Document:

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                                                                   EXHIBIT 10.50

                                                                       EXHIBIT A

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                       GUARANTEE AND COLLATERAL AGREEMENT

                                     made by

                              CLEARWIRE CORPORATION

                         and certain of its Subsidiaries

                                   in favor of

                      MORGAN STANLEY SENIOR FUNDING, INC.,
                             as Administrative Agent

                          Dated as of August 21, 2006

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                                TABLE OF CONTENTS

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                                                                            Page
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<S>                                                                         <C>
SECTION 1.  DEFINED TERMS................................................      1
   1.1      Definitions..................................................      1
   1.2      Other Definitional Provisions................................      5

SECTION 2.  GUARANTEE....................................................      6
   2.1      Guarantee....................................................      6
   2.2      Right of Contribution........................................      6
   2.3      No Subrogation...............................................      7
   2.4      Amendments, etc. with respect to the Borrower Obligations....      7
   2.5      Guarantee Absolute and Unconditional.........................      7
   2.6      Reinstatement................................................      8
   2.7      Payments.....................................................      8

SECTION 3.  GRANT OF SECURITY INTEREST...................................      8

SECTION 4.  REPRESENTATIONS AND WARRANTIES...............................      9
   4.1      Representations in Credit Agreement..........................      9
   4.2      Title; No Other Liens........................................      9
   4.3      Perfected First Priority Liens...............................     10
   4.4      Jurisdiction of Organization; Chief Executive Office.........     10
   4.5      Investment Property..........................................     10
   4.6      Receivables..................................................     10
   4.7      Intellectual Property........................................     10

SECTION 5.  COVENANTS...................................................      11
   5.1      Covenants in Credit Agreement................................     11
   5.2      Maintenance of Insurance.....................................     11
   5.3      Payment of Obligations.......................................     11
   5.4      Maintenance of Perfected Security Interest; Further
            Documentation................................................     12
   5.5      Changes in Name, etc.........................................     12
   5.6      Notices......................................................     12
   5.7      Investment Property..........................................     12
   5.8      Receivables..................................................     14
   5.9      Intellectual Property........................................     14

SECTION 6.  REMEDIAL PROVISIONS..........................................     15
   6.1      Certain Matters Relating to Receivables......................     15
   6.2      Communications with Obligors; Grantors Remain Liable.........     16
   6.3      Pledged Stock................................................     16
   6.4      Proceeds to be Turned Over To Administrative Agent...........     17
   6.5      Application of Proceeds......................................     17
   6.6      Code and Other Remedies......................................     18
   6.7      Registration Rights..........................................     18
   6.8      Deficiency...................................................     19

SECTION 7.  THE ADMINISTRATIVE AGENT.....................................     19
   7.1      Administrative Agent's Appointment as Attorney-in-Fact, etc..     19
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<TABLE>
<S>                                                                         <C>
   7.2      Duty of Administrative Agent.................................     21
   7.3      Execution of Financing Statements............................     21
   7.4      Authority of Administrative Agent............................     21

SECTION 8.  MISCELLANEOUS................................................     22
   8.1      Amendments in Writing........................................     22
   8.2      Notices......................................................     22
   8.3      No Waiver by Course of Conduct; Cumulative Remedies..........     22
   8.4      Enforcement Expenses; Indemnification........................     22
   8.5      FCC Compliance...............................................     22
   8.6      Successors and Assigns.......................................     24
   8.7      Set-Off......................................................     24
   8.8      Counterparts.................................................     24
   8.9      Severability.................................................     24
   8.10     Section Headings.............................................     25
   8.11     Integration..................................................     25
   8.12     GOVERNING LAW................................................     25
   8.13     Submission To Jurisdiction; Waivers..........................     25
   8.14     Acknowledgements.............................................     25
   8.15     Additional Guarantors/Grantors...............................     26
   8.16     Releases.....................................................     26
   8.17     WAIVER OF JURY TRIAL.........................................     26
</TABLE>

SCHEDULES

Schedule 1 Notice Addresses
Schedule 2 Pledged Stock
Schedule 3 Perfection Matters
Schedule 4 Jurisdictions of Organization and Chief Executive Offices
Schedule 5 Intellectual Property

ANNEXES

Annex I Acknowledgment and Consent
Annex II Assumption Agreement

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                       GUARANTEE AND COLLATERAL AGREEMENT

          GUARANTEE AND COLLATERAL AGREEMENT, dated as of August 21, 2006, made
by Clearwire Corporation (the "Borrower") and each of the other signatories
hereto (together with any other entity that may become a party hereto as
provided herein, the "Guarantors"), in favor of Morgan Stanley Senior Funding,
Inc., as Administrative Agent (in such capacity, the "Administrative Agent") for
the banks and other financial institutions or entities (the "Lenders") from time
to time parties to the Credit Agreement, dated as of August 21, 2006 (as
amended, restated, supplemented or otherwise modified from time to time, the
"Credit Agreement"), among the Borrower, the Lenders and the Administrative
Agent.

                                    WITNESSETH:

          WHEREAS, pursuant to the Credit Agreement, the Lenders have severally
agreed to make Loans to the Borrower upon the terms and subject to the
conditions set forth therein;

          WHEREAS, the Borrower is a member of an affiliated group of companies
that includes each Guarantor;

          WHEREAS, the proceeds of the Loans under the Credit Agreement will be
used in part to enable the Borrower to make valuable transfers to one or more of
the Guarantors in connection with the operation of their respective businesses;

          WHEREAS, the Borrower and the Guarantors are engaged in related
businesses, and each Guarantor will derive substantial direct and indirect
benefit from the making of the Loans under the Credit Agreement; and

          WHEREAS, it is a condition precedent to the obligation of the Lenders
to make their respective Loans to the Borrower under the Credit Agreement that
the Borrower and the Guarantors shall have executed and delivered this Agreement
to the Administrative Agent for the ratable benefit of the Secured Parties;

          NOW, THEREFORE, in consideration of the premises and to induce the
Administrative Agent and the Lenders to enter into the Credit Agreement and to
induce the Lenders to make their respective Loans to the Borrower thereunder,
each of the Borrower and each Guarantor hereby agrees with the Administrative
Agent, for the ratable benefit of the Secured Parties, as follows:

                            SECTION 1. DEFINED TERMS

     1.1 Definitions. (a) Unless otherwise defined herein, terms defined in the
Credit Agreement and used herein shall have the meanings given to them in the
Credit Agreement, and the following terms are used herein as defined in the New
York UCC: Accounts, Certificated Security, Chattel Paper, Documents, Equipment,
Farm Products, General Intangibles, Goods, Instruments, Inventory,
Letter-of-Credit Rights, Payment Intangibles and Supporting Obligations.

     (b) The following terms shall have the following meanings:

          "Agreement": this Guarantee and Collateral Agreement, as the same may
be amended, supplemented or otherwise modified from time to time.

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          "Borrower Credit Agreement Obligations": the collective reference to
the unpaid principal of and interest on the Loans and all other obligations and
liabilities of the Borrower (including, without limitation, interest accruing at
the then applicable rate provided in the Credit Agreement after the maturity of
the Loans and interest accruing at the then applicable rate provided in the
Credit Agreement after the filing of any petition in bankruptcy, or the
commencement of any insolvency, reorganization or like proceeding, relating to
the Borrower, whether or not a claim for post-filing or post-petition interest
is allowed in such proceeding) to the Administrative Agent or any Lender,
whether direct or indirect, absolute or contingent, due or to become due, or now
existing or hereafter incurred, which may arise under the Credit Agreement, this
Agreement, the other Loan Documents or any other document made, delivered or
given in connection therewith, in each case whether on account of principal,
interest, reimbursement obligations, fees, indemnities, costs, expenses or
otherwise (including, without limitation, all fees and disbursements of counsel
to the Administrative Agent or to the Lenders that are required to be paid by
the Borrower pursuant to the terms of any of the foregoing agreements).

          "Borrower Swap Agreement Obligations": the collective reference to all
obligations and liabilities of the Borrower (including, without limitation,
interest accruing at the then applicable rate provided in any Specified Swap
Agreement after the filing of any petition in bankruptcy, or the commencement of
any insolvency, reorganization or like proceeding, relating to the Borrower,
whether or not a claim for post-filing or post-petition interest is allowed in
such proceeding) to any Qualified Counterparty, whether direct or indirect,
absolute or contingent, due or to become due, or now existing or hereafter
incurred, which may arise under any Specified Swap Agreement or any other
document made, delivered or given in connection therewith, in each case whether
on account of principal, interest, reimbursement obligations, fees, indemnities,
costs, expenses or otherwise (including, without limitation, all fees and
disbursements of counsel to the relevant Qualified Counterparty that are
required to be paid by the Borrower pursuant to the terms of any Specified Swap
Agreement).

          "Borrower Obligations": the collective reference to (i) the Borrower
Credit Agreement Obligations, (ii) the Borrower Swap Agreement Obligations, but
only to the extent that, and only so long as, the Borrower Credit Agreement
Obligations are secured and guaranteed pursuant hereto, and (iii) all other
obligations and liabilities of the Borrower, whether direct or indirect,
absolute or contingent, due or to become due, or now existing or hereafter
incurred, which may arise under this Agreement (including, without limitation,
all fees and disbursements of counsel to the Administrative Agent or to the
Lenders that are required to be paid by the Borrower pursuant to the terms of
this Agreement).

          "Collateral": as defined in Section 3.

          "Collateral Account": any collateral account established by the
Administrative Agent as provided in Section 6.1 or 6.4.

          "Copyrights": (i) all copyrights arising under the laws of the United
States, any other country or any political subdivision thereof, whether
registered or unregistered and whether published or unpublished, all
registrations and recordings thereof, and all applications in connection
therewith, including, without limitation, all registrations, recordings and
applications in the United States Copyright Office listed in Schedule 5, and
(ii) the right to obtain all renewals thereof.

          "Copyright Licenses": any written agreement naming any Grantor as
licensor or licensee (including, without limitation, those agreements listed in
Schedule 5), granting any right under any Copyright, including, without
limitation, the grant of rights to distribute and reproduce materials derived
from any Copyright.

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          "Deposit Account": as defined in the Uniform Commercial Code of any
applicable jurisdiction and, in any event, including, without limitation, any
demand, time, savings, passbook or like account maintained with a depositary
institution.

          "Excluded Assets": (A) any application for registration of a Trademark
filed in the United States Patent and Trademark Office on an intent-to-use basis
to the extent that the grant of a security interest in any such Trademark
application would adversely affect the validity or enforceability or result in
cancellation of such Trademark application, provided, however, that such
Trademark applications shall be considered Collateral upon the filing of a
Statement of Use or an Amendment to Allege Use has been filed and accepted in
the United States Patent and Trademark Office, (B) the Capital Stock of
Clearwire 1, Clearwire International, Fixed Wireless Holdings, LLC,
a________________limited liability company and NextNet, or any Subsidiary of any
thereof, in each case pledged pursuant to that certain Securities Purchase
Agreement between the Borrower, the Guarantors and the Buyers (as listed on the
Schedule of Buyers) or pursuant to the Promissory Note, Warrants and Indenture
of the Borrower dated August 5, 2005 or Promissory Notes and Warrants of the
Borrower dated February 16, 2006, except in each case to the extent required to
be pledged hereunder pursuant to paragraph (b), (c) or (d) of Section 6.9 of the
Credit Agreement; (C) purchased personal property and other telecommunications
equipment located in Canada pledged pursuant to the Credit Agreement, Security
Agreement and Moveable Hypothec Agreement each between the Borrower and Bell
Canada and dated July 19, 2005 or pursuant to the Amendment to such Credit
Agreement dated February__________, 2006, in each case to the extent that and
for so long as the terms of such Agreement would prohibit the granting of a
security interest in such property to the Administrative Agent hereunder; (D)
any leasehold in real property; (E) any property, including any contract,
General Intangible, Copyright License, Patent License or Trademark License,
Copyrights, Patent or Trademarks, in each case to the extent the grant by the
relevant Grantor of a security interest pursuant to this Agreement in such
Grantor's right, title and interest in such property (i) is prohibited by any
contract, agreement, instrument, indenture or Requirement of Law of any
Governmental Authority governing such property, (ii) would give any other party
to such contract, agreement, instrument or indenture the right to terminate its
obligations thereunder, (iii) is permitted only with the consent of another
party (including, without limitation, consent of any Governmental Authority), if
such consent has not been obtained or (iv) is limited by the Communications Act
of 1934, as amended, and the rules, regulations, and policies promulgated
thereunder by the Federal Communications Commission, including (A) restrictions
on granting security interests in FCC License Rights, as discussed more fully in
Section 8.5, and (B) the prior approval of the FCC, as discussed more fully in
Section 8.5 (provided, that none of the following shall be Excluded Assets: (1)
any Receivable or any money or other amounts due or to become due under any such
contract, agreement, instrument or indenture set out in the foregoing clauses
(i) through (iv) and (2) in the case of the preceding clause (iv), any proceeds
of FCC Licenses or Spectrum Leases, and the right to receive all monies,
consideration and proceeds derived from or in connection with the sale,
assignment, transfer, or other disposition of the FCC Licenses or Spectrum
Leases, and the right to exercise rights and actions against the lessor,
licensor or other party to the Spectrum Lease); (F) property subject to Liens
permitted under Section 7.2(2)(D) of the Credit Agreement to the extent any
agreement governing purchase money Liens or Capital Lease Obligations with
respect to such property contains a negative pledge clause that prohibits a
grant by the relevant Grantor of a security interest pursuant to this Agreement
in such Grantor's right, title and interest in such property; (G) Vehicles; (H)
Capital Stock and assets of Unrestricted Subsidiaries; and (I) any assets of the
Borrower other than Pledged Stock, but only to the extent that either (x) the
Borrower is prohibited by the terms of the Existing Notes Indenture or any
Restrictive Refinancing from granting a security interest to the Administrative
Agent hereunder in such assets other than Pledged Stock or (y) if the preceding
clause (x) does not apply, the Borrower shall not have granted a security
interest to any other party in such assets other than Pledged Stock to secure
any other present or future Indebtedness.

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          "Foreign Subsidiary": any Subsidiary organized under the laws of any
jurisdiction outside the United States of America.

          "Foreign Subsidiary Voting Stock": the voting Capital Stock of any
Foreign Subsidiary.

          "Grantors": the collective reference to (i) the Borrower, (ii) each
Guarantor other than Clearwire 1 and its Subsidiaries and (iii) any other Person
that becomes a party hereto as a Grantor pursuant to Section 8.15.

          "Guarantor Obligations": with respect to any Guarantor, all
obligations and liabilities of such Guarantor which may arise under or in
connection with this Agreement (including, without limitation, Section 2) or any
other Loan Document, any Specified Swap Agreement (to the extent such
obligations or liabilities are owing to any Qualified Counterparty) to which
such Guarantor is a party, in each case whether on account of guarantee
obligations, reimbursement obligations, fees, indemnities, costs, expenses or
otherwise (including, without limitation, all fees and disbursements of counsel
to the Administrative Agent or to the Lenders that are required to be paid by
such Guarantor pursuant to the terms of this Agreement or any other Loan
Document).

          "Intellectual Property": the collective reference to all rights,
priorities and privileges relating to intellectual property, whether arising
under United States, multinational or foreign laws or otherwise, including,
without limitation, the Copyrights, the Copyright Licenses, the Patents, the
Patent Licenses, the Trademarks and the Trademark Licenses, and all rights to
sue at law or in equity for any infringement or other impairment thereof,
including the right to receive all proceeds and damages therefrom.

          "Investment Property": the collective reference to (i) all "investment
property" as such term is defined in Section 9-102(a)(49) of the New York UCC
(other than any Foreign Subsidiary Voting Stock excluded from the definition of
"Pledged Stock") and (ii) whether or not constituting "investment property" as
so defined, all Pledged Stock.

          "Issuers": the collective reference to each issuer of any Pledged
Stock.

          "New York UCC": the Uniform Commercial Code as from time to time in
effect in the State of New York.

          "Obligations": (i) in the case of the Borrower, the Borrower
Obligations, and (ii) in the case of each Guarantor, its Guarantor Obligations.

          "Patents": (i) all letters patent of the United States, any other
country or any political subdivision thereof, and all reissues and extensions
thereof, including, without limitation, any letters patent of the United States
listed in Schedule 5, (ii) all applications for letters patent of the United
States or any other country and all divisions, continuations and
continuations-in-part thereof, including, without limitation, any applications
for letters patent of the United States listed in Schedule 5, and (iii) all
rights to obtain any reissues or extensions of the foregoing.

          "Patent License": all agreements, whether written or oral, providing
for the grant by or to any Grantor of any right to manufacture, use or sell any
invention covered in whole or in part by a Patent, including, without
limitation, any of the foregoing referred to in Schedule 5.

          "Pledged Stock": the shares of Capital Stock listed on Schedule 2,
together with any other shares, stock certificates, options or rights of any
nature whatsoever in respect of the Capital Stock

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of any Person (other than Excluded Assets) that may be issued or granted to, or
held by, any Grantor while this Agreement is in effect and that is required to
be pledged pursuant to Section 6.9 of the Credit Agreement; provided that (i) in
the case of the Borrower only, Pledged Stock shall be limited to the Capital
Stock (and any shares, stock certificates, options or rights of any nature
whatsoever in respect thereof) of the Borrower's Subsidiaries (any Capital Stock
of any Person other than such Subsidiaries, "Non-Subsidiary Stock") to the
extent that either (x) the Borrower is prohibited by the terms of the Existing
Notes Indenture or any Restrictive Refinancing from granting a security interest
to the Administrative Agent hereunder in Non-Subsidiary Stock or (y) if the
preceding clause (x) does not apply, the Borrower shall not have granted a
security interest to any other party in Non-Subsidiary Stock to secure any other
present or future Indebtedness and (ii) in no event shall more than 65% of the
total outstanding Foreign Subsidiary Voting Stock of any Foreign Subsidiary be
required to be pledged hereunder.

          "Proceeds": all "proceeds" as such term is defined in Section
9-102(a)(64) of the Uniform Commercial Code in effect in the State of New York
on the date hereof and, in any event, including, without limitation, all
dividends or other income from the Investment Property, collections thereon or
distributions or payments with respect thereto.

          "Qualified Counterparty": with respect to any Specified Swap
Agreement, any counterparty thereto that, at the time such Specified Swap
Agreement was entered into, was a Lender or an affiliate of a Lender.

          "Receivable": any right to payment for goods sold or leased or for
services rendered, whether or not such right is evidenced by an Instrument or
Chattel Paper and whether or not it has been earned by performance (including,
without limitation, any Account).

          "Secured Parties": the collective reference to the Administrative
Agent, the Lenders and any other Qualified Counterparty to which Borrower
Obligations or Guarantor Obligations, as applicable, are owed.

          "Securities Act": the Securities Act of 1933, as amended.

          "Trademarks": (i) all trademarks, trade names, corporate names,
company names, business names, fictitious business names, trade styles, service
marks, logos and other source or business identifiers, and all goodwill
associated therewith, all registrations and recordings thereof, and all
applications in connection therewith, whether in the United States Patent and
Trademark Office or in any similar office or agency of the United States, any
State thereof or any other country or any political subdivision thereof, or
otherwise, and all common-law rights related thereto, including, without
limitation, any registrations and applications in respect of the foregoing in
the United States Patent and Trademark Office listed in Schedule 5, and (ii) the
right to obtain all renewals thereof.

          "Trademark License": any agreement, whether written or oral, providing
for the grant by or to any Grantor of any right to use any Trademark, including,
without limitation, any of the foregoing agreements listed in Schedule 5.

          "Vehicles": all cars, trucks, trailers, construction and earth moving
equipment and other vehicles covered by a certificate of title law of any state
and, in any event including, without limitation, all tires and other
appurtenances to any of the foregoing.

     1.2 Other Definitional Provisions. (a) The words "hereof," "herein",
"hereto" and "hereunder" and words of similar import when used in this Agreement
shall refer to this Agreement as a

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                                                                               6

whole and not to any particular provision of this Agreement, and Section and
Schedule references are to this Agreement unless otherwise specified.

     (b) The meanings given to terms defined herein shall be equally applicable
to both the singular and plural forms of such terms.

     (c) Where the context requires, terms relating to the Collateral or any
part thereof, when used in relation to a Grantor, shall refer to such Grantor's
Collateral or the relevant part thereof.

                              SECTION 2. GUARANTEE

     2.1 Guarantee. (a) The Guarantors hereby, jointly and severally,
unconditionally and irrevocably, guarantee to the Administrative Agent, for the
ratable benefit of the Secured Parties and their respective successors,
indorsees, transferees and assigns, the prompt and complete payment and
performance by the Borrower when due (whether at the stated maturity, by
acceleration or otherwise) of the Borrower Obligations.

     (b) Anything herein or in any other Loan Document to the contrary
notwithstanding, the maximum liability of each Guarantor hereunder and under the
other Loan Documents shall in no event exceed the amount which can be guaranteed
by such Guarantor under applicable federal and state laws relating to the
insolvency of debtors (after giving effect to the right of contribution
established in Section 2.2).

     (c) Each Guarantor agrees that the Borrower Obligations may at any time and
from time to time exceed the amount of the liability of such Guarantor hereunder
without impairing the guarantee contained in this Section 2 or affecting the
rights and remedies of the Administrative Agent or any Lender hereunder.

     (d) The guarantee contained in this Section 2 shall remain in full force
and effect until all the Borrower Obligations and the obligations of each
Guarantor under the guarantee contained in this Section 2 shall have been
satisfied by payment in full (other than contingent indemnity obligations not
due and payable).

     (e) No payment made by the Borrower, any of the Guarantors, any other
guarantor or any other Person or received or collected by the Administrative
Agent or any Lender from the Borrower, any of the Guarantors, any other
guarantor or any other Person by virtue of any action or proceeding or any
set-off or appropriation or application at any time or from time to time in
reduction of or in payment of the Borrower Obligations shall be deemed to
modify, reduce, release or otherwise affect the liability of any Guarantor
hereunder which shall, notwithstanding any such payment (other than any payment
made by such Guarantor in respect of the Borrower Obligations or any payment
received or collected from such Guarantor in respect of the Borrower
Obligations), remain liable for the Borrower Obligations up to the maximum
liability of such Guarantor hereunder until the Borrower Obligations are paid in
full (other than contingent indemnity obligations not due and payable).

     2.2 Right of Contribution. Each Guarantor hereby agrees that to the extent
that a Guarantor shall have paid more than its proportionate share of any
payment made hereunder, such Guarantor shall be entitled to seek and receive
contribution from and against any other Guarantor hereunder which has not paid
its proportionate share of such payment. Each Guarantor's right of contribution
shall be subject to the terms and conditions of Section 2.3. The provisions of
this Section 2.2 shall in no respect limit the obligations and liabilities of
any Guarantor to the Administrative Agent and the Lenders, and each
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                                                                               7

Guarantor shall remain liable to the Administrative Agent and the Lenders for
the full amount guaranteed by such Guarantor hereunder.

     2.3 No Subrogation. Notwithstanding any payment made by any Guarantor
hereunder or any set-off or application of funds of any Guarantor by the
Administrative Agent or any Lender, no Guarantor shall be entitled to be
subrogated to any of the rights of the Administrative Agent or any Lender
against the Borrower or any other Guarantor or any collateral security or
guarantee or right of offset held by the Administrative Agent or any Lender for
the payment of the Borrower Obligations, nor shall any Guarantor seek or be
entitled to seek any contribution or reimbursement from the Borrower or any
other Guarantor in respect of payments made by such Guarantor hereunder, until
all amounts owing to the Administrative Agent and the Lenders by the Borrower on
account of the Borrower Obligations are paid in full (other than contingent
indemnity obligations not due and payable). If any amount shall be paid to any
Guarantor on account of such subrogation rights at any time when all of the
Borrower Obligations shall not have been paid in full (other than contingent
indemnity obligations not due and payable), such amount shall be held by such
Guarantor in trust for the Administrative Agent and the Lenders, segregated from
other funds of such Guarantor, and shall, forthwith upon receipt by such
Guarantor, be turned over to the Administrative Agent in the exact form received
by such Guarantor (duly indorsed by such Guarantor to the Administrative Agent,
if required), to be applied against the Borrower Obligations, whether matured or
unmatured, in such order as the Administrative Agent may determine.

     2.4 Amendments, etc. with respect to the Borrower Obligations. Each
Guarantor shall remain obligated hereunder notwithstanding that, without any
reservation of rights against any Guarantor and without notice to or further
assent by any Guarantor, any demand for payment of any of the Borrower
Obligations made by the Administrative Agent or any Lender may be rescinded by
the Administrative Agent or such Lender and any of the Borrower Obligations
continued, and the Borrower Obligations, or the liability of any other Person
upon or for any part thereof, or any collateral security or guarantee therefor
or right of offset with respect thereto, may, from time to time, in whole or in
part, be renewed, extended, amended, modified, accelerated, compromised, waived,
surrendered or released by the Administrative Agent or any Lender, and the
Credit Agreement and the other Loan Documents and any other documents executed
and delivered in connection therewith may be amended, modified, supplemented or
terminated, in whole or in part, as the Administrative Agent (or the Required
Lenders or all Lenders, as the case may be) may deem advisable from time to
time, and any collateral security, guarantee or right of offset at any time held
by the Administrative Agent or any Lender for the payment of the Borrower
Obligations may be sold, exchanged, waived, surrendered or released, in each
case, in accordance with the Loan Documents. Neither the Administrative Agent
nor any Lender shall have any obligation to protect, secure, perfect or insure
any Lien at any time held by it as security for the Borrower Obligations or for
the guarantee contained in this Section 2 or any property subject thereto.

     2.5 Guarantee Absolute and Unconditional. Each Guarantor waives, to the
extent permitted by law and except as otherwise provided for herein, any and all
notice of the creation, renewal, extension or accrual of any of the Borrower
Obligations and notice of or proof of reliance by the Administrative Agent or
any Lender upon the guarantee contained in this Section 2 or acceptance of the
guarantee contained in this Section 2; the Borrower Obligations, and any of
them, shall conclusively be deemed to have been created, contracted or incurred,
or renewed, extended, amended or waived, in reliance upon the guarantee
contained in this Section 2; and all dealings between the Borrower and any of
the Guarantors, on the one hand, and the Administrative Agent and the Lenders,
on the other hand, likewise shall be conclusively presumed to have been had or
consummated in reliance upon the guarantee contained in this Section 2. Each
Guarantor waives, to the extent permitted by law and except as otherwise
provided for herein, diligence, presentment, protest, demand for payment and
notice of default or nonpayment to or upon the Borrower or any of the Guarantors
with respect to the Borrower Obligations. Each Guarantor understands and agrees
that the guarantee contained in this Section 2 shall be construed as a
continuing,

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                                                                               8

absolute and unconditional guarantee of payment without regard to (a) the
validity or enforceability of the Credit Agreement or any other Loan Document,
any of the Borrower Obligations or any other collateral security therefor or
guarantee or right of offset with respect thereto at any time or from time to
time held by the Administrative Agent or any Lender, (b) any defense, set-off or
counterclaim (other than a defense of payment or performance or fraud) which may
at any time be available to or be asserted by the Borrower or any other Person
against the Administrative Agent or any Lender, or (c) any other circumstance
whatsoever (with or without notice to or knowledge of the Borrower or such
Guarantor) which constitutes, or might be construed to constitute, an equitable
or legal discharge of the Borrower for the Borrower Obligations, or of such
Guarantor under the guarantee contained in this Section 2, in bankruptcy or in
any other instance. When making any demand hereunder or otherwise pursuing its
rights and remedies hereunder against any Guarantor, the Administrative Agent or
any Lender may, but shall be under no obligation to and each Guarantor waives
any right to require the Administrative Agent or any Lender to, make a similar
demand on or otherwise pursue such rights and remedies as it may have against
the Borrower, any other Guarantor or any other Person or against any collateral
security or guarantee for the Borrower Obligations or against any assets of the
Borrower or any Guarantor or any right of offset with respect thereto, and any
failure by the Administrative Agent or any Lender to make any such demand, to
pursue such other rights or remedies or to collect any payments from the
Borrower, any other Guarantor or any other Person or to realize upon any such
collateral security or guarantee or assets or to exercise any such right of
offset, or any release of the Borrower, any other Guarantor or any other Person
or any such collateral security, guarantee or right of offset, shall not relieve
any Guarantor of any obligation or liability hereunder, and shall not impair or
affect the rights and remedies, whether express, implied or available as a
matter of law, of the Administrative Agent or any Lender against any Guarantor.
For the purposes hereof "demand" shall include the commencement and continuance
of any legal proceedings.

     2.6 Reinstatement. The guarantee contained in this Section 2 shall continue
to be effective, or be reinstated, as the case may be, if at any time payment,
or any part thereof, of any of the Borrower Obligations is rescinded or must
otherwise be restored or returned by the Administrative Agent or any Lender upon
the insolvency, bankruptcy, dissolution, liquidation or reorganization of the
Borrower or any Guarantor, or upon or as a result of the appointment of a
receiver, intervenor or conservator of, or trustee or similar officer for, the
Borrower or any Guarantor or any substantial part of its property, or otherwise,
all as though such payments had not been made.

     2.7 Payments. Each Guarantor hereby guarantees that payments hereunder will
be paid to the Administrative Agent without set-off or counterclaim in Dollars
at the Funding Office.

                      SECTION 3. GRANT OF SECURITY INTEREST

          Each Grantor hereby assigns and transfers to the Administrative Agent,
and hereby grants to the Administrative Agent, for the ratable benefit of the
Secured Parties, a security interest in, all of such Grantor's right, title and
interest in the following property now owned or at any time hereafter acquired
by such Grantor or in which such Grantor now has or at any time in the future
may acquire any right, title or interest (collectively, the "Collateral"), as
collateral security for the prompt and complete payment and performance when due
(whether at the stated maturity, by acceleration or otherwise) of such Grantor's
Obligations:

     (a) all Accounts;

     (b) all Chattel Paper;

     (c) all Deposit Accounts;

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                                                                               9

     (d) all Documents;

     (e) all Equipment;

     (f) all General Intangibles;

     (g) all Instruments;

     (h) all Intellectual Property;

     (i) all Inventory;

     (j) all Investment Property;

     (k) all Letter-of-Credit Rights;

     (l) all Goods;

     (m) all books and records pertaining to the Collateral; and

     (n) to the extent not otherwise included, all Proceeds and products of any
and all of the foregoing, all Supporting Obligations in respect of any of the
foregoing and all collateral security and guarantees given by any Person with
respect to any of the foregoing;

     (o) all FCC License Rights;

          provided, that the Collateral shall not include the Excluded Assets.

                    SECTION 4. REPRESENTATIONS AND WARRANTIES

          To induce the Administrative Agent and the Lenders to enter into the
Credit Agreement and to induce the Lenders to make their respective extensions
of credit to the Borrower thereunder, each Grantor hereby represents and
warrants to the Administrative Agent and each Lender that:

     4.1 Representations in Credit Agreement. In the case of each Guarantor, the
representations and warranties set forth in Section 4 of the Credit Agreement as
they relate to such Guarantor or to the Loan Documents to which such Guarantor
is a party, each of which is hereby incorporated herein by reference, are true
and correct, and the Administrative Agent and each Lender shall be entitled to
rely on each of them as if they were fully set forth herein, provided that each
reference in each such representation and warranty to the Borrower's knowledge
shall, for the purposes of this Section 4.1, be deemed to be a reference to such
Guarantor's knowledge.

     4.2 Title; No Other Liens. Except for the security interest granted to the
Administrative Agent for the ratable benefit of the Secured Parties pursuant to
this Agreement and the other Liens permitted to exist on the Collateral by the
Credit Agreement, such Grantor owns each item of the Collateral free and clear
of any and all Liens or claims of others. No financing statement or other public
notice with respect to all or any part of the Collateral is on file or of record
in any public office, except such as have been filed in favor of the
Administrative Agent, for the ratable benefit of the Secured Parties, pursuant
to this Agreement or as are permitted by the Credit Agreement. For the avoidance
of doubt, it is understood and agreed that any Grantor may, as part of its
business, grant licenses to third parties to use Intellectual Property owned or
developed by a Grantor. For purposes of this Agreement and the other

<PAGE>

                                                                              10

Loan Documents, such licensing activity shall not constitute a "Lien" on such
Intellectual Property. Each of the Administrative Agent and each Lender
understands that any such licenses may be exclusive to the applicable licensees,
and such exclusivity provisions may limit the ability of the Administrative
Agent to utilize, sell, lease or transfer the related Intellectual Property or
otherwise realize value from such Intellectual Property pursuant hereto.

