Document:

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                                                                   EXHIBIT 10.20

                            THIRD AMENDMENT TO LEASE

         This Third Amendment to Lease ("Third Amendment") is made this 26th day
of September, 2000, by and between High Pointe I Development Group, LLC, a
Colorado limited liability company ("Landlord") and Crown Media, Inc., formerly
known as Hallmark Entertainment Networks, Inc., a Delaware corporation
("Tenant").

                                    RECITALS

         WHEREAS, Landlord and Tenant entered into that certain Lease dated June
1, 1998 (the "Lease") pertaining to certain Leased Premises in the Building
described as Suites 400 and 500; and

         WHEREAS, Landlord and Tenant entered into that certain First Amendment
to Lease undated, except for Consent dated March 25, 1999 (the "First
Amendment"), pertaining to the addition of the UPS Equipment Room to the Leased
Premises, as more particularly described in the First Amendment to the Lease;
and

         WHEREAS, Landlord and Tenant entered into that certain Second Amendment
to Lease dated August 17, 1999, (the "Second Amendment"), pertaining to the
addition of the Technical Space Tenant Improvements and the Alternative
Generator Pad Premises, as more particularly described in the Second Amendment;
and

         WHEREAS, Landlord and Tenant further desire to amend the terms and
conditions of the Lease pertaining to the construction of a site for the
Generator Equipment and the placement and use of the Generator Equipment as
contemplated by the Lease and the Second Amendment.

         Now, THEREFORE, in consideration of the foregoing Recitals and the
mutual engagements of the parties hereto, it is agreed as follows:

         1. GENERATOR SITE. Paragraph 9 of the Addendum to Lease set forth as
Schedule 9 of the Lease, as previously amended by Paragraph 7 of the Second
Amendment, is hereby amended as follows.

         A. Subject to the availability of the Approvals defined below, Landlord
shall make available to Tenant a location for the placement of the Generator
Equipment in the area to the north of the existing parking structure of the
Project (the "Generator Site") in the location more particularly set forth as
items Al.0 and L1.0 of the plans and specifications listed on EXHIBIT A attached
here to and incorporated by this reference herein ("Plans and Specifications").

         B. Tenant, at its sole cost and expense, shall have the right to have
the Generator Site constructed by a contractor other than Lankford &
Associates, Inc. under the supervision of Tenant's construction manager, Aspen
Engineering and Construction Management Services, Inc. ("Aspen"). If Tenant
shall elect not to construct the Generator Site this paragraph shall be
inapplicable to the construction of any other improvements in place thereof, and
the original Work Letter Agreement of the Lease shall govern.

         C. In consideration of the change in the scope of work to be performed
by Landlord in connection with the design and construction of the Generator
Site, the amount of the available Landlord's Share shall be reduced by Fifty-two
Thousand Dollars ($52,000.00). At the

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conclusion of the construction of the Generator Site, Landlord and Tenant shall
reconcile Landlord's Share with respect to what amounts have been expended or
which remain unpaid.

         D. The construction of the Generator Site by Tenant shall be subject to
the following additional terms and conditions:

         (1) Tenant shall cause the Generator Site to be designed and
constructed in compliance with all of the terms and conditions of the Lease,
including, without limitation, paragraphs 6.1.5 and 6.1.6 of the Lease. The
Plans and Specifications for the design and construction of the Generator Site
have been reviewed and approved by Landlord. Lankford & Associates, Inc. shall
act as the authorized agent and representative of Landlord in connection with
the granting of all approvals required to be given by Landlord of the Generator
Site on behalf of Landlord. Gary Eikenhorst shall act as the designated
representative of Lankford & Associates, Inc., and any agent or representative
as may be designated, assigned and referenced by written notice to Landlord from
Tenant shall act as the designated representative of Tenant. All construction
shall be performed in accordance with that certain Standard Form of Agreement
Between Owner and Contractor as shown on EXHIBIT B attached hereto and
incorporated by this reference herein.

