided the customer
has  not  taken delivery of the merchandise) shall be included in Gross Sales at
the  time  such sale is final and shall be included as part of the overall sale.
A  "final"  sale  shall  occur  at  the  time  a  customer takes delivery of the
merchandise.  In  the  event  that  an  order  is  canceled for which Tenant has
received  a  deposit  or  partial payment which is not refunded, such deposit or
partial  payment  shall  be included in Gross Sales.  Sales of gift certificates
shall  not be included in Gross Sales but the redemption of gift certificates at
the  Premises  shall be included in Gross Sales, whether or not purchased at the
Premises.

     Section  5.3.     Statements  of  Gross  Sales.
                       ----------------------------

     Tenant  shall  deliver to Landlord:  (a) within fifteen (15) days after the
close  of  each calendar month of the Term, a written report signed by Tenant or
by an authorized officer or agent of Tenant, showing the Gross Sales made in the
preceding  calendar month and (b) within sixty (60) days after the close of each
Rental  Year, a statement of Gross Sales (prior to excluding and deducting those
items  enumerated  in the second paragraph of Section 5.2) and an itemization of
any exclusions and deductions made by Tenant as permitted by Section 5.2 for the
preceding Rental Year which shall conform to and be in accordance with generally
accepted  accounting  principles and Section 5.2.  The annual statement shall be
accompanied  by  the  signed  certificate  of  an  independent  Certified Public
Accountant or the chief financial officer of Tenant stating specifically that he
has  examined  the  report of Gross Sales for the preceding Rental Year, and the
calculation  of  Gross  Sales has been made in accordance with the definition of
Gross  Sales  contained  in  this  Lease.  If  Tenant shall fail to deliver such
annual  statement and certificate to Landlord within said sixty (60) day period,
Landlord  shall  have the right, after ten (10) days notice to Tenant, to employ
its  authorized  representative  to  examine  such  books and records, including
without  limitation  all records required by Section 5.4, as may be necessary to
certify  the  amount  of  Tenant's  Gross Sales for such Rental Year, and Tenant
shall  pay  to  Landlord  the  reasonable  cost  thereof  as  Additional Rental.

     If  such audit shall disclose that Tenant's records, in the opinion of such
independent  Certified  Public Accountant, are inadequate to disclose such Gross
                                        8
<PAGE>

Sales, Landlord shall be entitled to collect, as Additional Rental, an equitable
sum determined by such independent Certified Public Accountant but not exceeding
fifty  percent  (50%)  of  the  Annual Basic Rental payable by Tenant during the
period  in  question.

     Section  5.4.     Tenant's  Records.
                       -----------------

     In  order  for  Landlord  to verify Gross Sales, Tenant will use and retain
magnetic  computer tapes (including tapes for its point of sale registers in the
Premises),  or such other device for recording sales as Landlord approves, which
will disclose each sale or transaction.  Tenant will preserve for at least three
(3)  years,  and  during the Term shall keep at the Tenant Notice Address or the
Premises,  original  or  duplicate  books  and records, which shall disclose all
information  required  to determine Tenant's Gross Sales and which shall conform
to and be in accordance with generally accepted accounting principles.  Not more
than  once in any Rental Year upon ten (10) days' prior written notice, Landlord
or  any  Mortgagee,  their  agents  and accountants, shall have the right during
business  hours to make any examination or audit of such books and records which
Landlord or such Mortgagee may desire.  If such audit shall disclose a liability
in any Rental Year for Rental in excess of the Rental theretofore paid by Tenant
for  such  period, Tenant shall promptly pay such liability.  If Tenant fails to
provide  adequate  records  or  such  audit  shall  disclose  that  Tenant  has
underreported  Gross Sales by five  percent (5%) or more during any Rental Year,
(a)  Tenant  shall promptly pay the reasonable cost of audit and interest at the
Default  Rate  on all additional Annual Percentage Rental then payable, accruing
from  the date such additional Annual Percentage Rental was due and payable, and
(b)  an  Event of Default shall be deemed to exist unless, within ten (10) days,
Tenant  shall  furnish Landlord with adequate records or evidence satisfactorily
demonstrating  to  Landlord  that  such  inadequate records or underreporting of
Gross  Sales  was the result of good faith error on Tenant's part. If such audit
shall  disclose  an  overpayment  of  Rental  by Tenant, Landlord shall promptly
credit  Tenant  the  amount  of  any  overpayment.

    Section  5.5.     Payment  of  Rental; Qualified Rental.
                       -------------------------------------

     Tenant  shall  pay  all  Rental  when due, without any setoff, deduction or
prior  demand  therefor.  Except  as  provided  herein, Tenant shall not pay any
Rental earlier than one (1) month in advance of the date on which it is due.  If
Tenant  shall fail to pay any Rental within ten (10) days after the same is due,
Tenant  shall  pay Additional Rental equal to the greater of One Hundred Dollars
($100.00)  or  ten  percent  (10%)  of  any  Rental payment not paid when due to
reimburse  Landlord  for  its additional administrative costs.  In addition, any
Rental  which  is not paid within ten (10) days after the same is due shall bear
interest at the Default Rate from the first day due until paid.  Rental shall be
paid and statements of Gross Sales delivered or mailed at such place as Landlord
may  from  time  to  time  designate.  Any  payment  by  Tenant or acceptance by
Landlord  of  a lesser amount than shall be due from Tenant to Landlord shall be
treated  as  a  payment on account.  The acceptance by Landlord of a check for a
lesser  amount  with  an  endorsement  or  statement  that such lesser amount is
payment  in  full  shall  be given no effect, and Landlord may accept such check
without  prejudice  to  any  other  rights  or  remedies which Landlord may have
against  Tenant.

     Landlord  and  Tenant  intend  that  all Rental paid to Landlord under this
Lease  will  qualify  as  rents from real property within the meaning of Section
856(d)  of  the Internal Revenue Code of 1986, as amended and as further defined
in  Treasury  Regulation  Section  1.856-4  ("Qualified  Rental").  If  Landlord
advises  Tenant  that, in Landlord's sole discretion, there is any risk that all
or  part  of  any  payments  made by Tenant under this Lease will not qualify as
Qualified  Rental,  Tenant agrees to cooperate with Landlord to restructure this
Lease  in  such manner as may be necessary to enable such payments to be treated
as  Qualified  Rental,  provided  such  restructuring  will  not have a material
adverse  economic  impact  on  Tenant.

     Section  5.6.     Future  Expansion/Renovation.
                       ----------------------------

     In  the  event  that during the Term (a) one or more additional Anchors are
constructed  in  the  Shopping  Center,  or  (b)  one  or more expansions of the
Shopping  Center, involving the addition of at least 50,000 square feet of floor
area  occurs,  or  (c)  the  Common  Areas  are  expanded  or  renovated  by the
construction  of  capital  improvements which have an aggregate cost equal to or
                                        9
<PAGE>

greater  than an amount equal to $20.00 multiplied by Landlord's Floor Area (any
of  the  foregoing being an "Expansion"), then, upon the opening for business of
each  Expansion, the Annual Basic Rental shall be increased by ten percent (10%)
for  each  such  Expansion  and  the  Breakpoint  shall  be  increased by a like
percentage.

                                    ARTICLE VI
                                      TAXES
                                      -----

      Section 6.1.     Tenant to Pay Proportionate Share of Taxes.
                       -------------------------------------------

     Tenant  shall pay in each Tax Year during the Term, as Additional Rental, a
proportionate  share  of  all  amounts  payable by Landlord with respect to real
estate  taxes,  ad  valorem taxes and assessments, general and special, taxes on
real  estate  rental  receipts, taxes on Landlord's gross receipts, or any other
tax imposed upon or levied against real estate, or upon owners of real estate as
such  rather  than  persons  generally,  extraordinary  as  well  as  ordinary,
foreseeable and unforeseeable, including taxes imposed on leasehold improvements
which  are  assessed  against  Landlord, payable with respect to or allocable to
Landlord's  Property,  including  all  land,  Landlord's  Building and all other
buildings  and  improvements situated thereon, together with the reasonable cost
(including  fees  of  attorneys, consultants and appraisers) of any negotiation,
contest  or  appeal  pursued  by  Landlord  in an effort to reduce any such tax,
assessment  or  charge, and all of Landlord's reasonable administrative costs in
relation  to  the  foregoing,  all  of  the above being collectively referred to
herein  as  "Taxes."  Tenant's proportionate share of Taxes shall be computed by
multiplying  the  amount  of  such  Taxes (less any contributions by Anchors and
Major  Tenants)  by  a  fraction, the numerator of which shall be Tenant's Floor
Area  and the denominator of which shall be Landlord's Floor Area less the floor
area  of  any  Major  Tenants.  Landlord,  at its option, from time to time, may
exclude  from Landlord's Floor Area any Landlord's Floor Area not existing as of
the date of execution of this Lease, provided the Taxes associated therewith are
excluded  from  Taxes.  For  the  Tax  Year  in  which  the  Term  commences  or
terminates,  the  provisions of this Section shall apply, but Tenant's liability
for its proportionate share of any Taxes for such year shall be subject to a pro
rata  adjustment  based  upon the number of days of such Tax Year falling within
the  Term.  As  used  herein, "Tax Year" means each yearly period established by
the  appropriate  taxing  authorities  as  the  tax  year.

     If  an  assessment is payable in installments, Tenant's proportionate share
of  such  assessment shall be computed as though Landlord had elected to pay the
same  in  the maximum number of installments permitted by law without additional
costs,  penalties  or  interest  being  assessed by reason of such installments,
provided  the  Term  has  not  expired or this Lease has not terminated.  Tenant
shall not have any liability with respect to installments which are attributable
to  the  period  after  the  expiration  of  the  Term.

     So  long  as  Tenant is not in default of the requirement to pay its Taxes,
Tenant  shall  not  be  required  to  pay  any interest or penalties imposed for
non-payment  of  Taxes.

     Taxes  shall not include any general income, franchise, corporate transfer,
estate  or  gift tax imposed upon Landlord generally rather than as owner and/or
lessee  of  Landlord's  Property.

     Section  6.2.     Payment  of Proportionate Share of Taxes.
                       ----------------------------------------

     Tenant's  proportionate  share  of Taxes shall be paid by Tenant in monthly
installments in such amounts as are reasonably estimated and billed for each Tax
Year  during  the Term by Landlord, each such installment being due on the first
day  of  each  calendar  month.  At  any  time  during  a Tax Year, Landlord may
reestimate  Tenant's proportionate share of Taxes and thereafter adjust Tenant's
monthly  installments  payable  during  the  Tax Year to reflect more accurately
Tenant's  proportionate  share  of  Taxes.  Within one hundred twenty (120) days
after  Landlord's receipt of tax bills for each Tax Year, or such reasonable (in
Landlord's  determination)  time  thereafter, Landlord will notify Tenant of the
amount  of  Taxes  for  the  Tax  Year  in  question  and the amount of Tenant's
proportionate  share thereof.  Any overpayment or deficiency in Tenant's payment
                                       10
<PAGE>

of  its  proportionate  share of Taxes for each Tax Year shall be paid promptly.
Failure  of Landlord to provide such notice within the time prescribed shall not
relieve  Tenant of its obligations hereunder.  Notwithstanding the foregoing, if
Landlord  is  required  under  law to pay Taxes in advance, Tenant agrees to pay
Landlord, upon Commencement Date, an amount equal to Tenant's share of Taxes for
the  entire  Tax  Year  in  which  the Term of this Lease commences, and in such
event, at the termination of this Lease, Tenant shall be entitled to a refund of
Taxes  paid  which  are  attributable  to  a  period  after  this Lease expires.

     Section  6.3.     Taxes on Rental; Tenant's Taxes.
                       -------------------------------

     Tenant  shall  also  pay  any sales, excise and other taxes (not including,
however,  Landlord's  income  taxes)  levied  by  any  taxing authority upon any
Rental  payable  hereunder.  Tenant  shall  also pay, prior to the time the same
shall  become  delinquent  or  payable  with  penalty,  all taxes imposed on its
inventory,  furniture,  trade  fixtures,  apparatus,  equipment,  leasehold
improvements  installed  by Tenant or by Landlord on behalf of Tenant (except to
the  extent such leasehold improvements shall be covered by Taxes referred to in
Section  6.1),  and  any  other  property  of Tenant.  Landlord may require that
Tenant's  leasehold improvements be separately assessed by the taxing authority.

                                   ARTICLE VII
                                  IMPROVEMENTS
                                  ------------

     Section  7.1.     Tenant's  Improvements.7.1.
                       ---------------------------

     Prior  to  the commencement of the Term, Tenant shall, at its sole cost and
expense, (a) promptly initiate and diligently pursue the design of all leasehold
improvements  and  other  work to be performed by it pursuant to Schedule B on a
schedule  which in Landlord's reasonable judgment will permit Tenant to complete
such  leasehold  improvements  not  later  than ten (10) days prior to the Grand
Opening  Date  with  respect  to the exterior of the Premises and not later than
seven  (7)  days prior to the Grand Opening Date with respect to the interior of
the  Premises,  and (b) promptly commence and diligently pursue the construction
and  completion  of the Premises.  Tenant will be permitted by Landlord to enter
the  Premises  in  accordance  with Schedule B for the purpose of performing its
obligations  under Schedule B and for the purpose of installing its fixtures and
other  equipment, provided (i) Tenant shall have obtained Landlord's approval of
the  plans  and  specifications for such work, (ii) Tenant shall have obtained a
valid  building  permit  for  construction  of its leasehold improvements, (iii)
Tenant  shall  have  deposited  with  Landlord  the  policies or certificates of
insurance  required  in  Article XIII and (iv) Landlord shall have received full
payment  from  Tenant for the Grand Opening Contribution and for those items set
forth  in  Schedule  B.  Tenant's  activities  shall  be  conducted so as not to
unreasonably  interfere  with  Landlord's construction activities.  Tenant shall
maintain  the  Premises in a clean and orderly condition during construction and
merchandising.  All  trash  which  may  accumulate  in  connection with Tenant's
construction and merchandising activities shall be deposited daily in dumpsters,
provided  by  or  for  Landlord  in  the  Shopping  Center  as more particularly
described  in  Schedule  B.  During  such construction and merchandising period,
Tenant  shall  perform  all  duties  and  obligations  imposed  by  this  Lease,
including,  without  limitation,  those  provisions  relating  to  insurance and
indemnification,  saving  and excepting only the obligation to pay Rental (other
than any Additional Rental due Landlord by reason of Tenant's failure to perform
any of its obligations hereunder), which obligation shall commence when the Term
commences.

     Landlord's  work is limited to that work specified in Schedule B and Tenant
shall  be  required  to  make  all  leasehold  improvements  to  the Premises in
accordance  with  Tenant's  approved  plans,  except  those  which  Landlord  is
specifically  required  to  make  under  Schedule  B.

     Section  7.2.     Effect of Opening for Business.
                       ------------------------------

     By  opening  the  Premises for business, Tenant shall be deemed to have (a)
accepted  the  Premises,  (b)  acknowledged  that  the same are in the condition
called  for  hereunder,  and  (c)  agreed that the obligations of Landlord under
Schedule  B  have  been  fully  performed,  except Landlord shall repair (i) any
apparent  defect in work performed by Landlord of which Tenant notifies Landlord
                                       11
<PAGE>

within  thirty (30) days after Tenant takes possession of the Premises, and (ii)
any  latent  defect  in  work  performed  by  Landlord  of which Tenant notifies
Landlord  within  six  (6) months after Tenant takes possession of the Premises.

     Section  7.3.     Mechanic's  Liens.
                       -----------------

     No  work  performed  by Tenant pursuant to this Lease shall be deemed to be
for  the  immediate  use  and benefit of Landlord so that no mechanic's or other
lien  shall  be  allowed against the estate of Landlord by reason of any consent
given  by Landlord to Tenant to improve the Premises.  Tenant shall pay promptly
all  persons furnishing labor or materials with respect to any work performed by
Tenant  or its contractors on or about the Premises.  If any mechanic's or other
liens  shall  at  any  time  be  filed  against  the Premises or any part of the
Shopping  Center  by  reason  of work, labor, services or materials performed or
furnished,  or  alleged  to  have  been  performed or furnished, to Tenant or to
anyone  holding  the Premises through or under Tenant, and regardless of whether
any  such  lien  is  asserted against the interest of Landlord or Tenant, Tenant
shall  forthwith  cause  the  same  to  be discharged of record or bonded to the
satisfaction  of  Landlord.  If  Tenant  shall  fail to cause such lien to be so
discharged  or  bonded within thirty (30) days (or such shorter  period required
under  any  Mortgage)  after  being  notified  of  the  filing thereof, then, in
addition  to  any  other  right  or  remedy  of  Landlord,  Landlord may bond or
discharge  the  same  by  paying the amount claimed to be due, and the amount so
paid  by  Landlord,  including  reasonable  attorneys' fees incurred by Landlord
either  in  defending against such lien or in procuring the bonding or discharge
of  such  lien, together with interest thereon at the Default Rate, shall be due
and  payable  by  Tenant  to  Landlord  as  Additional  Rental.

     Section  7.4.     Tenant's  Leasehold  Improvements and Trade Fixtures.
                       -----------------------------------------------------

     No  leasehold  improvements  (as  distinguished  from  trade  fixtures  and
apparatus)  installed  in  the  Premises  whether by Tenant, Landlord or others,
shall  be  removed  by  Tenant from the Premises at any time, without Landlord's
prior  written  consent.  At  the  termination  of  this  Lease,  all  leasehold
improvements shall be deemed to be part of the Premises, and title thereto shall
vest  solely  in  Landlord  without  payment  owing  to  Tenant.

     All  trade fixtures and apparatus owned by Tenant shall remain the property
of  Tenant  and  may be removed from the Premises unless Tenant shall then be in
default of any terms or covenants of this Lease.  Tenant shall repair any damage
to  the  Premises caused by the removal of said trade fixtures and apparatus and
shall  restore the Premises to substantially the same condition as existed prior
to the installation of said trade fixtures and apparatus, ordinary wear and tear
excepted.

     If  Tenant is in default, Landlord shall have the benefit of any applicable
lien  on Tenant's property (specifically excluding Tenant's merchandise) located
in  or  on the Premises as may be permitted under the laws of the state in which
the  Shopping  Center  is  located  and  in  the  event such lien is asserted by
Landlord in any manner or by operation of law, Tenant shall not remove or permit
the  removal  of  said property until the lien has been removed and all defaults
have  been  cured.

     Section  7.5.     "Ready  for Occupancy" Defined.
                       -------------------------------

     The  Premises  shall  be  "Ready for Occupancy" as of the date on which the
last  of  the  following  shall  have  occurred:

           (a)  Landlord shall have substantially completed all work to be
               performed by it pursuant to Schedule B which is necessary to
               permit Tenant to commence the work to be performed by it under
               Schedule B.

               For  the  purpose  of  this  clause (a) of Section 7.5., the term
               "substantially completed" shall mean the date upon which Landlord
               has  completed its work as set forth in Schedule B to the extent,
               as  determined by Landlord, that Tenant's contractor may commence
               the  construction  of  Tenant's  work as specified in Schedule B.
               Landlord will not be required to complete the balance of its work
               in  the  Premises  until  Tenant  has  commenced  construction of
               Tenant's  work  and  completed  certain  portions  of  said  work
               designated  by  Landlord, Landlord will then reenter the Premises
               and  complete  its  work;

          (b)  Sixty (60) calendar days shall have passed from the date Tenant
               shall have received Landlord's authorization to enter the
               Premises to complete the work to be performed by it pursuant to
               Schedule B and to fixture the Premises and otherwise make the
               Premises ready for opening for business;

          (c)  At least sixty-five percent (65%) of Landlord's Floor Area in
               Landlord's Expansion, including the Premises, shall have been
               substantially completed and turned over to tenants for finishing;

          (d)  At least 4,000 automobile parking spaces shall be available in
               the Shopping Center; and

          (e)  Any one (1) of the following Anchors in Landlord's Expansion
               shall have been substantially completed and open or ready to open
               for business: Dillard's, Nordstrom, Saks, or Bloomingdales
               Homestore.

                                  ARTICLE VIII
                                   OPERATIONS
                                   ----------

         Section  8.1.     Operations  by  Tenant.
                           -----------------------

     Tenant will at its expense:  (a) keep all exterior store surfaces including
the  inside  and  outside  of all glass in the doors and windows of the Premises
clean;  (b)  replace  promptly  any cracked or broken glass of the Premises; (c)
maintain  the  Premises  in  a clean, orderly and sanitary condition and free of
insects,  rodents,  vermin and other pests; (d) keep any garbage, trash, rubbish
or  other  refuse  in  rat-proof  containers within the interior of the Premises
until  removed  and dispose same in designated receptacles provided by Landlord;
(e)  keep  all mechanical apparatus reasonably free of vibration and noise which
may  be  transmitted  beyond  the  Premises;  (f)  light the show windows of the
Premises  and  exterior  signs  and  turn  the same off to the extent reasonably
required  by  Landlord;  (g)  comply  and  cause the Premises to comply with all
applicable  governmental  statutes,  laws,  rules,  orders,  regulations  and
ordinances  affecting the Premises or the use thereof; (h) comply with all rules
and  regulations established by Landlord from time to time which apply generally
to  all  retail  tenants in Landlord's Property; and (i) maintain sufficient and
seasonal  inventory  and  have  sufficient number of personnel to maximize sales
volume  in  the  Premises.

     Tenant  will not: (j) place anything on, or otherwise obstruct, any portion
of  the  Common  Areas  or  entrance  to the Premises; (k) use any objectionable
advertising  medium  such  as loudspeakers, phonographs, public address systems,
sound  amplifiers,  reception  of  radio  or  television  broadcasts  within the
Shopping  Center,  which  is  in  any  manner  audible or visible outside of the
Premises;  (l)  cause  or  permit objectionable odors (in Landlord's opinion) to
emanate from the Premises; (m) solicit business or distribute handbills or other
advertising  matter in any Common Areas (including placing any of the same in or
upon  any  automobiles  parked  in the parking areas); (n) permit the parking of
vehicles  so  as  to interfere with the use of any driveway, corridor, footwalk,
parking  area,  mall  or other Common Areas; (o) receive or ship articles of any
kind  outside  the  designated loading areas for the Premises; (p) use the mall,
corridor  or  any  other  Common  Areas adjacent to the Premises for the sale or
display of any merchandise or for any other business, occupation or undertaking;
                                       12
<PAGE>

(q)  conduct  or permit to be conducted any auction, fictitious fire sale, going
out of business sale, bankruptcy sale (unless directed by court order), or other
similar  type  sale  in or connected with the Premises (but this provision shall
not  restrict  the  absolute  freedom  of  Tenant in determining its own selling
prices,  nor  shall it preclude the conduct of periodic seasonal, promotional or
clearance  sales);  (r)  use the Premises or otherwise operate in a manner which
will be in violation of law or which would violate Landlord's insurance policies
or  cause an increase in the cost of Landlord's insurance; (s) place a load upon
any  floor  which  exceeds the floor load which the floor was designed to carry;
(t) operate its heating or air-conditioning in such a manner as to drain heat or
air-conditioning  from the Common Areas or from the premises of any other tenant
of  the  Shopping  Center;  (u)  use  the  Premises  for any unlawful or illegal
business,  use  or purpose, or for any business, use or purpose which is immoral
or  disreputable  (including  without  limitation  "adult  entertainment
establishments"  and  "adult  bookstores"),  or  which  is hazardous, or in such
manner  as  to constitute a nuisance of any kind (public or private), or for any
purpose  or  in  any way in violation of the certificates of occupancy (or other
similar approvals of applicable governmental authorities); or (v) park or permit
its  employees to park in areas other than those designated by Landlord, if any,
for  employee  parking.