     4.3 Perfected First Priority Liens. The security interests granted pursuant
to this Agreement (a) upon completion of the filings and other actions specified
on Schedule 3 (which, in the case of all filings and other documents referred to
on said Schedule, have been delivered to the Administrative Agent in completed
and duly executed form) within the time periods prescribed under applicable law,
will constitute valid perfected security interests (to the extent such matter is
governed by laws of the United States or a jurisdiction therein) in all of the
Collateral (to the extent that a security interest therein may be perfected by
the filing of Uniform Commercial Code financing statements and such other
filings specified on Schedule 3) in favor of the Administrative Agent, for the
ratable benefit of the Secured Parties, as collateral security for such
Grantor's Obligations, enforceable in accordance with the terms hereof against
all creditors of such Grantor and any Persons purporting to purchase any
Collateral from such Grantor and (b) are prior to all other Liens on the
Collateral in existence on the date hereof except to the extent otherwise
permitted by the Credit Agreement.

     4.4 Jurisdiction of Organization: Chief Executive Office. On the date
hereof, such Grantor's jurisdiction of organization, identification number from
the jurisdiction of organization (if any), and the location of such Grantor's
chief executive office or sole place of business or principal residence, as the
case may be, are specified on Schedule 4. Such Grantor has furnished to the
Administrative Agent a certified charter, certificate of incorporation or other
organization document and long-form good standing certificate as of a date which
is recent to the date hereof.

     4.5 Investment Property. (a) The shares of Pledged Stock pledged by such
Grantor hereunder constitute all the issued and outstanding shares of all
classes of the Capital Stock of each Issuer owned by such Grantor or, in the
case of Foreign Subsidiary Voting Stock, if less, 65% of the outstanding Foreign
Subsidiary Voting Stock of each relevant Issuer.

     (b) All the shares of the Pledged Stock have been duly and validly issued
and are fully paid and nonassessable.

     (c) Such Grantor is the record and beneficial owner of, and has good and
marketable title to, the Investment Property pledged by it hereunder, free of
any and all Liens or options in favor of, or claims of, any other Person, except
the security interest created by this Agreement.

     4.6 Receivables. (a) As of the date hereof, none of the obligors on any
Receivable is a Governmental Authority, except for Receivables constituting not
more than 5% of the face amount of all Receivables.

     (b) The amounts represented by such Grantor to the Lenders from time to
time as owing to such Grantor in respect of the Receivables will at such times
be accurate in all material respects.

     4.7 Intellectual Property. (a) Schedule 5 lists all issuances,
registrations and applications in respect of Intellectual Property owned by such
Grantor (other than the Borrower at any time to the extent the Borrower is not
then required to pledge such Intellectual Property hereunder pursuant to clause
(I) of the definition of "Excluded Assets") in its own name on the date hereof.

<PAGE>

                                                                              11

     (b) On the date hereof, all Intellectual Property owned by such Grantor
listed on Schedule 5 (i) is valid, subsisting, unexpired and enforceable, has
not been abandoned and (ii) does not infringe any Intellectual Property rights
of any other Person, except as could not reasonably be expected to have a
Material Adverse Effect.

     (c) Except as set forth in Schedule 5, on the date hereof, none of the
Intellectual Property listed on Schedule 5 is the subject of any Copyright
License, Trademark License or Patent License pursuant to which such Grantor is
the licensor.

     (d) No holding, decision or judgment has been rendered by any Governmental
Authority which would limit, cancel or question the validity of, or such
Grantor's rights in, any Intellectual Property listed on Schedule 5 in any
respect that could reasonably be expected to have a Material Adverse Effect.

     (e) No action or proceeding is pending, or, to the knowledge of such
Grantor, threatened, on the date hereof (i) seeking to limit, cancel or question
the validity of any material Intellectual Property listed on Schedule 5 or such
Grantor's ownership interest therein, or (ii) which, if adversely determined,
would have a Material Adverse Effect.

                              SECTION 5. COVENANTS

          Each Grantor covenants and agrees with the Administrative Agent and
the Lenders that, from and after the date of this Agreement until the
Obligations shall have been paid in full (other than contingent indemnity
obligations not due and payable):

     5.1 Covenants in Credit Agreement. In the case of each Guarantor, such
Guarantor shall take, or shall refrain from taking, as the case may be, each
action that is necessary to be taken or not taken, as the case may be, so that
no Default or Event of Default is caused by the failure to take such action or
to refrain from taking such action by such Guarantor or any of its Subsidiaries.

     5.2 Maintenance of Insurance. (a) Such Grantor will maintain insurance
policies in accordance with the Credit Agreement.

     (b) All such insurance shall (i) provide that no cancellation, material
reduction in amount or material change in coverage thereof shall be effective
until at least 30 days after receipt by the Administrative Agent of written
notice thereof, unless acceptable to the Administrative Agent, (ii) name the
Administrative Agent as insured party or loss payee, in each case only with
respect to Collateral, (iii) if reasonably requested by the Administrative
Agent, include a breach of warranty clause and (iv) be reasonably satisfactory
in all other respects to the Administrative Agent.

     (c) Upon request by the Administrative Agent, the Borrower shall deliver to
the Administrative Agent and the Lenders a report of a reputable insurance
broker with respect to such insurance substantially concurrently with the
delivery by the Borrower to the Administrative Agent of its audited financial
statements for each fiscal year.

     5.3 Payment of Obligations. Such Grantor will pay and discharge or
otherwise satisfy at or before maturity or before they become delinquent, as the
case may be, all material taxes, assessments and governmental charges or levies
imposed upon the Collateral or in respect of income or profits therefrom, as
well as all claims of any kind (including, without limitation, claims for labor,
materials and supplies) against or with respect to the Collateral, except that
no such charge need be paid if the amount or validity thereof is currently being
contested in good faith by appropriate proceedings, reserves in conformity with
GAAP with respect thereto have been provided on the books of such Grantor and
such proceedings could

<PAGE>

                                                                              12

not reasonably be expected to result in the sale, forfeiture or loss of any
material portion of the Collateral or any interest therein.

     5.4 Maintenance of Perfected Security Interest: Further Documentation. (a)
Such Grantor shall maintain the security interest created by this Agreement as a
perfected security interest having at least the priority described in Section
4.3, to the extent required herein, and shall defend such security interest
against the claims and demands of all Persons whomsoever, subject to the rights
of such Grantor under the Credit Agreement and/or the Loan Documents to dispose
of the Collateral and permitted Liens under the Credit Agreement.

     (b) Such Grantor will furnish to the Administrative Agent and the Lenders
from time to time statements and schedules further identifying and describing
the assets and property of such Grantor as the Administrative Agent may
reasonably request, all in reasonable detail.

     (c) At any time and from time to time, upon the written request of the
Administrative Agent, and at the sole expense of such Grantor, such Grantor will
promptly and duly execute and deliver, and have recorded, such further
instruments and documents and take such further actions as the Administrative
Agent may reasonably request for the purpose of obtaining or preserving the full
benefits of this Agreement and of the rights and powers herein granted; provided
that in no event shall any Grantor be required to perfect any Lien by means
other than the delivery of share certificates of Subsidiaries or the making of
filings, registrations or recordings required for perfection under the laws of
the United States or any jurisdiction thereof, to the extent required by the
terms hereof.

     5.5 Changes in Name, etc. Such Grantor will not, except upon 15 days' prior
written notice to the Administrative Agent and delivery to the Administrative
Agent of all additional executed financing statements and other documents
reasonably requested by the Administrative Agent to maintain the validity,
perfection and priority of the security interests provided for herein, (i)
change its jurisdiction of organization or the location of its chief executive
office or sole place of business or principal residence from that referred to in
Section 4.3 or (ii) change its name.

     5.6 Notices. Such Grantor will advise the Administrative Agent and the
Lenders promptly, in reasonable detail, of:

     (a) any Lien (other than security interests created hereby or Liens
permitted under the Credit Agreement) on any of the Collateral which would
adversely affect the ability of the Administrative Agent to exercise any of its
remedies hereunder; and

     (b) the occurrence of any other event which could reasonably be expected to
have a material adverse effect on the aggregate value of the Collateral or on
the security interests created hereby.

     5.7 Investment Property. (a) If such Grantor shall become entitled to
receive or shall receive any certificate (including, without limitation, any
certificate representing a dividend or a distribution in connection with any
reclassification, increase or reduction of capital or any certificate issued in
connection with any reorganization) in respect of the Capital Stock of any
Issuer that is a Subsidiary of a Grantor, whether in addition to, in
substitution of, as a conversion of, or in exchange for, any shares of the
Pledged Stock, or otherwise in respect thereof, such Grantor shall accept the
same as the agent of the Administrative Agent and the Lenders, hold the same in
trust for the Administrative Agent and the Lenders and deliver the same
forthwith to the Administrative Agent in the exact form received, duly endorsed
by such Grantor to the Administrative Agent, if required, together with an
undated stock power covering such certificate duly executed in blank by such
Grantor and with, if the Administrative Agent so reasonably requests, signature
guaranteed, to be held by the Administrative Agent, subject to the terms
<PAGE>

                                                                              13

hereof, as additional collateral security for the Obligations. After the
occurrence and during the continuation of an Event of Default, any sums paid
upon or in respect of the Investment Property upon the liquidation or
dissolution of any Issuer shall be paid over to the Administrative Agent to be
held by it hereunder as additional collateral security for the Obligations, and
in case any distribution of capital shall be made on or in respect of the
Investment Property, or any property shall be distributed upon or with respect
to the Investment Property pursuant to the recapitalization or reclassification
of the capital of any Issuer or pursuant to the reorganization thereof, the
property so distributed shall, unless otherwise subject to a perfected security
interest in favor of the Administrative Agent, be delivered to the
Administrative Agent to be held by it hereunder as additional collateral
security for the Obligations. If any sums of money or property so paid or
distributed in respect of the Investment Property shall be received by such
Grantor, such Grantor shall, until such money or property is paid or delivered
to the Administrative Agent, hold such money or property in trust for the
Lenders, segregated from other funds of such Grantor, as additional collateral
security for the Obligations. Notwithstanding the foregoing, the Grantors shall
not be required to pay over to the Administrative Agent or deliver to the
Administrative Agent as Collateral (A) any proceeds of any liquidation or
dissolution of any Issuer, or any distribution of capital or property in respect
of any Investment Property, to the extent that (i) such liquidation, dissolution
or distribution, if treated as a Disposition of the relevant Issuer, would be
permitted by the Credit Agreement and (ii) the proceeds thereof are applied
toward prepayment of Loans and reduction of Commitments to the extent required
by the Credit Agreement or (B) distributions permitted under the Credit
Agreement.

     (b) Without the prior written consent of the Administrative Agent, such
Grantor will not (i) vote to enable, or take any other action to permit, any
Issuer to issue any stock or other equity securities of any nature or to issue
any other securities convertible into or granting the right to purchase or
exchange for any stock or other equity securities of any nature of any Issuer,
unless such securities that are issued to such Grantor are delivered to the
Administrative Agent, concurrently with the issuance thereof, to be held by the
Administrative Agent as Collateral, (ii) sell, assign, transfer, exchange, or
otherwise dispose of, or grant any option with respect to, the Pledged Stock or
Proceeds thereof (except pursuant to a transaction expressly permitted by the
Credit Agreement), (iii) create, incur or permit to exist any Lien or option in
favor of, or any claim of any Person with respect to, any of the Pledged Stock
or Proceeds thereof, or any interest therein, except for the security interests
created by this Agreement or (iv) enter into any agreement or undertaking
restricting the right or ability of such Grantor or the Administrative Agent to
sell, assign or transfer any of the Pledged Securities or Proceeds thereof.

     (c) In the case of each Grantor which is an Issuer, such Issuer agrees that
(i) it will be bound by the terms of this Agreement relating to the Pledged
Securities issued by it and will comply with such terms insofar as such terms
are applicable to it, (ii) it will notify the Administrative Agent promptly in
writing of the occurrence of any of the events described in Section 5.7(a) with
respect to the Pledged Securities issued by it and (iii) the terms of Sections
6.3(c) and 6.7 shall apply to it, mutatis mutandis, with respect to all actions
that may be required of it pursuant to Section 6.3(c) or 6.7 with respect to the
Pledged Securities issued by it.

     (d) Each Issuer that is a partnership or a limited liability company (i)
confirms that none of the terms of any equity interest issued by it provides
that such equity interest is a "security" within the meaning of Sections 8-102
and 8-103 of the New York UCC (a "Security"), (ii) agrees that it will take no
action to cause or permit any such equity interest to become a Security, (iii)
agrees that it will not issue any certificate representing any such equity
interest and (iv) agrees that if, notwithstanding the foregoing,

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                                                                              14

any such equity interest shall be or become a Security, such Issuer will (and
the Grantor that holds such equity interest hereby instructs such Issuer to)
comply with instructions originated by the Administrative Agent without further
consent by such Grantor.

     5.8 Receivables. Other than in the ordinary course of business, such
Grantor (other than the Borrower at any time to the extent the Borrower is not
then required to pledge such Receivable hereunder pursuant to clause (I) of the
definition of "Excluded Assets") will not (i) grant any extension of the time of
payment of any Receivable material, (ii) compromise or settle any material
Receivable for less than the full amount thereof, (iii) release, wholly or
partially, any Person liable for the payment of any material Receivable, (iv)
allow any credit or discount whatsoever on any material Receivable or (v) amend,
supplement or modify any material Receivable in any manner that could adversely
affect the value thereof.

     5.9 Intellectual Property. (a) Such Grantor (other than the Borrower at any
time to the extent the Borrower is not then required to pledge such Intellectual
Property hereunder pursuant to clause (I) of the definition of "Excluded
Assets"), either itself or through licensees, will (i) as deemed necessary in
such Grantor's reasonable business judgment, continue to use each material
Trademark in connection with each and every trademark class of goods applicable
to its current line as reflected in its current catalogs, brochures and price
lists in order to maintain such Trademark in full force free from any claim of
abandonment for non-use, (ii) maintain as in the past the quality of products
and services offered under such material Trademark, (iii) use such material
Trademark with the appropriate notice of registration and all other notices and
legends required by applicable Requirements of Law, (iv) not adopt or use any
new mark or any mark which is confusingly similar or a colorable imitation of
such Trademark unless such mark shall be considered Collateral and subject to
the terms of this Agreement, and (iv) not (and not permit any licensee or
sublicensee thereof to) do any act or knowingly omit to do any act whereby such
material Trademark may become abandoned, invalidated or impaired in any material
respect other than as set forth in (i) above.

     (b) Such Grantor (either itself or through licensees) will not do any act,
or omit to do any act, whereby any material Patent could reasonably be expected
to become forfeited, abandoned or dedicated to the public, other than through
expiration of any statutory term.

     (c) Such Grantor (either itself or through licensees) (i) will not (and
will not permit any licensee or sublicense thereof) to do any act or knowingly
omit to do any act whereby any material portion of the Copyrights may become
invalided or otherwise impaired, and (ii) will not (either itself or through
licensees) do any act whereby any material portion of the Copyrights may fall
into the public domain, other than through expiration of any statutory term.

     (d) Such Grantor (either itself or through licensees) will not do any act
that knowingly uses any material Intellectual Property to infringe the
intellectual property rights of any other Person.

     (e) Such Grantor will notify the Administrative Agent and the Lenders
immediately if it knows, or has reason to know, that any application or
registration relating to any material Intellectual Property may become
forfeited, abandoned or dedicated to the public, or of any adverse determination
(including, without limitation, the institution against Grantor of, or any such
determination in, any proceeding in the United States Patent and Trademark
Office, the United States Copyright Office or any court or tribunal in any
country) regarding such Grantor's ownership of, or the validity of, any material
Intellectual Property owned by such Grantor or such Grantor's right to register
the same or to own and maintain the same.

<PAGE>

                                                                              15

     (f) Whenever such Grantor, either by itself or through any agent, employee,
licensee or designee, shall file an application for the registration of any
Intellectual Property with the United States Patent and Trademark Office, the
United States Copyright Office or any similar office or agency in any other
country or any political subdivision thereof, such Grantor shall report such
filing to the Administrative Agent as promptly as reasonably practicable after
the last day of the fiscal quarter in which such filing occurs. Upon request of
the Administrative Agent, such Grantor shall execute and deliver, and have
recorded, any and all agreements, instruments, documents, and papers as the
Administrative Agent may reasonably request to evidence the Administrative
Agent's and the Lenders' security interest in any Copyright, Patent or Trademark
and the goodwill and general intangibles of such Grantor relating thereto or
represented thereby.

     (g) Such Grantor will take all reasonably necessary steps including,
without limitation, in any proceeding before the United States Patent and
Trademark Office, the United States Copyright Office or any similar office or
agency in any other country or any political subdivision thereof, to maintain
and pursue each application relating to any material Intellectual Property owned
by such Grantor (and to obtain the relevant registration) and to maintain each
registration of the material Intellectual Property owned by such Grantor,
including, without limitation, filing of applications for renewal, affidavits of
use and affidavits of incontestability, except as provided in Section 5.9(a)(i).

     (h) In the event that any Grantor knows, or has reason to know, that any
material Intellectual Property owned by such Grantor is infringed,
misappropriated, diluted or otherwise violated by a third party, such Grantor
shall (i) take such actions as such Grantor shall reasonably deem appropriate in
its reasonable business judgment under the circumstances to protect such
Intellectual Property and (ii) if such Intellectual Property is deemed by such
Grantor to be of material economic value, as promptly as reasonably practicable
notify the Administrative Agent after it learns thereof and sue for
infringement, misappropriation, dilution or other violation (as the case may
be), to seek injunctive relief where deemed appropriate by such Grantor and to
recover any and all damages for such infringement, misappropriation, dilution or
other violation.

                         SECTION 6. REMEDIAL PROVISIONS

     6.1 Certain Matters Relating to Receivables (a) The Administrative Agent
shall have the right, at any time after the occurrence and during the
continuance of an Event of Default, to make test verifications of the
Receivables in any manner and through any medium that it reasonably considers
advisable, and each Grantor shall furnish all such assistance and information as
the Administrative Agent may require in connection with such test verifications.
At any time and from time to time after the occurrence and during the
continuance of an Event of Default, upon the Administrative Agent's request and
at the expense of the relevant Grantor, such Grantor shall cause independent
public accountants or others satisfactory to the Administrative Agent to furnish
to the Administrative Agent reports showing reconciliations, aging and test
verifications of, and trial balances for, the Receivables.

     (b) The Administrative Agent hereby authorizes each Grantor to collect such
Grantor's Receivables, subject to the Administrative Agent's direction and
control after the occurrence and during the continuance of an Event of Default,
and the Administrative Agent may curtail or terminate said authority at any time
after the occurrence and during the continuance of an Event of Default. If
required by the Administrative Agent at any time after the occurrence and during
the continuance of an Event of Default, any payments of Receivables, when
collected by any Grantor, (i) shall be forthwith (and, in any event, within two
Business Days) deposited by such Grantor in the exact form received, duly
indorsed by such Grantor to the Administrative Agent if required, in a
Collateral Account maintained under the sole dominion and control of the
Administrative Agent, subject to withdrawal by the Administrative Agent for the
account of the Lenders only as provided in Section 6.5, and (ii) until so turned
over, shall be held by

<PAGE>

                                                                              16

such Grantor in trust for the Administrative Agent and the Lenders; provided
that all funds in such Collateral Account shall be promptly released to the
Grantors upon the cure or waiver of any such Event of Default.

     (c) At the Administrative Agent's reasonable request, each Grantor shall
deliver to the Administrative Agent all original and other documents evidencing,
and relating to, the agreements and transactions which gave rise to the
Receivables, including, without limitation, all original orders, invoices and
shipping receipts

     (d) The foregoing provisions of this Section 6.1 shall not apply to the
Borrower at any time to the extent the Borrower is not then required to pledge
Receivables hereunder pursuant to clause (I) of the definition of "Excluded
Assets".

     6.2 Communications with Obligors: Grantors Remain Liable. (a) The
Administrative Agent in its own name or in the name of others may at any time
after the occurrence and during the continuance of an Event of Default
communicate with obligors under the Receivables to verify with them to the
Administrative Agent's reasonable satisfaction the existence, amount and terms
of any Receivables.

     (b) Upon the request of the Administrative Agent at any time after the
occurrence and during the continuance of an Event of Default, each Grantor shall
notify obligors on the Receivables that the Receivables have been assigned to
the Administrative Agent for the ratable benefit of the Secured Parties and that
payments in respect thereof shall be made directly to the Administrative Agent.

     (c) Anything herein to the contrary notwithstanding, each Grantor shall
remain liable under each of the Receivables (or any agreement giving rise
thereto) to observe and perform all the conditions and obligations to be
observed and performed by it thereunder, all in accordance with the terms of any
agreement giving rise thereto. Neither the Administrative Agent nor any Lender
shall have any obligation or liability under any Receivable (or any agreement
giving rise thereto) by reason of or arising out of this Agreement or the
receipt by the Administrative Agent or any Lender of any payment relating
thereto, nor shall the Administrative Agent or any Lender be obligated in any
manner to perform any of the obligations of any Grantor under or pursuant to any
Receivable (or any agreement giving rise thereto), to make any payment, to make
any inquiry as to the nature or the sufficiency of any payment received by it or
as to the sufficiency of any performance by any party thereunder, to present or
file any claim, to take any action to enforce any performance or to collect the
payment of any amounts which may have been assigned to it or to which it may be
entitled at any time or times.

     (d) The foregoing provisions of this Section 6.2 shall not apply to the
Borrower at any time to the extent the Borrower is not then required to pledge
Receivables hereunder pursuant to clause (I) of the definition of "Excluded
Assets".

     6.3 Pledged Stock. (a) Unless an Event of Default shall have occurred and
be continuing and the Administrative Agent shall have given notice to the
relevant Grantor of the Administrative Agent's intent to exercise its
corresponding rights pursuant to Section 6.3(b), each Grantor shall be permitted
to receive all cash dividends paid in respect of the Pledged Stock and all
payments made in respect of the Pledged Notes, in each case paid, to the extent
permitted in the Credit Agreement, and to exercise all voting and corporate
rights with respect to the Pledged Securities; provided, however, that no vote
shall be cast or corporate right exercised or other action taken which would
impair the Collateral or which would be inconsistent with or result in any
violation of any provision of the Credit Agreement, this Agreement or any other
Loan Document.

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                                                                              17

     (b) If an Event of Default shall occur and be continuing and the
Administrative Agent shall give notice of its intent to exercise such rights to
the relevant Grantor or Grantors, (i) the Administrative Agent shall have the
right to receive any and all cash dividends, payments or other Proceeds paid in
respect of the Pledged Securities and make application thereof to the
Obligations in the order set forth in Section 6.5, and (ii) any or all of the
Pledged Securities shall be registered in the name of the Administrative Agent
or its nominee, and the Administrative Agent or its nominee may thereafter
exercise (x) all voting, corporate and other rights pertaining to such Pledged
Securities at any meeting of shareholders of the relevant Issuer or Issuers or
otherwise and (y) any and all rights of conversion, exchange and subscription
and any other rights, privileges or options pertaining to such Pledged
Securities as if it were the absolute owner thereof (including, without
limitation, the right to exchange at its discretion any and all of the Pledged
Securities upon the merger, consolidation, reorganization, recapitalization or
other fundamental change in the corporate structure of any Issuer, or upon the
exercise by any Grantor or the Administrative Agent of any right, privilege or
option pertaining to such Pledged Securities, and in connection therewith, the
right to deposit and deliver any and all of the Pledged Securities with any
committee, depositary, transfer agent, registrar or other designated agency upon
such terms and conditions as the Administrative Agent may determine), all
without liability except to account for property actually received by it, but
the Administrative Agent shall have no duty to any Grantor to exercise any such
right, privilege or option and shall not be responsible for any failure to do so
or delay in so doing.

     (c) Each Grantor hereby authorizes and instructs each Issuer of any Pledged
Securities pledged by such Grantor hereunder to (i) comply with any instruction
received by it from the Administrative Agent in writing that (x) states that an
Event of Default has occurred and is continuing and (y) is otherwise in
accordance with the terms of this Agreement, without any other or further
instructions from such Grantor, and each Grantor agrees that each Issuer shall
be fully protected in so complying, and (ii) unless otherwise expressly
permitted hereby, pay any dividends or other payments with respect to the
Pledged Securities directly to the Administrative Agent.

     6.4 Proceeds to be Turned Over To Administrative Agent. In addition to the
rights of the Administrative Agent and the Lenders specified in Section 6.1 with
respect to payments of Receivables, if an Event of Default shall occur and be
continuing and at the election of Administrative Agent, all Proceeds (x)
received by any Grantor in respect of any Collateral and (y) consisting of cash,
checks and Instruments, shall be held by such Grantor in trust for the
Administrative Agent and the Lenders, segregated from other funds of such
Grantor, and shall, forthwith upon receipt by such Grantor, be turned over to
the Administrative Agent in the exact form received by such Grantor (duly
indorsed by such Grantor to the Administrative Agent, if required). All Proceeds
received by the Administrative Agent hereunder shall be held by the
Administrative Agent in a Collateral Account maintained under its sole dominion
and control. All Proceeds while held by the Administrative Agent in a Collateral
Account (or by such Grantor in trust for the Administrative Agent and the
Lenders) shall continue to be held as collateral security for all the
Obligations and shall not constitute payment thereof until applied as provided
in Section 6.5; provided that all funds in such Collateral Account shall be
promptly released to Grantor upon the cure or waiver of any such Event of
Default.

     6.5 Application of Proceeds. At such intervals as may be agreed upon by the
Borrower and the Administrative Agent, or, if an Event of Default shall have
occurred and be continuing, at any time at the Administrative Agent's election,
the Administrative Agent shall apply all or any part of Proceeds constituting
Collateral, whether or not held in any Collateral Account, and any proceeds of
the guarantee set forth in Section 2, in payment of the Obligations in the
following order:

          First, to pay incurred and unpaid fees and expenses of the
     Administrative Agent under the Loan Documents;

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                                                                              18

          Second, to the Administrative Agent, for application by it towards
     payment of amounts then due and owing and remaining unpaid in respect of
     the Obligations, pro rata among the Secured Parties according to the
     amounts of the Obligations then due and owing and remaining unpaid to the
     Secured Parties;

          Third, to the Administrative Agent, for application by it towards
     prepayment of the Obligations, pro rata among the Secured Parties according
     to the amounts of the Obligations then held by the Secured Parties; and

          Fourth, any balance of such Proceeds remaining after the Obligations
     shall have been paid in full shall be paid over to the Borrower or to
     whomsoever may be lawfully entitled to receive the same.

     6.6 Code and Other Remedies. If an Event of Default shall occur and be
continuing, the Administrative Agent, on behalf of the Lenders, may exercise, in
addition to all other rights and remedies granted to them in this Agreement and
in any other instrument or agreement securing, evidencing or relating to the
Obligations, all rights and remedies of a secured party under the New York UCC
or any other applicable law. Without limiting the generality of the foregoing,
the Administrative Agent, without demand of performance or other demand,
presentment, protest, advertisement or notice of any kind (except any notice
required by law referred to below) to or upon any Grantor or any other Person
(all and each of which demands, defenses, advertisements and notices are hereby
waived), may in such circumstances forthwith collect, receive, appropriate and
realize upon the Collateral, or any part thereof, and/or may forthwith sell,
lease, assign, give option or options to purchase, or otherwise dispose of and
deliver the Collateral or any part thereof (or contract to do any of the
foregoing), in one or more parcels at public or private sale or sales, at any
exchange, broker's board or office of the Administrative Agent or any Lender or
elsewhere upon such terms and conditions as it may deem advisable and at such
prices as it may deem best, for cash or on credit or for future delivery without
assumption of any credit risk. The Administrative Agent or any Lender shall have
the right upon any such public sale or sales, and, to the extent permitted by
law, upon any such private sale or sales, to purchase the whole or any part of
the Collateral so sold, free of any right or equity of redemption in any
Grantor, which right or equity is hereby waived and released. Each Grantor
further agrees, at the Administrative Agent's request, to assemble the
Collateral and make it available to the Administrative Agent at places which the
Administrative Agent shall reasonably select, whether at such Grantor's premises
or elsewhere. The Administrative Agent shall apply the net proceeds of any
action taken by it pursuant to this Section 6.6, after deducting all reasonable
costs and expenses of every kind incurred in connection therewith or incidental
to the care or safekeeping of any of the Collateral or in any way relating to
the Collateral or the rights of the Administrative Agent and the Lenders
hereunder, including, without limitation, reasonable attorneys' fees and
disbursements, to the payment in whole or in part of the Obligations, in such
order as the Administrative Agent may elect, and only after such application and
after the payment by the Administrative Agent of any other amount required by
any provision of law, including, without limitation, Section 9-615(a)(3) of the
New York UCC, need the Administrative Agent account for the surplus, if any, to
any Grantor. To the extent permitted by applicable law, each Grantor waives all
claims, damages and demands it may acquire against the Administrative Agent or
any Lender arising out of the exercise by them of any rights hereunder. If any
notice of a proposed sale or other disposition of Collateral shall be required
by law, such notice shall be deemed reasonable and proper if given at least 10
days before such sale or other disposition.

     6.7 Registration Rights. (a) Upon acceleration of obligations pursuant to
Section 8 of the Credit Agreement, if the Administrative Agent shall determine
to exercise its right to sell any or all of the Pledged Stock pursuant to
Section 6.6, and if in the opinion of the Administrative Agent it is necessary
or advisable to have the Pledged Stock, or that portion thereof to be sold,
registered under the provisions of
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                                                                              19

the Securities Act, the relevant Grantor will cause the Issuer thereof to (i)
execute and deliver, and cause the directors and officers of such Issuer to
execute and deliver, all such instruments and documents, and do or cause to be
done all such other acts as may be, in the opinion of the Administrative Agent,
necessary or advisable to register the Pledged Stock, or that portion thereof to
be sold, under the provisions of the Securities Act, (ii) use its commercially
reasonable efforts to cause the registration statement relating thereto to
become effective and to remain effective for a period of one year from the date
of the first public offering of the Pledged Stock, or that portion thereof to be
sold, and (iii) make all amendments thereto and/or to the related prospectus
which, in the opinion of the Administrative Agent, are necessary or advisable,
all in conformity with the requirements of the Securities Act and the rules and
regulations of the Securities and Exchange Commission applicable thereto. Each
Grantor agrees to cause such Issuer to comply with the provisions of the
securities or "Blue Sky" laws of any and all jurisdictions which the
Administrative Agent shall designate and to make available to its security
holders, as soon as practicable, an earnings statement (which need not be
audited) which will satisfy the provisions of Section 11 (a) of the Securities
Act.

     (b) Each Grantor recognizes that the Administrative Agent may be unable to
effect a public sale of any or all the Pledged Stock, by reason of certain
prohibitions contained in the Securities Act and applicable state securities
laws or otherwise, and may be compelled to resort to one or more private sales
thereof to a restricted group of purchasers which will be obliged to agree,
among other things, to acquire such securities for their own account for
investment and not with a view to the distribution or resale thereof. Each
Grantor acknowledges and agrees that any such private sale may result in prices
and other terms less favorable than if such sale were a public sale and,
notwithstanding such circumstances, agrees that any such private sale shall be
deemed to have been made in a commercially reasonable manner. The Administrative
Agent shall be under no obligation to delay a sale of any of the Pledged Stock
for the period of time necessary to permit the Issuer thereof to register such
securities for public sale under the Securities Act, or under applicable state
securities laws, even if such Issuer would agree to do so.

     (c) Each Grantor agrees to use its commercially reasonable efforts to do or
cause to be done all such other acts as may be necessary to make such sale or
sales of all or any portion of the Pledged Stock pursuant to this Section 6.7
valid and binding and in compliance with any and all other applicable
Requirements of Law. Each Grantor further agrees that a breach of any of the
covenants contained in this Section 6.7 will cause irreparable injury to the
Administrative Agent and the Lenders, that the Administrative Agent and the
Lenders have no adequate remedy at law in respect of such breach and, as a
consequence, that each and every covenant contained in this Section 6.7 shall be
specifically enforceable against such Grantor, and such Grantor hereby waives
and agrees not to assert any defenses against an action for specific performance
of such covenants except for a defense that no Event of Default has occurred
under the Credit Agreement.

     6.8 Deficiency. Each Grantor shall remain liable for any deficiency if the
proceeds of any sale or other disposition of the Collateral are insufficient to
pay its Obligations and the fees and disbursements of any attorneys employed by
the Administrative Agent or any Lender to collect such deficiency, subject to
Section 10.5 of the Credit Agreement.

