Document:

<PAGE>

                                                                   EXHIBIT 10.17

                               SUBLEASE AGREEMENT

      THIS SUBLEASE AGREEMENT (the "Sublease") is made and entered into as of
the 3rd day of December 04, by and between PeopleSoft USA, Inc. a COLORADO
CORPORATION ("Sublessor") and Ritz Interactive, Inc., a Delaware corporation
("Sublessee").

                                   WITNESSETH:

WHEREAS, Sublessor is the lessee under a certain lease dated October 6, 1995, as
amended (the "Master Lease") wherein ZML-2010 Irvine Limited Partnership, a
Delaware limited liability company, as beneficiary of land trust dated June 5,
1997 and known as Stanley M. Stevens Trust No. 2010 ("the Landlord") leased to
Sublessor the premises located 2010 Main Plaza, and consisting of approximately
28,805 rentable square feet and as further described in the Master Lease (the
"Premises"). A copy of the Master Lease is attached hereto as Exhibit B and made
part hereof; and

      WHEREAS, Sublessee desires to sublease a portion of the Premises, and
Sublessor agrees to such sublease on the terms and conditions hereinafter
stated.

      NOW, THEREFORE, in consideration of the mutual covenants contained herein
and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, the parties hereby agree as follows:

      1. Subleased Premises.

            Sublessor hereby subleases to Sublessee on the terms and conditions
set forth in this Sublease the Premises demised under the Master Lease
consisting of approximately 2,140 rentable square feet, and depicted by the
illustration on Exhibit A attached hereto (the "Subleased Premises"). Sublessee
has inspected the Subleased Premises and agrees to accept the same "as-is"
without any agreements, representations, understandings or obligations on the
part of the Sublessor to perform any alterations, repairs, or improvements other
than the Premises shall be in broom clean condition. Sublessor has agreed to the
alterations and demising as provided on the attached Exhibit A and will assist
Sublessee with obtaining the proper Landlord consent as defined in Article X
Repairs and Alterations as defined in the Master Lease.

            The exact square footage shall be determined by Sublessor's
architect using BOMA standards (ANSI Z65 1996) as guidelines for multi-tenant
office buildings. Upon commencement, this Sublease shall be amended to reflect
the actual square footage as determined by Sublessor and verified by Sublessee's
architect.

<PAGE>
      2. Term.

            The term of this Sublease (the "Sublease Term") shall commence on
the next business day following the mutual execution and delivery of
this Sublease and receipt of fully executed consent forms (in form and substance
reasonably acceptable to Sublessee) from Sublessor and Landlord (the
"Commencement Date"). Sublessor and Sublessee shall use reasonable efforts to
establish the Commencement Date on January 1, 2005 and, unless sooner terminated
as provided herein, the Sublease Term shall end on June 14, 2006 (the
"Termination Date"). Notwithstanding anything to the contrary contained herein,
the Sublease Term shall end one day prior to the termination or expiration of
the Master Lease Term.

      3. Rent.

            3.1 Base Rent. Sublessee shall pay to Sublessor without deduction,
setoff, notice or demand at the address to which notices to Sublessor are to be
sent as provided in Section 9, or at such other place as Sublessor shall
designate from time to time by notice to Sublessee, the following Monthly Base
Rent, in advance on the first day of each month of the Sublease Term,. If the
Sublease Term begins or ends on a day other than the first or last day of the
month, the Monthly Base Rent for any partial month shall be prorated on a per
diem basis. Sublessee's Monthly Base Rent shall be as follows:

<TABLE>
<CAPTION>
          Period                         Monthly Base Rent
---------------------------              -----------------
<S>                                      <C>
       Months 1 - 3                            Free
Months 4 - Termination Date                   $3,103
</TABLE>

            3.2 Additional Rent and Operating Expenses. Sublessee shall not be
obligated to pay Sublessor any additional cost incurred by Sublessor as part of
the Master Lease, including but not limited to those amounts which may become
due and payable as described in Articles V Rent and XI Use of Electrical and
HVAC Services by Tenant of the Master Lease

      4. Use of Subleased Premises.

            The Subleased Premises shall be used and occupied only for general
office and other related office use in accordance with the terms of the Master
Lease, and for no other use or purpose.

      5. Assignment and Subleasing.

            Sublessee shall not assign this Sublease or further sublease all or
any part of the Subleased Premises without the prior written consent of
Sublessor, which consent shall not be unreasonably withheld or delayed, and the
consent of Landlord as required under the terms of the Master Lease. Any such
assignment or subleasing shall be subject to compliance with the terms and
conditions of the Master Lease, including without limitation the payment by
Sublessee of any additional rent due to Landlord attributable to profits of
subleasing as provided in XIII Assignment and Subletting of the Master Lease.

                                        2
<PAGE>

      6. Other Provisions of Sublease.

            6.1 Incorporation of Master Lease. Except as otherwise provided
herein to the contrary, all terms and conditions of the Master Lease are
incorporated into and made a part of this Sublease, as between Sublessor and
Sublessee only, as if Sublessor were the Landlord under the Master Lease and the
Sublessee were Tenant thereunder. Sublessee assumes and agrees to perform the
Tenant's obligations under the Master Lease during the Sublease Term to the
extent that such obligations are applicable to the Subleased Premises, except
that the obligation to pay sums of money under the Master Lease shall not be an
obligation of Sublessee. Sublessee shall not commit or suffer any act or
omission that will violate any of the provisions of the Master Lease. Sublessor
shall not have any liability to Sublessee for any failure to provide any service
or perform any obligation which is the responsibility of Landlord under the
Master Lease. Notwithstanding the forgoing, if the Master Lease gives Sublessor
any right to terminate the Master Lease in the event of the partial or total
damage or destruction or condemnation of the Subleased Premises or the Premises
of which the Subleased Premises are a part as provided for in XXI Condemenation
of the Master Lease, the exercise of such right by Sublessor shall not
constitute a default or breach hereunder and this Sublease shall terminate
contemporaneously with the Master Lease without any liability of Sublessor as a
result hereof. Sublessee acknowledges that Sublessee has read and understood the
Master Lease and agrees to be bound by the terms and conditions therein.

            6.2 Insurance. Sublessee shall, as to the Subleased Premises,
procure and maintain policies of insurance covering liability and covering all
contents, Sublessee's trade fixtures, machinery, equipment, furniture and
furnishings in the Subleased Premises, as are required of Sublessor under XVI
Tenant's Insurance of the Master Lease. Sublessee shall provide Sublessor with
evidence of such insurance on request.

            6.3 Surrender of Subleased Premises. Upon the expiration or
termination of the Sublease Term, Sublessee shall immediately surrender
possession of the Subleased Premises together with all improvements thereon to
Sublessor in good order, repair and condition, reasonable wear and tear
excepted. Sublessee shall also comply with the terms under XXXV Surrender of
Premises of the Master Lease with respect to removal of Sublessee's personal
property. Sublessee shall pay Sublessor on demand the cost of repairing any
damage to the Subleased Premises beyond reasonable wear and tear caused by
Sublessee's removal of its personal property. Notwithstanding the foregoing,
Sublessee shall not be responsible for restoring the Premises to the
configuration as accepted on the Commencement Date.

            6.4 Service of Notice. The Landlord shall be served any and all
notices of default by Sublessor against Sublessee or by Sublessee against
Sublessor in the manner provided for service or notices under the Master Lease.
Sublessor and Sublessee shall promptly serve on each other copies of any notices
which they receive from Landlord concerning the Subleased Premises in any way.

            6.5 Parking. Sublessee shall have the right to use parking as
provided for in Exhibit F Parking Agreement of the Master Lease.

                                        3
<PAGE>

      7. Broker Participation.

            Sublessor and Sublessee warrant and "represent that they have dealt
with no real estate broker in connection with this Sublease other than Julien J.
Studley, Inc. as the procureing broker and Trammell Crow Company as the
cooperating broker whose fee will be paid by Sublessor. Each party shall hold
the other party harmless from and against any and all costs (including
reasonable attorneys' fees), expense or liability for any compensation,
commissions and charges claimed by any other broker through contacts the
indemnifying party had with such other broker with respect to this Sublease.

      8. Attorneys' Fees.

If Sublessor or Sublessee shall commence an action against the other arising out
of or in connection with this Sublease, the prevailing party shall be entitled
to recover its costs of suit and reasonable attorneys' fees from the other
party.

      9. Notices.

            All notices and demands which may or are to be required or permitted
to be given to either party by the other hereunder shall be in writing. All
notices and demands by the Sublessor to Sublessee shall be sent by United States
Mail, certified or registered mail, postage prepaid, or by private delivery
service, addressed to the Sublessee at the Subleased Premises, and at the
address herein below, or at such other place as Sublessee may from time to time
designate by notice to the Sublessor. All notices and demands by the Sublessee
to Sublessor shall be sent by United States Mail, certified or registered mail,
postage prepaid, or by private delivery service addressed to the Sublessor at
the address set forth herein, and to such other person or place as the Sublessor
may from time to time designate in a notice to the Sublessee. All notices shall
be effective on receipt or refusal of delivery.

To Sublessor:         PeopleSoft Inc.
                      One Technology Way
                      Denver, Colorado 80237
                      Attn: Grp V.P. of Real Estate and the Workplace Services

To Sublessee:         Ritz Interactive, Inc.
                      2010 Main Street, Suite 400
                      Irvine, CA 92614
                      Attn: Chief Financial Officer

      10. Consent by Landlord and Sublessor.

            This Sublease shall be of no force or effect unless consented to by
Landlord by execution and delivery of the "Consent to Sublease" (in form and
substance reasonably acceptable to Lessee) within fifteen (15) days after
execution and delivery hereof by both parties

                                        4
<PAGE>

hereto. Notwithstanding the foregoing, whenever the consent of Sublessor is
required by, Landlord, Sublessor shall agree to use its best efforts to obtain
such consent on behalf of Sublessee. In addition, Landlord and Sublessor shall
covenant: i) not to voluntarily terminate the Sublease, ii) not to modify the
Sublease so as to adversely affect Sublessor's rights, and iii) take all actions
to reasonably necessary to preserve the Sublease.

      11. Option to Extend.

            In the event that Sublessor exercises it's Option to Extend as
outlined in the Sixth Amendment to the Master Lease, Sublessee shall have the
right to extend the Sublease.

      12. Security Deposit.

            To secure the faithful performance by Sublessee of the covenants,
conditions and agreements set forth and contained in this Sublease, concurrent
with the Commencement Date, Sublessee shall deposit with Sublessor the sum of
Six Thousand Two Hundred and Six Dollars ($6,206.00) (the "Security Deposit") on
the understanding: (a) that such deposit or any portion thereof may be applied
to the curing of any default that may exist; and (b) that if Sublessee shall
faithfully perform all of the covenants and agreements in this Sublease, the sum
deposited or the portion thereof not previously applied, shall be applied toward
payment of the last two (2) month's Base Rent due hereunder.

      13. Entire Agreement.

            This Sublease represents the entire agreement of the parties with
respect to the subject matter hereof, supersedes all prior communications
concerning the subject matter and may not be amended except in writing signed by
both parties' authorized officers.

      14. Applicable Laws.

            At all times during the term of this Sublease, Sublessee shall
observe and comply with all laws, ordinances, rules and regulations of all
governmental authorities and regulated utility companies governing the Premises
or the use thereof.

      15. Covenants and Conditions.

            All terms, covenants and conditions of this Sublease shall be for
the benefit of and be binding upon the successors and assigns of the parties
hereto, subject to the restrictions on assignment and Subleased by Sublessee
herein contained.

      16. Interpretation.

            The captions used herein are for convenience only and are not
intended to define or limit the scope of any provision(s) in this Sublease.

                                        5
<PAGE>

      17. Partial Invalidity.

            If any term, covenant or condition of this Sublease or the
application thereof to any person or circumstance shall, to any extent, be
invalid or unenforceable, the remainder of this Sublease or the application of
such term, covenant or condition to persons or circumstances other than those as
to which it is held invalid or unenforceable shall not be affected thereby and
each term, covenant or condition of this Sublease shall be valid and enforce to
the fullest extent permitted by law.

      18. Capitalization.

      Terms that are capitalized herein but are otherwise undefined shall have
the same meanings as set forth in the Master Lease

      19. Governing Law

            This Sublease shall be interpreted and enforced in accordance with
the laws of the State of California without regard of its conflict of law
provisions.

      20. Counterparts.

            This Sublease may be executed in counterparts, each of which shall
be deemed an original but all of which together shall constitute one and the
same instrument.

      21. Miscellaneous Provisions.

            A. Furniture. Sublessor acknowledges and agrees that throughout the
Sublease Term, Sublessee, shall have the beneficial use of the office furniture
and equipment (the "Equipment") that currently exists within the Subleased
Premises, to the extent that the same is owned by Sublessor. Prior to the
commencement of the Sublease Term, Sublessor shall prepare an inventory list of
the Equipment, and Sublessee shall be required to verify the accuracy of said
inventory. Once such verification has occurred, said inventory shall become a
part of this Sublease and shall be attached hereto as Exhibit "C." Unless
Sublessee and Sublessor have executed a separate written agreement to the
contrary, removal of the Equipment from the Subleased Premises upon the
expiration or earlier termination of the Sublease Term shall be the full
responsibility of Sublessor, except that Sublessee shall be liable for any
damage to the Equipment, normal wear and tear excepted.

            B. Possession. Sublessee shall take possession of the space upon
commencement of this Sublease. Sublessor shall provide the space in "as is"
condition.

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

                                        6
<PAGE>

SUBLESSEE:                                SUBLESSOR:

Ritz Interactive                          PeopleSoft USA, Inc.
a Delaware corporation                    a COLORADO CORPORATION

By:    /s/ Fred H. Lenner                 By:    /s/ David Radcliffe
       --------------------------                ------------------------------
Name:  FRED H. LENNER                     Name:  DAVID RADCLIFFE

Title: CEO & President                    Title: Vice President Real Estate and
                                                 Workplace Services
Date:  12/3/04
                                          Date:  ______________________________

                                        7
<PAGE>

                                   Exhibit "A"

                      Floor Plan of the Subleased Premises

                     [FLOOR PLAN OF THE SUBLEASED PREMISES]

<PAGE>

                                  Exhibit "B"

                                  Master Lease

<PAGE>

                                                                        ORIGINAL

                                 2010 MAIN PLAZA
                      2010 Main Street, Irvine, California

                           STANDARD FORM OFFICE LEASE

                                     BETWEEN

       ZML-2010 IRVINE LIMITED PARTNERSHIP, a Delaware Limited partnership
             ("LANDLORD"), by its agent, Equity Office Holdings, LLC,
                      a Delaware limited liability company

                                       AND

               PEOPLESOFT, INC., a Delaware corporation ("TENANT")

<PAGE>

                              TABLE OF CONTENTS

<TABLE>
<S>                                                                    <C>
I.        Basic Lease Information; Definitions.....................     1

II.       Lease Grant..............................................     3

III.      Adjustment of Commencement Date/Possession...............     3

IV.       Use......................................................     5

V.        Rent.....................................................     5

VI.       Security Deposit.........................................     6

VII.      Services to be Furnished by Landlord.....................     6

VIII.     Leasehold Improvements...................................     7

IX.       Graphics ................................................     8

X.        Repairs and Alterations by Tenant........................     8

XI.       Use of Electrical and HVAC Services by Tenant............     9

XII.      Entry by Landlord........................................     9

XIII.     Assignment and Subletting................................     9

XIV.      Liens....................................................    11

XV.       Indemnity end Waiver of Claims...........................    11

XVI.      Tenant's Insurance.......................................    12

XVII.     Subrogation..............................................    13

XVIII.    Landlord's Insurance.....................................    13

XIX.      Casualty Damage..........................................    14

XX.       Demolition...............................................    14

XXI.      Condemnation.............................................    15

XXII.     Events of Default........................................    15

XXIII.    Remedies.................................................    16

XXIV.     LIMITATION OF LIABILITY..................................    17

XXV.      No Waiver................................................    17

XXVI.     Event of Bankruptcy......................................    17

XXVII.    Quiet Enjoyment..........................................    18

XXVIII.   Relocation...............................................    18

XXIX.     Holding Over ............................................    19

XXX.      Subordination to Mortgages...............................    19

XXXI.     Attorney's Fees..........................................    19

XXXII.    Notice...................................................    20

XXXIII.   Landlord's Lien..........................................    20

XXXIV.    Excepted Rights..........................................    20

XXXV.     Surrender of Premises....................................    20
</TABLE>

<PAGE>

<TABLE>
<S>                                                                    <C>
XXXVI.    Miscellaneous............................................    21

XXXVII.   Entire Agreement.........................................    22
</TABLE>

                                       ii
<PAGE>

                             OFFICE LEASE AGREEMENT

      This Office Lease Agreement (the "Lease"), is made and entered into as of
the 6th day of October, 1995, by and between ZML-2010 IRVINE LIMITED
PARTNERSHIP, a Delaware limited partnership ("Landlord") by its Agent, Equity
Office Holdings, LLC, a Delaware limited liability company and PEOPLESOFT, INC.,
a Delaware corporation ("Tenant").

      I. BASIC LEASE INFORMATION: DEFINITIONS.

         A. The following is some of the basic lease information and defined
terms used in this Lease.

            1. "Broker" means Cushman & Wakefield and Koll Marketing Group.

            2. "Building" shall mean the office building located at 2010 Main
      Street, in the City of Irvine, County of Orange, State of California,
      commonly known as 2010 MAIN PLAZA.

            3. If Landlord is not required to perform Landlord Work (hereinafter
      defined) in the Premises, the "Commencement Date," "Lease Term" and
      "Termination Date" shall be as set forth in subsection I.A.3.a. below. If
      Landlord is required to perform Landlord Work in the Premises, the
      "Commencement Date," "Lease Term" and Termination Date" shall be
      determined pursuant to subsection I.A.3.b. below (delete one):

                  a. Intentionally Omitted.

                  b. The "Lease Term" shall mean a period of sixty (60) months
         commencing on the later to occur of (i) the sixtieth (60th) day
         following the later of (a) mutual execution of the Lease and (b)
         approval of the Plans by Landlord and Tenant (the "Target Commencement
         Date") and (ii) the date upon which Landlord Work in the Premises has
         been substantially completed, as such date is determined pursuant to
         Section III.A. hereof (the later to occur of such dates being defined
         as the "Commencement Date"). The "Termination Date" shall, unless
         sooner terminated as provided herein, mean the last day of the Lease
         Term. Tenant shall pay Base Rental and Additional Base Rental for such
         additional days at the same rate payable for the portion of the last
         calendar month immediately preceding such extension. The Commencement
         Date, Lease Term (including any extension by Landlord pursuant to this
         subsection I.A.3.b.) and Termination Date shall be set forth in a
         Commencement Letter prepared by Landlord and executed by Tenant in
         accordance with the provisions of Section III.A. hereof.

            4. "Guarantor(s)" shall mean N/A and any other party that agrees in
      writing to guarantee the Lease.

            5. "Landlord Work" shall mean the work, if any, that Landlord is
      obligated to perform in the Premises pursuant to the Work Letter Agreement
      attached hereto as Exhibit "C."

            6. "Notice Addresses" shall mean the following addresses for Tenant
      and Landlord, respectively:

                  Tenant:

                  Prior to, on and after the Commencement Date, notices shall be
                  sent to Tenant at the following address:

                  PeopleSoft, Inc.
                  1331 North California Boulevard, Suite 400
                  Walnut Creek, California 94596
                  Attn: Deborah Oxendine

                  On or after the Commencement Date a copy of all notices shall
                  be sent to Tenant at the Premise

                  Landlord:

                  Office of the Building
                  2010 Main Street
                  Suite 200
                  Irvine, California 92714
                  Attention: Building Manager

                                       1
<PAGE>

                  With a copy to:

                  Equity Office Properties, LLC.,
                  Two North Riverside Plaza
                  Suite 2200
                  Chicago, Illinois 60606
                  Attention: General Counsel

                  Payments of Rent only shall be made payable
                  to the order of ZML-2010 Irvine Limited Partnership
                  at the following address:

                  Office of the Building
                  2010 Main Street
                  Suite 200
                  Irvine, California 92714

            7. "Permitted Use" shall mean: General Office uses including
      training and demonstration of Tenant's products.

            8. "Premises" shall mean the area located on the fourth (4th) floor
      of the Building and outlined on Exhibit A attached hereto and incorporated
      herein and known as Suite # 450 and 460.

            9. "Prepaid Rental": Fifteen Thousand Two Hundred Thirty-Two Dollars
      ($15,232.00) payable by Tenant upon execution of this Lease by Tenant in
      accordance with Article V hereof.

            10. "Rentable Area of the Premises" shall mean the area contained
      within the demising walls of the Premises and any other area designated
      for the exclusive use of Tenant, without deduction for any columns or
      projections necessary to the Building, plus a proportionate share of any
      Common Areas located on the floor(s) on which the Premises is located and
      a proportionate share of the Building's public areas, management office,
      engineer's office and "Mechanical Spaces" i.e. spaces housing service
      areas, equipment and/or access corridors for HVAC and communications
      facilities, plumbing, fire protection and elevators. The Rentable Area of
      the Premises is deemed for all purposes under this Lease to be 10,880
      square feet (9,422 usable square feet). The "Rentable Area of the
      Building" is deemed for all purposes under this Lease to be 280,882 square
      feet. The square footage amounts set forth for the Rentable Area of the
      Premises and the Rentable Area of the Building constitute a material part
      of the economic basis of this Lease and the execution thereof by Landlord
      and shall not be adjusted without the written consent of Landlord.

            11. "Security Deposit" shall mean the sum of Zero Dollars ($-0-).

            12. "Tenant's Pro Rata Share" shall mean three and eight thousand
      seven hundred thirty-five ten thousandths percent (3.8735%), which is the
      sum derived by dividing the Rentable Area of the Premises by The Rentable
      Area of the Building and multiplying the result thereof by one hundred
      (100).

         B. The following are additional definitions of some of the defined
terms used in the Lease.

            1. "Basic Costs" shall mean all direct and indirect costs and
      expenses incurred in connection with the Property as more fully defined in
      Exhibit B-2.

            2. "Building Standard" shall mean the type, grade, brand, quality
      and/or quantity of materials Landlord designates from time to time to be
      the minimum quality and/or quantity to be used in the Building.

            3. "Business Day(s)" shall mean Mondays through Fridays exclusive of
      the normal business holidays ("Holidays") of New Year's Day, Memorial Day,
      Independence Day, Labor Day, Thanksgiving Day and Christmas Day, and such
      other days as may be recognized by a majority of Class A office buildings
      in the Comparison Area (hereinafter defined).

            4. "Building Common Areas" shall mean those areas provided for the
      common use or benefit of all tenants generally and/or the public, such as
      corridors, elevator foyers, common mail rooms, restrooms, vending areas,
      and lobby areas (whether at ground level or otherwise), and other similar
      facilities.

                                       2
<PAGE>

            5. "Maximum Rate" shall mean the greatest per annum rate of interest
      permitted from time to time under applicable federal and state law.

            6. "Normal Business Hours" for the Building shall mean 8:00 a.m. to
      6:00 p.m. Mondays through Fridays, and 8:00 a.m. to 12:00 p.m. on
      Saturdays, exclusive of Holidays, and such other hours as Landlord may
      designate from time to time.

            7. "Prime Rate" shall mean the per annum interest rate publicly
      announced by The First National Bank of Chicago from time to time (whether
      or not charged in each instance) as its prime or base rate.

            8. "Property" shall mean the Building, the Building parking
      facilities, and all other improvements serving the Building and the
      tenants thereof and the parcel(s) of land on which they are located.

            9. "Project" shall mean the parcel(s) of real property commonly
      known as 2010 Main Plaza and located in the City of Irvine, County of
      Orange, State of California, which includes the Building and the Property,
      and is outlined on Exhibit A-2 attached hereto and incorporated herein.

      II. LEASE GRANT. Subject to and upon the terms herein set forth, Landlord
leases to Tenant and Tenant leases from Landlord the Premises.

      III. ADJUSTMENT OF COMMENCEMENT DATE/POSSESSION.

         A. If Landlord is performing Landlord Work in the Premises, the Lease
Term shall not commence until the later to occur of the Target Commencement Date
and the date that Landlord has substantially completed the Landlord Work;
provided, however, that if Landlord shall be delayed in substantially completing
the Landlord Work as a result of the occurrence of any of the following (a
"Delay"):

            1. Tenant's failure to furnish information in accordance with the
      Work Letter Agreement or to respond to any request by Landlord for any
      approval or information within any time period prescribed, or if no time
      period is prescribed, then within two (2) Business Days of such request;
      or

            2. Tenant's insistence on materials, finishes or installations that
      have long lead times after having first been informed by Landlord that
      such materials, finishes or installations will cause a Delay provided,
      however, Landlord shall identify those materials, finishes or
      installations which constitute long lead items simultaneously with the
      approval or disapproval of Plans if any such items are called for in the
      Plans; or

            3. Changes in any plans and specifications requested by Tenant; or

            4. The performance or nonperformance by a person or entity employed
      by Tenant in the completion of any work (all such work and such persons or
      entities being subject to the prior approval of Landlord); or

            5. Any request by Tenant that Landlord delay the completion of any
      of the Landlord Work; or

            6. Any breach or default by Tenant in the performance of Tenant's
      obligations under this Lease; or

            7. Any delay resulting from Tenant's having taken possession of the
      Premises for any reason prior to substantial completion of the Landlord
      Work; or

            8. Any other delay chargeable to Tenant, its agents, employees or
      independent contractors.

then, for purposes of determining the Commencement Date, the date of substantial
completion shall be deemed to be the day that said Landlord Work would have been
substantially completed absent any such Delay(s). The Landlord Work shall be
deemed to be substantially completed on the date that Landlord's architect
reasonably determines that all Landlord's Work has been performed (or would have
been performed absent any Delays), other than any details of construction,
mechanical adjustment or any other matter, the noncompletion of which does not
materially interfere with Tenant's use of the Premises. The adjustment of the
Commencement Date and, accordingly, the postponement of Tenant's obligation to
pay Rent shall be Tenant's sole remedy and shall constitute full settlement of
all claims that Tenant might

                                       3
<PAGE>

otherwise have against Landlord by reason of the Premises not being ready for
occupancy by Tenant on the Target Commencement Date. Landlord's architect's
determination of the Commencement Date shall be final and binding on all parties
for all purposes, including, without limitation, determination of the date of
commencement of the Lease Term and of Tenant's obligation to pay Rent hereunder.
Promptly alter the determination of the Commencement Date by Landlord's
architect, Landlord shall prepare a letter agreement (the "Commencement Letter")
setting forth the Commencement Date, the Termination Date and any other dates
that are affected by the adjustment of the Commencement Date. Tenant, within
five (5) days after receipt thereof from Landlord, shall execute the
Commencement Letter and return the same to Landlord. Notwithstanding anything
herein to the contrary, Landlord in its sole discretion, may elect, by written
notice to Tenant, not to adjust the Commencement Date as provided above, in
which case the Commencement Date shall be the Target Commencement Date, provided
that Rent shall not commence until the date that Landlord Work has been
substantially completed (or would have been substantially completed absent any
Delays). Landlord shall provide Tenant with evidence of final inspection and
approval of the Landlord Work by the City of Irvine. Absent any Tenant Delay,
the Commencement Date shall not occur prior to such final inspection and
approval of the Landlord Work by the City of Irvine. Notwithstanding anything
herein to the contrary, if the Landlord Work is not substantially complete by
the Target Commencement Date, Tenant shall be entitled to receive a per diem
credit against Base Rent for each day in the period beginning on the Target
Commencement Date and ending on the earlier to occur of (x) the day prior to the
date on which the Landlord Work is substantially completed or (y) the day prior
to the date the Landlord Work would have been substantially completed absent any
Delay and events of Force Majeure. Such rent credit shall be applied against
Base Rent beginning on the Commencement Date and continue from day to day
thereafter until Tenant has received the full value of the Base Rent credit
provided herein. In addition, if Landlord fails to substantially complete the
Landlord Work by the sixtieth (60th) day following the Target Commencement Date
(the "Outside Completion Date"), as the same may be extended due to Delays and
Force Majeure, Tenant shall have the option to terminate this Lease effective
the 30th day following the Outside Completion Date by giving Landlord notice on
or before the fifth (5th) day following the Outside Completion Date, in which
event such termination shall be Tenant's sole remedy. In the event of such
termination, this Lease shall be deemed null and void and of no further force
and effect and Landlord shall promptly refund all funds previously advanced by
Tenant under this Lease and the parties hereto shall have no further
responsibilities or obligations to each other with respect to this Lease.
Notwithstanding the foregoing, if Landlord substantially completes the Landlord
Work by the thirtieth (30th) day following the Outside Completion Date, Tenant's
notice of termination shall be deemed withdrawn, null and void, and of no
further force and effect.

         B. Subject to the completion or correction of any items of Landlord
work set forth on a construction punchlist jointly prepared by Landlord and
Tenant in good faith based on a walk through of the premises within fifteen (15)
days after substantial completion by taking possession of the Premises, Tenant
is deemed to have:

            1. accepted the Premises and agreed that the Premises is in good
      order and satisfactory condition, with no representation or warranty by
      Landlord as to the condition or suitability of the Premises or of the
      Building for Tenant's use thereof; and

            2. agreed that Landlord has no obligation to clean, decorate, alter,
      remodel, improve or repair the Premises or the Building unless said
      obligation is specifically set forth in this Lease. Notwithstanding
      anything contained herein to the contrary, Tenant shall have one (1) year
      from the completion of Landlord Work in which to discover and notify
      Landlord of any latent defects in Landlord's Work. Landlord shall be
      responsible for the correction of any latent defects with respect to which
      it received timely notice from Tenant.

         Landlord agrees to proceed in good faith and with reasonable diligence
to complete or correct any items set forth on the punchlist that Landlord, in
its reasonable judgment, deems to be in need of correction or completion.

         C. INTENTIONALLY OMITTED.

         D. Landlord may permit Tenant or its agents or laborers to enter the
Premises at Tenant's sole risk ten (10) days prior to the Commencement Date in
order to perform, through Tenant's own contractors, installation of telephone
and computer cabling, at the same time that Landlord's contractors are working
in the Premises. The foregoing license to enter prior to the Commencement Date,
however, is conditioned upon Tenant's labor not interfering with Landlords's
contractors or with any other tenant or its labor. If at any time such entry
shall cause disharmony, interfere with, hamper or prevent Landlord from
proceeding with the completion of the Building or Landlord's Work at the
earliest possible date, this license may be

                                       4
<PAGE>

withdrawn by Landlord immediately upon written notice to Tenant. Such entry
shall be deemed to be under and subject to all of the terms, covenants and
conditions of the Lease, and Tenant shall comply with all of the provisions of
the Lease which are the obligations or covenants of the Tenant except that the
obligation to pay Rent shall not commence until the earlier of the Commencement
Date (as modified in accordance with Section III.A above or as otherwise
provided for in the Lease) and Tenant conducting its business from the Premises.
in the event that Tenant's agents or laborers incur any charges from Landlord,
including, but not limited to, charges for use of construction or hoisting
equipment on the Building site, such charges shall be deemed an obligation of
Tenant and shall be collectible as Rent pursuant to the Lease, and upon default
in payment thereof, Landlord shall have the same remedies as for a default in
payment of Rent pursuant to the Lease.

      IV. USE. The Premises shall be used for the Permitted Use and for no other
purpose. Tenant agrees not to use or permit the use of the Premises for any
purpose which is illegal, dangerous to life, limb or property or which, in
Landlord's opinion, creates a nuisance or which would increase the cost of
insurance coverage with respect to the Building. Tenant shall conduct its
business and control its agents, servants, contractors, employees, customers,
licensees, and invitees in such a manner as not to interfere with, annoy or
disturb other tenants, or in any way interfere with Landlord in the management
and operation of the Building. Tenant will maintain the Premises in a clean and
healthful condition, and comply with all laws, ordinances, orders, rules and
regulations of any governmental entity with reference to the operation of
Tenant's business and to the use, condition, configuration or occupancy of the
Premises, including without limitation, the Americans with Disabilities Act.
Notwithstanding the foregoing, Landlord, not Tenant, shall be responsible for
complying with any law, ordinance, order, rule or regulation of any governmental
agency to the extent that such requires any structural alterations, unless the
need to make a structural alteration results from Tenant's manner of use of the
Premises, Tenant's particular design or configuration of the Premises, the acts
or omissions of Tenant or any Tenant Related Parties or any alterations,
additions, or improvements (including the Landlord Work) performed by or on
behalf of Tenant in the Premises; Tenant's responsibility for compliance of the
Premises with ADA shall not include any upgrade to the Building electrical
system. Landlord acknowledges that Tenant's mere occupancy of the Premises for
the Permitted Use (as distinguished from Tenant's particular manner of use)
shall not impose upon Tenant any responsibility for compliance with any law,
ordinance, order, rule or regulation of any governmental agency to the extent
that such requires any structural alterations to the Premises. Tenant will
comply with the rules and regulations of the Building adopted and altered by
Landlord from time to time and will cause all of its agents, servants,
contractors, employees, customers, licensees and invitees to do so. All changes
to such rules and regulations will be sent by Landlord to Tenant in writing. A
copy of the existing rules and regulations is attached hereto as Exhibit D and
made a part hereof. Tenant agrees not to commit or allow any waste to be
committed on any portion of the Premises, and at the termination of this Lease
to deliver up the Premises to Landlord in accordance with Article XXXV hereof.

      V. RENT.

         A. Tenant covenants and agrees to pay to Landlord during the Lease
Term, without any setoff or deduction whatsoever, the full amount of all Base
Rental payments, and any adjustments thereof, due in accordance with the rental
schedule set forth in Exhibit B-1 hereof (the "Base Rental"), the full amount of
all payments of Additional Base Rental due in accordance with Exhibit B-2 hereof
and the full amount of all parking charges, if any, due in accordance with this
Lease (the "Additional Base Rental") and all such other sums of money as shall
become due under this Lease (including, without limitation, any charges for
replacement of non-Building Standard electric lamps and ballasts and any other
services, goods or materials furnished by Landlord at Tenant's request), all of
which hereinafter may be collectively called "Rent." Except as otherwise
provided herein, the Base Rental and Additional Base Rental for each calendar
year or portion thereof during the Lease Term, shall be due and payable in
advance in equal monthly installments on the first day of each calendar month
during the Lease Term and any extensions or renewals hereof, and Tenant hereby
agrees to pay such Base Rental and Additional Base Rental to Landlord without
demand, provided that the installment of Base Rental for the first full calendar
month of the Lease Term shall be payable upon the execution of this Lease by
Tenant. If the Lease Term commences on a day other than the first day of a month
or terminates on a day other than the last day of a month, then the installments
of Base Rental and Additional Base Rental for such month or months shall be
prorated, based on the number of days in such month. All such payments shall be
by a good and sufficient check. No payment by Tenant or receipt or acceptance by
Landlord of a lesser amount than the correct amount of Rent due under this Lease
shall be deemed to be other than a payment on account of the earliest Rent due
hereunder, 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

                                       5
<PAGE>

the balance or pursue any other available remedy. The acceptance by Landlord of
any Rent on a date after the due date of such payment shall not be construed to
be a waiver of Landlord's right to declare a default for any other late payment.
Tenant's covenant to pay Rent shall be independent of every other covenant set
forth in this Lease.

         B. All Rent not paid when due and payable shall bear interest from the
date due until paid at the lesser of: 1. eighteen percent (18%) per annum; or 2.
the Maximum Rate. In addition, if Tenant fails to pay any installment of Base
Rental, Additional Base Rental or any other item of Rent when due and payable
hereunder, a service fee equal to five percent (5%) of such unpaid amount will
be due and payable immediately by Tenant to Landlord, provided that Tenant shall
be entitled to a grace period of five (5) days with respect to the first two (2)
late payments in any calendar year.

      VI. SECURITY DEPOSIT. The Security Deposit, if any, shall be delivered to
Landlord upon the execution of this Lease and shall be held by Landlord without
liability for interest (except as required by law) and as security for the
performance of Tenant's obligations under this Lease. The Security Deposit shall
not be considered an advance payment of Rent or a measure of Tenant's liability
for damages. Landlord may, from time to time, without prejudice to any other
remedy, use all or a portion of the Security Deposit to make good any arrearages
of Rent, to repair damages to the Premises caused by Tenant, to clean the
Premises upon termination of this Lease or otherwise to satisfy any other
covenant or obligation of Tenant hereunder. Following any such application of
the Security Deposit, Tenant shall pay to Landlord on demand the amount so
applied in order to restore the Security Deposit to its original amount. If
Tenant is not in default at the termination of this Lease, after Tenant
surrenders the Premises to Landlord in accordance with this Lease and all
amounts due Landlord from Tenant are finally determined and paid, the balance of
the Security Deposit remaining after any such application shall be returned to
Tenant. If Landlord transfers its interest in the Premises during the Lease
Term, Landlord may assign the Security Deposit to the transferee and thereafter
shall have no further liability for the return of such Security Deposit. Tenant
agrees to look solely to such transferee or assignee for the return of the
Security Deposit. Landlord and its successors and assigns shall not be bound by
any actual or attempted assignment or encumbrance of the Security Deposit by
Tenant, provided, however, if Tenant's interest in this Lease has been assigned,
Landlord may, at its option, and provided the assignee provides Landlord with
written evidence of such assignment, return the Security Deposit to such
assignee, provided further that the assignee has complied with the other terms
of this paragraph. If Landlord elects to return the Security Deposit to Tenant's
assignee as aforesaid, Landlord will have no further obligation to the original
tenant with respect thereto. Landlord shall not be required to keep the Security
Deposit separate from its other accounts.

      VII. SERVICES TO BE FURNISHED BY LANDLORD.

         A. Subject to the provisions of Article XI below, Landlord, as part of
Basic Costs, agrees to furnish Tenant the following services at a level
reasonably consistent with comparable class A office buildings:

            1. Cold water at those points of supply provided for general use of
      tenants in the Building, central heat and air conditioning in season, at
      such temperatures and in such amounts as are considered by Landlord to be
      standard for buildings of similar class, size, age and location, or as
      required by governmental authority; provided, however, heating and air
      conditioning service at times other than for Normal Business Hours for the
      Building shall be furnished to Tenant upon Tenant's initiation of the
      heating and air conditioning system after Normal Business Hours through
      use of Tenant's security access key. Tenant shall pay Landlord, upon
      demand as additional rent, the entire cost of additional service as such
      costs are determined by Landlord from time to time. Landlord's charge for
      after hours HVAC services for the first two (2) years of the initial Lease
      Term shall be $45.00 per hour, per zone.

            2. Routine maintenance and electric lighting service for all Common
      Areas of the Building in the manner and to the extent deemed by Landlord
      to be standard for buildings of similar class, size, age and location.

            3. Janitor service on Business Days in accordance with the cleaning
      specifications attached hereto as Exhibit G or such other comparable
      specifications designated, from time to time, by Landlord; provided,
      however, if Tenant's use, floor covering or other improvements require
      special services, Tenant shall, at Landlord's option, either (i) retain
      its own contractors (which contractor shall be subject to Landlord's
      reasonable approval) to do such work or, (ii) pay the additional cost
      reasonably attributable thereto as additional Rent upon presentation of
      statements therefor by Landlord.

                                       6
<PAGE>

            4. Elevator service in common with other tenants of the Building for
      ingress and egress to and from the floor of the Premises during Normal
      Business Hours, provided that, subject to Force Majeure, at least one (1)
      passenger elevator servicing the Premises shall be available for the use
      of Tenant, twenty-four (24) hours a day, 365/6 days per year.

         B. Except as otherwise expressly provided herein, the failure by
Landlord to any extent to furnish, or the interruption or termination of these
services in whole or in part, resulting from adherence to laws, regulations and
administrative orders, wear, use, repairs, improvements, alterations, Force
Majeure (as hereinafter defined) or any causes beyond the reasonable control of
Landlord shall not render Landlord liable in any respect nor be construed as an
eviction of Tenant, nor give rise to an abatement of Rent, nor relieve Tenant
from the obligation to fulfill any covenant or agreement hereof. Notwithstanding
anything to the contrary contained in this Section VII.B. if (i) Landlord ceases
to furnish any service In the Building, and Tenant notifies Landlord of such
cessation in writing (the "Interruption Notice"), (ii) such cessation does not
arise as a result of an act or omission of Tenant, (iii) such cessation is not
caused by a fire or other casualty (in which case Article XIX shall control),
(iv) the repair or restoration of such service is reasonably within the control
of Landlord, and (v) as a result of such cessation, the Premises or a material
portion thereof; is rendered untenantable (meaning that Tenant is unable to use
the Premises in the normal course of its business) and Tenant in fact ceases to
use the Premises, or material portion thereof, then, Tenant's sole remedy for
such cessation shall be as follows: on the fifth (5th) consecutive business day
following the later to occur of the date the Premises (or material portion
thereof) becomes untenantable, the date Tenant ceases to use such space and the
date Tenant provides Landlord with an Interruption Notice, the Base Rental and
Additional Base Rental payable hereunder shall be abated on a per diem basis for
each day after such five (5) business day period based upon the percentage of
the Premises so rendered untenantable and not used by Tenant, and such abatement
shall continue until the date the Premises become tenantable again. Should any
of the equipment or machinery used in the provision of such services for any
cause cease to function properly, Landlord shall use reasonable diligence to
repair such equipment or machinery, but except as otherwise expressly provided
herein, Tenant shall have no claim for offset or abatement of Rent or damages on
account of an interruption in service or resulting therefrom. Landlord's entire
obligation with respect to the repair and maintenance of the Premises are set
forth above.

         C. Tenant expressly acknowledges that If Landlord, from time to time,
elects to provide security services, Landlord shall not be deemed to have
warranted the efficiency of such security personnel, service, procedures or
equipment and Landlord shall not be liable in any manner for the failure of any
such security personnel, services, procedures or equipment to prevent or
control, or apprehend any one suspected of personal injury or property damage
in, on or around the Property.

      VIII. LEASEHOLD IMPROVEMENTS.

         A. Except as otherwise specifically provided elsewhere in this Lease or
in the Work Letter Agreement, if any, attached hereto as Exhibit C and
incorporated herein, all installations and improvements now or hereafter placed
on or in the Premises shall be for Tenant's account and at Tenant's cost, which
cost shall be payable by Tenant to Landlord upon demand as additional Rent.

         B. Any and all alterations, additions and improvements to the Premises,
all attached furniture, equipment and non-trade fixtures (collectively,
"Leasehold Improvements") shall be owned and insured by Landlord and shall
remain upon the Premises, all without compensation, allowance or credit to
Tenant. Any unattached and movable equipment or furniture, trade fixtures or
other personality of Tenant ('Tenant's Property") shall be owned and insured by
Tenant. Landlord may, nonetheless, require Tenant to remove any Leasehold
Improvements performed by or for the benefit of Tenant (other than alterations,
additions and improvements performed by Landlord pursuant to Exhibit C) and all
electronic, phone and data cabling as are designated by Landlord (the "Required
Removables") at Tenant's sole cost. In the event that Landlord so elects, Tenant
shall remove such Required Removables on or before the expiration or earlier
termination of this Lease and repair any damage caused by such removal. If
Tenant fails to remove the Required Removables after Landlord's request
therefore, Landlord may remove, store or dispose of the Required Removables at
Tenant's cost, and repair any damage caused by such removal and Tenant shall pay
Landlord as additional Rent hereunder, on demand, all such costs.
Notwithstanding the foregoing, Tenant may request in writing at the time it
submits its plans and specifications for an alteration, addition or improvement,
that Landlord advise Tenant whether Landlord will require Tenant to remove, at
the termination of this Lease or Tenant's right to possession hereunder, such
alteration, addition or improvement, or any particular portion thereof and
Landlord shall advise Tenant within twenty (20) days after receipt of Tenant's
request as to whether Landlord will require removal; provided, however, Landlord
shall have the right to require Tenant to remove any vault, stairway or computer
room

                                       7
<PAGE>

alterations installed in the Premises, regardless of whether Landlord timely
notified Tenant that it would require such removal.