     Section  8.2.     Exterior  of  Premises.
                       ----------------------

     Tenant  shall  not  maintain  within or on the exterior of the Premises any
sign,  banner,  decoration  or  any  other  thing  which  is visible outside the
Premises,  nor  paint  the  exterior  of the Premises, without the prior written
approval  of  Landlord,  which  approval  shall  not be unreasonably withheld or
delayed  if  in  accordance  with  Landlord's  then-current  design  criteria.

     Section  8.3.     Trash  Removal  Service8.
                       -----------------------

     At  its  option,  Landlord  may  furnish (or authorize others to furnish) a
service for the removal of trash from receptacles designated by Landlord for the
regular  deposit  by Tenant of its garbage, trash, rubbish or other refuse, and,
if  it  shall  do  so,  then in each Rental Year, at Landlord's election, Tenant
shall either (i) reimburse Landlord monthly, as Additional Rental, for all costs
incurred  by  Landlord  in  furnishing  such  service, or (ii) pay directly such
person, firm or corporation authorized by Landlord to provide such trash removal
services.

     Section  8.4.     Hazardous  Materials.
                       --------------------

     (a)  "Hazardous Material(s)" means any substance that, by itself or in
          combination with other materials, is either (i) potentially injurious
          to public health, safety, or the environment; or (ii) now or in the
          future regulated by any federal, state, or local governmental
          authority as potentially injurious to public health, safety, or the
          environment.

     (b)  With the exception of minor amounts of Hazardous Materials customarily
          and lawfully used in conjunction with the Permitted Use, Tenant, its
          employees, contractors, agents, and any party acting on behalf of
          Tenant, shall not store, use, treat, generate, or dispose of Hazardous
          Materials at the Shopping Center.

     (c)  Tenant, its employees, contractors, agents, and any party acting on
          behalf of Tenant shall comply, and shall keep the Premises in
          compliance, with all laws and regulations relating to Hazardous
          Materials ("Environmental Laws"); and in addition Tenant shall:

          (i)  Promptly provide Landlord with copies of any document,
               correspondence, report or communication, written or oral,
               relating to Hazardous Materials at or affecting the Shopping
               Center (x) to or from any regulatory body, or (y) stating a basis
               for any potential liability or responsibility of Tenant,
               Landlord, or the Shopping Center; including all such documents,
               correspondence, reports or communications prepared by or on
               behalf of Tenant. In addition to the above, at Landlord's
               request, Tenant shall provide copies of any and all records and
               communications whatsoever relating to Hazardous Materials at or
               affecting the Shopping Center.

          (ii) Immediately notify Landlord in the event of a suspected or
               confirmed release of a Hazardous Material or violation of
               Environmental Laws at or affecting the Shopping Center and caused
               by or related to the operations of Tenant, its employees,
               contractors, agents, or any party acting on behalf of Tenant and,
                                       13
<PAGE>
               at Landlord's sole option, either promptly remediate or correct
               such release or violation to Landlord's satisfaction or reimburse
               Landlord's cost of remediation (including reasonable attorneys'
               and consultants' fees); and compensate Landlord and/or third
               parties for all resultant damage.

          (iii) Permit Landlord reasonable access to the Premises for the
               purpose of conducting an environmental audit or testing, the cost
               of which shall be borne by Landlord unless the results indicate
               activity prohibited by Environmental Laws or hereunder.

          (iv) Upon expiration or other termination of this Lease, remove all
               Hazardous Materials from the Premises, and at Landlord's option
               cause to be performed and provided to Landlord an environmental
               audit of the Premises, using a consultant reasonably acceptable
               to Landlord, and correct, at its expense, any deficiencies noted
               by the audit.

     (d)  Landlord shall comply with all Environmental Laws regarding its
          storage, use, treatment, generation, and disposal of Hazardous
          Materials, and, if required by law, shall promptly remediate any
          release of Hazardous Materials or correct any violation of
          Environmental Laws at or affecting the Shopping Center and resulting
          from such storage, use, treatment, generation or release.

     (e)  This Section 8.4 shall survive the expiration or other termination of
          this Lease.

                                   ARTICLE IX
                            REPAIRS AND ALTERATIONS
                            -------------------------

       Section  9.1.     Repairs  to  be  Made  by Landlord.9.1.
                         ---------------------------------------

     In  addition to Landlord's obligations under Section 14.1, Landlord, at its
expense,  will  make,  or  cause  to be made in a reasonably prompt and diligent
manner  (a)  structural  repairs to exterior walls, structural columns, roof and
structural  floors  which collectively enclose the Premises (excluding, however,
all  doors,  door  frames,  storefronts,  windows  and  glass);  (b)  repairs to
plumbing,  electrical  or  other mechanical installations which pass over and/or
beneath  the  Premises  and  service  any  other  tenant's  premises  (whether
individually  or  together  with other premises, including the Premises) but are
not  servicing solely the Premises; and (c) such repairs as are specifically set
forth  as Landlord's responsibility under Section 12.1 hereof.  Any repairs made
by  Landlord shall be performed so as to minimize disruptions to Tenant's use of
the  Premises.

     Section  9.2.     Repairs  to be Made by Tenant.
                       -----------------------------

     All  repairs  to the Premises or any installations, equipment or facilities
therein  (or  located  outside  of  the Premises but serving only the Premises),
other  than  those  repairs  required to be made by Landlord pursuant to Section
9.1,  shall  be made by Tenant at its expense.  Tenant will keep the interior of
the  Premises,  together  with  all  electrical,  plumbing  and other mechanical
                                       14
<PAGE>

installations  therein  (or located outside of the Premises but serving only the
Premises)  and  (if  and  to  the  extent  provided  in Schedule D) the heating,
ventilating  and  air-conditioning  system  in  the  Premises, in good order and
repair  and  will  make  all  necessary  replacements. Tenant will surrender the
Premises  at  the  expiration of the Term in as good condition as when received,
damage  by  Casualty,  unavoidable  accident or Act of God and ordinary wear and
tear excepted.  Tenant will not overburden or exceed the capacity of any utility
serving  the Premises or within the Premises, and at its expense, subject to the
provisions  of  Section  9.3, will make any additional installation which may be
required  in connection with Tenant's apparatus.  Any damage or injury sustained
by  any  person  because  of Tenant's failure to repair the Premises as required
herein,  shall  be  paid  for  by  Tenant.

     Section  9.3.     Alterations  by  Tenant.
                       -----------------------

     Tenant  will  not  make any alterations, renovations, improvements or other
installations  in,  on  or  to  any  part  of  the  Premises (including, without
limitation, any alterations of the storefront, signs, structural alterations, or
any  cutting  or  drilling  into any part of the Premises or any securing of any
fixture, apparatus, or equipment of any kind to any part of the Premises) unless
and  until  Tenant  shall  have caused plans and specifications therefor to have
been  prepared,  at  Tenant's  expense,  by an architect or other duly qualified
person  and  shall  have  obtained  Landlord's  approval (not to be unreasonably
withheld  or  delayed) thereof.  If such approval is granted, Tenant shall cause
the  work  described  in  such  plans and specifications to be performed, at its
expense, promptly, efficiently, competently and in a good and workmanlike manner
by duly qualified and licensed persons or entities, using first grade materials,
without  disruption  to  the  operations  of  tenants  or other occupants of the
Shopping  Center.  All  such work shall comply with all applicable codes, rules,
regulations  and  ordinances.

     Notwithstanding the foregoing, Tenant shall have the right to make interior
repairs or replacements which do not require any structural alteration or impose
any  greater  load  on  any  structural  portion  of  the  Premises,  and are in
accordance  with  Tenant's originally approved plans and are in conformance with
Landlord's  most  current  design  criteria.

     Section  9.4.     Changes and Additions to Shopping Center.
                       ----------------------------------------

     Landlord  reserves the right at any time and from time to time  to (a) make
or  permit  changes  to the Shopping Center including additions to, subtractions
from,  rearrangements  of,  alterations of, modifications of, or supplements to,
the  building  areas, walkways, driveways, parking areas, or other Common Areas,
and  (b)  construct  improvements in Landlord's Building and the Shopping Center
and  to  make  alterations  thereof or additions thereto and to build additional
stories  on  or  in  any  such  building(s)  and build adjoining same, including
(without  limitation)  kiosks, pushcarts and other displays in the Common Areas;
provided,  however,  that  no such changes, rearrangements or other construction
shall  reduce  the  parking areas below the number of parking spaces required by
law.  Any  changes  or  additions  by  Landlord  to Landlord's Property shall be
performed in such a manner so as not to unreasonably interfere with Tenant's use
of  the  Premises  and shall not change in a material, adverse way the access to
the  Premises  from the Common Areas immediately in front of and adjacent to the
Premises.

     Section  9.5.     Roof  and  Walls.
                       ----------------

     Landlord  shall have the exclusive right to use any part of the roof of the
Premises  for  any purpose; to erect additional stories or other structures over
all  or any part of the Premises; to erect temporary scaffolds and other aids to
construction  on  the  exterior  of  the  Premises,  provided that access to the
Premises  shall not be denied; and to install, maintain, use, repair and replace
within  the  Premises  pipes,  ducts,  conduits,  wires and all other mechanical
equipment  serving  other  parts  of  Landlord's  Property,  the  same  to be in
locations  within  the  Premises  as  will  not  unreasonably  deny Tenant's use
thereof.  Landlord  may make any use it desires of the side or rear walls of the
Premises  or  other  structural  elements  of  the  Premises (including, without
limitation,  free-standing  columns and footings for all columns), provided that
such  use shall not encroach on the interior of the Premises unless (a) all work
                                       15
<PAGE>

carried  on  by  Landlord with respect to such encroachment shall be done during
hours when the Premises are not open for business and otherwise shall be carried
out  in  such a manner as not to unreasonably interfere with Tenant's operations
in  the  Premises,  (b)  Landlord,  at  its  expense, shall provide any security
services  to  the  Premises  required  by  such  work,  and (c) Landlord, at its
expense,  shall  repair  all  damage  to  the Premises resulting from such work.
Landlord agrees that any such uses contemplated hereunder shall not decrease the
size  of the Premises nor materially interfere with Tenant's use of or access to
the  Premises  from the Common Areas immediately in front of and adjacent to the
Premises,  and any such pipes or conduits shall be concealed along the walls and
ceilings  of  the  Premises.

                                    ARTICLE X
                                  COMMON AREAS
                                  -------------

     Section  10.1.     Use  of Common Areas.
                        --------------------

     Landlord  grants  to  Tenant  and  its  agents,  employees  and customers a
non-exclusive  license  to use the Common Areas in common with others during the
Term,  subject  to  the exclusive control and management thereof at all times by
Landlord  or others and subject, further, to the rights of Landlord set forth in
Sections  9.4  and  10.2.

     Section  10.2.     Management  and  Operation  of  Common  Areas.
                        ---------------------------------------------

     Landlord  will  operate  and  maintain  the  Common Areas in a commercially
reasonable and appropriate manner consistent with the operation of a first class
shopping  center.  Landlord  will  have  the  right (a) to establish, modify and
enforce  reasonable and non-discriminatory rules and regulations with respect to
the  Common  Areas;  (b)  to enter into, modify and terminate easement and other
agreements  pertaining  to  the  use and maintenance of the Common Areas; (c) to
close  all  or  any  portion  of  the Common Areas to such extent as may, in the
opinion of Landlord, be necessary to prevent a dedication thereof or the accrual
of  any  rights to any person or to the public therein; (d) to close temporarily
any  portions  of  the Common Areas; (e) to discourage non-customer parking; and
(f)  to do and perform such other acts in and to said areas and improvements as,
in  the  exercise  of  good  business  judgment,  Landlord shall determine to be
advisable.

                                   ARTICLE XI
                        PROMOTION OF THE SHOPPING CENTER
                      ------------------------------------

     Landlord shall formulate and carry out an ongoing program for the promotion
of  the  Shopping Center, which program may include, without limitation, special
events,  shows, displays, signs, marquees, decor, seasonal events, institutional
advertising  for  the  Shopping Center, promotional literature to be distributed
within  Landlord's  Property  and  other  activities  within the Shopping Center
designed to attract customers.  In marketing the Shopping Center, Landlord shall
have  the  right  to  name  Tenant's  store  in  the  Shopping  Center.

     Prior  to  the date on which Tenant commences construction in the Premises,
Tenant  shall  pay  Landlord the Grand Opening Contribution set forth in Section
1.1.E.  The  Grand  Opening  Contribution shall be used to promote and advertise
the  opening  of  the  Landlord's  Expansion.

                                  ARTICLE XII
                                    UTILITIES
                                    ---------

     Section  12.1.     Utility  Services.
                        -----------------

     Landlord  shall  provide  the facilities for supplying heating, ventilating
and  air-conditioning,  water,  sanitary sewer, telephone and electricity to the
Premises  as  follows:

                                       16
<PAGE>

     (a)  Electricity.  Set  forth in Schedule C, attached hereto, are the terms
          -----------
and  conditions  under  which  Landlord  shall  supply  or  Tenant  shall obtain
electricity  for  use  in  the  Premises;

     (b)  HVAC.  Set  forth  in  Schedule  D  attached hereto, are the terms and
          ----
conditions  under  which  heating,  ventilating  and  air-conditioning  will  be
provided  to  the  Premises;

     (c)  Fire  Protection  Sprinkler  System.  Landlord  shall provide ordinary
          -----------------------------------
repair and maintenance for the fire protection sprinkler system in the Premises,
which  system  shall  remain  the  property  of  Landlord;  and

     (d) Water and Sewer.  Tenant shall pay all charges for water and sewer used
         ---------------
by it and supplied by a public utility or public authority, or any other person,
firm  or  corporation.  If  Landlord  supplies  such  service, there shall be no
separate  charge  therefor,  and  Landlord shall continue to supply such service
throughout  the  Term.

     Unless  otherwise  provided in this Lease, including the schedules attached
hereto,  Landlord  shall not be responsible for providing any utility service to
the  Premises,  nor for providing meters or other devices for the measurement of
utilities  supplied to the Premises, and Tenant shall arrange for the furnishing
to  the  Premises  of  such utility services as it may require.  Tenant shall be
solely  responsible  for and shall promptly pay, as and when the same become due
and  payable, all charges for  electricity, gas, telephone and any other utility
used  or  consumed  in  the  Premises and supplied by a public utility or public
authority  or  any  other  person,  firm  or  corporation,  including  Landlord,
supplying  the  same.

     Section  12.2.     Discontinuances  and Interruptions of Utility Services.
                        -------------------------------------------------------

     Landlord  shall  not be liable to Tenant in damages or otherwise (a) if any
utility  shall  become  unavailable from any public utility company or any other
person or entity (including Landlord) supplying or distributing such utility, or

     (b) for any interruption in any utility service caused by the making of any
necessary  repairs  or improvements or by any cause beyond Landlord's reasonable
control,  and  the  same  shall not constitute a termination of this Lease or an
eviction  of  Tenant.  Notwithstanding  the  foregoing,  if  any  utility to the
Premises  should  become  unavailable for a period in excess of seventy-two (72)
consecutive  hours, and if, as a result of such unavailability, Tenant is unable
to  operate its business in the Premises, and if such unavailability is directly
caused  by the willful act or gross negligence of Landlord, as Tenant's sole and
exclusive remedy all Rental shall abate until utility service to the Premises is
restored.

                                  ARTICLE XIII
                            INDEMNITY AND INSURANCE
                            -----------------------

     Section  13.1.     Indemnities.13.1
                        ------------------

     To  the  extent  permitted  by  law, Tenant shall and does hereby indemnify
Landlord,  any  general or limited partner of Landlord or any general or limited
partner  of any partner of Landlord, or any shareholder of any corporate partner
of  any  partner  of  Landlord,  or  any  other holder of any equity interest in
Landlord,  or  in  any  entity comprising Landlord or its partners and agrees to
save  each  of them harmless and, at Landlord's option, defend each of them from
and  against  any  and  all  claims,  actions, damages, liabilities and expenses
(including  reasonable  attorneys'  and  other  professional  fees)  judgments,
settlement  payments,  and  fines  paid,  incurred or suffered by any of them in
connection  with  loss of life, personal injury and/or damage to property or the
environment  suffered  by  third parties arising from or out of the occupancy or
use  by  Tenant  of  the  Premises  or any part thereof or any other part of the
Shopping  Center, to the extent occasioned by any act or omission of Tenant, its
officers, agents, contractors, employees or (while in the Premises) invitees, or
arising,  directly or indirectly, wholly or in part, from any conduct, activity,
act,  omission, or operation involving the use, handling, generation, treatment,
                                       17
<PAGE>
storage,  disposal  or other management of any Hazardous Material(s) in, from or
to  the  Premises, whether or not Tenant may have acted negligently with respect
to  such  Hazardous  Materials.

     To  the  extent  permitted by law, Landlord shall and does hereby indemnify
Tenant  and  agrees  to  save  it  harmless from and against any and all claims,
actions,  damages, liabilities and expenses (including reasonable attorneys' and
other  professional  fees),  judgments,  settlement  payments,  and  fines paid,
incurred  or suffered by Tenant in connection with loss of life, personal injury
and/or  damage  to property suffered by third parties arising from or out of the
use  of any portion of the Common Areas by Landlord, to the extent occasioned by
any act or omission of Landlord, its officers, agents, contractors or employees.
Landlord  shall indemnify, hold harmless and defend Tenant, its agents, servants
and  employees from and against all claims, actions, losses and expenses made by
third  parties  (including  reasonable  attorneys'  and other professional fees)
arising  from  any  conduct,  activity, act, omission or operation involving the
use,  handling,  generation,  treatment,  storage,  disposal  or  release of any
Hazardous Material(s) in, from or to the Premises or the Shopping Center, to the
extent  caused  directly  by  the  actions of Landlord, its agents, servants and
employees,  and  not  arising  solely  out  of  Landlord's  position  as  an
owner/operator  of  the  Shopping  Center.

The  obligations  of the parties pursuant to this Section 13.1 shall survive any
termination  of this Lease with respect to any act, omission or occurrence which
took  place  prior  to  such  termination.

     Section  13.2.     Landlord  Not  Responsible  for  Acts  of  Others.
                        -------------------------------------------------

     Landlord  shall  not  be  liable  to  Tenant, or to those claiming, through
Tenant,  for  any loss or damage which may result from (a) the acts or omissions
of  persons occupying space in any part of the Shopping Center, or their agents,
employees,  contractors or invitees or (b) from the breaking, bursting, stoppage
or  leaking  of electrical cable and wires, or water, gas, sewer or steam pipes.
Tenant  acknowledges  that its use of the Premises and Shopping Center is at its
own  risk.

     Section  13.3.     Tenant's  Insurance.
                        -------------------

     At  all  times on and after delivery of the Premises to Tenant, Tenant will
carry  and  maintain,  at  its  expense:

     (a)  a non-deductible commercial general liability insurance policy,
          including (but not limited to) insurance against assumed or
          contractual liability under this Lease, with respect to liability
          arising out of the ownership, use, occupancy or maintenance of the
          Premises and all areas appurtenant thereto, to afford protection with
          respect to personal injury, death or property damage of not less than
          Two Million Dollars ($2,000,000) per occurrence combined single
          limit/Four Million Dollars ($4,000,000) general aggregate (but not
          less than $2,000,000 per location aggregate); and

     (b)  special form property and casualty insurance policy, including theft
          coverage, written at not less than eighty percent (80%) replacement
          cost value covering all of Tenant's personal property in the Premises
          (including, without limitation, inventory, trade fixtures, furniture
          and other property removable by Tenant under the provisions of this
          Lease) and all leasehold improvements installed in the Premises by or
          on behalf of Tenant, which policy may have a deductible of not more
          than $25,000; and

     (c)  comprehensive boiler and machinery equipment policy, including
          electrical apparatus, if applicable, which policy may have a
          deductible of not more than $25,000; and

     (d)  if and to the extent required by law, worker's compensation insurance
          policy, or similar insurance in form and amounts required by law.

                                       18
<PAGE>

     Tenant  may  maintain  the required liability and special form property and
casualty  insurance  in the form of a blanket policy covering other locations of
Tenant in addition to the Premises; provided, however, that Tenant shall provide
Landlord with a certificate of insurance specifically naming the location of the
Premises,  the  limits  of  which coverage are to be at least in the amounts set
forth  in  this  Section  13.3.

     Notwithstanding  the  foregoing, Tenant may carry the required special form
property  and  casualty  insurance  in  a  deductible  form  and  may  elect  to
self-insure  such  deductible, so long as the amount of such deductible does not
exceed  Five  Thousand  and  00/100 Dollars ($5,000.00) and Tenant agrees not to
hold  Landlord,  its  officers,  agents, contractors or employees liable for any
losses  which  would  otherwise  be  covered  by such deductible.  Tenant hereby
expressly  waives  all right of recovery against Landlord, its officers, agents,
employees  or  contractors  for  damage  which would otherwise be covered by any
deductible  contained  in  Tenant's  insurance  policies  covering the Premises.

     Section  13.4.     Tenant's  Contractor's  Insurance.
                        ---------------------------------

     Tenant  shall  require  any  contractor  of  Tenant  performing work on the
Premises  to  carry  and  maintain, at no expense to Landlord, a non-deductible:

     (a)  commercial general liability insurance policy, including (but not
          limited to) contractor's liability coverage, contractual liability
          coverage, completed operations coverage, broad form property damage
          endorsement and contractor's protective liability coverage, to afford
          protection, with respect to personal injury, death or property damage
          of not less than Three Million Dollars ($3,000,000) per occurrence
          combined single limit/Five Million Dollars ($5,000,000) general
          aggregate (but not less than $3,000,000 per location aggregate);

     (b)  comprehensive automobile liability insurance policy with a combined
          single limit for each occurrence of not less than One Million Dollars
          ($1,000,000) with respect to personal injury or death and property
          damage; and

     (c)  worker's compensation insurance policy or similar insurance in form
          and amounts required by law.