                       SECTION 7. THE ADMINISTRATIVE AGENT

     7.1 Administrative Agent's Appointment as Attorney-in-Fact, etc. (a) Each
Grantor hereby irrevocably constitutes and appoints the Administrative Agent and
any officer or agent thereof, with full power of substitution, as its true and
lawful attorney-in-fact with full irrevocable power and authority in the place
and stead of such Grantor and in the name of such Grantor or in its own name,
for the purpose of carrying out the terms of this Agreement, to take any and all
appropriate action and to execute any and all documents and instruments which
may be reasonably necessary or desirable to accomplish the

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                                                                              20

purposes of this Agreement, and, without limiting the generality of the
foregoing, each Grantor hereby gives the Administrative Agent the power and
right, on behalf of such Grantor, without notice to or assent by such Grantor,
to do any or all of the following:

          (i) in the name of such Grantor or its own name, or otherwise, take
     possession of and indorse and collect any checks, drafts, notes,
     acceptances or other instruments for the payment of moneys due under any
     Receivable or with respect to any other Collateral and file any claim or
     take any other action or proceeding in any court of law or equity or
     otherwise deemed appropriate by the Administrative Agent for the purpose of
     collecting any and all such moneys due under any Receivable or with respect
     to any other Collateral whenever payable;

          (ii) in the case of any Intellectual Property, execute and deliver,
     and have recorded, any and all agreements, instruments, documents and
     papers as the Administrative Agent may request to evidence the
     Administrative Agent's and the Lenders' security interest in such
     Intellectual Property and the goodwill and general intangibles of such
     Grantor relating thereto or represented thereby;

          (iii) pay or discharge taxes and Liens levied or placed on or
     threatened against the Collateral, effect any repairs or any insurance
     called for by the terms of this Agreement and pay all or any part of the
     premiums therefor and the costs thereof;

          (iv) execute, in connection with any sale provided for in Section 6.6
     or 6.7, any indorsements, assignments or other instruments of conveyance or
     transfer with respect to the Collateral; and

          (v) (1) direct any party liable for any payment under any of the
     Collateral to make payment of any and all moneys due or to become due
     thereunder directly to the Administrative Agent or as the Administrative
     Agent shall direct; (2) ask or demand for, collect, and receive payment of
     and receipt for, any and all moneys, claims and other amounts due or to
     become due at any time in respect of or arising out of any Collateral; (3)
     sign and indorse any invoices, freight or express bills, bills of lading,
     storage or warehouse receipts, drafts against debtors, assignments,
     verifications, notices and other documents in connection with any of the
     Collateral; (4) commence and prosecute any suits, actions or proceedings at
     law or in equity in any court of competent jurisdiction to collect the
     Collateral or any portion thereof and to enforce any other right in respect
     of any Collateral; (5) defend any suit, action or proceeding brought
     against such Grantor with respect to any Collateral; (6) settle, compromise
     or adjust any such suit, action or proceeding and, in connection therewith,
     give such discharges or releases as the Administrative Agent may deem
     appropriate; (7) assign any Copyright, Patent or Trademark (along with the
     goodwill of the business to which any such Copyright, Patent or Trademark
     pertains), throughout the world for such term or terms, on such conditions,
     and in such manner, as the Administrative Agent shall in its sole
     discretion determine; and (8) generally, sell, transfer, pledge and make
     any agreement with respect to or otherwise deal with any of the Collateral
     as fully and completely as though the Administrative Agent were the
     absolute owner thereof for all purposes, and do, at the Administrative
     Agent's option and such Grantor's expense, at any time, or from time to
     time, all acts and things which the Administrative Agent deems necessary to
     protect, preserve or realize upon the Collateral and the Administrative
     Agent's and the Lenders' security interests therein and to effect the
     intent of this Agreement, all as fully and effectively as such Grantor
     might do.

     Anything in this Section 7.1 (a) to the contrary notwithstanding, the
Administrative Agent agrees that it will not exercise any rights under the power
of attorney provided for in this Section 7.1(a) unless an Event of Default shall
have occurred and be continuing.

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                                                                              21

     (b) If any Grantor fails to perform or comply with any of its agreements
contained herein, the Administrative Agent, at its option, but without any
obligation so to do, may perform or comply, or otherwise cause performance or
compliance, with such agreement.

     (c) The reasonable out-of-pocket expenses of the Administrative Agent
incurred in connection with actions undertaken as provided in this Section 7.1
shall be payable by such Grantor to the Administrative Agent within 10 days of
demand.

     (d) Each Grantor hereby ratifies all that said attorneys shall lawfully do
or cause to be done by virtue hereof. All powers, authorizations and agencies
contained in this Agreement are coupled with an interest and are irrevocable
until this Agreement is terminated and the security interests created hereby are
released.

     7.2 Duty of Administrative Agent. The Administrative Agent's sole duty with
respect to the custody, safekeeping and physical preservation of the Collateral
in its possession, under Section 9-207 of the New York UCC or otherwise, shall
be to deal with it in the same manner as the Administrative Agent deals with
similar property for its own account. Neither the Administrative Agent, any
Lender nor any of their respective officers, directors, employees or agents
shall be liable for failure to demand, collect or realize upon any of the
Collateral or for any delay in doing so or shall be under any obligation to sell
or otherwise dispose of any Collateral upon the request of any Grantor or any
other Person or to take any other action whatsoever with regard to the
Collateral or any part thereof. The powers conferred on the Administrative Agent
and the Lenders hereunder are solely to protect the Administrative Agent's and
the Lenders' interests in the Collateral and shall not impose any duty upon the
Administrative Agent or any Lender to exercise any such powers. The
Administrative Agent and the Lenders shall be accountable only for amounts that
they actually receive as a result of the exercise of such powers, and neither
they nor any of their officers, directors, employees or agents shall be
responsible to any Grantor for any act or failure to act hereunder, except for
their own (or their officers', directors' employees' or agents') bad faith,
gross negligence or willful misconduct.

     7.3 Execution of Financing Statements. Pursuant to any applicable law, each
Grantor authorizes the Administrative Agent to file or record financing
statements and other filing or recording documents or instruments with respect
to the Collateral without the signature of such Grantor in such form and in such
offices as the Administrative Agent determines appropriate to perfect the
security interests of the Administrative Agent under this Agreement. Each
Grantor authorizes the Administrative Agent to use the collateral description
"all personal property other than Excluded Assets" in any such financing
statements. Each Grantor hereby ratifies and authorizes the filing by the
Administrative Agent of any financing statement with respect to the Collateral
made prior to the date hereof.

     7.4 Authority of Administrative Agent. Each Grantor acknowledges that the
rights and responsibilities of the Administrative Agent under this Agreement
with respect to any action taken by the Administrative Agent or the exercise or
non-exercise by the Administrative Agent of any option, voting right, request,
judgment or other right or remedy provided for herein or resulting or arising
out of this Agreement shall, as between the Administrative Agent and the
Lenders, be governed by the Credit Agreement and by such other agreements with
respect thereto as may exist from time to time among them, but, as between the
Administrative Agent and the Grantors, the Administrative Agent shall be
conclusively presumed to be acting as agent for the Lenders with full and valid
authority so to act or refrain from acting, and no Grantor shall be under any
obligation, or entitlement, to make any inquiry respecting such authority.

<PAGE>

                                                                              22

                            SECTION 8. MISCELLANEOUS

     8.1 Amendments in Writing, None of the terms or provisions of this
Agreement may be waived, amended, supplemented or otherwise modified except by a
written instrument executed by each affected Grantor and the Administrative
Agent, provided that any provision of this Agreement imposing obligations on any
Grantor may be waived by the Administrative Agent in a written instrument
executed by the Administrative Agent in accordance with Section 10.1 of the
Credit Agreement.

     8.2 Notices. All notices, requests and demands to or upon the
Administrative Agent or any Grantor hereunder shall be effected in the manner
provided for in Section 10.2 of the Credit Agreement; provided that any such
notice, request or demand to or upon any Guarantor shall be addressed to such
Guarantor at its notice address set forth on Schedule 1.

     8.3 No Waiver by Course of Conduct; Cumulative Remedies. Neither the
Administrative Agent nor any Lender shall by any act (except by a written
instrument pursuant to Section 8.1), delay, indulgence, omission or otherwise be
deemed to have waived any right or remedy hereunder or to have acquiesced in any
Default or Event of Default. No failure to exercise, nor any delay in
exercising, on the part of the Administrative Agent or any Lender, any right,
power or privilege hereunder shall operate as a waiver thereof. No single or
partial exercise of any right, power or privilege hereunder shall preclude any
other or further exercise thereof or the exercise of any other right, power or
privilege. A waiver by the Administrative Agent or any Lender of any right or
remedy hereunder on any one occasion shall not be construed as a bar to any
right or remedy which the Administrative Agent or such Lender would otherwise
have on any future occasion. The rights and remedies herein provided are
cumulative, may be exercised singly or concurrently and are not exclusive of any
other rights or remedies provided by law.

     8.4 Enforcement Expenses; Indemnification. (a) Each Guarantor agrees to pay
or reimburse each Lender and the Administrative Agent for, all its costs and
expenses incurred in collecting against such Guarantor under the guarantee
contained in Section 2 or otherwise enforcing or preserving any rights under
this Agreement and the other Loan Documents to which such Guarantor is a party,
including, without limitation, the fees and disbursements of counsel to each
Lender and of counsel to the Administrative Agent subject to Section 10.5 of the
Credit Agreement.

     (b) Each Guarantor agrees to pay, and to save the Administrative Agent and
the Lenders harmless from, any and all liabilities with respect to, or resulting
from any delay in paying, any and all stamp, excise, sales or other taxes (if
any) which may be payable or determined to be payable with respect to any of the
Collateral or in connection with any of the transactions contemplated by this
Agreement.

     (c) Each Guarantor agrees to pay, and to save the Administrative Agent and
the Lenders harmless from, any and all liabilities, obligations, losses,
damages, penalties, actions, judgments, suits, costs, expenses or disbursements
of any kind or nature whatsoever with respect to the execution, delivery,
enforcement, performance and administration of this Agreement to the extent the
Borrower would be required to do so pursuant to Section 10.5 of the Credit
Agreement.

     (d) The agreements in this Section shall survive repayment of the
Obligations and. all other amounts payable under the Credit Agreement and the
other Loan Documents.

     8.5 FCC Compliance.

     Notwithstanding anything to the contrary contained herein:

<PAGE>

                                                                              23

     (a) The security interest/Collateral includes all rights of each Grantor
under or relating to FCC License Rights and the proceeds thereof, provided that
such security interest does not include at any time any FCC License Rights to
the extent (but only to the extent) that at such time the Administrative Agent
may not validly possess a security interest therein pursuant to the
Communications Act of 1934, as amended, the regulations promulgated thereunder
or any other applicable law, regulation, or policy, as in effect at such time,
but such security interest does include, to the maximum extent permitted by law,
all rights incident or appurtenant to the FCC License Rights and the right to
receive all proceeds derived from or in connection with the sale, assignment or
transfer of the FCC License Rights;

     (b) At any time after the occurrence and during the continuance of an Event
of Default, to the extent permitted by the FCC, each Grantor shall take all
lawful action that the Administrative Agent may reasonably request in the
exercise of its rights and remedies hereunder, which include the right to
require the Grantor to transfer or assign the Pledged Stock, FCC Licenses and
Spectrum Leases held by it or any of its Subsidiaries to any party or parties to
facilitate an arms'-length public or private sale for the benefit of the
Administrative Agent. In furtherance of this right, the Grantor shall (i)
cooperate fully with the Administrative Agent in obtaining all approvals and
consents from the FCC and each other Governmental Authority and from any third
parties that the Administrative Agent may deem necessary or advisable to
accomplish any such transfer or assignment of the Pledged Stock or such FCC
Licenses and Spectrum Leases, and (ii) prepare, execute and file with the FCC
and any other Governmental Authority any application, request for consent,
certificate or instrument that the Administrative Agent may deem necessary or
advisable to accomplish any such transfer or assignment of the Pledged Stock and
such FCC Licenses and Spectrum Leases. If the Grantor fails to execute such
applications, requests for consent, certificates or instruments, the clerk of
any court that has jurisdiction over the Loan Documents may, upon an ex parte
request by the Administrative Agent, execute and file the same on behalf of the
Grantor for purposes of placing such request before the FCC, to the extent
permitted by the FCC;

     (c) No action shall be taken with respect to the Collateral unless and
until all applicable requirements (if any) of the FCC under the Communications
Act of 1934, as amended, and the respective rules and regulations thereunder
have been satisfied with respect to such action and there have been obtained
such consents, approvals and authorizations (if any) as may be required to be
obtained from the FCC;

     (d) Following an event of default all ownership interest in the FCC License
Rights and other Collateral will remain with the relevant Grantor unless and
until the prior consent (if required) of the FCC pursuant to 47 U.S.C. Section
310(d) shall have been obtained;

     (e) The creation of any Lien, and the exercise of any remedy, with respect
to any FCC License Rights shall be consistent with the rules and regulations
administered by the FCC;

     (f) Each Secured Party, by acceptance of the benefits hereof, acknowledges
that: (i) the security interest/Liens hereunder and ability to foreclose thereon
will be limited by the need to comply with applicable law; (ii) it is not
entitled to exercise any rights with respect to the Collateral if such action
would constitute or result in any assignment of an FCC License Right or any
change of control (whether as a matter of law or fact) of the holder of any FCC
License Right unless the prior approval of the FCC is first obtained; (iii) no
Grantor can assure the Administrative Agent and the Secured Parties that any
such required FCC approval can be obtained on a timely basis or at all; (iv) the
requirement to obtain prior FCC approval may limit the number of potential
bidders for certain Collateral in any foreclosure and may delay any sale, either
of which events may have an adverse effect on the sale price of the Collateral;
and (v) therefore, the practical value of realizing on the Collateral may,
without the appropriate FCC consents, be limited; and

<PAGE>

                                                                              24

     (g) Each Grantor acknowledges that the approval of the FCC, each other
appropriate Governmental Authority and each lessor, licensor or other party to
any Spectrum Lease to the assignment of the FCC Licenses or the transfer of
control of the Grantor whose stock is pledged hereunder is integral to the
Administrative Agent's realization of the value of the Collateral, including the
FCC Licenses and the Spectrum Leases, that there is no adequate remedy at law
for failure by the Grantor to comply with the provisions of this Section 8.5 and
that such failure could not be adequately compensable in damages. Therefore, the
Grantor agrees that the provisions of this Section 8.5 may be specifically
enforced, without any requirement to post bond (such rights being rally waived
by Grantor) and without regard to the adequacy of any remedies available at law
(the defense of the adequacy of remedies at law being fully waived by Grantor)
and that the Administrative Agent may seek to obtain approvals and consents with
respect to any Spectrum Lease directly from the lessor, licensor or other party
to any Spectrum Lease.

     (h) The foregoing provisions of this Section 8.5, to the extent such
provisions relate to FCC License Rights (including any actions with respect
thereto), shall not apply to the Borrower at any time to the extent the Borrower
is not then required to pledge FCC License Rights hereunder pursuant to clause
(I) of the definition of "Excluded Assets", provided that the foregoing
provisions of this Section 8.5 shall in any event apply to the Borrower to the
extent such provisions relate to Pledged Stock (including any actions with
respect thereto) then pledged by the Borrower hereunder.

     8.6 Successors and Assigns. This Agreement shall be binding upon the
successors and assigns of each Grantor and shall inure to the benefit of the
Administrative Agent and the Lenders and their successors and assigns; provided
that no Grantor may assign, transfer or delegate any of its rights or
obligations under this Agreement without the prior written consent of the
Administrative Agent.

     8.7 Set-Off. Each Grantor hereby irrevocably authorizes the Administrative
Agent and each Lender at any time and from time to time when an Event of Default
shall have occurred and be continuing, to set-off and appropriate and apply any
and all deposits (general or special, time or demand, provisional or final), in
any currency, and any other credits, indebtedness or claims, in any currency, in
each case whether direct or indirect, absolute or contingent, matured or
unmatured, at any time held or owing by the Administrative Agent or such Lender
to or for the credit or the account of such Grantor, or any part thereof in such
amounts as the Administrative Agent or such Lender may elect, against and on
account of the obligations and liabilities of such Grantor to the Administrative
Agent or such Lender hereunder and claims of every nature and description of the
Administrative Agent or such Lender against such Grantor, in any currency,
whether arising hereunder, under the Credit Agreement, any other Loan Document
or otherwise, as the Administrative Agent or such Lender may elect, whether or
not the Administrative Agent or any Lender has made any demand for payment and
although such obligations, liabilities and claims may be contingent or
unmatured. The Administrative Agent and each Lender shall notify such Grantor
promptly of any such set-off and the application made by the Administrative
Agent or such Lender of the proceeds thereof, provided that the failure to give
such notice shall not affect the validity of such set-off and application. The
rights of the Administrative Agent and each Lender under this Section are in
addition to other rights and remedies (including, without limitation, other
rights of set- off) which the Administrative Agent or such Lender may have.

     8.8 Counterparts. This Agreement may be executed by one or more of the
parties to this Agreement on any number of separate counterparts (including by
telecopy), and all of said counterparts taken together shall be deemed to
constitute one and the same instrument.

     8.9 Severability. Any provision of this Agreement which is prohibited or
unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective
to the extent of such prohibition or unenforceability without invalidating the
remaining provisions hereof, and any such prohibition or
<PAGE>

                                                                              25

unenforceability in any jurisdiction shall not invalidate or render
unenforceable such provision in any other jurisdiction.

     8.10 Section Headings. The Section headings used in this Agreement are for
convenience of reference only and are not to affect the construction hereof or
be taken into consideration in the interpretation hereof.

     8.11 Integration. This Agreement and the other Loan Documents represent the
agreement of the Grantors, the Administrative Agent and the Lenders with respect
to the subject matter hereof and thereof, and there are no promises,
undertakings, representations or warranties by the Administrative Agent or any
Lender relative to subject matter hereof and thereof not expressly set forth or
referred to herein or in the other Loan Documents.

     8.12 GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED AND
INTERPRETED IN ACCORDANCE WITH, THE LAW OF THE STATE OF NEW YORK.

     8.13 Submission To Jurisdiction; Waivers. Each party hereto hereby
irrevocably and unconditionally:

     (a) submits for itself and its property in any legal action or proceeding
relating to this Agreement and the other Loan Documents to which it is a party,
or for recognition and enforcement of any judgment in respect thereof, to the
exclusive general jurisdiction of the Courts of the State of New York, the
courts of the United States of America for the Southern District of New York,
and appellate courts from any thereof;

     (b) consents that any such action or proceeding may be brought in such
courts and waives any objection that it may now or hereafter have to the venue
of any such action or proceeding in any such court or that such action or
proceeding was brought in an inconvenient court and agrees not to plead or claim
the same and any other rights to jurisdiction to which it may be entitled as a
result of its domicile or otherwise;

     (c) agrees that service of process in any such action or proceeding may be
effected by mailing a copy thereof by registered or certified mail (or any
substantially similar form of mail), postage prepaid, to such Grantor at its
address referred to in Section 8.2 or at such other address of which the
Administrative Agent shall have been notified pursuant thereto;

     (d) agrees that nothing herein shall affect the right to effect service of
process in any other manner permitted by law or shall limit the right to sue in
any other jurisdiction; and

     (e) waives, to the maximum extent not prohibited by law, any right it may
have to claim or recover in any legal action or proceeding referred to in this
Section any special, exemplary, punitive or consequential damages; provided
that, neither the Borrower nor any Guarantor shall be liable for any special,
exemplary, punitive or consequential damages.

     8.14 Acknowledgements. Each Grantor hereby acknowledges that:

     (a) it has been advised by counsel in the negotiation, execution and
delivery of this Agreement and the other Loan Documents to which it is a party;

<PAGE>

                                                                              26

     (b) neither the Administrative Agent nor any Lender has any fiduciary
relationship with or duty to any Grantor arising out of or in connection with
this Agreement or any of the other Loan Documents, and the relationship between
the Grantors, on the one hand, and the Administrative Agent and Lenders, on the
other hand, in connection herewith or therewith is solely that of debtor and
creditor; and

     (c) no joint venture is created hereby or by the other Loan Documents or
otherwise exists by virtue of the transactions contemplated hereby among the
Lenders or among the Grantors and the Lenders.

     8.15 Additional Guarantors/Grantors. Each Subsidiary of the Borrower that
is required to become a party to this Agreement pursuant to Section 6.09 of the
Credit Agreement shall become a Grantor and/or Guarantor, as applicable, for all
purposes of this Agreement upon execution and delivery by such Subsidiary of an
Assumption Agreement in the form of Annex II hereto.

     8.16 Releases. (a) At such time as the Loans and the other Obligations
(other than Obligations in respect of Specified Swap Agreements) shall have been
paid in full (other than contingent payment obligations not due and payable),
the Collateral shall be released from the Liens created hereby, and this
Agreement and all obligations (other than those expressly stated to survive such
termination) of the Administrative Agent and each Grantor hereunder shall
terminate, all without delivery of any instrument or performance of any act by
any party, and all rights to the Collateral shall revert to the Grantors. At the
request and sole expense of any Grantor following any such termination, the
Administrative Agent shall deliver to such Grantor any Collateral held by the
Administrative Agent hereunder, and execute and deliver to such Grantor such
documents as such Grantor shall reasonably request to evidence such termination.

     (b) Any of the Collateral transferred or otherwise disposed of by any
Grantor in a transaction permitted by the Credit Agreement, shall be transferred
free of the Liens created hereby on such Collateral and such Liens shall
automatically terminate upon such permitted disposition. Upon the designation by
Borrower of any Grantor as an Unrestricted Subsidiary in accordance with Section
7.10 of the Credit Agreement, the Liens credited hereby on the Collateral of
such Grantor shall be automatically terminated. The Administrative Agent, at the
request and sole expense of such Grantor, shall execute and deliver to such
Grantor all releases or other documents reasonably necessary or desirable to
evidence any such release of the Liens created hereby on such Collateral. Any
Guarantor shall be automatically released from its obligations hereunder in the
event that all the Capital Stock of such Guarantor (or enough so that upon the
consummation of such sale it is no longer a Subsidiary) shall be sold,
transferred or otherwise disposed of or if such Guarantor is designated as an
Unrestricted Subsidiary, in each case in a transaction permitted by the Credit
Agreement.

     8.17 WAIVER OF JURY TRIAL. EACH GRANTOR AND, BY ACCEPTANCE OF THE BENEFITS
HEREOF, EACH AGENT AND EACH LENDER, HEREBY IRREVOCABLY AND UNCONDITIONALLY
WAIVES TRIAL BY JURY IN ANY LEGAL ACTION OR PROCEEDING RELATING TO THIS
AGREEMENT OR ANY OTHER LOAN DOCUMENT AND FOR ANY COUNTERCLAIM THEREIN.

<PAGE>

     IN WITNESS WHEREOF, each of the undersigned has caused this Guarantee and
Collateral Agreement to be duly executed and delivered as of the date first
above written.

                                        CLEARWIRE CORPORATION

                                        By: /s/ John A. Butler
                                            ------------------------------------
                                        Name: John A. Butler
                                        Title: Executive Vice President &
                                               Chief Financial Officer

                                        CLEARWIRE SPECTRUM HOLDINGS, LLC

                                        By: /s/ John A. Butler
                                            ------------------------------------
                                        Name: John A. Butler
                                        Title: Executive Vice President &
                                               Chief Financial Officer

                                        CLEARWIRE TELECOMMUNICATIONS SERVICES,
                                        LLC

                                        By: /s/ John A. Butler
                                            ------------------------------------
                                        Name: John A. Butler
                                        Title: Executive Vice President &
                                               Chief Financial Officer

                                        CLEARWIRE US LLC

                                        By: /s/ John A. Butler
                                            ------------------------------------
                                        Name: John A. Butler
                                        Title: Executive Vice President &
                                               Chief Financial Officer

                                        WINBEAM, INCORPORATED

                                        By: /s/ John A. Butler
                                            ------------------------------------
                                        Name: John A. Butler
                                        Title: Executive Vice President &
                                               Chief Financial Officer

                      [GUARANTEE AGREEMENT SIGNATURE PAGE]

<PAGE>

                                                                      Schedule 1

                         NOTICE ADDRESSES OF GUARANTORS

For all Guarantors:

     Guarantor
     c/o Clearwire Corporation
     5808 Lake Washington Blvd. N.E.
     Suite 300
     Kirkland, WA 98033
     Attention: Hope Cochran
     Facsimile: (425) 828-8061

     With a copy to:

     Guarantor
     5808 Lake Washington Blvd. N.E.
     Suite 300
     Kirkland, WA 98033
     Attention: Legal Department
     Facsimile: (425) 828-8061

     Davis Wright Tremaine, LLP
     2600 Century Square
     1501 Fourth Avenue
     Seattle, WA 98101
     Attn: Julie Weston, Esq.
     Facsimile: (206) 628-7699

<PAGE>

                                                                      Schedule 2

                          DESCRIPTION OF PLEDGED STOCK

<TABLE>
<CAPTION>
       Issuer            Class of Stock     Stock Certificate No.   No. of Shares
       ------            --------------     ---------------------   -------------
<S>                     <C>                 <C>                     <C>
 Clearwire Spectrum       n/a: limited               n/a                 n/a
    Holdings LLC        liability company
                            interests

      Clearwire           n/a: limited               n/a                 n/a
 Telecommunications     liability company
    Services, LLC           interests

Winbeam, Incorporated     Common Stock                49              2,267,112

Winbeam Westmoreland,     n/a: limited               n/a                 n/a
         LLC            liability company
                            interests
</TABLE>

<PAGE>

                                                                      Schedule 3

                            FILINGS AND OTHER ACTIONS

                     REQUIRED TO PERFECT SECURITY INTERESTS

                         Uniform Commercial Code Filings

<TABLE>
<CAPTION>
                 GRANTOR                              FILING OFFICE
                 -------                              -------------
<S>                                          <C>
Clearwire Corporation                        Delaware Secretary of State
Clearwire Spectrum Holdings LLC              Nevada Secretary of State
Clearwire Telecommunications Services, LLC   Nevada Secretary of State
WinBeam, Incorporated                        Pennsylvania Secretary of State
</TABLE>

                          Patent and Trademark Filings

                                      None

                      Actions with respect to Pledged Stock

                        Delivery of existing certificates

<PAGE>

                                                                      Schedule 4

    JURISDICTION OF ORGANIZATION, IDENTIFICATION NUMBER AND LOCATION OF CHIEF
                                EXECUTIVE OFFICE

<TABLE>
<CAPTION>
                        Jurisdiction
                             of        Identification   Location of Chief
       Grantor          Organization       Number        Executive Office
       -------          ------------   --------------   -----------------
<S>                     <C>            <C>              <C>
Clearwire Corporation     Delaware         3720220      5808 Lake
                                                        Washington
                                                        Blvd. N.E.,
                                                        Suite 300
                                                        Kirkland, WA
                                                        98033

Clearwire Spectrum         Nevada      E0515882005-5    5808 Lake
   Holdings LLC                                         Washington
                                                        Blvd. N.E.,
                                                        Suite 300
                                                        Kirkland, WA
                                                        98033

    Clearwire              Nevada        E0258682005    5808 Lake
Telecommunication                                       Washington
  Services, LLC                                         Blvd. N.E.,
                                                        Suite 300
                                                        Kirkland, WA
                                                        98033

  Clearwire US LLC         Nevada      LLC27127-2004    5808 Lake
                                                        Washington
                                                        Blvd. N.E.,
                                                        Suite 300
                                                        Kirkland, WA
                                                        98033

Winbeam, Incorporated   Pennsylvania       2919033      5808 Lake
                                                        Washington Blvd.
                                                        Blvd. N.E.,
                                                        Suite 300
                                                        Kirkland, WA
                                                        98033
</TABLE><PAGE>
                                                                   EXHIBIT 10.64

                              (CARILLON POINT LOGO)

                             OFFICE LEASE AGREEMENT

                                     BETWEEN

                         CARILLON PROPERTIES (LANDLORD)

                       AND CLEARWIRE CORPORATION (TENANT)

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
SECTION                                                                     PAGE
-------                                                                     ----
<S>                                                                         <C>
1.   Lease Data and Exhibits.............................................     1
     (a)  Development, Building, Premises................................     1
     (b)  Premises.......................................................     1
     (c)  Space Pocket...................................................     1
     (d)  Tenant's Pro Rata Share........................................     1
     (e)  Tenant's Pro Rata Share of Development Common Areas............     1
     (f)  Term, Commencement and Expiration Dates........................     1
     (g)  Basic Rent.....................................................     1
     (h)  Adjustments to Basic Rent......................................     3
     (i)  Base Year......................................................     3
     (j)  Prepaid Rent...................................................     3
     (k)  Letter of Credit...............................................     3
     (l)  Security Deposit...............................................     3
     (m)  Rent Abatement.................................................     3
     (n)  Exhibits.......................................................     3

2.   Premises............................................................     4

3.   Rent................................................................     4

4.   Construction of Tenant Improvements.................................     4

5.   Uses................................................................     4
     (a)  General Use....................................................     4

6.   Hazardous Materials.................................................     4
     (a)  Landlord's Right to Cure.......................................     5
     (b)  Landlord's Release.............................................     5
     (c)  Third Parties..................................................     5
     (d)  Complete Agreement.............................................     5

7.   Additional Rent.....................................................     5
     (a)  Tenant Payment.................................................     5
     (b)  Definitions....................................................     5
     (c)  Manner of Payment..............................................     8
     (d)  Proration......................................................     8
     (e)  Landlord's Records.............................................     9
     (f)  Audit Rights...................................................     9

8.   Personal Property Taxes.............................................     9

9.   Taxes on Rent.......................................................     9

10.  Maintenance and Other Services Provided by Landlord.................     9

11.  Assignment and Subletting...........................................    10
     (a)  Prior Written Consent..........................................    10
     (b)  Approval Process...............................................    10
     (c)  Limitation of Landlord's Withholding Consent...................    10
     (d)  Allowed Transfer Requirements..................................    11
     (e)  Processing Fee.................................................    11
     (f)  Subleasing Profits.............................................    11
     (g)  Recapture......................................................    11

12.  Care of Premises....................................................    12

13.  Surrender of Possession.............................................    12

14.  Alterations.........................................................    12

15.  Entry and Inspection................................................    13

16.  Damage or Destruction...............................................    13
     (a)  Damage and Repair..............................................    13
     (b)  Business Interruption..........................................    13
     (c)  Tenant Improvements-Alterations-Tenant's Personal Property.....    13
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
SECTION                                                                     PAGE
-------                                                                     ----
<S>                                                                         <C>
17.  Indemnification.....................................................    14

18.  Insurance...........................................................    14
     (a)  Liability Insurance............................................    14
     (b)  Property Insurance.............................................    14
     (c)  Insurance Policy Requirements..................................    14
     (d)  Waiver of Subrogation..........................................    14
     (e)  Landlord's Insurance...........................................    15

19.  Advertising and Signs...............................................    15

20.  Insolvency and Liens................................................    15
     (a)  Insolvency.....................................................    15
     (b)  Liens..........................................................    15

21.  Condemnation........................................................    15
     (a)  Entire Taking..................................................    15
     (b)  Partial Taking.................................................    16
     (c)  Awards and Damages.............................................    16

22.  Default.............................................................    16
     (a)  Cumulative Remedies............................................    16
     (b)  Tenant's Right to Cure.........................................    16
     (c)  Vacation and Abandonment.......................................    16
     (d)  Landlord's Re-entry............................................    16
     (e)  Reletting the Premises.........................................    16
     (f)  Right to Perform...............................................    17
     (g)  Late Payments..................................................    17
     (h)  Landlord Default...............................................    17

23.  Subordination to Mortgage...........................................    17

24.  Mortgagee Protection................................................    17

25.  Holdover............................................................    17

26.  Agent...............................................................    18

27.  Notices.............................................................    18

28.  Costs and Attorneys' Fees...........................................    18

29.  Estoppel Certificates...............................................    18

30.  Limitation of Liability.............................................    18

31.  Transfer of Landlord's Interest.....................................    18

32.  Nonwaiver...........................................................    19

33.  Quiet Possession....................................................    19

34.  Letter of Credit / Security Deposit.................................    19
     (a)  Letter of Credit...............................................    19
     (b)  Security Deposit...............................................    19
     (c)  Return of Letter of Credit / Security Deposit..................    19

35.  General.............................................................    20
     (a)  Headings.......................................................    20
     (b)  Heirs and Assigns..............................................    20
     (c)  No Brokers.....................................................    20
     (d)  Identification of Tenant.......................................    20
     (e)  Entire Agreement...............................................    20
     (f)  Severability...................................................    20
     (g)  Force Majeure..................................................    20
     (h)  Changes to Building............................................    20
     (i)  Building Directory.............................................    20
     (j)  Governing Law..................................................    20
     (k)  Corporate Authority............................................    20
</TABLE>

<PAGE>

<TABLE>
<CAPTION>
SECTION                                                                     PAGE
-------                                                                     ----
<S>                                                                         <C>
     (l)  Notice Addresses...............................................    20
     (m)  Recordation....................................................    21
     (n)  Time is of the Essence.........................................    21
</TABLE>

<TABLE>
<S>                                                                         <C>
______        ...........................................................    22
Exhibit A-1   Legal and Development Description..........................    23
Exhibit A-2   Site Layout................................................    24
Exhibit B     Floor Plan.................................................    25
Exhibit C     Tenant Improvements........................................    27
Exhibit D     Additional Provisions......................................    33
Exhibit E     Parking Agreement..........................................    36
Exhibit F     Subordination, Non-Disturbance & Attornment Agrmt..........    38
Exhibit G     Form of Tenant Estoppel Certificate........................    42
</TABLE>

<PAGE>

                                 CARILLON POINT

                             OFFICE LEASE AGREEMENT

THIS LEASE AGREEMENT ("Lease") is dated the 12th day of October, 2006, by and
between CARILLON PROPERTIES, a Washington general partnership ("Landlord"), and
CLEARWIRE CORPORATION, a Delaware corporation ("Tenant").