   IX. GRAPHICS. Landlord shall provide and install, at Tenant's cost, all
letters or numerals on the exterior of the Premises; all such letters and
numerals shall be in the standard graphics for the Building and no others shall
be used or permitted on the Premises without Landlord's prior written consent.

   X. REPAIRS AND ALTERATIONS BY TENANT.

      A. Tenant shall, at Tenant's own cost and expense, keep the Premises in
good condition and repair, reasonable wear and tear excepted. Such repairs shall
restore the Premises to as good a condition as it was in prior to such damage
and shall be effected in compliance with the reasonable directions of Landlord.
If Tenant fails to make such repairs to the Premises promptly, Landlord may, at
its option, make such repairs, and Tenant shall pay the cost thereof to the
Landlord on demand as additional Rent. Landlord shall, at its expense(except as
included in Basic Costs), keep and maintain in good repair and working order and
make all repairs to end perform necessary maintenance upon: 1) all structural
elements of the Building within the Premises, unless the need to make a
structural alteration or repair results from Tenant's particular manner of use
of the Premises, Tenant's particular design of the Premises, or any alterations,
additions or improvements (including the Landlord Work) performed by or on
behalf of Tenant in the Premises; and 2) all mechanical systems within the
Premises, but only to the extent such have not been installed by Tenant or its
contractors; and 3) all elements of the Building and the Premises necessary to
provide the services described In Article VII, but only to the extent such have
not been installed by Tenant or its contractors; and 4) the Building facilities
common to all tenants including, but not limited to, the ceilings, lighting.
HVAC, plumbing, walls and floors in the common areas. Landlord acknowledges that
Tenant's mere occupancy of the Premises for the Permitted Use (as distinguished
from Tenant's particular manner of use) shall not impose upon Tenant any
responsibility for compliance with any law, ordinance, order, rule or regulation
of any governmental agency to the extent that such requires any structural
alterations to the Premises. Notwithstanding the foregoing, Tenant shall be
responsible for the cost of any alterations, repairs, changes and additions
necessitated by the acts or omissions of Tenant, Tenant's agents, employees and
contractors.

      B. Tenant shall not make or allow to be made any alterations, additions or
improvements to the Premises, nor install any vending machines, safes or other
heavy property or equipment within the Premises, nor place signs or window
coverings on the Premises which are visible from outside the Premises, without
first obtaining the written consent of Landlord In each such instance.
Notwithstanding the foregoing, Landlord's consent shall not be required for any
alteration, addition or improvement that satisfies all of the following
criteria: 1) costs less than $10,000.00, 2) is of a cosmetic nature such as
painting, wallpapering, hanging pictures and installing carpeting,3) is not
visible from the exterior of the Premises or Building, and 4) will not affect
the systems or structure of the Building and does not require work to be
performed inside the walls or above the ceiling of the Premises; provided that
even if consent is not required, Tenant shall still comply with all the other
provisions of this Section X.B. Prior to commencing any such work, Tenant must
furnish Landlord with plans and specifications; names and addresses of
contractors; copies of contracts; necessary permits; evidence of contractor's
and subcontractor's insurance in accordance with section XVI.B. hereof. All such
improvements, alterations or additions shall be installed in a good workmanlike
manner using new materials. Upon completion. Tenant shall furnish "as-built"
plans, contractor's affidavits and full and final waivers of lien and receipted
bills covering all labor and materials. All improvements, alterations and
additions shall comply with all insurance requirements, codes, ordinances, laws
and regulations, including without limitation, the Americans with Disabilities
Act. Tenant shall reimburse Landlord upon demand as additional Rent for all sums
expended by Landlord for examination of the architectural, mechanical, electric
and plumbing plans for any alterations, additions or improvements and for the
costs of repairing any damage done to the Building caused by Tenant or Tenant's
agents, servants, employees, customers, licensees, or invites. If Landlord so
requests, Tenant shall permit Landlord to supervise construction operations, but
no such supervision shall impose any liability upon Landlord. In the event
Landlord supervises such construction, Landlord shall be entitled to a
supervisory fee in the amount of three percent(3%) for the initial improvements
pursuant to Exhibit C and thereafter five percent (5%), of the cost of such
construction. Landlord's approval of Tenant's plans and specifications or
supervision of any work performed for or on behalf of Tenant shall not be deemed
to be representation by Landlord that such plans and specifications comply with
applicable insurance requirements, building codes, ordinances, laws or
regulations.

                                       8
<PAGE>

   XI. USE OF ELECTRICAL AND HVAC SERVICES BY TENANT.

      A. All electricity used by Tenant in the Premises shall be paid for by
Tenant through inclusion in Base Rental or Basic Costs. Tenant's use of
electrical and heating, ventilating and air conditioning ("HVAC") services
furnished by Landlord shall not exceed, either in voltage, rated capacity, use
or overall load, that which Landlord deems to be standard for the Building. In
the event Tenant shall request that it be allowed to consume electrical or HVAC
services in excess of that deemed by Landlord to be standard for the Building,
Landlord may refuse to consent to such usage or may consent upon such reasonable
conditions as Landlord elects (including the installation of utility service
upgrades, submeters, air handlers or cooling units), and all such additional
usage (to the extent permitted by law), installation and maintenance thereof
shall be paid for by Tenant as additional Rent. Landlord shall have the right to
separately meter electrical usage for the Premises at any time during the Lease
Term or to use any other method of measuring electrical usage that Landlord, in
its reasonable judgment, deems to be appropriate.

      B. INTENTIONALLY OMITTED.

   XII. ENTRY BY LANDLORD. Landlord and its agents or representatives shall have
the right to enter the Premises with reasonable prior notice (and in emergencies
at all times, without prior notice, by any means Landlord may deem appropriate,
and without liability therefor) to inspect the same, or to show the Premises to
prospective purchasers, mortgagees, tenants or insurers, or to clean or make
repairs, alterations or additions thereto, including any work that Landlord
deems necessary for the safety, protection or preservation of the Building or
any occupants thereof, or to facilitate repairs, alterations or additions to the
Building or any other tenants premises, if reasonably necessary for the
protection and safety of Tenant and its employees, Landlord shall have the right
to temporarily close the Premises to perform repairs, alterations or additions
in the Premises, provided that Landlord shall use reasonable efforts to perform
all such work on weekends and after Normal Business Hours. Entry by Landlord
hereunder shall not constitute a constructive eviction or entitle Tenant to any
abatement or reduction of Rent by reason thereof. Notwithstanding the foregoing,
Landlord and its agents and representatives shall not have to provide Tenant
with prior notice to perform janitor and cleaning service in the Premises before
or after Normal Business Hours. Notwithstanding the foregoing, Tenant may, at
its own expense, provide its own locks to an area within the Premises ("Secured
Area"). Tenant need not furnish Landlord with a key but upon the Expiration
Date. Tenant shall surrender all such keys to Landlord. If Landlord must gain
access to a Secured Area in a non-emergency situation, Landlord shall contact
Tenant and Landlord and Tenant shall arrange a mutually agreed upon time for
Landlord to do so. Landlord shall comply with all reasonable security measures
pertaining to the Secured Area. If Landlord determines in its sole discretion
that an emergency in the Building or the Premises, including, without
limitation, a suspected fire or flood, requires Landlord to gain access to the
Secured Area, Tenant hereby authorizes Landlord to forcibly enter the Secured
Area. In such event, Landlord shall have no liability whatsoever to Tenant, and
Tenant shall pay all reasonable expenses incurred by Landlord in repairing or
reconstructing any entrance, corridor, door or other portions of the Premises
damaged as a result of a forcible entry by Landlord. Landlord shall have no
obligation to provide either janitorial service or cleaning in the Secured Area.

   XIII. ASSIGNMENT AND SUBLETTING.

      A. Tenant shall not assign, sublease, transfer or encumber this Lease or
any interest therein or grant any license, concession or other right of
occupancy of the Premises or any portion thereof or otherwise permit the use of
the Premises or any portion thereof by any party other than Tenant (any of which
events is Hereinafter called a "Transfer") without the prior written consent of
Landlord, which consent shall not be unreasonably withheld with respect to any
proposed assignment or subletting. Notwithstanding anything to the contrary
contained herein or in Section XIII, D., Tenant may assign its entire interest
under this Lease or sublet the Premises to a wholly owned corporation or
controlled subsidiary or parent of Tenant or to any successor to Tenant by
purchase, merger, consolidation or reorganization (hereinafter collectively
referred to as "Corporate Transfer") without the consent of Landlord, provided:
(i) Tenant is not in default under this Lease; (ii) if such proposed transferee
is a successor to Tenant by purchase, said proposed transferee shall acquire all
or substantially all of the stock or assets of Tenant's business or, if such
proposed transferee is a successor to Tenant by merger, consolidation or
reorganization, the continuing or surviving corporation shall own all or
substantially all of the assets of Tenant; (iii) such proposed transferee shall
have a net worth which is at least equal to the greater of Tenant's net worth at
the date of this Lease or Tenant's net worth at the date of the Transfer; (iv)
such proposed transferee operates the business in the Premises for the Permitted
Use and no other purpose; and (v) in no event shall any Transfer release or
relieve Tenant from any of its obligations under this Lease. Tenant shall give

                                       9
<PAGE>

Landlord written notice at least thirty (30) days prior to the effective date of
such Corporate Transfer. As used herein, the terms "controlled" or "subsidiary"
shall mean a corporate entity wholly owned by Tenant or at least fifty-one
percent (51%) of whose voting stock is owned by Tenant. Landlord's consent shall
not be considered unreasonably withheld if: 1. the proposed transferee's
financial responsibility does not meet the same criteria Landlord uses to select
Building tenants; 2. the proposed transferee's business is not suitable for the
Building considering the business of the other tenants and the Building's
prestige or would result in a violation of an exclusive right granted to another
tenant in the Building; 3. the proposed use is different than the Permitted Use;
4. the proposed transferee is a government agency or occupant of the Building;
or 5. Tenant is in default beyond applicable cure period (s). Notwithstanding
the foregoing, Landlord will not withhold its consent solely because the
proposed subtenant or assignee is an occupant of the Building if Landlord does
not have space available for lease in the Building that is comparable to the
space Tenant desires to sublet or assign. For purposes hereof. Landlord shall be
deemed to have comparable space if it has space available on the third (3rd),
fourth (4th) or fifth (5th) floors of the Building that is approximately the
same size as the space Tenant desires to sublet or assign.

      Tenant acknowledges that the foregoing is not intended to be an exclusive
list of the reasons for which Landlord may reasonably withhold its consent to a
proposed Transfer. Any attempted Transfer in violation of the terms of this
Article shall, at Landlord's option, be void. Consent by Landlord to one or more
Transfers shall not operate as a waiver of Landlord's rights as to any
subsequent Transfers. In addition, Tenant shall not, without Landlord's consent,
publicly offer or advertise the rate for which Tenant will Transfer in any
media. In the event Tenant or anyone acting on behalf of Tenant or with Tenant's
knowledge violates the provisions of the foregoing sentence, Landlord, in
addition to its other remedies, shall be entitled to seek injunctive relief
preventing such action, and Tenant shall be responsible for all costs incurred
by Landlord in connection therewith.

      B. If Tenant requests Landlord's consent to a Transfer, Tenant shall
notify Landlord in writing at least 30 days prior to the effective date of the
proposed Transfer of the name of the proposed transferee and the nature of the
business of the proposed transferee, the term, use, rental rate and all other
material terms and conditions of the proposed Transfer, including, without
limitation, evidence satisfactory to Landlord that the proposed transferee is
financially responsible. Notwithstanding the provisions of Section XIII .A.
above, Landlord may, during said 30-day period, 1. consent to or refuse to
consent to such Transfer in writing; or 2. negotiate directly with the proposed
transferee and (in the event Landlord is able to reach agreement with such
proposed transferee) upon execution of a lease with such transferee, terminate
this Lease (in part or in whole, as appropriate) upon thirty (30) days' notice;
or 3. cancel and terminate this Lease, in whole or in part as appropriate, upon
30 days notice. In the event Landlord consents to any such Transfer, the
Transfer shall be in a form approved by Landlord, and Tenant shall bear all
reasonable costs and expenses incurred by Landlord in connection with the review
and approval of such documentation, which costs and expenses shall not exceed
Seven Hundred Fifty Dollars ($750.00).

      C. Fifty percent (50%) cash or other proceeds (the "Transfer
Consideration") of any Transfer of Tenant's interest in this Lease and/or the
Premises, whether consented to by Landlord or not, shall be paid to Landlord and
Tenant hereby assigns all rights it might have or ever acquire in any such
proceeds to Landlord. In addition to the Rent hereunder, Tenant hereby covenants
and agrees to pay to Landlord fifty percent (50%) rent and other consideration
which it receives which is in excess of the Rent payable hereunder within ten
(10) days following receipt thereof by Tenant. In determining excess rent in
connection with an assignment or subletting, Tenant may, on an amortized basis,
deduct the following expenditures resulting from such subletting or assignment:
(1) brokerage and marketing fees; (2) legal fees; (3) construction costs and (4)
financial concessions granted in such sublease or assignment. In addition to any
other rights Landlord may have. Landlord shall have the right to contact any
transferee and require that all payments made pursuant to the Transfer shall be
made directly to Landlord.

      D. If Tenant is a corporation and if at any time during the Lease Term the
person or persons who own the voting shares at the time of the execution of this
Lease cease for any reason, including but not limited to merger, consolidation
or other reorganization involving another corporation, to own a majority of such
shares, or if Tenant is a partnership and if at any time during the Lease Term
the general partner or partners who own the general partnership interests in the
partnership at the time of the execution of this Lease, cease for any reason to
own a majority of such interests (except as the result of transfers by gift,
bequest or inheritance to or for the benefit of members of the immediate family
of such original shareholder(s) or partner(s)), such an event shall be deemed to
be a Transfer. The preceding sentence shall not apply whenever Tenant is a
corporation the outstanding stock of which is listed on a recognized security
exchange, or if at least eighty per cent (80%) of its voting stock is owned by
another corporation, the voting stock of which is so listed.

                                       10
<PAGE>

      E. Any Transfer consented to by Landlord in accordance with this Article
XIII shall be only for the Permitted Use and for no other purpose, and in no
event shall any Transfer release or relieve Tenant or any Guarantors from any
obligations under this Lease.

   XIV. LIENS. Tenant will not permit any mechanic's liens or other liens to be
placed upon the Premises or Tenant's leasehold interest therein, the Building,
or the real estate associated therewith. Landlord's title to the Building end
Property is and always shall be paramount to the interest of Tenant, and nothing
herein contained shall empower Tenant to do any act that can, shall or may
encumber Landlord's title. In the event any such lien does attach. Tenant shall,
within 5 days of notice of the filing of said lien, either discharge or bond
over such lien to the satisfaction of Landlord and Landlord's Mortgagee (as
hereinafter defined), and in such a manner as to stay the enforcement or
foreclosure of such lien. If Tenant shall tail to so discharge or bond over such
lien, then, in addition to any other right or remedy of Landlord, Landlord may,
but shall not be obligated to, discharge the same. Any amount paid by Landlord
for any of the aforesaid purposes, including reasonable attorneys fees (if and
to the extent permitted by law) shall be paid by Tenant to Landlord on demand as
additional Rent.

   XV. INDEMNITY END WAIVER OF CLAIMS.

      A. Except for losses, liabilities, obligations, damages, penalties,
claims, costs, charges, and expenses resulting from the negligence of Landlord
and/or its agents, employees or contractors, and subject to the provisions of
Article XVII hereof, Tenant shall indemnify, defend and hold Landlord, its
principals, beneficiaries, partners, officers, directors, agents, employees and
any Mortgagee(s) (collectively the "Landlord Related Parties") harmless against
and from all liabilities, obligations, damages, penalties, claims, costs,
charges and expenses, including, without limitation, reasonable architects' and
attorneys' fees (if and to the extent permitted by law), which may be imposed
upon, incurred by, or asserted against Landlord or any of the Landlord Related
Parties and arising, directly or indirectly, out of or in connection with the
use, occupancy or maintenance of the Premises by, through or under Tenant, and
(without limiting the generality of the foregoing) any of the following: 1. any
work or thing done in, on or about the Premises or any part thereof by Tenant or
any of its transferees, agents, servants, contractors, employees or licensees;
2. any use, non-use, possession, occupation, condition, operation or maintenance
of the Premises or any part thereof; 3. any act or omission of Tenant or any of
its transferees, agents, servants, contractors, employees, customers, licensees
or invitees, regardless of whether such act or omission occurred within the
Premises; 4. any injury or damage to any person or property occurring in, on or
about the Premises or any part thereof; or 5. any failure on the part of Tenant
to perform or comply with any of the covenants, agreements, terms or conditions
contained in this Lease with which Tenant must comply or perform. In case any
action or proceeding is brought against Landlord or any of the Landlord Related
Parties by reason of any of the foregoing, Tenant shall, at Tenant's sole cost
and expense, resist and defend such action or proceeding with counsel approved
by Landlord or, at Landlord's option, reimburse Landlord for the cost of any
counsel retained directly by Landlord to defend and resist such action or
proceeding.

      B. Landlord and the Landlord Related Parties shall not be liable for, and
Tenant waives, all claims for loss or damage to Tenant's business or damage to
person or property sustained by Tenant or any person claiming by, through or
under Tenant (including Tenant's employees) resulting from any accident or
occurrence in, on or about the Premises, the Building or the Property,
including, without limitation, claims for loss, theft or damage resulting from;
1. the Premises, Building, or Property, or any equipment or appurtenances
becoming out of repair; 2. wind or weather; 3. any defect in or failure to
operate, for whatever reason, any sprinkler, heating or air-conditioning
equipment, electric wiring, gas, water or steam pipes; 4. broken glass; 5. the
backing up of any sewer pipe or downspout; 6. the bursting, leaking or running
of any tank, water closet, drain or other pipe; 7. the escape of steam or water;
8. water, snow or ice being upon or coming through the roof, skylight, stairs,
doorways, windows, walks or any other place upon or near the Building; 9. the
falling of any fixture, plaster, tile or other material; 10. any act, omission
or negligence of other tenants, licensees or any other persons or occupants of
the Building or of adjoining or contiguous buildings, of owners of adjacent or
contiguous property or the public, or by construction of any private, public or
quasi-public work; or 11. any other cause of any nature except, as to items 1. -
9., where such loss or damage is due to Landlord's gross negligence or willful
failure to make repairs required to be made pursuant to other provisions of this
Lease, after the expiration of a reasonable time after written notice to
Landlord of the need for such repairs. To the maximum extent permitted by law,
Tenant agrees to use and occupy the Premises, and to use such other portions of
the Building as Tenant is herein given the right to use, at Tenant's own risk.

      C. Except for losses, liabilities, obligations, damages, penalties,
claims, costs, charges and expenses resulting from the negligence of Tenant
and/or its agents, employees or contractors, and subject to the provisions of
Article XVII hereof, Landlord shall indemnify, defend

                                       11
<PAGE>

and hold Tenant, its principals, agents and employees (collectively the "Tenant
Related Parties") harmless from and against all liabilities, obligations,
damages (other than consequential damages), penalties, claims, costs, charges
and expenses, including, without limitation, reasonable attorneys' fees, which
may be imposed upon, incurred by, or asserted against Tenant or any of the
Tenant Related Parties and arising, directly or indirectly, out of or in
connection with any of the following: (i) any work or thing done in, on or about
the Common Areas or any part thereof by Landlord or any of its agents,
contractors or employees; (ii) any use, non-use, possession, occupation,
condition, operation, maintenance or management of the Common Areas or any part
thereof by Landlord or any of its agents, contractors or employees (iii) any act
or omission of Landlord or any of its agents, contractors or employees; and (iv)
any injury or damage to any person or property occurring in, on or about the
Common Areas or any part thereof; provided, however, that in each case such
liability, obligation, damage, penalty, claim, cost, charge or expense results
from the negligence of Landlord and/or its agents, employees or contractors.

      D. Subject to the provisions of Articles X, XXII and XXIII hereof, Tenant
and the Tenant Related Parties shall not be liable for, and Landlord waives, all
claims for toss or damage to landlord's business or damage to person or property
sustained by Landlord or any person claiming by, through or under Landlord
(including Landlord's employees) resulting from any accident or occurrence in,
on or about the Premises, the Building or the Property, including, without
limitation, claims for loss, theft or damage resulting from: (1) the Premises,
Building, or Property, or any equipment or appurtenances becoming out of repair:
(2) wind or weather; (3) any detect in or failure to operate, for whatever
reason, any sprinkler, heating or air-conditioning equipment, electric wiring,
gas, water or steam pipes; (4) broken glass; (5) the backing up of any sewer
pipe or downspout; (6) the bursting, leaking or running of any tank, water
closet, drain or other pipe; (7) the escape of steam or water; (8) water, snow
or ice being upon or coming through the roof, skylight, stairs, doorways,
windows, walks or any other place upon or near the Building; (9) the falling of
any fixture, plaster, tile or other material; (10) any act, omission or
negligence of other tenants, licensees or any other persons or occupants of the
Building or of adjoining or contiguous buildings, of owners of adjacent or
contiguous property or the public, or by construction of any private, public or
quasi-public work; or (11) any other cause of any nature except, as to items (1)
- (9), where such loss or damage is due to Tenant's negligence or willful
failure to make repairs required to be made pursuant to other provisions of this
Lease.

   XVI. TENANT'S INSURANCE.

      A. At all times commencing on and after the earlier of the Commencement
Date and the date Tenant or its agents, employees or contractors enters the
Premises for any purpose, Tenant shall carry and maintain, at its sole cost and
expense:

         1. Commercial General Liability insurance with a Broad Form General
   Liability Endorsement applicable to the Premises and its appurtenances
   providing, on an occurrence basis, a minimum combined single limit of Two
   Million Dollars ($2,000,000).

         2. All Risks of Physical Loss insurance written at replacement cost
   value and with a replacement cost endorsement covering all of Tenant's
   Property in the Premises.

         3. Workers Compensation insurance as required by the state in which the
   Premises is located and in amounts as may be required by applicable statute,
   and Employers Liability Coverage of One Million Dollars ($1,000,000) per
   occurrence.

         4. Whenever good business practice, in Landlord's reasonable judgment,
   indicates the need of additional insurance coverage or different types of
   insurance in connection with the Premises or Tenant's use and occupancy
   thereof, Tenant shall, upon request, obtain such insurance at Tenant's
   expense and provide Landlord with evidence thereof.

      B. Except for items for which Landlord is responsible under the Work
Letter Agreement, before any repairs, alterations, additions, improvements, or
construction are undertaken by or on behalf of Tenant, Tenant shall carry and
maintain, at its expense, or Tenant shall require any contractor performing work
on the Premises to carry and maintain, at no expense to Landlord, in addition to
worker's compensation insurance as required by the jurisdiction in which the
Building is located, All Risk Builder's Risk insurance in the amount of the
replacement cost of any alterations, additions or improvements (or such other
amount reasonably required by Landlord) and Commercial General Liability
insurance (including, without limitation, Contractor's Liability coverage,
Contractual Liability coverage, Completed Operations coverage, a Broad Form
Property Damage coverage and Contractor's Protective liability) written on an
occurrence basis with a minimum combined single limit of Two Million Dollars
($2,000,000); such limit may be accomplished by means of an umbrella policy.

                                       12
<PAGE>

      C. Any company writing any insurance which Tenant is required to maintain
or cause to be maintained pursuant to the terms of this Lease (all such
insurance as well as any other insurance pertaining to the Premises or the
operation of Tenant's business therein being referred to as Tenant's
Insurance"), as well as the form of such insurance, shall at all times be
subject to Landlord's reasonable approval, and each such insurance company shall
have an A.M. Best rating of "A7" or better and shall be licensed and qualified
to do business in the state in which the Premises are located. All policies
evidencing Tenant's Insurance (except for Workers Compensation) shall specify
Tenant and the "owner[s] of the Building and its (or their) respective
principals, beneficiaries, partners, officers, directors, employees, agents and
mortgagee[s]" (and any other designees of Landlord as the interest of such
designees shall appear) as additional insureds. Provided that the coverage
afforded Landlord and any designees of Landlord shall not be reduced or
otherwise adversely affected, all of Tenant's Insurance may be carried under a
blanket policy covering the Premises and any other of Tenant's locations. All
policies of Tenant's Insurance shall contain endorsements that the insurer(s)
will give to Landlord and its designees at least thirty (30) days' advance
written notice of any change, cancellation, termination or lapse of said
insurance. Tenant shall be solely responsible for payment of premiums for all of
Tenant's Insurance. Tenant shall deliver to Landlord at least fifteen (15) days
prior to the time Tenant's Insurance is first required to be carried by Tenant,
and upon renewals at least fifteen (15) days prior to the expiration of any such
insurance coverage, a certificate of insurance of all policies procured by
Tenant in compliance with its obligations under this Lease. The limits of
Tenant's Insurance shall in no event limit Tenant's liability under this Lease.

      D. Tenant shall not do or fail to do anything in, upon or about the
Premises which will: 1. violate the terms of any of Landlord's insurance
policies; 2. prevent Landlord from obtaining policies of insurance acceptable to
Landlord or any Mortgagees; or 3. result in an increase in the rate of any
insurance on the Premises, the Building, any other property of Landlord or of
others within the Building. In the event of the occurrence of any of the events
set forth in this Section, Tenant shall pay Landlord upon demand, as additional
Rent, the cost of the amount of any increase in any such insurance premium, If
Tenant fails to obtain the insurance coverage required by this Lease, Landlord
may, at its option, obtain such insurance for Tenant, and Tenant shall pay, as
additional Rent, the cost of all premiums thereon and all of Landlord's costs
associated therewith.

   XVII. SUBROGATION. Notwithstanding anything set forth in this Lease to the
contrary, Landlord and Tenant do hereby waive any and all right of recovery,
claim, action or cause of action against the other, their respective principals,
beneficiaries, partners, officers, directors, agents, and employees, and, with
respect to Landlord, its Mortgagee[s], for any loss or damage that may occur to
Landlord or Tenant or any party claiming by, through or under Landlord or
Tenant, as the case may be, with respect to their respective property, the
Building, the Property or the Premises or any addition or improvements thereto,
or any contents therein, by reason of fire, the elements or any other cause,
regardless of cause or origin, including the negligence of Landlord or Tenant,
or their respective principals, beneficiaries, partners, officers, directors,
agents and employees and, with respect to Landlord, its Mortgagee[s], which loss
or damage is (or would have been, had the insurance required by this Lease been
carried) covered by insurance. Since this mutual waiver will preclude the
assignment of any such claim by subrogation (or otherwise) to an insurance
company (or any other person), Landlord and Tenant each agree to give each
insurance company which has issued, or in the future may issue, its policies of
fire, extended coverage or material damage insurance, written notice of the
terms of this mutual waiver, and to have such insurance policies properly
endorsed, if necessary, to prevent the invalidation of any of the coverage
provided by such insurance policies by reason of such mutual waiver. For the
purpose of the foregoing waiver, the amount of any deductible applicable to any
loss or damage shall be deemed covered by, and recoverable by the insured under
the insurance policy to which such deductible relates. In the event that Tenant
is permitted to and self-insures any risk which would have been covered by the
insurance required to be carried by Tenant pursuant to Article XVI of the Lease,
or if Tenant fails to carry any insurance required to be carried by Tenant
pursuant to Article XVI of this Lease, then all loss or damage to Tenant, its
leasehold interest, its business, its property, the Premises or any additions or
improvements thereto or contents thereof shall be deemed covered by and
recoverable by Tenant under valid and collectible policies of insurance.

   XVIII. LANDLORD'S INSURANCE. Landlord shall maintain property insurance on
the Building in such amounts as Landlord reasonably elects, provided that during
the Lease Term Landlord shall maintain standard so called "all risk" property
insurance covering the Building in an amount equal to the replacement cost
thereof (including Leasehold Improvements) at the time in question. The cost of
such insurance shall be included as a part of the Basic Costs, and payments for
losses thereunder shall be made solely to Landlord or the Mortgagees of Landlord
as their interests shall appear.

                                       13
<PAGE>

   XIX. CASUALTY DAMAGE. If the Premises or any part thereof shall be damaged by
fire or other casualty, Tenant shall give prompt written notice thereof to
Landlord. In case the Building shall be so damaged that substantial alteration
or reconstruction of the Building shall, in Landlord's sole opinion, be required
(whether or not the Premises shall have been damaged by such casualty) or in the
event the Premises have been damaged and there is less than one (1) year of the
Lease Term remaining on the date of such casualty or in the event any Mortgagee
should require that the insurance proceeds payable as a result of a casualty be
applied to the payment of the mortgage debt or in the event of any material
uninsured loss to the Building, Landlord may, at its option, terminate this
Lease by notifying Tenant in writing of such termination as soon as reasonably
possible (taking into consideration all delays such as adjustment of insurance
claims and obtaining approval from Landlord mortgagee(s)), but in all
circumstances within ninety (90) days after the date of such casualty. Such
termination shall be effective as of the date of fire or casualty, with respect
to any portion of the Premises that was rendered untenantable, and the date
specified in Landlord's notice, with respect to any portion of the Premises that
remained tenantable. If Landlord does not elect to terminate this Lease,
Landlord shall commence and proceed with reasonable diligence to restore the
Building (provided that Landlord shall not be required to restore any unleased
premises in the Building) and the Leasehold improvements (but excluding any
improvements, alterations or additions made by Tenant in violation of this
Lease) located within the Premises, if any, which Landlord has insured to
substantially the same condition they were in immediately prior to the happening
of the casualty. Notwithstanding the foregoing, Landlord's obligation to restore
the Building, and the Leasehold Improvements, if any, shall not require Landlord
to expend for such repair and restoration work more than the insurance proceeds
actually received by the Landlord as a result of the casualty; provided that if
Landlord does not have sufficient proceeds to substantially complete the
restoration of the Leasehold improvements in the Premises and Landlord elects
not to fund any shortfall, Landlord shall so notify Tenant and Tenant, within
ten (10) days thereafter, shall have the right to terminate this Lease by the
giving of written notice to Landlord. When repairs to the Premises have been
completed by Landlord, Tenant shall complete the restoration or replacement of
all Tenant's Property necessary to permit Tenant's reoccupancy of the Premises,
and Tenant shall present Landlord with evidence satisfactory to Landlord of
Tenant's ability to pay such costs prior to Landlord's commencement of repair
and restoration of the Premises. Notwithstanding anything in this Article XIX to
the contrary, if all or any portion of the Premises shall be made untenantable
by a fire or other casualty, Landlord shall with reasonable promptness, cause an
architect or general contractor selected by Landlord to estimate the amount of
time required to substantially complete repair and restoration of the Premises
and make the Premises tenantable again, using standard working methods (the
"Completion Estimate"). If the Completion Estimate indicates that the Premises
cannot be made tenantable within nine (9) months from the date the repair and
restoration is started, either party shall have the right to terminate this
Lease by giving written notice to the other of such election within ten (10)
days after its receipt of the Completion Estimate. If the Completion Estimate
indicates that the Premises can be made tenantable within nine (9) months from
the date the repair and restoration is started and Landlord has not otherwise
exercised its right to terminate the Lease pursuant to the terms hereof, or if
the Completion Estimate indicates that the Premises cannot be made tenantable
within nine (9) months but neither party terminates this Lease pursuant to this
Article XIX, Landlord shall proceed with reasonable promptness to repair and
restore the Premises. Notwithstanding the foregoing, if Landlord does not
substantially complete the repair and restoration the Premises within two (2)
months after the expiration of the estimated period of time set forth in the
Completion Estimate, which period shall be extended to the extent of any
Reconstruction Delays, then Tenant may terminate this Lease by written notice to
Landlord within fifteen (15) days after the expiration of such period, as the
same may be extended. For purposes of this Lease, the term "Reconstruction
Delays" shall mean: (i) any delays caused by the insurance adjustment process,
(ii) any delays caused by Tenant, and (iii) any delays caused by events of Force
Majeure. Landlord shall not be liable for any inconvenience or annoyance to
Tenant or injury to the business of Tenant resulting in any way from such damage
or the repair thereof, except that, subject to the provisions of the next
sentence, Landlord shall allow Tenant a fair diminution of Rent on a pet diem
basis during the time and to the extent the Premises are untenantable. If the
Premises or any other portion of the Building is damaged by fire or other
casualty resulting from the fault or gross negligence of Tenant or any of
Tenant's agents, employees, or contractors, the Rent hereunder shall not be
diminished during any period during which the Premises, or any portion thereof,
is untenantable, and Tenant shall be liable to Landlord for the cost of the
repair and restoration of the Building caused thereby to the extent such cost
and expense is not covered by insurance proceeds. Landlord and Tenant hereby
waive the provisions of any law from time to time in effect during the Lease
Term relating to the effect upon leases of partial or total destruction of
leased property. Landlord and Tenant agree that their respective rights in the
event of any damage to or destruction of the Premises shall be those
specifically set forth herein.

   XX. DEMOLITION. INTENTIONALLY OMITTED.

                                       14
<PAGE>

   XXI. CONDEMNATION. If 1. the whole or any substantial part of the Premises or
2. any portion of the Building or Property which would leave the remainder of
the Building unsuitable for use as an office building comparable to its use on
the Commencement Date, shall be taken or condemned for any public or
quasi-public use under governmental law, ordinance or regulation, or by right of
eminent domain, or by private purchase in lieu thereof, then Landlord may, at
its option, terminate this Lease effective as of the date the physical taking of
said Premises or said portion of the Building or Property shall occur. In the
event this Lease is not terminated, the Rentable Area of the Building, the
Rentable Area of the Premises and Tenant's Pro Rata Share shall be appropriately
adjusted. In addition, Rent for any portion of the Premises so taken or
condemned shall be abated during the unexpired term of this Lease effective when
the physical taking of said portion of the Premises shall occur. All
compensation awarded for any such taking or condemnation, or sale proceeds in
lieu thereof, shall be the property of Landlord, and Tenant shall have no claim
thereto, the same being hereby expressly waived by Tenant, except for any
portions of such award or proceeds which are specifically allocated by the
condemning or purchasing party or the taking of or damage to trade fixtures of
Tenant, which Tenant specifically reserves to itself.

   XXII. EVENTS OF DEFAULT. The following events shall be deemed to be events of
default under this Lease:

      A. Tenant shall fail to pay when due any Base Rental, Additional Base
Rental or other Rent under this Lease (hereinafter sometimes referred to as a
"Monetary Default").

      B. Any failure by Tenant (other than a Monetary Default) to comply with
any term, provision or covenant of this Lease, which failure is not cured within
twenty (20) days after delivery to Tenant of notice of the occurrence of such
failure, (or such longer period of time as may be reasonably necessary to cure
(not to exceed 60 days), provided that Tenant commences to cure such default
within twenty (20) days after notice from Landlord and, from time to time upon
request of Landlord, furnishes Landlord with evidence that demonstrates, in
Landlord's reasonable judgment, that Tenant is diligently pursuing a course that
will remedy such failure) provided that if any such failure creates a hazardous
condition, such failure must be cured immediately.

      C. Tenant or any Guarantor shall become insolvent, or shall make a
transfer in fraud of creditors, or shall commit an act of bankruptcy or shall
make an assignment for the benefit of creditors, or Tenant or any Guarantor
shall admit in writing its inability to pay its debts as they become due.

      D. Tenant or any Guarantor shall file a petition under any section or
chapter of the United States Bankruptcy Code, as amended, pertaining to
bankruptcy, or under any similar law or statute of the United States or any
State thereof, or Tenant or any Guarantor shall be adjudged bankrupt or
insolvent in proceedings filed against Tenant or any Guarantor thereunder; or a
petition or answer proposing the adjudication of Tenant or any Guarantor as a
debtor or its reorganization under any present or future federal or state
bankruptcy or similar law shall be filed in any court and such petition or
answer shall not be discharged or denied within sixty (60) days after the filing
thereof.

      E. A receiver or trustee shall be appointed for all or substantially all
of the assets of Tenant or any Guarantor or of the Premises or of any of
Tenant's property located thereon in any proceeding brought by Tenant or any
Guarantor, or any such receiver or trustee shall be appointed in any proceeding
brought against Tenant or any Guarantor and shall not be discharged within sixty
(60) days after such appointment or Tenant or such Guarantor shall consent to or
acquiesce in such appointment.

      F. The leasehold estate hereunder shall be taken on execution or other
process of law or equity in any action against Tenant.

      G. INTENTIONALLY OMITTED.

      H. Tenant shall fail to take possession of and occupy the Premises within
thirty (30) days following the Commencement Date for the Permitted Use as set
forth in Paragraph IV hereof.

      I. The liquidation, termination, dissolution, forfeiture of right to do
business or death of Tenant or any Guarantor.

      J. INTENTIONALLY OMITTED.

                                       15
<PAGE>

   XXIII. REMEDIES.

      A. Upon the occurrence of any event or events of default under this Lease,
whether enumerated in Article XXII or not, Landlord shall have the option to
pursue any one or more of the following remedies without any notice (except as
expressly prescribed herein) or demand whatsoever (and without limiting the
generality of the foregoing, Tenant hereby specifically waives notice and demand
for payment of Rent or other obligations and waives any and all other notices or
demand requirements imposed by applicable law):

      1. Terminate this Lease and Tenant's right to possession of the Premises
      by giving written notice to Tenant, and recover from Tenant an award of
      damages equal to the sum of the following:

            (a) The Worth at the Time of Award of the unpaid Rent which had been
            earned at the time of termination;

            (b) The Worth at the Time of Award of the amount by which the unpaid
            Rent which would have been earned after termination until the time
            of award exceeds the amount of such Rent loss that Tenant
            affirmatively proves could have been reasonably avoided;

            (c) The Worth at the Time of Award of the amount by which the unpaid
            Rent for the balance of the Term after the time of award exceeds the
            amount of such Rent loss that Tenant affirmatively proves could be
            reasonably avoided;

            (d) Any other amount necessary to compensate Landlord for all the
            detriment either proximately caused by Tenant's failure to perform
            Tenant's obligations under this Lease or which in the ordinary
            course of things would be likely to result therefrom; and

            (e) All such other amounts in addition to or in lieu of the
            foregoing as may be permitted from time to time under applicable
            law.

            The "Worth at the Time of Award" of the amounts referred to in parts
      (a) and (b) above, shall be computed by allowing interest at the rate
      specified in Article V.B., and the "Worth at the Time of Award" of the
      amount referred to part (c), above, 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%);

      2. Employ the remedy described in California Civil Code Section 1951.4
      (Landlord may continue this Lease in effect after Tenant's breach and
      abandonment and recover Rent as it becomes due, if Tenant has right to
      sublet or assign, subject only to reasonable limitations); or

      3. Notwithstanding Landlord's exercise of the remedy described in
      California Civil Code Section 1951.4 in respect of an event or events of
      default, at such time thereafter as Landlord may elect in writing, to
      terminate this Lease and Tenant's right to possession of the Premises and
      recover an award of damages as provided above in part 1.

      B. The subsequent acceptance of Rent hereunder by Landlord shall not be
deemed to be a waiver of any preceding breach by Tenant of any term, covenant or
condition of this Lease, other than the failure of Tenant to pay the particular
Rent so accepted, regardless of) Landlord's knowledge of such preceding breach
at the time of acceptance of such Rent. No waiver by Landlord of any breach
hereof shall be effective unless such waiver is in writing and signed by
Landlord.

      C. TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF
THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (C) AND 1179 OF THE CODE OF
CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER LAWS AND RULES OF LAW FROM
TIME TO TIME IN EFFECT DURING THE TERM PROVIDING THAT TENANT SHALL HAVE ANY
RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY
REASON OF TENANTS BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT
PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR
RELATING TO THIS LEASE.

      D. No right or remedy herein conferred upon or reserved to Landlord is
intended to be exclusive of any other right or remedy, and each and every right
and remedy shall be cumulative and in addition to any other right or remedy
given hereunder or now or hereafter existing by agreement, applicable law or in
equity. In addition to other remedies provided in this Lease,

                                       16
<PAGE>

Landlord shall be entitled, to the extent permitted by applicable law, to
injunctive relief, or to a decree compelling performance of any of the
covenants, agreements, conditions or provisions of this Lease, or to any other
remedy allowed to Landlord at law or in equity. Forbearance by Landlord to
enforce one or more of the remedies herein provided upon an event of default
shall not be deemed or construed to constitute 8 waiver of such default.

      E. This Article XXIII shall be enforceable to the maximum extent such
enforcement is not prohibited by applicable law, and the unenforceability of any
portion thereof shall not thereby render unenforceable any other portion.

   XXIV. LIMITATION OF LIABILITY. NOTWITHSTANDING ANYTHING TO THE CONTRARY
CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR
LANDLORD HEREUNDER) TO TENANT SHALL BE LIMITED TO THE INTEREST OF LANDLORD IN
THE BUILDING, AND TENANT AGREES TO LOOK SOLELY TO LANDLORD'S INTEREST IN THE
BUILDING FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST THE LANDLORD, IT
BEING INTENDED THAT LANDLORD SHALL NOT BE PERSONALLY LIABLE FOR ANY JUDGMENT OR
DEFICIENCY. TENANT HEREBY COVENANTS THAT, PRIOR TO THE FILING OF ANY SUIT FOR
AN ALLEGED DEFAULT BY LANDLORD HEREUNDER, IT SHALL GIVE LANDLORD AND ALL
MORTGAGEES WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES OR DEED OF TRUST LIENS
ON THE PROPERTY, BUILDING OR PREMISES NOTICE AND REASONABLE TIME TO CURE SUCH
ALLEGED DEFAULT BY LANDLORD. IN ADDITION, TENANT ACKNOWLEDGES THAT EQUITY OFFICE
HOLDINGS, LLC AND EQUITY OFFICE PROPERTIES, LLC ARE ACTING SOLELY IN THEIR
CAPACITIES AS AGENT FOR LANDLORD AND SHALL NOT BE LIABLE FOR ANY OBLIGATIONS,
LIABILITIES, LOSSES OR DAMAGES ARISING OUT OF OR IN CONNECTION WITH THIS LEASE,
ALL OF WHICH ARE EXPRESSLY WAIVED BY TENANT.

   XXV. NO WAIVER. Failure of Landlord to declare any default immediately upon
its occurrence, or delay in taking any action in connection with an event of
default shall not constitute a waiver of such default, nor shall it constitute
an estoppel against Landlord, but Landlord shall have the right to declare the
default at any time and take such action as is lawful or authorized under this
Lease. Failure by Landlord to enforce its rights with respect to any one default
shall not constitute a waiver of its rights with respect to any subsequent
default. Receipt by Landlord of Tenant's keys to the Premises shall not
constitute an acceptance or surrender of the Premises.

   XXVI. EVENT OF BANKRUPTCY. In addition to, and in no way limiting the other
remedies set forth herein, Landlord and Tenant agree that if Tenant ever becomes
the subject of a voluntary or involuntary bankruptcy, reorganization,
composition, or other similar type proceeding under the federal bankruptcy laws,
as now enacted or hereinafter amended, then:

      A. "Adequate protection" of Landlord's interest in the Premises pursuant
to the provisions of Section 361 and 363 (or their successor sections) of the
Bankruptcy Code, 11 U.S.C. Section 101 et seq., (such Bankruptcy Code as amended
from time to time being herein referred to as the "Bankruptcy Code"), prior to
assumption and/or assignment of the Lease by Tenant shall include, but not be
limited to all (or any part) of the following:

         1. the continued payment by Tenant of the Base Rental and all other
   Rent due and owing hereunder and the performance of all other covenants and
   obligations hereunder by Tenant;

         2. the hiring of security guards to protect the Premises if Tenant
   abandons and/or ceases operations; such obligation of Tenant only to be
   effective so long as Tenant remains in possession and control of the Premises
   to the exclusion of Landlord;

         3. the furnishing of an additional/new security deposit by Tenant in
   the amount of three (3) times the then-current monthly Base Rental.