         (2) Tenant shall be responsible for applying for all necessary
municipal, state and federal permits and authorizations and any approvals
required by applicable covenants (collectively, "Approvals"), required to
install, maintain and operate the Generator Equipment; provided, however,
Landlord shall, at Tenant's expense, be responsible for taking all reasonable
steps necessary to apply for the approval of the architectural control committee
having jurisdiction over the Project ("ACC") for the location and design of the
Generator Site. Tenant acknowledges that the ACC, after construction of the
Generator Site in accordance with the ACC's approval, may require Tenant to make
certain changes to the Generator Site in order to bring it into compliance with
the applicable design guidelines applied by the ACC, and Tenant shall make such
changes at its sole cost and expense.

         (3) Tenant shall be responsible for, and shall pay when due, whether
incurred before, on, or after the effective date of this Third Amendment, any
fees or other compensation payable to Aspen, the contractors, suppliers, and
consultants providing services and materials relating to the design and
construction of the Generator Site.

         (4) Tenant shall, at Tenant's expense, maintain or cause, in the case
of any contractors or subcontractors, to be maintained in force and effect on
the Project at all times during the construction of the Generator Site: all-risk
builder's risk insurance in an amount equal to one hundred percent (100%) of the
replacement cost of the Generator Site, providing all risk coverage on the
Generator Site and materials stored on the property and elsewhere and including
the perils of collapse, water damage, business interruption, machinery coverage,
permission to occupy, interest costs and other risks typically insured under
such type of policy; and commercial, general liability insurance for Tenant and
Tenant's contractors and subcontractors including blanket contractual liability,
products and completed operations, personal injury (including employees),
independent contractors, explosion, collapse, and other risks typically insured
under such type of policy. The liability insurance to be carried by Tenant
pursuant to the provisions of the Lease shall include coverage for Tenant's
activities on the Generator Site. Landlord shall be named an additional insured
on all policies described herein.

         (5) Tenant shall use reasonable efforts to minimize safety hazards
associated with the construction of the Generator Site and to minimize the
impact on other tenants of the Project of disruptions of traffic flow on access
drives to the Project and use of the parking

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of the Project of disruptions of traffic flow on access drives to the Project
and use of the parking structure and parking areas. Tenant shall coordinate with
Landlord on a routine basis with respect to any such disruptions in order to
help Landlord communicate with and redirect other tenants as appropriate.
Landlord has consented to Tenant's use of the access and construction areas as
set forth on Exhibit C attached hereto and incorporated by this reference
herein.

         (6) Tenant shall make all required conduit or cable connection between
Tenant's equipment in the premises and the Generator Equipment, subject to
approval of such connections by Landlord, which approval shall not be
unreasonably withheld. Landlord acknowledges approval of the connection depicted
in items E1.4, E1.5, E1.6 and L1.0 of the Plans and Specifications.

         (7) The Generator Equipment installed by Tenant shall be installed so
as not to interfere with the operation of any previously installed Building
systems or other tenants' systems.

         (8) Tenant, its authorized employees, agents, and contractors shall, at
all reasonable times, have the right to enter or leave the Generator Site,
subject to such reasonable rules and regulations upon which Landlord and Tenant
shall agree.

         (9) Tenant shall pay any charges which are levied by any government
agencies which are the sole result of Tenant having the Generator Equipment.

         (10) Tenant shall maintain the Generator Equipment and the Generator
Site in a good state of repair and save Landlord harmless from any claims,
liability or expenses resulting from the construction of the Generator Site or
the installation, maintenance, operation or removal of the Generator Equipment,
provided that such loss, cost or damages are not due to the gross negligence or
willful misconduct of Landlord, its agents, employees or contractors. Tenant
shall not be responsible for the routine maintenance of the landscaping and
access areas around the Generator Site. However, in the event Tenant shall
damage any landscaping or access areas as a result of Tenant's use of the
Generator Site, Tenant shall, at Tenant's expense, restore such damaged area to
its original condition.

         (11) Notwithstanding the provisions of paragraph 6.8 and Schedule 2 of
the Lease, Tenant shall have the right to store such fuel at the Generator Site
as may be required for the reasonable operation of the Generator Equipment,
provided that such storage and utilization of such fuel shall at all times be
in compliance with all Environmental Laws, any other governmental regulations
pertaining thereto, or commercially reasonable rules and regulations which may
be promulgated by Landlord.