Landlord and Tenant agree as follows:

     1. Lease Data and Exhibits. The following terms shall have the meanings
provided in this Section 1 unless otherwise specifically modified herein:

          (a) Development, Building and Premises. "Development" as used in this
Lease means all of the buildings, grounds, streets, parking areas and other
improvements comprising the multi-use development known as Carillon Point and
located in Kirkland, Washington, legally described on Exhibit A-1 and shown on
Exhibit A-2. "Building" as used in this Lease mean Buildings 4000 and 6000 in
the Development; the 4000 Building is comprised of approximately 123,500
rentable square feet, and the 6000 Building is comprised of approximately 21,356
rentable square feet.

          (b) Premises. "Premises" as used in this Lease means that space
consisting of approximately 47,153 net rentable square feet on the 2nd, 3rd and
4th floors of the 4000 Building (the "4000 Premises") and a maximum of 21,356
net rentable square feet on the 1st and 2nd floors of the 6000 Building (the
"6000 Premises"), as outlined on the floor plan attached hereto as Exhibit B.
The address of the Premises is 4400 Carillon Point, Kirkland, WA 98033. Landlord
warrants and represents that the rentable and usable area of the Premises shall
be determined in accordance with the standards set forth in ANSI/BOMA
Z65.1-1996, as promulgated by the Building Owners and Managers Association
("BOMA Standard"). Tenant shall have the right, exercisable within forty-five
(45) days after this Lease is fully executed, to remeasure the Premises under
the BOMA Standard, within such forty-five (45) day period. In the event that
such remeasurement of the Premises by Tenant indicates that the square footage
measurement prepared by Landlord produces a square footage number in excess of
or lower than three percent (3%) of the square footage number prepared by
Tenant, then Landlord, Tenant, and their respective architects shall meet and
use good faith efforts to agree upon the square footage of the Premises. If
Landlord and Tenant are unable to agree upon the square footage of the Premises
within thirty (30) days after receipt of Tenant's remeasurement, then the
parties shall mutually select a third architect to measure the Premises using
the BOMA Standard and the measurement of the third architect shall be conclusive
and controlling. Any payments due to Landlord from Tenant based upon the amount
of square feet contained in the Premises shall be proportionally, retroactively
and prospectively reduced or increased, as appropriate, to reflect the number of
square feet agreed to by Landlord and Tenant pursuant to the provisions of this
paragraph.

          (c) Space Pocket. As of the Commencement Date, Tenant is electing to
lease only one full floor of the 6000 Building, which is approximately 10,678
rentable square feet. The remainder of the 6000 Premises ("Pocket Space") shall
be reserved for Tenant and no Basic Rent or Additional Rent shall be due with
respect to the Pocket Space until the earlier of (i) the date Tenant occupies
the Pocket Space or (ii) the first day of month thirteen (13) of the Term.
Tenant may elect to occupy the Pocket Space in one-half floor increments upon
written notice to Landlord ("Tenant's Election Notice") specifying which portion
of the Pocket Space Tenant desires to occupy (the "Elected Space"). This Lease
shall become effective as to the Elected Space ten (10) business days after the
date of Tenant's Election Notice and the Basic Rent and Tenant's Pro Rata Share
shall be adjusted accordingly as of such date. Prior to the first day of the
thirteenth (13th) month of the Term, Tenant shall not use, occupy or store any
furniture or equipment in any portion of the Pocket Space that Tenant has not
elected to lease.

          (d) Tenant's Pro Rata Share. Tenant's Pro Rata Share of the 4000
Building is 38.18%. Tenant's Pro Rata Share of the 6000 Building shall be
calculated by dividing the rentable square feet of the Premises leased by Tenant
by the rentable square feet of the Building, as each may be reasonably
determined from time to time by Landlord, in accordance with BOMA International
Standards. As of the first day of the thirteenth (13th) month of the Term,
Tenant's Pro Rata Share of the 6000 Building shall be 100%.

          (e) Building's Pro Rata Share of the Development Common Areas. The
4000 Building's Pro Rata Share of the Development is 20.93%, and the 6000
Building's Pro Rata Share of the Development is 3.62%, calculated by dividing
the rentable square feet of the Building by the rentable square feet of all
buildings in the Development (and Landlord shall include a reasonable portion of
rentable square feet for the hotel and marina), as each may be reasonably
determined from time to time by Landlord, in accordance with BOMA International
Standards.

          (f) Term. Commencement and Expiration Dates. The term of this Lease
(the "Term") shall commence on the earlier of: (i) October 10, 2006 or (ii)
sixty (60) days following the full execution of this Lease, (the "Commencement
Date"), and expiring eighty seven (87) months thereafter (the "Expiration
Date"), unless earlier terminated as provided herein.

<PAGE>

          (g) Basic Rent.

     For the 4000 Premises Tenant shall pay Basic Rent as follows:

               (i) From the Commencement Date and continuing for a period of six
(6) months, Tenant shall pay monthly Basic Rent of Zero and 00/100 Dollars
($0.00) per month based upon S0.00 per rentable square foot of the Premises,
which represents a rent abatement equal to $136,350.75 per month.

               (ii) From the seventh (7th) month through the twelfth (12th)
month Tenant shall pay monthly Basic Rent of One Hundred Thirty Six Thousand
Three Hundred Fifty and 75/100 Dollars ($136,350.75) per month based upon $34.70
per rentable square foot of the Premises.

               (iii) From the thirteen (13th) month through the twenty fourth
(24th) month Tenant shall pay monthly Basic Rent of One Hundred Forty Thousand
Two Hundred Eighty and 18/100 DOLLARS ($140,280.18) per month based upon $35.70
per rentable square foot of the Premises.

               (iv) From the twenty fifth (25th) month through the thirty sixth
(36th) month Tenant shall pay monthly Basic Rent of One Hundred Forty-Four
Thousand Two Hundred Nine and 59/100 DOLLARS ($144,209.59) per month based upon
$36.70 per rentable square foot of the Premises.

               (v) From the thirty seventh (37th) month through the forty eighth
(48th) month Tenant shall pay monthly Basic Rent of One Hundred Forty-Eight
Thousand One Hundred Thirty-Nine and 01/100 DOLLARS ($148,139.01) per month
based upon $37.70 per rentable square foot of the Premises.

               (vi) From the forty ninth (49th) month through the sixtieth
(60th) month Tenant shall pay monthly Basic Rent of One Hundred Fifty-Two
Thousand Sixty-Eight and 43/100 DOLLARS ($152,068.43) per month based upon
$38.70 per rentable square foot of the Premises.

               (vii) From the sixty first (61st) month through the seventy
second (72nd) month Tenant shall pay monthly Basic Rent of One Hundred
Fifty-Five Thousand Nine Hundred Ninety-Seven and 84/100 DOLLARS ($155,997.84)
per month based upon $39.70 per rentable square foot of the Premises.

               (viii) From the seventy third (73rd ) month through the eighty
seventh (87th) month Tenant shall pay monthly Basic Rent of One Hundred
Fifty-Nine Thousand Nine Hundred Twenty-Seven and 26/100 DOLLARS ($159,927.26)
per month based upon $40.70 per rentable square foot of the Premises.

          Tenant has elected to receive the abatement of Basic Rent for the 4000
Premises during the fourth (4th) through the sixth (6th) month of the Term.
Therefore, the amount of Eleven Thousand Five Hundred Eighty and 62/100 Dollars
($11,580.62) will be added to the monthly Basic Rent due during months thirty
seven (37) through eighty seven (87) of the Term.

     For the 6000 Premises Tenant shall pay Basic Rent as follows:

               (i) From the Commencement Date and continuing for a period of six
(6) months, Tenant shall pay monthly Basic Rent of Zero and 00/100 Dollars
($0.00) per month based upon $0.00 per rentable square foot of the Premises,
which represents a rent abatement equal to $28,474.67 per month.

               (ii) From the seventh (7th) month through the twelfth (12th)
month Tenant shall pay monthly Basic Rent of Twenty-Eight Thousand Four Hundred
Seventy-Four and 67/100 Dollars ($28,474.67) per month based upon $32.00 per
rentable square foot of the Premises; provided that, such Basic Rent shall be
adjusted if Tenant elects to lease Elected Space pursuant to subparagraph 1(c)
above.

               (iii) From the thirteenth (13th) month through the twenty fourth
(24th) month Tenant shall pay monthly Basic Rent of Fifty-Eight Thousand Seven
Hundred Twenty-Nine and 00/100 DOLLARS ($58,729.00) per month based upon $33.00
per rentable square foot of the Premises.

               (iv) From the twenty fifth (25th) month through the thirty sixth
(36th) month Tenant shall pay monthly Basic Rent of Sixty Thousand Five Hundred
Eight and 67/100 DOLLARS ($60,508.67) per month based upon $34.00 per rentable
square foot of the Premises.

               (v) From the thirty seventh (37th) month through the forty eighth
(48th) month Tenant shall pay monthly Basic Rent of Sixty-Two Thousand Two
Hundred Eighty-Eight and 33/100 DOLLARS ($62,288.33) per month based upon $35.00
per rentable square foot of the Premises.

                                       -2-

<PAGE>

                    (vi) From the forty ninth (49th) month through the sixtieth
(60th) month Tenant shall pay monthly Basic Rent of Sixty-Four Thousand
Sixty-Eight and 00/100 DOLLARS ($64,068.00) per month based upon $36.00 per
rentable square foot of the Premises.

                    (vii) From the sixty first (61st) month through the seventy
second (72nd) month Tenant shall pay monthly Basic Rent of Sixty-Five Thousand
Eight Hundred Forty-Seven and 67/100 DOLLARS ($65,847.67) per month based upon
$37.00 per rentable square foot of the Premises.

                    (viii) From the seventy third (73rd) month through the
eighty seventh (87th) month Tenant shall pay monthly Basic Rent of Sixty-Seven
Thousand Six Hundred Twenty-Seven and 33//100 DOLLARS ($67,627.33) per month
based upon $38.00 per rentable square foot of the Premises.

               (h) Adjustments to Basic Rent. If Tenant leases less than 100% of
the 6000 Building during the first twelve (12) months of the Term, the Basic
Rent for the 6000 Building set forth above shall be adjusted to reflect the
actual square footage leased. In the event the precise number of rentable square
feet in the Premises cannot be determined as of the date of this Lease, the
rentable square feet of the Premises shall be calculated within thirty (30) days
of Tenant's occupancy, based on the Final Construction Documents for the
Premises, and as reasonably determined by Landlord in accordance with BOMA
International Standards. Landlord shall thereafter notify Tenant of any
adjustments to Basic Rent calculated by multiplying the recalculated rentable
square feet in the Premises by the per rentable square foot Basic Rent.

               (i) Base Year. Basic Rent includes the Base Amount, which shall
be the Actual Expenses (as defined in Section 7 below) for the 2007 calendar
year (the "Base Year"). In addition to Basic Rent, to the extent that the Actual
Expenses for each succeeding Operating Year exceed the Base Amount, Tenant shall
pay its Pro Rata Share of such excess as Additional Rent in the manner described
in Section 7 below. "Rent" as used in this Lease shall mean Basic Rent and
Additional Rent.

               (j) Prepaid Rent. Tenant has deposited with Landlord, and
Landlord hereby acknowledges receipt of the sum of One Hundred Sixty-Four
Thousand Eight Hundred Twenty-Five and 42/100 Dollars ($164,825.42) to be
applied to the Basic Rent for the first month under this Lease for which Basic
Rent is due.

               (k) Letter of Credit. Within ten (10) business days after full
execution of this Lease by Landlord and Tenant, which 10-day period may be
extended for a reasonable period of time if Tenant has applied for the Letter of
Credit described in this paragraph and is diligently and in good faith seeking
the issuance of the Letter of Credit, Tenant shall deliver to Landlord in the
form of an unconditional and irrevocable standby Letter of Credit, a security
deposit of in the amount of One Million and No/100 Dollars ($1,000,000.00). The
Letter of Credit shall be drawn and administered pursuant to Section 34. The
Letter of Credit shall be made in favor of Landlord and shall: (i) be in form
and substance acceptable to Landlord in Landlord's reasonable discretion; (ii)
be issued by a national banking association maintaining offices in the United
States of America acceptable to Landlord in Landlord's reasonable discretion
(the "Bank"); (iii) be available for draw by Landlord at an office of the Bank
located in the Seattle area in the State of Washington; (iv) be governed by the
International Standby Practices set by the International Chamber of Commerce;
(v) provide that Landlord shall be entitled to draw upon the Letter of Credit
upon demand, without prior notice to Tenant, upon presentation to the Bank of
the Letter of Credit and a statement by Landlord that Tenant is in uncured
default under this Lease, but without any other evidence or certificate of the
basis for the draw; (vi) permit one draw of the entire amount or partial
drawings; (vii) have an initial expiration date no earlier than the first
anniversary of the date of its issuance and shall provide for its automatic
renewal from year to year unless terminated by Bank by notice to Landlord given
not less than sixty (60) days prior to its expiration date; (viii) have a final
expiration date following all renewals no earlier than sixty (60) days following
the end of the Term; and (ix) be transferable and any applicable transfer fees
shall by paid for by Tenant. Timely delivery of the Letter of Credit shall, at
Landlord's election, (1) be treated as a condition subsequent to the
effectiveness of this Lease such that this Lease shall be voidable by Landlord
by notice to Tenant if timely delivery of the Letter of Credit does not occur or
(2) be treated by Landlord as a default (with no cure right available to Tenant)
under this Lease. If Landlord elects to treat the failure to deliver the Letter
of Credit in a timely manner as an uncured default, Landlord may pursue all
available rights and remedies, including the right to specific performance.

               (l) Security Deposit. Tenant has deposited with Landlord, and
Landlord hereby acknowledges receipt of, the sum of Four Hundred Thirty-Eight
Thousand One Hundred Forty-Four and 39/100 DOLLARS ($438,144.39) consisting of
two months of Basic Rent (the 24th month's Rent and the 87th month's Rent) to be
applied and used pursuant to Section 34.

               (m) Rent Abatement. If at any time during the Term there is an
uncured default in payment of Basic Rent for either the 4000 Premises or the
6000 Premises, the abated rent with respect to the 4000 Premises and the 6000
Premises for months 1-6 of the Term shall become immediately due and payable
which rent shall have been amortized over the Term at a rate of eight percent
(8%) per annum.

               (n) Exhibits. Landlord and Tenant agree that this Lease is
further subject to the provisions of the attached Exhibits which are listed
below. The provisions of the Exhibits are understood to be an integral portion
of this Lease.

                                       -3-

<PAGE>

Exhibit A-1   -   Legal and Development Description
Exhibit A-2   -   Site Layout
Exhibit B     -   Premises Floor Plan
Exhibit C     -   Tenant Improvements
Exhibit D     -   Additional Provisions
Exhibit E     -   Parking Agreement
Exhibit F     -   Subordination, Non Disturbance and Attornment Agreement
Exhibit G     -   Landlord's Mortgagee's form of Tenant Estoppel Certificate

          2. Premises. Landlord hereby leases to Tenant and Tenant hereby leases
from Landlord upon the terms and conditions herein set forth herein, the
Premises together with the non-exclusive rights of ingress and egress over the
Building Common Areas and the Development Common Areas, all as shown on Exhibit
A-2 below.

          3. Rent. Tenant shall pay Landlord without notice the Rent, and any
other payments due hereunder, from and after the Commencement Date, without
deduction or offset in lawful money of the United States of America in advance
on or before the first day of each month (or at other dates specified in this
Lease) during the Term at Landlord's Notice Address set forth on the signature
page, or to such other party or at such other place as Landlord may hereafter
from time to time designate in writing. Rent for any partial month at the
beginning or end of the Term shall be prorated.

          4. Construction of Tenant Improvements.

          With respect to the 4000 Premises, Landlord shall provide to Tenant a
total Tenant Improvement Allowance, including the Plan Allowance, of Nine
Hundred Ninety Nine Thousand Eighty Five and 50/100 Dollars ($999,085.50).

          With respect to the 6000 Premises, Landlord shall provide to Tenant a
total Tenant Improvement Allowance, including the Plan Allowance, of Five
Hundred Sixty Six Thousand Three Hundred Sixty Seven and 75/100 Dollars
($566,367.75).

          All Improvements shall be designed and constructed pursuant to Exhibit
C.

          5. Uses.

               (a) General Use. The Premises shall be used only for general
offices, including without limitation, in support of the sales and service of
wireless communication services and equipment and ancillary, incidental purposes
which are consistent with applicable zoning and the operation of a first class
building (the "Permitted Use") and for no other business or other purpose
without the prior written consent of Landlord, which consent shall not be
unreasonably withheld. No act shall be done in or about the Premises, the
Building Common Areas or the Development Common Areas that is unlawful or that
will increase the Landlord's then existing rate of insurance, unless Tenant pays
all of such increases. Tenant shall not commit, or allow to be committed, any
waste upon the Premises, or any public or private nuisance or other act or thing
that disturbs the quiet enjoyment of any other tenant in the Building. Tenant
shall not, without written consent of Landlord, use any apparatus, machinery or
device in or about the Premises, other than Tenant's Generator as provided in
Exhibit D of this Lease, that will cause any substantial noise, vibration or
fumes or disturb the quiet enjoyment of any other tenant in the Building. Tenant
shall observe such reasonable and nondiscriminatory rules and regulations
concerning Tenant's use, operations, or occupancy of the Premises, the Building
Common Areas, or the Development Common Areas, as may be adopted by Landlord
from time to time and made available to Tenant by written notice, so long as the
same are not inconsistent with this Lease. Tenant, at its own expense, shall
comply with all laws, rules, orders, regulations and requirements of any
federal, state, county or local governmental authority (collectively,
"Requirements") which impose any duty on Landlord or Tenant that arise
exclusively from Tenant's use, operations, or occupancy of the Premises,
including the Requirements of the Americans with Disabilities Act ("ADA").
Tenant shall indemnify, defend and hold Landlord harmless from any liabilities,
damages, obligations, losses, claims, actions, costs or expenses, including
attorneys' and other professional fees, arising from any violation of the
Requirements by Tenant or its officers, partners, members, employees,
contractors, or agents. Landlord represents and warrants to Tenant that as of
the Commencement Date, to Landlord's actual knowledge, the Premises shall be in
material compliance with ADA Requirements.

          6. Hazardous Materials. Tenant, its officers, partners, members,
employees, contractors, or agents shall not cause or permit the escape, disposal
or release of any hazardous substances or materials on or in the Development,
the Building or the Premises. Tenant, its officers, partners, members,
employees, contractors, or agents shall not store or use such hazardous
substances or materials in any manner not sanctioned by law or by the highest
standards prevailing in the industry for the storage and use of such hazardous
substances or materials, nor bring into the Development any such hazardous
substances or materials, except in amounts which are not subject to regulation.
Without limitation, hazardous substances or materials shall include those
described in the Comprehensive Environmental Response, Compensation and
Liability Act of 1980, as amended, 42 U.S.C. Section 9601 et seq., any
applicable state or local laws and the regulations adopted under

                                       -4-

<PAGE>

these acts. If any lender or governmental agency shall ever require testing to
ascertain whether or not there has been any release of hazardous substances or
materials by Tenant, its employees, agents or contractors, then the reasonable
costs thereof shall be reimbursed by Tenant to Landlord upon demand if such
requirement applies to the Premises, a release of hazardous substance or
materials is found in such testing and such release was caused by Tenant or its
officers, partners, members, employees, contractors, or agents. In addition,
Tenant shall execute affidavits, representations and the like from time to time
at Landlord's request concerning Tenant's best knowledge and belief regarding
the presence of hazardous substances or materials on the Premises. In all
events, Tenant shall indemnify Landlord in the manner elsewhere provided in this
Lease from any escape, disposal or release by Tenant, its officers, partners,
members, employees, contractors, or agents of hazardous substances or materials
on the Premises, the Building or the Development. The covenants and indemnities
contained in this Section 6 shall survive the expiration or earlier termination
of the Term.

          (a) Landlord's Right to Cure. After notice to Tenant and a reasonable
opportunity for Tenant to effect such compliance, Landlord may, but is not
obligated to, enter upon the Premises and take such actions and incur such costs
and expenses to effect such compliance as it deems advisable to protect its
interest in the Premises and the Building. However, Landlord shall not be
obligated to give Tenant notice and an opportunity to effect compliance if: (i)
such delay might result in material adverse harm to Landlord or the Premises,
Building or Development, or (ii) an emergency exists. Whether or not Tenant has
actual knowledge of the release of hazardous substances or materials on the
Premises, the Building or Development caused or otherwise resulting from
Tenant's use, operations or occupancy of the Premises, Tenant shall reimburse
Landlord for the full amount of all costs and expenses incurred by Landlord in
connection with such compliance activities, and such obligation shall continue
even after the expiration or earlier termination of this Lease. Tenant shall
notify Landlord immediately of any emission, disposal or release of any
hazardous substances or materials on the Premises.

          (b) Landlord's Release. Landlord represents and warrants to Tenant
that as of the Commencement Date, to Landlord's actual knowledge, there are no
hazardous substances on, in, or under the Premises and Landlord has no intent to
bring any hazardous substances on, in or under the Premises. Tenant shall not be
liable for, and Landlord hereby releases Tenant, its officers, partners, members
and employees from all losses, costs, claims, liabilities and damages (including
attorneys' and consultants' fees) of every type and nature, arising out of or in
connection with any hazardous substances or materials present on or before the
Commencement Date on or about the Premises, the Building or the Development, or
the violation of any Requirements relating to such hazardous substances or
materials, except to the extent that any of the forgoing results from the
release or emission of hazardous substances or materials by Tenant, its
officers, partners, members, employees, contractors, affiliates, or agents.

          (c) Third Parties. If any hazardous substances or materials (other
than hazardous substances spilled into the Carillon Point Marina) are used,
disposed of or otherwise occurs within the Premises, the Building, or the
Development due to an act or omission of a third party (i.e., a party other than
described in the Tenant and Landlord indemnifications set forth above), then all
costs of cleanup, repair, remediation and litigation shall be treated as an
operating expense for which Tenant shall pay its Pro Rata Share, but there shall
be a credit against such operating expenses to the extent Landlord receives
compensation or insurance from the third party or insurer for such loss or
damage.

          (d) Complete Agreement. This Section 6 constitutes the entire
agreement of Landlord and Tenant regarding hazardous substances and materials.
No other provisions of the Lease shall apply thereto.

     7. Additional Rent.

          (a) Tenant Payment. From and after January 1, 2008, to the extent that
the Actual Expenses for a calendar year exceeds the Base Amount, Tenant shall
pay its Pro Rata Share of such excess as Additional Rent.

          (b) Definitions.

               (1) "Actual Expenses" shall mean the actual expenses paid or
incurred by Landlord during any Operating Year for the Building Operating
Expenses, the Building's Pro Rata Share of the Development Common Area Expenses,
and Real Property Taxes.

               (2) "Base Amount" shall mean the Actual Expenses for the Base
Year.

               (3) "Building Operating Expenses" shall mean all expenses paid or
incurred by Landlord for maintaining, operating and repairing the Building and
the personal property used in conjunction therewith, including, without
limitation: the costs of refuse collection, water, sewer, electricity, gas and
other utilities; supplies; janitorial and cleaning services; interior and
exterior window washing; plant maintenance; services of independent contractors;
compensation (including employment taxes and fringe benefits) of all persons who
perform duties in connection with the operation, maintenance and repair of the
Building; insurance deductible payments and premiums on insurance as Landlord in
its sole discretion decides to carry; licenses, permits and inspection fees;
management fees not to exceed market rates, but in no event greater than five

                                      -5-

<PAGE>

percent (5%) of gross revenues; legal and accounting expenses; the amortized
amount of capital improvements constructed after completion of the Building
determined by dividing the capital improvement costs by the useful life of the
capital improvements that Landlord reasonably determines will preserve the
Building as a Class A office building; Maintenance Reserves, costs arising from
any Requirements requiring changes to the Building, including, without
limitation, the ADA; and any other expense or charge whether or not hereinabove
described, which in accordance with generally accepted accounting and management
practices would be considered an expense of maintaining, operating or repairing
the Building, subject to the Building Operating Expense Exclusions:

                    (A) costs to replace the foundation and structural portions
of the exterior walls and roof of the Building, or to comply with any
Requirement applicable to the Building or the Development Common Areas prior to
the date of this Lease;

                    (B) payments of principal and interest charges incurred on
debt, or depreciation expenses;

                    (C) the wages and benefits of any employee who does not
devote substantially all of his or her time to the Development unless such wages
and benefits are appropriately prorated:

                    (D) costs of any items for which Landlord is entitled to
receive an unqualified reimbursement from insurance proceeds, from a tenant, or
from any third party;

                    (E) legal fees and costs, settlements, judgments or awards
arising out of negotiations or disputes with any other tenant or potential
tenant of the Building;

                    (F) marketing costs, brokerage fees, leasing commissions,
legal fees, advertising and promotional expenses specifically designed for
marketing and letting space within the Building;

                    (G) costs of electrical, heating, cooling and combined
utility services to the extent that such services are separately metered to a
premises and paid directly by such tenant; and

                    (H) any item of expense included in the Development Common
Area Expenses or Real Property Taxes.

               (4) "Development Common Areas" shall mean the areas in the
Development other than the buildings, the parking garages, the hotel and the
marina.

               (5) "Development Common Area Expenses" shall mean all expenses
paid or incurred by Landlord for maintaining, operating and repairing the
Development Common Areas and the personal property used in conjunction
therewith, including, without limitation: the cost of maintaining the asphalt
drives and parking areas: refuse collection, water, sewer, electricity, gas and
other utilities; supplies; janitorial and cleaning services; landscape
maintenance; services of independent contractors; compensation (including
employment taxes and fringe benefits) of all persons who perform duties in
connection with the operation, maintenance and repair of the Development Common
Areas; insurance deductibles and premiums on insurance which Landlord in its own
discretion decides to carry; licenses, permits and inspection fees; management
fees; legal and accounting expenses; amortization of capital improvements
constructed after completion of the Development determined by dividing the
capital improvement costs by the useful life of the capital improvements that
Landlord reasonably determines will preserve the Development and the Development
Common Areas as a Class A mixed-use complex; costs arising from any Requirements
requiring changes in the Development or rearrangements of the Development Common
Areas, including, without limitation, costs of compliance with the ADA; and any
other expense or charge whether or not hereinafter described, which is in
accordance with generally accepted accounting and management practices would be
considered an expense of maintaining, operating or repairing the Development
Common Areas, subject to the Development Common Area Expense Exclusions:

                    (A) costs to replace the foundation and structural portions
of the exterior walls and roof of a building in the Development, or to comply
with any Requirement applicable to the Development prior to the date of this
Lease;

                    (B) payments of principal and interest charges incurred on
debt, or depreciation expenses;

                    (C) the wages and benefits of any employee who does not
devote substantially all of his or her time to the Development unless such wages
and benefits are appropriately prorated;

                                      -6-

<PAGE>

                    (D) costs of any items for which Landlord is entitled to
receive an unqualified reimbursement from insurance proceeds, from a tenant, or
from any third party;

                    (E) legal fees and costs, settlements, judgments or awards
arising out of negotiations or disputes with any other tenant or potential
tenant of the Development;

                    (F) marketing costs, brokerage fees, leasing commissions,
legal fees, advertising and promotional expenses specifically designed for
marketing and letting space within the Development;

                    (G) costs of electrical, heating, cooling and combined
utility services to the extent that such services are separately metered and
paid directly;

                    (H) all capital expenditures including without limitation,
(i) the original investment in capital improvements, i.e., upon the initial
construction of the Premises and Building, and (ii) improvements and
replacements, to the extent capitalized on Landlord's records, shall be included
only to the extent of a reasonable depreciation or amortization (including
interest accruals commensurate with Landlord's interest costs);

                    (I) costs incurred to benefit (or as a result of) a specific
tenant or items and services selectively supplied to any specific tenant;

                    (J) expenses for the defense of Landlord's title to the
Premises and Building;

                    (K) charitable or political contributions;

                    (L) costs of improving or renovating space for a tenant or
space vacated by a tenant;

                    (M) expenses paid directly by Tenant for any reason (such as
excessive utility use);

                    (N) any repair, rebuilding or other work necessitated by
condemnation, fire, windstorm or other insured casualty or hazard;

                    (O) any other amounts as a result of Landlord's violation or
failure to comply with any governmental regulations and rules or any court
order, decree or judgment;

                    (P) costs of decorating, redecorating, or special cleaning
or other services not provided on a regular basis to tenants of the Premises and
Building;

                    (Q) any charge for Landlord's income taxes, excess profit
taxes, franchise taxes or similar taxes on Landlord's business;

                    (R) any increase in insurance premium to the extent that
such increase is caused or attributable to the use, occupancy of another tenant;

                    (S) any operating expense representing an amount paid to a
related corporation, entity or person which is in excess of the among which
would be paid in the absence of such relationship; and

                    (T) any operating expense, cost or fee incurred arising from
the Carillon Point Marina.

               (6) Any item of expense included in Building Operating Expenses
or Real Property Taxes.

               (7) "Estimated Expenses" shall mean Landlord's estimate of Actual
Expenses for a Operating Year minus the Base Amount multiplied by Tenant's Pro
Rata Share, to be given by Landlord to Tenant pursuant to Section 7(c) below.

               (8) "Maintenance Reserves" shall mean an amount established for
the purpose of paying for repairs, maintenance and replacements to the Building
systems in the Building or the Premises incurred on a periodic, but less
frequent than annual, basis.

               (9) "Occupancy Adjustment" shall mean that in the event the
average occupancy level of the Building for any Operating Year, including the
Base Year, was or is not one hundred percent (100%) of full occupancy, then the
Actual Expenses that vary with occupancy rates (including, for example,

                                      -7-

<PAGE>

water, power, HVAC and janitorial), for such year shall be proportionately
adjusted by Landlord to reflect those costs which would have occurred had the
Building been one hundred percent (100%) occupied during such year. Landlord
shall use commercially reasonable efforts to minimize Actual Expenses incurred
with respect to any vacant space in the Building. In no event shall Landlord be
entitled to recover more than one hundred percent (100%) of Actual Expenses
actually paid by Landlord.

               (10) "Operating Year" shall mean January 1 through December 31 of
each calendar year of the Term.

               (11)"Real Property Taxes" shall mean: (i) the total amount of all
real and personal property taxes, assessments, including omit tax, and other
governmental impositions and charges of every kind and nature, now or hereafter
imposed, including surcharges with respect to the Development (excluding the
hotel and the marina) or the use, occupancy or possession thereof; and (ii)
taxes on Tenant's Personal Property (as defined in Section 13). which have not
been paid by Tenant directly to the taxing authority, as well as any taxes
levied or assessed in addition to, in lieu of, or as a substitute for, in whole
or part, taxes now levied or assessed or any other tax upon owning, leasing or
rents receivable by Landlord from the Development (excluding the hotel and
marina), but not including any federal or state or local income tax or
inheritance, transfer, gift, succession or franchise taxes imposed on Landlord,
all determined with respect to the period for which such taxes are (or would
have been if timely levied) due and payable. The Real Property Taxes for the
Development (excluding the hotel and marina) shall be allocated amongst the
buildings in the Development (excluding the hotel and marina) on a per rentable
square foot basis. All assessments shall be paid by Landlord and charged to
Tenant in installments over the longest permitted term.

          (c) Manner of Payment. Tenant's payment of Additional Rent shall be
made as follows:

               (1) Within ninety (90) days of the commencement of each Operating
Year following the Base Year, Landlord shall furnish Tenant a written statement
of the Estimated Expenses for such Operating Year and a calculation of the
twelve (12) monthly installments of Additional Rent to be paid by Tenant and the
deficit, if any, for the first three (3) months of such Operating Year. If at
any time or times during a Operating Year it reasonably appears to Landlord that
the amount of Actual Expenses will vary from the Estimated Expenses by more than
three percent (3%) on an annual basis, then Landlord by written notice to Tenant
may revise the Estimated Expenses for such Operating Year and the monthly
installments of Additional Rent made by Tenant for the balance of such Operating
Year shall be thereafter based on such revised Estimated Expenses.