      B. "Adequate assurance of future performance" by Tenant and/or any
assignee of Tenant pursuant to Bankruptcy Code Section 365 will include (but not
be limited to) payment of an additional/new Security Deposit in the amount of
three (3) times the then-current Base Rental payable hereunder.

      C. Any person or entity to which this Lease is assigned pursuant to the
provisions of the Bankruptcy Code, shall be deemed without further act or deed
to have assumed all of the obligations of Tenant arising under this Lease on and
after the effective date of such assignment. Any such assignee shall, upon
demand by Landlord, execute and deliver to Landlord an instrument confirming
such assumption of liability.

                                       17
<PAGE>
      D. Notwithstanding anything in this Lease to the contrary, all amounts
payable by Tenant to or on behalf of the Landlord under this Lease, whether or
not expressly denominated as "Rent", shall constitute "rent" for the purposes of
Section 502(b) (6) of the Bankruptcy Code.

      E. If this Lease is assigned to any person or entity pursuant to the
provisions of the Bankruptcy Code, any and all monies or other considerations
payable or otherwise to be delivered to Landlord (including Base Rentals and
other Rent hereunder), shall be and remain the exclusive property of Landlord
and shall not constitute property of Tenant or of the bankruptcy estate of
Tenant. Any and all monies or other considerations constituting Landlord's
property under the preceding sentence not paid or delivered to Landlord shall be
held in trust by Tenant or Tenant's bankruptcy estate for the benefit of
Landlord and shall be promptly paid to or turned over to Landlord.

      F. If Tenant assumes this Lease and proposes to assign the same pursuant
to the provisions of the Bankruptcy Code to any person or entity who shall have
made a bona fide offer to accept an assignment of this Lease on terms acceptable
to the Tenant, then notice of such proposed offer/assignment, setting forth 1.
the name and address of such person or entity, 2: all of the terms and
conditions of such offer, and 3. the adequate assurance to be provided Landlord
to assure such person's or entity's future performance under the Lease, shall be
given to Landlord by Tenant no later than twenty (20) days after receipt by
Tenant, but in any event no later than ten (10) days prior to the date that
Tenant shall make application to a court of competent jurisdiction for authority
and approval to enter into such assumption and assignment, 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 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 persons or
entity, less any brokerage commission which may be payable out of the
consideration to be paid by such person for the assignment of this Lease.

      G. To the extent permitted by law, Landlord and Tenant agree that this
Lease is a contract under which applicable law excuses Landlord from accepting
performance from (or rendering performance to) any person or entity other than
Tenant within the meaning of Sections 365(c) and 365(e) (2) of the Bankruptcy
Code.

   XXVII. QUIET ENJOYMENT. Tenant shall, and may peacefully have, hold, and
enjoy the Premises, subject to the other terms of this Lease (including, without
limitation, Article XXX hereof), provided that Tenant pays the Rent herein
recited to be paid by Tenant and performs all of Tenant's covenants and
agreements herein contained. This covenant and any and all other covenants of
Landlord shall be binding upon Landlord and its successors only during its or
their respective periods of ownership of the Landlord's interest hereunder.

   XXVIII. RELOCATION. Landlord, at its expense, shall be entitled to cause
Tenant to relocate from the Premises to comparably improved space (including
similarly configured computer, training and demonstration rooms) containing at
least the same Rentable Area as the Premises (the "Relocation Space") within the
Building one (1) time during the initial Lease Term and, if Tenant exercises its
Option to Extend, one (1) time during the Renewal Term, upon ninety (90) days
prior written notice to Tenant, provided that the Relocation Space shall be
located on or above the fourth (4th) floor of the Building. Notwithstanding the
foregoing, if Landlord provides Tenant with a notice of relocation during the
last fifteen (15) months of the Lease Term or of the Renewal Term, Tenant shall
have the right to terminate this Lease by giving notice to Landlord within ten
(10) days after the date of Landlord's notice of relocation to Tenant. Such
termination shall be effective ninety (90) days after the date of Landlord's
notice of relocation, provided that Landlord, within ten (10) days after receipt
of Tenant's notice of termination, shall have the right to withdraw its notice
of relocation. In such event, this Lease shall continue in full force and effect
as if Landlord had never provided Tenant with notice of relocation. Landlord
agrees to reimburse Tenant for all reasonable costs actually incurred in
connection with the Relocation, including, but not limited to, the cost of
reprinting existing stationery and business cards, moving telephone and data
cabling, graphics and similar Items of expense. Such a relocation shall not
affect this Lease except that from and after the date of such relocation,
"Premises" shall refer to the Relocation Space into which Tenant has been moved,
rather than the original Premises as herein defined, and the Base Rental shall
be adjusted so that immediately following such relocation the Base Rental for
the Relocation Space per annum on a per square foot of Rentable Area basis shall
be the same as the Base Rental per annum immediately prior to such relocation
for the original Premises on a per square foot of Rentable Area basis, provided
that the Base Rental and Additional Base Rental for the Relocation Space shall
in no event exceed the Base Rental and Additional Base Rental for the original
Premises. Notwithstanding the foregoing, Landlord shall not be entitled to
relocate Tenant in the event the Rentable Area of the Premises becomes 15,000 or
more square feet.

                                       18
<PAGE>

   XXIX. HOLDING OVER. In the event of holding over by Tenant after expiration
or other termination of this Lease or in the event Tenant continues to occupy
the Premises after the termination of Tenant's right of possession pursuant to
Articles XXII and XXIII hereof, occupancy of the Premises subsequent to such
termination or expiration shall be that of a tenancy at sufferance and in no
event for month-to-month or year-to-year, but Tenant shall, throughout the
entire holdover period, pay rent (on a per month basis without reduction for any
partial months during any such holdover) equal to 150% the sum of the Base
Rental and Additional Base Rental due for the period immediately preceding such
holding over, provided if the holding over continues for more than thirty (30)
days, effective as of the thirty-first day, holdover rent shall increase to 200%
of the sum of the Base Rental and Additional Base Rental due for the period
immediately preceding such holding over, provided that in no event shall Base
Rental and Additional Base Rental during the holdover period be less than the
fair market rental for the Premises. No holding over by Tenant or payments of
money by Tenant to Landlord after the expiration of the term of this Lease shall
be construed to extend the Lease Term or prevent Landlord from recovery of
immediate possession of the Premises by summary proceedings or otherwise. Tenant
shall be liable to Landlord for all damage, including any consequential damage,
which Landlord may suffer by reason of any holding over by Tenant, and Tenant
shall indemnify Landlord against any and all claims made by any other tenant or
prospective tenant against Landlord for delay by Landlord in delivering
possession of the Premises to such other tenant or prospective tenant.
Notwithstanding the foregoing, Tenant shall not be liable for consequential
damages unless the holdover continues for thirty (30) or more days after the
termination of this Lease or Tenant's right to possession.

   XXX. SUBORDINATION TO MORTGAGES. Tenant accepts this Lease subject and
subordinate to any mortgage, deed of trust, ground lease or other lien presently
existing or hereafter arising upon the Premises, or upon the Building and/or the
Property and to any renewals, modifications, refinancing and extensions thereof
(any such mortgage, deed of trust, lease or other lien being hereinafter
referred to as a "Mortgage", and the person or entity having the benefit of same
being referred to hereinafter as a "Mortgagee"), but Tenant agrees that any such
Mortgagee shall have the right at any time to subordinate such Mortgage to this
Lease on such terms and subject to such conditions as such Mortgagee may deem
appropriate in its discretion. This clause shall be self-operative and no
further instrument of subordination shall be required. However, Landlord is
hereby irrevocably vested with full power and authority to subordinate this
Lease to any Mortgage, and Tenant agrees upon demand to execute such further
instruments subordinating this Lease, acknowledging the subordination of this
Lease or attorning to the holder of any such Mortgage as Landlord may request.
Landlord will use reasonable efforts to obtain a non-disturbance, subordination
and attornment agreement from Landlord's then current mortgagee on such
mortgagee's then current standard form of agreement, a copy of which is attached
hereto as Exhibit H. Upon request of Landlord, Tenant will execute the mortgages
form of non-disturbance, subordination and attornment agreement and return the
same to Landlord for execution by the mortgagee. Landlord's failure to obtain a
non-disturbance, subordination and attornment agreement for Tenant shall have no
effect on the rights, obligations and liabilities of Landlord and Tenant or be
considered to be a default by Landlord hereunder. The terms of this Lease are
subject to approval by the Landlord's existing lander(s) and any lender(s) who,
at the time of the execution of this Lease, have committed or are considering
committing to Landlord to make a loan secured by all or any portion of the
Property, and such approval is a condition precedent to Landlord's obligations
hereunder. In the event that Tenant should fail to execute any subordination or
other agreement required by this Article within fifteen (15) days of Landlord's
request, Tenant hereby irrevocably constitutes Landlord as its attorney-in-tact
to execute such instrument in Tenant's name, place and stead, it being agreed
that such power is one coupled with an interest in Landlord and is accordingly
irrevocable. It any person shall succeed to all or part of Landlord's interests
in the Premises whether by purchase, foreclosure, deed in lieu of foreclosure,
power of sale, termination of lease or otherwise, and if and as so requested or
required by such successor-in-interest, Tenant shall, without charge, attorn to
such successor-in-interest. Tenant agrees that it will from time to time upon
request by Landlord and, within fifteen (15) days of the date of such request,
execute and deliver to such persons as Landlord shall request an estoppel
certificate or other similar statement in recordable form certifying that this
Lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as so modified),
stating the dates to which Rent and other charges payable under this Lease have
been paid, stating that Landlord is not in default hereunder (or if Tenant
alleges a default stating the nature of such alleged default) and further
stating such other matters as Landlord shall reasonably require.

   XXXI. ATTORNEY'S FEES. In the event that Landlord should retain counsel
and/or institute any suit against Tenant for violation of or to enforce any of
the covenants or conditions of this Lease, or should Tenant institute any suit
against Landlord for violation of any of the covenants or conditions of this
Lease, or should either party intervene in any suit in which the other is a
party to enforce or protect its interest or rights hereunder, the prevailing
party in any such suit

                                       19
<PAGE>

shall be entitled to all of its costs, expenses and reasonable fees of its
attorney(s) (if and to the extent permitted by law) in connection therewith.

   XXXII. NOTICE. Whenever any demand, request, approval, consent or notice
("Notice") shall or may be given to either of the parties by the other, each
such Notice shall be in writing and shall be sent by registered or certified
mail with return receipt requested, or sent by overnight courier service (such
as Federal Express) at the respective addresses of the parties for notices as
set forth in Section I.A.6. of this Lease, provided that if Tenant has vacated
the Premises or is in default of this Lease Landlord may serve Notice by any
manner permitted by Law. Any Notice under this Lease delivered by registered or
certified mail shall be deemed to have been given and effective on the earlier
of (a) the third day following the day on which the same shall have been mailed
with sufficient postage prepaid or (b) the delivery date indicated on the return
receipt Notice sent by overnight courier service shall be deemed given and
effective upon the day after such notice is delivered to or picked up by the
overnight courier service. Either party may, at any time, change its Notice
Address by giving the other party Notice stating the change and setting forth
the new address.

   XXXIII. LANDLORD'S LIEN. INTENTIONALLY OMITTED: The deletion of this Article
XXXIII shall not be construed as a waiver of Landlord's lien rights as provided
by law.

   XXXIV. EXCEPTED RIGHTS. This Lease does not grant any rights to light or air
over or about the Building. Landlord specifically excepts and reserves to itself
the use of any roofs, the exterior portions of the Premises, all rights to and
the land and improvements below the improved floor level of the Premises, the
improvements and air rights above the Premises and the improvements and air
rights located outside the demising walls of the Premises, and such areas within
the Premises as are required for installation of utility lines end other
installations required to serve any occupants of the Building and the right to
maintain and repair the same, and no rights with respect thereto are conferred
upon Tenant unless otherwise specifically provided herein. Landlord further
reserves to itself the right from time to time: A. to change the Building's name
or street address; B. to install, fix and maintain signs on the exterior and
interior of the Building; C. to designate and approve window coverings; D. to
make any decorations, alterations, additions, improvements to the Building, or
any part thereof (including the Premises) which Landlord shall desire, or deem
necessary for the safety, protection, preservation or improvement of the
Building, or as Landlord may be required to do by law, subject to the terms of
Article XII hereof; E. to have access to the Premises to perform its duties and
obligations and to exercise its rights under this Lease; F. to retain at all
times and to use pass-keys to all locks within and into the Premises; G. to
approve the weight, size, or location of heavy equipment, articles in and about
the Premises; H. to close or restrict access to the Building at all times other
than Normal Business Hours subject to Tenant's right to admittance at all times
under such regulations as Landlord may prescribe from time to time, or to close
(temporarily or permanently) any of the entrances to the Building, provided that
Landlord, subject to a temporary closure pursuant to Article XIX hereof shall
always provide Tenant with suitable ingress and egress to and from the Premises;
I. to change the arrangement and/or location of entrances of passageways, doors
and doorways, corridors, elevators, stairs, toilets and public parts of the
Building; and J. to grant to anyone the exclusive right to conduct any business
or undertaking in the Building, provided that in the granting of such exclusive
rights shall not (i) restrict or interfere with Tenant's ability to conduct its
business in the Premises, or (2) require Tenant to do business with any other
Building Tenant. Landlord, in accordance with Article XII hereof, shall have the
right to enter the Premises in connection with the exercise of any of the rights
set forth herein and such entry into the Premises and the performance of any
work therein shall not constitute a constructive eviction or entitle Tenant to
any abatement or reduction of Rent by reason thereof.

   XXXV. SURRENDER OF PREMISES. At the expiration or earlier termination of this
Lease or Tenant's right of possession hereunder, Tenant shall quit and surrender
the Premises to Landlord, broom clean, and in good order, condition and repair,
ordinary wear and tear and casualty damage excepted. If Tenant fails to remove
any of Tenant's Property within three (3) days after the termination of this
Lease or Tenant's right to possession hereunder, such Tenant's Property, or any
portion thereof designated by Landlord, shall at Landlord's option, and without
notice to Tenant, (a) be conclusively presumed to have been abandoned by Tenant
and title to such items shall pass to Landlord, and/or (b) be removed and/or
stored by Landlord at the risk, cost and expense of Tenant and Landlord shall in
no event be responsible for the value, preservation or safekeeping thereof.
Tenant shall pay Landlord, upon demand, any and all expenses caused by such
removal and all storage charges against such property so long as the same shall
be in the possession of Landlord or under the control of Landlord.

                                       20
<PAGE>

   XXXVI. MISCELLANEOUS.

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

      B. Tenant agrees not to record this Lease or any memorandum hereof without
Landlord's prior written consent.

      C. This Lease and the rights and obligations of the parties hereto shall
be interpreted, construed, and enforced in accordance with the laws of the state
in which the Building is located.

      D. Events of "Force Majeure" shall include strikes, riots, acts of God,
shortages of labor or materials and war. Whenever a period of time is herein
prescribed for the taking of any action by Landlord or Tenant, as the case may
be, other than the payment of Rent or any other sums due hereunder, such party
shall not be liable or responsible for, and there shall be excluded from the
computation of such period of time, any delays due to events of Force Majeure.

      E. Landlord shall have the right to transfer and assign, in whole or in
part, all of its rights and obligations hereunder and in the Building and
Property referred to herein, and in such event and upon such transfer Landlord
shall be released from any further obligations hereunder, and Tenant agrees to
look solely to such successor in interest of Landlord for the performance of
such obligations.

      F. Tenant hereby represents to Landlord that it has dealt directly with
and only with the Broker as a broker in connection with this Lease. Tenant
agrees to indemnify and hold Landlord and the Landlord Related Parties harmless
from all claims of any brokers claiming to have represented Tenant in connection
with this Lease. Landlord agrees to indemnify and hold Tenant harmless from all
claims of any brokers, including Koll Marketing Group, claiming to have
represented Landlord in connection with this Lease.

      G. If there is more than one Tenant, or if the Tenant is comprised of more
than one person or entity, the obligations hereunder imposed upon Tenant shall
be joint-and several obligations of all such parties. All notices, payments, and
agreements given or made by, with or to any one of such persons or entities
shall be deemed to have been given or made by, with or to all of them.

      H. In the event Tenant is a corporation (including any form of
professional association), partnership (general or limited), or other form of
organization other than an individual, then each individual executing or
attesting this Lease on behalf of Tenant hereby covenants, warrants and
represents: 1. that such individual is duly authorized to execute or attest and
deliver this Lease on behalf of Tenant in accordance with the organizational
documents of Tenant; 2. that this Lease is binding upon Tenant; 3. that Tenant
is duly organized and legally existing in the state of its organization, and is
qualified to do business in the state in which the Premises is located; 4. that
upon request, Tenant will provide Landlord with true and correct copies of all
organizational documents of Tenant, and any amendments thereto; and 5. that the
execution and delivery of this Lease by Tenant will not result in any breach of,
or constitute a default under any mortgage, deed of trust, lease, loan, credit
agreement, partnership agreement or other contract or instrument to which Tenant
is a party or by which Tenant may be bound. If Tenant is a corporation, Tenant
will, upon ten (10) days prior written request, deliver to Landlord a copy of a
resolution of Tenant's board of directors authorizing or ratifying the execution
and delivery of this Lease, which resolution will be duly certified to
Landlord's satisfaction by the secretary or assistant secretary of Tenant.

      I. Tenant acknowledges that the financial capability of Tenant to perform
its obligations hereunder is material to Landlord and that Landlord would not
enter into this Lease but for its belief, based on its review of Tenant's
financial statements, that Tenant is capable of performing such financial
obligations. Tenant hereby represents, warrants and certifies to Landlord that
its financial statements previously furnished to Landlord were at the time given
true and correct in all material respects and that there have been no material
subsequent changes thereto as of the date of this Lease. At any time during the
Lease Term, Tenant shall provide Landlord, upon ten (10) days' prior written
notice from Landlord, with a current annual report and annual report of the two
(2) years prior to the current financial statement year. Such statement 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.

                                       21
<PAGE>

      J. Except as expressly otherwise herein provided, with respect to all
required acts of Landlord and Tenant, time is of the essence of this Lease. This
Lease shall create the relationship of Landlord and Tenant between the parties
hereto, and no estate shall pass out of Landlord. Tenant has only a usufruct,
not subject to purchase or sale, which may not be assigned by Tenant except as
expressly provided in this Lease.

       K. This Lease and the covenants and conditions herein contained shall
inure to the benefit of and be binding upon Landlord and Tenant and their
respective permitted successors and assigns.

      L. Notwithstanding anything to the contrary contained in this Lease, the
expiration of the Lease Term, whether by lapse of time or otherwise, shall not
relieve Tenant from Tenant's obligations accruing prior to the expiration of the
Lease Term.

      M. The headings and titles to the paragraphs of this Lease are for
convenience only and shall have no effect upon the construction or
interpretation of any part hereof.

      N. Landlord has delivered a copy of this Lease to Tenant for Tenant's
review only, and the delivery hereof does not constitute an offer to Tenant or
option. This Lease shall not be effective until an original of this Lease
executed by both Landlord and Tenant and an original Guaranty, if any, executed
by each Guarantor is delivered to end accepted by Landlord, and this Lease has
been approved by Landlord's Mortgages, if required.

   XXXVII. ENTIRE AGREEMENT. This Lease Agreement, including the following
Exhibits:

  Exhibit A    -   Outline and Location of Premises

  Exhibit A-2  -   Outline and Location of Property

  Exhibit B-1  -   Schedule of Base Rental

  Exhibit B-2  -   Payment of Basic Costs

  Exhibit C    -   Work Letter Agreement (if required)

  Exhibit D    -   Rules and Regulations

  Exhibit E    -   Additional Terms

  Exhibit F    -   Parking Agreement

  Exhibit G    -   Cleaning Specifications

  Exhibit H    -   Subordination Non-Disturbance and Attornment Agreement

  Exhibit I    -   Secondary Sign Location

constitutes the entire agreement between the parties hereto with respect to the
subject matter of this Lease. TENANT EXPRESSLY ACKNOWLEDGES AND AGREES THAT
LANDLORD HAS NOT MADE AND IS NOT MAKING, AND TENANT, IN EXECUTING AND DELIVERING
THIS LEASE, IS NOT RELYING UPON, ANY WARRANTIES, REPRESENTATIONS, PROMISES OR
STATEMENTS, EXCEPT TO THE EXTENT THAT THE SAME ARE EXPRESSLY SET FORTH IN THIS
LEASE. ALL UNDERSTANDINGS AND AGREEMENTS HERETOFORE MADE BETWEEN THE PARTIES ARE
MERGED IN THIS LEASE WHICH ALONE FULLY AND COMPLETELY EXPRESSES THE AGREEMENT OF
THE PARTIES, NEITHER PARTY RELYING UPON ANY STATEMENT OR REPRESENTATION NOT
EMBODIED IN THIS LEASE. THIS LEASE MAY BE MODIFIED ONLY BY A WRITTEN AGREEMENT
SIGNED BY LANDLORD AND TENANT. LANDLORD AND TENANT EXPRESSLY AGREE THAT THERE
ARE AND SHALL BE NO IMPLIED WARRANTIES OF MERCHANTABILITY, HABITABILITY,
SUITABILITY, FITNESS FOR A

                                       22
<PAGE>

PARTICULAR PURPOSE OR OF ANY OTHER KIND ARISING OUT OF THIS LEASE ALL OF WHICH
ARE HEREBY WAIVED BY TENANT, AND THAT THERE ARE NO WARRANTIES WHICH EXTEND
BEYOND THOSE EXPRESSLY SET FORTH IN THIS LEASE.

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                      LANDLORD: ZML-2010 IRVINE LIMITED
                                     PARTNERSHIP, a Delaware limited partnership

/s/ Angel Rivera                     BY: EQUITY OFFICE HOLDINGS, LLC, as agent
-----------------------------
Name (print): ANGEL RIVERA
                                         By: /s/ Richard J. Berk
_____________________________                ------------------------
Management
                                         Name: Richard J. Berk

Name (print):________________            Title: Vice-president, Asset

WITNESS/ATTEST:                      TENANT: PEOPLESOFT, INC., a Delaware
                                     corporation
/s/ [ILLEGIBLE]
-----------------------------        By: /s/ Ronald E.F. Codd
                                         ---------------------------------
Name (print): [ILLEGIBLE]

/s/ [ILLEGIBLE]                      Name: Ronald E.F. Codd
-----------------------------

Name (print): [ILLEGIBLE]            Title: Chief Financial Officer

                                       23
<PAGE>

                                    EXHIBIT A

                                    PREMISES

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware Corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

                             Suite Nos.: 450 and 460
                  Rentable Area of the Premises: 10,880 sq. ft.
                   Target Commencement Date: December 1, 1995

                        [RENTABLE AREA OF THE PREMISES]

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                       LANDLORD: ZML-2010 IRVINE LIMITED
                                      PARTNERSHIP, a Delaware limited
                                      partnership

/s/ Angel Rivera                      BY: EQUITY OFFICE HOLDINGS, LLC, as agent
-----------------------------
Name (print): ANGEL RIVERA
                                      By: /s/ Richard J. Berk
__________________________                ------------------------

Name (print):_____________            Name: Richard J. Berk

WITNESS/ATTEST:                       Title: Vice-president, Asset Management

/s/ [ILLEGIBLE]                       TENANT: PEOPLESOFT, INC., a Delaware
--------------------------            corporation

Name (print): [ILLEGIBLE]             By: /s/ Ronald E.F. Codd
                                          ---------------------------------
/s/ [ILLEGIBLE]
--------------------------            Name: Ronald E.F. Codd

Name (print): [ILLEGIBLE]             Title: Chief Financial Officer

                                       24
<PAGE>

                                   EXHIBIT A-2

                        OUTLINE AND LOCATION OF PROPERTY

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

                       [OUTLINE AND LOCATION OF PROPERTY]

                                       25
<PAGE>

                                   EXHIBIT B-1

                            SCHEDULE OF BASE RENTAL

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

      A. Tenant shall pay Landlord the sum of Nine Hundred Forty-Six Thousand
Five Hundred Sixty and no/100 Dollars ($946,560.00) as Base Rental for the Lease
Term in monthly installments as follows (except to the extent such schedule is
adjusted as provided below):

        1.  Twenty-four (24) equal monthly installments of $15,232.00 each
            payable on or before the first day of each month during the period
            beginning December 1, 1995, and ending November 30, 1997.

        2.  Twelve (12) equal monthly installments of $15,776.00 each payable on
            or before the first day of each month during the period beginning
            December 1, 1997, and ending November 30, 1998.

        3.  Twenty-four (24) equal monthly installments of $16,320.00 each
            payable on or before the first day of each month during the period
            beginning December 1, 1998, and ending November 30, 2000.

      B. Landlord and Tenant acknowledge that the foregoing schedule is based on
the assumption that the Lease Term will commence on the Target Commencement
Date. If the Lease Term does not commence on the Target Commencement Date, the
beginning and ending dates set forth above with respect to the payment of any
installment(s) of Base Rental shall be appropriately adjusted on a per diem
basis and set forth in the Commencement Letter to be prepared by Landlord. In
the event that the Base Rental rate adjusts (up or down) on any day other than
the first day of the month, Base Rental for the month on which such adjustment
occurs shall be determined based on the number of days in such month for which
each particular Base Rental rate is applicable.

      For example, by way of illustration only, assume that tenant is required
to pay base rental pursuant to the following schedule based on a lease term of
two years and a target commencement date of January 1, 1992:

         1. 12 equal installments of $100.00 each payable on or before the first
            day of each month during the period beginning January 1, 1992 and
            ending December 31, 1992; and

         2. 12 equal monthly installments of $200.00 each payable on or before
            the first day of each month during the period beginning January 1,
            1993 and ending December 31, 1993.

      If the actual commencement date is determined to be January 15, 1992, the
base rental schedule shall be adjusted as follows:

         1. 1 partial monthly installment of $54.91 ($3.23 (per day) X 17 (# of
            days)) payable on or before January 15, 1992 with respect to the
            period beginning January 15, 1992 and ending January 31, 1992; and

         2. 11 equal monthly installments of $100.00 each payable on or before
            the first day of each month during the period beginning February
            1, 1992 and ending December 31, 1992; and

         3. 1 monthly installment of $154.87 ([$3.23 X 14] + [$6.45 X 17])
            payable on or before January 1, 1993 with respect to the period
            beginning January 1, 1993 and ending January 31, 1993; and

                                       26
<PAGE>

         4. 11 equal monthly installments of $200.00 each payable on or before
            the first day of each month during the period beginning February 1,
            1993 and ending December 31, 1993; and

         5. 1 partial monthly installment of $90.30 ($6.45 X 14) payable on or
            before January 1, 1994 with respect to the period beginning January
            1, 1994 and ending January 14, 1994, provided if Landlord elected to
            extend the Lease Term for an additional 17 days so that the
            Termination Date fell on January 31, 1994, Tenant shall pay Landlord
            a monthly installment of $200.00 for the period beginning January
            1, 1994 and ending January 31, 1994.

      C. All such Base Rental shall be payable by Tenant in accordance with the
terms of Article V of the Lease.

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                       LANDLORD: ZML-2010 IRVINE LIMITED
                                      PARTNERSHIP, a Delaware limited
                                      partnership

/s/ Angel Rivera                      BY: EQUITY OFFICE HOLDINGS LLC, as agent
-----------------------------
Name (print): ANGEL RIVERA
                                      By: /s/ Richard J. Berk
_____________________________             ----------------------------------

                                      Name: Richard J. Berk

Name (print):________________         Title: Vice-President, Asset Management

WITNESS/ATTEST:                       TENANT: PEOPLESOFT, INC., a Delaware
                                      corporation
/s/ [ILLEGIBLE]
--------------------------            By: /s/ Ronald E.F. Codd
                                              -----------------------------
Name (print): [ILLEGIBLE]
                                      Name: Ronald E.F. Codd
/s/ [ILLEGIBLE]
--------------------------            Title: Chief Financial Officer

Name (print): [ILLEGIBLE]

                                       27
<PAGE>

                                   EXHIBIT B-2

                             PAYMENT OF BASIC COSTS

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

      BASIC COST ADJUSTMENT. During each calendar year, or portion thereof,
falling within the Lease Term, Tenant shall pay to Landlord as Additional Base
Rental hereunder Tenant's Pro Rata Share of the amount, if any, by which Basic
Costs (as defined below) for the applicable calendar year exceed the Basic Costs
for the Base Year (the "Excess"). For purposes hereof, the "Base Year" shall
mean the calendar year 1996. Commencing January 1, 1997 and continuing
thereafter, prior to January 1 of each calendar year during the Lease Term, or
as soon thereafter as practical, Landlord shall make a good faith estimate of
the Excess for the applicable calendar year. On or before the first day of each
month during such calendar year, Tenant shall pay Landlord, as Additional Base
Rental, a monthly installment equal to one-twelfth of Tenant's Pro Rata Share of
Landlord's estimate of the Excess. Landlord shall have the right from time to
time during any such calendar year to revise the estimate of the Excess for such
year and provide Tenant with a revised statement therefor, and thereafter the
amount Tenant shall pay each month shall be based upon such revised estimate. If
Landlord does not provide Tenant with an estimate of the Excess by January 1 of
any calendar year, Tenant shall continue to pay a monthly installment based on
the previous year's estimate until such time as Landlord provides Tenant with an
estimate of the Excess for the current year. Upon receipt of such current year's
estimate, an adjustment shall be made for any month during the current year with
respect to which Tenant paid monthly installments of Additional Base Rental
based on the previous years estimate of the Excess. Tenant shall pay Landlord
for any underpayment upon demand. Any overpayment shall, at Landlord's option,
be refunded to Tenant or credited against the installment of Additional Base
Rental due for the month immediately following the furnishing of such estimate.
Any amounts paid by Tenant based on any estimate shall be subject to adjustment
pursuant to Paragraph A below, when actual Basic Costs are determined for such
calendar year.

      A. Basic Costs Reconciliation. As soon as is practical following the end
of each calendar year during the Lease Term, Landlord shall furnish to Tenant a
statement of Landlord's actual Basic Costs and the actual Excess for the
previous calendar year. Landlord shall use reasonable efforts to furnish such
statement on or before May 1 of each year. If for any calendar year the
Additional Base Rental collected for the prior year, as a result of Landlord's
estimate of Basic Costs, is in excess of Tenant's actual Pro Rata Share of the
Excess for such prior year, then Landlord shall refund to Tenant any overpayment
(or at Landlord's option, apply such amount against Additional Base Rental due
or to become due hereunder). In the event there are less than two (2) months
remaining in the Lease Term, and provided Tenant is not in default, Landlord
shall refund any overpayment to Tenant within thirty (30) days of issuance of
Landlord's statement. Likewise, Tenant shall pay to Landlord, on demand, any
underpayment with respect to the prior year, whether or not the Lease has
terminated prior to receipt by Tenant of a statement for such underpayment, it
being understood that this clause shall survive the expiration of the Lease.

      B. Basic Costs Defined. Basic Costs shall mean the sum of (y) all direct
and indirect costs and expenses paid or incurred in each calendar year in
connection with operating, maintaining, repairing, managing and owning the
Premises, the Building, and the Property (inclusive of the Exterior Common Areas
hereinafter defined), and (z) the Building's allocable percentage of the direct
and indirect costs of operating and maintaining the Project imposed upon the
Building, all costs, fees or other amounts payable by Landlord as Landlord's pro
rata share of expenses to any association established for the Project for the
maintenance of all common areas, inclusive of related costs which are the
responsibility of any association on behalf of Landlord and other owners in the
Project, and all fees payable to the company or the association, if applicable,
managing the parking areas within the Project, including, without limitation,
the following:

            (i) All labor costs for all persons performing services required or
utilized in connection with the operation, repair and maintenance of and control
of access to the Building and the Property, including but not limited to amounts
incurred for wages, salaries and other compensation for services, payroll,
social security, unemployment and other similar taxes, workmen's compensation
insurance, uniforms, disability benefits, pensions, hospitalization, retirement
plans, group insurance or any other similar or like expenses incurred under the
provisions of any collective bargaining agreement.

                                       28
<PAGE>

            (ii) All management fees not to exceed 3%, the cost of maintaining a
management office at the Project not to exceed 1,500 square feet at fair market
rent, and all fees for accounting services, legal fees not attributable to
leasing and collection activity and other administrative costs relating to the
Building, the Property, and the Project.

            (iii) All rental and/or purchase costs of materials, supplies, hand
tools and equipment used in the operation, repair, replacement and maintenance
and the control of access to the Building, the Property, and the Project.

            (iv) All amounts charged to Landlord by contractors and/or suppliers
for services, materials, equipment and supplies furnished in connection with the
operation, repair, maintenance, replacement of and control of access to any part
of the Building, the Property, and/or the Project generally, including the
heating, air conditioning, ventilating, plumbing, electrical, elevator and other
systems.

            (v) All premiums and deductibles paid by Landlord for fire and
extended coverage insurance, earthquake and extended coverage insurance,
liability and extended coverage insurance, rental loss insurance, elevator
insurance, boiler insurance and other insurance customarily carried from time to
time by lessors of comparable office buildings or required to be carried by
Landlord's Mortgagee.

            (vi) Charges for all utilities, including but not limited to water,
electricity, gas and sewer, but excluding those charges for which tenants are
individually responsible.

            (vii) Taxes, including (i) all real estate taxes and assessments on
the Project, Property, the Building or the Premises, and taxes and assessments
levied in substitution or supplementation in whole or in part of such taxes,
(ii) all personal property taxes for the Building's or Project's personal
property, including license expenses, (iii) all franchise fees, (iv) all taxes
imposed on services of Landlord's agents and employees, (v) all sales, use or
other tax, excluding state and/or federal income tax, now or hereafter imposed
by any governmental authority upon Rent received by Landlord, (vi) all other
taxes, fees or assessments now or hereafter levied by any governmental authority
on the Project, the Property, and/or the Building or its contents or on the
operation and use thereof (except as relate to specific tenants), and (vii) all
costs and fees incurred in connection with seeking reductions in or refunds in
Taxes including, without limitation, any costs incurred by Landlord to challenge
the tax valuation of the Project and/or the Building, but excluding income
taxes.

Notwithstanding the foregoing to the contrary, if, the Building and or Property
is reassessed pursuant to Proposition 13 as a result of the first sale,
hypothecation, improvement, or other transfer or any other reason (other than
the acquisition of the Building by ZML-2010 Irvine Limited Partnership, a
Delaware limited partnership), for purposes of calculating Tenant's Pro Rata
Share of Basic Costs, the increase in the real estate tax portion of Taxes
resulting from such reassessment (the "Increase") shall be limited, if at all,
during and following the year of reassessment in accordance with the following
schedule:

      Lease Period:             Percentage of Pass-Through for Lease Year

      Months 1 thru 30:           0%
      Months 31 thru 60:         50%

      Renewals or Extension of
      Lease Term, if any:       100%

            (viii) All landscape expenses and costs of repairing, resurfacing
and striping of the parking areas of the Project and/or Property, if any.

            (ix) Cost of all maintenance service agreements, including those for
equipment, alarm service, window cleaning, drapery or venetian blind cleaning,
janitorial services, pest control, uniform supply, landscaping, and any parking
equipment.

            (x) Cost of all other repairs, replacements and general maintenance
of the Project, the Property and the Building neither specified above nor
directly billed to tenants.

            (xi) The amortized cost of capital improvements made to the Project,
Building or the Property which are primarily for the purpose of reducing
operating expense costs or otherwise improving the operating efficiency of the
Property or Building or which are required to comply with any laws, rules or
regulations of any governmental authority, the cost of such items to be
amortized over a period of at least five (5) years and shall, at Landlord's
option include interest at a rate that is reasonably equivalent to the interest
rate that Landlord would be required to pay

                                       29
<PAGE>

to finance the cost of the capital improvement in question as of the date such
capital improvement is performed.

      C. "Exterior Common Areas" shall mean those areas of the Property which
are not located within the Building and which are provided and maintained for
the use and benefit of Landlord and tenants of the Building generally and the
employees, invitees and licensees of Landlord and such tenants, including,
without limitation, any parking garage, surface parking, fountains, artificial
lakes, sidewalks, walkways, plaza, roads, loading and unloading areas, trash
areas, and landscapes.

      D. Exclusions From Basic Costs. Basic Costs shall not include the cost of
capital improvements (except as above set forth), depreciation, interest (except
as provided above with respect to the amortization of capital improvements),
lease commissions, and principal payments on mortgage and other non-operating
debts of Landlord. Basic Costs shall also exclude:

            1) Repairs or other work occasioned by (i) fire, windstorm, or other
            casualty of the type which Landlord has insured (to the extent that
            Landlord has received insurance proceeds and provided that the
            amount of any deductible paid by Landlord shall be included in Basic
            Costs), or (ii) the exercise of the right of eminent domain (to the
            extent that such repairs or other work are covered by the proceeds
            of the award, if any, received by Landlord);

            2) Leasing commissions, brochures, marketing supplies, attorney's
            fees, costs, and disbursements and other expenses incurred in
            connection with negotiation of leases with prospective tenants;

            3) Rental concessions granted to specific tenants and expenses
            incurred in renovating or otherwise improving or decorating,
            painting, or redecorating space for specific tenants, other than
            ordinary repairs and maintenance provided to all tenants;

            4) Landlord's costs of electricity and other services sold or
            provided to tenants in the Building and for which Landlord is
            entitled to be reimbursed by such tenants as a separate additional
            charge or rental over and above the base rental or additional base
            rental payable under the lease with such tenant;

            5) Overhead and profit increment paid to subsidiaries or other
            affiliates of Landlord for services on or to the Property, Building
            and\or Premises to the extent only that the costs of such services
            exceed the competitive cost for such services rendered by persons or
            entities of similar skill, competence and experience;

            6) All items (including repairs) and services for which Tenant or
            other tenants pay directly to third parties or for which Tenant or
            other tenants reimburse Landlord (other than through Basic Costs);

            7) Advertising and promotional expenditures;

            8) Costs incurred in connection with the sale, financing,
            refinancing, mortgaging or sale of the Building or Property,
            including brokerage commissions, attorneys' and accountants' fees,
            closing costs, title insurance premiums, transfer taxes and interest
            charges;

            9) Costs, fines, interest, penalties, legal fees or costs of
            litigation incurred due to the late payments of taxes, utility bills
            and other costs incurred by Landlord's failure to make such payments
            when due unless such failure is due to Landlord's good faith and
            reasonable efforts in contesting the amount of such payments;

            10) Costs incurred by Landlord for trustee's fees, partnership
            organizational expenses and accounting fees to the extent relating
            to Landlord's general corporate overhead and general administrative
            expenses;

            11) Any penalties or liquidated damages that Landlord pays to Tenant
            under this Lease or to any other tenants in the Development under
            their respective leases;

                                       30
<PAGE>

            12) Attorney's fees, costs and disbursements and other expenses
            incurred in connection with negotiations or disputes with tenants or
            other occupants of the Building or with prospective tenants (other
            than attorney's fees, costs and disbursements and other expenses
            incurred by Landlord in seeking to enforce Building rules and
            regulations).

      E. Occupancy. Notwithstanding any language in the Lease seemingly to the
contrary, if the Building and/or the Project is not fully occupied during any
calendar year of the Lease Term, actual Basic Costs for purposes of this Exhibit
B-2 shall, at Landlord's option, be determined as if the Building and/or the
Project had been fully occupied during such year.

      F. Audit Rights. Tenant, at its sole cost and expense, shall have the
right, within ninety (90) days after receiving Landlord's statement of actual
Basic Costs for a particular calendar year, to provide Landlord with written
notice (the "Review Notice") of its intent to review Landlord's books and
records relating to the Basic Costs for such year. Landlord, within thirty (30)
days after receipt of the review Notice, shall make such books and records
available to Tenant or Tenant's agent for its review at the office of the
Building, provided that if Tenant retains an agent to review Landlord's books
and records for any calendar year, such agent must be a CPA firm licensed to do
business in the state in which the Building is located. If Tenant elects to
review Landlord's books and records, within thirty (30) days after such books
and records are made available to Tenant, Tenant shall have the right to give
Landlord written notice stating in reasonable detail any objection to Landlord's
statement of actual Basic Costs for such calendar year. If Tenant fails to give
Landlord written notice of objection within such thirty (30) day period or fails
to provide Landlord with a Review Notice within the ninety (90) day period
provided above, Tenant shall be deemed to have approved such statements in all
respects. Upon Landlord's receipt of a timely objection notice from Tenant,
Landlord and Tenant shall work together in good faith to resolve the discrepancy
between Landlord's statement and Tenant's review. If Landlord and Tenant
determine that Basic Costs are less than reported, Landlord shall provide Tenant
with a credit against future Additional Base Rental in the amount of such
overpayment. Likewise, if Landlord and Tenant determine that Basic Costs are
greater than reported, Tenant shall forthwith pay the amount of such
underpayment to Landlord. In addition, if Landlord and Tenant determine that
Basic Costs were less than stated by four percent (4%) then Landlord will pay
the reasonable cost of such review by Tenant. Any information obtained by Tenant
pursuant to the provisions of the Section shall be treated as confidential.
Notwithstanding anything herein to the contrary, Tenant shall not be permitted
to examine Landlord's books and records or to dispute any statement of Basic
Costs unless Tenant has paid to Landlord the amount due as shown on Landlord's
statement of actual Basic Costs, said payment being a condition precedent to
said examination and/or dispute.

            IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit
in multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                        LANDLORD:  ZML-2010 IRVINE LIMITED
                                       PARTNERSHIP, a  Delaware  limited
                                       partnership

                                       BY: EQUITY OFFICE HOLDINGS, LLC, as agent

/s/ Angel Rivera                       By: /s/ Richard J. Berk
-------------------------------------      -------------------------------------
Name (print): ANGEL RIVERA             Name: Richard J. Berk

 ____________________________________  Title: Vice-President, Asset Management

Name (print): _______________________

WITNESS/ATTEST:                        TENANT: PEOPLESOFT, INC., a Delaware
                                       corporation

/s/ [ILLEGIBLE]
-------------------------------------
                                       By /s/ Ronald E. F. Codd
                                          -----------------------------------

Name (print): [ILLEGIBLE]              Name: Ronald E. F. Codd

/s/ [ILLEGIBLE]                        Title: Chief Financial Officer
-------------------------------------

Name (print): [ILLEGIBLE]

                                       31
<PAGE>

                                    EXHIBIT C

                                   WORK LETTER

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

      1. This Work Letter shall set forth the obligations of Landlord and Tenant
with respect to the preparation of the Premises for Tenant's occupancy. All
improvements described in this Work Letter to be constructed in and upon the
Premises by Landlord are hereinafter referred to as the "Landlord Work." It is
agreed that construction of the Landlord Work will be completed at Tenant's sole
cost and expense, subject to the Allowance (as defined below). Landlord shall
submit the plans for competitive bid to at least three (3) contractors approval
by Landlord. Landlord shall award the Landlord Work to the lowest bidder, unless
instructed otherwise by Tenant. Landlord shall enter into a direct contract for
the" Landlord Work with a general contractor selected by Landlord. In addition,
Landlord shall have the right to select and\or approve of any subcontractors
used in connection with the Landlord Work.

      2. Space planning, architectural and engineering (mechanical, electrical
and plumbing) drawings for the Landlord Work shall be prepared at Tenant's sole
cost and expense, subject to the Work Allowance. The space planning,
architectural and mechanical drawings are collectively referred to herein as the
"Plans".