     Section  13.5.     Policy  Requirements.
                        --------------------

     The  companies  writing any insurance which Tenant is required to carry and
maintain  pursuant  to Sections 13.3 and 13.4, shall maintain a rating from A.M.
Best  Company,  Inc.  of  at  least  A-IX, or a comparable rating if the current
rating  system is changed.  The commercial general liability policies shall name
Landlord  and/or  its  designee(s)  as additional insured and casualty insurance
policies,  shall  name  Landlord  and/or  its  designee(s)  as  loss payee.  All
policies  shall  be  primary  and  non-contributory  with  respect to Landlord's
liability  arising  out  of the act or omission of Tenant, its officers, agents,
contractors,  employees  or  (while  in  the  Premises) invitees, and shall also
contain  a  provision  by which the insurer agrees that such policy shall not be
cancelled,  materially changed or not renewed without at least thirty (30) days'
advance  notice  to  Landlord,  c/o  The  Rouse  Company,  10275 Little Patuxent
Parkway,  Columbia,  Maryland 21044, Attention: Risk Manager, by certified mail,
return receipt requested, or to such other party or address as may be designated
by  Landlord or its designee.  Each such policy, or a certificate thereof, shall
be  deposited  with  Landlord  by  Tenant promptly upon commencement of Tenant's
obligation  to  procure  the  same.

     Section  13.6.     Waiver of Right of Recovery.
                        ---------------------------

     Except  for  the  indemnification contained in Section 13.1 with respect to
Hazardous Materials, neither Landlord nor Tenant shall be liable to the other or
to any insurance company (by way of subrogation or otherwise) insuring the other
party  for  any  loss  or  damage  to  any building, structure or other tangible
property, or any resulting loss of income, or losses under worker's compensation
                                       19
<PAGE>

laws and benefits, even though such loss or damage might have been occasioned by
the  negligence  of such party, its agents or employees.  The provisions of this
Section  13.6 shall not limit the indemnification for liability to third parties
pursuant  to  Section  13.1.  In  the  event  of  a  permitted sublease or other
occupancy  agreement  for  all  or  a  portion of the Premises, the subtenant or
occupant  shall expressly agree in writing to be bound by the provisions of this
Section  13.6  (as  if such subtenant or occupant were Tenant hereunder) for the
benefit  of  Landlord.  The  owner or occupant of any Anchor within the Shopping
Center  shall  have  the benefit of this Section 13.6. and none of them shall be
liable  to  Tenant  or  Tenant's  insurance  company  for  any  loss  or damage.

                                  ARTICLE XIV
                             DAMAGE AND DESTRUCTION
                            ------------------------

     Section  14.1.     Landlord's Obligation to Repair  and  Reconstruct.
                        ---------------------------------------------------

     If  the  Premises shall be damaged by fire, the elements, accident or other
casualty  (any  of  such causes being referred to herein as a "Casualty"), then,
subject to the provisions of Section 14.2, Landlord shall in a reasonably prompt
manner  cause such damage to be repaired.  All such repairs shall be made at the
expense  of  Landlord;  but  Landlord  shall not be required to perform any work
beyond  that  described  in  Schedule  B.  Landlord  shall  not  be  liable  for
interruption  to  Tenant's business or for damage to or replacement or repair of
Tenant's  personal  property  (including,  without  limitation, inventory, trade
fixtures,  furniture and other property removable by Tenant under the provisions
of  this Lease) or to any leasehold improvements installed in the Premises by or
on  behalf  of  Tenant,  all  of  which  damage,  replacement or repair shall be
undertaken  and  completed  by  Tenant  promptly.

If,  as  the  result of Casualty, the Premises are rendered partially or totally
untenantable,  Annual  Basic  Rental,  Tenant's  Occupancy Charge and Additional
Rental  shall  be  abated  proportionately  as  to  the  portion of the Premises
rendered  untenantable  and  continuing  to  be untenantable, and the Breakpoint
shall  be  proportionately  reduced  until  the  Premises  are  tenantable.

     Section  14.2.     Landlord's  and Tenant's Option to Terminate Lease.
                        ---------------------------------------------------

     Landlord may elect to terminate this Lease if the Premises are (a) rendered
wholly  untenantable,  or  (b)  damaged  as  a  result of any cause which is not
covered  by Landlord's insurance or (c) damaged or destroyed in whole or in part
during  the  last  three (3) years of the Term, or if Landlord's Building or the
individual building in which Tenant is located is damaged to the extent of fifty
percent (50%) or more of the leasable floor area contained therein, by giving to
Tenant  notice  of such election within ninety (90) days after the occurrence of
such  event;  provided, however, that Landlord shall only exercise such right in
the  event  that  (i)  Landlord  elects not to rebuild the Premises and does not
commence  rebuilding  of the Premises within one (1) year after the date of such
Casualty, and (ii) Landlord terminates the leases of all other retail tenants in
Landlord's  Building  or  the  individual  building  in  which Tenant is located
similarly  affected  by  such  Casualty.

     Tenant  may  elect  to  terminate  this  Lease  if

     (x)  the Premises are damaged in whole or in part and are thereby rendered
          wholly untenantable for a period of time exceeding twenty (20) days
          during the last three (3) years of the Term, by giving Landlord
          written notice of such termination within thirty (30) days after the
          date of such Casualty, or

     (y)  Landlord does not commence to repair, restore or rebuild the Premises
          within eighteen (18) months after the occurrence of any such Casualty,
          by giving Landlord written notice of such termination within thirty
          (30) days after the expiration of said period and provided Landlord
          does not commence to repair the Premises within thirty (30) days of
          said notice.
                                       20
<PAGE>

     In  the  event  this  Lease  is  terminated pursuant to the foregoing, both
parties,  subject  to  Section 20.21 hereof, will be relieved of all obligations
under  this  Lease  except  those obligations occurring or accruing prior to the
date  of  such  termination, and Rental shall be adjusted as of such termination
date.

     Section 14.3.     Demolition of Landlord's Building.
                       ---------------------------------

     In  addition to Landlord's termination rights described in Section 14.2, if
Landlord's Building or the individual building in which the Premises are located
shall be so substantially damaged that it is reasonably necessary, in Landlord's
sole  judgment, to demolish same for the purpose of reconstruction, Landlord may
demolish  the same, in which event the Rental shall be abated to the same extent
as  if  the  Premises  were  rendered  untenantable  by  a  Casualty  .

     Section  14.4.     Insurance  Proceeds.
                        -------------------

     If  Landlord  does  not  elect  to terminate this Lease pursuant to Section
14.2, Landlord shall, subject to the prior rights of any Mortgagee, disburse and
apply  any  insurance  proceeds  received  by  Landlord  to  the restoration and
rebuilding  of  Landlord's Building in accordance with Section 14.1 hereof.  All
insurance  proceeds  payable  with  respect  to the Premises (excluding proceeds
payable to Tenant pursuant to Section 13.3) shall belong to and shall be payable
to  Landlord  and  shall  be  applied  toward the restoration of the Premises to
substantially  the  same  condition  as  existed  prior  to  such  damage.

                                   ARTICLE XV
                                  CONDEMNATION
                                  ------------

     Section  15.1.     Effect  of  Taking.
                        ------------------

     If  any  part  of  the  Premises  shall be taken under the power of eminent
domain,  this  Lease  shall  terminate  on  the date Tenant is required to yield
possession  thereof.  If twenty percent (20%) or more of the leasable floor area
contained  in  Landlord's  Building  or  the  individual  building  in which the
Premises  are  located  is so taken, or if parking spaces in the Shopping Center
are  so  taken  thereby  reducing  the number of parking spaces to less than the
number  required  by  law  and  Landlord does not deem it reasonably feasible to
replace  such  parking  spaces  with  other parking spaces on the portion of the
Shopping Center not taken, then Landlord may elect to terminate this Lease as of
the date on which possession thereof is required to be yielded to the condemning
authority,  by giving notice of such election within ninety (90) days after such
date.  If  any  notice  of  termination  is given pursuant to this Section, this
Lease  and the rights and obligations of the parties hereunder shall cease as of
the  date  of  such  notice  and Rental shall be adjusted as of the date of such
termination.

     Section  15.2.     Condemnation  Awards.
                        --------------------

     All  compensation  awarded  for  any  taking  of  the  Premises, Landlord's
Building,  Landlord's Property, or any interest in any of the same, shall belong
to  and  be  the  property  of Landlord, Tenant hereby assigning to Landlord all
rights  with  respect thereto; provided, however, nothing contained herein shall
prevent Tenant from applying for reimbursement from the condemning authority (if
permitted  by  law)  for  moving expenses, or the expense of removal of Tenant's
trade  fixtures, or loss of Tenant's business good will, but only if such action
shall  not  reduce  the  amount  of  the  award  or other compensation otherwise
recoverable  from  the  condemning authority by Landlord or the owner of the fee
simple  estate  in Landlord's Property.  Notwithstanding the foregoing, Landlord
shall  pay  Tenant  that  portion  of  any net (of collection expenses) award or
payment  received  by Landlord attributable to the unamortized value of Tenant's
leasehold  improvements,  erected  at  Tenant's  expense  in  the  Premises,  if
permitted  by  Landlord's  Mortgagee,  any  ground  lease  and  law,  based  on
straight-line  depreciation from installation until the Termination Date, to the
extent  such  funds are so permitted to be paid.  In order to give effect to the
immediately  preceding  sentence,  Tenant  shall,  within  sixty (60) days after
                                       22
                                       21
                                       23
                                       21
<PAGE>

opening for business in the Premises, notify Landlord in writing as to the value
of  its  leasehold  improvements  (excluding  any  cash  allowances  or  monies
contributed  by  Landlord  to  Tenant).

                                 ARTICLE XVI
                            ASSIGNMENT AND SUBLETTING
                          ---------------------------

      Section  16.1.     Landlord's  Consent Required.
                         -----------------------------

     (a)  Except  as provided in Section 17.4 with respect to assignment of this
Lease following Tenant's bankruptcy, Tenant will not assign this Lease, in whole
or  in part, nor sublet all or any part of the Premises, nor license concessions
or  lease  departments  therein,  nor  pledge  or  encumber by mortgage or other
instruments  its  interest  in  this  Lease  (each individually and collectively
referred to in this Article as a "Transfer") without first obtaining the consent
of  Landlord,  which  consent  Landlord  may  withhold  in its sole and absolute
discretion.  This  prohibition  includes, without limitation, any Transfer which
would  otherwise  occur  by  operation  of  law,  merger,  consolidation,
reorganization,  transfer  or other change of Tenant's corporate, partnership or
proprietary structure or ownership.  Any Transfer to or by a receiver or trustee
in  any  federal or state bankruptcy, insolvency, or similar proceeding shall be
subject  to, and in accordance with, the provisions of Section 17.4.  Consent by
Landlord  to  any  Transfer shall not constitute a waiver of the requirement for
such consent to any subsequent Transfer.  Notwithstanding the foregoing, sale of
stock  over  a  nationally  recognized  security  exchange shall not be deemed a
Transfer  for  the  purposes  of  this  Lease.

     (b)     Notwithstanding  the general prohibition against Transfer contained
in Section 16.1(a), provided Tenant is not in default under any of the terms and
conditions  of  this  Lease,  and  further  provided  that  Tenant has fully and
faithfully  performed  all of the terms and conditions of this Lease, (i) Tenant
shall  have  the  right,  without  Landlord's consent but with written notice to
Landlord  at  least  thirty  (30)  days prior to such assignment, to assign this
Lease  to  any  parent,  subsidiary  or  affiliate  entity  of Tenant, or to the
surviving  entity  in  connection  with  a  merger, consolidation or acquisition
between  Tenant  and  its  parent or any of its subsidiaries for any of the then
remaining portion of the unexpired Term, and (ii) Landlord will not unreasonably
withhold  consent  to  any  other  Transfer;

provided,  in  each  instance  of  (i)  or  (ii):

          (A)  the net worth of the assignee, licensee, sublessee or other
               transferee (each a "Transferee") immediately prior to the
               Transfer shall not be less than the greater of the net worth of
               Tenant immediately prior to the Transfer or the net worth of
               Tenant at the time of the signing of this Lease, as evidenced by
               audited financial statements;

          (B)  such Transferee shall continue to operate the business conducted
               in the Premises under the same Tenant Trade Name, in the same
               manner as Tenant and pursuant to all of the provisions of this
               Lease;

          (C)  such Transferee shall assume in writing, in a form acceptable to
               Landlord, all of Tenant's obligations hereunder and Tenant shall
               provide Landlord with a copy of such assumption/transfer
               document;

          (D)  Tenant to which the Premises were initially leased shall continue
               to remain liable under this Lease for the performance of all
               terms, including, but not limited to, payment of Rental due under
               this Lease; and

          (E)  Tenant's guarantor, if any, shall continue to remain liable under
               the terms of the Guaranty of this Lease and, if Landlord deems it
               necessary, such guarantor shall execute such documents necessary
               to insure the continuation of its guaranty.

If the proposed Transfer is a Transfer under (i) above, if at any time following
the  Transfer  the parent, subsidiary or affiliate of Tenant to which this Lease
was  assigned  ceases  to  be  a parent, subsidiary or affiliate of Tenant, such
event  shall  constitute  a  Transfer  requiring  Landlord's  consent hereunder.

If  the  proposed  Transfer  is  a  Transfer  under  (ii)  above,  the following
additional  conditions  shall  apply:

          (F)  such Transfer shall involve all or substantially all of Tenant or
               its assets;

          (G)  such Transfer shall not adversely affect the quality and type of
               business operation which Tenant has conducted theretofore;

          (H)  such Transferee shall possess qualifications to conduct the
               Tenant business substantially equivalent to those of Tenant and
               shall have demonstrated recognized experience in successfully
               operating such a business, including, without limitation,
               experience in successfully operating a similar quality business
               in first-class shopping centers;

          (I)  Tenant shall pay to Landlord Additional Rental of One Thousand
               Dollars ($1,000.00) prior to the effective date of the Transfer
               in order to reimburse Landlord for all of its internal costs and
               expenses incurred with respect to the Transfer;

          (J)  as of the effective date of the Transfer and continuing
               throughout the remainder of the Term, the Annual Basic Rental
               shall be the greater of (x) the Annual Basic Rental set forth in
               Section 1.1.G hereof, or (y) the sum of all Annual Basic Rental
               and all Annual Percentage Rental payable by Tenant during the
               twelve calendar months preceding the transfer;

          (K)  Landlord shall receive upon execution of its consent (i) the
               repayment of any construction or other allowances given to the
               original Tenant as provided elsewhere in this Lease; (ii) any due
               but unpaid Rental; and (iii) an amount equal to seven percent
               (7%) any and all consideration paid or agreed to be paid,
               directly or indirectly, to Tenant for such Transfer with respect
               to Tenant's store in the Premises (or for the sale of Tenant's
               business in the Premises in connection with which any such
               Transfer is made); and

          (L)  if such consent is required, Landlord's Mortgagee(s) shall have
               consented in writing to such Transfer.

     Section  16.2.     Acceptance  of Rent from Transferee.
                        -----------------------------------

     The  acceptance by Landlord of the payment of Rental following any Transfer
prohibited  by  Section  16.1 shall not be deemed to be a consent by Landlord to
any  such  Transfer  nor shall the same be deemed to be a waiver of any right or
remedy  of  Landlord  hereunder.

     Section  16.3.     Additional  Provisions  Respecting  Transfers.
                        ---------------------------------------------

     Without  limiting  Landlord's right to withhold its consent to any Transfer
by  Tenant,  and regardless of whether Landlord shall have consented to any such
Transfer,  neither  Tenant  nor  any  other  person  having  an  interest in the
possession,  use  or  occupancy  of the Premises or any part thereof shall enter
into  any  lease, sublease, license, concession, assignment or other transfer or
                                       22
<PAGE>

agreement for possession, use or occupancy of all or any portion of the Premises
which  provides  for  rental  or  other  payment  for  such  use,  occupancy  or
utilization  based, in whole or in part, on the net income or profits derived by
any  person  or  entity from the space so leased, used or occupied, and any such
purported  lease, sublease, license, concession, assignment or other transfer or
agreement  shall be absolutely void and ineffective as a conveyance of any right
or  interest  in  the  possession,  use  or  occupancy of all or any part of the
Premises.  There  shall  be  no  deduction  from  the  rental  payable under any
sublease  or  other transfer nor from the amount thereof passed on to any person
or  entity,  for  any  expenses or costs related in any way to the subleasing or
transfer  of  such  space.

     If  Tenant  shall  make or suffer any such Transfer without first obtaining
any  consent  of Landlord required by Section 16.1, any and all amounts received
as a result of such Transfer shall be the property of Landlord to the extent the
same (determined on a square foot basis) is greater than the Annual Basic Rental
(on  a square foot basis) payable under this Lease, it being the parties' intent
that  any  profit resulting from such Transfer shall belong to Landlord, but the
same  shall  not be deemed to be a consent by Landlord to any such Transfer or a
waiver  of  any  right  or  remedy  of  Landlord  hereunder.

                                  ARTICLE XVII
                                    DEFAULT
                                    -------

      Section  17.1.     "Event  of  Default"  Defined
                         -----------------------------

     Any  one  or  more  of  the  following events shall constitute an "Event of
     Default":

     (a)  The failure of Tenant to pay any Rental or other sum of money within
          ten (10) days after the same is due hereunder; provided, however,
          Landlord shall give Tenant ten (10) days' notice of late payment of
          Rental once only in any Rental Year during the Term before such late
          payment shall constitute an Event of Default hereunder. Upon the
          second and subsequent such occurrence in any Rental Year, Landlord
          shall have the right to proceed against Tenant and the Premises
          without such notice.

     (b)  Default by Tenant in the performance or observance of any covenant or
          agreement of this Lease (other than a default involving the payment of
          money), which default is not cured within fifteen (15) days after the
          giving of notice thereof by Landlord, unless such default is of such
          nature that it cannot be cured within such fifteen (15) day period, in
          which case no Event of Default shall occur so long as Tenant shall,
          with notice to Landlord, commence the curing of the default within
          such fifteen (15) day period and shall thereafter diligently prosecute
          the curing of same; provided, however, if Tenant shall default in the
          performance of any such covenant or agreement of this Lease two (2) or
          more times in any twelve (12) month period, then notwithstanding that
          each of such defaults shall have been cured by Tenant, any further
          similar default shall be deemed an Event of Default without the
          ability for cure.

     (c)  The vacation or abandonment of the Premises by Tenant at any time
          following delivery of possession of the Premises to Tenant.

     (d)  The sale of Tenant's interest in the Premises under attachment,
          execution or similar legal process, or the admission in writing by
          Tenant of its inability to pay its debts when due or the making by
          Tenant of an assignment for the benefit of creditors, or the
          appointment of a receiver or Trustee for the business or property of
          Tenant, unless such appointment shall be vacated within thirty (30)
          days of its entry.
                                       23
<PAGE>

     (e)  The commencement of a case under the Federal Bankruptcy Code by or
          against Tenant or any guarantor of Tenant's obligations hereunder, or
          the filing of a voluntary or involuntary petition proposing the
          adjudication of Tenant or any such guarantor as bankrupt or insolvent
          under any state or federal bankruptcy or insolvency law, or an
          arrangement by Tenant or any such guarantor with its creditors, unless
          the petition is filed by a party other than Tenant or any guarantor
          and is withdrawn or dismissed within sixty (60) days after the date of
          its filing.

     (f)  The occurrence of any other event described elsewhere in this Lease as
          constituting an "Event of Default".

     Section  17.2.     Remedies.
                        --------

     Upon  the  occurrence  of  an Event of Default, Landlord, may do any one or
more  of  the  following:

     (a)  Enter the Premises and take possession of any and all personal
          property of Tenant, whether exempt or not from sale under execution or
          attachment (it being agreed that said property shall at all times be
          bound with a lien in favor of Landlord and shall be chargeable for all
          Rental and for the fulfillment of the other covenants and agreements
          herein contained), and Landlord may sell all or any part thereof at
          public or private sale. Tenant agrees that five (5) days prior notice
          of any public or private sale shall constitute reasonable notice. The
          proceeds of any such sale shall be applied, first, to the payment of
          all costs and expenses of conducting the sale or storing said
          property; second, toward the payment of any Rental, which may be or
          may become due from Tenant to Landlord; and third, to pay Tenant, on
          demand, any surplus remaining after all Rental has been fully paid.

     (b)  Perform, on behalf and at the expense of Tenant, any obligation of
          Tenant under this Lease which Tenant has failed to perform and of
          which Landlord shall have given Tenant notice, the cost of which
          performance by Landlord, together with interest thereon at the Default
          Rate from the date of such expenditure, shall be deemed Additional
          Rental and shall be payable by Tenant to Landlord upon demand.

     (c)  Elect to terminate this Lease and the tenancy created hereby by giving
          notice of such election to Tenant, and reenter the Premises, in
          accordance with applicable law, and remove Tenant and all other
          persons and property from the Premises, and may store such property in
          a public warehouse or elsewhere at the cost of and for the account of
          Tenant and without Landlord being deemed guilty of trespass or
          becoming liable for any loss or damage occasioned thereby.

     (d)  Exercise any other legal or equitable right or remedy which it may
          have.

     Any  costs  and  expenses  incurred  by  Landlord  (including  reasonable
attorneys'  fees)  in  enforcing  any of its rights or remedies under this Lease
shall  be  deemed  to  be  Additional  Rental and shall be repaid to Landlord by
Tenant  upon  demand.

     Section  17.3.     Damages.
                        -------

     If  this  Lease is terminated by Landlord pursuant to Section 17.2., Tenant
nevertheless shall remain liable for (a) any Rental and damages which may be due
or  sustained  prior  to  such  termination,  (b) all reasonable costs, fees and
expenses  including,  but not limited to, reasonable attorneys' fees incurred by
Landlord  in  pursuit  of  its remedies hereunder, or in renting the Premises to
others  from  time  to  time  and  (c)  additional  damages  (the "Future Rental
Damages"),  which,  at  the  election  of  Landlord  shall  be  either:
                                       24
<PAGE>

     (i)  an amount equal to the Rental which, but for termination of this
          Lease, would have become due during the remainder of the Term, less
          the amount of Rental, if any, which Landlord shall receive during such
          period from others to whom the Premises may be rented (other than any
          Additional Rental received by Landlord as a result of any failure of
          such other person to perform any of its obligations to Landlord), in
          which case such Future Rental Damages shall be computed and payable in
          monthly installments, in advance, on the first day of each calendar
          month following termination of this Lease and continuing until the
          date on which the Term would have expired but for such termination,
          and any suit or action brought to collect any such Future Rental
          Damages for any month shall not in any manner prejudice the right of
          Landlord to collect any Future Rental Damages for any subsequent month
          by a similar proceeding; or

     (ii) an amount equal to the present worth (as of the date of such
          termination) of Rental which, but for termination of this Lease, would
          have become due during the remainder of the Term, less the fair rental
          value of the Premises, as determined by Landlord in its commercially
          reasonable judgment, in which case such Future Rental Damages shall be
          payable to Landlord in one lump sum on demand and shall bear interest
          at the Default Rate until paid. For purposes of this clause (ii),
          "present worth" shall be computed by discounting such amount to
          present worth at a discount rate equal to one percentage point above
          the discount rate then in effect at the Federal Reserve Bank nearest
          to the location of the Shopping Center.