               (2) Within ninety (90) days after the end of each Operating Year,
or as soon thereafter as practicable, Landlord shall provide a statement (the
"Statement") to Tenant showing: (a) the amount of Actual Expenses, with a
listing of amounts of Actual Expenses in the major categories of Building
Operating Expenses, Development Common Area Expenses and Real Property Taxes,
(b) any amount paid by Tenant toward such Additional Rent during such Operating
Year on an estimated basis, and (c) any revised estimate of Tenant's obligations
for Additional Rent for the current Operating Year.

               (3) If the Statement shows Tenant's estimated payments were less
than Tenant's Actual Expenses, less the Base Amount, then Tenant shall pay the
difference. If the Statement shows an increase from Tenant's Estimated Expenses,
then Tenant shall pay the difference between the new and former estimates, for
the period from January 1 of the current Operating Year through the month in
which the Statement is sent. Tenant shall make such payments within thirty (30)
days after Landlord sends the Statement.

               (4) If the Statement shows the Tenant's Estimated Expense
payments exceeded Tenant's Actual Expenses, less the Base Amount, then Tenant
shall receive a credit for the difference against payments of Rent next due. If
the Term shall have expired and no further Rent shall be due, Tenant shall
receive a refund of such difference, within thirty (30) days after Landlord
sends the Statement.

               (5) So long as Tenant's obligations hereunder are not materially
adversely affected thereby, Landlord reserves the right to reasonably change,
from time to time, the manner or timing of the foregoing payments. In lieu of
providing one (1) Statement covering Building Operating Expenses, Real Property
Taxes, and Development Common Area Expenses, Landlord may provide separate
statements, at the same or different times. No delay by Landlord in providing
the Statement (or separate statements) shall be deemed a default by Landlord or
a waiver of Landlord's right to require payment of Tenant's obligations for
actual or estimated Building Operating Expenses, Real Property Taxes, or
Development Common Area Expenses.

          (d) Pro Ration. If the Term ends other than on December 31, Tenant's
obligations to pay Estimated Expenses and actual amounts towards Additional Rent
for such final Operating Year shall be prorated to reflect the portion of such
year included in the Term. Such pro ration shall be made by multiplying (i) the
Base Amount (as stated on an annual basis) and (ii) the total estimated or
actual Additional Rent for such Operating Year, by a fraction wherein the
numerator is the number of days of the Term during such Operating Year and the
denominator is 365 days.

                                      -8-

<PAGE>

          (e) Landlord's Records. The determination of Additional Rent shall be
made by Landlord. Landlord or its agents shall keep records for three (3) years
after delivery of a Statement, in reasonable detail, showing all expenditures
made or items enumerated in the Statement.

          (f) Audit Rights. Tenant may, at Tenant's sole cost and expense, cause
a Qualified Person (defined below) to inspect Landlord's records. Such
inspection, if any, shall be conducted no more than once each year, during
Landlord's normal business hours within twelve (12) months after receipt of
Landlord's Statement of Actual Expenses for the previous year, upon first
furnishing Landlord at least twenty (20) calendar days prior written notice. Any
errors disclosed by the review shall be promptly corrected by Landlord;
provided, however, that if Landlord reasonably disagrees with any such claimed
errors, Landlord shall have the right to cause another review to be made by an
auditor of Landlord's choice. In the event the results of the review of records
(taking into account, if applicable, the results of any additional review caused
by Landlord) reveal that Tenant has overpaid obligations for a preceding period,
the amount of such overpayment shall be credited against Tenant's subsequent
installment of Basic Rent, Additional Rent or other payments due to Landlord
under the Lease. In the event that such results show that Tenant has underpaid
its obligations for a preceding period, the amount of such underpayment shall be
paid by Tenant to Landlord with the next succeeding installment of Additional
Rent. If the Actual Expenses for any given year are overstated by more than 5%,
Landlord shall reimburse Tenant for its reasonable audit expenses, not to exceed
Two Thousand and No/100 Dollars ($2,000.00) per audit. For purposes of this
subparagraph, the term "Qualified Person" means an accountant or other person
experienced in accounting for income and expenses of office projects, who is
engaged solely by Tenant on terms which do not entail any compensation based or
measured in any way upon any savings in Additional Rent or reduction in Actual
Expenses achieved through the inspection process described in this subparagraph.

     8. Personal Property Taxes. Tenant shall pay, prior to delinquency, all
personal property taxes payable with respect to all of Tenant's Personal
Property as defined in Section 13 below, located on the Premises or in the
Building and promptly upon request of Landlord shall provide written proof of
such payment. "Personal Property Taxes" shall include all property taxes
assessed against Tenant's Personal Property, whether assessed as real or
personal property.

     9. Taxes on Rent. The Rent stated herein and any payment provided for in
this Lease is exclusive of any sales, business and occupation or other tax or
charge upon, based upon or measured by rents payable to Landlord hereunder, the
number of employees of Tenant, or any other tax which is not currently in
effect. If during the Term any such tax or other charge becomes payable by
Landlord to any governmental authority, the Rent hereunder shall be deemed
increased by such amount upon twenty (20) days' written notice by Landlord to
Tenant. The foregoing does not apply to federal, state, or local income,
inheritance, gift, succession or franchise taxes payable by Landlord.

     10. Maintenance and Other Services Provided by Landlord.

          (a) Landlord's Maintenance. Landlord will maintain and repair the
foundation, exterior walls and structural portions of the roof of the Building,
the other buildings in the Development in a manner customary for Class A office
buildings in the Greater Seattle area. In addition, Landlord will provide,
maintain, replace the Building systems, including without limitation:
electricity for lighting and standard power usage office machines; water and
sewer; security system; and mechanical, cooling, heating, and ventilation, at
such times as the Landlord normally furnishes this service to other tenants of
the Building, but in no event less than normal business hours, and at such
temperatures and in such amounts as are reasonably standard for Class A office
buildings in the Greater Seattle area. All services including elevator, Building
access through the security system, water, and parking, but not including the
cooling, heating, and ventilation systems, shall be available at all times.
Normal business hours shall be from 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00
a.m. to noon on Saturdays, excluding legal holidays. Landlord shall also provide
daily (i.e., five days per week) janitorial service, lamp replacement for
building standard lighting, toilet room supplies and perimeter window washing,
all with reasonable frequency customary to Class A office buildings in the
Greater Seattle area. Unless charged to individual tenants (including the
Tenant) as hereinafter provided, the costs of such Landlord services shall be
included as "Building Operating Expenses" or "Development Common Area Expenses",
as applicable, and paid as Additional Rent pursuant to Section 7.

          (b) Interruption of Services. Except to the extent that loss or damage
arise out of or in any way are connected with, or result from the gross
negligence, act or omission of Landlord, its officers, agents, contractors or
employees, Landlord shall not be liable for any loss or damage caused by or
resulting from any variation, interruption or failure of such services due to
any cause whatsoever, and no temporary interruption or failure of such services
incident to the making of repairs, alterations or improvements or due to
accident or strike conditions shall be deemed as an eviction of Tenant or
relieve Tenant from any of Tenant's obligations hereunder. For those services
within Landlord's reasonable control, Landlord will take commercially reasonable
steps to correct any interruption of services as soon as practicable; provided,
however, in the event there is an interruption of utilities or services caused
by the gross negligence or willful misconduct of Landlord, its officers, agents,
contractors or employees, which materially affects Tenant's use of the Premises
for more than forty-eight (48) hours, Tenant's Rent shall be abated until such
time as the utilities or services are restored.

                                       -9-

<PAGE>

          (c) After-hours' HVAC. Standard operating hours for HVAC are 7:00 a.m.
to 6:00 p.m., Monday through Friday and 8:00 a.m. to 12:00 p.m. Saturday.
Landlord shall provide mechanical, cooling, heating, and ventilation at times
other than normal business hours upon Tenant's written request and reasonable
notice to Landlord, and Tenant shall pay the reasonable cost thereof. For
after-hour use, the Building HVAC need only be operated for half of each floor
to save energy expense. Presently, the cost to operate the HVAC during
after-hours is $30.00 per hour for each half of each floor.

          (d) Access. Tenant will have access to its Premises 24-hours per day,
seven days per week via proximity card key access system which records the time,
date and identification number of all after-hour Building use. Additionally, the
Development is patrolled by security personnel 24-hours per day.

          (e) Special Requirements. If Tenant has special mechanical, cooling,
heating, ventilation, electrical or other requirements, Landlord shall have the
right to approve any modifications or additions to the existing Building
systems, in Landlord's sole discretion. The cost of furnishing, installing,
operating and maintaining such additional equipment and appurtenances to satisfy
these requirements, including separate meters if requested by Landlord, shall be
borne by Tenant, with Tenant either paying directly to the utility if separately
metered or paying to Landlord as Additional Rent, the reasonable cost of
providing such additional services.

     11. Assignment and Subletting.

          (a) Prior Written Consent. Without Landlord's prior written consent,
which shall not be unreasonably withheld or delayed, Tenant shall not cause or
permit, directly or indirectly, voluntarily or involuntarily, any of the
following events (or any amendment to the instrument affecting the same): (i)
sale, assignment, hypothecation, mortgage, encumbrance, conveyance or other
transfer of the Lease (or any interest therein); (ii) a sublease of the Premises
or any portion thereof; or (iii) the use and/or occupancy of the Premises or any
portion thereof by anyone other than Tenant (individually referred to as a
"Transfer"). Notwithstanding the foregoing, Tenant's Transfer of the Premises to
any parent, subsidiary, or affiliate entity, or an entity which directly or
indirectly, through one or more intermediaries' controls, is controlled by, or
is under common control with Tenant or any successor-in-interest of all or
substantially all of the assets or business of Tenant in the market defined by
the FCC in which the Property is located as a result of merger, acquisition,
consolidation, non-bankruptcy reorganization, or government action, or to a
lender in connection with a financing agreement (individually referred to as an
"Allowed Transfer"), shall not constitute a "Transfer" for the purpose of this
Lease.

          (b) Approval Process. If Tenant desires the consent of Landlord to a
Transfer, Tenant shall submit to Landlord the items listed below and Landlord
shall approve or disapprove of Tenant's request within thirty (30) days after
the date Landlord receives the last of the items listed below:

               (1) A copy of the proposed sublease, assignment, or other
transfer agreement at least fifteen (15) business days (but no more than 180
days) prior to the proposed effective date of such instrument. As a condition
precedent to any Transfer being effective, the instrument (with this Lease as an
Exhibit thereto) shall provide that the sublessee or assignee (the "Transferee")
is bound by all of the provisions, terms, covenants, and conditions of this
Lease (other than, in the case of a sublease, payment of Rent), that Tenant (and
all guarantors) shall continue to be and remain liable hereunder jointly and
severally with the Transferee, and that Landlord's consent to the Transfer shall
not be deemed a consent to any subsequent Transfer;

               (2) A copy of all material changes to or modifications of the
proposed sublease, assignment or other transfer agreement promptly if and when
made;

               (3) An original or a copy of the final sublease, assignment or
other transfer agreement, duly executed and acknowledged by the Tenant and the
proposed Transferee, at least five (5) business days prior to the proposed
effective date of such assignment, sublease, or other transfer agreement; and

               (4) Any other items or information Landlord may reasonably
request, including, without limitation, sufficient information to permit
Landlord to determine acceptability of the financial wherewithal and character
of the proposed Transferee.

          (c) Limitation of Landlord's Withholding of Consent. Landlord shall
not unreasonably withhold or delay its consent to or approval of any proposed
Transfer if all of the following conditions are fully satisfied:

               (1) Tenant has not been in default beyond any applicable cure
period in any of its obligations under this Lease during the Term, and Tenant is
not in default of its obligations under this Lease at the time of Tenant's
request;

                                      -10-

<PAGE>

                    (2) The use and occupancy of the Premises by the Transferee
is consistent with applicable zoning, the applicable Requirements, and is
consistent with the nature of Development as a Class A mixed-use office, hotel
and retail complex;

                    (3) The proposed assignment or sublease does not conflict
with or cause Landlord to be in default under any provision of any other lease
for any other part of the Development;

                    (4) The Transferee (and its guarantors, if any,) has or have
the financial wherewithal to fully perform the obligations with respect to the
proposed assignment, sublease or transfer agreement; and

                    (5) The form and substance of all proposed assignments,
subleases, and transfer documents are consistent with the terms of this Lease,
and provide that Landlord's consent to the Transfer shall not be deemed a
consent to any subsequent Transfer.

          (d) Allowed Transfer Requirements. For an Allowed Transfer to be valid
and effective, the following conditions must be fully satisfied:

                    (1) Tenant is not in default beyond any applicable cure
period of its obligations under this Lease at the time of Tenant's request;

                    (2) Landlord must have received written notice of Tenant's
exercise of its right to enter into an Approved Transfer, including the name and
address of the Transferee, or the related or successor entity;

                    (3) Tenant shall have provided Landlord with a copy of the
proposed sublease, assignment or transfer agreement which states the effective
date of the Allowed Transfer; and

                    (4) Tenant shall have received no monetary consideration for
the Lease (other than any portion of the sales proceeds allocated to the Lease
in the transfer of all or substantially all of the assets or business of
Tenant); and

                    (5) If Tenant has subleased or assigned this Lease to a
parent, subsidiary or affiliate of Tenant, the Transferee shall increase the
amount of the Security Deposit to include the cost of any unamortized leasing
commissions and tenant improvements if so requested by Landlord, in Landlord's
sole discretion.

          (e) Processing Fee. Tenant shall pay Landlord a reasonable fee to
review the Transfer documentation submitted to Landlord, not to exceed One
Thousand Five Hundred and No/100 Dollars ($1,500.00), which fee shall not be
applicable in the event of an Allowed Transfer. Such fee shall cover the direct
and indirect costs and expenses incurred by Landlord in connection with such
review, including but not limited to the following: wages, salaries, and
benefits of Landlord's employees; fees for services rendered and costs advanced
by architects, engineers, space planners, landscape architects, construction
managers, attorneys, real estate consultants, and other professionals; copying
and messenger fees; general and administrative expenses.

          (f) Subleasing Profits. Except in the case of an Allowed Transfer,
fifty percent (50%) of any rent, additional rent, fee or charge collected from
Assignee in excess of the Rent due under the Lease as described in Sections 3
and 7, shall be payable to Landlord as it is collected by Tenant.

          (g) Recapture.

                    (1) Any proposed Transfer shall be subject to Landlord's
right to recapture the space proposed for Transfer (the "Recapture Space").

                    (2) If Landlord intends to exercise its right to recapture,
Landlord will give notice of such intent within thirty (30) days after Landlord
becomes aware that Tenant has made the Recapture Space available for assignment
or sublease, or within thirty (30) days after Tenant has requested Landlord's
consent to a proposed Transfer, whichever occurs last, provided that in the
event that Landlord exercises its right to recapture, Tenant shall have the
right to withdraw the proposed Transfer by providing notice of such withdrawal
no later than ten (10) business days after receipt of Landlord's notice of
exercise of its recapture right in which event Landlord exercise its right to
recapture shall be null and void.

                    (3) If Landlord exercises its right to recapture, and Tenant
does not timely withdraw the proposed Transfer, Tenant's right to occupy and/or
use the Recapture Space shall terminate on the earlier of: the date Landlord
begins construction of tenant improvements for the new tenant; or when the lease
between Landlord and the new tenant commences (the "Recapture Date").

                                      -11-

<PAGE>

                    (4) If Landlord exercises its right to recapture, and Tenant
does not timely withdraw the proposed Transfer, Tenant's obligation to pay Rent
for the Recaptured Space shall terminate on the earlier of: the Recapture Date;
or ninety (90) days after Landlord exercises its right to recapture.

     12. Care of Premises. Tenant shall keep the Premises in a reasonably neat,
clean and sanitary condition and shall at all times preserve them in good
condition and repair, ordinary wear and tear or damage due to casualty or
condemnation excepted. If Tenant shall fail to do so, and after expiration of
Tenant's cure period, Landlord may at its option place the Premises into said
condition and state of repair, and in such case, the Tenant on demand shall pay
the costs thereof. Tenant shall reimburse Landlord for the cost of replacing all
broken interior or exterior glass with glass of same or similar quality. Tenant
shall have no responsibility to perform, repair, maintain or improve any
Building system serving the Premises which is located outside the demising walls
of the Premises. Landlord shall perform such work and the cost of such work
shall be included in Building Operating Expenses and/or Development Common Area
Expenses, as applicable.

     13. Surrender of Possession. Subject to the terms of Section 16 relating to
damage and destruction, and Section 21 relating to condemnation, upon expiration
or termination of the Term of this Lease, whether by lapse of time or otherwise
(including any holdover period), Tenant at its expense shall: (1) remove
Tenant's personal property which is not attached to the Premises or the removal
of which will not damage the Premises, including, but not limited to: wires,
data and voice cabling and appurtenant installations related thereto including,
without limitation plenums and/or risers (the "Wires"); furniture; equipment;
inventory, and all other personal property located on the Premises
(collectively, "Tenant's Personal Property"); (2) repair and restore the
Premises to a commercially reasonably good condition, reasonable wear tear, and
casualty events excepted; and (3) promptly and peacefully surrender the Premises
(including surrender of all Tenant Improvements and/or other alterations,
additions or improvements installed in the Premises, except Tenant's Personal
Property that does not become part of the Building). Any of Tenant's Personal
Property left on the Premises after the expiration or termination of the Term
shall be deemed to have been abandoned and the property of Landlord to dispose
of as Landlord deems expedient, and Tenant shall be liable for all costs
associated with the disposal of such Tenant's Personal Property. Notwithstanding
the forgoing: (1) Landlord shall have the right, within thirty (30) days of the
expiration or termination of the Term of this Lease, to notify Tenant that it
intends to reuse all or any portion of the Wires, and in such event such Wires
shall remain in the Premises upon surrender; and (2) if the Premises have been
improved with Non-Standard Items, upon surrender, Tenant shall pay Landlord an
amount equal to the cost to replace all such Non-Standard Items with Building
Standard Items, as defined in Section 14 of this Lease, in an amount as
reasonably determined by Landlord.

     14. Alterations. Other than the Tenant Improvements, Tenant shall make no
additions, changes, alterations or improvements (collectively, "Alterations") to
the Premises without the prior written consent of Landlord, which shall not be
unreasonably withheld or delayed. Notwithstanding the provisions of the previous
sentence, Tenant shall have the right, after providing at least ten (10) days'
prior written notice to Landlord, but without the necessity of obtaining
Landlord's consent, to recarpet, repaint, or to make purely "cosmetic" or
"decorative" nonstructural Alterations in and to the Premises that (i) do not
include any Non-Standard Items, as defined below, (ii) are not readily visible
to the exterior of the Building or the common and public areas thereof, (iii) do
not adversely affect the electrical, mechanical, fire or life safety systems
within the Building, (iv) do not require the issuance of a building permit, and
(v) do not cost in the aggregate more than One Dollar ($1.00) per square foot
per Lease year. In addition, Tenant shall make no Alternations to the Premises
which include Non-Standard Items, as defined below, which impact or involve any
structural components or the exterior design of the Building, or which require
modification of the electrical or mechanical systems pertaining to the Building
or the Premises, without the prior written consent of Landlord, which consent
may be withheld in Landlord's sole discretion.

          (a) All Alterations shall be consistent with building standard:
ceiling suspension systems and ceilings; fluorescent light fixtures; mechanical
cooling, heating and ventilation unit covers; millwork detail; doors and door
sills; hardware; hard surface floor tile; and base trim and all materials used
shall be of a quality comparable to those in the Premises and Building
("Building Standard Items"). Tenant shall submit to Landlord no later than sixty
(60) days before commencing construction of an Alteration Tenant's plans and/or
specifications. To the extent any proposed item of an Alteration is not
consistent with Building Standard Items, Landlord shall advise Tenant in writing
(collectively, "Non-Standard Items").

          (b) In the event that Tenant Alterations require Landlord's consent,
Tenant shall pay Landlord a reasonable fee, not to exceed $1,000.00, to review
Tenant's plans and specifications, to inspect the Alterations, and (if Landlord
requires that the Alterations be performed under Landlord's supervision) to
supervise the Alterations; such fee shall be no less than the amount necessary
to cover all direct and indirect costs and expenses incurred by Landlord in
connection with such review, inspection, and supervision, including but not
limited to the following: wages, salaries, and benefits of Landlord's employees;
fees for services rendered and costs advanced by architects, engineers, space
planners, landscape architects, construction managers, attorneys, real estate
consultants, and other professionals; copying and messenger fees; general and
administrative expenses; etc. All Alterations shall be performed in a good and
workmanlike manner and shall be in accordance with plans and specifications
approved by Landlord, and Landlord may require that all such Alterations be
performed under Landlord's supervision. If Landlord consents to and/or
supervises any such

                                      -12-

<PAGE>

Alterations by Tenant, the same shall not be deemed a warranty as to the
adequacy of the design, workmanship or quality of materials, and Landlord hereby
expressly disclaims any responsibility or liability for the same, except for
Landlord's negligent supervision. Landlord shall under no circumstances have any
obligation to repair, maintain or replace any portion of the Alterations.

          (c) During the construction of Alterations, Tenant shall maintain a
safe working environment, including the continuation of all fire and security
protection devices, if any, previously installed in the Premises by Landlord.

     15. Entry and Inspection. In recognition of Tenant's proprietary technology
and sophisticated and sensitive communications equipment, Landlord, after not
less than three (3) days notice and at reasonable times may enter the Premises
in the company of Tenant's designated representative for the purpose of
inspecting the Premises or the Building subject to Tenant's reasonable security
measures; provided, that such entry shall not materially interfere with Tenant's
business operations in the Premises; provided further, however, in the event of
an emergency, Landlord may immediately enter the Premises, without notice.
During any such entry and inspection by Landlord, Landlord shall comply with all
requests and procedures of Tenant so as not to interrupt Tenant's business
operations, the operations of Tenant's customers or subject Tenant's tangible or
intangible property to any risk. Nothing in this Section shall impose upon
Landlord any obligation not expressly imposed elsewhere in this Lease. Landlord
shall have the right at reasonable times to enter the Premises for the purpose
of showing the Premises to prospective purchasers and lenders and to prospective
tenants during the period beginning one hundred and eighty (180) days prior to a
the expiration or sooner termination of this Lease.

     16. Damage or Destruction.

          (a) Damage and Repair. In case of damage to the Premises or the
Building by fire or other casualty, Tenant immediately shall notify Landlord.

               (i) If the cost of restoration as estimated by Landlord shall
amount to less than twenty-five percent (25%) of said replacement value of the
Building and insurance proceeds sufficient for restoration (including the amount
of any deductibles and coinsurance amounts collected by Landlord as Building
Operating Expenses) are available, then Landlord shall restore the Building and
the Premises to the extent that the improvements to the Premises were either
originally provided by Landlord or insured by Landlord, with reasonable
promptness, subject to Force Majeure delays and to delays in the making of
insurance adjustments, and Tenant shall have no right to terminate this Lease.

               (ii) If the Building is damaged by fire or any other cause to
such extent that the cost of restoration, as reasonably estimated by Landlord,
will equal or exceed twenty five percent (25%) of the replacement value of the
Building, or if insurance proceeds sufficient for full restoration (including
the amount of any deductibles and coinsurance amounts collected by Landlord as
Building Operating Expenses) are unavailable for any reason, then Landlord, no
later than the sixty (60) days following the date of the damage, shall give
Tenant a notice of election to either terminate this Lease or to restore the
Building to the extent that the improvements were either originally provided by
Landlord or insured by Landlord, in which case this Lease shall remain in full
force and effect.

               (iii) During the period of restoration of the Premises, the Rent
shall abate for the period during which the Premises are not suitable for
Tenant's business needs, but in no event longer than 365 days from the date of
the casualty.

               (iv) Notwithstanding subsections (i) and (ii) above, in the event
the Building is damaged such that it in Landlord's reasonable opinion it would
take more than three hundred and sixty-five (365) days from the date of such
damage to restore the Building, then either Landlord or Tenant may elect to
terminate this Lease in the manner provided herein. Landlord shall notify Tenant
no later than sixty (60) days following the date of the damage if Landlord
reasonably concludes the time to complete restoration of the Building will
exceed 365 days. Landlord may include in such notice that it desires to
terminate the Lease; provided, however, if the Landlord's notice does not
include a termination, Tenant may terminate the Lease, by giving written notice
to the Landlord within ten (10) days thereafter. In the event either party
elects to terminate the Lease, Tenant shall surrender possession of the Premises
within a reasonable time thereafter, and the Rent shall be apportioned as of the
date of Tenant's surrender and any Rent paid for any period beyond such date
shall be repaid to Tenant. If neither party elects to terminate the Lease as
provided in this subsection (iv), then Landlord shall restore the Premises as
described in subsection (ii) above. During the restoration period, Landlord
shall make available to Tenant as temporary space at fair market rental (as
defined in Exhibit Dl(b), any vacant space in the Development that is not
subject to the prior rights of any other tenant.

          (b) Business Interruption. No damages, compensation or claim shall be
payable by Landlord for inconvenience, loss of business or annoyance arising
from any repair or restoration of any portion of the Premises or the Building.
Landlord shall use commercially reasonable efforts to affect such repair
promptly.

          (c) Tenant Improvements - Alterations - Tenant's Personal Property.
Landlord will carry insurance on the Tenant Improvements constructed pursuant to
Exhibit C. Landlord shall not carry, and Tenant

                                      -13-

<PAGE>

shall be responsible for insurance coverage for any Alterations and Tenant's
Personal Property. Landlord shall not be obligated, and Tenant shall repair any
damage thereto or replace the same.

     17. Indemnification.

          (a) Tenant's Indemnification. Tenant shall indemnify, hold harmless
and defend Landlord from and against all liabilities, damages, obligations,
losses, claims, actions, costs, or expenses, including reasonable attorneys' and
other professional fees and costs, in conjunction with loss of life, personal
injury and/or property damage arising out of the occupancy or use by Tenant of
any part of the Premises or the Development, to the extent caused by the acts or
omissions of Tenant or its officers, partners, members, contractors, licensees,
agents, servants, or employees. The foregoing provisions shall not be construed
to make Tenant responsible for loss, damage, liability or expense resulting from
injuries to third parties caused by the negligence or willful misconduct of
Landlord, its officers, partners, members, contractors, licensees, agents,
servants, or employees or other tenants of the Building. Landlord shall not be
liable for any loss or damage to persons or property sustained by Tenant or
other persons, which may be caused by theft, or by any act or neglect of any
tenant or occupant of the Building or any other third parties as set forth
herein except as otherwise provided in Section 17(b) below.

          (b) Landlords' Indemnification. Landlord shall indemnify, hold
harmless and defend Tenant from and against all liabilities, damages,
obligations, losses, claims, actions, costs, or expenses, including reasonable
attorneys' and other professional fees, in conjunction with loss of life,
personal injury and/or property damage, to the extent caused by the acts or
omissions of Landlord or its officers, partners, members, contractors,
licensees, agents, servants, or employees. The foregoing provisions shall not be
construed to make Landlord responsible for loss, damage, liability or expense
resulting from injuries to third parties caused by the negligence or willful
misconduct of Tenant, its agents or employees or other tenants of the Building.

          (c) General Indemnity Provisions. The indemnities in Section 17(a) and
Section 17(b) above are intended to specifically cover actions brought by the
indemnifying party's own employees, and with respect to acts or omissions during
the term of this Lease shall survive termination or expiration of this Lease.
Such indemnities are specifically and expressly intended to constitute waivers
by the indemnifying party of its immunity, if any, under Washington's Industrial
Insurance Act, RCW Title 51, to the extent necessary to provide the other party
with a full and complete indemnity from claims made by the indemnifying party
and its employees, to the extent of their negligence. If losses, liabilities,
damages, liens, costs and expenses covered by either party's indemnity are
caused by the concurrent negligence of both Landlord and Tenant, their
employees, agents, invitees and licensees, then the indemnifying party shall
indemnify the other only to the extent of the indemnifying party's own
negligence or that of its officers, agents, employees, guests or invitees.

     18. Insurance.

          (a) Liability Insurance. Throughout the term of this Lease and any
renewal or extension hereof, Tenant at its own expense, shall keep and maintain
in full force and effect, a policy of commercial general liability insurance on
an occurrence form including a contractual liability endorsement covering
Tenant's obligations under Section 17, insuring Tenant's activities upon, in or
about the Premises, the Building or the Development against claims of bodily
injury or death or property damage or loss with a limit of not less than Two
Million Dollars ($2,000,000) combined single limit per occurrence and in the
aggregate (per policy year) which shall be primary and noncontributory. General
Aggregate shall apply on a per location basis. In addition, Tenant shall
maintain statutory workers' compensation insurance and employer's liability
insurance with statutory limits as required in the state and commercial
automobile liability insurance in a form providing coverage not less than the
standard commercial automobile liability ISO form CA 00 01 06 92 (or its
equivalent) covering all owned, non-owned, borrowed and hired automobiles in a
limit of no less than $1,000,000 per occurrence.

          (b) Property Insurance. Throughout the term of this Lease and any
renewal hereof, Tenant at its own expense, shall keep and maintain in full force
and effect what is commonly referred to as "all risk" coverage insurance or its
equivalent (but excluding earthquake and flood) on Tenant's Alterations and
Tenant's Personal Property, in an amount not less than the current 100%
replacement value thereof.

          (c) Insurance Policy Requirements. All insurance required under this
Section shall be with companies rated AX or better in Best's Insurance Guide. No
insurance policy required under this Section shall be canceled or reduced in
coverage and each insurance policy shall provide that it is not subject to
cancellation or a reduction in coverage except after forty-five (45) days prior
written notice to Landlord. Tenant shall deliver to Landlord prior to its entry
into the Premises, or the Commencement Date, whichever occurs first, and from
time to time thereafter, copies of policies of such insurance or certificates
evidencing the existence and amounts of same and naming Landlord and Landlord's
Mortgagee as an additional insureds thereunder. The limits of any required
insurance policy shall not limit the liability of Tenant under this Lease.

          (d) Waiver of Subrogation. Notwithstanding any other provision to the
contrary herein, Landlord and Tenant release each other, their agents and
employees from liability and waive all right of recovery against each other for
any loss from perils insured against under their respective policies for damages

                                      -14-

<PAGE>

caused by fire or other perils that are required to be covered by insurance
under this Lease, regardless of any fault or negligence. Each party shall use
reasonable efforts to cause its insurance carriers to consent to the foregoing
waiver of rights of subrogation against the other party and shall promptly
inform the other if its insurance company refuses to do so. Notwithstanding the
foregoing, no such release shall be effective unless and to the extent the
aforesaid insurance policy or policies expressly permit such release or contain
a waiver of the carrier's right to be subrogated.

          (e) Landlord's insurance. Landlord agrees to maintain such property
insurance on the Building which is required by Landlord's first mortgage lender
(which currently is carried at 100% replacement cost on a blanket basis with
Landlord's other properties), or if no such loan exists, such casualty insurance
and all-risk property damage insurance as is determined by Landlord as
appropriate to protect against casualty loss and property damage. Landlord shall
also obtain and keep in full force (a) a policy of commercial general liability
and property damage insurance, (b) loss of rent insurance, and (c) workers'
compensation insurance, all such insurance being in amounts and with
commercially reasonable deductibles. The cost of such insurance and any other
form of insurance carried by Landlord with respect to the Building or the
Development shall be included as either part of the Building Operating Expenses
or the Development Common Area Expenses.

     19. Advertising and Signs. Except for Tenant's right to install its company
name on the monument sign located at the entry of the 6000 Building, which
signage shall be at Tenant's sole cost and subject to prior written approval of
Landlord, Tenant shall not place on the exterior of the Premises or the
Building, or any exterior door or wall or the exterior or interior of any window
thereof, or any part of the interior of the Premises visible from the exterior
thereof, any sign or advertising matter and shall not place any decoration,
letter or other thing of any kind on the glass of any window or door of the
Premises, without the prior written consent of Landlord. With respect to any
sign or advertising matter or decoration approved by Landlord, Tenant at its
sole cost and expense shall maintain the same in good condition and repair at
all times. Landlord hereby reserves the exclusive right to use for any purpose
whatsoever the roof and exterior of the walls of the Premises or the Building.
Landlord reserves the right to temporarily remove Tenant's sign during any
period when Landlord repairs, restores, constructs or renovates the Premises or
Building. Landlord shall have the right to prohibit any advertising by Tenant
that, in Landlord's reasonable opinion, tends to impair the reputation of the
Building as a Class A office building. Upon the expiration or sooner termination
of this Lease, Tenant at Landlord's request shall remove all signs, advertising
matters or decorations at its sole cost and expense and repair any resulting
damage to the Premises and the 6000 Building entry monument.