      3. Tenant and Tenant's Architect shall devote such time in consultation
with Landlord or Landlord's engineer as may be required to provide all
information Landlord deems necessary in order to enable Landlord to complete,
and obtain Tenant's written approval of Plans for the Landlord Work by no later
than 5:00 p.m. on September 15, 1995. Tenant shall furnish any requested
information and approve or disapprove any preliminary or final layout, drawings,
or plans within two (2) Business Days after written request. Any disapproval
shall be in writing and shall specifically set forth the reasons for such
disapproval. Tenant's failure to provide Landlord with any such approval or
disapproval within two (2) Business Days shall be deemed to be a Tenant Delay.
All Plans shall be subject to Landlord's consent, which shall not be
unreasonably withheld. Landlord's approval of the Plans and any revisions
thereto or Landlord's supervision or performance of any work for or on behalf of
the Tenant shall not be deemed to be a representation by Landlord that such
Plans or the revisions thereto comply with applicable insurance requirements,
building codes, ordinances, laws or regulations or that the improvements
constructed in accordance with the Plans and any revisions thereto will be
adequate for Tenant's use.

      4. In the event Landlord's estimate and/or the actual cost of construction
shall exceed the Work Allowance, Landlord, prior to commencing any construction
of Landlord Work, shall submit to Tenant a written estimate setting forth the
anticipated cost of the Landlord Work, including but not limited to labor and
materials, contractor's fees and permit fees. Within three (3) Business Days
thereafter, Tenant shall either notify Landlord in writing of its approval of
the cost estimate, or specify its objections thereto and any desired changes to
the proposed Landlord Work. In the event Tenant notifies Landlord of such
objections and desired changes, Tenant shall work with Landlord to reach a
mutually acceptable alternative cost estimate.

      5. In the event Landlord's estimate and/or the actual cost of construction
shall exceed the Work Allowance, if any (such amounts exceeding the Allowance
being herein referred to as the "Excess Costs"), Tenant shall pay to Landlord
such Excess Costs within 30 days of demand. The statements of costs submitted to
Landlord by Landlord's contractors shall be conclusive for purposes of
determining the actual cost of the items described therein. The amounts payable
hereunder constitute Rent payable pursuant to the Lease, and the failure to
timely pay same constitutes an event of default under the Lease.

      6. If Tenant shall request any change, addition or alteration in any of
the Plans after approval by Landlord, Landlord shall have such revisions to the
drawings prepared, and Tenant shall reimburse Landlord for the cost thereof upon
demand. Promptly upon completion of the revisions, Landlord shall notify Tenant
in writing of the increased cost, if any, which will be chargeable to Tenant by
reason of such change, addition or deletion. Tenant shall, within two (2)
Business Days, notify Landlord in writing whether it desires to proceed with
such change, addition or deletion. In the absence of such written authorization,
Landlord shall have the option to continue work on the Premises disregarding the
requested change, addition or alteration, or Landlord may elect to discontinue
work on the Premises until it receives notice of Tenant's decision, in which
event Tenant shall be responsible for any Delay in completion of the

                                       32
<PAGE>

Premises resulting therefrom. In the event such revisions result in a higher
estimate of the cost of construction and/or higher actual construction costs
which exceed the Work Allowance, such increased estimate or costs shall be
deemed Excess Costs pursuant to Paragraph 5 hereof and Tenant shall pay such
Excess Costs upon demand.

      7. Following approval of the Plans and the agreement by Tenant to pay the
required portion of the Excess Costs, If any, Landlord shall cause the Landlord
Work to be constructed substantially in accordance with the approved Plans.
Landlord shall notify Tenant of substantial completion of the Landlord Work.

      8. Landlord, provided Tenant is not in default agrees to provide Tenant
with an allowance (the "Work Allowance") in an amount not to exceed One Hundred
Forty-One Thousand Three Hundred Thirty and no/100 Dollars ($141,330.00) to be
applied toward the cost of the Landlord Work in the Premises, including
Landlord's supervision fee of three percent (3%) of the cost of construction. In
the event the Work Allowance shall not be sufficient to complete the Landlord
Work, Tenant shall pay the Excess Costs as prescribed in paragraph 5, above. In
the event the Work Allowance exceeds the cost of Landlord Work, any remaining
Work Allowance shall be retained by Landlord, rt being agreed that Tenant shall
not be entitled to any credit, offset, abatement or payment with regard to such
otherwise unused portion of the Work Allowance.

      9. Notwithstanding the foregoing, in the event Tenant has used the entire
Work Allowance provided above, Tenant provided it is not in default under this
Lease shall have the right to borrow up to Forty-Seven Thousand One Hundred Ten
and 00/100 Dollars ($47,110.00) (the "Additional Improvement Allowance") from
Landlord in order to finance the cost of the additional improvements to the
Premises and Tenant's Secondary Sign. Tenant shall not be entitled to apply any
portion of the Additional Improvement Allowance as a credit against Base Rental
coming due hereunder. Any Additional Improvement Allowance borrowed by Tenant
hereunder shall be repaid to Landlord as Additional Base Rental in equal monthly
installments over the then remaining portion of the initial Lease Term, together
with interest at an annual rate equal to thirteen percent (13%). In the event
that Tenant is in default under this Lease after the expiration of applicable
cure periods, the entire unamortized balance of the Additional Improvement
Allowance borrowed by Tenant shall become immediately due and payable and,
except to the extent required by applicable law, shall not be subject to
mitigation or reduction in connection with the reletting of the Premises by
Landlord.

      10.This Exhibit C shall not be deemed applicable to any additional space
added to the original Premises at any time or from time to time, whether by any
options under the Lease or otherwise, or to any portion of the original Premises
or any additions to the Premises in the event of a renewal or extension of the
original Term of this Lease, whether by any options under the Lease or
otherwise, unless expressly so provided in the Lease or any amendment or
supplement to the Lease.

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                        LANDLORD; ZML-2010 IRVINE LIMITED
                                       PARTNERSHIP, a  Delaware limited
                                       partnership

                                       BY: EQUITY OFFICE HOLDINGS, LLC, as agent

/s/ Angel Rivera
------------------------------------   By: /s/ Richard J. Berk
                                           -----------------------------------
Name (Print): ANGEL RIVERA

____________________________________   Name: Richard J. Berk

                                       Title: Vice-President, Asset Management
Name (print): ______________________

WITNESS/ATTEST:                        TENANT: PEOPLESOFT, INC., a Delaware
                                       corporation

/s/ [ILLEGIBLE]
------------------------------------

Name (print): [ILLEGIBLE]              By: /s/ Ronald E.F. Codd
                                           -----------------------------------
/s/ [ILLEGIBLE]
------------------------------------   Name: Ronald E.F. Codd

Name (print): [ILLEGIBLE]              Title: Chief Financial Officer

                                       33
<PAGE>

                                   EXHIBIT D

                         BUILDING RULES AND REGULATIONS

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

      The following rules and regulations shall apply, where applicable, to the
Premises, the Building, the parking garage associated therewith (if any), the
Property and the appurtenances thereto:

      1. Sidewalks, doorways, vestibules, halls, stairways and other similar
areas shall not be obstructed by Tenant or used by Tenant for any purpose other
than ingress and egress to and from the Premises. No rubbish, litter, trash, or
material of any nature shall be placed, emptied, or thrown in those areas. At no
time shall Tenant permit Tenant's employees to loiter in common areas or
elsewhere in or about the Building or Property.

      2. Plumbing fixtures and appliances shall be used only for the purposes
for which designed, and no sweepings, rubbish, rags or other unsuitable material
shall be thrown or placed therein. Damage resulting to any such fixtures or
appliances from misuse by Tenant or its agents, employees or invitees, shall be
paid for by Tenant, and Landlord shall not in any case be responsible therefor.

      3. Except as otherwise provided in Article X herein, no signs,
advertisements or notices shall be painted or affixed on or to any windows,
doors or other parts of the Building, except those of such color, size, style
and in such places as shall be first approved in writing by Landlord. No nalls,
hooks or screws shall be driven or Inserted into any part of the Premises or
Building except by the Building maintenance personnel, nor shall any part of the
Building be defaced by Tenant.

      4. Subject to Article XII, Landlord may provide and maintain in the first
floor (main lobby) of the Building an alphabetical directory board listing all
Tenants, and no other directory shall be permitted unless previously consented
to by Landlord in writing.

      5. Subject to Article XII, Tenant shall not place any additional lock or
locks on any door in the Premises or Building without Landlord's prior written
consent. A reasonable number of keys to the locks on the doors in the Premises
shall be furnished by Landlord to Tenant at the cost of Tenant, and Tenant shall
not have any duplicate keys made. All keys shall be returned to Landlord at the
expiration or earlier termination of this Lease.

      6. Tenant will refer to Landlord for Landlord's supervision, approval, and
control all contractors, contractor's representatives, and installation
technicians rendering any service to Tenant, before performance of any
contractual service. Such supervisory action by Landlord shall not render
Landlord responsible for any work performed for Tenant. This provision shall
apply to all work performed in the Building, including but not limited to the
installation of telephones, computer wiring, cabling, equipment, electrical
devices, attachments and installations of any nature. Tenant shall be solely
responsible for complying with all applicable laws, codes and ordinances
pursuant to which said work shall be performed.

      7. Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by Tenant of any merchandise or materials which require the
use of elevators, stairways, lobby areas, or loading dock areas, shall be at no
charge during Normal Business Hours, and restricted to hours reasonably
designated by Landlord. Tenant must seek Landlord's prior approval by providing
in writing a detailed listing of any such activity. If approved by Landlord,
such activity shall be under the supervision of Landlord and performed in the
manner stated by Landlord. Landlord may prohibit any article, equipment or any
other item from being brought into the Building. Tenant is to assume all risk
for damage to articles moved and injury to any persons resulting from such
activity. If any equipment, property, and/or personnel of Landlord or any of any
other tenant is damaged or injured as a result of or in connection with such
activity. Tenant shall be solely liable for any and all damage or loss resulting
therefrom.

      6. Landlord shall have the power to prescribe the weight and position of
safes and other heavy equipment or items, which in all cases shall not in the
opinion of Landlord exceed acceptable floor loading and weight distribution
requirements. All damage done to the Building by the installation or removal of
any property of Tenant, or done by Tenant's property while in the Building,
shall be repaired at the expense of Tenant.

      9. Corridor doors, when not in use, shall be kept closed.

      10. Tenant shall not: (i) make or permit any improper, objectionable or
unpleasant noises or odors in the Building, or otherwise interfere in any way
with other tenants or persons having

                                       34
<PAGE>

business with them; (ii) solicit business or distribute, or cause to be
distributed, in any portion of the Building any handbills, promotional materials
or other advertising; or (iii) conduct or permit any other activities in the
Building that might constitute a nuisance.

      11. No animals, except seeing eye dogs, shall be brought into or kept in,
on or about the Premises.

      12. No inflammable, explosive or dangerous fluid or substance shall be
used or kept by Tenant in the Premises or Building. Tenant shall not, without
Landlord's prior written consent, use, store, install, spill, remove, release or
dispose of within or about the Premises or any other portion of the Property,
any asbestos-containing materials or any solid, liquid or gaseous material now
or hereafter considered toxic or hazardous under the provisions of 42 U.S.C.
Section 9601 et seq. or any other applicable environmental law which may now or
hereafter be in effect. If Landlord does give written consent to Tenant pursuant
to the foregoing sentence, Tenant shall comply with all applicable laws, rules
and regulations pertaining to and governing such use by Tenant, and shall remain
liable for all costs of cleanup or removal in connection therewith.

      13. Tenant shall not use or occupy the Premises in any manner or for any
purpose which would injure the reputation or impair the present or future value
of the Premises or the Building; without limiting the foregoing, Tenant shall
not use or permit the Premises or any portion thereof to be used for lodging,
sleeping or for any illegal purpose.

      14. Tenant shall not take any action which would violate Landlord's labor
contracts affecting the Building or which would cause any work stoppage,
picketing, labor disruption or dispute, or any interference with the business of
Landlord or any other tenant or occupant of the Building or with the rights and
privileges of any person lawfully in the Building. Tenant shall take any actions
necessary to resolve any such work stoppage, picketing, labor disruption,
dispute or interference and shall have pickets removed and, at the request of
Landlord, immediately terminate at any time any construction work being
performed in the Premises giving rise to such labor problems, until such time as
Landlord shall have given its written consent for the resumption of such work.
Tenant shall have no claim for damages of any nature against Landlord or any of
the Landlord Related Parties in connection therewith, nor shall the date of the
commencement of the Term be extended as a result thereof.

      15. INTENTIONALLY OMITTED.

      16. Tenant shall not install, operate or maintain in the Premises or in
any other area of the Building, any electrical equipment which does not bear the
U/L (Underwriters Laboratories) seal of approval, or which would overload the
electrical system or any part thereof beyond its capacity for proper, efficient
and safe operation as determined by Landlord, taking into consideration the
overall electrical system and the present and future requirements therefor in
the Building. Tenant shall not furnish any cooling or heating to the Premises,
including, without limitation the use of any electronic or gas heating devices,
without Landlord's prior written consent.

      17. Tenant shall not operate or permit to be operated on the Premises any
coin or token operated vending machine or similar device (including, without
limitation, telephones, lockers, toilets, scales, amusement devices and machines
for sale of beverages, foods, candy, cigarettes or other goods), except for
those vending machines or similar devices which are for the sole and exclusive
use of Tenant's employees, and then only if such operation does not violate the
lease of any other tenant of the Building.

      16. Bicycles and other vehicles are not permitted inside or on the
walkways outside the Building, except in those areas specifically designated by
Landlord for such purposes.

      19. Landlord may from time to time adopt appropriate systems and
procedures for the security or safety of the Building, its occupants, entry and
use, or its contents. Tenant, Tenant's agents, employees, contractors, guests
and invitees shall comply with Landlord's reasonable requirements relative
thereto.

      20. Landlord shall have the right to prohibit the use of the name of the
Building or any other publicity by Tenant that in Landlord's opinion may tend to
impair the reputation of the Building or its desirability for Landlord or other
tenants. Upon written notice from Landlord, Tenant will retrain from and/or
discontinue such publicity immediately.

      21. Tenant shall carry out Tenant's permitted repair, maintenance,
alterations, and improvements in the Premises only during times agreed to in
advance by Landlord and in a manner which will not interfere with the rights of
other tenants in the Building.

      22. Canvassing, soliciting, and peddling in or about the Building is
prohibited. Tenant shall cooperate and use its best efforts to prevent the same.

                                       35
<PAGE>

      23. At no time shall Tenant permit or shall Tenant's agents, employees,
contractors, guests, or invitees smoke in any common area of the Building,
unless such common area has been declared a designated smoking area by Landlord.

      24. Tenant shall observe Landlord's rules with respect to maintaining
standard window coverings at all windows in the Premises so that the Building
presents a uniform exterior appearance. Tenant shall ensure that to the extent
reasonably practicable, window coverings are closed on all windows in the
Premises while they are exposed to the direct rays of the sun.

      25. All deliveries to or from the Premises shall be made only at such
times, in the areas and through the entrances and exits designated for such
purposes by Landlord. Tenant shall not permit the process of receiving
deliveries to or from the Premises outside of said areas or in a manner which
may interfere with the use by any other tenant of its premises or of any common
areas, any pedestrian use of such area, or any use which is inconsistent with
good business practice.

      26. The work of cleaning personnel shall not be hindered by Tenant after
6:00 p.m., and such cleaning work may be done at any time when the offices are
vacant. Windows, doors and fixtures may be cleaned at any time. Tenant shall
provide adequate waste end rubbish receptacles necessary to prevent unreasonable
hardship to Landlord regarding cleaning service.

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                        LANDLORD: ZML-2010 IRVINE LIMITED
                                       PARTNERSHIP, a Delaware limited
                                       partnership

                                       BY: EQUITY OFFICE HOLDINGS, LLC, as agent
/s/ Angel Rivera
-----------------------------------
                                       By: /s/ Richard J. Berk
Name (print):______________________        -----------------------------------

___________________________________    Name: Richard J. Berk

                                       Title: Vice-President, Asset Management

Name (print):______________________    TENANT: PEOPLESOFT, INC., a Delaware,
                                       corporation

WITNESS/ATTEST:

/s/ [ILLEGIBLE]
-----------------------------------

Name (print): [ILLEGIBLE]             By: /s/ Ronald E.F. Codd
                                           -----------------------------------

/s/ [ILLEGIBLE]
------------------------------------  Name: Ronald E.F. Codd

Name (print): [ILLEGIBLE]             Title: Chief Financial Officer

                                       36
<PAGE>

                                    EXHIBIT E

                                ADDITIONAL TERMS

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

1.    Option to Extend:

      A. Tenant shall have the right to extend the Lease Term for one additional
      period of forty-eight (48) or sixty (60) months (the "Renewal Term") If:

            1. Landlord receives notice of exercise, Including Tenant's election
            of a fortyeight (48) or sixty (60) month Renewal Term ("Initial
            Renewal Notice") not earlier than nine (9) and no later than seven
            (7) full calendar months prior to the expiration of the initial
            Lease Term and Binding Notice (hereinafter defined) not more than
            fifteen (15) days following Tenant's receipt of Landlord's
            determination of Prevailing Market rate (hereinafter defined); and

            2. Tenant is not in default beyond any applicable cure period(s)
            under the Lease at the time that Tenant delivers its Initial Renewal
            Notice and Binding Renewal Notice; and

            3. No part of the Premises is sublet, other than pursuant to
            Corporate Transfer, at the time that Tenant delivers its Initial
            Renewal Notice and Binding Renewal Notice; and

            4. The Lease has not been assigned, other than pursuant to Corporate
            Transfer, on the date that Tenant delivers its Initial Renewal
            Notice and on the date Tenant delivers its Binding Renewal Notice;
            and

            5. Tenant executes and returns the Renewal Amendment (hereinafter
            defined) within fifteen (15) days after its submission to Tenant.

      B. The initial Base Rental rate per rentable square foot for the Premises
      during the Renewal Term shall equal the greater of (1) the annual Base
      Rental rate per rentable square foot for the Premises for the last year of
      the initial Lease Term; and (2) the Prevailing Market rate (hereinafter
      defined) per rentable square foot.

      If Base Rental is determined pursuant to paragraph B(2) above, the Base
      Rental rate per square foot shall increase at such times and in such
      amount assumed by Landlord in its determination of Prevailing Market.

      C. Tenant shall pay Additional Base Rental (i.e. Basic Costs) for the
      Premises during the Renewal Term in accordance with Exhibit B-2 of the
      Lease; provided, in the event Base Rental is determined pursuant to
      paragraph (B(2) above, the Base Year shall be amended to be the calendar
      year in which the Renewal Term commences.

      D. Within fifteen (15) days after receipt of Tenant's Initial Renewal
      Notice, Landlord shall advise Tenant of the applicable Base Rental rate
      for the Premises for the Renewal Term, as determined in Landlord's
      reasonable and good faith judgment. If Tenant desires to lease the
      Premises for the Renewal Term at such rate. Tenant shall give Landlord
      final binding written notice ("Binding Notice") of Tenant's exercise of
      its option to extend no later than six (6) months prior to the expiration
      of the initial Lease Term. If Tenant fails to give Binding Notice by such
      date, Tenant's renewal option shall thereupon be deemed to be null and
      void and of no further force and effect.

      E. If Tenant is entitled to and properly exercises its Renewal Option,
      Landlord shall prepare an amendment (the "Renewal Amendment") to reflect
      changes in the Base Rental, Lease Term, Termination Date and other
      appropriate terms. The Renewal Amendment shall be:

            1. sent to Tenant within a reasonable time after receipt of the
            Renewal Notice; and

            2. executed by Tenant and returned to Landlord in accordance with
            paragraph A.5. above.

      F. For purposes hereof, "Prevailing Market shall mean the annual rate per
      square foot, in Landlord's reasonable and good faith judgment, for space
      comparable to the Premises in the Building and office buildings comparable
      to the Building in the Newport Beach-Irvine-Costa Mesa, California,
      airport area ("Comparison Area") giving appropriate

                                       37

<PAGE>

      consideration to annual rental rate per square foot, escalation (including
      type, base year and stop) and abatement provisions, if any, build-out
      period prior to lease commencement, if any, the period of time between the
      determination of Prevailing Market an commencement of the term for such
      space, brokerage commissions, length of lease term, size and location of
      the Premises being leased, work or tenant allowances, if any, and other
      applicable terms and conditions of tenancy under leases and renewal and
      extension amendments being entered into at or about the time that
      Prevailing Market is being determined, including the size and credit
      worthiness of Tenant.

2.    Secondary Sign:

      A. Landlord, at Tenant's expense, shall install one (1) secondary Building
sign identifying Tenant ("Secondary Sign") the exact location of which Secondary
Sign shall be determined by Landlord in Landlord's reasonable Judgment and set
forth on Exhibit I attached hereto. Within a reasonable time after its execution
of this Lease, Tenant shall submit detailed drawings of its proposes Secondary
Sign to Landlord for its review and approval. Such drawings shall be prepared by
a Landlord approved design consultant and shall include, without limitation,
detailed information concerning the size, material, shape, color, lettering,
Illumination, and type and method of installation of the proposed Secondary
Sign. Landlord reserves the right to withhold consent to any Secondary Sign
that, if Landlord's sole judgment is not harmonious with design standards of the
Building, described in the Koll Center Irvine Planned Sign Program for the North
Parcel. Notwithstanding anything herein to the contrary, Tenant acknowledges
that Landlord's obligation to install the Secondary Sign shall be subject to
Tenant's ability to obtain all necessary permits and approvals for the
installation of such Secondary Sign from the City of Irvine and any other
governmental authority with jurisdiction.

      B. Landlord, upon the expiration of the initial Lease Term, Renewal Term,
if applicable, or sooner termination of this Lease, shall have the right to
remove the Secondary Sign and repair and restore the Building surface under the
Secondary Sign at Tenant's sole cost and expense. In addition, Landlord, at
Tenant's sole cost and expense, shall have the right to remove the Secondary
Sign, If, at any time during the Lease Term, (1) Tenant assigns this Lease,
other than pursuant to Corporate Transfer; or (2) Tenant, other than pursuant to
Corporate Transfer, ceases to occupy, more than seventy-five percent of the
Rentable Area of the Premises in the aggregate. Following installation of the
Secondary Sign, Tenant shall remain liable for all costs related to the
electricity for and maintenance of the Secondary Sign.

3.    Right of First Offer:

      A. Tenant shall have the right of first offer (the "ROFO") with respect to
      Suite 470 consisting of approximately 2,342 rentable square feet and Suite
      410 consisting of approximately 1,104 rentable square feet all located on
      the fourth (4th) floor of the Building and shown cross-hatched on the
      demising plan attached hereto as Attachment #1 (the "Offering Space"),
      which ROFO shall be exercised as follows: Landlord, at any time prior to
      leasing the Offering Space to a third party, shall advise Tenant (the
      "Advice"), of the terms under which Landlord is prepared to lease the
      Offering Space (or applicable portion thereof) for the remainder of the
      Lease Term, which terms shall reflect the prevailing market rate for such
      space as reasonably, and in good faith, determined by Landlord. Tenant may
      lease such Offering Space in its entirety only, under such terms, by
      executing and delivering to Landlord the notice of exercise portion of the
      Advice ("Notice of Exercise") within five (5) days after the date of the
      Advice, except that Tenant shall have no such ROFO and Landlord need not
      provide Tenant with an Advice, if:

            1. Tenant is in default beyond any applicable cure period(s) under
            the Lease at the time Landlord would otherwise deliver the Advice;
            or

            2. the Premises, or any portion thereof is sublet, other than
            pursuant to Corporate Transfer, at the time Landlord would otherwise
            deliver the Advice; or

            3. the Lease has been assigned, other than pursuant to Corporate
            Transfer, at the time Landlord would otherwise deliver the Advice;
            or

            4. Tenant is not an occupant of the Building under this Lease at the
            time Landlord would otherwise deliver the Advice; or

            5. the Offering Space is not intended, at the time the Notice of
            Exercise is given, for the exclusive use of Tenant during the Lease
            Term; or

            6. the tenant in the Offering Space is interested in extending its
            lease.

      B. The ROFO shall be deemed exercised upon Landlord's receipt of the
      Notice of Exercise executed by Tenant within the time period stated in
      paragraph A above. If Tenant exercises the ROFO, Tenant shall execute and
      deliver the Offering Amendment (hereinafter defined) to Landlord within
      five (5) days of the submission of such Offering Amendment by Landlord to
      Tenant.

                                       38

<PAGE>

      C. The Offering Space (including improvements and personalty, if any)
      shall be accepted by Tenant in its condition and as-built configuration
      existing on the earlier of the date Tenant takes possession of the
      Offering Space or as of the date the term for such Offering Space
      commences, unless the Advice specifies any work to be performed by
      Landlord in the Offering Space, in which case Landlord shall perform such
      work in the Offering Space.

      D.    1. If Tenant exercises its ROFO, Landlord shall prepare an amendment
            (the "Offering Amendment") adding the Offering Space to the Premises
            on the terms set forth in the Advice and reflecting the changes in
            the Base Rental, Rentable Area of the Premises, Tenant's Pro Rata
            Share and other appropriate terms.

            2. The term for the Offering Space shall commence upon the
            commencement date as stated in the Offering Amendment and thereupon
            such Offering Space shall be considered a part of the Premises,
            provided that all of the terms stated in the Advice shall govern
            Tenant's leasing of the Offering Space and only to the extent that
            they do not conflict with the Advice, the terms and conditions of
            this Lease, including the Termination Date, shall apply to the
            Offering Space.

            3. A copy of the Offering Amendment shall be (i) sent to Tenant
            within a reasonable time after receipt of the Notice of Exercise
            executed by Tenant, and (ii) executed by Tenant and returned to
            Landlord in accordance with paragraph B, above.

      E. The rights of Tenant hereunder with respect to any portion of the
      Offering Space for which Tenant has a Prospect shall terminate on the
      earliest to occur of the date on which Tenant executes the rejection
      portion of the Advice and five (5) days after the date of the Advice, and
      the date Landlord would have provided Tenant an Advice if Tenant had not
      be in violation of one or more of the conditions set forth in paragraph A
      above. Notwithstanding the foregoing, if (i) Tenant was entitled to
      exercise its Right of First Offer, but failed to provide Landlord with a
      Notice of Exercise within the five (5) day period provided in paragraph A
      above, and (ii) Landlord does not enter into a lease for the Offering
      Space within a period of six (6) months following the date of the Advice,
      Tenant shall once again have a Right of First Offer with respect to such
      Offering Space. In addition, Tenant shall once again have the Right of
      First Refusal with respect to the Refusal Space if, within such six (6)
      months period, Landlord proposes to lease the Refusal Space to the
      Prospect or any other Prospect on terms that are substantially different
      than those set forth in the Advice. For purposes hereof, the terms offered
      to a prospect shall be deemed to be substantially the same as those set
      forth in the Advice as long as there is no more than a ten percent (10%)
      reduction in the "bottom line" cost per rentable square foot of the
      Refusal Space to the Prospect when compared with the "bottom line" cost
      per rentable square foot under the Advice, considering all of the economic
      terms of the both deals, respectively, including, without limitation, the
      net rent, any tax or expense escalation or other financial escalation and
      any financial concessions.

      F. If Landlord has a prospective tenant for Offering Space and Landlord is
      not obligated to send Tenant an Advice under paragraph A above, Landlord
      may lease such Offering Space to the prospect or any other prospective
      tenant on whatever terms Landlord deems appropriate and Tenant shall have
      no further rights with respect to such Offering Space.

      G. Notwithstanding anything to the contrary, Tenant's Right of First Offer
      shall be subject to:

            1. the renewal or extension rights of any tenant with respect to the
            Offering Space pursuant to a lease or lease amendment executed prior
            to the date hereof;

            2. the expansion rights of any tenant in the Building with respect
            to the Offering Space pursuant to a lease or lease amendment
            executed prior to the date hereof;

            3. the right of first refusal right of any tenant in the Building
            existing as of the date hereof; and

            4. the renewal, extension and expansion rights and the rights of
            first offer and rights of first refusal of any tenant of the
            Building who enters into a lease of Offering Space concerning which
            Tenant has a Right of First Offer which Tenant did not exercise.

      H. For purposes hereof, "Prevailing Market" shall mean the annual rate per
square foot, in Landlord's reasonable and good faith judgment, for space
comparable to the Premises in the Building and office buildings comparable to
the Building in the Newport Beach-Irvine-Costa Mesa, California, airport area
(the "Comparison Area") giving appropriate consideration to annual rental rate
per square foot, escalation (including type, base year and stop) and abatement
provisions, if any, build-out period prior to lease commencement, if any, the
period of time between the determination of Prevailing Market and commencement
of the term for such space brokerage commissions, length of lease term, size and
location of the Premises being leased, work or tenant allowances, if any, and
other applicable terms and conditions of tenancy under

                                       39

<PAGE>

leases and renewal and extension amendments being entered into at or about the
time that Prevailing Market is being determined, including the size and credit
worthiness of Tenant.

      I. In the event Tenant exercised its ROFO, Tenant shall be entitled to use
four (4) unreserved parking spaces per 1,000 square feet of space lease pursuant
to the ROFO, upon the same terms and conditions set forth in Exhibit F.

4. Americans with Disabilities Act (ADA): Landlord shall be responsible for
complying with Title III of the Americans with Disabilities Act (ADA) with
respect to the Common Areas of the Building. Notwithstanding the foregoing,
Landlord shall have the right to contest any alleged violation in good faith,
including, without limitation, the right to apply for and obtain a waiver or
deferment of compliance, the right to assert any and all defenses allowed by law
and the right to appeal any decisions, judgments or rulings to the fullest
extent permitted by law. Landlord, after the exhaustion of any and all rights to
appeal or contest, will make all repairs, additions, alterations or improvements
necessary to comply with the terms of any final order or judgment, provided that
if Landlord elects not to contest any alleged violation, Landlord will promptly
make all repairs, additions, alterations or improvements necessary to comply
with the notice of violation.

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                         LANDLORD: ZML-2010 IRVINE LIMITED
                                        PARTNERSHIP, a Delaware limited
                                        partnership

/s/ Angel Rivera                        BY: EQUITY OFFICE HOLDINGS LLC, as agent
-------------------------------------

Name (print):________________________   By: /s/ Richard J. Berk
                                            -----------------------------------
_____________________________________   Name  Richard J. Berk

                                        Title: Vice-President, Asset Management
Name (print):________________________

WITNESS/ATTEST:                         TENANT: PEOPLESOFT, INC., a Delaware
                                        corporation

/s/ [ILLEGIBLE]                         By: /s/ Ronald E.F. Codd
-------------------------------------       -----------------------------------
Name (print): [ILLEGIBLE]               Name: Ronald E.F. Codd

/s/ [ILLEGIBLE]                         Title:Chief Financial Officer
-------------------------------------
Name (print): [ILLEGIBLE]

                                       40

<PAGE>

                                    EXHIBIT E
                                 ATTACHMENT #1

                                 OFFERING SPACE

                                    Suite 470
             Consisting of approximately 2,342 rentable square feet

                                   Suite 410
             Consisting of approximately 1,104 rentable square feet

                                [OFFERING SPACE]

                                       41
<PAGE>

                                    EXHIBIT F

                                PARKING AGREEMENT

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

      1. The parties acknowledge that they are contemporaneously herewith
entering into a lease (the "Lease") for the premises known as Suite(s) 450 and
460 (the "Premises") located in the building known as 2010 Main Plaza (the
"Building"). In the event of any conflict between the Lease and this Agreement,
the latter shall control.

      2. Landlord hereby grants to Tenant and persons designated by Tenant a
license to use 19 unreserved parking spaces in the Building parking facilities.
The term of such license shall commence on the Commencement Date under the Lease
and shall continue until the earlier to occur of the Expiration Date under the
Lease, or termination of the Lease or Tenant's abandonment of the Premises
thereunder. During the term of this license, Tenant shall pay Landlord the
monthly charges established from time to time by Landlord for parking in the
Building parking facilities, payable in advance, with Tenant's payment of
monthly Base Rental. The charge for such parking space(s) during the initial
Lease Term is $30.00 per unreserved parking space, per month. No deductions from
the monthly charge shall be made for days on which the Building parking
facilities are not used by Tenant. However, Tenant may reduce the number of
parking spaces hereunder, at any time, providing at least thirty (30) days
advance written notice to Landlord, accompanied by a key-card, sticker, or other
identification or entrance system provided by Landlord or its parking
contractor, such cancellation shall be reinstated from time to time at Tenant's
option. Tenant shall be entitled to use up to nineteen (19) additional
unreserved parking spaces during the initial Lease Term on the same basis as the
initial nineteen (19) parking spaces above, upon thirty (30) day written notice
to Landlord. Tenant may, from time to time request additional parking spaces,
and if Landlord shall provide the same, such parking spaces shall be provided
and used on a month-to-month basis, and otherwise on the foregoing terms and
provisions, and such monthly parking charges as Landlord shall establish from
time to time.

      3. Tenant shall at all times comply with all applicable ordinances, rules,
regulations, codes, laws, statutes and requirements of all federal, state,
county and municipal governmental bodies or their subdivisions respecting the
use of the Building parking facilities. Landlord reserves the right to adopt,
modify and enforce reasonable Rules governing the use of the Building parking
facilities from time to time including any key-card, sticker or other
identification or entrance system and hours of operation. The Rules set forth
herein are currently in effect Landlord may refuse to permit any person who
violates such Rules to park in the Building parking facilities, and any
violation of the Rules shall subject the car to removal from the Building
parking facilities.

      4. Tenant may validate visitor parking by such method or methods as
Landlord may approve, at the validation rate from time to time generally
applicable to visitor parking. Provided that Tenant is not in default, Landlord
will provide Tenant with a fifty percent (50%) discount on the first Two Hundred
($200.00) Dollars of visitor validations per month, on a non-cumulative basis,
during the initial term of the Lease. Unless specified to the contrary above,
the parking spaces hereunder shall be provided on a unreserved "first-come,
first-served" basis. Tenant acknowledges that Landlord has or may arrange for
the Building parking facilities to be operated by an independent contractor, not
affiliated with Landlord. In such event, Tenant acknowledges that Landlord shall
have no liability for claims arising through acts or omissions of such
independent contractor, if such contractor is reputable. Landlord shall have no
liability whatsoever for any damage to building or any other items located in
the Building parking facilities, nor for any personal injuries or death arising
out of any matter relating to the Building parking facilities, and in all
events, tenant agrees to look first to its insurance carrier and to require that
Tenant's employees look first to their respective insurance carriers for payment
of any losses sustained in connection with any use of the Building parking
facilities. Tenant hereby waives on behalf of its insurance carriers all rights
of subrogation against Tenant or Landlord's agents. Landlord reserves the right
to assign specific parking spaces, and to reserve parking spaces for visitors,
small cars, handicapped persons and for other tenants, guests of tenants or
other parties which assignment and reservation of spaces may be relocated as
determined by Landlord from time to time, and Tenant and persons designated by
Tenant hereunder shall not park in any such assigned or reserved parking spaces.
Landlord also reserves the right to close all or any portion of the Building
parking facilities in order to make repairs or perform maintenance services, or
to alter, modify, re-stripe or renovate the Building parking facilities, or if
required by casualty, strike, condemnation, act of God, governmental law or
requirement or other reason beyond Landlord's reasonable control. In such event,
Landlord shall refund any prepaid parking rent hereunder, prorated on a per diem
basis. If, for any other reason, Tenant or persons properly designated by
Tenant, shall be denied access to the Building parking facilities, and Tenant or
such persons shall have complied with this Agreement

                                       42
<PAGE>

and this Agreement shall be in effect, Landlord's liability shall be limited to
such parking charges (excluding tickets for parking violations) incurred by
Tenant or such persons in utilizing alternative parking, which amount Landlord
shall pay upon presentation or documentation supporting Tenants claims in
connection therewith.

      5. If Tenant shall default under this Agreement, Landlord shall have the
right to remove from the Building parking facilities any vehicles hereunder
which shall have been involved or shall have been owned or driven by parties
involved in causing such default, without liability therefore whatsoever. In
addition, if Tenant shall default under this Agreement, Landlord shall have the
right to cancel this Agreement on ten days' written notice, unless within such
ten day period, Tenant cures such default. If Tenant defaults with respect to
the same term or condition under this Agreement more than three times during any
twelve month period, and Landlord notifies Tenant thereof promptly after each
such default, the next default of such term or condition during the succeeding
twelve month period, shall, at Landlord's election, constitute an incurable
default. Such cancellation right shall be cumulative and in addition to any
other rights or remedies available to Landlord at law or equity, or provided
under the Lease (all of which rights and remedies under the Lease are hereby
incorporated herein, as though fully set forth). Any default by Tenant under the
Lease shall be a default under this Agreement, and any default under this
Agreement shall be a default under the Lease.

                                      RULES

      (i)   Building parking facilities hours shall be 6:00 a.m. to 8:00 p.m.,
            however, Tenant shall have access to the parking facilities on a 24
            hour basis, 7 days a week. Tenant shall not store or permit its
            employees to store any automobiles in the Building parking
            facilities without the prior written consent of Landlord. Except for
            emergency repairs, Tenant and its employees shall not perform any
            work on any automobiles while located in the Building parking
            facilities, or on the Property or Project. If it is necessary for
            Tenant or its employees to leave an automobile in the Building
            parking facilities or on the Property Of Project overnight, Tenant
            shall provide Landlord with prior notice thereof designating the
            license plate number and model of such automobile.

      (ii)  Cars must be parked entirely within the stall lines painted on the
            floor, and only small cars may be parked in areas reserved for small
            cars.

      (iii) All directional signs and arrows must be observed.

      (iv)  The speed limit shall be 5 miles per hour.

      (v)   Parking spaces reserved for handicapped parking must be used only by
            vehicles properly designated.

      (vi)  Parking is prohibited in all areas not expressly designated for
            parking, including without limitation:

            (a)   Areas not striped for parking

            (b)   aisles

            (c)   where "no parking" signs are posted

            (d)   ramps

            (e)   loading zones

      (vii) Parking stickers, key cards or any other devices or forms of
            identification or entry supplied by Landlord shall remain the
            property of Landlord. Such devised must be displayed as requested
            and may not be mutilated in any manner. The serial number of the
            parking identification device may not be obliterated. Devises are
            not transferable and any device in the possession of an unauthorized
            holder will be void.

      (viii) Monthly fees shall be payable in advance prior to the first day of
            each month. Failure to do so will automatically cancel parking
            privileges and a charge at the prevailing daily parking rate will be
            due. No deductions or allowances from the monthly rate will be made
            for days on which the Building parking facilities is not used by
            Tenant or its designees.

      (ix)  Building parking facilities managers or attendants are not
            authorized to make or allow any exceptions to these Rules.

      (x)   Every parker is required to park and lock his own car.

      (xi)  Loss or theft of parking identification, key cards or other such
            devices must be reported to Landlord and to any parking facilities
            manager

                                       43
<PAGE>

             immediately. Any parking devices reported lost or stolen found on
             any authorized car will be confiscated and the illegal holder will
             be subject to prosecution. Lost or stolen devices found by Tenant
             or its employees must be reported to the office of the garage
             immediately.

      (xii)  Washing, waxing, cleaning or servicing of any vehicle by the
             customer and/or his agents is prohibited. Parking spaces may be
             used only for parking automobiles.

      (xiii) By signing this Parking Agreement, Tenant agrees to acquaint all
             persons to whom Tenant assigns parking space with these Rules.

      6. NO LIABILITY. TENANT ACKNOWLEDGES AND AGREES THAT, TO THE FULLEST
      EXTENT PERMITTED BY LAW, LANDLORD SHALL NOT BE RESPONSIBLE FOR ANY LOSS OR
      DAMAGE TO TENANT OR TENANT'S PROPERTY (INCLUDING, WITHOUT LIMITATIONS, ANY
      LOSS OR DAMAGE TO TENANT'S AUTOMOBILE OR THE CONTENTS THEREOF DUE TO
      THEFT, VANDALISM OR ACCIDENT) ARISING FROM OR RELATED TO TENANT'S USE OF
      THE BUILDING PARKING FACILITIES OR EXERCISE OF ANY RIGHTS UNDER THIS
      AGREEMENT, WHETHER OR NOT SUCH LOSS OR DAMAGE RESULTS FROM LANDLORD'S
      ACTIVE NEGLIGENCE OR NEGLIGENT OMISSION. THE LIMITATION ON LANDLORD'S
      LIABILITY UNDER THE PRECEDING SENTENCE SHALL NOT APPLY HOWEVER TO LOSS OR
      DAMAGE ARISING DIRECTLY FROM LANDLORD'S WILLFUL MISCONDUCT.

      7. Release of Liability. Without limiting the provisions of Paragraph 6
      above, Tenant hereby voluntarily releases, discharges, waives and
      relinquishes any and all actions or causes of action for personal injury
      or property damage occurring to Tenant arising as a result of parking in
      the Building parking facilities, or any activities incidental thereto,
      wherever or however the same may occur, and further agrees that Tenant
      will not prosecute any claim for personal injury or property damage
      against Landlord or any of its officers, agents, servants or employees for
      any said causes of action. It is the intention of Tenant by this
      instrument, to exempt and relieve Landlord from liability for personal
      injury or property damage caused by negligence.

      8. The provisions of Article XXIV of the Lease are hereby incorporated
      by reference as if fully recited.

      Tenant acknowledges that Tenant has read the provisions of this Parking
      Agreement, has been fully and completely advised of the potential dangers
      incidental to parking in the Building parking facilities and is fully
      aware of the legal consequences of signing this instrument.

            IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit
in multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                      LANDLORD:   ZML-2010   IRVINE    LIMITED
                                     PARTNERSHIP, a Delaware Limited partnership

                                     By: EQUITY OFFICE HOLDINGS, LLC, as agent
/s/ Angel Rivera
----------------------------         By: /s/ Richard J. Berk
                                         -------------------------------
Name (print): ANGEL RIVERA
                                     Name: Richard J. Berk
____________________________
                                     Title: Vice-president, Asset Management
Name (print): ______________

WITNESS/ATTEST:                      TENANT: PEOPLESOFT, INC., a Delaware
                                     corporation
/s/ [ILLEGIBLE]
----------------------------         By: /s/ Ronald E.F. Codd
                                         ------------------------
Name (print): [ILLEGIBLE]
                                     Name: Ronald E.F. Codd

/s/ [ILLEGIBLE]                      Title: Chief Financial Officer
-----------------------------

Name (print): [ILLEGIBLE]

                                       44
<PAGE>

                                    EXHIBIT G

                            CLEANING SPECIFICATIONS
                                2010 MAIN STREET

      This Exhibit is attached to end made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by Equity
Office Holdings, LLC, a Delaware limited liability company, its agent, and
PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the Building
located at 2010 Main Street, Irvine, California.

1.    LOBBY, CORRIDORS AND ENTRIES.

      A.    DAILY SERVICES

            1.    Sweep and clean building entrances

            2.    Building telephones (outside) will be cleaned and sanitized.

            3.    Clean and remove smudges from entry door glass.

            4.    Polish all entry handles, door plates and metal trim.

            5.    Wipe clean all glass, wood, or metal doors and door jams.

            6.    Empty all ashtrays and wipe clean and polish.

            7.    Screen all sand urns of butts and debris. Clean container and
                  add sand as needed.

            8.    Empty all trash receptacles, clean container with clean damp
                  cloth and replace plastic liner.

            9.    Remove all debris from landscaped pots and planters. (Report
                  any thefts or missing plants).

            10.   Dust and clean all horizontal surfaces under seven (7) feet.

            11.   Vacuum all carpet areas completely and remove spots.

            12.   Dust mop, damp mop or buff tile and slate floors.

            13.   Clean and remove smudges and marks on walls, and wallcoverings
                  and enclosed art work.

            14.   Clean, polish and sanitize all water fountains.

            15.   Wipe clean all directory boards (exterior) with clean soft
                  cloth and alcohol only. Report burned out lights.

            16.   Wipe clean all fire extinguisher cabinets and glass. Report
                  broken glass or missing extinguishers.