     For  purposes of computing the Future Rental Damages, the Annual Percentage
Rental payable with respect to each Rental Year following termination (including
the Rental Year in which such termination shall take place) shall be presumed to
be  equal  to  the average Annual Percentage Rental payable with respect to each
Rental  Year preceding termination and Gross Sales shall be extrapolated for any
partial  Rental  Year.

     If  this  Lease  is terminated pursuant to Section 17.2, Landlord shall use
reasonable  efforts to relet the Premises so as to mitigate damages provided any
such  reletting  shall be on terms acceptable to Landlord, and if there is other
vacant  space  in the Shopping Center, Landlord may give priority to the leasing
of  such  vacant space instead of the Premises.  Landlord shall not be obligated
to  incur  any out-of-pocket expense in connection with its efforts to relet the
Premises.

     Nothing  contained  in  this  Lease  shall  limit or prejudice the right of
Landlord  to  prove  for  and obtain, in proceedings for the termination of this
Lease  by  reason  of  bankruptcy  or insolvency, an amount equal to the maximum
allowed  by any statute or rule of law in effect at the time when, and governing
the  proceedings  in  which,  the  damages  are to be proved, whether or not the
amount  be  greater,  equal  to,  or less than the amount of the loss or damages
referred  to above.  The failure or refusal of Landlord to relet the Premises or
any  part  or  parts  thereof shall not release or affect Tenant's liability for
damages.

     Section 17.4.     Remedies in Event of Bankruptcy or Other Proceeding.
                       ---------------------------------------------------

     In  addition  to  Landlord's  rights and remedies established by law or set
forth  elsewhere  in this Lease, including without limitation Section 17.1, upon
the occurrence of any event described in Sections 17.1(d) or (e), Landlord shall
have  the  following  rights  and  remedies  with respect to Tenant or Tenant as
debtor-in-possession  or  the  trustee  appointed  in any such proceeding (being
collectively  referred  to  as  "Tenant"  only  for the purposes of this Section
17.4):

     (a)  Within twenty (20) days of the occurrence of any event described in
          Sections 17.1(d) and (e), Tenant shall deposit with Landlord or a
          financial institution reasonably acceptable to Landlord, a sum equal
          to three (3) months' Rental for the Premises, to be utilized by
          Landlord as partial adequate assurance of the complete and continuous
          future performance of Tenant's obligations under this Lease;
                                       25
<PAGE>

     (b)  All provisions of this Lease governing the payment of interest and
          late charges are fully applicable to all Rental accruing during any
          event described in Sections 17.1 (d) and (e);

     (c)  If Tenant assumes this Lease and proposes to assign the same (pursuant
          to Title 11 U.S.C. 365, or as the same may be amended) then notice of
          such proposed assignment, setting forth (x) the name and address of
          such person, (y) all of the terms and conditions of such offer, and
          (z) the adequate assurance to be provided to Landlord including,
          without limitation, the assurances referred to in Title 11 U.S.C.
          365(b)(3), as it may be amended, must be provided to Landlord no later
          than thirty (30) days prior to the date that Tenant shall make
          application to such court for approval to enter into such assignment
          and assumption, and Landlord shall thereupon have the prior right and
          option, to be exercised by notice to Tenant given at any time prior to
          the effective date of such proposed assignment, to accept, or to cause
          Landlord's designee to accept, an assignment of this Lease upon the
          same terms and conditions and for the same consideration, if any, as
          the bona fide offer made by such person less any brokerage commissions
          which may be payable out of the consideration to be paid by such
          person for the assignment of this Lease.

     (d)  If Tenant assumes this Lease and proposes to assign the same, and
          Landlord does not exercise its option pursuant to paragraph (c) of
          this Section 17.4, in addition to all of Landlord's rights and
          remedies established by law or set forth elsewhere in this Lease,
          Tenant hereby agrees that:

          (i)  such assignee shall assume in writing on Landlord's standard form
               all of the terms, covenants and conditions of this Lease and such
               assignee shall provide Landlord with assurances satisfactory to
               Landlord that it has the experience in operating stores having
               the same or substantially similar uses as the Permitted Use, in
               similar number of total stores and in the same general geographic
               area as Tenant prior to the commencement of any event described
               in Sections 17.1(d) and (e), in first-class shopping centers,
               sufficient to enable it so to comply with the terms, covenants
               and conditions of this Lease and successfully operate the
               Premises without diminution in Gross Sales;

          (ii) such assignee shall, at Landlord's discretion, pay to Landlord or
               post to Landlord's benefit an unconditional letter of credit in
               an amount equal to six (6) months' Rental under this Lease; and

          (iii)if such assignee makes any payment to Tenant, or for Tenant's
               account, for the right to assume this Lease (including, without
               limitation, any lump sum payment, installment payment or payment
               in the nature of rent over and above the Rental payable under
               this Lease), Tenant shall pay over to Landlord one-half (1/2) of
               any such payment.

(e)     All Rental shall be deemed "rent reserved" under this Lease for purposes
of  any claim made by Landlord, including without limitation, claims pursuant to
Section  502(b)(6)  of  the  Bankruptcy  Code;  and

(f)     All  reasonable  costs  and  fees  of  attorneys and other professionals
expended  by  Landlord  as  a  result of any of the events described in Sections
17.1(d)  and  (e)  or in this Section shall be repaid to Landlord by Tenant upon
demand.

                                  ARTICLE XVIII
                          SUBORDINATION AND ATTORNMENT
                          ----------------------------
                                       26
<PAGE>

     Section  18.1.     Subordination.
                        -------------

     Unless  a  Mortgagee  (as  hereinafter  defined)  shall  otherwise elect as
provided  in Section 18.2, Tenant's rights under this Lease are and shall remain
subject  and  subordinate  to  the operation and effect of any mortgage, deed of
trust  or  other  security  instrument  constituting a lien upon the Premises or
Landlord's interest therein, or any lease of land and/or building(s) to Landlord
involving  the  Premises,  whether  the  same  shall be in existence at the date
hereof  or  created  hereafter, any such lease, mortgage, deed of trust or other
security  instrument  being referred to herein as a "Mortgage", and the party or
parties having the benefit of the same, whether as lessor, mortgagee, trustee or
noteholder,  being referred to herein as a "Mortgagee".  Tenant's acknowledgment
and  agreement of subordination provided for in this Section are self-operative;
however,  Tenant shall execute the Subordination, Non-Disturbance and Attornment
Agreement  attached  to this Lease at the same time that it executes this Lease,
and  any  such  further  assurances  as  may,  during the Term of this Lease, be
requested  by  Landlord  or  any  Mortgagee.

     Section  18.2.     Mortgagee's  Unilateral  Subordination.
                        --------------------------------------

     If  a Mortgagee shall so elect by notice to Tenant or by the recording of a
unilateral  declaration  of  subordination,  this  Lease  and  Tenant's  rights
hereunder  shall  be  superior  and prior in right to the Mortgage of which such
Mortgagee  has  the benefit, with the same force and effect as if this Lease had
been  executed,  delivered  and  recorded  prior  to the execution, delivery and
recording  of such Mortgage, subject, nevertheless, to such conditions as may be
set  forth  in  any  such  notice  or  declaration.

     Section  18.3.     Attornment.
                        ----------

     If  any  person  shall succeed to all or part of Landlord's interest in the
Premises,  whether  by purchase, foreclosure, deed in lieu of foreclosure, power
of  sale,  termination of lease or otherwise, and if so requested or required by
such  successor  in  interest, Tenant shall attorn to such successor in interest
and  shall  execute  such  agreement  in confirmation of such attornment as such
successor  in  interest  shall  reasonably  request,  provided  such
successor-in-interest  agrees to assume all of Landlord's obligations under this
Lease  occurring subsequent to its succession.  If such successor-in-interest is
the  holder  or former holder of a Mortgage, Tenant agrees that any claim it may
have  against  Landlord  relating  to  any  event  occurring  before the date of
attornment  may not be asserted against the successor-in-interest nor may Tenant
offset  the  amount of any such claim against Rental payable hereunder; provided
that  the successor-in-interest will be obligated to correct any conditions that
existed  as  of the date of attornment which violate the successor-in-interest's
obligations  as  landlord  under  this  Lease.

                                  ARTICLE XIX
                                    NOTICES
                                    -------

     Section  19.1.     Sending  of  Notices.
                        --------------------

     Any  notice,  request,  demand, approval or consent given or required to be
given  under  this  Lease  shall  be in writing and shall be deemed to have been
given  on  the  earlier  to  occur  of:

     (a)  the date of actual delivery; or

     (b)  the third day following the day on which the same shall have been (i)
          mailed by United States registered or certified mail or express mail,
          return receipt requested, with all postage charges prepaid or (ii)
          deposited with a recognized delivery service.
                                       27
<PAGE>

     Any  notice  to  Tenant shall be addressed to the Tenant Notice Address and
any  notice  to  Landlord  (but  not  the payment of Rental or delivery of sales
reports)  shall  be  addressed to Landlord, Attention:  General Counsel, c/o The
Rouse  Company,  10275 Little Patuxent Parkway, Columbia, Maryland 21044, with a
copy  to  Landlord's  management  office  in  the  Shopping  Center.

     Either party may, at any time, change its address for the above purposes by
sending a notice to the other party stating the change and setting forth the new
address.

     Section  19.2.     Notice  to  Mortgagees.
                        ----------------------

     If any Mortgagee or Landlord on behalf of any Mortgagee shall notify Tenant
that  it  is the holder of a Mortgage affecting the Premises, no notice, request
or  demand thereafter sent by Tenant to Landlord shall be effective against such
Mortgagee  unless  and  until  a  copy  of  the  same shall also be sent to such
Mortgagee  in  the manner prescribed in Section 19.1 and to such address as such
Mortgagee  or  Landlord  shall  designate.

                                   ARTICLE XX
                                  MISCELLANEOUS
                                  -------------

     Section  20.1.     Radius  Restriction.
                        -------------------

     Section  20.2.     Estoppel  Certificates.
                        ----------------------

     At  any time and from time to time, within fifteen (15) days after Landlord
shall request the same, Tenant will execute, acknowledge and deliver to Landlord
and  to  such  Mortgagee  or  other  party  as  may be designated by Landlord, a
certificate in a form reasonably acceptable to the requesting party with respect
to  the matters required by such party (or in the form requested by Landlord and
attached  hereto as Schedule E) and such other matters relating to this Lease or
the  status  of  performance  of  obligations of the parties hereunder as may be
reasonably requested by such party.  If Tenant fails to provide such certificate
within  fifteen  (15)  days after request by Landlord, Tenant shall be deemed to
have  approved  the  contents  of  any  such  certificate submitted to Tenant by
Landlord  and  Landlord  is  hereby  authorized  to  so  certify.

     At  any  time  and from time to time, within fifteen (15) days after Tenant
shall  request  the  same,  Landlord  will  execute,  acknowledge and deliver to
Tenant,  or  such  other  party  as  may  be designated by Tenant, a certificate
setting  forth  the commencement and termination dates of this Lease, the amount
of  Rental  payable  by Tenant hereunder and the nature, if any, of any Event of
Default  existing  as  of  the  date  of  such  certificate.

     Section  20.3.     Inspections and Access by Landlord.
                        ----------------------------------

     Tenant will permit Landlord, its agents, employees and contractors to enter
all parts of the Premises during Tenant's business hours to inspect the same and
to  enforce  or  carry  out  any  provision  of  this  Lease, including, without
limitation,  any  access  necessary  for  the  making  of  any repairs which are
Landlord's  obligation  hereunder;  provided,  however, that, in the event of an
emergency,  Landlord  may enter the Premises for such purposes at any time.  Any
such  entry  shall  be  upon such notice, if any, as shall be feasible under the
circumstances  and  shall be made so as to reasonably minimize the disruption of
Tenant's  use  of  the  Premises.

     Section  20.4.     Memorandum  of  Lease.
                        ---------------------

     Neither this Lease nor a short form or memorandum thereof shall be recorded
in  the  public  records.
                                       28
<PAGE>

     Section  20.5.     Remedies  Cumulative.
                        --------------------

     No  reference  to  any specific right or remedy shall preclude either party
from  exercising  any  other  right  or  from  having  any  other remedy or from
maintaining  any  action  to  which  it  may  otherwise be entitled at law or in
equity.  No failure by either party to insist upon the strict performance of any
agreement,  term,  covenant  or  condition  hereof,  or to exercise any right or
remedy  consequent  upon  a breach thereof, and no acceptance of full or partial
rent during the continuance of any such breach, shall constitute a waiver of any
such  breach, agreement, term, covenant or condition.  No waiver by either party
of  any  breach  by Tenant under this Lease or of any breach by any other tenant
under  any  other  lease of any portion of the Shopping Center shall affect this
Lease  in  any  way  whatsoever.

     Section  20.6.     Successors and Assigns.
                        ----------------------

     This Lease and the covenants and conditions herein contained shall inure to
the  benefit  of  and  be binding upon Landlord, its successors and assigns, and
shall  be binding upon Tenant, its successors and assigns and shall inure to the
benefit  of  Tenant  and its permitted assigns and subtenants.  Upon any sale or
other  transfer  by  Landlord of its interest in the Premises and in this Lease,
and  the  assumption  by  Landlord's  transferee  of the obligations of Landlord
hereunder,  Landlord  shall  be  relieved  of  any  obligations under this Lease
accruing  thereafter.

     Section  20.7.     Captions  and  Headings.
                        -----------------------

     The table of contents and the Article and Section captions and headings are
for  convenience  of  reference  only and in no way shall be used to construe or
modify  the  provisions  set  forth  in  this  Lease.

     Section  20.8.     Joint  and Several Liability.
                        ----------------------------

     If  two  or  more individuals, corporations, partnerships or other business
associations  (or  any combination of two or more thereof) shall sign this Lease
as  Tenant,  the  liability of each such individual, corporation, partnership or
other  business  association  to  pay  rent  and  perform  all other obligations
hereunder  shall be deemed to be joint and several and all notices, payments and
agreements  given  or  made  by,  with  or  to  any  one  of  such  individuals,
corporations,  partnerships  or  other  business associations shall be deemed to
have  been  given or made by, with or to all of them.  In like manner, if Tenant
shall  be a partnership or other business association, the members of which are,
by  virtue  of  statute  or  federal  law,  subject  to  personal liability, the
liability  of  each  such  member  shall  be  joint  and  several.

     Section  20.9.     Broker's  Commission.
                        --------------------

     Each  of  the  parties represents and warrants that there are no claims for
brokerage  commissions or finders' fees in connection with the execution of this
Lease, and agrees to indemnify the other against, and hold it harmless from, all
<APGE>

liability arising from any such claim including, without limitation, the cost of
counsel  fees  in  connection  therewith.

     Section  20.10.     No  Discrimination.
                         ------------------

     It  is  Landlord's  policy  to comply with all applicable state and federal
laws  prohibiting  discrimination  in employment based on race, age, color, sex,
national origin, disability, religion, or other protected classification.  It is
further  intended  that  the  Shopping Center shall be developed and operated so
that  all  prospective  tenants thereof, and all customers, employees, licensees
and  invitees  of  all  tenants  shall  have equal opportunity to obtain all the
goods,  services,  accommodations,  advantages, facilities and privileges of the
Shopping  Center  without  discrimination  because  of  race,  age,  color, sex,
national  origin,  disability,  or  religion.  To  that  end,  Tenant  shall not
discriminate  in  the  conduct  and  operation  of  its business in the Premises
against  any  person  or  group of persons because of the race, age, color, sex,
religion,  national  origin  or other protected classification of such person or
group  of  persons.

     Section  20.11.     No  Joint  Venture.
                         ------------------

     Any intention to create a joint venture or partnership relation between the
parties  hereto is hereby expressly disclaimed.  The provisions of this Lease in
regard  to  the payment by Tenant and the acceptance by Landlord of a percentage
of Gross Sales of Tenant and others is a reservation for rent for the use of the
Premises.

     Section  20.12.     No  Option.
                         ----------

     The  submission  of  this  Lease  for  examination  does  not  constitute a
reservation of or option for the Premises, and this Lease shall become effective
only  upon  execution  and  delivery  thereof  by  both  parties.  Execution  by
signature of an authorized officer of Landlord or any corporate entity acting on
behalf  of  Landlord  shall  be  effective  only  upon  attestation thereof by a
corporate  Secretary  or  Assistant  Secretary  of  Landlord.

     Section  20.13.     No  Modification.
                         ----------------

     This  writing  is  intended  by  the parties as a final expression of their
agreement  and  as  a complete and exclusive statement of the terms thereof, all
negotiations, considerations and representations between the parties having been
incorporated  herein.  No  course of prior dealings between the parties or their
officers,  employees,  agents  or  affiliates shall be relevant or admissible to
supplement,  explain  or vary any of the terms of this Lease.  Acceptance of, or
acquiescence  in,  a  course  of  performance  rendered  under this or any prior
agreement  between  the  parties  or  their  affiliates shall not be relevant or
admissible  to  determine  the  meaning  of  any of the terms of this Lease.  No
representations,  understandings  or agreements have been made or relied upon in
the  making  of this Lease other than those specifically set forth herein.  This
Lease  can  be  modified  only by a writing signed by the party against whom the
modification  is  enforceable.

     Section  20.14.     Severability.
                         ------------

     If  any  portion of 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 be enforced to the fullest extent
permitted  by  law.

     Section  20.15.     Third  Party  Beneficiary.
                         -------------------------

     Nothing contained in this Lease shall be construed so as to confer upon any
other  party  the  rights  of  a third party beneficiary except rights contained
herein  for  the  benefit  of  a  Mortgagee.

     Section  20.16.     Applicable  Law.
                         ---------------

     This Lease and the rights and obligations of the parties hereunder shall be
construed  in accordance with the laws of the State in which the Shopping Center
is  located.

     Section  20.17.     Performance  of  Landlord's  Obligations  by Mortgagee.
                         -------------------------------------------------------

     Tenant  shall accept performance of any of Landlord's obligations hereunder
by  any  Mortgagee  of  Landlord.

                                       29
<PAGE>
     Section  20.18.     Waiver  of  Certain Rights.
                         --------------------------

     Landlord  and  Tenant hereby mutually waive any and all rights which either
may  have  to  request  a  jury  trial in any action, proceeding or counterclaim
(except for those involving personal injury or property damage suffered by third
parties)  arising  out of this Lease or Tenant's occupancy of or right to occupy
the  Premises.

     Tenant  further  agrees  that  in  the event Landlord commences any summary
proceeding  for  non-payment  of rent or possession of the Premises, Tenant will
not  interpose  and  hereby  waives  all  right  to interpose any non-compulsory
counterclaim  of  whatever nature in any such proceeding.  Tenant further waives
any right to remove said summary proceeding to any other court or to consolidate
said  summary  proceeding  with  any  other  action,  whether  brought  prior or
subsequent  to  the  summary  proceeding.

     Section  20.19.     Limitation on Right of Recovery Against Landlord.
                         ------------------------------------------------

     Tenant  acknowledges  and  agrees that the liability of Landlord under this
Lease  shall be limited to its interest in Landlord's Property and any judgments
rendered  against Landlord shall be satisfied solely out of the proceeds of sale
of  its interest in Landlord's Property.  No personal judgment shall lie against
Landlord  upon  extinguishment  of  its  rights  in  Landlord's Property and any
judgment  so  rendered  shall  not  give  rise to any right of execution or levy
against  Landlord's  assets.  The  provisions  hereof  shall inure to Landlord's
successors  and  assigns  including any Mortgagee.  The foregoing provisions are
not  intended  to  relieve  Landlord  from  the performance of any of Landlord's
obligations  under  this  Lease,  but  only  to  limit the personal liability of
Landlord  in  case  of  recovery  of  a judgment against Landlord; nor shall the
foregoing  be  deemed  to  limit  Tenant's rights to obtain injunctive relief or
specific  performance  or to avail itself of any other right or remedy which may
be  awarded  Tenant  by  law  or  under  this  Lease.

     Section  20.20.     Relocation  or  Termination.
                         ----------------------------

     If  in  connection  with  Landlord's  expansion  or  renovation of existing
improvements  or construction of new improvements (in each instance, "Landlord's
Construction"),  Landlord determines that it is necessary that Tenant vacate the
Premises  or  that  the  Premises  be  altered, Landlord may require that Tenant
surrender  possession  of  all  or  a  portion  of  the  Premises temporarily or
permanently.  In  such event, Landlord, in its sole and absolute discretion, may
either (a) offer to amend this Lease to (i) make the changes associated with the
change  in  Tenant's Floor Area caused by an alteration and/or (ii) lease Tenant
other  comparable  premises  within  the  Shopping  Center on the same terms and
conditions  as  those contained in this Lease either on a temporary basis or for
the balance of the remaining Term, or (b) terminate this Lease and pay Tenant an
amount  equal  to  the  yet  unamortized  net  cost  to  Tenant of its leasehold
improvements  in  the  Premises,  calculated  using a straight-line amortization
schedule and an amortization period equal to the Lease Term.  If Landlord offers
to  amend  this  Lease in accordance with (a), Landlord shall present a proposed
amendment  to Tenant reflecting the change in the Tenant's Floor Area and/or the
relocated  Premises.  If  the  proposed  amendment is not executed by Tenant and
delivered  to  Landlord  within  fifteen (15) days following its presentation to
Tenant,  Landlord  shall have the right at any time thereafter to terminate this
Lease  in  accordance  with  (b).  If  Landlord  elects  to terminate this Lease
pursuant  to  (b),  Landlord  shall do so by  notifying Tenant in writing of its
election  to  terminate,  which  notice  shall specify the date as of which this
Lease  shall terminate, which date will be no earlier than ninety (90) days from
the  date  of  the  notice.  The  amendment of this Lease in accordance with (a)
herein  or  the payment of the consideration in accordance with (b) herein shall
be  Tenant's sole remedy in the event Tenant is required to surrender possession
of  the  Premises  as  provided  in  this  Section  20.20.