     20. Insolvency and Liens.

          (a) Insolvency. If Tenant becomes insolvent, or voluntarily or
involuntarily bankrupt, or if a receiver, assignee or other liquidating officer
is appointed for the business of Tenant, and any of the foregoing is not
dismissed within sixty (60) days thereafter. Landlord at its option may
terminate this Lease and Tenant's right of possession under this Lease and in no
event shall this Lease or any rights or privileges hereunder be an asset of
Tenant in any bankruptcy, insolvency or reorganization proceeding. In the event
of an assumption or assignment by operation of law under the federal Bankruptcy
Code or any state bankruptcy or insolvency law and Landlord elects (or is
otherwise prevented from electing) not to terminate this Lease, the trustee in
assuming this Lease or any assignee thereof shall (a) remedy the Tenant's prior
default under this Lease, (b) be bound by and assume all of the terms and
conditions of this Lease, (c) provide adequate assurances of future performance
of all the terms, conditions and covenants of this Lease, which shall include
making the following express covenants to the Landlord; (1) there is sufficient
capital to pay all Rent due under the Lease for the entire Term, (2) assumption
of the Lease by any assignee will not cause Landlord to be in violation or
breach of any provision of any existing lease, finance agreement, or operating
agreement concerning or in the Development, and (3) such assumption or
assignment by the assignee will not substantially disrupt or impair any existing
tenant mix or development plans for the Building or Development.

          (b) Liens. Tenant shall not permit any Lien to be filed against the
Development or the Building by reason of obligations incurred by or on behalf of
Tenant. Tenant hereby indemnifies and holds Landlord harmless from any liability
from any such lien. If any Lien is filed against the Development, or the
Building by any person claiming by, through or under Tenant, Tenant shall upon
request of Landlord, at Tenant's expense, immediately furnish to Landlord a bond
in form and amount and issued by a surety reasonably satisfactory to Landlord,
indemnifying Landlord against all liability, costs and expenses, including
attorneys' fees, which Landlord may incur as a result thereof. Provided that
such bond has been furnished to Landlord, Tenant, at its sole cost and expense
and after written notice to Landlord, may contest, by appropriate proceedings
conducted in good faith and with due diligence, any lien, encumbrance or charge
against the Development or the Building rising from work done or materials
provided to and for Tenant, if, and only if, such proceedings suspend the
collection thereof from Landlord and neither the Development or the Building nor
any part thereof or interest therein is or will be in any danger of being sold,
forfeited or lost.

     21. Condemnation.

          (a) Entire Taking. If fifty-one percent (51%) or more of the Premises
is taken by eminent domain, this Lease shall automatically terminate as of the
date title vests in the condemning authority and all Rent and other payments
shall be paid to that date.

                                      -15-

<PAGE>

          (b) Partial Taking. In the event of a taking of fifty percent (50%) or
less of the Premises, or a portion of the Building or the Development Common
Areas not required for the reasonable use of the Premises, this Lease shall
continue in full force and effect, and to the extent applicable, Basic Rent
shall be equitably reduced based on the proportion by which the floor area of
the Premises is reduced, and Additional Rent shall be adjusted based on a
recalculation of the Building's Pro Rata Share. Rent adjustment shall be
effective as of the date title to such portion vests in the condemning
authority. In the event of a taking of a portion of the Building or the
Development Common Areas required for the reasonable use of the Premises, which
cannot be restored or reconstructed except as to materially alter the use of the
Premises, Landlord or Tenant may terminate this Lease by notifying the other of
such termination within sixty (60) days prior to the anticipated date of vesting
of title; and this Lease shall expire on the date vesting of title and the Rent
hereunder shall be apportioned as of such date.

          (c) Awards and Damages. Landlord reserves all rights to damages to the
Premises, the Building or the Development for any partial or entire taking by
eminent domain, and Tenant hereby assigns to Landlord any right Tenant may have
to such damages or award (except for Tenant's Personal Property and moving
expenses Tenant is entitled to as a separate award under state law), and Tenant
shall make no claim against Landlord or the condemning authority for damages for
termination of the leasehold interest. Tenant shall have the right, however, to
claim and recover from the condemning authority compensation for any loss to
which Tenant may be put but only to the extent that such loss is awarded
separately in the eminent domain proceedings and not out of or as part of
damages recoverable by Landlord.

     22. Default.

          (a) Cumulative Remedies. All rights and remedies of Landlord herein
enumerated shall be cumulative, and none shall exclude any other right or remedy
allowed by law. Notwithstanding the foregoing, Landlord hereby waives any
statutory lien rights Landlord may have as to Tenant's client files, records or
legal documents.

          (b) Tenant's Right to Cure. Tenant shall have a period of five (5)
days from the date of written notice from Landlord to Tenant within which to
cure any default in the payment of Rent, and other sums due hereunder. Tenant
shall have a period of thirty (30) days from the date of written notice from
Landlord to Tenant within which to cure any other default hereunder, but with
respect to any such default that cannot reasonably be cured within thirty (30)
days, the default shall not be deemed to be uncured if Tenant commences to cure
within a reasonable time not to exceed thirty (30) days and for so long as
Tenant is diligently prosecuting the cure thereof. Notwithstanding the foregoing
or anything else in this Lease to the contrary, Tenant shall have no cure period
with respect to its obligation to deliver a Letter of Credit in the form and
within the time period specified in Section 1(k).

          (c) Vacation and Abandonment. Vacation shall mean a prolonged absence
from the Premises. Abandonment shall mean an absence from the Premises of thirty
(30) consecutive days or more while Tenant is in default. Any vacation or
abandonment by Tenant shall be considered a default with no right to cure,
allowing Landlord to re-enter the Premises under this Section 22.

          (d) Landlord's Re-entry. Upon a default by Tenant and the expiration
of the applicable cure period without a cure being timely effected, Landlord,
besides other rights or remedies it may have, at its option, may terminate
Tenant's right to possession of the Premises without terminating this Lease and
may enter the Premises or any part thereof, either with or without process of
law, and expel, remove or put out Tenant or any other persons who may be
thereon, together with all personal property found therein and as agent of
Tenant, relet the Premises or any part thereof for such term or terms (which may
be for a term less than or extending beyond the term hereof), and at such rental
or rentals and upon such other terms and conditions as Landlord in its sole
discretion may deem advisable, with the right to repair, renovate, remodel,
redecorate, alter and change the Premises, Tenant remaining liable for any
deficiency computed as hereinafter set forth; or Landlord may terminate this
Lease and relet the Premises for the Tenant's account. In the case of any
termination or re-entry and/or disposition by summary proceedings or otherwise,
all Rent shall become due thereupon and be paid up to the time of such
termination, re-entry or dispossession together with such expenses as Landlord
may incur for attorneys' fees, advertising expense, brokerage fees and/or
putting the Premises in good order or preparing the same for re-rental, together
with interest thereon as provided in Section 22(f) hereof, accruing from the
date of any such expenditure by Landlord.

          (e) Reletting the Premises. At the option of Landlord, rents received
by Landlord from such reletting shall be applied first to the payment of any
indebtedness from Tenant to Landlord other than Rent; second, to the payment of
any costs and expenses of such reletting and including, but not limited to,
attorneys' fees, advertising fees and brokerage fees, and to the payment of any
repairs, renovations, remodeling, redecoration, alterations and changes in the
Premises; third, to the payment of Rent due and to become due hereunder, and, if
after so applying said rents there is any deficiency in the Rent to be paid by
Tenant under this Lease, Tenant shall pay any deficiency to Landlord monthly on
the dates specified herein and any payment made or suits brought to collect the
amount of the deficiency for any months shall not prejudice in any way the right
of Landlord to collect the deficiency for any subsequent month. Landlord shall
take reasonable steps to

                                      -16-

<PAGE>

relet the Premises as required by law and otherwise mitigate its damages. The
failure or refusal of Landlord to relet the Premises or any part or parts
thereof shall not release or affect Tenant's liability hereunder, nor shall
Landlord be liable for failure to relet, or in the event of reletting, for
failure to collect the rent thereof, and in no event shall Tenant be entitled to
receive any excess of net rents collected over sums payable by Tenant to
Landlord hereunder. No such re-entry or taking possession of the Premises shall
be construed as an election on Landlord's part to terminate this Lease unless a
written notice of such intention be given to Tenant. Notwithstanding any such
reletting without termination, Landlord may at any time thereafter elect to
terminate this Lease for such previous breach and default. Should Landlord at
any time terminate this Lease by reason of any default, in addition to any other
remedies it may have, it may recover from Tenant the present value of the amount
of Rent reserved by this Lease for the balance of the Term, as it may have
extended, over the then fair market rental value of the Premises for the same
period, plus all expenses, including court costs and attorneys' fees incurred by
Landlord in the collection of the same discounted to present value. If Landlord
elects to relet the Premises without terminating this Lease, then
notwithstanding any other provision of this Lease, Landlord agrees that Tenant
shall have no liability or obligations for any acts or omissions of any
successor tenant of the Premises, or any successor tenant's agents, employees,
contractors or invitees.

          (f) Right to Perform. If Tenant shall fail to pay any sum of money,
required to be paid by Tenant to a person or entity other than Landlord or shall
fail to perform any other act to be performed by Tenant hereunder, and such
failure shall continue for ten (10) days after notice thereof by Landlord for a
monetary default and thirty (30) days for a non-monetary default, Landlord may,
but shall not be obligated so to do, and without waiving or releasing Tenant
from any obligations of Tenant, make any such payment or perform any such other
act on Tenant's part to be made or performed as provided in this Lease.
Notwithstanding any other provision hereof, Landlord may undertake repairs in an
emergency or to prevent further damage to the Building or Premises without
delivery of notice and expiration of the cure period. Landlord shall have (in
addition to any other right or remedy of Landlord), the same rights and remedies
in the event of the nonpayment of sums due under this Section as in the case of
default by Tenant in the payment of Rent.

          (g) Late Payments. All Rent or other payments that have not been paid
within five (5) days of the due date shall bear interest from the date due at
twelve percent (12%) per annum or the maximum permitted by law whichever is
less. In addition to any interest that may be charged hereunder, if Tenant has
been late in any payment more than three (3) times in any twelve (12) month
period, then Landlord, at its option, may collect from Tenant a service charge
for the collection of any subsequent payment during that twelve (12) month
period which is not made within five (5) days of the due date in the amount
equal to two percent (2%) of the amount due.

          (h) Landlord Default. If Landlord breaches any covenant or obligation
of Landlord under this Lease in any manner and if Landlord fails to cure such
breach within thirty (30) days after receiving written notice from Tenant
specifying the violation, then Tenant may enforce any and all of its rights
and/or remedies provided under this Lease or by law in equity.

     23. Subordination to Mortgage. This Lease shall be subordinate to any
mortgage or deed of trust placed at any time on the Building or the Development
by Landlord and to any and all advances to be made thereunder and to interest
thereon and all modifications, renewals and replacements or extensions thereof
("Landlord's Mortgage"), but Tenant's rights under this Lease and Tenant's
possession of the Premises shall not be disturbed so long as Tenant performs all
its obligations under this Lease. At the request of the holder of a Landlord's
Mortgage (the "Holder"), Tenant agrees to execute the Holder's standard form of
subordination, attornment, and nondisturbance agreement (the "SNDA") acceptable
to, and Tenant's agreement to subordinate to any future Landlord's Mortgage is
conditioned upon the Holder's execution of such SNDA. Landlord and Tenant
acknowledge that the current Holder's form of SNDA is attached hereto as Exhibit
F. If the Holder wishes to have this Lease as a prior lien to the Landlord's
Mortgage, it shall be so deemed upon the Holder so notifying Tenant. Tenant in
any event shall not terminate this Lease on account of a foreclosure of
Landlord's Mortgage or exercise of power of sale under Landlord's Mortgage or
deed in lieu of foreclosure, and Tenant shall attorn to the transferee of the
Building or Development upon such foreclosure, exercise of power, sale or deed
in lieu of foreclosure upon the request of that transferee. Tenant shall
properly execute and deliver within ten (10) days of written notice any
documents Landlord or Holder may reasonably require to carry out the provisions
of this Section 23.

     24. Mortgagee Protection. Tenant agrees to give any Holder, by registered
mail, a copy of any notice of default served upon the Landlord, provided that
prior to such notice Tenant has been notified in writing (by way notice of
assignment of rents and leases, or otherwise) of the address of such Holder. If
Landlord shall have failed to cure such default within thirty (30) days the
Holder shall have an additional thirty (30) days within which to cure such
default or if such default cannot be cured within that time, then such
additional time as necessary to cure such default (including the time necessary
to foreclose or otherwise terminate its Encumbrance, if necessary to effect such
cure), and this Lease shall not be terminated so long as such remedies are being
diligently pursued.

     25. Holdover. Tenant is not authorized to hold over beyond the expiration
or earlier termination of the Term. If Landlord consents to a holdover and no
other agreement is reached between Tenant and Landlord

                                      -17-

<PAGE>

concerning the duration and terms of the Holdover, Tenant's holdover shall be a
month-to-month tenancy. During such tenancy, Tenant shall pay to Landlord One
Hundred Twenty-Five Percent (125%) of the rate of Basic Rent in effect on the
expiration or termination of the Term plus all Additional Rent and other sums
payable under this Lease, and shall be bound by all of the other covenants and
conditions specified in this Lease, so far as applicable. If Landlord does not
consent to the Tenant's remaining in possession, Landlord shall have all the
rights and remedies provided for by law and this Lease, including the right to
recover consequential damages suffered by Landlord in the event of Tenant's
wrongful refusal to relinquish possession of the Premises. The Basic Rent
applicable for the period that Tenant wrongfully remains in possession shall be
increased to twice the rate of Basic Rent in effect on the expiration or
termination of the Term.

     26. Agent. Skinner Development Company ("SDC") is the Managing General
Partner of Landlord. Landlord has appointed SDC as its agent in all matters
concerning this Lease, and the Tenant, until notified in writing to the
contrary, shall pay all rent and give any notices hereunder to SDC at the
address listed below. Tenant may rely upon the authority of SDC to bind
Landlord.

     27. Notices. All notices under this Lease shall be in writing and delivered
in person or sent by air courier or registered or certified mail, return receipt
requested, postage prepaid, to Landlord and to Tenant at the addresses listed
below, and to the holder of any first mortgage or deed of trust at such place as
such holder shall specify to Tenant in writing; or such other addresses as may
from time to time be designated by any such party in writing. Notices mailed as
aforesaid shall be deemed given upon the date of acceptance or rejection by the
receiving party.

     28. Costs and Attorneys' Fees. If Tenant or Landlord shall bring any action
arising out of this Lease, the losing party shall pay the prevailing party a
reasonable sum for attorneys' fees in such suit, at trial and on appeal, and
such attorneys' fees shall be deemed to have accrued on commencement of such
action.

     29. Estoppel Certificates. Tenant shall, from time to time, upon written
request of Landlord, execute, acknowledge and deliver to Landlord or its
designee a written statement stating to the extent accurate: (i) the date this
Lease was executed and the date it expires; (ii) the date the Term commenced and
the date Tenant accepted the Premises; (iii) the amount of Rent and date of
which such Rent has been paid (iv) to the best of Tenant's knowledge this Lease
is in full force and effect and has not been assigned, ratified, supplemented or
amended in any way (or specifying the date and terms of any agreement so
affecting this Lease); (v) this Lease represents the entire agreement between
the parties as to the Premises; (vi) all conditions under this Lease to be
performed by the Landlord have been satisfied, including, without limitation,
all co-tenancy requirements, if any; (vii) all required contributions by
Landlord to Tenant on account of Tenant's improvements have been received;
(viii) that as of the date of such request there are no existing claims,
defenses or offsets which the Tenant has against the enforcement of this Lease
by the Landlord; (ix) no Rent has been paid more than one month in advance; (x)
the amount of the security deposit held by Landlord; and (xi) any other
information or items reasonably requested by the holder of Landlord's Mortgage.
Landlord's Mortgagee currently requests the form attached hereto as Exhibit G.
It is intended that any such statement delivered pursuant to this Section 29 may
be relied upon by a prospective purchaser of Landlord's interest, a prospective
Holder, or assignee of any mortgage upon Landlord's interest in the Building. If
Tenant shall fail to respond within twenty (20) days of receipt by Tenant of a
written request by Landlord as herein provided, Tenant shall be deemed to have
given such certificate as above provided without modification and shall be
deemed to have admitted the accuracy of any information supplied by Landlord to
a prospective purchaser or mortgagee and to have certified that this Lease is in
full force and effect, that there are no uncured defaults in Landlord's
performance, that the security deposit is as stated in the Lease, and that not
more than one-month's Rent has been paid in advance.

     30. Limitation of Liability. Notwithstanding any other Lease provision, all
covenants, undertakings and agreements herein made on the part of Landlord are
made and intended not as personal covenants, undertakings and agreements for the
purpose of binding Landlord personally or the assets of Landlord except
Landlord's interest in the Development as described on Exhibit A-1 but are made
and intended for the purpose of binding only the Landlord's interest in the
Development described on Exhibit A-1, as the same may from time to time be
encumbered. No personal liability or personal responsibility is assumed by, nor
shall at any time be asserted or enforceable against Landlord or SDC as its
Managing General Partner, or their partners, shareholders, directors and
officers or their respective heirs, legal representatives, successors or assigns
on account of the Lease or on account of any covenant, undertaking or agreement
of Landlord in this Lease contained.

     31. Transfer of Landlord's interest. In the event of any transfer or
transfers of Landlord's interest in the Development, other than a transfer for
security purposes only, the transferee shall be deemed to have assumed the
obligations and liabilities of Landlord as of the date of such transfer and the
transferor shall be automatically relieved of any and all obligations and
liabilities on the part of Landlord accruing from and after the date of such
transfer and such transferee shall have no obligation or liability with respect
to any matter occurring or arising prior to the date of such transfer. Tenant
agrees to attorn to the transferee and the transferee shall assume and agree to
perform all obligations of Landlord to be performed from and after the date of
transfer.

                                      -18-

<PAGE>

     32. Nonwaiver. Waiver by Landlord or Tenant of any term, covenant or
condition herein contained or any breach thereof shall not be deemed to be a
waiver of such term, covenant, or condition or of any subsequent breach of the
same or any other term, covenant or condition herein contained. 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.

     33. Quiet Possession. Landlord warrants that so long as Tenant is not in
default under this Lease beyond any applicable cure period, Tenant's quiet
possession of the Premises shall not be disturbed by Landlord or others claiming
through Landlord.

     34. Letter of Credit/Security Deposit.

          (a) Letter of Credit. As security for the full and faithful
performance of every covenant and condition of this Lease to be performed by
Tenant, Tenant shall provide to Landlord the Letter of Credit specified in
Section 1(k). Upon the conclusion of the thirty-sixth (36th) month of the Term,
provided that there is no uncured default by Tenant in effect, the original
Letter of Credit shall be amended to reduce its amount to Five Hundred Thousand
and No/100 Dollars ($500,000.00). Upon the conclusion of the sixtieth (60th)
month of the Term, provided that there is no uncured default by Tenant in
effect, the original Letter of Credit shall be reduced to Zero Dollars ($0.00)
and shall be terminated. Landlord may draw on the Letter of Credit, in an amount
reasonably estimated by Landlord to cover the amount necessary to cure the
default, including without limitation, reasonable attorneys' fees and costs, at
Landlord's election, without advance notice to Tenant at any time or from time
to time in the event that (i) Tenant shall default beyond any applicable cure
period with respect to any covenant or condition of this Lease, (ii) Tenant, or
anyone in possession of the Premises through Tenant, holds over after the
expiration or earlier termination of this Lease, (iii) Landlord is given notice
by the issuer of the Letter of Credit that it is terminating the Letter of
Credit, (iv) the Letter of Credit expires on a specified date by its terms and
is not renewed or replaced at least sixty (60) days in advance of its expiration
date; or (v) to the extent permitted by law, in the event any bankruptcy,
insolvency, reorganization or any other debtor creditor proceeding is instituted
by or against Tenant. Landlord may apply any sum drawn on the Letter of Credit
to amounts owing to Landlord under this Lease in such order and priority as
Landlord elects in its absolute discretion. Tenant shall, within fifteen (15)
days after Landlord's demand, restore the amount of the Letter of Credit drawn
so that the Letter of Credit is restored to the original amount of the Letter of
Credit. If Tenant does not restore the Letter of Credit to its original amount
within the required time period, such non-restoration shall be considered a
default by Tenant for which no cure period shall be allowed. Additionally,
Landlord's draw and application of all or any portion of the proceeds of the
Letter of Credit shall not impair any other rights or remedies provided under
this Lease or under applicable law and shall not be construed as a payment of
liquidated damages. If Tenant shall have fully complied with all of the
covenants and conditions of this Lease, the Letter of Credit shall be returned
to Tenant or, if Landlord has drawn on the Letter of Credit, the remaining
proceeds of the Letter of Credit which are in excess of sums due the Landlord
shall be repaid to Tenant, without interest, within thirty (30) days after the
expiration or termination of the Term and delivery of possession of the Leased
Premises to Landlord in accordance with this Lease. On any request by Landlord
made during the Term, Tenant shall cooperate in accomplishing any reasonable
modification of the Letter of Credit requested by Landlord. If the Letter of
Credit should be lost, mutilated, stolen or destroyed, Tenant shall cooperate in
obtaining the issuance of a replacement.

          (b) Security Deposit. As additional security for the full and faithful
performance of every covenant and condition of this Lease to be performed by
Tenant, Tenant has provided to Landlord the Security Deposit specified in
Section 1, receipt of which is hereby acknowledged. If Tenant shall default
beyond any applicable cure period with respect to any covenant or condition of
this Lease, including but not limited to the payment of Rent, then Landlord may
apply all or any part of the Security Deposit to the payment of any sum in
default or any sum which Landlord may be required to spend or incur by reason of
Tenant's default or any other sum which Landlord may in its reasonable
discretion deem necessary to spend or incur by reason of Tenant's default. In
such event, Tenant within five (5) business days of written demand therefore by
Landlord shall deposit with Landlord the amount so applied. In the event that
there is no uncured default by Tenant in effect upon the twenty-fourth (24th)
month of the Term, One Hundred Ninety-Nine Thousand Nine and 18/100 Dollars
($199,009.18) of the Security Deposit shall be applied and credited to Tenant as
the Basic Rent for the twenty-fourth (24th) month of the Term, leaving a
Security Deposit of Two Hundred Thirty-Nine Thousand One Hundred Thirty-Five and
21/100 Dollars ($239,135.21) until the expiration or sooner termination of the
Lease. If Tenant is in default on the expiration or sooner termination of this
Lease, Landlord shall refund to Tenant the amount of the Security Deposit in
excess of the amount reasonably required to cure such default. In the event of
Tenant's default, Landlord's rights to retain the Security Deposit shall be
deemed to be in addition to any and all other rights and remedies at law or in
equity available to Landlord for Tenant's default under this Lease.

          (c) Return of Letter of Credit/Security Deposit. If Tenant is not in
default at the expiration or termination of this Lease, Landlord shall return to
Tenant the remaining Security Deposit, without interest, and Letter of Credit to
Tenant within twenty (20) business days after the expiration or termination of
the Lease.

                                      -19-

<PAGE>

     35. General.

          (a) Headings. Titles to Sections of this Lease are not a part of this
Lease and shall have no effect upon the construction or interpretation of any
part hereof.

          (b) Heirs and Assigns. All of the covenants, agreements, terms and
conditions contained in this Lease shall inure to and be binding upon Landlord
and Tenant and their respective heirs executors, administrators, successors and
assigns.

          (c) No Brokers. Except for Colliers International, Tenant represents
and warrants to Landlord that it has not engaged any broker, finder or other
person who would be entitled to any commission or fees from Landlord in respect
of the negotiation, execution or delivery of this Lease and shall indemnify and
hold harmless Landlord against any loss, cost, liability or expense incurred by
Landlord as a result of any claim asserted by any such broker, finder or other
person on the basis of any arrangements or agreements made or alleged to have
been made by or on behalf of Tenant. The provision of this paragraph shall not
apply to brokers with whom Landlord has an express written brokerage agreement.

          (d) Identification of Tenant. If more than one person executes this
Lease as Tenant, (i) each of them is jointly and severally liable for the
keeping, observing and performance of all of the terms, covenants, conditions,
provisions and agreements of this Lease to be kept, observed and performed by
Tenant, and (ii) the term "Tenant" as used in this Lease shall mean and include
each of them jointly and severally. The act of or notice from, or notice of
refund to, or the signature of any one or more of them, with respect to the
tenancy of this Lease, including, but not limited to any renewal, extension,
expiration, termination or modification of this Lease, shall be binding upon
each and all of the persons executing this Lease as Tenant with the same force
and effect as if each and all of them had so acted or so given or received such
notice or refund or so signed.

          (e) Entire Agreement. This Lease contains all covenants and agreements
between Landlord and Tenant relating in any manner to the leasing, use and
occupancy of the Premises and Tenant's use of the Building and other matters set
forth in this Lease, except for any parking, storage, lease take-over, or marina
agreements which may be separately executed by the parties. No prior agreements
or understanding pertaining to the same shall be valid or of any force or effect
and the covenants and agreements of this Lease shall not be altered, modified or
added to except in writing signed by Landlord and Tenant.

          (f) Severability. Any provision of this Lease that shall prove to be
invalid, void or illegal shall in no way affect, impair or invalidate any other
provision hereof and the remaining provisions hereof shall nevertheless remain
in full force and effect.

          (g) Force Majeure. Time periods for Landlord's performance under any
provisions of this Lease shall be extended for periods of time during which
Landlord's performance is prevented due to circumstances beyond Landlord's
control, including without limitation, terrorist attacks, strikes, embargoes,
shortages of labor or materials, governmental regulations, acts of God, war or
other strife.

          (h) Changes to Building. Landlord shall have the right, from time to
time, without thereby creating an actual or constructive eviction or incurring
any liability to Tenant, to change the arrangement or location of the Building
Common Areas or the Development Common Areas or any part thereof, including,
without limitation, entrances, passageways, doors and doorways, corridors,
stairs, toilets, and other similar public service areas, provided that no such
changes shall materially interfere with Tenant's business operations in the
Premises. Nevertheless, in no event shall Landlord change the arrangement or
location of the elevators serving the Premises, make any other change which
alters the character of the Building from a Class A building. Landlord may
change the name of the Building at any time.

          (i) Building Directory. Landlord shall maintain in the Lobby of the
Building at Landlord's sole cost and expense, a directory which shall include
the name of Tenant and any other names reasonably requested by Tenant in
proportion to the number of listings given to comparable tenants of the
Building.

          (j) Governing Law. This Lease shall be governed by and construed in
accordance with the laws of the State of Washington.

          (k) Authority. Tenant shall, concurrently with execution of this
Lease, deliver to Landlord a certified copy of a resolution of the executive
committee or other governing authority of Tenant authorizing or ratifying the
execution of this Lease and granting or confirming the authority of the person
executing this Lease on behalf of Tenant or provide other evidence of such
authority reasonably satisfactory to Landlord. Landlord represents and warrants
that it has full right, power, and authority to enter into this Lease. Landlord
represents and warrants that it has full right, power and authority to enter
into this Lease and that SDC is authorized to execute this Lease as its Managing
General Partner.

          (l) Notice Addresses. All notices given under this Lease shall be sent
to the addresses set forth on the signature page of this Lease, or to such other
address as either party from time to time may provide the other in writing.

                                      -20-

<PAGE>

          (m) Recordation. Tenant shall not record or file this Lease or any
assignment or security document pertaining to this Lease on or with respect to
any or all part of Tenant's interest therein without the prior written consent
of Landlord, which consent may be subject to conditions as Landlord shall deem
appropriate and which may be withheld in Landlord's sole discretion. Upon
request of Landlord, however, Tenant shall execute a memorandum or "short form"
of this Lease for the purpose of recordation in a form customarily used for such
purpose. Such memorandum or short form of this Lease shall describe the parties,
the Premises and the term hereof and may, at the Landlord's option, incorporate
this Lease by reference.

          (n) Time is of the Essence. Time is of the essence as to the dates
and timeframes set forth in this Lease.

IN WITNESS WHEREOF, the Landlord and the Tenant have signed their name and
affixed their seals the day and year first above written.

TENANT:                                 LANDLORD:

CLEARWIRE CORPORATION, a Delaware       CARILLON PROPERTIES, a Washington
corporation                             general partnership

By: /s/ Perry Satterlee                 By: SKINNER DEVELOPMENT COMPANY, a
    ---------------------------------       Washington corporation, its Managing
Name: PERRY SATTERLEE                       General Partner
Its: CO-PRESIDENT & CO-CEO

                                        By: /s/ Barbara Leland
                                            ------------------------------------
                                        Name: Barbara Leland
                                        Its: Vice President and General Manager

Address:                                Address:

Clearwire Corporation                   c/o Skinner Development Company
Attn: Clearwire Commercial Real Estate  3240 Carillon Point
4400 Carillon Point                     Kirkland, WA 98033
Kirkland, WA 98033
Telephone: 425-216-7600
Facsimile: 425-216-7900

With a copy to:

Clearwire Corporation
Attn: Legal Department
4400 Carillon Point
Kirkland, WA 98033
Telephone: 425-216-7600

                                    Exhibits

Exhibit A-l   Legal and Development Description
Exhibit A-2   Site Layout
Exhibit B     Premises Floor Plan
Exhibit C     Tenant Improvements
Exhibit D     Additional Provisions
Exhibit E     Parking Agreement
Exhibit F     Subordination, Non Disturbance and Attornment Agreement
Exhibit G     Landlord's Mortgagee's form of Tenant Estoppel Certificate

                                      -21-

<PAGE>

                                     NOTARY

                              CLEARWIRE CORPORATION

STATE OF WASHINGTON   )
                      ) ss.
COUNTY OF KNG         )

     On this 12th day of October, 2006, before me, a Notary Public in and for
the State of Washington, personally appeared Perry Satterlee, personally known
to me (or proved to me on the basis of satisfactory evidence) to be the person
who executed this instrument, on oath stated that he was authorized to execute
the instrument, and acknowledged it as the Co-President & Co-CEO of Clearwire
Corporation, a Delaware corporation, to be the free and voluntary act and deed
of said corporation for the uses and purposes mentioned in the instrument.

     IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year first above written.

                                        /s/ Lori J. Hawk
                                        ----------------------------------------
                                        Signature of Notary Public

                                        LORI J. HAWK
                                        ----------------------------------------
                                        (Print Name)

(STAMP)                                 NOTARY PUBLIC in and for the State
                                        of Washington, residing at LYNNWOOD
                                        My appointment expires 12-22-08

                               CARILLON PROPERTIES

STATE OF WASHINGTON   )
                      ) ss.
COUNTY OF KING        )

     On this 12th day of October, 2006, before me, a Notary Public in and for
the State of Washington, personally appeared Barbara Leland, personally known to
me (or proved to me on the basis of satisfactory evidence) to be the person who
executed this instrument, on oath stated that she was authorized to execute the
instrument, and acknowledged it as Vice President & General Manager of Skinner
Development Company, the Managing General Partner of Carillon Properties, to be
the free and voluntary act and deed of said corporation for the uses and
purposes mentioned in the instrument.

     IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year first above written.

                                        /s/ Susan M. Gemmill
                                        ----------------------------------------
                                        Signature of Notary Public

                                        Susan M. Gemmill
                                        ----------------------------------------
                                        (Print Name)

                                        NOTARY PUBLIC in and for the State
                                        of Washington, residing at ILLEGIBLE
                                        My appointment expires 2.27.07

(SEAL)                                  Type of Document: Office Lease Agreement
                                        Document Date: 10.12.06
                                        Number of Pages: 43

                                      -22-

<PAGE>

                                   EXHIBIT A-1

              LEGAL AND DEVELOPMENT DESCRIPTION FOR LEASE AGREEMENT
                    BETWEEN CARILLON PROPERTIES ("LANDLORD")
                      AND CLEARWIRE CORPORATION ("TENANT")

                           DESCRIPTION OF DEVELOPMENT

The Development is a mixed-use project to consist of buildings and uses up to
the following sizes: a 100-room hotel; 20,000 square feet of retail space;
20,000 square feet of restaurant space; 430,000 square feet of Class A office
building space; a 200-slip marina; and Development Common Areas. The real
property is legally described on Exhibit A-1 and the Development, the
Development Common Areas and the Building are shown on Exhibit A-2.