            17.   Clean and sanitize all public telephones and enclosures.
                  Neatly arrange all phone books.

            18.   Clean and polish all elevator doors, jams, call plates and
                  hall planters.

            19.   Clean, polish and straighten all furniture as needed.

            20.   Dust and clean all lobby and corridor signage.

            21.   Report any lights burned out.

            22.   Clean all smudges and spots on mailroom walls and mailboxes.

            23.   Secure all doors and turn off appropriate lights upon
                  completion of work assignments.

      B.    WEEKLY SERVICES

            1.    Clean and polish all entry metal and sills.

                                       45
<PAGE>

            2.    Dust and clean or polish all baseboards. Main lobby base will
                  be polished.

            3.    Spot clean all carpeted areas.

            4.    Dust all ledges and exit signs.

            5.    Dust all walls above 7 feet.

            6.    Clean inside of directory board with clean soft cloth and
                  alcohol only.

            7.    Detail all security entrance equipment. (SECOM)

      C.    MONTHLY SERVICES

            1.    Clean all ceiling vents and grills.

            2.    Dust high ceiling corners and entry ways.

            3.    Dust and clean light fixtures and covers.

            4.    Clean and treat all wood paneling and furniture as requested.

            5.    Strip, reseal or refinish common area floors as necessary.

            6.    Ground floor and second floor will be sealed and protected by
                  approved product, as needed.

            7.    Shampoo Carpet areas as necessary.

            8.    Clean, detail and sanitize public phones and enclosures.

            9.    Dust and clean all lobby fire doors inside and out. Polish
                  door floor plates.

            10.   Telephone/electric rooms will be cleaned and tile floor
                  striped and refinished as needed. (To be coordinated by Koll).

2.    OFFICES.

      A.    DAILY SERVICES.

            1.    Dust and clean tenant sign.

            2.    Remove hand spots or smudges form entry doors.

            3.    Using a dustless mop with dust down preparation, damp mop all
                  non-carpeted areas.

            4.    Vacuum and spot clean carpets in all traffic areas, remove
                  staples and other debris.

            5.    Properly position furniture, books, magazines in reception
                  area.

            6.    Properly position furniture in offices and conference rooms.

            7.    Blackboards will be erased and chalk boards cleaned, upon
                  request.

            8.    Remove fingerprints and smudges from all walls, partitions,
                  desks, cabinets and doors.

            9.    Spot clean all partition glass and mirrors.

            10.   Remove all fingerprints and smudges from light switch covers,
                  electrical outlet cover plates and doorknob handles.

            11.   Dust all window sills and ledges.

            12.   Dust all horizontal surfaces under seven (7) feet, furniture
                  and equipment. DO NOT DUST desks, conference tables or
                  counters which are cluttered with paperwork.

            13.   Dust and replace all desk ornaments, phones and machines to
                  their original position.

            14.   Clean furniture, fabric with a whisk broom to sweep off any
                  dust, paper bits, erasures as needed. Remove all staples.

                                       46
<PAGE>

            15.   Empty all ashtrays and wipe clean.

            16.   Empty all wastebaskets and carry trash to designated areas for
                  removal. Replace plastic liners as needed.

            17.   Clean and wash all lunchroom table tops, counter cabinets,
                  refrigerator and stove (outside only) surfaces. Report any
                  insect problems.

            18.   Report all burned out lights.

            19.   Before leaving any suite, shut off all lights, electrical
                  appliances, close drapes and blinds, lock only interior doors
                  as requested and lock all entrance doors.

      B.    WEEKLY SERVICES.

            1.    Damp wipe with a treated cloth all interior doors.

            2.    Thoroughly vacuum entire carpet areas. Remove staples and
                  other debris.

            3.    Damp mop all tile and hardwood floor areas.

            4.    Stand up all plastic chair mats over weekend, if requested.

            5.    Polish all desk tops that are cleared of paperwork.

            6.    Dust all ledges, files, baseboards and sills under 7 feet.

            7.    Vacuum all furniture or wipe vinyl furniture clean.

            8.    Dust all lower parts of furniture.

            9.    Detail and clean all kitchen or wet bar areas.

      C.    MONTHLY.

            1.    Completely clean all partitions and doors, door jams, door
                  floor plates, glass and mirrors from floor to ceiling.

            2.    Dust all ledges, walls, moldings, pictures, shelves, etc. over
                  7 feet.

            3.    Dust clean or vacuum all drapes and blinds.

            4.    Brush down and clean all vents and grills.

            5.    Strip, clean and apply floor dressing to all composition,
                  hardwood and parquet floors.

            6.    Scrub and refinish all tile floors.

            7.    Detail all desks and office furniture.

            8.    Dust and clean all light fixtures and covers.

            9.    Detail and clean all kitchen, wet bars or lunch room areas.

            10.   Clean all baseboards, and treat wood baseboards with approved
                  wood conditioners as needed.

3     RESTROOMS.

      A.    DAILY SERVICE,

            1.    Dust and clean restroom signage and doors.

            2.    Vacuum all restroom vestibules and remove spots.

            3.    Wet mop and disinfect tile floors, paying particular attention
                  to areas under urinals and toilet bowls.

            4.    Clean alkaline deposits and soap spills from floor tile grout.

            5.    Wash and disinfect all basins, urinals, toilet bowls nightly,
                  removing scale and stains.

                                       47
<PAGE>

            6.    Clean underside rims of urinals and toilet bowls.

            7.    Wash both sides of toilet seats with soap and water and
                  disinfect.

            8.    Empty, clean, sanitize and polish all paper dispensers,
                  replacing liners as necessary.

            9.    Clean and polish all mirrors.

            10.   Dust ledges and base boards.

            11.   Damp wipe, polish and shine all chrome, metal fixtures, hand
                  plates, kick plates, utility covers, plumbing, clean out
                  covers and door knobs.

            12.   Spot clean with disinfectant all partitions and tile walls.
                  Report any graffiti and remove if possible.

            13.   Fill all tissue, seatcover, soap, towel and sanitary napkin
                  dispensers as necessary.

            14.   Report all burned out lights, leaking faucets, running
                  plumbing or other maintenance needs.

            15.   Janitor carts will not be brought into restroom areas or used
                  to prop open doors.

            16.   Restroom doors will be propped open with a rubber stop and
                  sign indicating restroom closed for cleaning, placed outside.

      B.    SEMI-WEEKLY (TWO TIMES PER WEEK)

            1.    Pour clean water down floor drains where required, to prevent
                  sewer gasses from escaping.

      C.    WEEKLY

            1.    Wash down ceramic tile floors and partitions inside and out
                  and disinfect. Report any graffiti and dean if possible.

            2.    Wash down all walls.

            3.    Wash all waste containers and disinfect.

            4.    Clean and polish all doors, door plates and hardware.

      D.    MONTHLY

            1.    Wipe clean all ceilings, lights and fixtures.

            2.    Strip finish and apply new finish to tile floors.

            3.    Shampoo, as needed, and clean vestibule carpet.

            4.    Detail all toilet compartments and fixtures.

            5.    Brush and clean all grills and vents.

4.    ELEVATORS

      A.    DAILY SERVICE

            1.    Vacuum and clean all spots and stains from carpet.

            2.    Dust and clean baseboards.

            3.    Dust and polish all metal with approved polish (no abrasives).

                                       48
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Exhibit in
multiple original counterparts as of the day and year first above written.

WITNESS/ATTEST:                     LANDLORD: ZML-2010 IRVINE LIMITED
                                    PARTNERSHIP, a Delaware limited partnership

/s/ Angel Rivera                    By: EQUITY OFFICE HOLDINGS, LLC, as agent
-------------------------
                                    By: /s/ Richard J. Berk
Name (print): ANGEL RIVERA              -----------------------------

__________________________          Name: Richard J. Berk

                                    Title: Vice-President, Asset Management
Name (print): ___________________

WITNESS/ATTEST:                     TENANT: PEOPLESOFT, INC., a Delaware
                                    corporation
/s/ [ILLEGIBLE]
---------------------------------   By: /s/ Ronald E.F. Codd
                                        ---------------------------------
Name: (print): [ILLEGIBLE]
                                    Name: Ronald E.F. Codd
/s/ [ILLEGIBLE]
---------------------------------   Title: Chief Financial Officer

Name (print): [ILLEGIBLE]

                                       49
<PAGE>

                                    EXHIBIT H

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

      This Exhibit is attached to and made a part of the Lease dated October 6,
1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by
Equity Office Holdings, LLC, a Delaware limited liability company, its agent,
and PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the
Building located at 2010 Main Street, Irvine, California.

                          NON-DISTURBANCE, ATTORNMENT,
                      ESTOPPEL AND SUBORDINATION AGREEMENT

                                2010 MAIN STREET

      THIS AGREEMENT is made and entered into as of__________________________,
19____, by, between and among WELLS FARGO REALTY ADVISORS FUNDING, INCORPORATED
(hereinafter referred to as "Mortgagee" or "Wells
Fargo"),_____________________("Lessee"), and _____________________________,
("Lessor").

                                R E C I T A L S

      A. Mortgagee is now the owner and holder of that certain Promissory Note
dated as of _______________,_______________in the principal sum of _________
($_________), secured by a Mortgage, Security Agreement and Fixture Financing
Statement, (the "Mortgage") of even date therewith which Mortgage constitutes a
lien or encumbrance on that certain real property more particularly described in
the attached Exhibit "A" (the "Property").

      B. Lessee is the holder of a leasehold estate covering a portion of the
Property (the "demised premises") pursuant to the terms of that certain lease
dated__, 19___, and executed by Lessee and Lessor (the "Lease"). A true and
correct copy of the Lease or recorded memorandum of Lease is attached hereto as
Exhibit "B" or has been delivered to Mortgagee.

      C. Lessee, Lessor and Mortgagee desire to confirm their understanding with
respect to the Lease and the Mortgage (and Security Agreement).

                               A G R E E M E N T

      1. So long as Lessee is not in default (beyond any period given Lessee to
cure such default) in the payment of rent or in the performance of any of the
terms, covenants or conditions of the Lease on Lessee's part to be performed,
Lessee's possession and occupancy of the demised premises shall not be
interfered with or disturbed by Mortgagee during the term of the Lease or any
extension thereof duly exercised by Lessee.

      2. If the interests of Lessor shall be transferred to and/or owned by
Mortgagee by reason of judicial foreclosure, power-of-sale foreclosure or other
proceedings brought by it, or by any other manner, including but not limited to
Mortgagee's exercise of its rights under any assignment(s) of leases and rents,
and Mortgagee succeeds to the interest of the Lessor under the Lease, Lessee
shall be bound to Mortgagee under all of the terms, covenants and conditions of
the Lease for the balance of the remaining term thereof and any extension
thereof duly exercised by Lessee, with the same force and effect as if Mortgagee
were the Lessor under the Lease, and Lessee does hereby attorn to Mortgagee as
its lessor, said attornment to be effective and self-operative without the
execution of any further instruments on the part of any of the parties hereto
immediately upon Mortgagee's succeeding to the interest of the lessor under the
Lease; provided, however, that Lessee shall be under no obligation to pay rent
to Mortgagee until Lessee receives written notice from Mortgagee that it has
succeeded to the license granted to Lessor to collect rents as provided in the
Mortgage. The respective rights and obligations of Lessee and Mortgagee upon
such attornment, to the extent of the then remaining balance of the term of the
Lease and any such extension, shall be and are the same as now set forth
therein, it being the intention of the parties hereto for this purpose to
incorporate the Lease in this Agreement by reference with the same force and
effect as if set forth at length herein.

      3. If Mortgagee shall succeed to the interest of lessor under the Lease,
Mortgagee shall, subject to the last sentence of this Section 3, be bound to
Lessee under all of the terms, covenants and conditions of the Lease; provided,
however, that Mortgagee shall not be:

            (a) Liable for any act or omission of any prior lessor (including
      Lessor); or

                                       50
<PAGE>

            (b) Subject to any offsets or defenses which Lessee might have
      against any prior lessor (including Lessor); or

            (c) Bound by any rent or additional rent or advance rent which
      Lessee might have paid for more than the current month to any prior lessor
      (including Lessor) and all such rent shall remain due and owing
      notwithstanding such advance payment; or

            (d) Bound by any amendment or modification of the Lease made without
      its consent and written approval; or

            (e) Be required to complete the building or otherwise perform the
      obligations of Lessor under the Lease in the event of a foreclosure of the
      Mortgage or acceptance, by Mortgagee of a deed in lieu of foreclosure
      prior to full completion of the building.

      Neither Wells Fargo nor any other party who, from time to time, shall be
included in the definition of Mortgagee hereunder shall have any liability or
responsibility under or pursuant to the terms of this Agreement after it ceases
to own a fee interest in or to the property described in Exhibit "A".

      4. Subject to the terms of this Agreement (including but not limited to
those in Section 2 hereof), the Lease now is, and shall at all times continue to
be, subject and subordinate in each and every respect, to the Mortgage and to
any and all renewals, modifications, extensions, substitutions, replacements
and/or consolidations of the Mortgage. Nothing herein contained shall be deemed
or construed as limiting or restricting the enforcement by Mortgagee of any of
the terms, covenants, provisions or remedies of the Mortgage, whether or not
consistent with the Lease.

      5. The term "Mortgagee" shall be deemed to include Wells Fargo, any of its
successors and assigns, including anyone who shall have succeeded to Lessor's
interest by, through or under judicial or power-of-sale foreclosure or other
proceedings brought pursuant to the Mortgage, or deed in lieu of such
foreclosure or proceedings, or otherwise.

      6. Lessor and Lessee certify to Mortgagee as follows: (a) that the Lease
is presently in full force and effect and unmodified or changed; (b) that the
term shall commence or did commence on ________________________, 19____, and
full rental will then accrue or is now accruing thereunder; (c) that all
conditions required under the Lease that could have been satisfied as of the
date hereof have been met; (d) that no rent under said Lease has been paid more
than thirty (30) days in advance of its due date; (e) that no default exists
under said Lease; (f) that the Lessee, as of this date, has no charge, lien or
claim of offset under said Lease or otherwise, against rents or other charges
due to become due thereunder; (g) that the Lease constitutes the entire rental
agreement between the parties and that Mortgagee shall have no liability or
responsibility with respect to any security deposit of Lessee; (h) that the only
persons, firms or corporations in possession of said leased premises or having
any right to the possession or use of said premises (other than the record
owner) are those holding under the Lease; and (i) that the Lessee has no right
or interest in or under any contract, option or agreement involving the sale or
transfer of the above described premises.

      7. In the absence of the prior written consent of Mortgagee, Lessee agrees
not to do any of the following: (a) prepay the rent under the Lease for more
than one (1) month in advance; (b) enter into any agreement with the Lessor to
amend or modify the Lease (c) voluntarily surrender the demised premises or
terminate the Lease without cause; and (d) sublease or assign the demised
premises, except as provided in Article XIII of the Lease.

      8. In the event Lessor shall fail to perform or observe any of the terms,
conditions or agreements in the Lease, Lessee shall give written notice thereof
to Mortgagee and Mortgagee shall have the right (but not the obligation) to cure
such failure, Lessee shall not take any action with respect to such failure
under the Lease, including without limitation any action in order to terminate,
rescind or avoid the Lease or to withhold any rent thereunder, for a period of
thirty (30) days, after receipt of such written notice by Mortgagee; provided
however, that in the case of any such default which cannot with diligence be
cured within said 30-day period, if Mortgagee shall proceed promptly to cure
such failure and thereafter prosecute the curing of such failure with diligence
and continuity, the time within which such failure may be cured snail be
extended for such period as may be necessary to complete the curing of such
failure with diligence and continuity.

      9. This Agreement may not be modified orally or in any other manner than
by an agreement in writing signed by the parties hereto and their respective
successors in interest. This Agreement shall inure to the benefit of and be
binding upon the parties hereto, their successors and assigns.

      10. This Agreement may be executed in several counterparts, and all so
executed shall constitute one agreement, binding on all parties hereto,
notwithstanding that all parties are not signatories to the original or the same
counterpart.

                                       51
<PAGE>

      11. All notices or other communications required or permitted to be given
pursuant to the provisions hereof shall be in writing and shall be considered as
properly given if mailed by first class United States mail, postage prepaid,
registered or certified with return receipt requested, or by delivering same in
person to the intended addressee, or by prepaid telegram. Notice so given in
person or by telegram shall be effective upon its deposit. Notice so given by
mail shall be effective two (2) days after deposit in the United States mail.
Notice given in any other manner shall be effective only if and when received by
the addressee. For purposes of notices, the addresses of the parties shall be:

        Lessor:    ____________________________________________

                   ____________________________________________

                   ____________________________________________

                   ____________________________________________

                   ____________________________________________

        Lessee:    ____________________________________________

                   ____________________________________________

                   ____________________________________________

                   ____________________________________________

        Mortgagee: Attn: Loan Administration Manager
                   Wells Fargo Real Estate Group, Inc.
                   Three First National Plaza
                   70 West Madison Street, Suite 460
                   Chicago, Illinois  60602

                   With a copy to:

                   Wells Fargo Bank. N.A.
                   420 Montgomery Street, Floor 6
                   San Francisco, California 94163
                   Attn: Loan Administration Manager

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

                                       52
<PAGE>

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

As to Lessee:                  "LESSEE"

                                            _________________________________
__________________________          By:______________________________________
Witness                             Title:___________________________________

__________________________          By:______________________________________
Witness                             Title:___________________________________

As to Lessor:                  "LESSOR"

                                            _________________________________
__________________________          By:______________________________________
Witness                             Title:___________________________________

___________________________         By:______________________________________
Witness                             Title:___________________________________

As to Mortgagee:               "Mortgagee"

                               WELLS FARGO REALTY ADVISORS FUNDING, INCORPORATED

__________________________     By: Wells Fargo Real Estate Group, Inc.

                                    By:______________________________________
                                    Title:___________________________________

__________________________
                                    By:______________________________________
                                    Title:___________________________________

                                       53
<PAGE>

                             LESSOR ACKNOWLEDGEMENT

STATE OF__________________

COUNTY OF_________________

      I hereby certify that on this day personally appeared before me, an
officer duly authorized to administer oaths and take acknowledgements,___
________________ and ____________________________________________________
as _________________________________________ and ________________________
_______________, respectively, of _______________________ ,
a____________________________________ corporation, to me known to be the
individuals described in and who executed the foregoing Non-Disturbance,
Attornment, Estoppel and Subordination Agreement and such individuals
acknowledged before me that they executed the same, freely and voluntarily for
the purpose therein expressed, on behalf of the corporation.

                                     Witness my hand and official seal in the
                                     aforesaid County and State this _____day
                                     of ________, 19____

                                     _________________________________________
                                     Notary Public

                                     Commission Expiration Date:

                                     _________________________________________

                                       54
<PAGE>

                            MORTGAGEE ACKNOWLEDGEMENT

STATE OF __________________

COUNTY OF _________________

      I hereby certify that on this day personally appeared before me, an
officer duly authorized to administer oaths and take
acknowledgements,_______________________________________________________and
__________________________________________________________ , as Vice President
and Assistant Secretary, respectively, of WELLS FARGO REAL ESTATE GROUP, INC.
INCORPORATED, a California corporation, to me known to be the individuals
described in and who executed the foregoing Non-Disturbance, Attornment,
Estoppel and Subordination Agreement and such individuals acknowledged before me
that they executed the same, freely and voluntarily for the purpose therein
expressed, on behalf of the corporation.

                                     Witness my hand and official seal in the
                                     aforesaid County and State this________ day
                                     of __________, 19 _____

                                     _________________________________________
                                     Notary Public

                                     Commission Expiration Date:

                                     _________________________________________

                                       56
<PAGE>

                                    EXHIBIT I

                            SECONDARY SIGN LOCATION
                                2010 MAIN STREET

      This Exhibit is attached to and made a part of the Lease dated October
6, 1995, by and between ZML-2010 IRVINE LIMITED PARTNERSHIP ("Landlord") by
Equity Office Holdings, LLC, a Delaware limited liability company, its agent,
and PEOPLESOFT, INC., a Delaware corporation ("Tenant") for space in the
Building located at 2010 Main Street, Irvine, California.

                                 SIGN LOCATION

                                [SIGN LOCATION]

                                       57
<PAGE>

                                 FIRST AMENDMENT

      This First Amendment (the "Amendment") is made and entered into as of the
10th day of February, 1997 by and between ZML-2010 Irvine Limited Partnership
("Landlord") by its agent, Equity Office Holdings, LLC, a Delaware limited
liability company, and PEOPLESOFT, INC., a Delaware corporation ("Tenant").

                                   WITNESSETH

A.    WHEREAS, Landlord and Tenant are parties to that certain lease dated the
6th day of October, 1995 currently containing approximately 10,880 rentable
square feet of space described as Suite No. 450 ("Original Premises") on the
fourth (4th) floor of the building commonly known as 2010 Main Plaza and the
address of which is 2010 Main Street, Irvine, California (the "Building"); and

B.    WHEREAS, Tenant has requested that additional space consisting of
approximately 5,529 rentable square feet on the fourth (4th) floor of the
Building shown on Exhibit A hereto (the "Expansion Space") be added to the
Original Premises and that the Lease be appropriately amended (the Original
Premises and Expansion Space, are sometimes collectively referred to as the
"Premises"), and Landlord is willing to do the same on the terms and conditions
hereinafter set forth;

      NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and other good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant agree as
follows:

      I. EXPANSION AND EFFECTIVE DATE. Effective as of the Expansion Effective
Date (as hereinafter defined), the Premises is increased from 10,880 rentable
square feet on fourth (4th) floor, to 16,409 rentable square feet on the fourth
(4th) floor by the addition of the Expansion Space. The term for the Expansion
Space shall commence on the Expansion Effective Date (as defined below) and end
on the Termination Date (which Landlord and Tenant agree is November 30, 2000).
The Expansion Space is subject to all the terms and conditions of the Lease
except as expressly modified herein and except that Tenant shall not be entitled
to receive any allowances, abatement or other financial concession granted with
respect to the Premises unless such concessions are expressly provided for
herein with respect to the Expansion Space.

      A.    The "Expansion Effective Date" shall be the later to occur of (i)
      July 1, 1997 ("Target Expansion Effective Date"), and (ii) the date upon
      which Landlord's improvement work in the Expansion Space has been
      substantially completed; provided, however, that if Landlord shall be
      delayed in substantially completing the Landlord's work in the Expansion
      Space as a result of the occurrence of any of the following (a "Delay"):

            1.    Tenant's failure to furnish information in accordance with the
                  Article V of this Amendment or to respond to any request by
                  Landlord for any approval or information within any time
                  period prescribed or, if no time period is prescribed, then
                  within three (3) Business Days of such request; or

            2.    Tenant's insistence on materials, finishes or installations
                  that have long lead times after having first been informed by
                  Landlord that such materials, finishes or installations will
                  cause a Delay provided, however, Landlord shall identify those
                  materials, finishes or installations which constitute long
                  lead items simultaneously with the approval or disapproval of
                  plans applicable to the Expansion Space if any such items are
                  called for in the plans; or

            3.    Changes in any plans and specifications requested by Tenant
                  following initial approval of such plans and specifications by
                  Tenant; or

            4.    The performance or nonperformance by a person or entity
                  employed by Tenant in the completion of any work (all such
                  work and such persons or entities being subject to the prior
                  approval of Landlord); or

            5.    Any request by Tenant that Landlord delay the completion of
                  any of the Landlord's work; or

            6     Any breach or default by Tenant in the performance of Tenant's
                  obligations under this Amendment or the Lease; or

                                       1
<PAGE>

            7.    Any delay resulting from Tenant's having taken possession of
                  the Expansion Space for any reason prior to substantial
                  completion of the Landlord's work; or

            8.    Any other delay chargeable to Tenant, its agents, employees or
                  independent contractors.

      then, for purposes of determining the Expansion Effective Date, the date
      of substantial completion shall be deemed to be the day that said
      Landlord's work would have been substantially completed absent any such
      Delay(s). The Expansion Space shall be deemed to be substantially
      completed on the date that Landlord reasonably determines that all
      Landlord's work has been performed (or would have been performed absent
      any Delays), other than any details of construction, mechanical adjustment
      or any other matter, the noncompletion of which does not materially
      interfere with Tenant's use of the Expansion Space. Landlord shall provide
      Tenant with evidence of final inspection and approval of the Landlord Work
      from the appropriate local authorities. The adjustment of the Expansion
      Effective Date and, accordingly, the postponement of Tenant's obligation
      to pay Rent on the Expansion Space shall be Tenant's sole remedy and shall
      constitute full settlement of all claims that Tenant might otherwise have
      against Landlord by reason of the Expansion Space not being ready for
      occupancy by Tenant on the Target Expansion Effective Date.
      Notwithstanding the foregoing, if the Expansion Effective Date does not
      occur within one hundred twenty (120) days following Target Expansion
      Effective Date (the "Outside Expansion Completion Date"), Tenant, as its
      sole remedy, may terminate the Lease as to Expansion Space only effective
      the thirtieth (30th) day following the Outside Expansion Completion Date
      by giving Landlord written notice of termination on or before the earlier
      to occur of (i) five (5) Business Days after the Outside Expansion
      Completion Date, and (ii) the Expansion Effective Date. In such event,
      this Amendment shall be deemed null and void and of no further force and
      effect and Landlord shall promptly refund any Prepaid Rental and Security
      Deposit previously advanced by Tenant with respect to the Expansion Space
      and parties hereto shall have no further responsibilities or obligations
      to each other with respect to the Expansion Space. Landlord and Tenant
      acknowledge and agree that: (i) the determination of the Expansion
      Effective Date shall take into consideration the affect of any Delays by
      Tenant; and (ii) the Outside Expansion Completion Date shall be postponed
      by the number of days the Expansion Effective Date is delayed due to
      events of Force Majeure. Landlord shall use reasonable efforts to notify
      Tenant of any circumstances of which Landlord is aware that have caused or
      may cause a Delay, so that Tenant may take whatever action is appropriate
      to minimize or prevent such Delay. Notwithstanding the foregoing, if
      Landlord substantially completes Landlord's work in the Expansion Space by
      the thirtieth (30th) day following the Outside Expansion Completion Date,
      Tenant's notice of termination shall be deemed withdrawn, null and void,
      and of no further force and effect.

      B.    Subject to the completion or correction of any items of Landlord
      work set forth on a construction punchlist jointly prepared by Landlord
      and Tenant in good faith based on a walk through of the Expansion Space
      within fifteen (15) days after substantial completion, by taking
      possession of the Expansion Space, Tenant is deemed to have:

            1.    accepted the Expansion Space and agreed that the Expansion
                  Space is in good order and satisfactory condition, with no
                  representation or warranty by Landlord as to the condition or
                  suitability of the Expansion Space or of the Building for
                  Tenant's use thereof; and

            2.    agreed that Landlord has no obligation to decorate, alter,
                  remodel, improve or repair the Expansion Space or the Building
                  unless said obligation is specifically set forth in the Lease.
                  Notwithstanding anything contained herein to the contrary,
                  Tenant shall have one (1) year from the completion of Landlord
                  work in the Expansion Space in which to discover and notify
                  Landlord of any latent defects in Landlord's work. Landlord
                  shall be responsible for the correction of any latent defects
                  with respect to which it received timely notice from Tenant.

            Landlord agrees to proceed in good faith to complete or correct any
      items set forth on the punchlist that Landlord, in its reasonable
      judgment, deems to be in need of correction or completion.

      C.    In addition to the postponement, if any, of the Expansion Effective
      Date as a result of the applicability of Paragraph I. A. of this
      Amendment, the Expansion Effective Date shall be delayed to the extent
      that Landlord fails to deliver possession of the Expansion Space as a
      result of holding over by the prior tenant. Any such delay in the
      Expansion Effective Date shall not subject Landlord to any liability for
      any loss or damage resulting therefrom. If the Expansion Effective Date is
      delayed, the Termination Date under the Lease shall not be similarly
      extended.

                                       2
<PAGE>

      II.   MONTHLY BASE RENTAL.

      In addition to Tenant's obligation to pay Base Rental for the Original
      Premises. Tenant shall pay Landlord the sum of Three Hundred Eighty Five
      Thousand Three Hundred Seventy One and 30/100's ($385,371.30) as Base
      Rental for the Expansion Space in forty one (41) monthly installments as
      follows;

            Forty one (41) equal installments of $9,399.30 payable on or before
      the first day each month for the period beginning July 1, 1997, and ending
      November 30, 2000. All such Base Rental shall be payable by Tenant in
      accordance with Article V of the Lease.

            The foregoing total Base Rental due for the Expansion Space and
      schedule of installments of Base Rental for the Expansion Space is based
      on the assumption that the Lease Term as to the Expansion Space will
      commence on the Target Expansion Effective Date. If the Lease Term as to
      the Expansion Space does not commence on the Target Expansion Effective
      Date, the beginning and ending dates set forth above with respect to the
      payment of any installment(s) of Base Rental shall be appropriately
      adjusted on a per diem basis and set forth in the Commencement Letter to
      be prepared by Landlord.

      III.  TENANT'S PRO RATA SHARE. Tenant's Pro Rata Share for the Expansion
Space is one and nine thousand six hundred eighty four ten-thousandths percent
(1.9684%).

      IV. BASE YEAR. For the period commencing with the Expansion Effective Date
and ending on the Termination Date, the Base Year for the computation of
Tenant's Pro Rata Share of Basic Costs is 1997 for the Expansion Space only.
Notwithstanding the foregoing. Tenant shall not be required to pay its Pro Rata
Share of Basic Costs for the Expansion Space until the first (1st) anniversary
of the Expansion Effective Date.

      V.    IMPROVEMENTS EXPANSION SPACE.

            A.    Tenant has inspected the Expansion Space and agrees to accept
            the Expansion Space "as is" without any agreements, representations,
            understandings or obligations on the part of Landlord to perform any
            alterations, repairs or improvements, except as may be expressly
            provided otherwise in Article X (Repairs and Alterations) and
            Article XIX (Casualty Damage) of the Lease or in this Amendment.

            B.    COST OF IMPROVEMENTS TO EXPANSION SPACE. Provided Tenant is
            not in default, Tenant shall be entitled to receive an improvement
            allowance (the "Expansion Improvement Allowance") in an amount not
            to exceed Thirty Five Thousand Nine Hundred Ten and 97/100's Dollars
            ($35,910.97) to be applied toward the cost of performing initial
            construction, alteration or improvement of the Expansion Space,
            including but not limited to the cost of space planning, design and
            related architectural and engineering services. In the event the
            total cost of the initial improvements to the Expansion Space
            exceeds the Expansion Improvement Allowance, Tenant shall pay for
            such excess within thirty (30) days of demand. The entire unused
            balance of the Expansion Improvement Allowance, if any, shall accrue
            to the sole benefit of Landlord. Landlord shall pay such Expansion
            Improvement Allowance directly to the contractors retained to
            perform the construction, design or related improvement work to the
            Expansion Space. The improvements to the Expansion Space are
            Leasehold Improvements as defined in and for the purposes of
            Paragraph VIII.B of the Lease.

            C.    RESPONSIBILITY FOR IMPROVEMENTS TO EXPANSION SPACE. Landlord
            shall submit the plans for the initial improvements to the Expansion
            Space for competitive bid to at least three (3) contractors approved
            by Landlord. Landlord shall enter into a direct contract for the
            initial improvements to the Expansion Space with the general
            contractor with the lowest bid, unless instructed otherwise by
            Tenant. Tenant shall devote such time in consultation with Landlord
            or Landlord's architect as may be required to provide all
            information Landlord deems necessary in order to enable Landlord to
            complete, and obtain Tenant's written approval of, the plans for the
            initial improvements to the Expansion Space on or before March 31,
            1997. All plans for the initial improvements to the Expansion Space
            shall be subject to Landlord's consent, which consent shall not be
            unreasonably withheld. If the cost of such improvements exceeds the
            Expansion Improvement Allowance, then prior to commencing any
            construction of improvements to the Expansion Space, Landlord shall
            submit to Tenant a written estimate setting forth the anticipated
            cost, including but not limited to the cost of space planning,
            design and related architectural and engineering services, labor and
            materials, contractor's fees, and permit fees. Within a reasonable
            time

                                       3

<PAGE>

            thereafter, Tenant shall either notify Landlord in writing of its
            approval of the cost estimate or specify its objections thereto and
            any desired changes to the proposed improvements. In the event
            Tenant notifies Landlord of such objections and desired changes,
            Tenant shall work with Landlord to reach a mutually acceptable
            alternative cost estimate.

      VI.   EARLY ACCESS TO EXPANSION SPACE. Landlord shall permit Tenant or its
agents or laborers to enter the Expansion Space at Tenant's sole risk
approximately ten (10) days prior to the Expansion Effective Date pursuant to
Article III.D. of the Lease. During any period that Tenant shall be permitted to
enter the Expansion Space prior to the Expansion Effective Date (e.g., to
perform alterations or improvements or to install furniture or cabling), Tenant
shall comply with all terms and provisions of the Lease, except those provisions
requiring payment of Base Rental or Additional Base Rental as to the Expansion
Space. If Tenant takes possession of the Expansion Space prior to the Expansion
Effective Date for any reason whatsoever (other than the performance of work in
the Expansion Space with Landlord's prior approval), such possession shall be
subject to all the terms and conditions of the Lease and this Amendment, and
Tenant shall pay Base Rental and Additional Base Rental as applicable to the
Expansion Space to Landlord on a per diem basis for each day of occupancy prior
to the Expansion Effective Date.

      VII.  RIGHT OF FIRST OFFER.

      A.    Tenant shall have the right of first offer (the "ROFO") with respect
      to approximately 6.821 rentable square feet described as Suite 400 on the
      fourth (4th) floor of the Building (the "Offering Space"), which ROFO
      shall be exercised as follows: Landlord, at any time prior to leasing the
      Offering Space to a third party, shall advise Tenant (the "Advice"), of
      the terms under which Landlord is prepared to lease the Offering Space,
      which terms shall reflect the Prevailing Market (as defined in Paragraph
      3.H. of Exhibit E to the Lease) rate for such space as reasonably
      determined by Landlord, and for the Premises (as expanded pursuant to this
      Amendment) as extended per Paragraph D.2 below. Tenant may lease the
      Offering Space as set forth in the Advice, in its entirety only, under
      such terms, by executing and delivering to Landlord the notice of exercise
      portion of the Advice ("Notice of Exercise") within five (5) Business Days
      after the date of the Advice, except that Tenant shall have no such ROFO
      and Landlord need not provide Tenant with an Advice, if:

            1.    Tenant is in material or monetary default beyond any
            applicable cure period(s) under the Lease at the time Landlord would
            otherwise deliver the Advice; or

            2.    The Premises, or any portion thereof is sublet, other than
            pursuant to a Corporate Transfer, at the time Landlord would
            otherwise deliver the Advice; or

            3.    The Lease has been assigned, other than pursuant to a
            Corporate Transfer, at the time Landlord would otherwise deliver the
            Advice; or

            4.    Tenant is not an occupant of the Building under this Lease at
            the time Landlord would otherwise deliver the Advice; or

            5.    The Offering Space is not intended, at the time the Notice of
            Exercise is given, for the exclusive use of Tenant during the Lease
            Term; or

      B.    The ROFO shall be deemed exercised upon Landlord's receipt of the
      Notice of Exercise executed by Tenant within the time period stated in
      paragraph A above. If Tenant exercises the ROFO, Tenant shall execute and
      deliver the Offering Amendment (hereinafter defined) in its final and
      agreed upon form to Landlord within fifteen (15) days of the submission of
      such Offering Amendment by Landlord to Tenant.

      C.    The Offering Space (including improvements and personality, if any)
      shall be accepted by Tenant in its condition and as-built configuration
      existing on the earlier of the date Tenant takes possession of the
      Offering Space or as of the date the term for such Offering Space
      commences, unless the Advice specifies any work to be performed by
      Landlord in the Offering Space, in which case Landlord shall perform such
      work in the Offering Space.

      D.    1.    If Tenant exercises its ROFO, Landlord shall prepare an
            amendment (the "Offering Amendment") adding the Offering Space to
            the Premises on the terms set forth in the Advice and reflecting the
            changes in the Base Rental, Rentable Area of the Premises, Tenant's
            Pro Rata Share and other appropriate terms.

            2.    The term for the Offering Space shall commence upon the
            commencement date as stated in the Offering Amendment and thereupon
            such Offering Space shall be considered a part of the Premises,
            provided that all of the terms stated in the Advice shall govern
            Tenant's leasing of the Offering Space and only to the extent that
            they do not conflict with the Advice, the terms and conditions of
            this Lease shall apply to the Offering

                                       4
<PAGE>

            Space. Notwithstanding the foregoing, the term for the Offering
            Space (which election Landlord shall state in the Advice) shall be a
            period of not less than 36 nor more than 48 months, the exact length
            of which shall be determined by Landlord in its sole discretion, and
            the Lease Term for the Premises shall be automatically extended, if
            necessary to that date which is coterminous with the Offering Space
            Term. The Prevailing Market rate as to the Premises (as expanded
            pursuant to this Amendment) shall only be applicable to that portion
            of the Lease Term after November 30, 2000 through and including the
            expiration of the extended Lease Term.

            3.    A copy of the Offering Amendment shall be (i) sent to Tenant
            within a reasonable time after receipt of the Notice of Exercise
            executed by Tenant, and (ii) executed by Tenant and returned to
            Landlord in accordance with paragraph B, above.

      E.    The rights of Tenant hereunder with respect to any portion of the
      Offering Space for which Landlord has a prospect shall terminate on the
      earliest to occur of (a) the date on which Tenant executes the rejection
      portion of the Advice; and (b) five (5) days after the date of receipt of
      the Advice; and (c) the date Landlord would have provided Tenant an Advice
      if Tenant had not be in violation of one or more of the conditions set
      forth in paragraph A above; and (d) Notwithstanding the foregoing, if (i)
      Tenant was entitled to exercise its Right of First Offer, but failed to
      provide Landlord with a Notice of Exercise within the five (5) day period
      provided in paragraph A above, and (ii) Landlord does not enter into a
      lease for the Offering Space within a period of six (6) months following
      the date of the Advice, Tenant shall once again have a Right of First
      Offer with respect to such Offering Space. In addition, Tenant shall once
      again have the Right of First Offer with respect to the Offering Space if,
      within such six (6) month period, Landlord proposes to lease the Offering
      Space to any prospect on terms that are substantially different than those
      set forth in the Advice. For purposes hereof, the terms offered to a
      prospect shall be deemed to be substantially the same as those set forth
      in the Advice as long as there is no more than a ten percent (10%)
      reduction in the "bottom line" cost per rentable square foot of the
      Offering Space to the prospect when compared with the "bottom line" cost
      per rentable square foot under the Advice, considering all of the economic
      terms of the both deals, respectively, including, without limitation, the
      net rent, any tax or expense escalation or other financial escalation and
      any financial concessions.

      F.    If Landlord has a prospective tenant for the Offering Space and
      Landlord is not obligated to send Tenant an Advice under paragraph A
      above, Landlord may lease such Offering Space to the prospect or any other
      prospective tenant on whatever terms Landlord deems appropriate and Tenant
      shall have no further rights with respect to such Offering Space.

      G.    Notwithstanding anything to the contrary, Tenant's Right of First
      Offer shall be subject to the rights of Chapman, Fuller & Bollard and to:

            1.    the existing expansion rights of any tenant in the Building
            with respect to the Offering Space pursuant to a lease or lease
            amendment executed prior to the date hereof;

            2.    the right of first refusal right of any tenant in the Building
            existing as of the date hereof; and

            3     the renewal or extension rights of any tenant with respect to
            the Offering Space pursuant to a lease or lease amendment executed
            prior to the date hereof;

            4.    the renewal, extension and expansion rights and the rights of
            first offer and rights of first refusal of any tenant of the
            Building who enters into a lease of Offering Space concerning which
            Tenant has a Right of First Offer which Tenant did not exercise.

      H.    Tenant's Right of First Offer with respect to Suite 470 set forth in
      Paragraph 3 .A through G. of Exhibit E to the Lease is null and void and
      of no further force and effect. Paragraphs 3.H and I are hereby agreed to
      be retained in the Lease and by agreement of the parties are deemed to
      apply to the Right of First Offer granted Tenant in this Article VII of
      this Amendment.

      VIII. NOTICES. Article I.A.6. is hereby amended to reflect that the Notice
Addresses for Tenant are as follows

            Ms, Deborah Oxendine
            PEOPLESOFT, INC.
            4305 Hacienda Drive
            Suite 190
            Pleasanton, CA 94588

                                       5
<PAGE>

            with a copy to:

            Mr. Robert Finnell
            PEOPLESOFT, INC.
            4301 Hacienda Drive
            Suite 420
            Pleasanton, CA 94588

      IX.   MISCELLANEOUS.

            A.    This Amendment sets forth the entire agreement between the
            parties with respect to the matters set forth herein. There have
            been no additional oral or written representations or agreements.

            B.    Except as herein modified or amended, the provisions,
            conditions and terms of the Lease shall remain unchanged and in full
            force and effect.

            C.    In the case of any inconsistency between the provisions of the
            Lease and this Amendment, the provisions of this Amendment shall
            govern and control.

            D.    Submission of this Amendment by Landlord is not an offer to
            enter into this Amendment but rather is a solicitation for such an
            offer by Tenant. Landlord shall not be bound by this Amendment until
            Landlord has executed and delivered the same to Tenant.

            E.    The capitalized terms used in this Amendment shall have the
            same definitions as set forth in the Lease to the extent that such
            capitalized terms are defined therein and not redefined in this
            Amendment.

            F.    Tenant hereby represents to Landlord that Tenant has dealt
            with no broker, other than Aegis Corporate Services ("Tenant's
            Broker") and Landlord's Broker in connection with this Amendment.
            Tenant agrees to indemnify and hold Landlord and Landlord Related
            Parties harmless from all claims of any other brokers) claiming to
            have represented Tenant in connection with this Amendment. Landlord
            agrees to indemnify and hold Tenant harmless from all claims of any
            broker claiming to have represented Landlord in connection with this
            Amendment.

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

 WITNESS/ATTEST                       LANDLORD: ZML- 2010 IRVINE LIMITED
                                      PARTNERSHIP, a Delaware limited
                                      partnership

/s/ Angel Rivera                      BY: EQUITY OFFICE HOLDINGS, LLC, as agent
---------------------------------
Name (Print):  ANGEL RIVERA

/s/ Timothy M Holder                  By: /s/ Jeff Johnson
---------------------------------         -----------------------------
Name Print: TIMOTHY M HOLDER          Name: Jeff Johnson
                                      Title: SVP
                                      Date: 2/10/97

WITNESS/ATTEST                        TENANT: PEOPLESOFT, INC.,
                                      a  Delaware corporation

/s/ [ILLEGIBLE]                       By: /s/ Ronald E.F. Codd
--------------------------------          -----------------------------
Name (Print): [ILLEGIBLE]
                                      Name:  /s/ Ronald E.F. Codd
/s/ Therese Leary                            -----------------------------
--------------------------------      Title: Senior Vice President and
Name (Print): THERESE LEARY                  Chief Financial Officer

                                      Date:  1-2-97

                                       6
<PAGE>

                                    EXHIBIT A

                                Suite No(s): 470 and 480
             Rentable Area of the Expansion Space: 5,529 square feet
                  Target Expansion Effective Date: July 1, 1997
                       Termination Date: November 30, 2000

                     [RENTABLE AREA OF THE EXPANSION SPACE]

                                       7
<PAGE>

                                   EXHIBIT B

                                PARKING AGREEMENT

      This First Amendment (the "Amendment") is made and entered into as of the
10th day of February, 1997 by and between ZML- 2010 Irvine Limited Partnership
("Landlord") by its agent, Equity Office Holdings, LLC, a Delaware limited
liability company, and PEOPLESOFT, INC., a Delaware corporation ("Tenant").

      1. The parties acknowledge that they are contemporaneously herewith
entering into First Amendment for the premises known as Suites 470 and 480 (the
"Expansion Space") located in the building known as 2010 Main Plaza (the
"Building"). In the event of any conflict between the Lease and this Agreement,
the latter shall control.