     Any alteration to the Premises necessitated by Landlord's Construction will
be  performed by Landlord at its expense.  If Tenant occupies relocated Premises
in  accordance with the preceding paragraph, Landlord will cause improvements to
be  made  to such relocated Premises at Landlord's expense so that the relocated
Premises  will be reasonably comparable to the original Premises as they existed
immediately  prior  to  Tenant's surrender of possession thereof.  Landlord will
                                       31
                                       30
                                       32
                                       30
<PAGE>

reimburse  Tenant  for  reasonable  moving expenses incurred by Tenant in moving
from  the  original  Premises  to  the  relocated Premises (and returning to the
original Premises, if applicable) within forty-five (45) days following Tenant's
submission  of Tenant's documented moving expenses.  Rental shall be abated on a
proportionate  basis for any period of time that Tenant is required to surrender
possession  of a portion of the Premises but is able to operate in the remainder
of  the  Premises.

     Section  20.21.     Survival.
                         ---------

     All  representations,  warranties,  covenants,  conditions  and  agreements
contained  herein  which  either  are  expressed  as surviving the expiration or
termination  of this Lease or, by their nature, are to be performed or observed,
in  whole  or  in part, after the termination of expiration of this Lease, shall
survive  the  termination  or  expiration  of  this  Lease.

     Section  20.22.     Landlord's  Option  to  Terminate  Lease.
                         -----------------------------------------

     Intentionally  omitted.

     IN WITNESS WHEREOF, the parties hereto intending to be legally bound hereby
have  executed  this  Lease  as  of  the  day  and  year  first  above  written.

ATTEST:                     FASHION  SHOW  EXPANSION  LLC,  Landlord
                            By:  Rouse  Property  Management,  Inc.,
                            Property Manager and agent for Landlord

_______________________     By:  _______________________
   Assistant  Secretary               Vice-President

Rouse  F.S.,  LLC  joins in the execution of this Lease for the sole and limited
purpose of confirming that it shall be bound by the  obligations of Landlord set
forth  in  Sections  10.1.,  10.2.  and  13.1. with respect to those portions of
Landlord's  Property  and  Landlord's  Building  owned  by  it.

ATTEST:                     ROUSE  F.S.,  LLC
                            By:  Rouse  Property  Management,  Inc.,
                            Property Manager and agent for Landlord

_______________________     By:  _______________________
   Assistant  Secretary               Vice-President

ATTEST:                     LEISURE  HOMES  CORPORATION,  Tenant

_______________________     By:  _______________________
      Secretary                President

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                                  SCHEDULE A-1

A  parcel  of  land situated in the City of Las Vegas, County of Clark, State of
Nevada,  described  as  follows:

Lots  One  (1) through Seven (7) of the FASHION SHOW, as shown by map thereof on
file in Book 26 of Plats, page 80, in the Office of the County Recorder of Clark
County,  Nevada.

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                                   SCHEDULE B

                     RESPONSIBILITIES OF LANDLORD AND TENANT

(If the Premises is located in an expansion or renovation of Landlord's Building
or  a  new  Project,  then  this  Schedule  B  also serves as Section III of the
Retail/Restaurant Design and Construction Manual.)  This document sets forth the
obligations  of  Landlord  and  Tenant  in  the  design  and construction of the
Premises.

Landlord's  work  will  be  limited  to  the  work  described  herein.

Tenant's  work  described herein is intended to provide for Premises finished in
accordance  with  Tenant's  drawings  as  approved  in  writing  by  Landlord.

Landlord  and  Tenant  have  a  common  interest  in opening the Premises on the
Commencement Date.  To this end, Landlord will coordinate its work with Tenant's
work insofar as the schedule for such Commencement Date and prudent construction
practice  will  allow  and  will  assign  one or more Tenant Project Managers to
Landlord's  Building  to  function  as  a  liaison between tenants and Landlord.
Further  to  this  end,  Tenant  and  Tenant's  contractors  agree  to  abide by
Landlord's  Construction  Rules  and  Regulations,  issued  at  the  time of the
preconstruction  meeting  held  by and between Tenant's Contractor and Landlord.

Tenant shall not employ any unfit person or anyone not skilled in the work he or
she  is  performing,  or any workman who is incompatible with the balance of the
work  force,  or who will cause labor disputes or work stoppages.  In performing
Tenant's  work, Tenant shall retain, employ or engage only those contractors who
are  signatory  to  collective  bargaining  agreements with one or more building
trade  unions  in  the  metropolitan  Las  Vegas,  Nevada  area.

All  design and construction shall be in accordance with the requirements of all
applicable  codes,  ordinances, rules and regulations and all authorities having
jurisdiction  over  the  work  and  Landlord's  Insurance  carrier.

Tenant  shall  give Landlord copies of all inspection reports, certificates, and
other  documents  as required by authorities having jurisdiction over Landlord's
Building  or  as  required  by  Landlord.

Tenant  shall  be  responsible  for coordinating all Tenant work with Landlord's
work and construction.  In the event that Tenant shall require any modifications
to  Landlord's work or construction, Tenant shall reimburse Landlord accordingly
as  described  herein.

The  responsibilities  of  Landlord  and  Tenant  stated  herein  pertain to the
following:

RETAIL  TENANTS:
     West  Wing
     Center
     East  Wing

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<PAGE>
RESTAURANT/FOOD  TENANTS:
     West  Wing
     Center
     East  Wing
     Food  Court

A.     TENANT  DRAWING  SUBMITTALS  TO  LANDLORD

Upon  receipt  of Landlord's lease outline drawing ("LOD") showing the Premises,
along  with  a copy of the Retail/Restaurant Design and Construction Manual (the
"Design  Package"),  Tenant  shall  make  the  following  submissions:

     1.     PRELIMINARY  SUBMISSION

Within  thirty  calendar  days  of  receipt of the above-mentioned items, Tenant
shall submit  to Landlord one set of reproducible prints and four sets of prints
and material sample boards of its preliminary design ("Submission I") including:

          (a)     Floor  plan
          (b)     Reflected  ceiling  plan
          (c)     Color  rendered  storefront  elevation  (inclusive of signage)
          (d)     Stamped  engineered  calculations showing reactions and design
analysis  of all proposed mezzanines for review by landlord for loads imposed on
base  building.  Loads/reactions  shall  be  referenced  on plans/elevations for
review.

All  drawings  shall be prepared under the supervision of a registered architect
and/or  engineer.

Within  ten calendar days thereafter, Landlord shall return to Tenant one set of
drawings  which  shall  be  approved,  approved as noted, or disapproved. Tenant
and/or  Tenant's  architect  shall  work with Landlord to revise any drawings to
achieve  a  set  of  drawings  that  have  been  approved  by  Landlord.

     2.     FINAL  SUBMISSION

Within  thirty  calendar  days  thereafter, Tenant shall submit to Landlord, for
Landlord's  approval,  one  set  of  vellum  prints and seven sets of prints and
specifications  of  Tenant's final design ("Submission II").  Submission II will
include:

          (a)     Complete  contract  documents at 1/4" scale and specifications
for  Landlord's  approval.
          (b)     Plan,  elevation  and  section views of the storefront at 1/4"
scale.  Details  of the storefront including signage shop drawings at 1/2" scale
or  larger.
          (c)     Overall  store  sections  at  1/4"  scale  or  larger.
          (d)     Door  schedule  with  jamb  details.
          (e)     Finish  and  color  schedule.
          (f)     Display  Zone  fixturization  plans  and  schedule.
          (g)     Locations  of  fixtures and heavy weights or equipment, safes,
refrigeration  and  any  masonry  facing  materials.
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          (h)     DFX/DWG  files  of  Tenant's  final  contract  documents  for
Landlord's  records.
          (i)     ELECTRICAL  SUBMISSION  will  include:

               1.     Electrical  floor  plan  at  1/4"  scale  or  larger.
               2.     Reflected  ceiling/lighting  plan at 1/4" scale or larger.
               3.   Electrical riser diagram, which shall include without
                    limitation, the size of Landlord provided main service
                    switch, conduit size from main service switch and wire size
                    and type from main service switch, and size and location of
                    meters and transformers.
          4.   Electrical panel schedule, including circuit breaker size and all
               connected loads.
          5.   Lighting fixture schedule, which shall include fixture types,
               lamps, wattage, quantities and manufacturer's catalog numbers.
               Submittal shall also include catalog cut sheets of light fixtures
               in Tenant's retail area.
          6.   HVAC control diagrams and schematics.
          7.   Tenant Electrical Load Calculation form, which shall include all
               connected and demand load calculations (see Section VI-4).
          8.   Equipment  and  material  specifications.
          9.   All forms and required calculations for compliance with the
               energy conservation requirements.

     (j)     PLUMBING  SUBMISSION  will  include:

          1.   Floor plan at 1/4" scale or larger that shows all fixtures and
               piping and all connections to Landlord's utility systems,
               locations of all coring cuts and detail references.
          2.   Schematic  diagram  of  water  service  within  the  Premises.
          3.   Schematic  diagram  of  gas  service,  if  applicable.
          4.   Completed  Gas Load Summary and Equipment Schedule, if required
               (included  with  Tenant's  Design  Package).
          5.   Details  of  floor  drains,  clean-outs,  fixtures,  etc.
          6.   Material  and  fixture  specifications.
          7.   Structural  details  of  all  coring  cuts.
          8.   Waterproofing  and  sealant  details  and  cuts. See waterproof
               specifications  under  Tenant's  Work  -  Plumbing.

     (k)     MECHANICAL  SUBMISSION  shall  include:

          1.   Air  distribution  ductwork  plan  at  1/4"  scale  or  larger.
          2.   Equipment  schedule  with  manufacturer  specifications  and
               heights.
          3.   Control  wiring
          4.   Roof  curb  and  other  penetration  details.
          5.   Cooling Load Calculations: Tenant shall submit three (3)
               completed copies of Landlord's "Tenant Cooling Load Calculation"
               form in Section VI, stamped by a registered professional engineer
               licensed in the State of Nevada.
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<PAGE>
          6.   Air handling unit schedule noting make, model, unit options,
               chilled water coil airside and waterside performance, and fan
               motor performance.
          7.   Air handling unit controls schematic noting controller,
               end-devices, wiring and sequence of operation.
          8.   Chilled water piping schematic: Tenant shall submit the chilled
               water piping schematic, noting make and model of valves and
               appurtenances, to ensure compliance with Tenant Handbook
               requirements.
          9.   Three copies of all necessary calculations and all applicable
               forms for compliance with energy conservation requirements.

     (l)  FIRE PROTECTION (sprinkler) SUBMISSION will include: three (3) sets of
          installation drawings and specifications from Statewide Fire
          Protection.

     Within ten calendar days thereafter, Landlord will return to Tenant one set
          of drawings and specifications with approval and/or comments. Tenant
          will promptly make any requested changes or, as the case may be,
          promptly obtain Landlord's written approval for alternate solutions.
          LANDLORD'S "APPROVAL" AS USED HEREIN SHALL NOT BE CONSTRUED TO MEAN
          THAT LANDLORD HAS AGREED OR WARRANTED THAT THE ITEM APPROVED IS IN
          COMPLIANCE WITH ANY CODES, ORDINANCES OR OTHER REQUIREMENTS PLACED
          UPON TENANT BY ANY PUBLIC OR PRIVATE ENTITY OR AGENCY OTHER THAN
          LANDLORD. IN ADDITION, LANDLORD'S APPROVAL SHALL NOT RELIEVE TENANT OF
          THE RESPONSIBILITY TO VERIFY ALL FIELD CONDITIONS INCLUDING, WITHOUT
          LIMITATION, DIMENSIONS, LOCATIONS, LEASE LINES, EXPANSION JOINTS,
          CLEARANCES AND PROPERTY/LEASE LINES.

3.     CONSTRUCTION  COMMENCEMENT

Tenant  shall  commence  construction within ten days after written notification
that  the  Premises is available to Tenant for construction. Within this period,
Tenant or Tenant's contractor will participate in a preconstruction meeting with
Landlord's representative. At this meeting Tenant will provide all documentation
to satisfy Landlord's requirements per construction rules and regulations.  This
will include but is not limited to permits, Certificates of Insurance, licenses,
schedules,  contacts,  fees  and  deposits.  Tenant  shall  diligently  pursue
completion  of its improvements in the Premises on a schedule which shall insure
Tenant's  opening  by  the  Commencement  Date.

Tenant shall commence and complete all work within the Premises as expeditiously
as possible. When the Commencement Date is also the Grand Opening Date, Tenant's
work  shall be completed no later than ten days prior to the Grand Opening Date.
Any  work,  such as a temporary storefront closure, performed by Landlord, which
is  made  necessary as a result of Tenant's failure to complete its work in time
for  the  Grand  Opening  Date or specified completion date, shall be payable to
Landlord,  at  Landlord's  cost  plus  a  15%  administration  fee.

Landlord's  work  is  limited to that work specified in the following Schedule B
and  Tenant  shall  be  required  to  make  all  improvements to the Premises in
accordance  with  Tenant's  approved  plans,  except  those  which  Landlord  is
specifically  required  to  make  hereunder.
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B.     RETAIL

     1.     DESCRIPTION  OF  LANDLORD  WORK

     Except  when  noted in the Lease, Landlord shall perform the work described
     below  in  accordance  with  the  following  specifications.

          (A)  FRAME: A noncombustible shell consisting of concrete, masonry or
               steel.

          (B)  ROOF: A roof.

          (C)  EXTERIOR  WALLS:  Exterior  walls  shall  be of noncombustible
               construction.

               EAST WING: Exterior storefronts shall be designed and constructed
               by Tenant.

          (D)  FLOOR SYSTEM: A concrete floor system at one elevation unless
               otherwise indicated on Tenant's LOD. The floor system is designed
               to support a live load of 100 pounds per square foot.

               WEST WING: Lower Level: 10" cast in place slab with two layers of
               rebar  on  opposing  12"  grids

               Upper  Level:  4"  concrete  on  metal  deck with 6"x6" wire mesh
               reinforcement

               CENTER:
               Lower  Level:  10"  pre-cast plank slab and a 4" concrete topping
               slab  with  rebar  reinforcement

               Upper  Level:  4"  concrete  slab  on  metal deck with iron grid.

               EAST  WING:
               Lower  Level:  Existing 10" pre-cast plank slab and a 4" concrete
               topping  slab with rebar reinforcement and 2" to 6" architectural
               topping  slab  where  required  to  eliminate  slope  of existing
               structure

               Upper  Level: 4" concrete slab on metal deck with 6"x6" wire mesh
               reinforcement

               NOTE: All levels are suspended over either sublevel garage (Lower
               Levels)  or  other  retail  space  (Upper  Level).

          (E)  DEMISING PARTITIONS: Demising Partitions are provided between
               Tenant and other tenants and/or exits or service corridors of the
               partition type indicated on Tenant's LOD. For partitions dividing
               the  Premises  from  adjacent tenants, Landlord will provide stud
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<PAGE>

               framing  or  masonry  as  determined by Landlord and indicated on
               Tenant's  LOD.  Studs  shall  extend  from  the floor slab to the
               underside  of  the  structure  above.  Partitions  dividing  the
               Premises  from  adjacent service corridors, if stud construction,
               shall  be surfaced on the service corridor side only by Landlord.
               Tenant  to provide and install gypsum wall board, tape and finish
               to  stud  walls.

          (F)  DEMISING  END-CAP/NEUTRAL  PIER:  Demising  end-cap(s).

          (G)  MECHANICAL  SYSTEM:  A  mechanical system designed to meet the
               following  specifications:

               Outside  air  condition:
               108  deg.  F  Drybulb/68  deg.  F  Wetbulb

               Indoor  design  condition:
               Setpoint:  73  deg.  F  Drybulb, Retail; 75 deg. F Drybulb,
                          others
               Deadband:  +/-2  deg.  F  Drybulb

               Chilled  water:

               Landlord  shall  provide a chilled water circulating loop for use
               by  the  tenants.  Tenant spaces will be provided with one (1) 2"
               nominal  piping  tap  set, one on the chilled water supply header
               and one on the return header, for connection by the Tenant to the
               Tenant  supplied  HVAC  system.

               CHILLED  WATER  USE BY TENANT FOR APPLICATIONS OTHER THAN COMFORT
               COOLING  SHALL BE CONSIDERED ON A CASE-BY-CASE BASIS. TENANT MUST
               SUBMIT  A  WRITTEN REQUEST TO LANDLORD AS PART OF SUBMISSION I SO
               THAT  THE  APPLICATION  MAY  BE  APPROPRIATELY  COORDINATED.
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               CENTER:  The  existing  supply  equipment  within  the space is a
               variable air volume system (VAV), controlled by a constant volume
               fan powered terminal. As existing spaces change to new tenancies,
               these  systems  must  be  removed  and  converted to the two pipe
               chilled  water  central plant system by the new Tenant after June
               2002.

               Landlord-provided  cooling  capacity:  (5)  tons/ksf  or  (7.5)
               gpm/ksf.

               Chilled  water:
               Entering  Water  Temperature:     42  deg.  F
               Leaving  Water  Temperature:     58  deg.  F
               Lighting  &  Miscellaneous  Load:
                    Dry  Retail:                        10  w/sq.  ft.
                    Restaurant  -  kitchen:             15  w/sq.  ft.
                    Restaurant  -  seating  area:        3  w/sq.  ft.
                    Common  Area  -  East/West  Exp:     5  w/sq.  ft.
                    Common  Area  -  Center:             5  w/sq.  ft.
                    Common  Area  -  Great  Hall:        5  w/sq.  ft.
                    Food  Court  -  tenant  area:       30  w/sq.  ft.
                    Food  Court  -  seating  area:       3  w/sq.  ft.
                    Banquet  Hall  -  kitchen:          15  w/sq.  ft.
                    Banquet  Hall  -  seating  area:     3  w/sq.  ft.
                    Office  Space:                       3  w/sq.  ft.
               Ventilation/outside  air:          0.35  cfm/sq.  ft./exhaust
                                                  0.30  cfm/sq.  ft./fresh  air
                                                  per  ASHRAE62/1989

               If  Tenant's  internal  loading  or other requirements exceed the
               maximum design load as listed above, Landlord may, at its option,
               provide  additional  capacity.  All  costs  associated  with  the
               additional  capacity  shall  be  at  Tenant's  expense.

               Fresh  air:  Landlord will furnish and install a master fresh air
               duct  to  one  point  within or adjacent to the Premises to which
               each  tenant  will  be  required to make final connections of its
               fresh air ductwork. The equipment is based on 0.35 cubic feet per
               minute  (cfm) per sq. ft. of area for the exhaust system and 0.30
               cfm  per  sq.  ft.  for  the  fresh  air  system.

               CENTER  AND  WEST  WING,  SECOND LEVEL, AND FOOD COURT: Tenant to
               draw  fresh air directly in through penetration in roof performed
               by  Landlord's  roofing  contractor  at  Tenant's  expense.

               Master  exhaust:  Each  tenant  shall  receive  an  exhaust  vent
               including  ductwork  stubbed  into  the  demised  premises  and a
               damper.  Exhaust shall not exceed 0.35 cfm/sq. ft. of gross floor
               area. Tenant to connect their toilet exhaust and (with Landlord's
               permission)  other  exhaust  to  the  system. Total volume of air
               exhausted from the tenant's space through landlord exhaust system
               shall  not  exceed  0.35  cfm/sq.  ft.
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<PAGE>

               CENTER  AND  WEST  WING,  SECOND LEVEL, AND FOOD COURT: Tenant to
               duct directly through penetration in roof performed by Landlord's
               roofing  contractor  at  Tenant's  expense.

          (H)  ELECTRICAL  SERVICE

               Provide  a  120/208 volt or 480/277 volt, 3 phase, 4 wire service
               within Landlord's electrical metering room with a main electrical
               switch  for  Tenant's  connection.  Tenant  shall  provide  all
               electrical gear required to transform the provided voltage to any
               other  voltage  required  by Tenant. Tenant's maximum design load
               shall  not  exceed  12  watts  per  sq.  ft.

               If  Tenant's electrical requirements exceed 12 watts per sq. ft.,
               additional  service  may  be  provided  by  Landlord  at Tenant's
               expense.

               WEST  WING: A 480/277 volt, 3 phase, 4 wire service, with one (1)
               empty  conduit,  with  pull  string.

               CENTER:  A  120/208  volt,  3 phase, 4 wire service, as existing.

               EAST  WING:  A  480/277  volt,  3 phase, 4 wire service, with one
               empty  conduit,  with  pull  string.

               FOOD  COURT:  A  480/277  volt, 3 phase, 4 wire service, with one
               empty  conduit,  with  pull  string.

          (I)  PLUMBING  SERVICE

               Water Service: One (1) 3/4" domestic water service tap brought to
               a  point  within,  above or adjacent to the Premises. Approximate
               location  as  indicated  on  Tenant's  LOD.

               Sewer  Service:  One  (1)  4" sanitary sewer line stubbed within,
               below  or  adjacent  to  the  Premises. One (1) 2" vent installed
               either  within  or adjacent to the Premises. Approximate location
               as  indicated  on  Tenant's  LOD.

          (J)  FIRE PROTECTION: A valved fire protection sprinkler main shall be
               provided to a point within, above, or adjacent to the Premises.

          (K)  TELEPHONE SERVICE: One (1) 1" empty conduit from Landlord's
               telephone panel to a point within, above, or adjacent to the
               Premises.

          (L)  AUDIO: Landlord will arrange with the utility company to provide
               service at one or more locations within Landlord's Building for
               Tenants' use.

     2.   DESCRIPTION  OF  TENANT  WORK

          (A)  DESIGN  AND  CONSTRUCTION  OF  PREMISES

          Tenant shall be responsible for the payment of all applicable fees and
          associated  costs  related  to the design and construction of Tenant's
          Premises,  including  but  not  limited  to permits and licensing fees
          including  Certificate  of  Occupancy.

          Tenant  is  responsible  for execution of all the construction work in
          the  space,  except  that  work  outlined  in  Schedule  B B.1 herein.

          All Tenant construction must be noncombustible including any materials
          used  above  the  ceiling  or  concealed in the walls of the Premises.

          (B)  STOREFRONTS

          Storefront  construction  must  be  of  1-hour  construction  with
          unprotected openings unless otherwise noted on LOD and extend from the
          floor  slab  to  the  bulkhead.  All  lease  lines facing on walkways,
          courts, arcades, or common areas as indicated on Tenant's LOD shall be
          considered  Tenant's  storefront.  The  entire  area  within  these
          boundaries cannot be reduced by furring in or framing down and will be
          counted  into the space calculated against the requirement of 80% open
          glazing  area  at  the  storefront.

          (C)  EGRESS/EXIT  DOORS

          All  interior  and  exit  doors,  frames,  and  hardware servicing the
          Premises  are  to be furnished and installed by Tenant. Front and rear
          exit  doors  must  be  recessed,  swing  with  the path of exiting and
          conform  to  all  requirements of the Landlord and local jurisdiction.
          All  exit  doors  will have a printed placard indicating Tenant's name
          and  space  number  per  local  code,  to  be  provided by Landlord at
          Tenant's  expense.