                                LEGAL DESCRIPTION

THAT PORTION OF GOVERNMENT LOTS 1 AND 2 IN THE NORTHWEST 1/4 OF SECTION 17,
TOWNSHIP 25 NORTH, RANGE 5 EAST W.M.;

TOGETHER WITH BLOCKS "F" AND "G" OF THE SECOND SUPPLEMENTAL PLAT OF LAKE
WASHINGTON SHORELANDS:

AND TOGETHER WITH SECOND CLASS SHORELANDS AS CONVEYED BY THE STATE OF
WASHINGTON, SITUATE IN FRONT OF, ADJACENT TO, OR ABUTTING THEREON, DESCRIBED AS
FOLLOWS:

BEGINNING AT THE MEANDER CORNER ON THE NORTH LINE OF SAID SECTION, SAID CORNER
BEING A BRASS CAP MONUMENT;

THENCE SOUTH 88 36'25" EAST (BEARING REFER TO THE K.C.A.S. MERIDIAN), ALONG THE
NORTH LINE OF SAID SECTION, 48.76 FEET;

THENCE SOUTH 01 23'35" WEST 842.60 FEET TO THE INTERSECTION OF THE SOUTH LINE OF
THE NORTH 842.60 FEET OF SAID GOVERNMENT LOT 1 WITH THE WESTERLY RIGHT-OF-WAY
LINE OF LAKE WASHINGTON BLVD, NORTHEAST (SR 908) AND THE TRUE POINT OF
BEGINNING;

THENCE NORTH 88 36'25" WEST, ALONG SAID SOUTH LINE, 562.00 FEET TO THE INNER
HARBOR LINE AS DEFINED BY THE STATE OF WASHINGTON IN 1920 AND 1921;

THENCE SOUTH 01 09'29" WEST, ALONG SAID INNER HARBOR LINE, 1531.93 FEET;

THENCE CONTINUE ALONG SAID INNER HARBOR LINE SOUTH 13 degrees 10'38" EAST 84.06
FEET TO THE INTERSECTION OF A LINE THAT IS PARALLEL WITH THE NORTH LINE OF THE
SOUTH 1/2 OF THE SOUTH 1/2 OF SAID GOVERNMENT LOT 2 EXTENDED WESTERLY IS 75.00
FEET SOUTH OF THE INTERSECTION OF SAID NORTH LINE WITH SAID WESTERLY
RIGHT-OF-WAY LINE OF LAKE WASHINGTON BLVD. NORTHEAST (SR 908) AS MEASURED ALONG
SAID RIGHT-OF-WAY LINE;

THENCE SOUTH 88 51 '33" EAST, ALONG SAID LINE, 889.31 FEET TO THE WESTERLY
RIGHT-OF-WAY LINE OF SAID LAKE WASHINGTON BLVD. NORTHEAST (SR 908);

THENCE NORTH 03 09'13" WEST, ALONG SAID WESTERLY RIGHT-OF-WAY LINE, 462.20 FEET;

THENCE CONTINUE ALONG SAID RIGHT-OF-WAY LINE NORTH 86 degrees 50'47" EAST 10.40
FEET;

THENCE CONTINUE ALONG SAID WESTERLY RIGHT-OF-WAY LINE NORTH 03 09' 13" WEST
313.01 FEET;

THENCE CONTINUE ALONG SAID WESTERLY RIGHT-OF-WAY LINE ON A TANGENT CURVE TO THE
LEFT IN A NORTHWESTERLY DIRECTION, HAVING A RADIUS OF 542.96 FEET, THROUGH A
CENTRAL ANGLE OF 32 42'07" AN ARC DISTANCE OF 309.90 FEET;

THENCE CONTINUE ALONG THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF SAID LAKE
WASHINGTON BLVD. NORTHEAST (SR 908) NORTH 35 degrees 51'20" WEST 67.87 FEET;

THENCE CONTINUE ALONG SAID RIGHT-OF-WAY LINE ON A TANGENT CURVE TO THE RIGHT IN
A NORTHWESTERLY AND NORTHERLY DIRECTION, HAVING A RADIUS OF 602.96 FEET, THROUGH
A CENTRAL ANGLE OF 27 42' 10" AN ARC DISTANCE OF 291.53 FEET;

THENCE CONTINUE ALONG SAID WESTERLY RIGHT-OF-WAY LINE NORTH 08 09'11" WEST
234.43 FEET TO THE TRUE POINT OF BEGINNING;

EXCEPT THAT PORTION HEREOF LYING NORTH OF THE SOUTH LINE OF THE NORTH 1,076.80
FEET OF SAID GOVERNMENT LOT 1 AND ITS WESTERLY PROLONGATION;

AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF KIRKLAND FOR ROAD
PROPOSES BY DEED RECORDED UNDER RECORDING NO. 8907281497;

SITUATED IN THE CITY OF KIRKLAND, COUNTY OF KING, STATE OF WASHINGTON.

/s/ Illegible                           /s/ Illegible
-------------------------------------   ----------------------------------------
Landlord's Initials                     Tenant's Initials

                                      -23-

<PAGE>

                                   EXHIBIT A-2

                         SITE LAYOUT FOR LEASE AGREEMENT
                    BETWEEN CARILLON PROPERTIES ("LANDLORD")
                       AND CLEARWIRE CORPORATION("TENANT")

The building referenced herein as the 6100 Building is instead the 6000
Building.

                                    SITE PLAN

                                   (SITE PLAN)

/s/ Illegible                           /s/ Illegible
-------------------------------------   ----------------------------------------
Landlord's Initials                     Tenant's Initials

                                      -24-

<PAGE>

                                    EXHIBIT B

                     FLOOR PLAN FOR LEASE AGREEMENT BETWEEN
                        CARILLON PROPERTIES ("LANDLORD")
                       AND CLEARWIRE CORPORATION ("TENANT")

                                PREMISES LOCATION

4000 PREMISES - 47,153 RSF / 41,370 USF

<TABLE>
<CAPTION>
        2nd Floor                  3rd Floor                  4th Floor
-----------------------    ------------------------   ------------------------
<S>                        <C>                        <C>
Approximately 5,075 RSF    Approximately 21,039 RSF   Approximately 21,039 RSF
Approximately 4,476 USF    Approximately 18,447 USF   Approximately 18,447 USF
</TABLE>

6000 PREMISES - 21,356 RSF / 18,785 USF

<TABLE>
<CAPTION>
        1st Floor                 2nd Floor
------------------------   ------------------------
<S>                        <C>
Approximately 10,678 RSF   Approximately 10,678 RSF
Approximately 9,393 USF    Approximately 9,392 USF
</TABLE>

                                   FLOOR PLAN

Tenant hereby acknowledges and agrees that Tenant has not had an adequate
opportunity to measure the Premises and to verify the figures set forth in this
Lease for Rentable Square Feet and Usable Square Feet, using whatever methods,
means, devices and/or personnel Tenant might have desired. Except as provided in
paragraph 1 (b), Landlord and Tenant hereby agree to be bound by such figures
under the terms of this Lease, notwithstanding the fact that measuring the
Premises using different methods, means, devices, and/or personnel might yield
different results.

                     (Area represents approximate Premises)

                                  (FLOOR PLAN)

                                      -25-

<PAGE>

                                  (FLOOR PLAN)

/s/ Illegible                           /s/ Illegible
-------------------------------------   ----------------------------------------
Landlord's initials                     Tenant's Initials

                                      -26-

<PAGE>

                                    EXHIBIT C

                     TENANT IMPROVEMENTS FOR LEASE AGREEMENT
                    BETWEEN CARILLON PROPERTIES ("LANDLORD")
                      AND CLEARWIRE CORPORATION ("TENANT")

1.   BUILDING SHELL & CORE IMPROVEMENTS PROVIDED BY LANDLORD AS OF THE
     COMMENCEMENT DATE

     Landlord has constructed and will provide the following Building Shell &
     Core Improvements:

     A.   STRUCTURE: Completed structural and architectural systems consisting
          of structural steel frame and metal deck/concrete floors with brick
          and aluminum window systems enclosure.

          1)   FLOOR LOADS. Floor load capacity is 80 lb. live plus 20 lb.
               partition as approved by Landlord's structural engineer.

          2)   CEILING HEIGHTS.

               4000 Building. Typical floor to floor structure height is 12'-4".
               Design ceiling heights are 8'-9".

               6000 Building. Typical floor to floor structure height is 8'6" on
               both floors.

          3)   CEILING. Suspended 2' x 2' acoustical ceiling grid and tiles are
               installed.

          4)   WINDOW TREATMENT. One inch vertical blinds at exterior windows
               are provided.

     B.   BUILDING SHELL & CORE AREAS:

          1)   LOBBIES. Main entry and elevator lobbies are complete and include
               the following finishes: vaulted plaster ceilings, cove ceiling
               lighting, automatic fire doors, bronze elevator fronts, fabric
               wall covering and carpet.

          2)   TOILET ROOMS. Core toilet rooms are complete and include the
               following finishes: ceramic tile floors and wainscot, painted
               gypsum wallboard ceilings, stone counters, prefinished metal
               toilet partitions, plumbing fixtures and toilet accessories.

          3)   CORE AND PERIMETER WALLS. Core walls and doors are installed and
               finished. Metal studs and insulation are provided over exterior
               structure at perimeter and sill walls.

     C.   SIGNAGE: Building shell signage includes core area identification
          signage, required life safety signage, main entry lobby tenant
          directory and Landlord will provide to Tenant, at Landlord's cost and
          expense, building standard tenant suite signage.

     D.   ELEVATORS:

          4000 Building. Building 3000 and Building 4000 each have a Fujitec
          4000 pound capacity freight elevator, with a cab size that measures
          6'6" x 6'6" x 8'9" with a door opening width that measures 3'6". The
          balance of the elevators in the Development are Fujitec 3,000 pound
          capacity, traction/geared elevators with a cab size that measures
          4'-8" X 6'-8" X 8'-6" with a door opening width that measures 3'-6".
          Elevator door and frame finish is bronze #4 Muntz.

          6000 Building. Both elevators in the 6000 Building are
          hydro-mechanical "Dover" elevators. Elevator No. 1 (passenger car) has
          a weight limit of 3,000 lbs. and the interior of the car measures 4'6"
          depth, 6'6" width and 7'3" height. Elevator No. 2 (freight car) has a
          weight limit of 8,000 lbs. and the interior of the car measures 9'
          depth, 6' width, 9'6" height. The freight car also opens to the
          loading dock at the south end of the 6000 Building.

     E.   MECHANICAL/HVAC SYSTEM:

          4000 Building. The Building HVAC system is a Variable Air Volume
          System fed from individual, self contained, water cooled air
          conditioning units. Each VAV zone is controlled by its own thermostat.
          All air handling units are equipped with an outside air economizer
          cycle to maximize fresh air intake. Each floor in a Building is fed
          from a separate air handling unit with the exception of the first and
          second floor in Buildings 3000, 4000, and 5,000 which share a single
          unit for both

                                      -27-

<PAGE>

          floors. Additional cooling may be available in the form of hydronic
          heat pumps connected to a Building condenser water loop.

          6000 Building. The 6000 Building HVAC system's water source heat pump
          connected to the Building's condenser water loop. Constant volume
          fresh air is supplied by a heating/ventilating unit. Each individual
          heat pump is controlled by its own thermostat. Additional cooling may
          be available in the form of adding more water source heat pumps
          connected to the Building's condenser water loop.

               Cooling tower capacity for each Building in nominal tons of
          cooling on a design day (90 degrees) is as follows:

          Building 1000 - 272 tons
          Building 2000 - 211 tons
          Building 3000 - 500 tons
          Building 4000 - 311 tons
          Building 5000 - 350 tons
          Building 6000 - 210 tons

          Each of the self contained HVAC units is fitted with a hot water
          heating coil served by a gas fired boiler. These heating coils
          maintain night time minimum temperatures and provide morning warm-up
          service. Additional heating loads are handled by electrical fan
          powered terminals included in perimeter VAV zone boxes.

          The Building HVAC system is controlled by a Direct Digital Controlled
          energy management system which includes remote monitoring and
          diagnostic capabilities.

          Terminal units are installed and connected; thermostats provided at
          VAV box.

     F.   PLUMBING: Building plumbing includes all waste, water and fixtures for
          main lobby and core area floor toilet rooms. Waste and water
          connection stubs are also provided at core areas.

     G.   FIRE SPRINKLER AND LIFE SAFETY SYSTEM: Building fire sprinklers are
          installed on a light hazard basis in conformance with the NFPA Section
          13 with one pendent head for each 190 s.f.. Smoke detectors and
          evacuation horns are located in elevators and at lobbies and
          corridors.

     H.   SECURITY SYSTEM: An access control card reader system is provided at
          the main entry lobby doors and in each elevator cab. The access
          control system can be programmed to provide limited access to each
          tenant floor. Card reader access is also provided at assigned building
          parking structures.

     I.   ELECTRICAL: An electrical room is located on Tenant's floor and is
          provided with a 480/277 volt electrical panel with 42 available
          circuits and a 120/208 volt panel also containing 42 available
          circuits. Both a 277 volt lighting grid and a 120/208 outlet power
          grid are installed on Tenant's floor.

          HVAC VAV/Zone distribution and heating terminals are circuited and
          connected.

     J.   TELEPHONE: Telephone trunk line service for the Building is provided
          to the main telephone room located on Level One. A telephone equipment
          backboard is installed at each electrical room tenant floors, and
          conduit sleeves are provided for telephone riser cables. Telephone
          risers shall be provided by telephone company serving Tenant.

     K.   EXISTING IMPROVEMENTS: All existing improvements in the Premises
          beyond those Building Shell & Core Improvements specifically
          identified above, are defined as "Existing Improvements". The Existing
          Improvements are a part of the Premises and the cost to demolish such
          Existing Improvements, to the extent applicable, will be included in
          the Initial Tenant Improvement Work as provided in Section 3 below.

2.   TENANT IMPROVEMENTS PROVIDED BY LANDLORD

     Landlord agrees to provide Tenant with a tenant improvement allowance
     package consisting of a Cash Allowance and a Plan Allowance (collectively,
     the "Tenant Improvement Allowance") as follows:

          PLAN ALLOWANCE: Landlord shall provide $0.15 per useable square foot
          of the Entire Premises ($9,023.25), as specified in Exhibit B, to be
          used solely for developing Tenant Plans.

          CASH ALLOWANCE: For the 4000 Premises, Landlord shall provide $24.00
          per useable square foot of the Premises ($992,880.00) and $30.00 per
          useable square foot of the 6000 Premises ($563,550.00),

                                      -28-

<PAGE>

          as specified in Exhibit B, to be used solely toward the construction
          of those Tenant's Improvements detailed in the Tenant's Plan, as such
          terms are defined below.

     All Tenant Improvements shall be consistent with Building Standard Items,
     as defined in the Lease, and shall be mutually agreed upon by Tenant and
     Landlord in the manner described in this Exhibit C. In the event the cost
     of developing the Tenant Plans or constructing the Tenant Improvements does
     not utilize the applicable portion of the Tenant Improvement Allowance, the
     balance shall be retained by Landlord. All costs and fees to complete the
     Tenant Plans over and above the Plan Allowance shall be the sole
     responsibility of Tenant. Tenant shall have the right to apply the Cash
     Allowance as described above towards costs associated with any portion of
     the 4000 or 6000 Premises. In the event the cost of constructing the Tenant
     Improvements exceeds the Tenant Improvement Allowance, the excess cost
     shall be the sole responsibility of Tenant. Tenant's Wires, as defined in
     Section 13 of the Lease, and Tenant's Personal Property, shall be installed
     by Tenant at Tenant's sole cost and expense.

3.   INITIAL TENANT IMPROVEMENT WORK

     The cost of any and all permits or changes, relocations or other
     modifications to the Building Shell & Core Improvements or the Existing
     Improvements, and all excise tax and sales tax applicable to the same,
     incurred by Landlord prior to constructing the Tenant Improvements shall be
     paid for from the Cash Allowance portion of the Tenant Improvement
     Allowance, and the balance, if any, at Tenant's sole cost and expense,
     except at the election of Tenant, Landlord at its sole cost and expense
     shall demolish the existing improvements in Building 6000. If Tenant elects
     to have Landlord demolish the improvements, the Building 6000 shall be
     delivered to Tenant in the condition as described in Cl above including the
     building standard ceiling grid tiles, lighting fixtures, electrical runs to
     the Premises and HVAC sufficient to handle heating and cooling requirements
     on the floor per the terms of this Lease.

     No later than thirty (30) days after the Commencement Date, Tenant may
     elect to have Landlord remove the raised floors in Building 6000 and
     install new flooring with the result that floor structure height in
     Building 6000 will be commensurate with that of Building 4000. Upon receipt
     of Tenant's timely notice of such election, Landlord shall complete the
     removal and conversion of the floor structure height no later than thirty
     (30) days after the date of receipt of Tenant's notice. Landlord shall
     provide Tenant with the specifications for the raised floor and its load
     factor.

4.   DESIGN OF TENANT IMPROVEMENTS

     Tenant may employ Landlord's office planner/architect to prepare Tenant
     Plans, unless Tenant wishes to retain the services of another qualified
     office planner/architect, which shall be reasonably approved by Landlord
     (the "Architect"). The Architect shall prepare all of the architectural and
     design documents, including without limitation: the Basic Space Plan and
     the Final Construction Documents as described below (collectively the
     "Tenant Plans"), necessary to construct the Tenant Improvements. All of the
     Tenant Plans shall be approved by Landlord, pursuant to subsection F.
     below. Landlord shall make available to the Architect current drawings of
     the Building Shell & Core Improvements, and any revisions thereto, and
     shall confer with the Architect as reasonably requested. The Architect
     shall determine that the work shown on the Tenant Plans is compatible with
     the Building Shell & Core Improvements. In the event the Tenant Plans
     require a modification to the Building Shell & Core Improvements or require
     Tenant to utilize a Building system beyond the capacity allocated by
     Landlord to the Premises, such modifications must be specifically included
     in the Tenant Plans and are subject to the approval of Landlord pursuant to
     subsection F. below.

     On or before the dates indicated below, Tenant shall supply Landlord with
     one reproducible copy and one black line print of the following:

     A.   BASIC SPACE PLAN:

          A Basic Space Plan which shall consist of an architectural floor plan
          which show partition layout, quantities and locations of doors and
          relites and identify each office, room or area with a specific
          function. The Basic Space Plan must also clearly identify and locate
          equipment requiring plumbing, mechanical or electrical service areas
          subject to above normal loads, special openings in the floor and other
          special features. Upon receipt of the Basic Space Plan, Landlord shall
          notify Tenant within ten (10) business days thereafter of any items in
          the Basic Space Plan which are not acceptable to Landlord, in
          Landlord's reasonable judgment, or shall approve such Basic Space
          Plan. In the event of Landlord's reasonable objection, Tenant shall,
          within five (5) business days thereafter, resubmit the Basic Space
          Plan to Landlord revised to conform with Landlord's reasonable
          objections. In the event the resubmitted Basic Space Plan does not
          address Landlord's objections and are not acceptable to Landlord, each
          day of delay in finalizing the Basic Space Plan shall be considered a
          Tenant Delay as defined below.

                                       -29-

<PAGE>

     B.   FINAL CONSTRUCTION DOCUMENTS:

          Based on the Basic Space Plan, as approved by Tenant and Landlord, the
          Architect shall produce the Final Construction Documents that shall
          include the following:

          1)   Architectural floor plans which locating and dimensioning
               partition layouts, relite and door locations, built-in cabinetry
               and other special features.

          2)   Structural plans and specifications as required by applicable
               codes, governing authorities and/or at the request of Landlord.

          3)   Power, lighting, telephone and computer plans which indicate
               number, location and type of power, telephone and computer
               outlets and other items requiring electrical power.

          4)   Final reflected ceiling plans, which locate, describe, and
               dimension ceiling systems and any special or accent lighting.

          5)   Door and hardware schedules and details.

          6)   Room finish, color schedule and specifications for interior
               finishes including floors, walls, ceilings and trim.

          7)   Construction notes and specifications for all material and
               equipment to be provided and/or installed by Landlord.

          8)   Construction and cabinet work details for stairs, wall and floor
               openings, special equipment and all cabinet and millwork items.

          Upon receipt of the Final Construction Documents, Landlord shall
          notify Tenant within ten (10) business days thereafter of any items in
          the Final Construction Documents that are not acceptable to Landlord,
          in Landlord's reasonable judgment, or of Landlord's approval. In the
          event of Landlord's reasonable objection, Tenant shall within five (5)
          business days thereafter resubmit the Final Construction Documents to
          Landlord revised to conform with Landlord's reasonable objections. In
          the event the resubmitted Final Construction Documents do not address
          Landlord's objections and are not acceptable to Landlord, each day of
          delay in finalizing the Final Construction Documents shall be
          considered a Tenant Delay as defined below.

     C.   EXISTING CONDITIONS

          Prior to the preparation of the Tenant Plans, the Architect shall
          visit the Premises to verify and confirm that the Building Shell &
          Core Improvements are in the condition set forth in Section 1 above
          and that none of the Tenant Improvements shall cause any conflict with
          or delay to existing Landlord construction in the Building and/or
          adjacent leasehold improvements. Tenant shall notify Landlord within
          five (5) days of such Architect's visit of any discrepancy; otherwise,
          Landlord shall be conclusively deemed to have met its obligations to
          Tenant as to the condition of the Building Shell & Core Improvements.

     D.   UTILITY SERVICES

          All utility services to and within the Premises are subject to the
          capacities of existing Building Shell & Core Improvements as
          identified in Section 1 above, and, as to HVAC as allocated by
          Landlord to Premises, as well as the availability of service from
          local serving utilities. For the 4000 Premises, Landlord has allocated
          110 tons of HVAC capacity to the Premises, and for the 6000 Premises
          Landlord has allocated 210 tons of HVAC capacity to the Premises. To
          the extent that Tenant submits Tenant Plans that, if approved by
          Landlord, would exceed the existing Building capacity or the HVAC
          allocation, as a condition for approval, Landlord may require that
          Tenant pay an amount specified in Landlord's approval as a condition
          of Tenant completing such Tenant Improvements or installing such
          equipment in the Premises. In addition, Tenant, at its own expense,
          shall either reimburse Landlord or provide and install any equipment
          necessary to adapt or increase such existing services to Tenant's
          requirements.

     E.   STRUCTURAL CRITERIA

          All construction of the Tenant Improvements, and installation of the
          Tenant's fixtures and equipment (the "Tenant fixtures") shall be in
          accordance with manufacturers recommendations, applicable building
          codes and the specifications as specifically noted in the Tenant
          Plans. Tenant shall request in writing Landlord's prior written
          approval for the construction or installation of any Tenant
          Improvements or Tenant Fixtures that could exceed 75 lb. per square
          foot. Under no circumstances shall Tenant be permitted to make
          penetrations in or to attach or hang any item to

                                      -30-

<PAGE>

          or from the Building or the Premises ceiling, soffit, fascia, columns,
          piping, ductwork, metal or concrete floor deck or metal or concrete
          roof deck or lateral support structure, unless otherwise specifically
          permitted by Landlord in writing.

     F.   LANDLORD APPROVALS

          Landlord's approval of each stage of the Tenant Plans shall not be
          unreasonably withheld or delayed, but may be subject to certain
          conditions, including, without limitation, the structural criteria and
          the utility utilization criteria referenced above. As part of the
          comment and approval process, Landlord reserves the right to require
          Tenant to remove certain specified Tenant Improvements and Tenant
          Fixtures in addition to those required under Section 13 of the Lease,
          including, but not limited to, the following items: _________________.
          Notwithstanding any other provision in the Lease, Landlord's approval
          or disapproval of any stage of the Tenant Plans, or any changes or
          modifications requested pursuant to Section 5.B below, shall be in
          Landlord's sole and absolute discretion if Tenant's proposed work
          would (i) require modifications to the exterior or structural
          component of the Building, (ii) exceed the capacity of the Building
          systems or the amount of HVAC capacity allocated to Tenant; (iii)
          require modification to the Building Shell & Core Improvements; or
          (iv) delay the Date of Substantial Completion of the Premises or any
          Landlord's construction in any other part of the Building.

5.   CONSTRUCTION OF TENANT IMPROVEMENTS

     A.   SELECTION OF CONTRACTOR

          During completion of Tenant's Final Construction Documents and
          approval thereof by Landlord and Tenant, Landlord shall provide Tenant
          with bid proposals containing the price to complete construction of
          the Tenant Improvements, by trade and subcontractor, and the estimated
          Date of Substantial Completion from not less than three (3)
          contractors acceptable to Landlord. Concurrent with completion of
          Tenant's Final Construction Documents, Tenant shall notify Landlord in
          writing of Tenant's choice of contractor (the "Contractor"). Upon
          Landlord and Tenant approving a bid proposal, Landlord shall authorize
          the Contractor to complete the Tenant Improvements in accordance with
          the bid proposal.

     B.   CHANGES

          Tenant, in conjunction with the written authorization for the
          Contractor to proceed, or during the course of constructing the Tenant
          Improvements, may delete or modify any of the specifications set forth
          in the Final Construction Documents with the approval of the Landlord.
          However, Tenant shall be responsible for any costs, including costs
          arising from delays in completing the Tenant Improvements, due to such
          changes. Landlord shall have the right to disapprove any change, and
          may authorize the Contractor to cease work in completing the Tenant
          Improvements until such time as:

          1.   All changes have been incorporated into "Revised Final
               Construction Documents".

          2.   Revised Final Construction Documents have been approved in
               writing by Tenant and Landlord.

          3.   Landlord receives written acceptance by Tenant of revised
               construction cost.

          4.   Tenant provides Landlord with authorization to proceed with
               construction according to the Revised Final Construction
               Documents. In the absence of such written authorization to
               proceed, Landlord shall not be obliged to begin or continue work
               on the Tenant Improvements and Tenant shall be responsible for
               any and all costs due to or resulting from a delay in the Date of
               Substantial Completion.

     C.   WARRANTY

          Tenant shall be a third party beneficiary of all warranties and any
          rights received by Landlord from the Contractor with respect to
          workmanship and materials supplied in connection with the construction
          of the Tenant Improvements. Landlord shall use reasonable efforts to
          cause such construction to be performed in a good and workmanlike
          manner, consistent with the bid proposal, but Landlord shall have no
          liability for Contractor's breach of the bid proposal and makes no
          express or implied warranties or representations regarding materials,
          design or workmanship of the Tenant Improvements.

                                      -31-

<PAGE>

     D.   TENANT'S ENTRY TO PREMISES

          Tenant shall be permitted to enter the Premises at reasonable times
          prior to the anticipated Date of Substantial Completion without any
          obligation to pay Rent, but otherwise subject to the terms of this
          Lease, for the purpose of inspecting the Tenant Improvements and
          installing Tenant Fixtures. All such entry shall be scheduled through
          Landlord, at a mutually agreeable time, and in no event shall such
          entry interfere with or delay completion of the Tenant Improvements or
          any other work by Landlord in the Building.

     E.   ACCEPTANCE OF PREMISES

          Contractor shall complete the Tenant Improvements in conformance with
          the Final Construction Documents, and in the bid proposal approved in
          writing by Tenant and Landlord. Upon notice from Landlord, Landlord
          and Tenant shall jointly conduct a "walk through" inspection of the
          Premises and prepare a "punch-list", as that term is used in the
          construction industry, of any defects in the Premises to be corrected
          by the Contractor. Landlord shall make reasonable efforts to cause the
          punch-list items to be corrected within thirty (30) days after such
          inspection. Any defects in the Premises which are reasonably
          discoverable on the walk through inspection which are not included on
          the punch-list shall be deemed waived, and the Premises shall be
          deemed accepted by Tenant in their then condition, except for the
          listed punch-list items. Neither the punch-list nor Tenant's
          acceptance of the Premises shall be deemed a waiver of any right
          Tenant may have to require that defects in the Premises, which were
          not reasonably discoverable on a "walk through" inspection, be
          repaired by Contractor. Tenant shall give notice to Landlord whenever
          any such defect becomes reasonably apparent, and Landlord shall cause
          such defect to be repaired as soon as practicable. The existence of
          such punch-list items shall not postpone the Commencement Date of this
          Lease nor the obligation of Tenant to pay Rent. Tenant shall be
          responsible for any damage caused due to Tenant's move into and/or
          taking possession of the Premises. Notwithstanding anything contained
          herein to the contrary, Landlord warrants that, to Landlord's actual
          knowledge, as of the Commencement Date, (a) the heating, ventilating
          and air conditioning systems, electrical system and plumbing are in
          good working order, and in a good state of repair, and (b) the
          Premises are in compliance with all governing codes, including without
          limitation, laws pertaining to disabled access and state and federal
          laws pertaining to hazardous materials and, if Landlord's warranty is
          found to be untrue, Landlord shall be responsible to bring the
          Premises into compliance with the applicable laws or regulations in
          existence as of the Commencement Date.

6.   PAYMENTS

          If Tenant uses Landlord's Architect, Tenant shall remit to Landlord
          any additional cost to complete the Tenant Plans over and above the
          Plan Allowance within twenty (20) days of receiving an invoice
          therefore.

          In the event the approved bid proposal price exceeds the Cash
          Allowance, payment to Contractor shall be made pro rata by Landlord
          and Tenant, with Landlord and Tenant each withholding its pro rata
          share of the five percent (5%) retainage. Tenant shall remit its
          payment to Landlord for all work in progress within fifteen (15) days
          after receipt of monthly progress payment requests from Landlord.
          Final billing shall be rendered and payable within fifteen (15) days
          after acceptance of the Premises by Tenant in the manner provided in
          Section 5.E above. Retainage by Landlord and Tenant shall be released
          and remitted with the final billing. In the event of any "punch-list"
          items, a portion of the retainage equal to the cost to complete each
          outstanding punch-list item may be retained by Tenant until such
          punch-list item is complete.

/s/ Illegible                            /s/ Illegible
-------------------------------------    ---------------------------------------
Landlord's Initials                      Tenant's Initials

                                      -32-

<PAGE>

                                    EXHIBIT D

                    ADDITIONAL PROVISION FOR LEASE AGREEMENT
                    BETWEEN CARILLON PROPERTIES ("LANDLORD")
                      AND CLEARWIRE CORPORATION ("TENANT")

     D1. Options to Extend Term.

     (a) Exercise of an Option to Extend Term. If Tenant has not been in default
beyond any applicable cure period in any of its obligations under this Lease
during the Term, or as extended, and Tenant is not in default beyond the
applicable cure period of its obligations under this Lease at the time of
Tenant's exercise, then Tenant shall have two (2) options to extend the Term for
the entire Premises (individually, an "Option", or collectively, the "Options")
each for a five (5) year period (individually, an "Extended Term", collectively,
the "Extended Terms") upon compliance with this Section. Tenant shall exercise
each Option by delivering written notice to Landlord of such exercise not less
than twelve (12) months prior to the end of the Term, or as it may be extended.
If Tenant fails to give its written notice by said time, then the Option(s)
shall immediately lapse and terminate without any further notice or action by
Landlord. The period of each exercised Option shall be included within the
meaning of "Term." All terms and conditions of this Lease shall apply during the
entire Term as extended by Tenant's exercised Option(s), except Basic Rent shall
be established as provided in Subsection (b) or (c) below and any obligation of
Landlord as to a Tenant Improvement Allowance or the construction of Tenant
Improvements pursuant to Exhibit C shall not apply. The Options are granted
specifically to the named Tenant entity and any entity arising from an Allowed
Transfer, and no assignee, subtenant or successor through a Transfer shall hold
the Options unless Landlord expressly grants such Options to the assignee,
subtenant or successor.

     (b) Basic Rent During Extended Term. The annual Basic Rent to be paid in
each year of each Extended Term shall be equal to the annual fair market rental
(the "AFMR") for recent lease renewals of comparable office space in the
Development, taking into consideration the additional rent then being charged to
other tenants in the Development and other relevant factors, but in no event
shall the Rent during any year of an Extended Term be less than the Rent being
paid to Landlord in the last twelve months of the then Term. Tenant may request
not earlier than twelve (12) months prior to the expiration of the Term
Landlord's opinion as to the amount of AFMR and Basic Rent due and payable by
Tenant during each year of the applicable Extended Term. Landlord shall provide
to Tenant such opinion within thirty (30) days thereafter. After receiving
Landlord's determination of AFMR and Basic Rent, Tenant shall have the right any
time prior to the expiration of the Option to notify Landlord in writing that it
is exercising its Option and: (i) that Tenant accepts Landlord's determination
of AFMR and annual Basic Rent during the applicable Extended Term, in which
event Landlord and Tenant shall enter into an amendment to this Lease so
specifying the annual Basic Rent; or (ii) notify Landlord that Tenant disagrees
with Landlord's determination of the AFMR and wishes to utilize the appraisal
process pursuant to Subsection (c) below.

     (c) Appraisal. If Tenant does not agree as the Landlord's determination of
AFMR, then the AFMR for the Extended Term shall be established by a rental study
by appraisers as provided herein. The appraisal determination shall be completed
on or before sixty (60) days after Tenant exercises each Option (the "Exercise
Date"). The parties shall use their best efforts to designate a single licensed
M.A.I. appraiser, but if the parties are unable to agree upon a single appraiser
within ten (10) days after the Exercise Date, then Landlord and Tenant each
shall immediately designate an M.A.I. appraiser having at least ten (10) years
experience appraising office rental property in the greater Seattle metropolitan
area. The two appraisers designated shall then immediately designate a third
appraiser similarly qualified. Within thirty (30) days of being chosen, the
appraiser(s) shall promptly conduct an independent rental study and narrative
comparison of the AFMR for each year of the applicable Extended Term for
comparable office space in the Development, taking into account such facts as
are appropriate and customary in establishing an AFMR. In the case of a single
appraiser, the appraiser shall deliver his or her opinion directly to the
Landlord and Tenant. In the case of three appraisers, as soon as the studies are
complete, the appraisers shall meet and attempt to reach agreement upon the AFMR
for the Premises during the applicable Extended Term. If the appraisers are
unable to agree, then the two rates closest in amount for each year of the
applicable Extended Term shall be mathematically averaged and that average shall
be the AFMR for determining Basic Rent for the Premises. Each party shall pay
the cost of its own appraiser and shall pay one-half the costs of the third
appraiser. If the appraisal determination is not completed within sixty (60)
days after the applicable Exercise Date, and as extended by one day for each day
Landlord delays naming its appraiser after then tenth (10th) day following the
Exercise Date, Tenant agree to accept the Basic Rent for each lease year at the
Basic Rent determined by Landlord.