      2. Landlord hereby grants to Tenant and persons designated by Tenant a
license to use an additional nineteen (19) unreserved parking spaces in the
Building parking facilities. The term of such parking license shall commence on
the Expansion Effective Date and shall continue until the earlier to occur of
the Termination Date, or earlier termination of the Lease in whole or as to the
Expansion Space, or Tenant's abandonment of the Premises thereunder. During the
term of this license, Tenant shall pay Landlord the monthly charges established
from time to time by Landlord for parking in the Building parking facilities,
payable in advance, with Tenant's payment of monthly installments of Base
Rental. Landlord's current charge for unreserved parking spaces in the Building
parking facilities is $55.00 per unreserved parking space, per month. Provided
Tenant is not in default under the Lease, Landlord hereby agrees to reduce the
parking charge, for the unreserved parking spaces only, to Forty Dollars
($40.00) per unreserved space, per month, for the Lease Term. In the event
Tenant is in default under the Lease beyond any applicable cure period, the
parking charge for unreserved parking spaces shall automatically be increased to
Landlord's then current parking charge per space, per month. No deductions from
the monthly charge shall be made for days on which the Building parking
facilities are not used by Tenant. Tenant may, from time to time request
additional parking spaces, and if Landlord shall provide the same, such parking
spaces shall be provided and used on a month-to-month basis, and otherwise on
the foregoing terms and provisions, and such monthly parking charges as Landlord
shall establish from time to time.

      3. Tenant shall at all times comply with all applicable ordinances, rules,
regulations, codes, laws, statutes and requirements of all federal, state,
county and municipal governmental bodies or their subdivisions respecting the
use of the Building parking facilities. Landlord reserves the right to adopt,
modify and enforce reasonable Rules governing the use of the Building parking
facilities from time to time including any key-card, sticker or other
identification or entrance system and hours of operation. The Rules set forth
herein are currently in effect. Landlord may refuse to permit any person who
violates such Rules to park in the Building parking facilities, and any
violation of the Rules shall subject the car to removal from the Building
parking facilities.

      4. Tenant may validate visitor parking by such method or methods as
Landlord may approve, at the validation rate from time to time generally
applicable to visitor parking except as otherwise specified above. The parking
spaces hereunder shall be provided on a unreserved "first-come, first-served"
basis. Tenant acknowledges that Landlord has or may arrange for the Building
parking facilities to be operated by an independent contractor, not affiliated
with Landlord. Tenant acknowledges that Landlord shall have no liability for
claims arising through acts or omissions of such independent contractor, if such
contractor is reputable. Landlord shall have no liability whatsoever for any
damage to building or any other items located in the Building parking
facilities, nor for any personal injuries or death arising out of any matter
relating to the Building parking facilities, and in all events, tenant agrees to
look first to its insurance carrier and to require that Tenant's employees look
first to their respective insurance carriers for payment of any losses sustained
in connection with any use of the Building parking facilities. Tenant hereby
waives on behalf of its insurance carriers all rights of subrogation against
Landlord or Landlord's agents. Landlord reserves the right to assign specific
parking spaces, and to reserve parking spaces for visitors, small cars,
handicapped persons and for other tenants, guests of tenants or other parties,
and Tenant and persons designated by Tenant hereunder shall not park in any such
assigned or reserved parking spaces. Landlord also reserves the right to close
all or any portion of the Building parking facilities in order to make repairs
or perform maintenance services, or to alter, modify, re-stripe or renovate the
Building parking facilities, or if required by casualty, strike, condemnation,
act of God, governmental law or requirement or other reason beyond Landlord's
reasonable control. In such event, Landlord shall refund any prepaid parking
rent hereunder, prorated on a per diem basis. If for any other reason, Tenant or
persons properly designated by Tenant, shall be denied access to the Building
parking facilities, and Tenant or such persons shall have complied with this
Agreement and this Agreement shall be in effect, Landlord's liability shall be
limited to such parking charges (excluding tickets for parking violations)
incurred by Tenant or such persons in utilizing alternative parking, which
amount Landlord shall pay upon presentation or documentation supporting Tenants
claims in connection therewith.

                                       9

<PAGE>

      5. If Tenant shall default under this Agreement, Landlord shall have the
right to remove from the Building parking facilities any vehicles hereunder
which shall have been involved or shall have been owned or driven by parties
involved in causing such default, without liability therefore whatsoever. In
addition, if Tenant shall default under this Agreement, Landlord shall have the
right to cancel this Agreement on ten days' written notice, unless within such
ten day period, Tenant cures such default. If Tenant defaults with respect to
the same term or condition under this Agreement more than three times during any
twelve month period, and Landlord notifies Tenant thereof promptly after each
such default, the next default of such term or condition during the succeeding
twelve month period, shall, at Landlord's election, constitute an incurable
default. Such cancellation right shall be cumulative and in addition to any
other rights or remedies available to Landlord at law or equity, or provided
under the Lease (all of which rights and remedies under the Lease are hereby
incorporated herein, as though fully set forth). Any default by Tenant under the
Lease shall be a default under this Agreement, and any default under this
Agreement shall be a default under the Lease.

                                      RULES

      (i) Building parking facilities hours shall be 6:00 a.m. to 8:00 p.m.,
however, Tenant shall have access to the parking facilities on a 24 hour basis,
7 days a week. Tenant shall not store or permit its employees to store any
automobiles in the Garage or on the surface parking areas without the prior
written consent of Landlord. Except for emergency repairs, Tenant and its
employees shall not perform any work on any automobiles while located in the
Garage or on the Property. If it is necessary for Tenant or its employees to
leave an automobile in the Garage or on the surface parking areas overnight,
Tenant shall provide Landlord with prior notice thereof designating the license
plate number and model of such automobile.

      (ii) Cars must be parked entirely within the stall lines painted on the
floor, and only small cars may be parked in areas reserved for small cars.

      (iii) All directional signs and arrows must be observed.

      (iv) The speed limit shall be 5 miles per hour.

      (v) Parking spaces reserved for handicapped parking must be used only by
vehicles properly designated.

      (vi) Parking is prohibited in all areas not expressly designated for
parking, including without limitation:

            (a) Areas not striped for parking

            (b) aisles

            (c) where "no parking" signs are posted

            (d) ramps

            (e) loading zones

      (vii) Parking stickers, key cards or any other devices or forms of
identification or entry supplied by Landlord shall remain the property of
Landlord. Such devised must be displayed as requested and may not be mutilated
in any manner. The serial number of the parking identification device may not be
obliterated. Devises are not transferable and any device in the possession of an
unauthorized holder will be void.

      (viii) Monthly fees shall be payable in advance prior to the first day of
each month. Failure to do so will automatically cancel parking privileges and a
charge at the prevailing daily parking rate will be due. No deductions or
allowances from the monthly rate will be made for days on which the Building
parking facilities is not used by Tenant or its designees.

      (ix) Building parking facilities managers or attendants are not authorized
to make or allow any exceptions to these Rules.

      (x) Every parker is required to park and lock his own car.

      (xi) Loss or theft of parking identification, key cards or other such
devices must be reported to Landlord and to any parking facilities manager
immediately. Any parking devices reported lost or stolen found on any authorized
car will be confiscated and the illegal holder will be subject to prosecution.
Lost or stolen devices found by Tenant or its employees must be reported to the
office of the garage immediately.

      (xii) Washing, waxing, cleaning or servicing of any vehicle by the
customer and/or his agents is prohibited. Parking spaces may be used only for
parking automobiles.

                                       10

<PAGE>

      (xiii) By signing this Parking Agreement, Tenant agrees to acquaint all
persons to whom Tenant assigns parking space with these Rules.

      6. NO LIABILITY. TENANT ACKNOWLEDGES AND AGREES THAT, TO THE FULLEST
EXTENT PERMITTED BY LAW, LANDLORD SHALL NOT BE RESPONSIBLE FOR ANY LOSS OR
DAMAGE TO TENANT OR TENANTS PROPERTY (INCLUDING, WITHOUT LIMITATIONS, ANY LOSS
OR DAMAGE TO TENANTS AUTOMOBILE OR THE CONTENTS THEREOF DUE TO THEFT, VANDALISM
OR ACCIDENT) ARISING FROM OR RELATED TO TENANTS USE OF THE BUILDING PARKING
FACILITIES OR EXERCISE OF ANY RIGHTS UNDER THIS AGREEMENT, WHETHER OR NOT SUCH
LOSS OR DAMAGE RESULTS FROM LANDLORD'S ACTIVE NEGLIGENCE OR NEGLIGENT OMISSION.
THE LIMITATION ON LANDLORD'S LIABILITY UNDER THE PRECEDING SENTENCE SHALL NOT
APPLY HOWEVER TO LOSS OR DAMAGE ARISING DIRECTLY FROM LANDLORD'S WILLFUL
MISCONDUCT.

      7. Release of Liability. Without limiting the provisions of Paragraph 6
above, Tenant hereby voluntarily releases, discharges, waives and relinquishes
any and all actions or causes of action for personal injury or property damage
occurring to Tenant arising as a result of parking in the Building parking
facilities, or any activities incidental thereto, wherever or however the same
may occur, and further agrees that Tenant will not prosecute any claim for
personal injury or property damage against Landlord or any of its officers,
agents, servants or employees for any said causes of action. It is the intention
of Tenant by this instrument, to exempt and relieve Landlord from liability for
personal injury or property damage caused by negligence.

      8. The provisions of Paragraph XXIV of the Lease are incorporated by
reference as if fully recited herein.

      Tenant acknowledges that Tenant has read the provisions of this Parking
Agreement, has been fully and completely advised of the potential dangers
incidental to parking in the Building parking facilities and is fully aware of
the legal consequences of signing this instrument.

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

WITNESS/ATTEST                       LANDLORD: ZML-2010 IRVINE LIMITED
                                     PARTNERSHIP, a Delaware limited partnership

/s/ [ILLEGIBLE]                      BY: EQUITY OFFICE HOLDINGS, LLC., as
---------------                          agent

Name (Print): ANGEL RIVERA

/s/ TIMOTHY M HOLDER                 By: Jeff Johnson
-------------------------------          -------------
Name (Print): TIMOTHY M HOLDER       Name: Jeff Johnson

                                     Title: SVP
                                     Date: 2/10/97

WITNESS/ATTEST                       TENANT: PEOPLESOFT, INC.,
                                     a Delaware corporation
/s/ [ILLEGIBLE]
---------------

Name (Print): [ILLEGIBLE]            By: /s/ Ronald E.F. Codd
                                         --------------------

/s/ THERESE LEARY                    Name: Ronald E.F. Codd
---------------
Name (Print): THERESE LEARY          Title: Senior Vice President and
                                            Chief Financial Officer

                                     Date: 1-2-97

                                       11

<PAGE>

                                SECOND AMENDMENT

      This Second Amendment (the "Amendment") is made and entered into as of the
20th day of May, 1997, by and between ZML-2010 Irvine Limited Partnership
("Landlord") by its agent, Equity Office Holdings, LLC, a Delaware limited
liability company, and PEOPLESOFT, INC., a Delaware corporation ("Tenant").

                                   WITNESSETH

A. WHEREAS, Landlord and Tenant are parties to that certain lease dated the 6th
day of October, 1995 currently containing approximately 16,409 rentable square
feet of space described as Suite No(s). 450 , 460, 470 and 480 (the "Premises")
on the fourth (4th) floor of the building commonly known as 2010 Main Plaza and
the address of which is 2010 Main Street, Irvine, California (the "Building")
which lease has been previously amended by First Amendment dated February 10,
1997 (collectively, the "Lease"); and

B. WHEREAS, Tenant has requested that additional space consisting of
approximately 1,104 rentable square feet on the fourth (4th) floor of the
Building described as Suite No. 410 shown on Exhibit A hereto (the "Second
Expansion Space") be added to the Premises and that the Lease be appropriately
amended (the Premises and Second Expansion Space, are sometimes collectively
referred to as the "Premises"), and Landlord is willing to do the same on the
terms and conditions hereinafter set forth;

      NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and other good and valuable consideration the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant agree as
follows:

      1. SECOND EXPANSION AND EFFECTIVE DATE. Effective as of the Second
Expansion Effective Date (as hereinafter defined), the Premises is increased
from 16,409 rentable square feet on fourth (4th) floor, to 17,513 rentable
square feet on the fourth (4th) floor by the addition of the Second Expansion
Space. The term for the Second Expansion Space shall commence on the Second
Expansion Effective Date (as defined below) and end on the Termination Date
(which Landlord and Tenant agree is November 30, 2000). The Second Expansion
Space is subject to all the terms and conditions of the Lease except as
expressly modified herein and except that Tenant shall not be entitled to
receive any allowances, abatement or other financial concession granted with
respect to the Premises unless such concessions are expressly provided for
herein with respect to the Second Expansion Space.

      A. The "Second Expansion Effective Date" shall be the later to occur of
      (i) July 1, 1997 ("Target Second Expansion Effective Date"), and (ii) the
      date upon which Landlord's improvement work in the Second Expansion Space
      has been substantially completed; provided, however, that if Landlord
      shall be delayed in substantially completing the Landlord's work in the
      Second Expansion Space as a result of the occurrence of any of the
      following (a "Delay"):

            1.    Tenant's failure to furnish information in accordance with the
                  Article V of this Amendment or to respond to any request by
                  Landlord for any approval or information within any time
                  period prescribed or, if no time period is prescribed, then
                  within three (3) Business Days of such request; or

            2.    Tenant's insistence on materials, finishes or installations
                  that have long lead times after having first been informed by
                  Landlord that such materials, finishes or installations will
                  cause a Delay provided, however, Landlord shall identify those
                  materials, finishes or installations which constitute long
                  lead items simultaneously with the approval or disapproval of
                  plans applicable to the Second Expansion Space if any such
                  items are called for in the plans; or

            3.    Changes in any plans and specifications requested by Tenant
                  following initial approval of such plans and specifications by
                  Tenant; or

            4.    The performance or nonperformance by a person or entity
                  employed by Tenant in the completion of any work (all such
                  work and such persons or entities being subject to the prior
                  approval of Landlord); or

            5.    Any request by Tenant that Landlord delay the completion of
                  any of the Landlord's work; or

            6.    Any breach or default by Tenant in the performance of Tenant's
                  obligations under this Amendment or the Lease; or

                                        1

<PAGE>

            7.    Any delay resulting from Tenant's having taken possession of
                  the Second Expansion Space for any reason prior to substantial
                  completion of the Landlord's work; or

            8.    Any other delay chargeable to Tenant, its agents, employees or
                  independent contractors;

      then, for purposes of determining the Second Expansion Effective Date, the
      date of substantial completion shall be deemed to be the day that said
      Landlord's work would have been substantially completed absent any such
      Delay(s). The Second Expansion Space shall be deemed to be substantially
      completed on the date that Landlord reasonably determines that all
      Landlord's work has been performed (or would have been performed absent
      any Delays), other than any details of construction, mechanical adjustment
      or any other matter, the noncompletion of which does not materially
      interfere with Tenant's use of the Second Expansion Space. Landlord shall
      provide Tenant with evidence of final inspection and approval of the
      Landlord Work from the appropriate local authorities. The adjustment of
      the Second Expansion Effective Date and, accordingly, the postponement of
      Tenant's obligation to pay Rent on the Second Expansion Space shall be
      Tenant's sole remedy and shall constitute full settlement of all claims
      that Tenant might otherwise have against Landlord by reason of the Second
      Expansion Space not being ready for occupancy by Tenant on the Target
      Second Expansion Effective Date. Notwithstanding the foregoing, if the
      Second Expansion Effective Date does not occur within one hundred twenty
      (120) days following the Target Second Expansion Effective Date (the
      "Outside Second Expansion Completion Dale"), Tenant, as its sole remedy,
      may terminate the Lease as to the Second Expansion Space only effective
      the thirtieth (30th) day following the Outside Second Expansion Completion
      Date by giving Landlord written notice of termination on or before the
      earlier to occur of (i) five (5) Business Days after the Outside Second
      Expansion Completion Date, and (ii) the Second Expansion Effective Date.
      In such event, this Amendment shall be deemed null and void and of no
      further force and effect and Landlord shall promptly refund any Prepaid
      Rental and Security Deposit previously advanced by Tenant with respect
      only to the Second Expansion Space, and the parties hereto shall have no
      further responsibilities or obligations to each other with respect to the
      Second Expansion Space. Landlord and Tenant acknowledge and agree that:
      (i) the determination of the Second Expansion Effective Date shall take
      into consideration the affect of any Delays by Tenant; and (ii) the
      Outside Second Expansion Completion Date shall be postponed by the number
      of days the Second Expansion Effective Date is delayed due to events of
      Force Majeure. Landlord shall use reasonable efforts to notify Tenant of
      any circumstances of which Landlord is aware that have caused or may cause
      a Delay, so that Tenant may take whatever action is appropriate to
      minimize or prevent such Delay. Notwithstanding the foregoing, if Landlord
      substantially completes Landlord's work in the Second Expansion Space by
      the thirtieth (30th) day following the Outside Second Expansion Completion
      Date, Tenant's notice of termination shall be deemed withdrawn, null and
      void, and of no further force and effect.

      B. Subject to the completion or correction of any items of Landlord work
      set forth on a construction punchlist jointly prepared by Landlord and
      Tenant in good faith based on a walk through of the Second Expansion Space
      within fifteen (15) days after substantial completion, by taking
      possession of the Second Expansion Space, Tenant is deemed to have:

            1.    accepted the Second Expansion Space and agreed that the Second
                  Expansion Space is in good order and satisfactory condition,
                  with no representation or warranty by Landlord as to the
                  condition or suitability of the Second Expansion Space or of
                  the Building for Tenant's use thereof; and

            2.    agreed that Landlord has no obligation to decorate, alter,
                  remodel, improve or repair the Second Expansion Space or the
                  Building unless said obligation is specifically set forth in
                  the Lease. Notwithstanding anything contained herein to the
                  contrary, Tenant shall have one (1) year from the completion
                  of Landlord work in the Second Expansion Space in which to
                  discover and notify Landlord of any latent defects in
                  Landlord's work. Landlord shall be responsible for the
                  correction of any latent defects with respect to which it
                  received timely notice from Tenant.

            Landlord agrees to proceed in good faith to complete or correct any
      items set forth on the punchlist that Landlord, in its reasonable
      judgment, deems to be in need of correction or completion.

      C. In addition to the postponement, if any, of the Second Expansion
      Effective Date as a result of the applicability of Paragraph I.A. of this
      Amendment, the Second Expansion Effective Date shall be delayed to the
      extent that Landlord fails to deliver possession of the Second Expansion
      Space as a result of holding over by the prior tenant. Any such delay in
      the Second Expansion Effective Date shall not subject Landlord to any
      liability for any loss or damage resulting therefrom. If the Second
      Expansion Effective Date is delayed, the Termination Date under the Lease
      shall not be similarly extended.

                                        2

<PAGE>

      II. MONTHLY BASE RENTAL.

      In addition to Tenant's obligation to pay Base Rental for the Premises,
      Tenant shall pay Landlord the sum of Eighty Six Thousand One and 60/100's
      ($86,001.60) as Base Rental for the Second Expansion Space in forty one
      (41) monthly installments as follows:

            Forty one (41) equal installments of $2,097.60 payable on or before
      the first day each month during the period beginning July 1, 1997, and
      ending November 30, 2000. All such Base Rental shall be payable by Tenant
      in accordance with Article V of the Lease.

            The foregoing total Base Rental due for the Second Expansion Space
      and the schedule of installments of Base Rental for the Second Expansion
      Space is based on the assumption that the Lease Term as to the Second
      Expansion Space will commence on the Target Second Expansion Effective
      Date. If the Lease Term as to the Second Expansion Space does not commence
      on the Target Second Expansion Effective Date, the beginning date set
      forth above with respect to the payment of any installment(s) of Base
      Rental shall be appropriately adjusted on a per diem basis and set forth
      in the Commencement Letter to be prepared by Landlord.

      III. TENANT'S PRO RATA SHARE. Tenant's Pro Rata Share for the Second
Expansion Space is three thousand nine hundred thirty ten-thousandths percent
(.3930%).

      IV. BASE YEAR. For the period commencing with the Second Expansion
Effective Date and ending on the Termination Date, the Base Year for the
computation of Tenant's Pro Rata Share of Basic Costs is 1997 for the Second
Expansion Space. Notwithstanding the foregoing, Tenant shall not be required to
pay its Pro Rata Share of Basic Costs for the Second Expansion Space until the
first (1st) anniversary of the Second Expansion Effective Date.

      V. IMPROVEMENTS TO THE SECOND EXPANSION SPACE.

            A. Tenant has inspected the Second Expansion Space and agrees to
            accept the Second Expansion Space "as is" without any agreements,
            representations, understandings or obligations on the part of
            Landlord to perform any alterations, repairs or improvements, except
            as may be expressly provided otherwise in Article X (Repairs and
            Alterations) and Article XIX (Casualty Damage) of the Lease or in
            this Amendment.

            B. COST OF IMPROVEMENTS TO SECOND EXPANSION SPACE. Provided Tenant
            is not in default, Tenant shall be entitled to receive an
            improvement allowance (the "Second Expansion Improvement Allowance")
            in an amount not to exceed Four Thousand Seven Hundred Eighty and
            00/100's Dollars ($4,780.00) to be applied toward the cost of
            performing initial construction, alteration or improvement of the
            Second Expansion Space, including but not limited to the cost of
            space planning, design and related architectural and engineering
            services. In the event the total cost of the initial improvements to
            the Second Expansion Space exceeds the Second Expansion Improvement
            Allowance, Tenant shall pay for such excess within thirty (30) days
            of demand. The entire unused balance of the Second Expansion
            Improvement Allowance, if any, shall accrue to the sole benefit of
            Landlord. Landlord shall pay such Second Expansion Improvement
            Allowance directly to the contractors retained to perform the
            construction, design or related improvement work to the Second
            Expansion Space. The improvements to the Second Expansion Space are
            Leasehold Improvements as defined in and for the purposes of
            Paragraph VIII,B of the Lease.

            C. RESPONSIBILITY FOR IMPROVEMENTS TO SECOND EXPANSION SPACE.
            Landlord shall submit the plans for the initial improvements to the
            Second Expansion Space for competitive bid to at least three (3)
            contractors approved by Landlord. Landlord shall enter into a direct
            contract for the initial improvements to the Second Expansion Space
            with the general contractor with the lowest bid, unless Instructed
            otherwise by Tenant. Tenant shall devote such time in consultation
            with Landlord or Landlord's architect as may be required to provide
            all information Landlord deems necessary in order to enable Landlord
            to complete, and obtain Tenant's written approval of, the plans for
            the initial improvements to the Second Expansion Space on or before
            May 5, 1997. All plans for the initial improvements to the Second
            Expansion Space shall be subject to Landlord's consent, which
            consent shall not be unreasonably withheld. If the cost of such
            improvements exceeds the Second Expansion Improvement Allowance,
            then prior to commencing any construction of improvements to the
            Second Expansion Space, Landlord shall submit to Tenant a written
            estimate setting forth the anticipated cost, including but not
            limited to the cost of space planning, design and related
            architectural and engineering services, labor and materials,
            contractor's fees, and permit fees.

                                        3

<PAGE>

            Within a reasonable time thereafter, Tenant shall either notify
            Landlord in writing of its approval of the cost estimate or specify
            its objections thereto and any desired changes to the proposed
            improvements. In the event Tenant notifies Landlord of such
            objections and desired changes, Tenant shall work with Landlord to
            reach a mutually acceptable alternative cost estimate.

      VI. EARLY ACCESS TO SECOND EXPANSION SPACE. Landlord shall permit Tenant
or its agents or laborers to enter the Second Expansion Space at Tenant's sole
risk approximately ten (10) days prior to the Second Expansion Effective Date
pursuant to Article III.D. of the Lease. During any period that Tenant shall be
permitted to enter the Second Expansion Space prior to the Second Expansion
Effective Date (e.g., to perform alterations or improvements or to install
furniture or cabling), Tenant shall comply with all terms and provisions of the
Lease, except those provisions requiring payment of Base Rental or Additional
Base Rental as to the Second Expansion Space. If Tenant takes possession of the
Second Expansion Space prior to the Second Expansion Effective Date for any
reason whatsoever (other than the performance of work in the Second Expansion
Space with Landlord's prior approval), such possession shall be subject to all
the terms and conditions of the Lease and this Amendment, and Tenant shall pay
Base Rental and Additional Base Rental as applicable to the Second Expansion
Space to Landlord on a per diem basis for each day of occupancy prior to the
Second Expansion Effective Date.

      VII. PARKING. From and after the Second Expansion Effective Date, the
number of unreserved parking spaces Tenant shall be entitled to use shall be
increased from an aggregate of thirty-eight (38) to an aggregate of forty-two
(42), The additional four (4) unreserved parking spaces shall be used by Tenant
on the same terms and conditions as the Parking Agreement attached to the First
Amendment as Exhibit B.

      VIII. OTHER PERTINENT PROVISIONS. Paragraphs 3.A, B, C, D, E, F, G and I
of Exhibit E (Additional Terms) to the Lease are deleted in their entirety and
are of no further force and effect.

      IX. MISCELLANEOUS.

            A. This Amendment sets forth the entire agreement between the
            parties with respect to the matters set forth herein. There have
            been no additional oral or written representations or agreements.

            B. Except as herein modified or amended, the provisions, conditions
            and terms of the Lease shall remain unchanged and in full force and
            effect.

            C. In the case of any inconsistency between the provisions of the
            Lease and this Amendment, the provisions of this Amendment shall
            govern and control.

            D. Submission of this Amendment by Landlord is not an offer to enter
            into this Amendment but rather is a solicitation for such an offer
            by Tenant. Landlord shall not be bound by this Amendment until
            Landlord has executed and delivered the same to Tenant.

            E. The capitalized terms used in this Amendment shall have the same
            definitions as set forth in the Lease to the extent that such
            capitalized terms are defined therein and not redefined in this
            Amendment.

            F. Tenant hereby represents to Landlord that Tenant has dealt with
            no broker, other than Aegis Corporate Services ("Tenant's Broker")
            and Landlord's Broker in connection with this Amendment. Tenant
            agrees to indemnify and hold Landlord and Landlord Related Parties
            harmless from all claims of any other broker(s) claiming to have
            represented Tenant in connection with this Amendment. Landlord
            agrees to indemnify and hold Tenant harmless from all claims of any
            broker claiming to have represented Landlord in connection with this
            Amendment.

                                        4

<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

                                     LANDLORD: ZML-2010 IRVINE LIMITED
                                     PARTNERSHIP, a Delaware limited partnership

                                     BY: EQUITY OFFICE HOLDINGS, LLC, as
                                     agent

                                     BY: /s/ Peter H. Adams
                                         ---------------------------------------

                                     Name. PETER H. ADAMS

                                     Title: VICE PRESIDENT

                                     Date: 5-20-97

                                     TENANT: PEOPLESOFT, INC., a Delaware
                                     corporation

                                     By: /s/ Ronald E.F. Codd
                                         ---------------------------------------

                                     Name: Ronald E.F. Codd
                                     Title: Senior Vice President and
                                            Chief Financial Officer

                                     Date: 5-7-97

                                        5

<PAGE>

                                                       Temporary Expansion As-Is

                                 THIRD AMENDMENT

      This Third Amendment (the "Amendment") is made and entered into as of the
1st day of Nov. 1997, by and between EOP-2010 Irvine, L.L.C., a Delaware limited
liability company doing business as EOP-2010 Irvine, LLC, a Delaware limited
liability company as beneficiary of land trust dated June 5, 1997 and known as
Sheli Z. Rosenberg Trust No. 2010 ("Landlord") and Peoplesoft, Inc., a Delaware
corporation ("Tenant").

                                   WITNESSETH

A.    WHEREAS, Landlord (as successor in interest to ZML-2010 Irvine Limited
      Partnership) and Tenant are parties to that certain lease dated the 6th
      day of October, 1995, for space currently containing approximately 17,513
      rentable square feet described as Suite No(s) 410, 450, 460, 470 and 480
      on the fourth (4th) floor (the "Original Premises") of the building
      commonly known as 2010 Main Plaza and the address of which is 2010 Main
      Street, Irvine, California (the "Building"), which lease has been
      previously amended by First Amendment dated February 10, 1997, Second
      Amendment dated May 20, 1997 and Commencement Letter dated July 1, 1997
      (collectively, the "Lease"); and

B.    WHEREAS, Tenant has requested that additional space known as Suite No. 560
      containing approximately 1,559 rentable square feet on the fifth (5th)
      floor of the Building shown on Exhibit A hereto (the "Third Expansion
      Space") be added to the Original Premises on a temporary basis and that
      the Lease be appropriately amended (throughout the Third Expansion Space
      Term [defined below], the Original Premises and Third Expansion Space
      sometimes collectively are referred to as the "Premises"), and Landlord is
      willing to do the same on the terms and conditions hereinafter set forth;

      NOW, THEREFORE, in consideration of the mutual covenants and agreements
      herein contained and other good and valuable consideration, the receipt
      and sufficiency of which are hereby acknowledged, Landlord and Tenant
      agree as follows:

      I.    EXPANSION AND EFFECTIVE DATE.

            A.    Effective as of the Third Expansion Effective Date (as
                  hereinafter defined), the Premises is temporarily increased
                  from 17,513 rentable square feet on the fourth (4th) floor to
                  19,072 rentable square feet on the fourth (4th) and fifth
                  (5th) floor(s) by the addition of the Third Expansion Space.
                  The lease term for the Third Expansion Space (the "Third
                  Expansion Space Term") shall commence on the Third Expansion
                  Effective Date and end on July 31, 1998, unless sooner
                  terminated pursuant to the terms of the Lease (the "Third
                  Expansion Termination Date"). The Third Expansion Space is
                  subject to all the terms and conditions of the Lease except as
                  expressly modified herein and except that Tenant shall not be
                  entitled to receive any allowances, abatement or other
                  financial concession granted with respect to the Original
                  Premises unless such concessions are expressly provided for
                  herein with respect to the Third Expansion Space.

            B.    The Third Expansion Effective Date shall be November 1, 1997.

      II.   MONTHLY BASE RENTAL.

            In addition to Tenant's obligation to pay Base Rental for the
            Original Premises, during the Third Expansion Space Term, Tenant
            shall pay Landlord the sum of Two Thousand Five Hundred Seventy Two
            and 35/100 Dollars ($2,572.35) per month as Base Rental for the
            Third Expansion Space payable on or before the first day of each
            month during the period beginning on the Third Expansion Effective
            Date and ending on the Third Expansion Termination Date.

                                        1
<PAGE>

III.  ADDITIONAL SECURITY DEPOSIT.

      INTENTIONALLY OMITTED.

IV.   TENANT'S PRO RATA SHARE.

      (i)   Tenant shall not be obligated to pay its Pro Rata Share of Basic
            Costs with respect to the Third Expansion Space, it being understood
            that such sum is included in the Base Rental payable with respect to
            the Third Expansion Space; provided, however, the foregoing shall
            not affect Tenant's obligation to pay its Pro Rata Share of Basic
            Costs with respect to the Original Premises as provided in the
            Lease.

V.    IMPROVEMENTS TO THIRD EXPANSION SPACE.

      A.    AS-IS. Tenant has inspected the Third Expansion Space and agrees to
            accept the same "as is" without any agreements, representations,
            understandings or obligations on the part of Landlord to perform any
            alterations, repairs or improvements. Tenant shall vacate the Third
            Expansion Space on or prior to the Third Expansion Termination Date
            and deliver up the Third Expansion Space to Landlord in as good
            condition as the Third Expansion Space was delivered to Tenant,
            ordinary wear and tear excepted.

      B.    COST OF IMPROVEMENTS TO THIRD EXPANSION SPACE. Any construction,
            alterations or improvements made to the Third Expansion Space shall
            be made at Tenant's sole cost and expense.

      C.    RESPONSIBILITY FOR IMPROVEMENTS TO THIRD EXPANSION SPACE. Any
            construction, alterations or improvements to the Third Expansion
            Space shall be performed by Tenant using contractors selected by
            Tenant and approved by Landlord and shall be governed in all
            respects by the provisions of Article X of the Lease. In any and all
            events, the Third Expansion Effective Date shall not be postponed or
            delayed if the initial improvements to the Third Expansion Space are
            incomplete on the Third Expansion Effective Date for any reason
            whatsoever. Any delay in the completion of initial improvements to
            the Third Expansion Space shall not subject Landlord to any
            liability for any loss or damage resulting therefrom.

VI.   EARLY ACCESS TO THIRD EXPANSION SPACE. During any period that Tenant shall
      be permitted to enter the Third Expansion Space prior to the Third
      Expansion Effective Date (e.g., to perform alterations or improvements, if
      any), Tenant shall comply with all terms and provisions of the Lease,
      except those provisions requiring payment of Base Rental as to the Third
      Expansion Space. If Tenant takes possession of the Third Expansion Space
      prior to the Third Expansion Effective Date for any reason whatsoever
      (other than the performance of work in the Third Expansion Space with
      Landlord's prior approval), such possession shall be subject to all the
      terms and conditions of the Lease and this Amendment, and Tenant shall pay
      Base Rental as applicable to the Third Expansion Space to Landlord on a
      per diem basis for each day of occupancy prior to the Third Expansion
      Effective Date.

VII.  HOLDOVER. If Tenant should holdover in the Third Expansion Space after
      expiration or earlier termination of the Third Expansion Space Term, any
      remedies available to Landlord as a consequence of such holdover contained
      in Article XXIX of the Lease or otherwise shall be applicable, but only
      with respect to the Third Expansion Space and shall not be deemed
      applicable to the Original Premises unless and until Tenant holds over in
      the Original Premises after expiration or earlier termination of the Lease
      Term.

VIII. OTHER PERTINENT PROVISIONS. Landlord and Tenant agree that, effective as
      of the date hereof, the Lease shall be amended in the following additional
      respects:

                                        2

<PAGE>

      Parking. During the Third Expansion Space Term, the number of unreserved
      parking spaces Tenant shall be entitled to use shall be increased form an
      aggregate of forty-two (42) to an aggregate of forty-eight (48). The
      additional six (6) unreserved parking spaces shall be used by Tenant on
      the same terms and conditions as the Parking Agreement attached the First
      Amendment as Exhibit B; provided, however, the amount to which Landlord's
      current monthly parking charge of $55.00 is reduced is $50.00 as to the
      additional six (6) unreserved parking spaces for the Third Expansion Space
      Term.

IX.   POSSESSION. Landlord agrees to deliver possession of the Third Expansion
      Space to Tenant on November 1, 1997. Landlord and Tenant further agree
      that should Landlord not deliver possession of the Third Expansion Space
      to Tenant on or before November 15, 1997, Tenant shall have the right to
      terminate the Lease as to only the Third Expansion Space by written notice
      to Landlord on or before November 20, 1997 whereupon neither Landlord nor
      Tenant shall have any further obligation to one another concerning the
      Third Expansion Space.

X.    MISCELLANEOUS.

      A.    This Amendment sets forth the entire agreement between the parties
            with respect to the matters set forth herein. There have been no
            additional oral or written representations or agreements. Under no
            circumstances shall Tenant be entitled to any Rent abatement,
            improvement allowance, leasehold improvements, or other work to the
            Premises, or any similar economic incentives that may have been
            provided Tenant in connection with entering into the Lease, unless
            specifically set forth in this Amendment

      B.    Except as herein modified or amended, the provisions, conditions and
            terms of the Lease shall remain unchanged and in full force and
            effect.

      C.    In the case of any inconsistency between the provisions of the Lease
            and this Amendment, the provisions of this Amendment shall govern
            and control.

      D.    Submission of this Amendment by Landlord is not an offer to enter
            into this Amendment but rather is a solicitation for such an offer
            by Tenant. Landlord shall not be bound by this Amendment until
            Landlord has executed and delivered the same to Tenant.

      E.    The capitalized terms used in this Amendment shall have the same
            definitions as set forth in the Lease to the extent that such
            capitalized terms are defined therein and not redefined in this
            Amendment.

      F.    Tenant hereby represents to Landlord that Tenant has dealt with no
            broker in connection with this Amendment. Tenant agrees to indemnify
            and hold Landlord and the Landlord Related Parties harmless from all
            claims of any brokers claiming to have represented Tenant in
            connection with this Amendment. Landlord hereby represents to Tenant
            that Landlord has dealt with no broker in connection with this
            Amendment. Landlord agrees to indemnify and hold Tenant and the
            Tenant Related Parties harmless from all claims of any brokers
            claiming to have represented Landlord in connection with this
            Amendment.

                                        3

<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

                                      LANDLORD:

                                      EOP-2010 IRVINE, L.L.C., A DELAWARE
                                      LIMITED LIABILITY COMPANY DOING BUSINESS
                                      AS EOP-2010 IRVINE, LLC, A DELAWARE
                                      LIMITED LIABILITY COMPANY, AS
                                      BENEFICIARY OF LAND TRUST DATED JUNE
                                      5,1997 AND KNOWN AS SHELL Z. ROSENBERG
                                      TRUST NO. 2010

                                      BY: EOP Operating Limited Partnership, a
                                          Delaware limited partnership, its
                                          managing member

                                          By: Equity Office Properties
                                          Trust,

                                              a Maryland real estate
                                              investment trust, its managing
                                              general partner

                                      By: /s/ Peter H. Adams
                                          ------------------------------------
                                      Name: PETER H. ADAMS

                                      Title: VICE PRESIDENT

                                      TENANT: PEOPLESOFT, INC. a Delaware
                                      corporation

                                      By: Ronald. E.F. Codd
                                          ------------------------------------
                                      Name: RONALD E.F. CODD
                                            Sr. V.P. Finance and Administration

                                      Title: Chief Financial Officer

                                        4

<PAGE>

                                    EXHIBIT A

                              Third Expansion Space

                            [THIRD EXPANSION SPACE]

                                        5

<PAGE>

                                FOURTH AMENDMENT

            This Fourth Amendment (the "Amendment") is made and entered into as
of the 30th day of April, 1998, by and between EOP-2010 IRVINE, L.L.C., a
Delaware limited liability company, doing business in California as EOP-2010
IRVINE, LLC, a Delaware limited liability company, as beneficiary of land trust
dated June 5, 1997 and known as Shell Z. Rosenberg Trust No, 2010 ("Landlord"),
and PEOPLESOFT USA, INC., a Delaware corporation ("Tenant").

                                   WITNESSETH

            A. WHEREAS, Landlord (as successor in interest to ZML-2010 Irvine
Limited Partnership) and Tenant (as successor-in-interest to Peoplesoft, Inc.)
are parries 10 that certain lease dated the 6th day of October, 1995, for space
currently containing approximately 19,072 rentable square feet consisting of (a)
17,513 rentable square feel (the "Original Premises") described as Suite Nos,
410, 450, 460, 470 and 480 on the fourth (4th) floor, and (b) temporary space
containing 1,559 rentable square feet (the "Third Expansion Space", as more
fully described in the Third Amendment) described as Suite No. 560 on the fifth
(5th) floor of the building commonly known as 2010 Main Plaza and the address of
which is 2010 Main Street, Irvine, California (the "Building"), which lease has
been previously amended by Commencement Letter dated January 22, 1996, First
Amendment dated February 10, 1997, Second Amendment dated May 20, 1997,
Commencement Letter dated July 1, 1997, Third Amendment dated November 1, 1997
and an Assignment and Assumption dated April 14, 1998, (collectively, the
"Lease"); and

            B. WHEREAS, Tenant desires to terminate the temporary expansion as
to the Third Expansion Space and lease same on a longer term basis as a portion
of the Fourth Expansion Space (as hereinafter defined), and that the Lease be
appropriately amended, and Landlord is willing to do the same on the terms and
conditions set forth below;

            C. WHEREAS, Tenant has requested that additional space known as
Suite No. 550 containing approximately 11,292 rentable square feet on the fifth
(5th) floor of the Building shown on Exhibit A hereto (the "Fourth Expansion
Space") be added to the Original Premises and that the Lease be appropriately
amended and Landlord is willing to do the same on the terms and conditions set
forth below;

            D. WHEREAS, the Lease by its terms shall expire on November 30, 2000
("Prior Termination Date") (except as to the Third Expansion Space) and the
parties desire to extend the Lease Term, all on the terms and conditions set
forth below;

            NOW, THEREFORE, in consideration of the mutual covenants and
agreements herein contained and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant
agree as follows:

II. Termination of Third Expansion Space. Effective as of the day prior to the
Fourth Expansion Effective Date (as hereinafter defined) (the "Early Third
Expansion Termination Date"), the Third Expansion Space is terminated and the
Third Expansion Space Term (as defined in Section I of the Third Amendment)
shall expire with the same force and effect as if the Third Expansion Space Term
was, by the provisions thereof, fixed to expire on the Early Third Expansion
Termination Date. As Tenant will remain in occupancy of the Third Expansion
Space following the Third Expansion Termination Date (given that the Third
Expansion Space will be a part of the Fourth Expansion Space), Tenant will have
no obligation to perform restoration work within the Third Expansion Space on or
before the, Third Expansion Termination Date; the foregoing shall not be
construed to waive any right on the part of Landlord to require restoration of
the Fourth Expansion Space upon the Extended Termination Date (defined below).

<PAGE>

III. Expansion. Effective as of the Fourth Expansion Effective Date as
hereinafter defined), the Premises, as defined in the Lease, is increased from
17,513 rentable square feet on the fourth (4th) floor to 28,805 rentable square
feet on the fourth (4th) and fifth (5th) floors by the addition of the Fourth
Expansion Space, and from and after the Fourth Expansion Effective Date, the
Original Premises and the Fourth Expansion Space, collectively, shall be deemed
the Premises, as defined in the Lease. The lease term for the Fourth Expansion
Space shall commence on the Fourth Expansion Effective Date and end on the
Extended Termination Date. Tenant's occupancy of the Fourth Expansion Space and
Tenant's occupancy of the Original Premises during the Extended Term are subject
to all the terms and conditions of the Lease except as expressly modified herein
and except that Tenant shall not be entitled to receive any allowances,
abatements or other financial concessions or economic incentives previously
granted with respect to the Original Premises unless such concessions are
expressly provided for herein.

      A. The Fourth Expansion Effective Date shall be the day that is sixty (60)
days after mutual execution of this Amendment by Landlord and Tenant (sixty [60]
days after mutual execution of this Amendment by Landlord and Tenant is
currently estimated to be June 15, 1998, which is referred to herein as the
"Target Fourth Expansion Effective Date").

      B. The Fourth Expansion Effective Date shall be delayed only as to such
portion thereof not already occupied by Tenant to the extent that Landlord fails
to deliver possession of the Fourth Expansion Space for any reason, including
but not limited to, holding over by prior occupants. Any such delay in the
Fourth Expansion Effective Date shall not subject Landlord to any liability for
any loss or damage resulting therefrom. If the Fourth Expansion Effective Date
is delayed, the Extended Termination Date (as hereinafter defined) shall not be
similarly extended.

IV. Extension. The Lease Term for the Original Premises and the Fourth Expansion
Space is hereby extended for a period of six (6) months and fourteen (14) days
and shall expire on June 14, 2001 ("Extended Termination Date"), unless sooner
terminated in accordance with the terms of the Lease. That portion of the Lease
Term commencing the day immediately following the Prior Termination Date
("Extension Date") and ending on the Extended Termination Date shall be referred
to herein as the "Extended Term".

V.    Monthly Base Rental.

      A. Third Expansion Space Through Early Third Expansion Termination Date.
The Base Rental and all other charges under the Lease shall be payable as
provided in the Third Amendment with respect to the Third Expansion Space
through and including the Early Third Expansion Termination Date.

      B. Original Premises Through Prior Termination Date. The Base Rental,
Additional Base Rental and all other charges under the Lease shall be payable as
provided therein with respect to the Original Premises through and including the
Prior Termination Date.