          (D)  FLOORS  &  CEILINGS

          It  is  the  Tenant's responsibility to verify that the ceiling height
          selected  by Tenant is not in conflict with Landlord's work including,
          but  not  limited to, base building structure, ductwork, chilled water
          piping,  mains,  etc.  The  structure  of Landlord's Building has been
          designed  to  accept  a  superimposed  loading  of  7 lbs./sq. ft. for
          overhead  installation of Tenant's ceiling and equipment. Tenant shall
          provide  access  (such  as  access  panels)  where  Landlord  and/or
          jurisdictional  authorities designate. In all cases, tenants' finished
          ceiling  in the sales area will be a minimum of 12'-0" H for the Lower
          Level  and  22'-0"  H  for  the  Upper  Level,  West  Wing.

          Landlord will install the project floor finish to Tenant's lease line.
          Tenant  shall  install the project floor finish from the lease line to
          Tenant's  storefront  and  point of closure. Tenant is responsible for
          purchasing the project floor finish from Landlord @ $18 per sq. ft. of
          tile  installed,  plus  15%  Landlord  administration  fee.
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<PAGE>

          All  proposed  coring of the concrete slab floors must be submitted to
          the  Landlord, for review by Landlord's Structural Engineer, a minimum
          of  30  days before the proposed coring date. Submittal requests shall
          be  in  sketch  form  showing framing in the general areas, gridlines,
          existing  penetrations  and  proposed  penetrations for all trades. In
          addition, a large scale drawing (1:5) of the existing reinforcement in
          the  area  of  proposed  penetrations,  based  on  pacometer  or X-ray
          investigation  must  be  included.

          Cutting  of  the  reinforcement must be avoided during coring. Columns
          shall  not  be  cored  under any circumstances. Moment frame beams and
          shear  wall  link  beams  shall not be cored. Penetrations may only be
          proposed  for  floor  beams,  walls  and  slabs.

          If resizing or repositioning of the proposed openings are not possible
          in  order  to  avoid a loss of structural integrity, remedial work may
          need  to  be developed by Landlord's Structural Engineer. The costs of
          testing,  Engineering  review,  remedial  work,  if  required, and any
          delays  to  Tenant's  project  are  at  Tenant's  sole  cost.

          Coring  shall  not be performed without Landlord's written approval to
          Tenant.  All  penetrations must be made waterproof and must conform to
          the  fire  rating  of  the  floor  slab  penetrated.

          Spaces  over  the  garage  level  require a 3-hour fire rating at each
          penetration.

          Waterproof  Membrane:  All  toilet rooms or premises where water usage
          extends  beyond  toilet  rooms  must  have  an epoxy membrane equal to
          STONHARD  (800.257.7953)  or better. Complete membranes with a minimum
          4"  perimeter return are required. If an alternative floor material is
          desired,  Laticrete  9325  (203.393.0010)  must be used underneath the
          finished  floor.  Cast  iron sleeves must be installed around all pipe
          penetrations,  except for water closets or floor sinks and must extend
          at  least  2"  above  the  finished  floor.

          Store  Fixture  Supports:  All  Tenant  improvements,  exclusive  of
          ceilings,  HVAC  systems and light fixtures shall be floor-mounted and
          self-supporting.

          Mezzanines  are  permitted  in  certain areas to the extent allowed by
          local  jurisdiction.  The  written approval of Landlord and structural
          engineering, at Tenant's expense, will be required for permit. See LOD
          for  specific  areas  capable  of  supporting  a  mezzanine structure.

          (E)  PARTITIONS

               1.   Common demising walls, framed by Landlord, between the
                    tenants shall be finished by the Tenant with 5/8" type "X"
                    gypsum board to the underside of the deck above. Security,
                    burglar bars, chicken wire, etc., are the responsibility of
                    the Tenant.
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<PAGE>

               2.   Cutting of existing gypsum board within the Tenant's demised
                    premises or relocation of any existing metal studs (demising
                    or service corridor walls) shall be done at the Tenant's
                    request and only with the Landlord's written approval.
               3.   All interior partitions shall be metal stud construction
                    with taped and spackled 5/8" Type "X" gypsum board finish on
                    all sides. 4. Retail operations such as music stores,
                    arcades or any Tenant who shall produce above normal noise,
                    etc., will be required by the Landlord to provide sound
                    insulation on the ceiling and in demising walls, achieving a
                    minimum STC rating of 50, to protect neighboring tenants
                    from above normal noises. All such insulation shall be
                    noncombustible as approved by the governing agencies.
               5.   All toilet room partitions shall have water resistant gypsum
                    board in addition to required wainscots.

     (F)  TENANT MECHANICAL SYSTEM

          Tenant  shall  provide  an  engineered  HVAC  design,  stamped  by  a
          registered  professional  engineer licensed in the State of Nevada for
          approval by Landlord's engineer. Landlord may provide modifications to
          the  base building system to accommodate Tenant's needs at the expense
          of  the  Tenant. Tenant shall provide all components required (such as
          air  handling  unit(s),  chilled  water  piping and appurtenances, air
          distribution  system,  electrical  connections,  controls, etc.) for a
          properly  operating  HVAC  system  that  meets the Tenant's needs, and
          connecting to the Landlord provided chilled water distribution system.
          The  Tenant  HVAC  design  must  comply  with  the system requirements
          described  herein  in  order to ensure compatibility with the Landlord
          provided  chilled  water  system,  and  consequently  Tenant  comfort.

          The  Tenant's  HVAC  system  shall  be designed based on the following
          criteria:

          Outdoor  air  conditions:  108  deg.  F  Drybulb and 68 deg. F Wetbulb
          Indoor  design temperature: 73-75 deg. F Drybulb (for cooling) Chilled
          water  temperature:  42  deg.  F  supply  and  58  deg.  F  return.

          Tenant  requiring  after hour cooling and/or chilled water use for any
          application  other  than  comfort  cooling  must  submit  a request in
          writing  to  Landlord  as  part of Submission I. Upon review, Landlord
          will advise Tenant whether capacity is available. All costs associated
          with  the  additional hours of after -hour cooling will be at Tenant's
          expense.

          Tenant's  cooling load calculations shall be performed by a registered
          professional  engineer  licensed  in  the  State  of  Nevada, using an
          industry-standard  computer-based  cooling  load  calculation program,
          such as Carrier Hourly Analysis Program, in compliance with all ASHRAE
          standards. Load calculation information shall be indicated on Tenant's
          HVAC  drawings.  Drawings  will also include all information necessary
          for  air  and  water  balancing.
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          Air  Handling  Units  (AHUs):

          Tenant to supply and install AHUs per the following requirements. AHUs
          are to be connected to the Landlord's two pipe chilled water system by
          Tenant  and  shall  be  designed  for  42  deg. F chilled water supply
          temperature and a 58 deg. F chilled water return temperature. The AHUs
          shall  be M-Series Climate Changers as manufactured by TRANE and shall
          meet  with  following  specifications  in  addition  to  the  standard
          manufacturer  unit  specifications.

          a.   The unit shall consist of, at minimum, a mixing module with
               filters for return and outdoor air, coil module and fan module.
               All modules shall be factory insulated. The unit shall be
               constructed of a complete frame with removable panels such that
               removal of the panels will not affect the structural integrity of
               the unit. The panels shall be constructed of G90 galvanized. All
               modules shall have access panels on each side of the unit.
          b.   Installed per manufacturer requirements with manufacturer
               recommended service clearances.
          c.   IAQ-type (sloped in two planes) drain pans constructed of
               stainless steel.
          d.   Factory-mounted marine light in all access and fan modules.
          e.   Variable pitch fan drives selected at a minimum of 1.5 service
               factor.
          f.   Certified ARI Standard 430-89 fan performance.
          g.   Grease line extended to the outside of the unit terminated with
               standard grease fitting for any bearing requiring relubrication.
          h.   Chilled water-type coil module for conditioning the air with
               seamless copper tubes equipped with "Turbulators" for improved
               heat transfer capabilities and aluminum fins, certified in
               accordance with ARI 410. The coil casing shall be constructed of
               stainless steel. All connections (chilled water supply and
               return, vent and drain) shall be clearly labeled and extend to
               the outside of the unit casing. The coil(s) shall be removable
               from the unit by removing the wall panels.
          i.   Tenant's mechanical designer shall select a chilled water coil
               such that the chilled water velocity is at a minimum of 120 feet
               per minute at design condition.
          j.   The mixing module shall adequately blend return air stream with
               outdoor air stream. The air streams shall be regulated by
               multi-leaf, low-leak, opposing blade dampers with edge and jam
               seals. The dampers shall be Ruskin CD60 double-skin airfoil
               design, or equivalent. The filters shall be angled 2-inch
               throwaway media.
          k.   The unit shall be equipped with NEMA rated combination
               starter/disconnect, factory mounted and wired, to include at
               minimum, fused disconnect switch, HOA selector switch, control
               transformer, and auxiliary contacts.

               l.   The unit shall be factory painted with epoxy prime coat and
                    acrylic polyurethane finish coat at least 2.5 mils thick.
                    The finished unit shall exceed 500-hour 5% salt spray
                    solution, in accordance with ASTM B-117.
               m.   The unit manufacturer shall warranty the unit for, at
                    minimum, 12 months after commissioning.
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<PAGE>
          In  order  to  facilitate  the  selection and Landlord review process,
          sample  air  handling  unit  selections are provided in SECTION V. The
          selections are organized by required supply airflow, in cubic feet per
          minute,  and  supply  air  temperature.

     For  assistance  on  AHU  selection,  please  contact:

              TRANE-Baltimore
              9603  Deereco  Road
              Suite  400
              Timonium,  MD  21093-6920
              Phone:  (410)  252-8100
              Fax:   (410)  252-7330

     Project  Reference:  Fashion  Show  Mall  Tenant  AHU

          The  Landlord  and  its  consultant  and contractors do not warrant or
          guarantee  the  performance  of any selection as it pertains to Tenant
          comfort.  The  Tenant is soley responsible for designing and selecting
          an appropriate system that meets the individual Tenant's unique needs.

          AHU  Controls
          -------------

          The  Tenant  shall provide the individual AHU controls for maintaining
          space  temperature  setpoint  by  modulating the two-way chilled water
          control  valve(s).  Cycling,  or On/Off, control is not permitted. The
          chilled  water control valve shall be a Siemens Flowrite VF 599 series
          with a Flowrite EA 599 series SKB electronic valve actuator. This is a
          normally closed two-way modulating control valve with equal percentage
          valve  characteristic,  sized  for  a differential pressure of no less
          than  five  (5)  psi and no more than ten (10) psi across the valve at
          design  flow  rate.  The valve maintains Class IV leakage rating up to
          100-psi  pressure differential across the valve. Follow manufacturer's
          requirements  for  proper  installation.

          The  Landlord  furnished  fresh  air  system  is  sized to provide the
          minimum  required fresh air. Consequently, air-side economizing is not
          recommended.  For  AHUs  larger  than  2,000  cfm,  also include smoke
          detector installed on the supply-side of the AHU for AHU shutdown upon
          activation.

          AHU  Chilled  water  cooling  coil  piping:
          ------------------------------------------

          The piping, fittings, control valve, coil and balancing valve shall be
          sized  for  a  16  deg.  F  delta  T.

          Refer  to  SECTION  V  for  an  AHU  chilled water cooling coil piping
          schematic.  The  chilled  water piping system shall meet the following
          requirements.

          a.   ANSI Rating 200 psig, hydrostatically pressure tested at 200
               psig, 4-hour minimum.

          b.   Pipe: schedule 40 seamless or ERW steel pipe (ASTM A106 Grade
               B/A53B).

          c.   Joints: threaded.

          d.   Fittings: Class threaded
                                       44
<PAGE>

          e.   Unions: threaded

          f.   Insulation: 1" fiberglass with vapor-barrier and jacket. The
               jacket to be all-purpose, factory applied, laminated glass-fiver
               reinforced flame-retardant kraft paper and aluminum foil having
               self-sealing lap. All fittings and valves to be performed with
               factory-fabricated PVC jacket.

          g.   Ball valves: full-port, bronze-body with stainless steel ball,
               RTFE seats and seals, blow-out proof stem, 600 psi WOG, as
               manufactured by Crane or Nibco.

          h.   Balancing Valve: Model CBV-T, as manufactured by Armstrong with
               position locking device. Install in accordance with
               manufacturer's published instructions

          i.   Temperature gauge: industrial-grade, red-mercury filled glass
               thermometer with adjustable angle stems and 9" scale from 0 deg.
               F to 100 deg. F and accurate to 1% of range. Gauge to be
               installed in 3/4" diameter stainless steel thermowell on
               thread-o-let, 1-1/2" stem and 2" extension.

          j.   Pressure gauge: Grade A phosphor bronze Bourdon-tube pressure
               gage, with bottom connection. The case shall have a 5" lens and
               scaled from 0 psig to 200 psig. The gauge shall be installed with
               1/2" gauge cock, ball valve.

          k.   Pressure/Temperature (P/T) Plugs: on each CHW coil water inlet
               and outlet.

In order to facilitate the selection and Landlord review process, sample chilled
water piping and control valve selections are provided in SECTION V ("Tenant AHU
Chilled  Water  Coil  Piping  Reference Table"). The selections are organized by
required  chilled  water  coil  load,  in  mBtu  per  hour (1,000 Btu per hour).

               The Landlord and its consultant and contractors do not warrant or
               guarantee  the  performance  of  any  selection as it pertains to
               Tenant  comfort.  The  Tenant is solely responsible for designing
               and  selecting  an  appropriate  system that meets the individual
               Tenant's  unique  needs.

          (G)  TENANT ELECTRICAL SYSTEM

               Complete plans and specifications must be submitted by Tenant for
               Landlord's  approval  for  all  electrical  work,  including  a
               breakdown  of  the  lighting  in  kilowatts,  receptacle, motors,
               heating,  air conditioning, water heater, miscellaneous and space
               circuits,  per  the  Tenant  Electrical  Load  Calculation  form.

               1.   The design of a retail tenant electrical system shall not
                    exceed 12 watts per sq. ft. of Tenant's floor area.
                                       46
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               2.   Additional or other related electrical service required by
                    the specifics of Tenant's use or design will be provided by
                    Landlord at Tenant's expense.

                    Tenant  shall  install  or  cause  to  be  installed,  its
                    electrical  meter as soon as possible, as Tenant will not be
                    allowed to use Landlord's temporary power unless paid for by
                    Tenant.

                    Tenant  shall  provide  to the Landlord for installation, at
                    Tenant's  expense,  a  circuit  breaker  sized  to  meet the
                    Tenant's  needs.  The circuit breaker shall match Landlord's
                    equipment  in all respects (manufacturer, AIC rating, etc.).
                    Tenant  shall  furnish and install or cause to be installed,
                    the  electrical  meter, all wire from the circuit breaker to
                    Tenant's  electrical  equipment, and extend the conduit from
                    its  stub  out  to  Tenant's  electrical  equipment.

                    Tenant's  electrical  system  shall  include,  but  is  not
                    necessarily  limited  to,  the  following:

                    1.   Tenant is to install an electrical meter and all
                         conductors to get electric service to the Premises.
                         Tenant will install feeder from Landlord's Tenant
                         distribution panel to Tenant's Premises.

                    2.   Termination of wires at Landlord's Tenant distribution
                         panel or switchboard using Landlord's electrical
                         contractor at Tenant's expense.

                    3.   Tenant to furnish and install conduit and feeder from
                         Tenant's electrical panel to Tenant's mechanical
                         system.

                    4.   All required electrical connections to Landlord's fire
                         alarm system.

                         Note:   No  PVC  conduit  will  be  permitted.

               (H)  TENANT'S  PLUMBING  DESIGN  CRITERIA

               All  piping systems must be compatible with the type of materials
               used  by  Landlord,  and  shall  comply  with  the  following
               requirements:

Drainage, vent pipe and fittings for above grade use shall
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<PAGE>
                    be service weight, hubless cast iron with sealing sleeve and
                    stainless steel coupling joints with stainless steel clamps
                    and bolts. For piping below grade, Tenant shall use service
                    weight, bell and spigot cast iron with lead and oakum or
                    gasketed joints. No PVC is permitted.

               2.   Water piping for above grade use shall be Type "L" copper
                    tubing, seamless drawn, hard copper with plain ends ASTM
                    B88. Fittings shall be wrought or cast copper with socket
                    ends for lead-free solder.

               3.   Pipes supported from steel structure shall be supported from
                    steel beams and joists with approved clamps and other
                    structural attachments. Self-drilling anchors or
                    power-driven anchors are permitted in areas with concrete
                    flat slabs and concrete on metal deck inserts. No pipe
                    hangers will be supported from metal roof deck. Hangers
                    shall not pierce piping insulation vapor barrier. Hardware
                    must have a smooth finished appearance, and exposed hangers
                    shall be the clevis or trapeze type, complete with bolts,
                    rods and nuts. Tenant will provide cast brass or chrome
                    escutcheons with setscrew, deep type, to cover sleeves and
                    exposed piping through walls, floors or ceiling.

                    Valves: All valves for domestic water are to be 125-psi test
                    type, all bronze wedge gate valves as manufactured by NIBCO,
                    Watts,  Crane  or an approved equivalent. Valves for the gas
                    piping  system  shall be bronze ball valves with threaded or
                    welded  ends  as  manufactured  by  Crane  or  an  approved
                    equivalent.  All  valves  shall  be  accessible  for ease of
                    operations.

                    Tenant  shall  be responsible for installation of a backflow
                    preventer  on Tenant's water service where required by local
                    code.

                    Tenant  shall  be  responsible  for  installation of a water
                    meter  with  a  direct  read  gauge  in  US  gallons.

               (I)  FIRE  PROTECTION

               A  complete  fire  sprinkler system including sprinkler pipes and
               heads  required  by  Tenant's  design,  shall  be  by  Landlord's
               approved  sprinkler  contractor  under  contract  with Tenant, at
               Tenant's  expense.

               Tenant  shall  submit  complete automatic sprinkler shop drawings
               (plans,  specification,  and hydraulic calculations) to Landlord,
               Landlord's  insurance  carrier,  and  the  authority  having
               jurisdiction for approval prior to any installation by the Tenant
               within  the  Premises.  Tenant's  sprinkler  contractor  shall
               coordinate  its  work  with  Landlord  and request shut downs and
               draining  of  Landlord's  system  in  advance.

               CENTER:  Clark  County  Fire  Department requires, as part of any
               renovation  of existing space, that the existing supply line into
               the  space be removed and rerouted to the new tenant supply lines
               coming  from  different  sources.  As a part of the required Fire
               Protection  report,  Tenant  will  be  required  to  detail  the
               reconnection  work  scope  to  the  Clark County Fire Department.
                                       47
<PAGE>
               Tenants  will be required by Clark County to comply with the Fire
               Protection Report. This may include installing equipment which is
               connected  to  the  Landlord's  Building's  fire  alarm/smoke
               evacuation  system.  This  may  include  speakers  and strobes in
               individual  tenant spaces. The central fire alarm system shall be
               a  digital  addressable type. If required, Tenant's devices shall
               be provided and installed by the Landlord's fire alarm contractor
               at  Tenant's  expense.

               Tenant's  final  plans  must  be reviewed at Tenant's expense, by
               Rolf-Jensen  &  Associates prior to submittal to Clark County for
               permit.  A  written  report  from  Rolf-Jensen  &  Associates,
               acknowledging that the final plans conform to the Fire Protection
               Report,  must  accompany  the  final  plans to be accepted by the
               County  for  the  permit  application  process.

               Tenant  shall  patch  and repair all disturbed fireproofing using
               Landlord's  contractor.

          (J)  UTILITIES  BY  TENANT

          Telephone Service: Tenants must make direct arrangements for telephone
          service  with  Sprint.  Tenant  is responsible for service between the
          primary  telephone  service  point  within  Landlord's  Building  and
          Tenant's  Premises.

          Exposed  wire(s)  will  not be permitted. Tenant shall install conduit
          and  wire.

          Roof Top Antennas & Satellite Dishes: Any rooftop equipment, including
          antennas  and  satellite  dishes,  will  require  Landlord's  written
          approval and must be submitted at least 45 days prior to installation.

     3.   DESCRIPTION  OF  LANDLORD  WORK  AT  TENANT'S  EXPENSE

          The  following  work  by  Landlord  shall be reimbursed to Landlord by
          Tenant:

          1.   Water and Sewer Connection: Tenant shall reimburse Landlord for
               any water and sewer connection fees for the Premises required by
               Local authorities and paid by Landlord.

          2.   Utility Design Review: Tenant shall reimburse Landlord for any
               applicable utility design review fees and associated costs for
               the Premises required by Local authorities or others and paid by
               Landlord.

          The  following  work  in  the Premises may be performed by Landlord at
          Landlord's  actual  cost,  plus  a  15%  administration fee, only upon
          receipt  of  a signed work order from Tenant authorizing such work and
          receipt of payment in full of the amount agreed upon in advance of the
          performance  of  the  work.

               1.  Temporary  work  required  by  local  authorities.
               2.   Temporary storefront work in the event Tenant's construction
                    is not complete for the scheduled Grand Opening Date.
               3.   Furnish and install Landlord's Building Standard storefront
                    system.
               4.   Modified water service or relocation of water service.
                                       49
                                       48
                                       50
                                       48
<PAGE>
               5.   Modified electric service or relocation of electric service,
                    provided such service is available.
               6.   Modifications to the HVAC system, including additional
                    capacity of the system provided by Landlord. Landlord
                    reserves the right to refuse to perform any such
                    modifications.
               7.   The addition or relocation of other utility services.
               8.   Roof, floor, partition and wall openings for any purpose
                    including exterior egress doors and framing. Such openings
                    shall include supporting structures, curbs, flashings,
                    ducts, vents and grilles. Landlord reserves the right to
                    refuse to permit any openings which exceed the capability of
                    the structural system or which in Landlord's opinion would
                    be detrimental to the appearance of Landlord's Building.
               9.   Architectural or engineering fees incurred by Landlord as a
                    result of Tenant's requesting any of the items specified
                    above or any other items of a special nature.
               10.  Air handling unit chilled water piping water balancing.

VIOLATIONS:

In  the  event  Tenant  is  notified of any violation(s) of codes, ordinances or
regulations, either by the jurisdictional authorities or by the Landlord, Tenant
shall  correct  such  violations  within  7  calendar  days  from  such  date of
notification, or such time as required by the local jurisdiction.  Should Tenant
fail  to  correct such violations within seven calendar days, Landlord will have
the  right  to  correct  such  violations  at  Landlord's  cost  plus  a  15%
administration  fee.   Tenant  shall  grant  entrance  into  the  Premises  for
corrective  work  by  others.

                                       49
<PAGE>
C.   FOOD/RESTAURANT

     1.     DESCRIPTION  OF  LANDLORD  WORK

Except  when noted in the Lease, Landlord shall perform the work described below
in  accordance  with  the  following  specifications.