     D2. Moorage. Subject to availability, Tenant shall have the right to rent
during the Term, at Landlord's prevailing market rate as it may be adjusted from
time to time, two (2) slips in Landlord's marina. This right shall be exercised
by Tenant's notifying Landlord's of its election to lease a slip, and if such
slip is available, Tenant's contemporaneous execution of a separate Marina
Lease, with marina rent commencing upon the execution of the Marina Lease. If a
slip is not available, Tenant shall have a priority on the marina waiting

                                      -33-

<PAGE>

list to rent a slip, with priority ahead of the general public, but behind any
tenant of the Development who has previously been added to the waiting list.
Tenant's priority shall be subject to any priorities granted by Landlord to
other tenants or marina tenants or condominium purchasers within the
Development.

     D3. Rules and Regulations for Development Common Areas. Tenant, including,
without limitation, its officers, partners, members, agents, employees and
independent contractors, shall comply with the rules and regulations that
Landlord may from time to time promulgate and/or modify which are not
inconsistent with the terms of this Lease, are commercially reasonable and which
do not discriminate against Tenant. The rules and regulations shall be binding
upon Tenant upon delivery of a copy of them to Tenant, so long as the rules and
regulations apply to all office tenants in the Development. Landlord shall use
reasonable efforts to insure performance of the rules and regulations, and
Tenant shall notify Landlord of any nonperformance by any tenant of which Tenant
is aware, but Landlord shall not be liable to Tenant for any damages due to any
nonperformance of the rules and regulations.

     D4. Sorting and Separation of Refuse and Trash. Tenant covenants and
agrees, at its sole cost and expense, to comply with all present and future
laws, orders, and regulations of all state, federal, municipal, and local
governments, departments, commissions, and boards regarding the collection,
sorting, separation, and recycling of waste products, garbage, refuse, and
trash. Tenant shall sort and separate such waste products, garbage, refuse, and
trash into such categories as provided by law. Each separately sorted category
of waste products, garbage, refuse, and trash shall be placed in separate
receptacles reasonably approved by Landlord. Such separate receptacles may, at
Landlord's option, be removed from the demised Premises in accordance with a
collection schedule prescribed by law.

     Landlord reserves the right to refuse to collect or accept from Tenant any
waste products, garbage, refuse, or trash that is not separated and sorted as
required by law, and to require Tenant to arrange for such collection at
Tenant's sole cost and expense, utilizing a contractor satisfactory to Landlord.
Tenant shall pay all costs, expenses, fines, penalties, or damages that may be
imposed on Landlord or Tenant by reason of Tenant's failure to comply with the
provisions of this article, and, at Tenant's sole cost and expense, shall
indemnify, defend, and hold Landlord harmless (including legal fees and
expenses) from and against any actions, claims, and suits arising from such
noncompliance, utilizing counsel reasonably satisfactory to Landlord.

     D5. Right of First Offer. If Tenant has not been in default beyond any
applicable cure period in any of its obligations under this Lease during the
Term, and Tenant is not in default beyond the applicable cure period of its
obligations under this Lease at the time of Tenant's exercise, during the Term,
Tenant shall have the on-going Right of First Offer ("ROFO") to lease any space
that becomes available in the 4000 Building and that is not subject to the prior
rights of any other tenant in the Development (the "ROFO Space"). When Landlord
is notified that space will be available, prior to marketing the space for
lease, Landlord shall notify Tenant in writing of the size, location, Landlord's
reasonable determination of the annual fair market rental (the "AFMR") for
recent leases of comparable office space in the Development, taking into
consideration the additional rent then being charged to other tenants in the
Development and other relevant factors, date of availability, length of term and
other material business terms. Tenant shall then have ten (10) days to exercise
its ROFO. If Tenant does not notify Landlord in writing that it elects to lease
the ROFO Space within the ten (10) day period, then Landlord thereafter may
lease the ROFO Space to a third party without any further notice to or right of
Tenant.

     If Tenant exercises its ROFO, Landlord and Tenant shall enter into a Lease
Amendment stating the Basic Rent and Base Year as determined by the AFMR, the
Tenant's Pro Rata Share adjusted to reflect the additional rentable square feet,
and such other terms as contained in Landlord's notice and otherwise, Tenant
shall let the ROFO Space on the same terms and conditions as this Lease, except
that the provisions of Exhibit C shall not apply.

     D6. Right to Use Building Roof. Subject to the terms of this Paragraph D6,
Tenant, at its sole cost and expense, shall have a non-exclusive license to
install on the roof of the 4000 Building and the exclusive right to install on
the roof of the 6000 Building, communication antennas and any cabling and
conduit reasonably necessary to connect the rooftop antenna equipment to
Tenant's equipment on and within Tenant's Premises in a location reasonably
acceptable to Landlord and Tenant (the "Equipment"). Prior to the installation
of the Equipment, in addition to the location of the Equipment, Landlord must
approve drawings submitted by Tenant showing the Equipment to be installed,
method of installation, connectors to electrical services, conduit to the
Premises in the Building, and such other information concerning the
installation, use and maintenance of the Equipment which Landlord may reasonably
request. The installation work shall be performed by Landlord's roofing
contractor and done in a manner which does not invalidate any roof warranty then
in effect, and Tenant will repair any damage to the roof or roof structure
caused by such installation. Tenant shall obtain all permits and approvals
required by any governmental entities to install, operate or maintain the
Equipment. At its sole cost and expense, Tenant shall maintain the Equipment and
comply with all the laws, rules, regulations, ordinances and standards of all
governmental authorities having jurisdiction over the Equipment or the Building.
Tenant shall be responsible for all roof repair and additional maintenance
costs, if any, attributable to the Equipment and Tenant's use of the Building
roof pursuant to this Paragraph D6. Tenant shall pay for all utilities used or
consumed in connection with the Equipment and pay all personal property taxes,
if any, separately assessed with respect to the Equipment. The Installation,
maintenance and use

                                      -34-

<PAGE>

of the Equipment shall not in any way interfere with the systems of the Building
or the Development or the quiet enjoyment by any other tenant or occupant of
the Building or the Development, including without limitation the use of
computers, television, radio, telephone and other communications equipment and
any other communications apparatus now or hereafter located on the roof of the
Building or elsewhere in the Development. If Landlord receives complaints
regarding interference with reception from another tenant with equipment
installed prior to the commencement of this Lease, and Landlord reasonably
believes the source of the interference is the Equipment, Tenant shall take all
steps necessary to stop the interference. Within thirty (30) days following
expiration or earlier termination of this Lease, Tenant shall remove the
Equipment, repair any damage caused by such removal and restore the roof and any
other affected areas of the Building to a condition at least as good as its
condition immediately prior to the installation of the Equipment, ordinary wear
and tear excepted. Landlord agrees that Tenant and its agents and employees
shall have reasonable access to the roof and other Common Areas of the Building
to facilitate the installation, use and maintenance of the Equipment and the
removal of the Equipment.

          D7. Back-up Power. Subject to the terms of this Paragraph D7, Tenant,
at its sole cost and expense, shall have a non-exclusive right to install an
emergency power generator and associated equipment (the "Generator") at a
mutually acceptable location adjacent to the 6000 Building, together with the
right of access to the conduit connecting the Generator to the Premises for
purposes of use, maintenance, replacement and repair of the contents of the
conduit or the conduit; provided that Landlord makes no representation or
warranty that there is any such conduit or as to the condition of such conduit.
Notwithstanding the foregoing, in no event shall the Generator be placed in a
location which would, in Landlord's reasonable opinion, disrupt operations or
otherwise interferes with other tenant's use and occupancy of the Development
and/or enjoyment of the Common Areas. Prior to the installation of the
Generator, in addition to the location, Landlord must approve drawings submitted
by Tenant showing the Generator to be installed, method of installation,
connectors to electrical services, conduit to the Premises, and such other
information concerning the installation, use and maintenance of the Generator
which Landlord may reasonably request. Tenant shall obtain all permits and
approvals required by any governmental entities to install, operate or maintain
the Generator. At its sole cost and expense, Tenant shall maintain the Generator
and comply with all the laws, rules, regulations, ordinances and standards of
all governmental authorities having jurisdiction over the Building applicable to
the use, operation or maintenance of the Generator. Tenant shall be responsible
for all additional maintenance costs, if any, attributable to the use, operation
or maintenance of the Generator. Tenant shall pay for all utilities used or
consumed in connection with the Generator and any all personal property taxes,
if any, separately assessed with respect to the Generator. The Generator shall
be used only for periodic testing and in the event Tenant's primary electrical
service is interrupted. All testing shall take place at times reasonably
acceptable to Landlord to minimize interference with other tenants. The
Installation, maintenance and use of the Generator shall not in any way
interfere with the systems of the Building or the Development or the quiet
enjoyment by any other tenant or occupant of the Building or the Development.
Tenant shall within thirty (30) days following expiration or earlier termination
of the Lease, remove the Generator, repair any damage caused by such removal and
restore the affected areas of the Building or the Development to a condition at
least as good as its condition immediately prior to the installation of the
Generator, ordinary wear and tear excepted. Landlord agrees that Tenant and its
agents and employees shall have reasonable access to the Common Areas of the
Building or the Development to facilitate the installation, use and maintenance
of the Generator and the removal of the Generator.

          D8. Good Faith. Whenever this Lease grants Landlord or Tenant the
right to take action, exercise, discretion, establish rules and regulations or
make allocations or other determinations (other than decisions to exercise
expansion, contraction, cancellation, termination or renewal options), Landlord
and Tenant shall act in good faith.

          D9. Waiver of Consequential Damages. Notwithstanding anything to the
contrary contained in this Lease, whether the cause of any damages, loss or
liability is insurable, insured or not insured, foreseen or unforeseen, in no
event shall either party be responsible or liable to the other party for
anticipatory profits or any indirect, special, incidental or consequential
damages of any kind or nature arising directly or indirectly in connection with
the construction, use or operation of the Premises or the exercise of any rights
related thereto. The foregoing shall apply regardless of the fault, negligence
or strict liability of either party and shall apply whether such losses or
damages are based on an action or claim in contract or tort, including
negligence, strict liability or otherwise.

          D10. Storage Space. Subject to availability, Landlord can provide
on-site storage space in the 5000 Building in increments of 50 square feet to
250 square feet. Landlord's current market rate for storage is $17.00 per square
foot per year.

          D11. Conflict. In the event of any conflict between the terms of this
Exhibit D and any other provision of the Lease, the provisions of Exhibit D
shall prevail, but the provisions of Exhibit C shall prevail if any conflict
exists between Exhibit C and Exhibit D.

/s/ Illegible                        /s/ Illegible
----------------------------         -------------------------------------------
Landlord's Initials                  Tenant's Initials

                                      -35-

<PAGE>

                                    EXHIBIT E

                      PARKING AGREEMENT FOR LEASE AGREEMENT
                    BETWEEN CARILLON PROPERTIES ("LANDLORD")
                      AND CLEARWIRE CORPORATION ("TENANT")

E1. Landlord hereby grants Tenant and persons designated by Tenant a license to
use the P-4000 and P-6000 Parking Garages located at Carillon Point, Kirkland,
WA 98033. The term of this license shall be the same duration as the Term.
Tenant shall have the right to use up to 3.75 parking permits per 1,000 usable
square feet of the Premises. Therefore, from the Commencement Date, Tenant shall
have the license to use up to two hundred twenty six (226) parking stalls.
Tenant shall pay in advance, on or before the first day of each month, a parking
charge equal to the use of each of the then available stalls per month based
upon the rate schedule below. Tenant's parking rights shall be twenty-four (24)
hours per day/seven (7) days per week.

          From the Commencement Date through Month 24 of the Term, Tenant shall
          pay $75.00 per parking stall per month plus Washington State Sales
          Tax.

          From Month 25 through Month 36 of the Term, Tenant shall pay $100.00
          per parking stall per month plus Washington State Sales Tax.

          From Month 37 of the Term through the Expiration Date of the Lease,
          Tenant shall the monthly charges established from time to time by
          Landlord for parking in the Garage, per stall per month, plus
          Washington State Sales Tax, not to exceed five percent (5%) annual
          increases. Adjustments to the monthly parking charge for each parking
          stall shall only be made after twenty (20) days written notice by
          Landlord.

No deductions from the monthly charge shall be made for days on which the Garage
is not used by Tenant. However, Tenant may reduce the number of parking stalls
which Tenant is using, at any time, by providing at least twenty (20) days
advance written notice to Landlord, accompanied by any Key-card, sticker or
other identification or entrance system provided by Landlord or its parking
contractor.

E2. Tenant shall pay Landlord's monthly charges established from time to time by
Landlord for VIP parking stalls in the Garage, on a per stall per month basis,
plus Washington State Sales Tax. Such VIP permits shall be provided and used on
the terms and conditions of this Parking Agreement.

E3. Tenant may from time to time, request additional parking permits, up to .75
stall per 1,000 useable square feet (45 stalls) over and above their allotment,
and if Landlord shall provide the same, such monthly parking charges shall be at
one hundred twenty five percent (125%) of the market rate as determined by
Landlord as Landlord shall establish from time to time. For any parking stalls
provided over the additional allotted amount described above, the charge for
said stalls shall be at Landlord's market rates. Such additional parking permits
shall be provided and used on the terms and conditions of this Parking
Agreement.

E4. Tenants 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 Garage. Landlord reserves the right to adopt, modify and enforce
reasonable Parking Rules governing the use of the Garage from time to time,
including any key-card, sticker or other identification or entrance system and
hours of operation. The Rules set forth hereinafter as Schedule 1 are currently
in effect. Tenant agrees to acquaint with these Rules all person to whom Tenant
assigns a parking stall. Landlord may refuse to permit any person who violates
such Rules to park in the Garage, and any violation of the Rules shall subject
the car to removal from the Garage.

E5. Tenant may validate visitor parking by such reasonable methods as the
Landlord may approve, at the validation rate from time to time generally
applicable to visitor parking. The parking stalls hereunder shall be provided on
an unreserved "first-come, first-served" basis. Except for gross negligence or
acts or omissions of Landlord, its officers, agents, contractors or employees,
Landlord shall have no liability whatsoever for any damage to property or any
other items located in the Garage or for any personal injuries or death arising
out of any matter relating to the Garage (a "Garage Claim"). In all events,
except to the extent that claims arise out of or in any way are connected with,
or resulting from the gross negligence, act or omission of Landlord, its
officers, agents, contractors or employees, Tenant hereby agrees releases,
indemnifies and agrees to hold Landlord harmless from a Garage Claim and agrees
to look to its liability and property insurance carrier for payment of any
losses sustained in connection with Tenant's, its employees, agents or invitees
use of the Garage, and Tenant hereby waives on behalf of its liability and
property insurance carriers all rights of subrogation against Landlord.

E6. Landlord reserves the right to assign specific stalls and to reserve stalls
for visitors cars, handicapped persons and for other tenants, guests for tenants
or other parties, and Tenant and persons designated by Tenant hereunder shall
not park in any such assigned or reserved stalls, provided that such actions do
not reduce the above referenced ratio of parking permits available for Tenant's
use. Landlord also reserves the right to close

                                      -36-

<PAGE>

all or any portion of the Garage in order to make repairs or perform maintenance
services, or to alter, modify, re-stripe or renovate the Garage, provided Tenant
is provided with substitute parking at the above referenced parking ratio within
the Development, or if required by Force Majeure 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
Garage, and Tenant or such persons shall have complied with the 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 of documentation supporting Tenant's claims in connection
therewith.

E7. If Tenant shall default this Parking Agreement, which default results in an
illegal or potentially unsafe or hazardous situation, Landlord shall have the
right, upon first providing not less than two (2) business days' notice to
Tenant, to remove from the Garage any vehicles hereunder which shall have been
involved or shall have been owned or driven by parties involved in causing such
default, without liability therefor whatsoever. In addition, if Tenant shall
default under this Parking Agreement, Landlord shall have the right to cancel
this Parking Agreement on thirty (30) days written notice, unless within such
thirty (30) day period Tenant cures such default. If Tenant defaults with
respect to the same term or condition under this Parking Agreement more than
three times (3x) during any twelve (12) month period, the next default of such
term or condition during the succeeding twelve month period, shall, at Landlords
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 constitute a default under this
Agreement, and any default under the Parking Agreement shall be a default under
the Lease.

                                 CARILLON POINT

                                   SCHEDULE 1
                              PARKING GARAGE RULES

A.   Attended Garage hours shall be 7am to 7pm, Monday through Friday.

B.   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.

C.   All directional signs and arrows must be observed.

D.   The speed limit shall be 5 miles per hour.

E.   Stalls reserved for handicapped parking must be used only by vehicles
     properly designated.

F.   Parking is prohibited in all areas not expressly designated for parking,
     including without limitation: (i) areas not striped for parking; (ii)
     aisles; (iii) where "no parking" signs are posted; (iv) ramps; and (v)
     loading zones.

G.   Monthly parkers must park their vehicles in the Parking Garage specified in
     the Parking Agreement.

H.   Tenant must complete a card-key application form prior to receiving a
     parking permit.

I.   Parking permits or any other devices or forms of identification or entry
     supplied by Landlord shall remain the property of Landlord. The serial
     number of the parking identification device may not be obliterated. Devices
     are not transferable and any device in the possession of an unauthorized
     holder will be void.

J.   Garage managers or attendants are not authorized to make or allow any
     exception to these Rules.

K.   Every parker is required to park and lock his own car.

L.   Loss or theft of parking identification, key cards or other such devices
     must be reported to Landlord or any garage manager immediately. Any parking
     devices reported lost or stolen found on any unauthorized 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
     Tenant Service Center.

M.   Washing, waxing, cleaning or servicing of any vehicle by the customer
     and/or his agents is prohibited. Parking stalls may be used only for
     parking automobile.

/s/ Illegible                           /s/ Illegible
-------------------------------------   ----------------------------------------
Landlord's Initials                     Tenant's Initials

                                      -37-

<PAGE>

                                    EXHIBIT F

        SUBORDINATION, NON DISTURBANCE AND ATTORNMENT AGREEMENT FOR LEASE
               AGREEMENT BETWEEN CARILLON PROPERTIES ("LANDLORD")
                      AND CLEARWIRE CORPORATION ("TENANT")

GRANTOR/TENANT:               __________________________________________________

GRANTEE/LENDER:               TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF
                              AMERICA

Legal Description:

          Abbreviated Form: PORTION OF GOVERNMENT LOTS 1 AND 2 IN THE NORTHWEST
     1/4 OF SECTION 17, TOWNSHIP 25 NORTH, RANGE 5 EAST, W.M.

                              Additional legal is on Exhibit A to document.

Assessor's Tax Parcel ID #:   172505-9058-09 & 172505-9120-03

     THIS SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this
"Agreement" is made by and between TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF
AMERICA, a New York Corporation with offices at 730 Third Avenue, New York, New
York 10017 ("Lender") and ________________ with its principal place of business
at _______________ ("Tenant").

                                    RECITALS:

     A. Lender has made a loan (together with all advances and increases, the
"Loan") to Carillon Properties, a Washington general partnership ("Borrower").

     B. Borrower, as landlord, and Tenant have entered into a lease dated
_____________ as amended by amendment(s) dated __________(The "Lease") which
leased to Tenant Suite No. ________located in the Property (defined below).

     C. The Loan is or will be secured by the (Open-End) Mortgage, Assignment of
Leases and Rents, Fixture Filing Statement and Security Agreement recorded or to
be recorded in the official records of the County of King, State or Commonwealth
of Washington (together with all advances, increases, amendments or
consolidations, the "Mortgage") and the Assignment of Leases and Rents recorded
or to be recorded in such official records (together with all amendments or
consolidations, the "Assignment"), assigning to Lender the Lease and all rent,
additional rent and other sums payable by Tenant under the Lease (the "Rent").

     D. The Mortgage encumbers the real property, improvements and fixtures
located at 1000-7000 Carillon Point in the City of Kirkland, County of King,
State or Commonwealth of Washington, commonly known as Carillon Point, and
described on Exhibit "A" (the "Property").

     IN CONSIDERATION of the mutual agreements contained in this Agreement,
Lender and Tenant agree as follows:

     1. The lease and all of Tenant's rights under the Lease are and will remain
subject and subordinate to the lien of the Mortgage and all of Lender's rights
under the Mortgage and Tenant will not subordinate the Lease to any other lien
against the Property without Lender's prior consent.

     2. This Agreement constitutes notice to Tenant of the Mortgage and the
Assignment and, upon receipt of notice from Lender. Tenant will pay the Rent as
and when due under the Lease to Lender and the payments will be credited against
the Rent due under the Lease.

     3. Tenant does not have and will not acquire any right or option to
purchase any portion of or interest in the Property.

     4. Tenant and Lender agree that if Lender exercises its remedies under the
Mortgage or the Assignment and if Tenant is not then in default under this
Agreement and if Tenant is not then in default beyond any applicable grace and
cure periods under the Lease:

          (a) Lender will not name Tenant as a party to any judicial or
non-judicial foreclosure or other proceeding to enforce the Mortgage unless
joinder is required under applicable law but in such case

                                      -38-

<PAGE>

Lender will not seek affirmative relief against Tenant, the Lease will not be
terminated and Tenant's possession of the Leased Space will not be disturbed;

          (b) If Lender or any other entity (a "Successor Landlord") acquires
the Property through foreclosure, by other proceeding to enforce the Mortgage or
by deed-in-lieu of foreclosure (a "Foreclosure"), Tenant's possession of the
Leased Space will not be disturbed and the Lease will continue in full force and
effect between Successor Landlord and Tenant; and

          (c) If, notwithstanding the foregoing, the Lease is terminated as a
result of Foreclosure, a lease between Successor Landlord and Tenant will be
deemed created on the same terms as the Lease except that the term of the
replacement lease will be the then unexpired term of the Lease. Successor
Landlord and Tenant will execute a replacement lease at the request of either.

     5. Upon Foreclosure, Tenant will recognize and attorn to Successor Landlord
as the landlord under the Lease for the balance of the term. Tenant's attornment
will be self-operative with no further instrument required to effectuate the
attornment except that at Successor Landlord's request, Tenant will execute
instruments reasonably satisfactory to Successor Landlord confirming the
attornment.

     6. Successor Landlord will not be:

          (a) liable for any act or omission of any prior landlord under the
Lease occurring before the date of the Foreclosure except for repair and
maintenance obligations of a continuing nature imposed on the landlord under the
Lease;

          (b) required to credit Tenant with any Rent paid more than one month
in advance or for any security deposit unless such Rent or security deposit has
been received by Successor Landlord;

          (c) bound by any amendment, renewal, or extension of the Lease that is
inconsistent with the terms of this Agreement or is not in writing and signed by
both Tenant and landlord;

          (d) bound by any reduction of the Rent unless the reduction is in
connection with an extension or renewal of the Lease at prevailing market terms
or was made with Lender's prior consent;

          (e) bound by any reduction of the term(1) of the Lease or any
termination, cancellation or surrender of the Lease unless the reduction,
termination, cancellation or surrender occurred during the last 6 months of the
term or was made with Lender's prior consent;

          (f) bound by any amendment, renewal or extension of the Lease entered
into without Lender's prior consent if the Leased Space represents 50% or more
of the net rentable area of the building in which the Leased Space is located;

          (g) subject to any credits, offsets, claims, counterclaims or defenses
that Tenant may have that arose prior to the date of the Foreclosure or liable
for any damages Tenant may suffer as a result of any misrepresentation, breach
of warranty or any act of or failure to act by any party other than Successor
Landlord;

          (h) bound by any obligation to make improvements to the Property,
including the Leased Space, to make any payment or give any credit or allowance
to Tenant provided for in the Lease or to pay any leasing commissions arising
out of the Lease, except that Successor Landlord will be:

          (i)  bound by any such obligations provided for in the Lender-approved
               form lease;

          (ii) bound by any such obligations if the overall economic terms of
               the Lease (including the economic terms of any renewal options)
               represented market terms for similar space in properties
               comparable to the Property when the Lease was executed; and

          (iii) bound to comply with the casualty and condemnation restoration
               provisions included in the Lease provided that Successor Landlord
               receives the insurance or condemnation proceeds; or

          (i) liable for obligations under the Lease with respect to any
off-site property or facilities for the use of Tenant (such as off-site leased
space or parking) unless Successor Landlord acquires right, title or interest to
the off-site property.

     7. Lender will have the right, but not the obligation, to cure any default
by Borrower, as landlord, under the Lease. Tenant will notify Lender of any
default that would entitle Tenant to terminate the Lease or abate the Rent and
any notice of termination or abatement will not be effective unless Tenant has
so notified Lender of the default and Lender has had a 30-day cure period (or
such longer period as may be

----------
(1)  For purposes of this subparagraph "the term of the Lease" includes any
     renewal term after the right to renew has been exercised.

                                      -39-

<PAGE>

     necessary if the default is not susceptible to cure within 30 days)
     commencing on the latest to occur of the date on which (i) the cure period
     under the Lease expires; (ii) Lender receives the notice required by this
     paragraph; and (iii) Successor Landlord obtains possession of the Property
     if the default is not susceptible to cure without possession.

     8. All notices, requests or consents required or permitted to be given
under this Agreement must be in writing and sent by certified mail, return
receipt requested or by nationally recognized overnight delivery service
providing evidence of the date of delivery, with all charges prepaid, addressed
to the appropriate party at the address set forth above.

     9. Any claim by Tenant against Successor Landlord under the Lease or this
Agreement will be satisfied solely out of Successor Landlord's interest in the
Property and Tenant will not seek recovery against or out of any other assets of
Successor Landlord. Successor Landlord will have no liability or responsibility
for any obligations under the Lease that arise subsequent to any transfer of the
Property by Successor Landlord.

     10. This Agreement is governed by and will be construed in accordance with
the laws of the state or commonwealth in which the Property is located.

     11. Lender and Tenant waive trial by jury in any proceeding brought by, or
counterclaim asserted by, Lender or Tenant relating to this Agreement.

     12. If there is a conflict between the terms of the Lease and this
Agreement, the terms of this Agreement will prevail as between Successor
Landlord and Tenant.

     13. This Agreement binds and inures to the benefit of Lender and Tenant and
their respective successors, assigns, heirs, administrators, executors, agents
and representatives.

     14. This Agreement contains the entire agreement between Lender and Tenant
with respect to the subject matter of this Agreement, may be executed in
counterparts that together constitute a single document and may be amended only
by a writing signed by Lender and Tenant.

     IN WITNESS WHEREOF, Lender and Tenant have executed and delivered this
Agreement as of ______________, 20___.

LENDER:                                 TENANT:

TEACHERS INSURANCE AND ANNUITY          ----------------------------------------
ASSOCIATION OF AMERICA, a New
York corporation                        ----------------------------------------

By:                                     By:
    ---------------------------------       ------------------------------------
Name:                                   Name:
      -------------------------------         ----------------------------------
Title:                                  Title:
       ------------------------------          ---------------------------------

                                    (EXAMPLE)

                                      -40-

<PAGE>

                                     NOTARY

STATE OF ___________________________ )
                                     )ss.
COUNTY OF __________________________ )

     On this _________ day of __________________________, 20__, before me, a
Notary Public in and for the State of ________________________, personally
appeared _____________________________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person who
executed this instrument, on oath stated that _____ was authorized to execute
the instrument, and ackowledged it as the ______________________________ of
TEACHERS INSURANCE AND ANNUITY ASSOCIATION to be the free and voluntary act and
deed of said corporation for the uses and purposes mentioned in the instrument.

     IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year first above written.

                                        ----------------------------------------
                                        Signature of Notary Public

                                        ----------------------------------------
                                        (Print Name)

                                        NOTARY PUBLIC in and for the State
                                        of ___________, residing at ____________
                                        My appointment expires _________________

STATE OF ___________________________ )
                                     )ss.
COUNTY OF __________________________ )

     On this ______ day of __________________, 20__, before me, a Notary Public
in and for the State of ________________, personally appeared
_______________________, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person who executed this instrument, on oath
stated that ________ was authorized to execute the instrument, and acknowledged
it as the _____ of _______________ to be the free and voluntary act and deed of
said corporation for the uses and purposes mentioned in the instrument.

     IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year first above written.

                                        ----------------------------------------
                                        Signature of Notary Public

                                        ----------------------------------------
                                        (Print Name)

                                        NOTARY PUBLIC in and for the State
                                        of ___________, residing at ____________
                                        My appointment expires _________________

/s/ Illegible                           /s/ Illegible
-------------------------------------   ----------------------------------------
Landlord's Initials                     Tenant's Initials

                                    (EXAMPLE)

                                      -41-

<PAGE>

                                    EXHIBIT G

                       FORM OF TENANT ESTOPPEL CERTIFICATE

          FOR LEASE AGREEMENT BETWEEN CARILLON PROPERTIES ("LANDLORD")
                      AND CLEARWIRE CORPORATION ("TENANT")

                                                            Date: ______________

Teachers Insurance and Annuity
   Association of America
730 Third Avenue
New York, New York 10017
Attn: Ms. Yelena Kharnas

                                                    RE: TIAA Mtge. #000387801
                                                        Carillon Point
                                                        1000-6000 Carillon Point
                                                        Kirkland, WA 98033

          It is our understanding that you have committed to place a mortgage
upon the subject premises and as a condition precedent thereof have required
this certification of the undersigned.

          The undersigned, as lessee, under that certain lease dated __________,
made with CARILLON PROPERTIES, as lessor, hereby ratifies said lease and
certifies that:

     1. the "Commencement Date" of said lease was ________________ with the
extended term commencing on _______________________; and

     2. the undersigned is presently solvent and free from reorganization and/or
bankruptcy and is in occupancy, open, and conducting business with the public in
the premises; and

     3. the operation and use of the premises do not involve the generation,
treatment, storage, disposal or release of a hazardous substance or a solid
waste into the environment other than to the extent necessary to conduct its
ordinary course of business in the premises and in accordance with all
applicable environmental laws, and that the premises are being operated in
accordance with all applicable environmental laws, zoning ordinances and
building codes; and

     4. as of ______________, base rental payable pursuant to the terms of said
lease is $________________ per annum; and further, additional rental pursuant
to said lease is payable as follows:

     ;and

     5. said lease is in full force and effect and has not been assigned,
modified, supplemented or amended in any way (except by agreement(s) dated
___________________, and neither party thereto is in default thereunder; and

     6. the lease described above represents the entire agreement between the
parties as to the leasing of the premises; and

     7. the term of said lease expires on ____________________; and

     8. all conditions under said lease to be performed by the lessor have been
satisfied, including, without limitation, all co-tenancy requirements
thereunder, if any, except _____________; and

     9. all required contributions by lessor to lessee on account of lessee's
improvements have been received, except _________________; and

     10. on this date there are no existing defenses or offsets, claims or
counterclaims which the undersigned has against the enforcement of said lease by
the lessor except _____________________; and

     11. no rental has been paid in advance and no security (except the security
deposit in the amount of $________ has been deposited with lessor; and

     12. lessee's floor area is _______ square feet; and

                                    (EXAMPLE)

                                      -42-

<PAGE>

     13. the most recent payment of current basic rental was for the payment due
on __________, 20__, and all basic rental and additional rental payable pursuant
to the terms of the lease have been paid up to said date; and

     14. the undersigned acknowledges notice that lessor's interest under the
lease and the rent and all other sums due thereunder will be assigned to you as
part of the security for a mortgage loan by you to lessor. In the event that
Teachers Insurance and Annuity Association of America, as lender, notifies the
undersigned of a default under the mortgage and demands that the undersigned pay
its rent and all other sums due under the lease to lender, lessee agrees that it
shall pay its rent and all such other sums to lender.

TENANT, SHALL, FROM TIME TO TIME, UPON WRITTEN REQUEST OF LANDLORD, EXECUTE,
ACKNOWLEDGE AND DELIVER TO LANDLORD OR ITS DESIGNEE A WRITTEN STATEMENT AS SHOWN
IN EXAMPLE FORM ABOVE PURSUANT TO SECTION 23 OF THE LEASE.

/s/ Illegible                           /s/ Illegible
-------------------------------------   ----------------------------------------
Landlord's Initials                     Tenant's Initials

                                      -43-

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