      C. Original Premises From and After Extension Date. As of the Extension
Date, the schedule of monthly installments of Base Rental payable with respect
to the Original Premises during the Extended Term is the following:

      Tenant shall pay Landlord the sum of Two Hundred Fifty-Four Thousand Eight
Hundred Fourteen and 15/100 Dollars ($254,814.15) as Base Rental for the
Original Premises during the Extended Term, as follows:

            (i) six (6) equal monthly installments of Thirty-Nine Thousand Four
Hundred Four and 25/100 Dollars ($39,404.25) each payable on or before the first
day of each month during the period beginning December 1, 2000 and ending May
31, 2001; and

                                        2

<PAGE>

            (ii) one (1) monthly installment of Eighteen Thousand Three Hundred
Eighty-Eight and 65/100 Dollars ($18,388.65) payable on June 1, 2001 for the
period from June 1, 2001 and ending June 14, 2001.

      All such Base Rental shall be payable by Tenant in accordance with the
terms of Article V of the Lease.

      D. Fourth Expansion Space From Fourth Expansion Effective Date Through
Extended Termination Date. As of the Fourth Expansion Effective Date, the
schedule of monthly installments of Base Rental payable with respect to the
Fourth Expansion Space for the balance of the original Lease Term and the
Extended Term is the following:

      Tenant shall pay Landlord the sum of Nine Hundred Fourteen Thousand Six
Hundred Fifty-Two and No/100 Dollars ($914,652.00) as Base Rental for the
balance of the original Lease Term and the Extended Term, as follows:

            (i) one payment of Thirteen Thousand Five Hundred Fifty and 40/100
Dollars ($13,550.40) payable on June 1, 1998 for the period beginning June 15,
1998 and ending June 30, 1998;

            (ii) thirty-five (35) equal monthly installments of Twenty-Five
Thousand Four Hundred Seven and No/100 Dollars ($25,407.00) each payable on or
before the first day of each month during the period beginning July 1, 1998 and
ending May 31, 2001; and

            (iii) one payment of Eleven Thousand Eight Hundred Fifty-Six and
60/100 Dollars $11,856.60) payable on June 1, 2001 for the period beginning June
1, 2001 and ending June 14, 2001.

All such Base Rental shall be payable by Tenant in accordance with the terms of
Article V of the Lease.

Landlord and Tenant acknowledge that the foregoing schedule is based on the
assumption that the Fourth Expansion Effective Date is the Target Fourth
Expansion Effective Date. If the Fourth Expansion Effective Date is other than
the Target Fourth Expansion Effective Date, the schedule set forth above with
respect to the payment of any installment(s) of Base Rental for the Fourth
Expansion Space shall be appropriately adjusted on a per diem basis to reflect
the actual Fourth Expansion Effective Date and the actual Fourth Expansion
Effective Date shall be set forth in a confirmation letter to be prepared by
Landlord. However, the Extended Termination Date shall not be postponed as a
result of an adjustment of the Fourth Expansion Effective Date as provided
above.

VI. Additional Security Deposit. Intentionally Omitted.

VII. Tenant's Pro Rata Share. For the period commencing with the Fourth
Expansion Effective Date and ending on the Extended Termination Date, Tenant's
Pro Rata Share for the Fourth Expansion Space is four and two hundred two
ten-thousandths percent (4.0202%).

VIII. Basic Costs.

      A. Original Premises for the Extended Term. For the period commencing with
the Extension Date and ending on the Extended Termination Date, Tenant shall pay
for its Pro Rata Share of Basic Costs applicable to the Original Premises in
accordance with the terms of the Lease.

      B. Fourth Expansion Space From Fourth Expansion Effective Date Through
Extended Termination Date. For the period commencing with the Fourth Expansion
Effective

                                        3
<PAGE>

Date and ending on the Extended Termination Date, Tenant shall pay for its Pro
Rata Share of Basic Costs applicable to the Fourth Expansion Space in accordance
with the terms of the Lease, provided, however, during such period, the Base
Year for the computation of Tenant's Pro Rata Share of Basic Costs applicable to
the Fourth Expansion Space is 1998.

IX. Improvements to Fourth Expansion Space.

      A. Condition of Fourth Expansion Space. Tenant has inspected the Fourth
Expansion Space and agrees to accept the same "as is" without any agreements,
representations, understandings or obligations on the part of Landlord to
perform any alterations, repairs or improvements, except as may be expressly
provided otherwise in Article X (Repairs and Alterations) and Article XIV
(Casualty Damage) of the Lease or in this Amendment.

      B. Cost of Improvements to Fourth Expansion Space. Provided Tenant is not
in default, Tenant shall be entitled to receive an improvement allowance (the
"Fourth Expansion Improvement Allowance") in an amount not to exceed Twenty-Nine
Thousand Two Hundred Seventeen and No/100 Dollars ($29,217.00) (i.e., $3.00 per
usable square foot of the Fourth Expansion Space, and the usable square footage
of the Fourth Expansion Space is 9,739 usable square feet) to be applied toward
the cost of performing initial construction, alteration or improvement of the
Fourth Expansion Space, including but not limited to the cost of space planning,
design and related architectural and engineering services. In the event the
total cost of the initial improvements to the Fourth Expansion Space exceeds the
Fourth Expansion Improvement Allowance, Tenant shall pay for such excess within
thirty (30) days following Landlord's written demand. The entire unused balance
of the Fourth Expansion Improvement Allowance, if any, shall accrue to the sole
benefit of Landlord. Landlord shall pay such Fourth Expansion Improvement
Allowance directly to the contractors retained to perform the construction,
design or related improvement work to the Fourth Expansion Space. The
improvements to the Fourth Expansion Space constructed pursuant to this Article
VIII shall constitute "Leasehold Improvements" for the purposes of Section
VIII. B of the Lease.

      C. Responsibility for Improvements to Fourth Expansion Space. Landlord
shall submit the plans for the initial improvements of the Fourth Expansion
Space for competitive bid to at least three (3) contractors approved by Landlord
and shall enter into a direct contract for the initial improvements to the
Fourth Expansion Space with the general contractor submitting the lowest bid,
unless instructed otherwise by Tenant, selected by Landlord. Tenant shall devote
such time in consultation with Landlord or Landlord's architect as may be
required to provide all information Landlord deems necessary in order to enable
Landlord to complete, and obtain Tenant's written approval of, the plans for the
initial improvements to the Fourth Expansion Space in a timely manner. All plans
for the initial improvements to the Fourth Expansion Space shall be subject to
Landlord's consent, which consent shall not be unreasonably withheld. If the
cost of such improvements exceeds the Fourth Expansion Improvement Allowance,
then prior to commencing any construction of improvements to the Fourth
Expansion Space, Landlord shall submit to Tenant a written estimate setting
forth the anticipated cost, including but not limited to the cost of space
planning, design and related architectural and engineering services, labor and
materials, contractor's fees, and permit fees. Within a reasonable time
thereafter, Tenant shall either notify Landlord in writing of its approval of
the cost estimate or specify its objections thereto and any desired changes to
the proposed improvements. In the event Tenant notifies Landlord of such
objections and desired changes, Tenant shall work with Landlord to reach a
mutually acceptable alternative cost estimate.

X. Early Access to Fourth Expansion Space.

      A. Tenant shall be occupying, and paying Base Rental in accordance with
the Third Amendment on, the portion of the Fourth Expansion Space currently
known as the Third Expansion Space prior to the Fourth Expansion Effective Date.
Tenant acknowledges that the initial improvements to the Fourth Expansion Space
will be performed by Landlord in the

                                        4

<PAGE>

portion of the Fourth Expansion Space currently known as the Third Expansion
Space while Tenant is occupying the Third Expansion Space. Landlord and Tenant
agree to cooperate with each other in order to enable the initial improvements
to be performed in a timely manner and with as little inconvenience to the
operation of Tenant's business as is reasonably possible. Such cooperation shall
include without limitation the scheduling of the work of improvements so that
such work is performed on a "phased" basis (if Tenant so elects), and Tenant's
removal, at Tenant's cost, of Tenant's equipment, personal property and
personnel from areas scheduled for performance of the work.

      B. During any period that Tenant shall be permitted to enter the Fourth
Expansion Space (except for the portion of the Fourth Expansion Space currently
known as the Third Expansion Space) prior to the Fourth Expansion Effective Date
(e.g., to perform alterations or improvements or to install furniture or
cabling), Tenant shall comply with all terms and provisions of the Lease, except
those provisions requiring payment of Base Rental or Additional Base Rental as
to the Fourth Expansion Space (except for the portion of the Fourth Expansion
Space currently known as the Third Expansion Space). If Tenant takes possession
of the Fourth Expansion Space (except for the portion of the Fourth Expansion
Space currently known as the Third Expansion Space) prior to the Fourth
Expansion Effective Date for any reason whatsoever (other than the performance
of work in the Fourth Expansion Space with Landlord's prior approval), such
possession shall be subject to all the terms and conditions of the Lease and
this Amendment, and Tenant shall pay Base Rental and Additional Base Rental as
applicable to the Fourth Expansion Space (except for the portion of the Fourth
Expansion Space currently known as the Third Expansion Space) to Landlord on a
per diem basis for each day of occupancy prior to the Fourth Expansion Effective
Date in accordance with this Amendment.

XI. Parking.

      A. Additional Parking Through Prior Termination Date. Effective as of the
Fourth Expansion Effective Date and ending on the Prior Termination Date, Tenant
shall be entitled to use an additional thirty-nine (39) unreserved parking
spaces. The additional thirty-nine (39) unreserved parking spaces shall be used
by Tenant on the same terms and conditions as the Parking Agreement attached to
the First Amendment as Exhibit B; provided, however, the amount to which
Landlord's current monthly parking charge of $55.00 is reduced is $50.00 as to
the additional thirty-nine (39) unreserved parking spaces as of the Fourth
Expansion Effective Date.

      B. Parking From and After Extension Date. Effective as of the Extension
Date and ending on the Extended Termination Date, Tenant shall be entitled to
use an aggregate of one hundred one (101) unreserved parking spaces. The one
hundred one (101) unreserved parking spaces shall be used by Tenant on the same
terms and conditions as the Parking Agreement attached to the First Amendment as
Exhibit B; provided, however, the amount to which Landlord's current monthly
parking charge of $55.00 is reduced is $50.00 as to the one hundred one (101)
unreserved parking spaces as of the Extension Date.

XII. Other Pertinent Provisions. Landlord and Tenant agree that, effective as of
the date hereof (unless different effective dates are specifically referenced in
this Section), the Lease shall be amended in the following additional respects:

      1. Notices. Article I.A.6. of the Lease is hereby amended to reflect that
the Notice Addresses for Landlord are as follows:

         c/o Equity Office Properties Trust
         1920 Main Street
         Suite No. 350
         Irvine, California 92614
         Attention: Building Manager

                                       5
<PAGE>

         With a copy to Landlord:

         c/o Equity Office Properties Trust
         Two North Riverside Plaza
         Suite 2200
         Chicago, Illinois 60606
         Attention: General Counsel for Property Operations

         Payments of Rent only shall be made payable to the order of:
         EQUITY OFFICE PROPERTIES

         at the following address:

         EOP Operating Limited Partnership
         DBA 2010 Main Plaza
         Department #8799
         Los Angeles, CA 90084-8799

XIII. Miscellaneous.

      A. This Amendment sets forth the entire agreement between the parties with
respect to the matters set forth herein. There have been no additional oral or
written representations or agreements.

      B. Except as herein modified or amended, the provisions, conditions and
terms of the Lease shall remain unchanged' and in full force and effect.

      C. In the case of any inconsistency between the provisions of the Lease
and this Amendment, the provisions of this Amendment shall govern and control.

      D. Submission of this Amendment by Landlord is not an offer to enter into
this Amendment but rather is a solicitation for such an offer by Tenant.
Landlord shall not be bound by this Amendment until Landlord has executed and
delivered the same to Tenant.

      E. The capitalized terms used in this Amendment shall have the same
definitions as set forth in the Lease to the extent that such capitalized terms
are defined therein and not redefined in this Amendment.

      F. Tenant hereby represents to Landlord that Tenant has dealt with no
broker other than Griggs Resource Group in connection with this Amendment.
Tenant agrees to indemnify and hold Landlord, its members, principals,
beneficiaries, partners, officers, directors, employees, mortgagee(s) and
agents, and the respective principals and members of any such agents
(collectively, the "Landlord Related Parties") harmless from all claims of any
brokers other than Griggs Resource Group claiming to have represented Tenant in
connection with this Amendment. Landlord hereby represents to Tenant that
Landlord has dealt with no broker in connection with this Amendment. Landlord
agrees to indemnify and hold Tenant, its members, principals, beneficiaries,
partners, officers, directors, employees, and agents, and the respective
principals and members of any such agents (collectively, the "Tenant Related
Parties") harmless from all claims of any brokers claiming to have represented
Landlord in connection with this Amendment.

                                       6
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

      LANDLORD:                           EOP-2010  IRVINE, L.L.C.,  a Delaware
                                          limited liability company, doing
                                          business in California as EOP-2010
                                          IRVINE, LLC, a Delaware limited
                                          liability company, as beneficiary of
                                          land trust dated June 5, 1997 and
                                          known as Sheli Z, Rosenberg Trust No,
                                          2010

                                                 By: EOP Operating Limited
                                           Partnership, a Delaware limited
                                           partnership, its sole member

                                                 By: Equity Office Properties
                                           Trust, a Maryland real estate
                                           investment trust, its managing
                                           general partner

                                           By: Peter H. Adams
                                               ------------------------

                                           Name: Peter H. Adams

                                           Title: Senior Vice President

WITNESS/ATTEST:                            TENANT: PEOPLESOFT USA, INC., a
                                           Delaware corporation

/s/ Barbara Brown                          By: Alfred J. Castino
-----------------------------                  ------------------------

Name: Barbara Brown                        Name: ALFRED J. CASTINO

Title: Lease Administrator                 Title: V.P. FINANCE

                                       7
<PAGE>

                                    EXHIBIT A

                                   Floor Plan

                  showing Fourth Expansion Space consisting of
              11,292 rentable square feet on the fifth (5th) floor

                  [FLOOR PLAN SHOWING FOURTH EXPANSION SPACE]

                                        1
<PAGE>

                                    EXHIBIT A

                                Suite No(s): 410
         Rentable Area of the Second Expansion Space: 1,104 square feet
              Target Second Expansion Effective Date: July 1, 1997
                       Termination Date: November 30, 2000

                 [RENTABLE AREA OF THE SECOND EXPANSION SPACE]

                                        6
<PAGE>

                                 FIFTH AMENDMENT

      THIS FIFTH AMENDMENT (THE "Amendment") is made and entered into as of the
15th day of June, 1999, By and between EOP-2010 IRVINE, L.L.C., A DELAWARE
LIMITED LIABILITY COMPANY, AS BENEFICIARY OF LAND TRUST DATED JUNE 5, 1997 AND
KNOWN AS SHELI Z. ROSENBERG TRUST NO. 2010 ("Landlord"), and PEOPLESOFT USA,
INC., a delaware corporation ("Tenant").

                                   WITNESSETH

A.    WHEREAS, Landlord (as successor in interest to ZML-2010 Irvine Limited
      Partnership) and Tenant (as successor in interest to Peoplesoft, inc.) are
      parties to that certain lease dated the 6th day of October, 1995, for
      space currently containing approximately 28,805 rentable square feet (the
      "Premises") described as Suite Nos. 410, 450, 460, 470, 480 and 550 on the
      fourth (4th) and fifth (5th) floors of the building commonly known as 2010
      Main Plaza and the address of which is 2010 Main Street, Irvine,
      California (the "Building"), which lease has been previously amended and
      assigned by a First Amendment dated February 10, 1997, a Second Amendment
      dated May 20, 1997, a Third Amendment dated November 1, 1997, an
      Assignment and Assumption of Lease dated April 14, 1998, a Fourth
      Amendment dated April 30, 1998 and two commencement letters dated January
      22, 1996 and July 1, 1997 (collectively, the "Lease"); and

B.    WHEREAS, Tenant and Landlord mutually desire that the Lease be amended on
      and subject to the terms and conditions hereinafter set forth;

      NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant agree as
follows:

I.    ROOF SPACE DISH/ANTENNA.

      A.    Tenant shall have the right, in consideration for payments of Two
            Hundred Fifty and 00/100 Dollars ($250.00) per month (the
            "Dish/Antenna Payments"), to lease space on the roof of the Building
            for the purpose of installing (in accordance with Section X.B of the
            Lease), operating and maintaining a forty-eight inch (48")
            Dish/Antenna and ancillary improvements necessary for operation of
            the Dish/Antenna or other communication device approved by Landlord
            (the "Dish/Antenna"). The Dish/Antenna Payments shall constitute
            Additional Base Rental under the terms of the Lease and Tenant shall
            be required to make these payments in strict compliance with the
            terms of Section V of the Lease. The exact location of the space on
            the roof to be leased by Tenant shall be designated by Landlord and
            shall not exceed twenty-eight (28) square feet (the "Roof Space").
            Landlord reserves the right to relocate the Roof Space as reasonably
            necessary during the Lease Term. Landlord's designation shall take
            into account Tenant's use of the Dish/Antenna. Notwithstanding the
            foregoing, Tenant's right to install the Dish/Antenna shall be
            subject to the reasonable approval rights of Landlord and Landlord's
            architect and/or engineer with respect to the plans and
            specifications of the Dish/Antenna, the manner in which the
            Dish/Antenna is attached to the roof of the Building and the manner
            in which any cables are run to and from the Dish/Antenna. The
            precise specifications and a general description of the Dish/Antenna
            along with all documents Landlord reasonably requires to review the
            installation of the Dish/Antenna (the "Plans and Specifications")
            shall be submitted to Landlord for Landlord's reasonable written
            approval no later than twenty (20) days before Tenant commences to
            install the Dish/Antenna. Tenant shall be solely responsible for
            obtaining all necessary governmental and regulatory approvals and
            for the cost of installing, operating, maintaining and removing the
            Dish/Antenna. Tenant shall notify Landlord upon completion of the
            installation of the Dish/Antenna. If Landlord reasonably determines
            that the Dish/Antenna equipment does not comply with the approved
            Plans and Specifications, that the Building has been damaged during
            installation of the Dish/Antenna or that the installation was
            defective, Landlord shall notify Tenant of any noncompliance or
            detected problems and Tenant shall cure the defects within ten (10)
            days; provided, that in the event Tenant's failure to cure creates a
            hazardous condition or will result in interference with other
            telecommunications users at the Building, the noncompliance or
            detected

                                        1
<PAGE>

            problem(s) must be cured immediately. If Tenant fails to immediately
            cure the defects within the applicable period set forth in the
            immediately preceding sentence, Tenant shall pay to Landlord upon
            demand the cost, as reasonably determined by Landlord, of correcting
            any defects and repairing any damage to the Building caused by such
            installation. If at any time Landlord, in its sole discretion, deems
            it necessary, Tenant shall provide and Install, at Tenant's sole
            cost and expense, appropriate aesthetic screening, reasonably
            satisfactory to Landlord, for the Dish/Antenna (the "Aesthetic
            Screening"). Notwithstanding the foregoing to the contrary, Tenant
            shall have no obligation to provide and/or install any Aesthetic
            Screening so long as the type, size and configuration of the
            Dish/Antenna is not altered or modified from the initial type, size
            and configuration of the Dish/Antenna originally approved by
            Landlord hereunder.

      B.    Landlord agrees that Tenant, upon reasonable prior written notice to
            Landlord, shall have access to the roof of the Building and the Roof
            Space for the purpose of installing, maintaining, repairing and
            removing the Dish/Antenna, the appurtenances and the Aesthetic
            Screening, if any, all of which shall be performed by Tenant or
            Tenant's authorized representative or contractors, which shall be
            reasonably approved by Landlord, at Tenant's sole cost and risk, It
            is agreed, however, that only authorized engineers, employees or
            properly authorized contractors of Tenant, FCC inspectors, or
            persons under their direct supervision will be permitted to have
            access to the roof of the Building and the Roof Space. Tenant
            further agrees to exercise firm control over the people requiring
            access to the roof of the Building and the Roof Space in order to
            keep to a minimum the number of people having access to the roof of
            the Building and the Roof Space and the frequency of their visits.

      C.    It is further understood and agreed that the installation,
            maintenance, operation and removal of the Dish/Antenna, the
            appurtenances and the Aesthetic Screening, if any, is not permitted
            to damage the Building or the roof thereof, or materially interfere
            with the use of the Building and roof by Landlord. Tenant agrees to
            be responsible for any damage caused to the roof or any other part
            of the Building, which may be caused by Tenant or any of its agents
            or representatives.

      D.    Tenant agrees to install only equipment of types and frequencies
            which will not cause unreasonable and material interference to
            Landlord or existing tenants of the Building. In the event Tenant's
            equipment causes such unreasonable and material interference, Tenant
            will change the frequency on which it transmits and/or receives and
            take any other steps necessary to eliminate the interference. If
            said interference cannot be eliminated within a reasonable period of
            time, in the reasonable judgment of Landlord, then Tenant agrees to
            remove the Dish/Antenna from the Roof Space, in the event Landlord
            causes or permits another tenant or licensee at the Building to
            cause unreasonable, material interference with Tenant's use of the
            Dish/Antenna, Landlord shall use its reasonable efforts to eliminate
            the interference within 15 days after written notice from Tenant. In
            the event Landlord is unable to eliminate such interference within
            such 15 day period, Tenant, as Tenant's sole and exclusive remedy,
            shall have the right to terminate Tenant's rights and obligations
            under this Amendment with respect to the Dish/Antenna (the
            "Dish/Antenna Termination") by providing written notice of such
            termination to Landlord. In such event, Tenant shall remove the
            Dish/Antenna in accordance with the terms hereof, and neither
            Landlord nor Tenant shall have any further obligation to each other
            with respect to the Dish/Antenna and the terms of this Amendment
            only for the period from and after the later to occur of (a) the
            Dish/Antenna Termination and (b) Tenant's removal of the
            Dish/Antenna as provided herein. Such termination shall not affect
            any other terms and conditions of the Lease.

      E.    Tenant shall, at its sole cost and expense, and at its sole risk,
            install, operate and maintain the Dish/Antenna in a good and
            workmanlike manner, and in compliance with all Building, electric,
            communication, and safety codes, ordinances, standards, regulations
            and requirements, now in effect or hereafter promulgated, of the
            Federal Government, including, without limitation, the Federal
            Communications Commission (the "FCC"), the Federal Aviation
            Administration ("FAA") or any successor agency of either the FCC or
            FAA having

                                       2
<PAGE>

            jurisdiction over radio or telecommunications, and of the state,
            city and county in which the Building is located. Under the Lease,
            Landlord and its agents assume no responsibility for the licensing,
            operation and/or maintenance of Tenant's equipment. Tenant has the
            responsibility of carrying out the terms of its FCC license in all
            respects. The Dish/Antenna shall be connected to Landlord's power
            supply in strict compliance with all applicable Building,
            electrical, fire and safety codes. Neither Landlord nor its agents
            shall be liable to Tenant for any stoppages or shortages of
            electrical power furnished to the Dish/Antenna or the Roof Space
            because of any act, omission or requirement of the public utility
            serving the Building, or the act or omission of any other tenant,
            invitee or licensee or their respective agents, employees or
            contractors, or for any other cause beyond the reasonable control of
            Landlord, and Tenant shall not be entitled to any rental abatement
            for any such stoppage or shortage of electrical power. Neither
            Landlord nor its agents shall have any responsibility or liability
            for the conduct or safety of any of Tenant's representatives,
            repair, maintenance and engineering personnel while in or on any
            part of the Building or the Roof Space. Notwithstanding the
            foregoing, except as provided in Article XVII of the Lease, Tenant
            shall not be required to waive any claims against Landlord arising
            from the acts or omissions described in this Section I.E. where such
            loss or damage is due to Landlord's negligence.

      F.    The Dish/Antenna, the appurtenances and the Aesthetic Screening, if
            any, shall remain the personal property of Tenant, and shall be
            removed by Tenant at its own expense at the expiration or earlier
            termination of the Lease or Tenant's right to possession hereunder.
            Tenant shall repair any damage caused by such removal, including the
            patching of any holes to match, as closely as possible, the color
            surrounding the area where the equipment and appurtenances were
            attached. Tenant agrees to maintain all of Tenant's equipment placed
            on or about the roof or in any other part of the Building in proper
            operating condition and maintain same in satisfactory condition as
            to appearance and safety in Landlord's sole discretion. Such
            maintenance and operation shall be performed in a manner to avoid
            any material interference with any other tenants or Landlord. Tenant
            agrees that at all times during the Lease Term, it will keep the
            roof of the Building and the Roof Space free of all trash or waste
            materials produced by Tenant or Tenant's agents, employees or
            contractors.

      G.    In light of the specialized nature of the Dish/Antenna, Tenant shall
            be permitted to utilize the services of its choice for installation,
            operation, removal and repair of the Dish/Antenna, the appurtenances
            and the Aesthetic Screening, if any, subject to the reasonable
            approval of Landlord. Notwithstanding the foregoing, Tenant must
            provide Landlord with prior written notice of any such installation,
            removal or repair and coordinate such work with Landlord in order to
            avoid voiding or otherwise adversely affecting any warranties
            granted to Landlord with respect to the roof. If necessary, Tenant,
            at its sole cost and expense, shall retain any contractor having a
            then existing warranty in effect on the roof to perform such work
            (to the extent that it involves the roof), or, at Tenant's option,
            to perform such work in conjunction with Tenant's contractor. In the
            event Landlord contemplates roof repairs that could affect Tenant's
            Dish/Antenna, or which may result in an interruption of Tenant's
            telecommunication service, Landlord shall formally notify Tenant at
            least thirty (30) days in advance (except in cases of an emergency)
            prior to the commencement of such contemplated work in order to
            allow Tenant to make other arrangements for such service.

      H.    Tenant shall not allow any provider of telecommunication, video,
            data or related services ("Communication Services") to locate any
            equipment on the roof of the Building or in the Roof Space for any
            purpose whatsoever, nor may Tenant use the Roof Space and/or
            Dish/Antenna to provide Communication Services to an unaffiliated
            tenant, occupant or licensee of another building, or to facilitate
            the provision of Communication Services on behalf of another
            Communication Services provider to an unaffiliated tenant, occupant
            or licensee of the Building or any other building.

      I.    Tenant acknowledges that Landlord may at some time establish a
            standard license agreement (the "License Agreement") with respect to
            the use of roof space by tenants of the Building. Tenant, upon
            request of Landlord, shall enter

                                       3
<PAGE>

            into such License Agreement with Landlord provided that such
            agreement does not materially alter the rights of Tenant hereunder
            with respect to the Roof Space.

      J.    Tenant specifically acknowledges and agrees that the terms and
            conditions of Article XV of the Lease (Indemnity and Waiver of
            Claims) shall apply with full force and effect to the Roof Space and
            any other portions of the roof accessed or utilized by Tenant, its
            representatives, agents, employees or contractors.

      K.    If Tenant defaults under any of the terms and conditions of this
            Section or the Lease, and Tenant fails to cure said default within
            the time allowed by Article XXII of the Lease, Landlord shall be
            permitted to exercise all remedies provided under the terms of the
            Lease, including removing the Dish/Antenna, the appurtenances and
            the Aesthetic Screening, if any, and restoring the Building and the
            Roof Space to the condition that existed prior to the installation
            of the Dish/Antenna, the appurtenances and the Aesthetic Screening,
            if any. If Landlord removes the Dish/Antenna, the appurtenances and
            the Aesthetic Screening, if any, as a result of an uncured default,
            Tenant shall be liable for all costs and expenses Landlord incurs in
            removing the Dish/Antenna, the appurtenances and the Aesthetic
            Screening, if any, and repairing any damage to the Building, the
            roof of the Building and the Roof Space caused by the installation,
            operation or maintenance of the Dish/Antenna, the appurtenances, and
            the Aesthetic Screening, if any.

      L.    Tenant shall have the right ("Acceleration Option") to accelerate
            the Dish/Antenna Termination from the Extended Termination Date
            (i.e. June 14, 2001) to June 14, 2000 (the "Accelerated Dish/Antenna
            Termination Date"), if: (i) Tenant is not in default under the Lease
            at the date Tenant provides Landlord with an Acceleration Notice
            (hereinafter defined); (ii) no part of the Roof Space is sublet for
            a term extending past the Accelerated Dish/Antenna Termination Date;
            (iii) the Lease has not been assigned; and (iv) Landlord receives
            notice of acceleration ("Acceleration Notice") not less than 6 full
            calendar months prior to the Accelerated Dish/Antenna Termination
            Date. If Tenant, subsequent to providing Landlord with an
            Acceleration Notice, defaults in any of the provisions of this
            Lease, Landlord, at its option, may (i) declare Tenant's exercise of
            the Acceleration Option to be null and void, or (ii) continue to
            honor Tenant's exercise of its Acceleration Option.

II.   EFFECTIVE DATE. This Amendment shall become retroactively effective as of
      June 15, 1999 (the "Effective Date") and shall continue in effect until
      otherwise amended by the parties in writing or until expiration or sooner
      termination of the Lease.

III.  MISCELLANEOUS.

      A.    This Amendment sets forth the entire agreement between the parties
            with respect to the matters set forth herein. There have been no
            additional oral or written representations or agreements. Under no
            circumstances shall Tenant be entitled to any Rent abatement,
            improvement allowance, leasehold improvements, or other work to the
            Premises, or any similar economic incentives that may have been
            provided Tenant in connection with entering into the Lease, unless
            specifically set forth in this Amendment.

      B.    Except as herein modified or amended, the provisions, conditions and
            terms of the Lease shall remain unchanged and in full force and
            effect.

      C.    In the case of any inconsistency between the provisions of the Lease
            and this Amendment, the provisions of this Amendment shall govern
            and control.

      D.    Submission of this Amendment by Landlord is not an offer to enter
            into this Amendment but rather is a solicitation for such an offer
            by Tenant. Landlord shall not be bound by this Amendment until
            Landlord has executed and delivered the same to Tenant.

                                       4
<PAGE>

      E.    The capitalized terms used in this Amendment shall have the same
            definitions as set forth in the Lease to the extent that such
            capitalized terms are defined therein and not redefined in this
            Amendment.

      F.    Tenant hereby represents to Landlord that Tenant has dealt with no
            broker in connection with this Amendment. Tenant agrees to indemnify
            and hold Landlord, its members, principals, beneficiaries, partners,
            officers, directors, employees, mortgagee(s) and agents, and the
            respective principals and members of any such agents (collectively,
            the "Landlord Related Parties") harmless from all claims of any
            brokers claiming to have represented Tenant in connection with this
            Amendment. Landlord hereby represents to Tenant that Landlord has
            dealt with no broker in connection with this Amendment. Landlord
            agrees to indemnify and hold Tenant, its members, principals,
            beneficiaries, partners, officers, directors, employees, and agents,
            and the respective principals and members of any such agents
            (collectively, the "Tenant Related Parties") harmless from all
            claims of any brokers claiming to have represented Landlord in
            connection with this Amendment.

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

                               LANDLORD:

                               EOP-2010 IRVINE, L.L.C., A DELAWARE LIMITED
                               LIABILITY COMPANY, AS BENEFICIARY OF LAND TRUST
                               DATED JUNE 5, 1997 AND KNOWN AS SHELL Z.
                               ROSENBERG TRUST NO. 2010

                               By: EOP Operating Limited Partnership, a
                                   Delaware limited partnership, its sole
                                   member

                                   By: Equity Office Properties Trust, a
                                       Maryland real estate investment trust,
                                       its managing general partner

                                       By: /s/ Peter H. Adams
                                           ------------------------------------
                                       Name: Peter H. Adams

                                       Title: Senior Vice President

                               TENANT:

                               PEOPLESOFT USA INC., A DELAWARE CORPORATION

                               By: /s/ [ILLEGIBLE]
                                   ---------------------------------------
                               Name: [ILLEGIBLE]
                               Title: Vice President

                               By: _______________________________________
                               Name: _____________________________________
                               Title: ____________________________________

                                       5
<PAGE>

                                 SIXTH AMENDMENT

      THIS SIXTH AMENDMENT (the "Amendment") is made and entered into as of the
3rd day of July, 2001, by and between EOP-2010 IRVINE, L.L.C., A DELAWARE
LIMITED LIABILITY COMPANY, AS BENEFICIARY OF LAND TRUST DATED JUNE 5, 1997 AND
KNOWN AS STANLEY M. STEVENS TRUST NO. 2010 ("Landlord"), and PEOPLESOFT USA,
INC., A DELAWARE CORPORATION ("Tenant").

                                    RECITALS

A.    Landlord (as successor in interest to ZML-2010 Irvine Limited Partnership,
      a Delaware limited partnership) and Tenant (as successor in interest to
      Peoplesoft, Inc., a Delaware corporation) are parties to that certain
      lease dated October 6, 1995, which lease has been previously amended by a
      First Amendment dated February 10, 1997, a Second Amendment dated May 20,
      1997, a Third Amendment dated November 1, 1997, a Fourth Amendment dated
      April 30, 1998 and a Fifth Amendment dated June 15, 1999; 2 commencement
      letters dated February 1, 1995 and July 24, 1997; and an Assignment and
      Assumption of Lease dated April 14, 1998 (collectively, the "Lease").
      Pursuant to the Lease, Landlord has 280,882 rentable square feet of space
      commonly known.

B.    The Lease by its terms shall expire on            ("Prior Extended
      Termination Date"), and the parties desire to extend the Term of the
      Lease, all on the following terms and conditions. Landlord and Tenant
      desire to construct certain tenant Improvements to the Premises in
      accordance with EXHIBIT A attached hereto.

      NOW, THEREFORE, In consideration of the above Recitals and mutual
covenants and agreements herein contained and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
Landlord and Tenant agree as follows:

I.    The Extended term (as defined in Section IV of the Fourth Amendment) is
      hereby extended for a period of 60 months and shall expire on
                             ("Second Extended Termination Date"), unless sooner
      terminated in accordance with the terms of the Lease. That portion of the
      Extended Term commencing June 15, 2001, the day immediately following the
      Prior Extended Termination Date ("Second Extension Date") and ending on
      the Second Extended Termination Date shall be referred to herein as the
      "Second Extended Term".

II.   BASE RENTAL. As of the second Extension Date, the schedule of Base Rental
      payable with respect to the Premises during the Second Extended Term is
      the following:

<TABLE>
<CAPTION>
                   ANNUAL RATE PER     ANNUAL       MONTHLY
     PERIOD          SQUARE FOOT    BASE RENTAL  BASE RENTAL
-----------------  ---------------  -----------  -----------
<S>                <C>              <C>          <C>
6/15/01 - 6/30/01      $30.00       $864,150.00  $38,406.72*

7/1/01 - 5/31/02       $30.00       $864,150.00  $72,012.50

6/1/02 - 5/31/03       $30.60       $881,433.00  $73,452.75

6/1/03 - 5/31/04       $31.20       $898,716.00  $74,893.00

6/1/04 - 5/31/05       $31.80       $915,999.00  $76,333.25

6/1/05 - 5/31/06       $32.40       $933,282.00  $77,773.50

6/1/06 - 6/14/06       $32.40       $933,282.00  $36,294.30**
</TABLE>

* ($2,400.42 per diem X 16 days)

**($2,592.45 per diem X 14 days)

<PAGE>

      All such Base Rental shall be payable by Tenant in accordance with the
      terms of the Lease.

III.  ADDITIONAL SECURITY DEPOSIT. No additional security deposit shall be
      required in connection with this Amendment.

IV.   BASIC COSTS. For the period commencing on the Second Extension Date and
      ending on the Second Extended Termination Date, Tenant shall pay for
      Tenant's Pro Rata Share of Basic Costs in accordance with the terms of the
      Lease, provided, however, during such period, the Base Year for the
      computation of Tenant's Pro Rata Share of Basic Costs shall be 2001.
      Notwithstanding the foregoing, Tenant shall not be obligated to pay
      Tenant's Pro Rata Share of Basic Costs for the period commencing on the
      Second Extension Date and-ending on the day immediately preceding the 1st
      anniversary of the Second Extension Date.

V.    IMPROVEMENTS TO PREMISES.

      A.    CONDITION OF PREMISES. Tenant is in possession of the Premises and
            accepts the same "as is" without any agreements, representations,
            understandings or obligations on the part of Landlord to perform any
            alterations, repairs or improvements, except as may be expressly
            provided otherwise in this Amendment.

      B.    RESPONSIBILITY FOR IMPROVEMENTS TO PREMISES. During the Second
            Extended Term, Landlord shall perform improvements to the Premises
            in accordance with the form Work Letter attached hereto as EXHIBIT
            A.

VI.   OTHER PERTINENT PROVISIONS. Landlord and Tenant agree that, effective as
      of the date of this Amendment (unless different effective dates are
      specifically referenced in this Section), the Lease shall be amended in
      the following additional respects.

      A.    PARKING. Effective as of the Second Extension Date, Exhibit B of the
            First Amendment and Exhibit F of the Lease, as amended, shall be
            further amended to reflect that Tenant shall have a license to use a
            total of 80 unreserved parking spaces in the Building parking
            facility. Except as modified herein, the use of the parking spaces
            shall be subject to the terms of Exhibit B of the First Amendment
            and Exhibit F of the Lease.

      B.    OPTION TO EXTEND.

            1.    Tenant shall have the right to extend the Second Extended Term
                  (the "Extension Option") for one additional period of 5 years
                  commencing on the day following the Second Extended
                  Termination Date of the Second Extended Term and ending on the
                  5th anniversary of the Second Extended Termination Date (the
                  "Third Extended Term"), if:

                  a.    Landlord receives notice of exercise ("Initial Extension
                        Notice") not less than 9 full calendar months prior to
                        the expiration of the Second Extended Term and not more
                        than 12 full calendar months prior to the expiration of
                        the Second Extended Term; and

                  b.    Tenant is not in default under the Lease beyond any
                        applicable cure periods at the time that Tenant delivers
                        its Initial Extension Notice or at the time Tenant
                        delivers its Binding Notice (as defined below); and

                  c.    No part of the Premises is sublet (other than pursuant
                        to a Corporate Transfer, as defined in Article XIII of
                        the Lease) at the time that Tenant delivers its Initial
                        Extension Notice or at the time Tenant delivers Its
                        Binding Notice; and

                  d.    The Lease has not been assigned (other than pursuant to
                        a Corporate Transfer, as defined In Article XIII of the
                        Lease) prior to the date that Tenant delivers Its
                        Initial Extension Notice or prior to the date Tenant
                        delivers Its Binding Notice.

            2.    The Initial Base Rental rate per rentable square foot for the
                  Premises during the Third Extended Term shall equal the
                  Prevailing Market

                                       2
<PAGE>

                  (hereinafter defined) rate per rentable square foot for the
                  Premises. Base Rental during the Third Extended Term shall
                  increase, if at all, in accordance with the increases assumed
                  in the determination of Prevailing Market rate. Base Rental
                  attributable to the Premises shall be payable in monthly
                  installments in accordance with the terms and conditions of
                  Article V of the Lease.

            3.    Tenant shall pay Additional Base Rental (i.e., Basic Costs)
                  for the Premises during the Third Extended Term in accordance
                  with Article V of the Lease, provided, however, during the
                  Third Extended Term, the Base Year shall be 2006.

            4.    Within 30 days after receipt of Tenant's Initial Extension
                  Notice, Landlord shall advise Tenant of the applicable Base
                  Rental rate for the Premises for the Third Extended Term.
                  Tenant, within 15 days after the date on which Landlord
                  advises Tenant of the applicable Base Rental rate for the
                  Third Extended Term, shall either (i) give Landlord final
                  binding written notice ("Binding Notice") of Tenant's exercise
                  of its option, or (ii) if Tenant disagrees with Landlord's
                  determination, provide Landlord with written notice of
                  rejection (the "Rejection Notice"). If Tenant fails to provide
                  Landlord With either a Binding Notice or Rejection Notice
                  within such 15 day period, Tenant's Extension Option shall be
                  null and void and of no further force end effect. If Tenant
                  provides Landlord with a Binding Notice, Landlord and Tenant
                  shall enter into the Third Extension Amendment (as hereinafter
                  defined) upon the terms and conditions set forth herein. If
                  Tenant provides Landlord with a Rejection Notice, Landlord and
                  Tenant shall work together in good faith to agree upon the
                  Prevailing Market rate for the Premises during the Third
                  Extended Term. Upon agreement Tenant shall provide Landlord
                  with Binding Notice and Landlord and Tenant shall enter into
                  the Third Extension Amendment in accordance with the terms and
                  conditions hereof. Notwithstanding the foregoing, if Landlord
                  and Tenant are unable to agree upon the Prevailing Market rate
                  for the Premises within 60 days after the date on which Tenant
                  provides Landlord with a Rejection Notice, Tenant may elect to
                  either rescind its intention to extend, or subject the process
                  to binding arbitration. Tenant's election to cause the
                  disagreement to be resolved by arbitration shall be deemed to
                  be its Binding Notice. If Tenant fails to require arbitration
                  by notice (the "Arbitration Notice") within 3 days of the
                  expiration of the 60 day period set forth above, Tenant's
                  right to extend the Lease shall be null and void and of no
                  further force and effect. If Tenant provides Landlord with an
                  Arbitration Notice as set forth above, Landlord and Tenant,
                  within 10 days after the date of the Arbitration Notice, shall
                  each simultaneously submit to the other, in a sealed envelope,
                  its good faith estimate of the Prevailing Market rate for the
                  Premises (collectively referred to as the ("Estimates"). If
                  the higher of such Estimates is not more than 105% of the
                  lower of such Estimates, then the Prevailing Market rate for
                  the Premises shall be the average of the 2 Estimates. If the
                  Prevailing Market rate for the Premises is not resolved by the
                  exchange of Estimates, Landlord and Tenant, within 7 days
                  after the exchange of Estimates, shall each select an
                  appraiser to determine which of the 2 Estimates most closely
                  reflects the Prevailing Market rate for the Premises during
                  the Third Extended Term. Each appraiser so selected shall be
                  certified as an MAI appraiser or as an ASA appraiser and shall
                  have had at least 5 years experience within the previous 10
                  years as a real estate appraiser working in the Newport Beach
                  and Irvine, California area with working knowledge of current
                  rental rates and practices. For purposes of the Lease and this
                  Amendment, an "MAI" appraiser means an individual who holds an
                  MAI designation conferred by, and is an independent member of,
                  the American Institute of Real Estate Appraisers (or its
                  successor organization, or in the event there is no successor
                  organization, the organization and designation most similar),
                  and an "ASA" appraiser means an individual who holds the
                  Senior Member designation conferred by, and is an Independent
                  member of, the American Society of Appraisers (or its
                  successor organization, or, in the event there is no successor
                  organization, the organization and designation most similar).
                  Upon selection, Landlord's and Tenant's appraisers shall work
                  together in

                                       3
<PAGE>

                  good faith to agree upon which of the 2 Estimates most closely
                  reflects the Prevailing Market rate for the Premises during
                  the Third Extended Term. The Estimate chosen by such
                  appraisers shall be binding on both Landlord and Tenant as the
                  Base Rental rate for the Premises during the Third Extended
                  Term. If either Landlord or Tenant fails to appoint an
                  appraiser within the 7 day period referred to above, the
                  appraiser appointed by the other party shall be the sole
                  appraiser for the purposes hereof. If the 2 appraisers cannot
                  agree upon which of the 2 Estimates most closely, reflects the
                  Prevailing Market rate for the Premises within the 20 days
                  after their appointment, then, within 10 days after the
                  expiration of such 20 day period, the 2 appraisers shall
                  select a 3rd appraiser meeting the aforementioned criteria.
                  Once the 3rd appraiser has been selected as provided for
                  above, then, as soon thereafter as practicable but in any case
                  within 14 days, the 3rd appraiser shall make his
                  determination of which of the 2 Estimates most closely
                  reflects the Prevailing Market rate for the Premises and such
                  Estimate shall be binding on both Landlord and Tenant as the
                  Base Rental rate for the Premises during the Third Extended
                  Term. If the 3rd appraiser believes that expert advice would
                  materially assist him, he may retain one or more qualified
                  persons to provide such expert advice. The parties shall share
                  equally in the costs of the 3rd appraiser and of any experts
                  retained by the 3rd appraiser. Any fees of any appraiser,
                  counsel or experts engaged directly by Landlord or Tenant,
                  however, shall be borne by the party retaining such appraiser,
                  counsel or expert. In the event that the Prevailing Market
                  rate for the Premises has not been determined by the
                  commencement date of the Third Extended Term, Tenant shall pay
                  Base Rental upon the terms and conditions in effect for the
                  Premises during the Second Extended Term for the Premises
                  until such time as the Prevailing Market rate for the Premises
                  has been determined. Upon such determination, the Base Rental
                  for the Premises during the Third Extended Term shall be
                  retroactively adjusted to the commencement of the Third
                  Extended Term. If such adjustment results in an underpayment
                  of Base Rental by Tenant, Tenant shall pay Landlord the amount
                  of such underpayment within 30 days after the determination
                  thereof. If such adjustment results in an overpayment of Base
                  Rental by Tenant, Landlord shall credit such overpayment
                  against the next installment of Base Rental due under the
                  Lease and, to the extent necessary, any subsequent
                  installments until the entire amount of such overpayment has
                  been credited against Base Rental.