          (A)  FRAME: A noncombustible shell consisting of concrete, masonry or
               steel.

          (B)  ROOF: A roof.

          (C)  EXTERIOR WALLS: Exterior walls shall be of noncombustible
               construction.

               EAST WING: Exterior storefronts designed and constructed by
               Tenant.

          (D)  FLOOR SYSTEM: A concrete floor system at one elevation unless
               otherwise indicated on Tenant's LOD. The floor system is designed
               to  support  a  live  load  of  100  pounds  per  sq.  ft

               WEST  WING:
               Lower  Level:  10" cast in place slab with two layers of rebar on
               opposing  12"  grids

               Upper  Level:  4"  concrete  on  metal  deck with 6"x6" wire mesh
               reinforcement

               CENTER:
               Lower  Level:  10"  Pre-cast plank slab and a 4" concrete topping
               slab  with  rebar  reinforcement

               Upper  Level:  4"  concrete  slab  on  metal  deck with iron grid

               EAST  WING:
               Lower  Level:  Existing 10" Pre-cast plank slab and a 4" concrete
               topping  slab with rebar reinforcement and 2" to 6" architectural
               topping  slab  where  required  to  eliminate  slope  of existing
               structure

               Upper  Level: 4" concrete slab on metal deck with 6"x6" wire mesh
               reinforcement

          FOOD  COURT:  TBD

               NOTE:  All  levels  are  suspended  over  either  sublevel garage
                      (Lower  Levels)  or  other  Retail  space  (Upper  Level).

          (E)  DEMISING  PARTITIONS
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<PAGE>

               Demising partitions are provided between Tenant and other tenants
               and/or exits or service corridors of the partition type indicated
               on  Tenant's  LOD.  Landlord will provide partitions dividing the
               Premises  from  adjacent  tenants  and stud framing or masonry as
               determined  by  Landlord  and as indicated on Tenant's LOD. Studs
               shall  extend  from  the  floor  slab  to  the  underside  of the
               structure  above.  Partitions dividing the Premises from adjacent
               service corridors, if stud construction, shall be surfaced on the
               service  corridor  side  only  by Landlord. Tenant to provide and
               install  gypsum  wall  board,  tape  and  finish  to  wall studs.

          (F)  DEMISING  END-CAP/NEUTRAL  PIER

               Demising  end-cap(s).

          (G)  MECHANICAL  SYSTEM

               A  mechanical  system  designed  to  meet  the  following
               specifications:

               Outside  air  condition:
               108  deg.  F  Drybulb/68  deg.  F  Wetbulb

               Indoor  design  condition:
               Setpoint:     75  deg.  F  Drybulb
               Deadband:   +/-  2  deg.  F  Drybulb

               Chilled  water:
               Landlord  shall  provide  a  chilled  water  circulating loop for
               connection  by  tenants.  Tenant spaces will be provided with one
               (1)  2"  nominal  piping tap set, one on the chilled water supply
               header  and one on the return header for connection by the Tenant
               to  the  Tenant  supplied  HVAC  system.

               CHILLED  WATER  USE BY TENANT FOR APPLICATIONS OTHER THAN COMFORT
               COOLING  SHALL BE CONSIDERED ON A CASE-BY-CASE BASIS. TENANT MUST
               SUBMIT  A  WRITTEN REQUEST TO LANDLORD AS PART OF SUBMISSION I SO
               THAT  THE  APPLICATION  MAY  BE  APPROPRIATELY  COORDINATED.

               CENTER: The supply equipment within existing spaces is a variable
               air  volume  system  (VAV),  controlled  by a constant volume fan
               powered  terminal.  As  existing  spaces change to new tenancies,
               these  systems  must  be  removed  and  converted to the two pipe
               chilled  water  central plant system by the new Tenant after June
               2002.

               Landlord  provided  cooling  capacity:

               Restaurant  -  (6)  tons/ksf  or  (9)  gpm/ksf
               Food  Court  -  (9)  tons/ksf  or  (13.5)  gpm/ksf
                                       51
<PAGE>

               Chilled  water:
               Entering  Water  Temperature:           42  deg.  F
               Leaving  Water  Temperature:            58  deg.  F

               Lighting  &  Miscellaneous  Load:
                    Dry  Retail:                     10  w/sq.  ft.
                    Restaurant  -  kitchen:          15  w/sq.  ft.
                    Restaurant  -  seating  area:     3  w/sq.  ft.
                    Common  Area  -  East/West  Exp.: 5  w/sq.  ft.
                    Common  Area  -  Center:          5  w/sq.  ft.
                    Common  Area  -  Great  Hall:     5  w/sq.  ft.
                    Food  Court  -  tenant  area:    30  w/sq.  ft.
                    Food  Court  -  seating  area:    3  w/sq.  ft.
                    Banquet  Hall  -  kitchen        15  w/sq.  ft.
                    Banquet  Hall  -  seating  area:  3  w/sq.  ft.
                    Office  Space:                    3  w/sq.  ft.
               Ventilation/outside  air:   0.35  cfm/sq.  ft./exhaust
                                           0.30  cfm/sq.  ft./fresh  air
                                           per  ASHRAE62/1989

               Restaurant  and  food  users  are  required to install a digital,
               remote  readable  meter  on  the supply line of the chilled water
               loop.

               If  Tenant's  internal  loading  or other requirements exceed the
               maximum  design  load,  Landlord  may,  at  its  option,  provide
               additional  capacity.  All  costs  associated with the additional
               capacity  shall  be  at  Tenant's  expense.

               Fresh air: Landlord will furnish and install a fresh air duct for
               Tenants'  air  handling  units to one point within or adjacent to
               the  Premises to which each tenant will be required to make final
               connections  of its fresh air ductwork. The equipment is based on
               0.35  cubic  feet  per  minute  (cfm) per sq. ft. of area for the
               fresh  air  system.

               CENTER  AND WEST WING, SECOND LEVEL, AND FOOD COURT: Tenant is to
               draw  fresh air directly in through penetration in roof performed
               by  Landlord's  roofing  contractor  at  Tenant's  expense.

               Master exhaust: Landlord will furnish and install an exhaust duct
               for  Tenants'  air handling units to one point within or adjacent
               to  the  Premises  to  which each tenant will be required to make
               final  connections  of its exhaust air ductwork. The equipment is
               based  on  0.35  cubic  feet  per  minute  (cfm)  per  sq.  ft

               CENTER  AND WEST WING, SECOND LEVEL, AND FOOD COURT: Tenant is to
               duct directly through penetration in roof performed by Landlord's
               roofing  contractor  at  Tenant's  expense.

               Kitchen  hood  exhaust/make-up  air:
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<PAGE>

               WEST  WING  LOWER LEVEL AND EAST WING, ALL LEVELS: Landlord shall
               provide  at  Tenant's  expense  a  floor opening to route kitchen
               exhaust  and  make-up air ductwork. The ductwork shall follow the
               paths  generally  outlined by Landlord. The roof penetration will
               be  performed  by  Landlord's  approved  roofing  contractor  at
               Tenant's  expense.

               WEST  WING  UPPER  LEVEL  AND FOOD COURT: Tenant to duct directly
               through  penetration  in  roof  performed  by  Landlord's roofing
               contractor  at  Tenant's  expense.

          (H)  ELECTRICAL  SERVICE

               Provide  a  120/208 volt or 480/277 volt, 3 phase, 4 wire service
               within Landlord's electrical metering room with a main electrical
               switch  for  Tenant's  connection.  Tenant  shall  provide  all
               electrical gear required to transform the provided voltage to any
               other  voltage  required  by Tenant. Tenant's maximum design load
               shall  not  exceed 30 watts per sq. ft. Additional service may be
               provided  by  Landlord  at  Tenant's  expense.

               WEST  WING:  A 480/277 volt, 3 phase, 4 wire service, with one or
               more  empty  conduit(s)  with  pull  string(s).

               CENTER:  A  120/208  volt,  3  phase,  4  wire  service.

               EAST  WING:  A 480/277 volt, 3 phase, 4 wire service, with one or
               more  empty  conduit(s)  with  pull  string(s).

               FOOD  COURT: A 480/277 volt, 3 phase, 4 wire service, with one or
               more  empty  conduit(s)  with  pull  string(s).

          (I)  PLUMBING  SERVICE

               Water  Service: One (1) 2" domestic water service will be brought
               to  a point within, above or adjacent to the Premises designed to
               provide  the  range  of  20  to  80  psi. The domestic water will
               terminate  in  a  valve  for  future  extension  by  Tenant.

               Sewer  Service:  One  (1)  4" sanitary sewer line will be stubbed
               within,  below  or  adjacent  to the Premises. Landlord will also
               provide  a 2" vent line stubbed within, above, or adjacent to the
               Premises.

               Natural  Gas  Service:  The  utility provider will run 16 psi gas
               piping  with  a  valve  to  a  manifold  at  an exterior location
               designated  by  Landlord. Tenant is responsible for extending the
               line,  in  a  routing  approved by the Landlord, to the Premises.
               Tenant is responsible for reducing the pressure of the service to
               suit  Tenant's  needs.

               Grease  Waste:
                                       53
<PAGE>

               FOOD  COURT  AND  RESTAURANTS: One (1) 4" grease waste stub below
               the  area  within  or adjacent to the Premises. Grease trap stubs
               will  tie  into  a Landlord-provided (at Tenant's expense) common
               grease  interceptor  located  at  a  remote  location.  Tenant is
               responsible  for  the  connection  to  the  stub.

          (J)  FIRE  PROTECTION

               A  valved  fire  protection  sprinkler main will be provided to a
               point  within,  above,  or  adjacent  to  the Premises. Tenant to
               design  and  install  a  complete system connecting to Landlord's
               main  line  using  Landlord's  approved  fire  protection
               contractor(s).

          (K)  TELEPHONE  SERVICE

               One  (1)  1" empty conduit from Landlord's telephone panel to the
               Premises.

          (L)  AUDIO

               Landlord will arrange with the utility company to provide service
               at  one  or  more locations within Landlord's Building for Tenant
               use.

2.   DESCRIPTION  OF  TENANT  WORK

     (A)  DESIGN  AND  CONSTRUCTION  OF  PREMISES

          Tenant shall be responsible for the payment of all applicable fees and
          associated  costs  related  to the design and construction of Tenant's
          Premises,  including  but  not  limited  to permits and licensing fees
          including  Certificate  of  Occupancy.

          Tenant  is  responsible  for execution of all the construction work in
          the  space,  except  that  work  outlined  in  Schedule  B C.1 herein.

          All Tenant construction must be noncombustible including any materials
          used  above  the  ceiling  or  concealed in the walls of the Premises.

     (B)  STOREFRONTS

          Storefront construction must be of 1-hour construction and extend from
          the  floor  slab  to  the  bulkhead.  All lease lines facing walkways,
          courts,  arcades,  or common areas as indicated on Tenant's LOD should
          be  considered  Tenant's  storefront.  The  entire  area  within these
          boundaries cannot be reduced by furring in or framing down and will be
          counted  into the space calculated against the requirement of 80% open
          glazing  area  at  the  storefront.

     (C)  EGRESS/EXIT  DOORS

          All  interior  and  exit  doors,  frames,  and  hardware servicing the
          Premises  are to be furnished and installed by Tenant. Rear exit doors
                                       55
                                       54
                                       56
                                       54
<PAGE>

          must  be  recessed and conform to all requirements of the Landlord and
          local  jurisdiction. Rear exit door to be a 3'-0" x 7'-0" 60-minute UL
          rated hollow metal door with a welded steel jamb and steel hinges, all
          primed  for  painting.  All  exit  doors  will  have a printed placard
          indicating  Tenant's  name  and  space  number  per  local code, to be
          provided  by  Landlord  at  Tenant's  expense.

     (D)  FLOORS  &  CEILINGS

          It  is  the  Tenant's responsibility to verify that the ceiling height
          selected  by  Tenant is not in conflict with Landlord's work including
          but  not  limited  to base building structure, ductwork, chilled water
          piping  mains,  etc.  The  structure  of  Landlord's Building has been
          designed  to  accept  a  superimposed loading of 7 lbs per sq. ft. for
          overhead  installation  of Tenant's ceiling and equipment. Tenant will
          provide  access  (such  as  access  panels)  where  Landlord  and/or
          jurisdiction  authorities  designate.

          Landlord will install the project floor finish to Tenant's lease line.
          Tenant  shall  install the project floor finish from the lease line to
          Tenant's  storefront  and  point of closure. Tenant is responsible for
          purchasing  the  project  floor  finish  from  Landlord.

          All  proposed  coring of the concrete slab floors must be submitted to
          the  Landlord, for review by Landlord's Structural Engineer, a minimum
          of 30 days before the proposed coring date. Submital requests shall be
          in  sketch  form  showing  framing  in  the  general areas, gridlines,
          existing  penetrations  and  proposed  penetrations for all trades. In
          addition, a large scale drawing (1:5) of the existing reinforcement in
          the  area  of  proposed  penetrations,  based  on a pacometer or X-ray
          investigation  must  be  included.

          Cutting  of  the  reinforcement must be avoided during coring. Columns
          shall  not  be  cored  under any circumstances. Moment frame beams and
          shear  wall  link  beams  shall not be cored. Penetrations may only be
          proposed  for  floor  beams,  wall  and  slabs.

          If resizing or repositioning of the proposed openings are not possible
          in  order  to  avoid a loss of structural integrity, remedial work may
          need  to  be developed by Landlord's Structural Engineer. The costs of
          testing,  Engineering  review,  remedial  work,  if  required, and any
          delays  to  Tenant's  project  are  at  Tenant's  sole  cost.

          Coring  shall  not be performed without Landlord's written approval to
          Tenant.  All  penetrations must be made waterproof and must conform to
          the  fire  rating  of  the  floor  slabs  penetrated.

          Waterproof  Membrane: Restaurant food prep areas and toilet rooms must
          have  an  epoxy  membrane  equal to STONHARD (800.257.7953) or better.
          Complete membranes with a minimum 4" perimeter return are required. If
          an  alternative  floor  material  is  desired,  Laticrete  9325
          (203.393.0010)  must  be  used underneath the finished floor material.
          Cast  iron  sleeves  must  be  installed around all pipe penetrations,
          except  for  water  closets or floor sinks and must extend at least 2"
          above  the  finished  floor.

          Equipment  Supports:  All  Tenant improvements, exclusive of ceilings,
          HVAC  system and light fixtures shall be floor -mounted unless written
          approval  is obtained from Landlord to support improvements otherwise.
          Recessed  wall standards for shelving systems are acceptable for sales
          areas.
                                       55
<PAGE>

          Mezzanines  are  permitted  in  certain areas to the extent allowed by
          local  jurisdiction.  The  written  approval  of  the  Landlord  and
          structural  engineering,  at  Tenant's  expense,  will be required for
          permit.  See  LOD for specific areas capable of supporting a mezzanine
          structure.

          All walk-in coolers, refrigerators or freezer boxes, if allowed, shall
          be  provided  with  the  insulated  floor  systems  recommended by the
          equipment manufacturer. Tenant will install a waterproof membrane over
          all  kitchen,  food preparation, and toilet areas, including the floor
          area  underneath coolers. Sealed concrete floors will not be permitted
          in  the  coolers  or  refrigerators.  Landlord  must approve the loads
          imposed  on  the  structure.  All  refrigeration  equipment  must  be
          air-cooled.

     (E)  PARTITIONS

          1.   Common demising walls between the tenants shall be finished by
               the Tenant with 5/8" type "X" gypsum board to the underside of
               the deck. Security, burglar bars, chicken wire, etc., are the
               responsibility of the Tenant.
          2.   Cutting of existing gypsum board within the Tenant's demised
               premises or relocation of any existing metal studs (demising or
               service corridor walls) shall be done at the Tenant's request and
               only with the Landlord's written approval.
          3.   All interior partitions shall be metal stud construction with
               taped and spackled 5/8" Type "X" gypsum board finish on all
               sides.
          4.   All Tenants who produce above normal noise or vibrations will be
               required by the Landlord to provide sound insulation on the
               ceiling and in demising walls, achieving a minimum STC rating of
               50, to protect neighboring tenants from above normal noises. All
               such insulation shall be noncombustible as approved by the
               governing agencies.
          5.   All toilet room partitions shall have water resistant gypsum
               board in addition to required wainscots.

     (F)  TENANT  MECHANICAL  SYSTEM

          Tenant  shall  provide  an  engineered  HVAC  design,  stamped  by  a
          registered  professional engineer licensed in the State of Nevada, for
          approval by Landlord's engineer. Landlord may provide modifications to
          the  base building system to accommodate Tenant's needs at the expense
          of  the  Tenant. Tenant shall provide all components required (such as
          air  handling  unit(s),  chilled  water  piping and appurtenances, air
          distribution  system,  electrical  connections,  controls, etc.) for a
          properly  operating  HVAC  system  that  meets the Tenant's needs, and
          connecting to the Landlord provided chilled water distribution system.
          The  Tenant  HVAC  design  must  comply  with  the system requirements
          described  herein  in  order to ensure compatibility with the Landlord
          provided  chilled  water  system,  and  consequently  Tenant  comfort.

          The  Tenant's  HVAC  system  shall  be designed based on the following
          criteria:

               Outdoor air conditions:  108 deg. F Drybulb and 68 deg. F Wetbulb
               Indoor  design  temperature:  75  deg.  F  Drybulb  (for cooling)
               Chilled water temperature:  42 deg. F supply and 58 deg. F return
                                  (16  deg.  F  T).
                                       56
<PAGE>
          Tenant  requiring  after hour cooling and/or chilled water use for any
          application  other  than  comfort  cooling  must  submit  a request in
          writing  to  Landlord  as  part of Submission I. Upon review, Landlord
          will advise Tenant whether capacity is available. All costs associated
          with  additional  equipment  or hours of after-hour cooling will be at
          Tenant's  expense.

          Tenant's  cooling load calculations shall be performed by a registered
          professional  engineer  licensed  in  the  State  of  Nevada, using an
          industry-standard  computer-based  cooling  load  calculation program,
          such as Carrier Hourly analysis Program, in compliance with all ASHRAE
          standards. Load calculation information shall be indicated on Tenant's
          HVAC  drawings.  Drawings  will also include all information necessary
          for  air  and  water  balancing.

          Air  Handling  Units  (AHUs)

          Tenant to supply and install AHUs per the following requirements. AHUs
          are  to be connected to the Landlord's two pie chilled water system by
          Tenant  and  shall  be  designed  for  42  deg. F chilled water supply
          temperature and a 58 deg. F chilled water return temperature. The AHUs
          shall  be M-Series Climate Changers as manufactured by TRANE and shall
          meet  the  following  specifications  in  addition  to  the  standard
          manufacturer  unit  specifications:

          a.   The unit shall consist of, at minimum, a mixing module with
               filters for return and outdoor air, coil module, and fan module.
               All modules shall be factory insulated. The unit shall be
               constructed of a complete frame with removable panels such that
               removal of the panels will not affect the structural integrity of
               the unit. The panels shall be constructed of G90 galvanized. All
               modules shall have access panels on each side of the unit.

          b.   Installed per manufacturer requirements with manufacturer
               recommended service clearances.

          c.   IAQ-type (sloped in two planes) drain pans constructed of
               stainless steel.

          d.   Factory-mounted marine light in all access and fan modules.

          e.   Variable pitch fan drives selected at a minimum of 1.5 service
               factor.

          f.   Certified ARI Standard 430-89 fan performance.

          g.   Grease line extended to the outside of the unit terminated with
               standard grease fitting for any bearing requiring relubrication.

          h.   Chilled water-type coil module for conditioning the air with
               seamless copper tubes equipped with "Turbulators" for improved
               heat transfer capabilities and aluminum fins, certified in
               accordance with ARI 410. The coil casing shall be constructed of
               stainless steel. All connections (chilled water supply and
               return, vent and drain) shall be clearly labeled and extend to
               the outside of the unit casing. The coil(s) shall be removable
               from the unit by removing the wall panels.
                                       57
<PAGE>
          i.   Tenant's mechanical designer shall select a chilled water coil
               such that the chilled water velocity is at a minimum of 120 feet
               per minute at design condition.

          j.   The mixing module shall adequately blend return air stream with
               outdoor air stream. The air streams shall be regulated by
               multi-leaf, low-leak, opposing blade dampers with edge and jam
               seals. The dampers shall be Ruskin CD60 double-skin airfoil
               design, or equivalent. The filters shall be angled 2-inch
               throwaway media.

          k.   The unit shall be equipped with NEMA rated combination
               starter/disconnect, factory mounted and wired, to include at
               minimum, fused disconnect switch, HOA selector switch, control
               transformer, and auxiliary contacts.

          l.   The unit shall be factory painted with epoxy prime coat and
               acrylic polyurethane finish coat at least 2.5 mils thick. The
               finished unit shall exceed 500-hour 5% salt spray solution, in
               accordance with ASTM B-117.

          m.   The unit manufacturer shall warranty the unit for, at minimum, 12
               months after commissioning.

               In order to facilitate the selection and Landlord review process,
               sample  air  handling  unit selections are provided in SECTION V.
               The selections are organized by required supply airflow, in cubic
               feet  per  minute,  and  supply  air  temperature.

          For  assistance  on  AHU  selection,  please  contact:

                    TRANE-Baltimore
                    9603  Deereco  Road
                    Suite  400
                    Timonium,  MD  21093-6920
                    Phone:  (410)  252-8100
                    Fax:  (410)  252-7330

          Project  Reference:  Fashion  Show  Mall  Tenant  AHU

               The Landlord and its consultant and contractors do not warrant or
               guarantee  the  performance  of  any  selection as it pertains to
               Tenant comfort. The Tenant is soley responsible for designing and
               selecting  an  appropriate  system  that  meets  the  individual
               Tenant's  unique  needs.

               AHU  Controls
               -------------

               The  Tenant  shall  provide  the  individual  AHU  controls  for
               maintaining  space temperature setpoint by modulating the two-way
               chilled  water  control  valve(s). Cycling, or On/Off, control is
               not permitted. The chilled water control valve shall be a Siemens
               Flowrite  VF  599  series  with  a  Flowrite  EA  599  series SKB
               electronic  valve  actuator.  This  is  a normally closed two-way
               modulating  control  valve  with  equal  percentage  valve
               characteristic, sized for a differential pressure of no less than
               five  (5)  psi  and no more than ten (10) psi across the valve at
               design  flow rate. The valve maintains Class IV leakage rating up
               to  100-psi  pressure  differential  across  the  valve.  Follow
               manufacturer's  requirements  for  proper  installation.
<PAGE>
               The  Landlord  furnished fresh air system is sized to provide the
               minimum required fresh air. Consequently, air-side economizing is
               not  recommended.  For  AHUs  larger than 2,000 cfm, also include
               smoke  detector  installed  on the supply-side of the AHU for AHU
               shutdown  upon  activation.

               AHU  Chilled  water  cooling  coil  piping:
               ------------------------------------------

               The  piping,  fittings,  control  valve, coil and balancing valve
               shall  be  sized  for  a  16  deg.  F  delta  T.

               Refer  to  SECTION V for an AHU chilled water cooling coil piping
               schematic.  The  chilled  water  piping  system  shall  meet  the
               following  requirements.

               a.   ANSI Rating 200 psig, hydrostatically pressure tested at 200
                    psig, 4-hour minimum.

               b.   Pipe: schedule 40 seamless or ERW steel pipe (ASTM A106
                    Grade B/A53B).

               c.   Joints: threaded.

               d.   Fittings: Class threaded

               e.   Unions: threaded

               f.   Insulation: 1" fiberglass with vapor-barrier and jacket. The
                    jacket to be all-purpose, factory applied, laminated
                    glass-fiver reinforced flame-retardant kraft paper and
                    aluminum foil having self-sealing lap. All fittings and
                    valves to be performed with factory-fabricated PVC jacket.

               g.   Ball valves: full-port, bronze-body with stainless steel
                    ball, RTFE seats and seals, blow-out proof stem, 600 psi
                    WOG, as manufactured by Crane or Nibco.

               h.   Balancing Valve: Model CBV-T, as manufactured by Armstrong
                    with position locking device. Install in accordance with
                    manufacturer's published instructions

               i.   Temperature gauge: industrial-grade, red-mercury filled
                    glass thermometer with adjustable angle stems and 9" scale
                    from 0 deg. F to 100 deg. F and accurate to 1% of range.
                    Gauge to be installed in 3/4" diameter stainless steel
                    thermowell on thread-o-let, 1-1/2" stem and 2" extension.

               j.   Pressure gauge: Grade A phosphor bronze Bourdon-tube
                    pressure gage, with bottom connection. The case shall have a
                    5" lens and scaled from 0 psig to 200 psig. The gauge shall
                    be installed with 1/2" gauge cock, ball valve.

               k.   Pressure/Temperature (P/T) Plugs: on each CHW coil water
                    inlet and outlet.

               In order to facilitate the selection and Landlord review process,
               sample  chilled  water  piping  and  control valve selections are
               provided  in  SECTION  V  ("Tenant  AHU Chilled Water Coil Piping
               Reference  Table").  The  selections  are  organized  by required
               chilled  water  coil load, in mBtu per hour (1,000 Btu per hour).
                                       58
<PAGE>

               The Landlord and its consultant and contractors do not warrant or
               guarantee  the  performance  of  any  selection as it pertains to
               Tenant  comfort.  The  Tenant is solely responsible for designing
               and  selecting  an  appropriate  system that meets the individual
               Tenant's  unique  needs.

          (G)  TENANT  ELECTRICAL  SYSTEM

               Complete plans and specifications must be submitted by Tenant for
               Landlord's  approval  for  all  electrical  work,  including  a
               breakdown  of  the  lighting  in  kilowatts,  receptacle, motors,
               heating,  air conditioning, water heater, miscellaneous and space
               circuits,  per  the  Tenant  Electrical  Load  Calculation  form.

               1.   The design of Tenant's electrical system shall not exceed 30
                    watts per sq. ft. of Tenant's floor area.

               2.   Additional or other related electrical service required by
                    the specifics of Tenant's use or design will be provided by
                    Landlord at Tenant's expense.

               Tenant  shall provide to the Landlord for installation, a circuit
               breaker  sized  to  meet  the Tenant's needs. The circuit breaker
               shall  match  Landlord's equipment in all respects (manufacturer,
               AIC  rating, etc.). Tenant shall furnish and install, or cause to
               be  installed,  the  electrical  meter, all wire from the circuit
               breaker  to  the  Tenant's  electrical  equipment, and extend the
               conduit  from  its  stub  to  the  Tenant's electrical equipment.

               Tenant  shall  furnish  and  install  all  electrical  facilities
               required for the Premises for the appropriate tenant distribution
               panel  or  switchboard.

               Tenant  shall  install  or  cause to be installed, its electrical
               meter  as  soon as possible, as Tenant will not be allowed to use
               Landlord's  temporary  power  unless  paid  for  by  Tenant.

               Tenant's  electrical system shall include, but is not necessarily
               limited  to,  the  following:

               1.   An electrical meter and all conductors to get electric
                    service to the Premises. See the LOD for the location of
                    Landlord's tenant distribution panel.

               2.   Termination of wires at Landlord's tenant distribution panel
                    or switchboard using Landlord's electrical contractor at
                    Tenant's expense.

               3.   Conduit and feeder from Tenant's electrical panel to
                    Tenant's mechanical system.

               4.   All required electrical connections to Landlord fire alarm
                    system.
                                       59
<PAGE>

Note:  No  PVC  conduit  will  be  permitted.

          (H)  TENANT'S  PLUMBING  DESIGN  CRITERIA

               Tenant  will  connect  to  one (1) 4" grease waste stub below the
               area  within or adjacent to the Premises. Grease waste stubs will
               tie  to  Landlord's  provided (at Tenant's expense) common grease
               interceptor  located  at  a  remote  location.

               All  piping systems must be compatible with the type of materials
               used  by  Landlord,  and  shall  comply  with  the  following
               requirements:

               1.   Drainage, vent pipe and fittings for above grade use shall
                    be service weight, hubless cast iron with sealing sleeve and
                    stainless steel coupling joints with stainless steel clamps
                    and bolts. For piping below grade, Tenant shall use service
                    weight, bell and spigot cast iron with lead and oakum or
                    gasketed joints. No PVC is permitted.

               2.   Water piping for above grade use shall be Type "L" copper
                    tubing, seamless drawn, hard copper with plain ends ASTM
                    B88. Fittings shall be wrought or cast copper with socket
                    ends for lead-free solder.

               3.   Pipes supported from steel structure shall be supported from
                    steel beams and joists with approved clamps and other
                    structural attachments. Self-drilling anchors or
                    power-driven anchors are permitted in areas with concrete
                    flat slabs and concrete on metal deck inserts. No pipe
                    hangers will be supported from metal roof deck. Hangers
                    shall not pierce piping insulation vapor barrier. Hardware
                    must have a smooth finished appearance, and exposed hangers
                    shall be the clevis or trapeze type, complete with bolts,
                    rods and nuts. Tenant will provide cast brass or chrome
                    escutcheons with setscrew, deep type, to cover sleeves and
                    exposed piping through walls, floors or ceiling.

                    Valves: All valves for domestic water are to be 125-psi test
                    type  and  all  bronze  wedge gate valves as manufactured by
                    NIBCO,  Watts,  Crane  or an approved equivalent. Valves for
                    the  gas  piping  system  shall  be  bronze ball valves with
                    threaded  or  welded  ends  as  manufactured  by Crane or an
                    approved equivalent. All valves shall be accessible for ease
                    of  operations.

                    Tenant  shall  be responsible for installation of a backflow
                    preventer for Tenant's water service where required by local
                    code.

                    Tenant  shall  be  responsible  for  installation of a water
                    meter  and  digital  remote  read-out.
                                       60
<PAGE>
          (I)  FIRE  PROTECTION

               Extensions  and  modifications  to  Landlord's  system  and  the
               installation  of  sprinkler  pipes and heads required by Tenant's
               design,  shall  be  designed and installed by Landlord's approved
               sprinkler  contractor,  under  contract  with Tenant, at Tenant's
               expense.

               CENTER:  Clark  County  Fire  Department requires, as part of any
               renovation  of existing space, that the existing supply line into
               the  space be removed and rerouted to the new tenant supply lines
               coming  from  different  sources.  As  a  part  of  the  required
               Fire-life  safety  report,  Tenant will be required to detail the
               reconnection  work  scope  to  the  Clark County Fire Department.

               Tenants  will be required by Clark County to comply with the Fire
               Protection  Report.  This  may  include  installing  equipment
               connected  to  the  Landlord's  Building's  fire alarm evacuation
               system.  This  may  include  speakers  and strobes in each tenant
               space.  The  central  fire  alarm system is a digital addressable
               type.  Tenant's  devices  shall  be provided and installed by the
               Landlord's  fire  alarm  contractor(s)  at  Tenant's  expense.

               Tenants'  final  plans  must be reviewed, at Tenant's expense, by
               Rolf-Jensen  &  Associates prior to submittal to Clark County for
               permit.  A  written  report  from  Rolf-Jensen  &  Associates,
               acknowledging that the final plans conform to the Fire Protection
               Report,  must  accompany  the  final  plans to be accepted by the
               County  for  the  permit  application  process.

               Tenant  shall  patch  and repair all disturbed fireproofing using
               Landlord's  contractor.

          (J)  UTILITIES  BY  TENANT

               Telephone  service:  Tenants  must  make  direct arrangements for
               telephone  service with Sprint. Tenant is responsible for service
               between  the  telephone  service point within Landlord's building
               and  Tenant's  Premises.

               Exposed  wire(s)  will  not  be  permitted  by code. Tenant shall
               install  conduit  and  wire.

               Roof  Top  Antennas  &  Satellite  Dishes: Any rooftop equipment,
               including  antennas and satellite dishes, will require Landlord's
               written  approval  prior  to  installation.

          (K)  TRASH  REMOVAL

               Tenant  to  provide and install a trash compactor as specified by
               Landlord  for  the  compaction  and  packaging of all wet and dry
               trash  before  removal  from  the  Premises.

     3.   DESCRIPTION  OF  LANDLORDS  WORK  AT  TENANT'S  EXPENSE
                                       61
<PAGE>
          The  following  work  by  Landlord  shall be reimbursed to Landlord by
          Tenant:

          1.   Water and Sewer Connection: Tenant shall reimburse Landlord for
               any water and sewer connection fees for the Premises required by
               Local authorities and paid by Landlord.

          2.   Utility Design Review: Tenant shall reimburse Landlord for any
               applicable utility design review fees and associated costs for
               the Premises required by Local authorities or others and paid by
               Landlord.

          The  following  work  in  the Premises may be performed by Landlord at
          Landlord's cost, plus a 15% administration fee, only upon receipt of a
          signed  work  order  from  Tenant authorizing such work and receipt of
          payment  in  full  of  the  amount  agreed  upon  in  advance  of  the
          performance  of  the  work.

          1.   Temporary work required by local authorities.
          2.   Temporary storefront work or barricades @ $50 per linear foot of
               14' high wall in the event Tenant's construction is not complete
               for the scheduled Grand Opening Date.
          3.   Furnish and install Landlord's Building Standard storefront
               system.
          4.   Modified water service or relocation of water service.
          5.   Modified electric service or relocation of electric service,
               provided such service is available.
          6.   Modifications to the HVAC system, including additional capacity
               of the system provided by Landlord. Landlord reserves the right
               to refuse to perform any such modifications.
          7.   The addition or relocation of other utility services.
          8.   Roof, floor, partition and wall openings for any purpose
               including exterior egress doors and framing. Such openings shall
               include supporting structures, curbs, flashings, ducts, vents and
               grilles. Landlord reserves the right to refuse to permit any
               openings which exceed the capability of the structural system or
               which in Landlord's opinion would be detrimental to the
               appearance of Landlord's Building.
          9.   Architectural or engineering fees incurred by Landlord as a
               result of Tenant's requesting any of the items specified above or
               any other items of a special nature.
          10.  Individual and/or shared grease trap(s) and all associated
               piping.
          11.  Air handling unit chilled water piping water balancing.

VIOLATIONS:

In  the  event  Tenant  is  notified of any violation(s) of codes, ordinances or
regulations, either by the jurisdictional authorities or by the Landlord, Tenant
shall  correct  such  violations  within  seven  calendar days from such date of
notification, or such time as required by the local jurisdiction.  Should Tenant
fail  to  correct such violations within seven calendar days, Landlord will have
the  right  to  correct  such  violations  at  Landlord's  cost  plus  a  15%
administration  fee.  Tenant  shall  grant  entrance  into  the  Premises  for
corrective  work  by  others.

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<PAGE>

                                  SCHEDULE "C"
                    UTILITY CONSUMPTION AND PAYMENT SCHEDULE
                  --------------------------------------------

     ANNEXED  TO  and  forming  part  of  the  Lease by and between FASHION SHOW
EXPANSION LLC, ("Landlord") and LEISURE HOMES CORPORATION, a Nevada corporation,
t/a  LEISURE,  LEISURE  RESORTS,  LEISURE  VACATIONS  or LEISURE VACATION STORE,
("Tenant").

     Section  12.1.  of  the  above  mentioned  Lease Agreement provides for the
inclusion  of  this  Schedule  to set forth the terms and conditions under which
Landlord  shall  supply  or  Tenant  shall  obtain  electricity  for  use in the
Premises.

     Landlord  will  provide  and maintain the necessary empty conduits to bring
electricity to the Premises.  Electrical energy used by Tenant shall be measured
by separate meter and Tenant shall pay all charges for such electrical energy to
the  public  utility,  public  authority, or any other person, firm or authority
supplying  the  same.

     Landlord  shall  have the option to supply electricity to the Premises.  If
Landlord  shall elect to supply electricity to the Premises, Tenant will pay all
charges  for  its requirements for such service tendered by Landlord, and Tenant
will  pay  Landlord  within ten (10) days after mailing by Landlord to Tenant of
statements  therefor at the applicable rates determined by Landlord from time to
time  which  Landlord agrees shall be reasonable and not in excess of the public
utility  rates  for  the  same service, if applicable, but in no event less than
Landlord's  actual  cost.

     If  Landlord  so  elects  to  supply  electricity, Tenant shall execute and
deliver  to  Landlord,  within  ten  (10)  days  after  request  therefor,  any
documentation  reasonably  required  by  Landlord  to  effect such change in the
method  of  furnishing  electricity.

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<PAGE>
                                  SCHEDULE "D"
            TENANT HEATING, VENTILATING AND AIR-CONDITIONING SCHEDULE

     ANNEXED  TO  and  forming  part  of  the  Lease by and between FASHION SHOW
EXPANSION LLC, ("Landlord") and LEISURE HOMES CORPORATION, a Nevada corporation,
t/a  LEISURE,  LEISURE  RESORTS,  LEISURE  VACATIONS  or LEISURE VACATION STORE,
("Tenant").

     Section  12.1.  of  the above mentioned Lease provides for the inclusion of
this  Schedule  to  set  forth  the  terms  and  conditions under which heating,
ventilation  and  air-conditioning  will  be  provided  to  the  Premises.

A.  V/CW  System
    ------------

     Landlord has installed or caused the installation of a chilled or condenser
water loop serving the Premises and Landlord's Building and providing chilled or
condenser  water  for  air-conditioning  purposes.  Tenant shall install heating
equipment, air-handling units, and a sheet metal duct system in the Premises, as
approved  by  Landlord.  Landlord  and  Tenant each shall be responsible for the
operation, repair and maintenance of their respective portions of the facilities
for  heating,  ventilating  and air-conditioning the Premises (collectively, the
"HVAC  System"),  except  that  upon  notification to Tenant by Landlord, and at
Landlord's  sole  cost and expense, Landlord or Landlord's contractor shall have
the  right  from  time  to  time  to  assume  responsibility  for the preventive
maintenance  (i.e.  filter changes, lubrication and minor incidental maintenance
as  needed)  of Tenant's portion of the HVAC System.  Tenant shall remain solely
responsible  for  all other maintenance of its portion of the HVAC System.  Upon
the  expiration  or  termination of the Lease, title to that portion of the HVAC
System  installed  by  Tenant,  and any additions or replacements thereto, shall
remain  in  and  vest  solely  in  Landlord.

B.  Tenant's  V/CW  Charge
    ----------------------

     In each calendar month of Landlord's fiscal year (the "Fiscal Year") Tenant
shall  pay  Landlord  as  Additional  Rental,  Tenant's  proportionate  share of
Landlord's  cost  of  (1)  the  energy  and utilities used in the ventilation of
Landlord's  Floor  Area,  and  (2)  obtaining and providing chilled or condenser
water  to  Landlord's  Floor  Area  ("Tenant's  V/CW  Charge")  which  shall  be
determined  as  follows:

     (a)  Landlord, or a heating, ventilating and air-conditioning consultant
          designated by Landlord, will review such data and information
          regarding the mechanical capacity of that portion of the HVAC System
          serving the Premises as shall be deemed relevant and, based on such
          data and information, Landlord or such consultant shall assign to
          Tenant a "V/CW Factor" which shall fairly represent the relationship
          between (x) the mechanical capacity of that portion of the HVAC System
          serving the Premises and (y) the total mechanical capacity of the HVAC
          System; and

     (b)  in each Fiscal Year, the aggregate actual cost to Landlord of (x) the
          energy and utilities used in the ventilation of Landlord's Floor Area,
          (y) obtaining and furnishing chilled or condenser water to Landlord's
          Floor Area, and (z) the services of Landlord's consultant (if any) in
          recalculating V/CW Factors of Tenant and other tenants of Landlord's
          Building from time to time ("Landlord's V/CW Cost"), shall be
          multiplied by a fraction, the numerator of which is Tenant's V/CW
          Factor and the denominator of which is the total of all V/CW Factors
          assigned to Landlord's Leased Floor Area. The product thus obtained
          shall be Tenant's V/CW Charge for such Fiscal Year.

     Tenant's  V/CW  Charge  for  each calendar month shall be paid by Tenant in
such  amounts  as  are  estimated and billed by Landlord, each such charge being
estimated  and  billed  as  of  the  first day of each Fiscal Year.  At any time
during each Fiscal Year, Landlord may reestimate Tenant's V/CW Charge and adjust
Tenant's  monthly  installments  payable during such Fiscal Year to reflect more
accurately Tenant's V/CW Charge.  Within one hundred twenty (120) days after the
                                       64
<PAGE>

termination of each Fiscal Year, Landlord will send Tenant a notice which shall:

     (c)  set forth the amount of Tenant's V/CW Charge based upon Landlord's
          energy, utility, and chilled or condenser water service bills; and

     (d)  state that the aggregate of all tenant V/CW charges paid or payable by
          all tenants of Landlord's Leased Floor Area with respect to such
          Fiscal Year, as adjusted, does not exceed Landlord's V/CW Cost for the
          same Fiscal Year.

     Tenant's  V/CW  Charge  paid  for  such  Fiscal  Year  shall  be  adjusted
between  Landlord  and Tenant, the parties hereby agreeing that Tenant shall pay
Landlord  or Landlord shall credit to Tenant's account (or if such adjustment is
at  the  end of the Term, Landlord shall pay Tenant), as the case may be, within
thirty (30) days of such notification to Tenant, the amounts necessary to effect
such  adjustment.  Failure  of  Landlord  to provide the notification called for
hereunder within the time prescribed shall not relieve Tenant of its obligations
hereunder.

                                       65
<PAGE>
                                  SCHEDULE "E"

                              ESTOPPEL CERTIFICATE

Bank  of  America,  N.A.,
as  Administrative  Agent  for  Itself  and  the  Lenders
231  South  LaSalle  Street
12th  Floor
Chicago,  Illinois  60697

Rouse  F.S.,  LLC  and
Fashion  Show  Expansion  LLC
c/o  The  Rouse  Company
10275  Little  Patuxent  Parkway
Columbia,  Maryland  21044

     RE:  That certain lease dated __________________, _____, by and between
          FASHION SHOW EXPANSION LLC, a Nevada limited liability company, as
          "Landlord", and ____________________________, a
          _______________________corporation, as "Tenant", for a lease term
          which commenced on _____________________, _____, and will terminate on
          ___________________, _____ (the "Lease"), of the premises described in
          the Lease containing ___________ square feet (the "Leased Premises")
          of the shopping center commonly known as "Fashion Show" located in Las
          Vegas, Nevada (the "Project").

Gentlemen:

     Tenant  hereby  certifies  that  the above description of the Lease and the
Leased  Premises  therein  demised is a true and correct description of the same
and  that  the  Lease constitutes the only agreement between Landlord and Tenant
with  respect  to the Leased Premises, except as otherwise provided in paragraph
12  below.

     Tenant  hereby  certifies,  acknowledges  and  agrees  as  follows:

     1.   The Lease is in full force and effect and has not been modified or
          amended by any document or agreement to which the undersigned is a
          party, except as otherwise provided in paragraph 12 below. Tenant has
          accepted the Leased Premises and presently occupies the same. Tenant
          has no set-offs, claims, or defenses to the enforcement of the Lease;
          and there are no periods of free rental applicable to the term of the
          Lease.

     2.   Tenant's current Annual Basic Rental under the Lease is $________ per
          square foot per annum, and is payable in equal monthly installments of
          $_______________.

     3.   Tenant's current Annual Percentage Rental under the Lease is _______
          percent (__%) of Gross Sales in excess of $___________ per square foot
          per annum.

     4.   The most recent payment of current Annual Basic Rental was for the
          payment due on _____________, 200__, and all Annual Basic Rental and
          Additional Rental payable pursuant to the terms of the Lease have been
          paid up to said date except $______________.

     5.   No Rental has been paid by Tenant more than thirty (30) days in
          advance of the due date under the Lease.

     6.   A security deposit of $__________ has been made with Landlord.
                                       66
<PAGE>

     7.   Tenant is entitled to the following renewal options under the Lease:
          None or ______________________________.

     8.   All required contributions by Landlord to Tenant on account of
          Tenant's improvements have been received except for
          $_________________.

     9.   Tenant hereby represents and warrants to Lender that, other than those
          contained in writing in the Lease, there have been no representations,
          warranties or covenants made by Landlord to Tenant, either oral or in
          writing.

     10.  Tenant is not in default in the performance of the Lease, has not
          committed any breach of the Lease, no notice of default has been given
          to Tenant, and Tenant is not the subject of any federal or state,
          bankruptcy, insolvency or liquidation proceeding.

     11.  Landlord is not in default in the performance of the Lease, has not
          committed any breach of the Lease, no notice of default has been given
          to Landlord, and Landlord has fulfilled all representations and
          warranties and all finish work on the Leased Premises required of
          Landlord.

     12.  There have been no amendments, modifications or extensions of the
          Lease except as follows: None or ______________________________.

     13.  To the best of Tenant's knowledge, its use of the Leased Premises
          during its lease term has complied and will continue to comply with
          all applicable federal, state, county and local laws, rules and
          regulations, including environmental laws, rules and regulations.

     14.  Tenant hereby acknowledges, to the best of its knowledge, that none of
          the current uses of existing tenants in the Project are in violation
          of any restrictive covenant or exclusive use provision of its Lease.

                                       67
<PAGE>

Dated  this  ____  day  of  _________________,  200___.

                                                        Very  truly  yours,

                                                        [Name of Tenant], Tenant
                                                        ________________________

                                                   By:  ________________________

                                                   Its: ________________________

<PAGE>

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