            5.    If Tenant is entitled to and properly exercises Its Extension
                  Option, Landlord shall prepare an amendment (the "Third
                  Extension Amendment") to reflect changes In the Base Rental,
                  Lease Term, Termination Date and other appropriate terms. The
                  Third Extension Amendment shall be sent to Tenant within a
                  reasonable time after receipt of the Binding Notice and Tenant
                  shall execute and return the Third Extension Amendment to
                  Landlord within 15 days after Tenant's receipt of same, but,
                  upon final determination of the Prevailing Market rate
                  applicable during the Third Extended Term as described herein,
                  an otherwise valid exercise of the Extension Option shall be
                  fully effective whether or not the Third Extension Amendment
                  is executed.

            6.    For purposes hereof, "Prevailing Market" shall mean the arms
                  length fair market annual rental rate per rentable square foot
                  under extended leases and amendments entered into on or about
                  the date on which the Prevailing Market is being determined
                  hereunder for space comparable to the Premises in the Building
                  and office buildings comparable to the Building in the John
                  Wayne Airport area of Newport Beach and Irvine, California.
                  The determination of Prevailing Market shall take into account
                  any material economic differences between the terms of the
                  Lease and any comparison lease, such as rent abatements,
                  construction costs and other concessions and the manner, if
                  any, in which the landlord under any such lease is reimbursed
                  for operating expenses and taxes. The determination of
                  Prevailing Market shall also take into consideration any
                  reasonably anticipated changes in the Prevailing Market rate
                  from the time such Prevailing Market rate is being determined
                  and the time such Prevailing Market rate will become effective
                  under the Lease.

                                       4
<PAGE>

C.    RIGHT OF FIRST OFFER.

      1.    Tenant shall have the right of first offer (the "Right of First
            Offer") with respect to (I) approximately 6,821 rentable square feet
            on the 4th floor of the Building (suite 400 square feet), and (ii)
            approximately 13,044 rentable square feel on the 5th floor of the
            Building (suite 500 9,224 square feet, suite 570 - 2,347
            square feet, suite 580 - 1,472 square feet) (collectively, the
            "Offering Space"), which Right of First Offer shall be exercised as
            follows: Landlord, at any time prior to leasing any portion of the
            Offering Space to a third party, shall advise Tenant (the "Advice"),
            of the terms under which Landlord is prepared to lease the
            applicable Offering Space, which terms shall reflect the Prevailing
            Market (as defined in Paragraph 3.H. of EXHIBIT E to the Lease) rate
            for such space as reasonably determined by Landlord. Tenant may
            lease such Offering Space as set forth in the Advice, in its
            entirety only, under such terms, by executing and delivering to
            Landlord the notice of exercise portion of the Advice ("Notice of
            Exercise") within 10 Business Days after the date of receipt of the
            Advice, except that Tenant shall have no such Right of First Offer
            and Landlord need not provide Tenant with an Advice, if;

            a.    Tenant is in monetary default or material non-monetary default
                  beyond any applicable cure period(s) under the Lease at the
                  time Landlord would otherwise deliver the Advice; or

            b.    The Premises, or any portion thereof is sublet, other than
                  pursuant to a Corporate Transfer, at the time Landlord would
                  otherwise deliver the Advice; or

            c.    The Lease has been assigned, other than pursuant to a
                  Corporate Transfer, at the time Landlord would otherwise
                  deliver the Advice; or

            d.    Tenant is not an occupant of the Building under the Lease at
                  the time Landlord would otherwise deliver the Advice; or

            e.    The Offering Space (or any portion thereof) is not intended,
                  at the time the Notice of Exercise is given, for the exclusive
                  use of Tenant during the Second Extended Term,

      2.    The Right of First Offer shall be deemed exercised upon Landlord's
            receipt of the Notice of Exercise executed by Tenant within the time
            period stated in paragraph 1 above with respect to the Offering
            Space (or any portion thereof). If Tenant exercises the Right of
            First Offer with respect to the Offering Space (or any portion
            thereof), Tenant shall execute and deliver the Offering Amendment
            (hereinafter defined) in its final and agreed upon form to Landlord
            within 30 days of the submission of such Offering Amendment by
            Landlord to Tenant.

      3.    The applicable Offering Space (including improvements and
            personality, if any) shall be accepted by Tenant in its condition
            and as-built configuration existing on the earlier of the date
            Tenant takes possession of the applicable Offering Space or as of
            the date the term for such applicable Offering Space commences,
            unless the Advice specifies any work to be performed by Landlord in
            the applicable Offering Space, in which case Landlord shall perform
            such work in the applicable Offering Space.

      4.    a.    If Tenant exercises its Right of First Offer with respect to
                  the Offering Space (or any portion thereof), Landlord shall
                  prepare an amendment (the "Offering Amendment") adding the
                  applicable Offering Space to the Premises on the terms set
                  forth in the Advice and reflecting the changes in the Base
                  Rental, Rentable Area of the Premises, Tenant's Pro Rata Share
                  and other appropriate terms.

            b.    The term for the applicable Offering Space shall commence upon
                  the commencement date as stated in the Offering Amendment and
                  thereupon the applicable Offering Space shall be considered a
                  part of the Premises, provided that all of the terms stated in
                  the Advice

                                       5
<PAGE>

                  shall govern Tenant's leasing of the applicable Offering Space
                  and only to the extent that they do not conflict with the
                  Advice, the terms and conditions of the Lease shall apply to
                  the applicable Offering Space.

            c.    A copy of the Offering Amendment shall be (i) sent to Tenant
                  within a reasonable time after receipt of the Notice of
                  Exercise executed by Tenant, and (ii) executed by Tenant and
                  returned to Landlord in accordance with paragraph 2, above,
                  but an otherwise valid exercise of the Right of First Offer
                  shall be fully effective whether or not the Offering Amendment
                  is executed.

      5.    The rights of Tenant hereunder with respect to any portion of the
            Offering Space for which Landlord has a prospect shall terminate on
            the earliest to occur of (a) the date on which Tenant executes the
            rejection portion of the Advice; and (b) 10 Business Days after the
            date of receipt of the Advice; and (c) the date Landlord would have
            provided Tenant an Advice if Tenant had not be in violation of one
            or more of the conditions set forth in paragraph 1 above; and (d)
            notwithstanding the foregoing, if (i) Tenant was entitled to
            exercise Its Right of First Offer, but failed to provide Landlord
            with a Notice of Exercise within the 10 Business Day period provided
            in paragraph 1 above, and (ii) Landlord does not enter into a lease
            for the applicable Offering Space within a period of 4 months
            following the date of the Advice, Tenant shall once again have a
            Right of First Offer with respect to such applicable Offering Space.
            In addition, Tenant shall once again have the Right of First Offer
            with respect to the applicable Offering Space If, within such 4
            month period, Landlord proposes to lease the applicable Offering
            Space to any prospect on terms that are substantially different than
            those set forth in the Advice. For purposes hereof, the terms
            offered to a prospect shall be deemed to be substantially the same
            as those set forth in the Advice as long as there is no more than a
            5% reduction in the "bottom line" cost per rentable square foot of
            the applicable Offering Space to the prospect when compared with the
            "bottom line" cost per rentable square foot under the Advice,
            considering all of the economic terms of the both deals,
            respectively, including, without limitation, the net rent, any tax
            or expense escalation or other financial escalation and any
            financial concessions.

      6.    If Landlord has a prospective tenant for any portion of the Offering
            Space and Landlord is not obligated to send Tenant an Advice under
            paragraph 1 above, Landlord may lease such Offering Space to the
            prospect or any other prospective tenant on whatever terms Landlord
            deems appropriate and Tenant shall have no further rights with
            respect to such Offering Space.

      7.    Notwithstanding anything to the contrary, Tenant's Right of First
            Offer shall be subject to (Existing Tenants' Rights more
            specifically described in EXHIBIT B):

            a.    the existing expansion rights of any tenant in the Building
                  with respect to the applicable Offering Space pursuant to a
                  lease or lease amendment executed prior to the data hereof;

            b.    the right of first refusal right of any tenant in the Building
                  existing as of the date hereof;

            c.    the renewal or extension rights of any tenant with respect to
                  the applicable Offering Space pursuant to a lease or lease
                  amendment executed prior to the date hereof; and

            d.    the renewal, extension and expansion rights and the rights of
                  first offer and rights of first refusal of any tenant of the
                  Building who enters into a lease of Offering Space concerning
                  which Tenant has a Right of First Offer which Tenant did not
                  exercise.

      8.    By agreement of the parties, Section 3.H. of EXHIBIT E of the Lease
            is deemed to apply to the Right of First Offer granted Tenant in
            this Section VI.C. of this Amendment.

                                       6
<PAGE>

      D.    ASSIGNMENT AND SUBLETTING. Article XIII.B. of the Lease is hereby
            deleted in its entirety and replaced with the following:

            "If Tenant requests Landlord's consent to a Transfer, Tenant shall
            notify Landlord in writing at least 30 days prior to the effective
            date of the proposed Transfer of the name of the proposed
            transferee, the term, use, rental rate and all other material terms
            and conditions of the proposed Transfer, including, without
            limitation, evidence satisfactory to Landlord that the proposed
            transferee is financially responsible. Notwithstanding the
            provisions of Section XIII.A. above, Landlord may, during said
            30-day period, consent to or refuse to consent to such Transfer in
            writing. In the event Landlord consents to any such Transfer, the
            Transfer shall be in a form approved by Landlord, and Tenant shall
            bear all reasonable costs and expenses incurred by Landlord in
            connection with the review and approval of such documentation, which
            costs and expenses shall not exceed Seven Hundred Fifty Dollars
            ($750.00)."

      E.    DELETED SECTIONS. Effective as of the Second Extension Date, in
            addition to the other Sections and provisions of the Lease modified
            herein, Section XXVIII of the Lease, Section 1 of EXHIBIT E of the
            Lease and Section VII of the First Amendment shall be deleted in
            their entirely and shall be of no further force and effect.

VII.  MISCELLANEOUS.

      A.    This Amendment sets forth the entire agreement between the parties
            with respect to the matters set forth herein. There have been no
            additional oral or written representations or agreements. Other than
            tenant improvements as provided for in EXHIBIT A of this Amendment
            attached hereto, under no circumstances shall Tenant be entitled to
            any Rent abatement, improvement allowance, leasehold improvements,
            or other work to the Premises, or any similar economic incentives
            that may have been provided Tenant in connection with entering into
            the Lease, unless specifically set forth in this Amendment.

      B.    Except as herein modified or amended, the provisions, conditions and
            terms of the Lease shall remain unchanged and in full force and
            effect.

      C.    In the case of any inconsistency between the provisions of the Lease
            and this Amendment, the provisions of this Amendment shall govern
            and control.

      D.    Submission of this Amendment by Landlord is not an offer to enter
            into this Amendment but rather is a solicitation for such an offer
            by Tenant. Landlord shall not be bound by this Amendment until
            Landlord has executed and delivered the same to Tenant.

      E.    The capitalized terms used in this Amendment shall have the same
            definitions as set forth in the Lease to the extent that such
            capitalized terms are defined therein and not redefined in this
            Amendment.

      F.    Tenant hereby represents to Landlord that Tenant has dealt with no
            broker other than The Staubach Company in connection with this
            Amendment. Tenant agrees to indemnify and hold Landlord, Its
            members, principals, beneficiaries, partners, officers, directors,
            employees, mortgagee(s) and agents, and the respective principals
            and members of any such agents (collectively, the "Landlord Related
            Parties") harmless from all claims of any brokers other than The
            Staubach Company claiming to have represented Tenant in connection
            with this Amendment. Landlord hereby represents to Tenant that
            Landlord has dealt with no broker in connection with this Amendment.
            Landlord agrees to indemnify and hold Tenant, its members,
            principals, beneficiaries, partners, officers, directors, employees,
            and agents, and the respective principals and members of any such
            agents (collectively, the "Tenant Related Parties") harmless from
            all claims of any brokers claiming to have represented Landlord in
            connection with this Amendment.

      G.    Each signatory of this Amendment represents hereby that he or she
            has the authority to execute and deliver the same on behalf of the
            party hereto for which such signatory is acting.

                                       7
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment
as of the day and year first above written.

                              LANDLORD:

                              EOP-2010 IRVINE, L.L.C., A DELAWARE LIMITED
                              LIABILITY COMPANY, AS BENEFICIARY OF LAND TRUST
                              DATED JUNE 5, 1997 AND KNOWN AS STANLEY M. STEVENS
                              TRUST NO. 2010

                              By:   EOP Operating Limited Partnership, a
                                    Delaware limited partnership, its
                                    sole member

                                    By: Equity Office Properties Trust,
                                        a Maryland real estate
                                        investment trust, its general partner

                                        By:  /s/ Robert E. Dezzutti
                                             ----------------------------------

                                        NAME: ROBERT E. DEZZUTTI

                                        Title: SENIOR VICE PRESIDENT

                              TENANT:

                              PEOPLESOFT USA, INC., A DELAWARE CORPORATION

                              By: /s/ Johh H. Lucas
                                  -------------------------
                              Name: John H. Lucas
                              Title: V.P. Real Estate

                              By:  /s/ Larisa Laychak
                                   -------------------------
                              Name: Larisa Laychak
                              Title: Director Real Estate

                                       8
<PAGE>

                                    EXHIBIT A

                                   WORK LETTER

      This Exhibit is attached to and made a part of the Amendment dated as of
the 3rd day of July, 2001, by and between EOP-2010 IRVINE, L.L.C., A DELAWARE
LIMITED LIABILITY COMPANY, AS BENEFICIARY OF LAND TRUST DATED JUNE 5, 1997 AND
KNOWN AS STANLEY M. STEVENS TRUST NO. 2010 ("Landlord") and PEOPLESOFT USA,
INC., A DELAWARE CORPORATION ("Tenant") for space in the Building located at
2010 Main Street, Irvine, California.

As used in this Work Letter, the "Premises" shall be deemed to mean the
Premises, as defined in the attached Amendment.

1.    This Work Letter shall set forth the obligations of Landlord and Tenant
      with respect to the Improvements to be performed in the Premises for
      Tenant's use. All improvements described in this Work Letter to be
      constructed in and upon the Premises by Landlord are hereinafter referred
      to as the "Landlord Work." It is agreed that construction of the Landlord
      Work will be completed at Tenant's sole cost and expense, subject to the
      Allowance (as defined below). Landlord shall enter into a direct contract
      for the Landlord Work with a general contractor selected by Tenant and
      approved by Landlord (the "General Contractor"). The General Contractor
      shall solicit bids from no less than 3 separate pre-qualified
      subcontractors mutually agreed upon by Landlord and Tenant as to each
      major trade involved with the Landlord Work.

2.    Tenant shall be solely responsible for the timely preparation and
      submission to Landlord of the final architectural, electrical and
      mechanical construction drawings, plans and specifications (called
      "Plans") necessary to construct the Landlord Work, which plans shall be
      subject to reasonable approval by Landlord and Landlord's architect and
      engineers and shall comply with their requirements to avoid aesthetic or
      other conflicts with the design and function of the balance of the
      Building. Tenant shall be responsible for all elements of the design of
      Tenant's plans (including, without limitation, compliance with law,
      functionality of design, the structural integrity of the design, the
      configuration of the Premises and the placement of Tenant's furniture,
      appliances and equipment), and Landlord's reasonable approval of Tenant's
      plans shall in no event relieve Tenant of the responsibility for such
      design. If requested by Tenant, Landlord's architect will prepare the
      Plans necessary for such construction at Tenant's cost. Whether or not the
      layout and Plans are prepared with the help (in whole or in part) of
      Landlord's architect, Tenant agrees to remain solely responsible for the
      timely preparation and submission of the Plans and for all elements of the
      design of such Plans and for all costs related thereto. Tenant covenants
      and agrees to cause said final, approved Plans to be delivered to Landlord
      in a timely manner and to devote such time as may be necessary in
      consultation with said architect and engineers to enable them to complete
      and submit the Plans in a timely manner. Time is of the essence in respect
      of preparation and submission of Plans by Tenant. (The word "architect" as
      used in this Exhibit shall include an interior designer or space planner.)

3.    If Landlord's estimate and/or the actual cost of construction shall exceed
      the Allowance, Landlord, prior to commencing any construction of Landlord
      Work, shall submit to Tenant a written estimate setting forth the
      anticipated cost of the Landlord Work, including but not limited to labor
      and materials, contractor's fees and permit fees. Within 3 Business Days
      thereafter, Tenant shall either notify Landlord in writing of its approval
      of the cost estimate, or specify its objections thereto and any desired
      changes to the proposed Landlord Work. If Tenant notifies Landlord of such
      objections and desired changes, Tenant shall work with Landlord to reach a
      mutually acceptable alternative cost estimate.

4.    If Landlord's estimate and/or the actual cost of construction shall exceed
      the Allowance, if any (such amounts exceeding the Allowance being herein
      referred to as the "Excess Costs"), Tenant shall pay to Landlord, within
      30 days, such Excess Costs plus any applicable state sales or use tax
      thereon, as they arise on a pro rata basis with the Allowance during
      construction of Landlord Work after delivery of invoice by the general
      contractor to Landlord for any Landlord Work. The statements of costs
      submitted to Landlord by Landlord's contractors shall be conclusive for
      purposes of determining the actual cost of the items described therein.
      The amounts payable by Tenant hereunder constitute Rent payable pursuant
      to the Lease, and the failure by Tenant to timely pay the amounts payable
      hereunder constitutes an event of default under the Lease.

                                       9
<PAGE>

5.    If Tenant shall request any change, addition or alteration in any of the
      Plans after approval by Landlord, Landlord shall have such revisions to
      the drawings prepared, and Tenant shall reimburse Landlord for the cost
      thereof, plus any applicable state sales of use tax thereon, upon demand.
      Promptly upon completion of the revisions, Landlord shall notify Tenant in
      writing of the Increased cost which will be chargeable to Tenant by reason
      of such change, addition or deletion. Tenant, within 5 Business Days,
      shall notify Landlord in writing whether it desires to proceed with such
      change, addition or deletion. In the absence of such written
      authorization, Landlord shall have the option to continue work on the
      Premises disregarding the requested change, addition or alteration, or
      Landlord may elect to discontinue work on the Premises until it receives
      notice of Tenant's decision, in which event Tenant shall be responsible
      for any Tenant delay in completion of the Premises resulting therefrom. If
      such revisions result in a higher estimate of the cost of construction
      and/or higher actual construction costs which exceed the Allowance, such
      increased estimate or costs shall be deemed Excess Costs pursuant to
      Paragraph 4 hereof and Tenant shall pay such Excess Costs, plus any
      applicable state sales or use tax thereon, in accordance with Paragraph 4
      above.

6.    Following approval of the Plans and the payment by Tenant of the required
      portion of the Excess Costs, if any, Landlord shall cause the Landlord
      Work to be constructed substantially in accordance with the approved
      Plans. Landlord shall notify Tenant of substantial completion of the
      Landlord Work.

7.    Landlord, provided Tenant is not in default, agrees to provide Tenant with
      an allowance (the "Allowance") in an amount not to exceed $124,730.00
      (i.e., $5.00 per usable square foot of the Premises, based on 24,946
      usable square feet) to be applied toward the cost of the Landlord Work in
      the Premises. If the Allowance shall not be sufficient to complete the
      Landlord Work (which shall include but not be limited to, work for
      architectural, cabling, electrical, signage and the security system),
      Tenant shall pay the Excess Costs, plus any applicable state sales or use
      tax thereon, as prescribed in Paragraph 4 above. Any portion of the
      Allowance which exceeds the cost of the Landlord Work or is otherwise
      remaining after June 14, 2004, shall accrue to the sole benefit of
      Landlord, it being agreed that Tenant shall not be entitled to any credit,
      offset, abatement or payment with respect thereto.

8.    Tenant acknowledges that the Landlord Work may be performed by Landlord in
      the Premises during Normal Business Hours subsequent to the Second
      Extension Date. Landlord and Tenant agree to cooperate with each other in
      order to enable the Landlord Work to be performed in a timely manner and
      with as little inconvenience to the operation of Tenant's business as is
      reasonably possible (including Tenant's access to the Premises at all
      times subject to the terms of the Lease). Notwithstanding anything herein
      to the contrary, any delay in the completion of the Landlord Work or
      inconvenience suffered by Tenant during the performance of the Landlord
      Work shall not delay the Second Extension Date nor shall it subject
      Landlord to any liability for any loss or damage resulting therefrom or
      entitle Tenant to any credit, abatement or adjustment of Rent or other
      sums payable under the Lease.

9.    This Exhibit shall not be deemed applicable to any additional space added
      to the Premises at any time or from time to time, whether by any options
      under the Lease or otherwise, or to any portion of the original Premises
      or any additions to the Premises in the event of a renewal or extension of
      the Second Extended Term of the Lease, whether by any options under the
      Lease or otherwise, unless expressly so provided in the Lease or any
      amendment or supplement to the Lease.

                                       10
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Exhibit as
of the day and year first above written.

                             LANDLORD:

                             EOP-2010 IRVINE, L.L.C., A DELAWARE LIMITED
                             LIABILITY COMPANY, AS BENEFICIARY OF LAND TRUST
                             DATED JUNE 5, 1997 AND KNOWN AS STANLEY M. STEVENS
                             TRUST NO, 2010

                             By:   EOP Operating Limited Partnership, a
                                   Delaware limited partnership, its sole member

                                   By: Equity Office Properties Trust,
                                       a Maryland real estate
                                       investment trust, its general partner

                                       By:  /s/ Robert E. Dezzutti
                                            ----------------------------------

                                       Name: Robert E.  Dezzutti

                                       Title: Senior Vice President

                             TENANT:

                             PEOPLESOFT USA, INC., A DELAWARE CORPORATION

                             By: /s/ John H. Lucas
                                 -------------------------
                             Name: John H. Lucas
                             Title: V.P. Real Estate

                             By:  /s/ Larisa Laychak
                                  -------------------------
                             Name: Larisa Laychak
                             Title: Director Real Estate

                                       11
<PAGE>

                                    EXHIBIT B

                                 2010 MAIN PLAZA
                            EXISTING TENANTS' RIGHTS
                                  FLOORS 4 & 5

FLOOR 4:        SUITE 400     PHOBO.COM: NO EXPANSION OR EXTENSION OPTIONS

FLOOR 5:        SUITE 500     PRUDENTIAL PREFERRED FINANCIAL SERVICES: ONE 5
                              YEAR RENEWAL OPTION

                SUITE 570     BLOCKBUSTER INC., RIGHT TO RENEW SUBORDINATE TO
                              PEOPLESOFT

                SUITE 580     DEVERLCH & GILLMAN: ASSIGNEE, NO EXPANSION OR
                              EXTENSION OPTIONS

FLOOR 4 & 5:    ALL SPACE     SAATCHI & SAATCHI NO LONGER HAS EXPANSION RIGHTS
                              RELATIVE TO THE 4TH & 5TH FLOORS

                                       12
<PAGE>

                                   Exhibit "C"

                            Inventory of "Equipment"

ROOM 1 (THE ROOM IMMEDIATELY ADJOINING OUR SUITE)

14 Call Center/Training desks, connected
4 Gray Metal file cabinets
15 Red Fabric desk chairs
1 Medium size unframed White Board
SMALL STORAGE ROOM W/DOOR
10-11 Cubicle workstations
10-11 Rolling short file cabinets for cubicles
1 Gray 72 Bookshelf
1 black 68" Metal Bookshelf w/2 drawers

ROOM 2 (ADJOINING ROOM 1)

16 Call Center/Training desks, connected
36 Red Fabric Chairs
16 68" Gray Locker/File Cabinets
2 48" 3 Drawer File Cabinets
12 Small Gray file cabinets
1 Large Black wood framed White Board
3 Gray Laminate Bookshelves<PAGE>

                                                                   EXHIBIT 10.18

                          SECURITIES PURCHASE AGREEMENT

      This Securities Purchase Agreement (this "Agreement") is made and entered
into this 27th day of May 2005, between Ritz Interactive, Inc., a Delaware
corporation formerly known as phobo.com, Inc. (the "Company"), America Online,
Inc., a Delaware corporation ("AOL") and, solely for the purposes of SECTION
4.1, Ritz Camera, Inc. and David M. Ritz in their capacity as the "Principal
Shareholders" under the Co-Sale Agreement (defined below). The Company and AOL
are sometimes referred to individually as a "Party" and collectively as the
"Parties."

      WHEREAS, pursuant to that certain Securities Purchase Agreement, dated
April 6, 2000, between the Company and AOL (as amended to date, the "Securities
Purchase Agreement"), the Company issued to AOL 1,495,294 shares of the
Company's Series A Preferred Stock (the "Shares");

      WHEREAS, in connection with the Securities Purchase Agreement, the Parties
also entered into (i) an Investors' Rights Agreement, dated April 6, 2000 (as
amended to date, the "Investors' Rights Agreement"), and (ii) a Co-Sale
Agreement, dated April 6, 2000, with Ritz Camera, Inc. and David Ritz as
additional parties thereto (as amended to date, the "Co-Sale Agreement" and
collectively with the Securities Purchase Agreement and the Investors' Rights
Agreement, the "Investment Agreements")

      WHEREAS, pursuant to the terms of the Certificate of Designations of
Series A Convertible Redeemable Preferred Stock of the Company (as amended to
date, the "Certificate of Designations"), AOL may request the redemption of the
Shares by the Company at any time after April 6, 2005;

      WHEREAS, in order to facilitate the Company's anticipated initial public
offering of its common stock, AOL is forbearing enforcement of its redemption
right and is instead agreeing to sell the Shares to the Company on the terms set
forth herein;

      WHEREAS, in lieu of requesting a redemption of the Shares, AOL desires to
sell to the Company, and the Company desires to purchase from AOL, the Shares,
as well as to terminate all of the remaining obligations of the Parties to each
other under the Investment Agreements, in each case upon the terms and
conditions set forth herein;

      WHEREAS, each Party is making certain representations, warranties, and
covenants herein to induce the other Party to enter into this Agreement.

      NOW, THEREFORE, in consideration of the respective representations,
warranties and covenants contained herein and for other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the
Parties hereby agree as follows:

<PAGE>

                                   ARTICLE I
                           PURCHASE AND SALE OF SHARES

      SECTION 1.1 Purchase and Sale of the Shares.

            (a) On the basis of the representations, warranties and undertakings
set forth in this Agreement, AOL hereby sells, transfers and delivers to the
Company, and the Company hereby purchases, the Shares, free and clear of all
Encumbrances. For purposes of this Agreement, the term "Encumbrances" means
liens, charges, pledges, options, mortgages, deeds of trust, security interests,
claims (by any person or entity), restrictions (whether on voting, sale,
transfer, disposition, or otherwise), easements, defects, irregularities and
other encumbrances of every type and description, whether imposed by law,
agreement, understanding, or otherwise other than such encumbrances created by
or through the Company.

            (b) The consideration for the purchase of the Shares and the
termination of the Investment Agreements as provided herein is the issuance of
that certain promissory note, dated as of the date hereof, made by the Company
in favor of AOL in the aggregate principal amount of $10,003,517 (a copy of
which is attached hereto as Exhibit A, the "Promissory Note"), receipt of which
is hereby acknowledged by AOL.

            (c) The Company hereby acknowledges receipt of stock certificate
A-1, representing all of the Shares, duly endorsed in blank for transfer.

                                   ARTICLE II
                      REPRESENTATIONS AND WARRANTIES OF AOL

      AOL represents and warrants to the Company as follows:

      SECTION 2.1 Organization; Good Standing. AOL is a corporation duly
organized, validly existing and in good standing under the laws of the State of
Delaware and has corporate power and authority to own, lease and operate its
properties and assets and to carry on its business as presently conducted.

      SECTION 2.2 Authority. AOL has all requisite corporate power and authority
to execute, deliver and perform its obligations under this Agreement and to
consummate the transactions contemplated hereby. AOL has taken all necessary
corporate action to authorize the execution, delivery and performance of this
Agreement.

      SECTION 2.3 Enforceability. This Agreement constitutes a legal, valid and
binding obligation of AOL enforceable against AOL in accordance with its terms
when executed and delivered by the Parties.

      SECTION 2.4 Consents and Approvals; No Violation. No consent, approval,
order or authorization of, or registration, qualification, designation,
declaration or filing with, any person or entity, including any governmental
entity or regulatory authority, is required to be obtained by

                                       2
<PAGE>

AOL in connection with the transactions contemplated by this Agreement. Neither
the execution and delivery of this Agreement, the consummation of the
transactions contemplated hereby, nor the compliance by AOL with any of the
provisions hereof will (a) result in a violation or breach of, or constitute
(with or without due notice or lapse of time or both) a default (or give rise to
any right of termination, cancellation or acceleration) under, any of the terms,
conditions or provisions of any note, contract, agreement, commitment, bond,
mortgage, indenture, license, lease, pledge agreement or other instrument or
obligation to which AOL is a party or by which AOL or any of its properties or
assets may be bound; (b) give rise to any Encumbrance on any of the Shares; or
(c) violate any law, regulation, judgment, order, writ, injunction or decree
applicable to AOL.

      SECTION 2.5 Title to Stock. AOL is the record and beneficial owner and
holder of, and has good, valid record and beneficial title to, the Shares, free
and clear of any Encumbrances. The signature on the endorsement of the
certificate representing the Shares delivered by AOL to the Company pursuant to
SECTION 1.1(c) is valid and genuine.

      SECTION 2.6 Acknowledgment and Representation of No Equity Interest in the
Company. AOL represents and warrants to the Company that, upon consummation of
the transactions contemplated by this Agreement, AOL will not own, and will not
have any right (whether contractual or otherwise and whether oral or written) to
acquire, any equity or debt interest (other than the Promissory Note) of any
nature whatsoever in the Company, including, but not limited to, any equity or
debt interest (other than the Promissory Note) evidenced by oral or written
subscriptions, rights, warrants, options, irrevocable proxies, commitments or
agreements of any character.

      SECTION 2.7 Brokers and Finders. AOL has not entered into any contract,
arrangement or understanding with any person or entity which may result in the
obligation of the Company or AOL to pay any finder's fees, brokerage or agent
commissions or other like payments in connection with the transactions
contemplated hereby, and AOL has not received any notice of a claim for payment
against the Company or AOL of any finder's fees, brokerage or agent commissions
or other like payments in connection with the negotiations leading to this
Agreement or the consummation of the transactions contemplated hereby.

                                  ARTICLE III
                  REPRESENTATIONS AND WARRANTIES OF THE COMPANY

      The Company represents and warrants to AOL as follows:

      SECTION 3.1 Organization; Good Standing. The Company is a corporation duly
organized, validly existing and in good standing under the laws of State of
Delaware, and has corporate power and authority to own, lease and operate its
properties and assets and to carry on its business as presently conducted.

      SECTION 3.2 Authority. The Company has all requisite corporate power and
authority to execute, deliver and perform its obligations under this Agreement
and to consummate the

                                       3
<PAGE>

transactions contemplated hereby. The Company has taken all necessary corporate
action to authorize the execution, delivery and performance of this Agreement.

      SECTION 3.3 Enforceability. This Agreement constitutes a legal, valid and
binding obligation of the Company enforceable against the Company in accordance
with its terms, when executed and delivered by the Parties.

      SECTION 3.4 Consents and Approvals; No Violation. No consent, approval,
order or authorization of, or registration, qualification, designation,
declaration or filing with, any person or entity, including any governmental
entity or regulatory authority, is required to be obtained by the Company in
connection with the transactions contemplated by this Agreement. Neither the
execution and delivery of this Agreement, the consummation of the transactions
contemplated hereby, nor the compliance by the Company with any of the
provisions hereof will (a) result in a violation or breach of, or constitute
(with or without due notice or lapse of time or both) a default (or give rise to
any right of termination, cancellation or acceleration) under, any of the terms,
conditions or provisions of any note, contract, agreement, commitment, bond,
mortgage, indenture, license, lease, pledge agreement or other instrument or
obligation to which the Company is a party or by which the Company or any of its
respective properties or assets may be bound; (b) give rise to any Encumbrance
on any of the assets of the Company; or (c) violate any law, regulation,
judgment, order, writ, injunction or decree applicable to the Company.

      SECTION 3.5 Brokers and Finders. The Company has not entered into any
contract, arrangement or understanding with any person or entity which may
result in the obligation of the Company or AOL to pay any finder's fees,
brokerage or agent commissions or other like payments in connection with the
transactions contemplated hereby, and the Company has not received any notice of
a claim for payment against the Company or AOL of any finder's fees, brokerage
or agent commissions or other like payments in connection with the negotiations
leading to this Agreement or the consummation of the transactions contemplated
hereby.

      SECTION 3.6 Financials. The Company has heretofore delivered to AOL the
unaudited (i) balance sheets of the Company as of December 31, 2004 and March
31, 2005 and (ii) income statement and statement of cash flows for the quarterly
period ending March 31, 2005 and the annual period ending December 31, 2004 (the
"Financial Statements"). The Financial Statements are (a) in accordance with the
books and records of the Company, (b) have been prepared in accordance with
generally accepted accounting principles consistently applied throughout the
periods covered thereby, and (c) accurately present in all material respects the
assets, liabilities (including all reserves) and financial position of the
Company as of the dates thereof and the results of operations and changes in
cash flows for the period then ended. As of the date of the Financial
Statements, there were no liabilities of the Company, which, in accordance with
generally accepted accounting principles, were required to have been set forth
or reserved for in the Financial Statements or the notes thereto, which are not
set forth or reserved for in the Financial Statements or the notes thereto.

      SECTION 3.7 Disclosure. The Company has, in connection with the repurchase
by the Company of the Shares hereto, complied in all material respects with
Section 10b-5 of the

                                       4
<PAGE>

Securities Exchange Act of 1934, as amended, and the rules and regulations
promulgated thereunder.

      SECTION 3.8 Debt. Except as set forth on Schedule 3.8 to this Agreement,
the Company has no outstanding (i) indebtedness for borrowed money, (ii)
obligations for the deferred purchase price of property or services other than
trade payables not overdue by more than sixty (60) days incurred in the ordinary
course of business, (iii) obligations evidenced by notes, bonds, debentures or
other similar instruments, (iv) obligations, contingent or otherwise in respect
of letters of credit or similar extensions of credit, (v) debt of others
guarantied by the Company.

      SECTION 3.9 Liens. There are no liens, security interests or other charges
or encumbrances of any kind on or with respect to the properties of the Company
other than (i) liens for taxes, assessments and governmental charges, (ii) liens
imposed by law and other similar liens arising in the ordinary course of
business securing obligations that are not overdue for a period of more than
thirty (30) days, (iii) pledges or deposits to secure public or statutory
obligations and (iv) easements, rights of way and other encumbrances on title to
real property that do not render title to the property encumbered thereby
unmarketable or materially adversely affect the use of such property for its
present purposes.

                                   ARTICLE IV
                              ADDITIONAL AGREEMENTS

      SECTION 4.1 Termination of Investment Agreements. Effective as of the date
hereof, each of the Investment Agreements is hereby terminated and of no further
force or effect, including but not limited to any provisions of the Investment
Agreements that are expressly stated in the Investment Agreements to survive
termination.

      SECTION 4.2 Certificate of Elimination. AOL acknowledges that effective as
of the date hereof, any rights that it may have had under the Certificate of
Designations are terminated. AOL further acknowledges that the Company intends
to file a Certificate of Elimination with the Delaware Secretary of State to
eliminate the Certificate of Designations.

      SECTION 4.3 Indemnification by the Company. The Company shall indemnify
AOL for any losses, damages and expenses that AOL may incur as a result of a
breach by the Company of any of its representations and warranties in ARTICLE
III (collectively, the "Damages"), provided however that (i) the Damages shall
be deemed to be zero if the Company pays the principal and interest obligations
pursuant to the Promissory Note in full on or before December 31, 2006, and (ii)
AOL may only seek recovery of Damages from the Company after AOL has incurred
Damages in excess of $50,000 in the aggregate.

      SECTION 4.4 Further Assurances. Each Party, at the reasonable request of
the other Party, shall execute and deliver such other instruments and do and
perform such other acts and things as may be reasonably necessary or desirable
for effecting completely the consummation of this Agreement and the transactions
contemplated hereby.

                                       5
<PAGE>

                                   ARTICLE V
                                  MISCELLANEOUS

      SECTION 5.1 Expenses. Each Party to this Agreement will pay its own
expenses in connection with the preparation, execution and performance of this
Agreement and the transactions contemplated hereby, including but not limited
to, all legal fees, professional fees and other transaction costs.

      SECTION 5.2 Interpretation. The headings contained in this Agreement are
for reference purposes only and shall not affect in any way the interpretation
of this Agreement. No provision of this Agreement shall be interpreted or
construed under any rule of construction against any Party solely because such
Party or its legal counsel drafted such provision. On the contrary, this
Agreement has been reviewed by each of the Parties and their respective counsel
and shall be construed and interpreted according to the ordinary meaning of the
words used so as to accomplish the purposes and intentions of all Parties
hereto.

      SECTION 5.3 Governing Law. THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS
OF THE PARTIES HEREUNDER SHALL BE GOVERNED BY, AND SHALL BE CONSTRUED AND
ENFORCED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF DELAWARE WITHOUT
REGARD TO CONFLICTS OF LAWS PRINCIPLES.

      SECTION 5.4 Counterparts. This Agreement may be executed in two or more
counterparts, each of which shall be deemed to be an original, but all of which
shall constitute one and the same Agreement.

      SECTION 5.5 Validity. The invalidity or unenforceability of any provision
of this Agreement shall not affect the validity or enforceability of any other
provisions of this Agreement, which shall remain in full force and effect.

      SECTION 5.6 Entire Agreement. This Agreement and the exhibit hereto
contain the entire agreement and understanding between the Parties with respect
to the subject matter hereof and supersede all prior agreements and
understandings relating to such subject matter.

      SECTION 5.7 Amendments; Waiver. This Agreement may be amended, modified,
superseded or canceled, and any of the terms, covenants, representations,
warranties or conditions hereof may be waived, only by a written instrument
executed by each of the Parties hereto. The failure of any Party at any time or
times to require performance of any provisions hereof shall in no manner affect
the right at a later time to enforce the same. No waiver by any Party of any
condition, or of any breach of any term, covenant, representation or warranty
contained in this Agreement, in any one or more instances, shall be deemed to be
or construed as a further or continuing waiver of any such condition or breach
or a waiver of any other condition or of any breach of any other term, covenant,
representation or warranty.

      SECTION 5.8 Notices. Any notice, demand or other communication required or
permitted under the terms of this Agreement shall be in writing and shall be
made by telegram,

                                       6
<PAGE>

telex or electronic transmitter (including, without limitation, facsimile) or
certified or registered mail, return receipt requested, and shall be deemed to
be received by the addressee on the date delivery is confirmed, if sent by
Federal Express, Express Mail, or other similar overnight delivery service, the
date of electronic confirmation of receipt, if sent by telegram, telex, telecopy
or electronic transmitter, and three (3) business days after mailing, if sent by
certified or registered mail, with postage prepaid, and properly addressed.
Notices shall be addressed as provided below:

(a)  If to AOL:           America Online, Inc.
                          22000 AOL Way
                          Dulles, Virginia 20166
                          Facsimile: (703) 265-3001
                          Attention: Senior Vice President - Corporate Finance

     With copy to:        Facsimile:  (703) 265-3992
                          Attention:  General Counsel

(b)  If to the Company:   Ritz Interactive, Inc.
                          2010 Main Street, Suite 400
                          Irvine, California 92614
                          Facsimile: (949) 255-1560
                          Attention: Scott Neamand

     With a copy to:      O'Melveny & Myers, LLP
                          114 Pacifica, Suite 100
                          Irvine, California 92618
                          Facsimile: (949) 737-2300
                          Attention: J. Jay Herron, Esq.

Any party may change its address for this purpose by giving a written notice
thereof as herein provided.

      SECTION 5.9 Successors and Assigns. This Agreement shall be binding upon
the Parties and their respective permitted successors and assigns. No Party
shall assign all or any part of this Agreement without the prior written consent
of the other Party, provided, however, that AOL shall be permitted to assign
this Agreement to any entity controlling, controlled by or under common control
with AOL.

                            [Signature Page Follows]

                                       7
<PAGE>

      IN WITNESS WHEREOF, each of the Parties has executed this Agreement as of
the date first above written.

RITZ INTERACTIVE, INC.                      AMERICA ONLINE, INC.

By: /s/ Fred H. Lerner                      By: /s/ Arthur Minson
    -------------------------                   -------------------------
Name: Fred H. Lerner                        Name: Arthur Minson
Title: President                            Title: SVP, Corporate Finance

ACKNOWLEDGED AND AGREED TO, SOLELY FOR PURPOSES OF SECTION 4.1, AND ONLY IN
THEIR CAPACITY AS THE PRINCIPAL SHAREHOLDERS UNDER THE CO-SALE AGREEMENT:

RITZ CAMERA CENTERS, INC.

By: /s/ David M. Ritz
    -----------------------
Name: David M. Ritz
Title: Chief Executive Officer

/s/ David M. Ritz
-----------------------
DAVID M. RITZ

                                       S-1

<PAGE>

                                    EXHIBIT A

                                 PROMISSORY NOTE

                               [See Exhibit 10.19]

                                       A-1

<PAGE>

                                  SCHEDULE 3.8

1.    In March 2002, the Company entered into an agreement with Photoalley, Inc.
and CMA Business Credit Services to purchase the inventory, any rights to the
URL/internet sites and internet related assets, which includes customer email
lists, of Photoalley, Inc. Under the terms of the agreement, the Company is
obligated to make monthly payments equal to a percentage of net revenues
generated from the internet sites for the period of five years.

2.    In May 2002, the Company entered into an agreement with CameraWorld.com,
Inc. and NACM-Oregon Service Company to purchase any rights to the URL/internet
sites and internet related assets, which includes customer email lists, of
CameraWorld.com. Under the terms of the agreement, the Company is obligated to
make monthly payments equal to a percentage of net revenues generated from the
internet sites for the period of five years.

3.    In August 2004, the Company entered into an agreement with eAngler, Inc.
to purchase any rights to the URL/internet sites and internet related assets,
which includes customer email lists, of eAngler.com. Under the terms of the
agreement, the Company is obligated to make monthly payments equal to a
percentage of net revenues generated from the internet sites for the period of
three years, provided that no payments are required to be made unless and until
gross revenues from the internet sites exceed approximately $1.4 million. In
addition, the Company is obligated to make a payment of up to $25,000 in 2006.

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