         (12) The routine operation and maintenance schedule for the Generator
Equipment shall be subject to Landlord's prior review and approval. Tenant shall
not perform, or cause to be performed, any non-emergency operation of the
Generator Equipment, outside of the routine operation and maintenance schedule,
without giving Landlord at least five (5) days prior written notice.

         (13) At the termination of this Lease, Tenant shall remove the
Generator Equipment and surrender and restore the Generator Site to Landlord in
substantially as good conditions as when entered, except for loss or damages
resulting from casualty, condemnation or Acts of God.

         (14) Landlord makes no warranty and shall bear no responsibility,
except as especially set forth herein, with respect to the operability of the
Generator Equipment, and/or the

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availability of the Approvals which may be required for the installation,
maintenance and operation of the Generator Site and the Generator Equipment.

         2. COMPLIANCE. Landlord and Tenant hereby acknowledge and agree that
all matters relating to the design and construction of the Generator Site shall
be consistent and comply with all applicable permits and codes governing the
construction and operation of the Generator Site.

         3. LEGAL EFFECT. Capitalized terms shall have the meanings set forth
herein or in the Lease, the First Amendment and the Second Amendment. To the
extent the terms and conditions of the Lease, the First Amendment and the Second
Amendment are inconsistent with this Third Amendment, the terms and conditions
of this Third Amendment shall apply. In all other respects, the terms and
conditions of the Lease, the First Amendment and the Second Amendment, except as
amended by this Third Amendment, are and shall remain in full force and effect,
and the terms and conditions of the Lease, the First Amendment and the Second
Amendment are hereby incorporated by this reference.

<TABLE>
<S>                                     <C>
LANDLORD:                               TENANT:

HIGH POINTE I DEVELOPMENT GROUP LLC,    CROWN MEDIA, INC., formerly known as
a Colorado limited liability company    HALLMARK ENTERTAINMENT NETWORKS,
                                        INC., a Delaware corporation
By:     LANKFORD & ASSOCIATES, INC., a
        Colorado corporation
        (Managing Manager)

By:  /s/ ROBERT V. LANKFORD             By:  /s/ RUSSELL H. GIVENS, JR.
     ----------------------------------      ----------------------------------
         Robert V. Lankford, President           Russell H. Givens, Jr.
                                                 President and Chief
                                                 Executive Officer
</TABLE>

                              Consent of Guarantor

     The above Third Amendment to Lease is hereby approved this 26th day of
September, 2000 by the undersigned as Guarantor of the above described Lease.

                                        HALLMARK ENTERTAINMENT, INC.,
                                        a Delaware Corporation

                                        By:  /s/ BILL ALIBER
                                             -----------------------------------
                                        Name:    Bill Aliber
                                        Its:     Vice President

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                                                                       EXHIBIT A

                        LIST OF PLANS AND SPECIFICATIONS

All of the following documents prepared by Klipp, Colussy, Jenks, DuBois
Architects, P.C. (Project No. 9838, Dated _______, 2000):

A 1.0--Site Plan
A 1.1--Details
E 1.3--Legends end Schedule
E 1.4--Parcel I Line Diagram
E 1.5--Electrical Site Plan and Enlarged Generator Pit Plan
E 1.6--Structural First Floor Plan and Details
L 1.0--Landscape Plan Elevation
M 1.0--Mechanical Plan
S 1.1
S 1.2
S 2.0

                                      A-1<PAGE>   1

                                                                   EXHIBIT 10.21

                            FOURTH AMENDMENT TO LEASE

         This Fourth Amendment to Lease ("Fourth Amendment") is made this 6th
day of February, 2001, by and between High Pointe I Development Group, LLC, a
Colorado limited liability company ("Landlord") and Crown Media, Inc., a
Delaware corporation ("Tenant").

                                    RECITALS

         WHEREAS, Landlord and Tenant entered into that certain Lease dated June
1, 1998 (the "Lease") pertaining to certain leased premises in the Building
described as Suites 400 and 500; and

         WHEREAS, Landlord and Tenant entered into that certain First Amendment
to Lease undated, except for Consent dated March 25, 1999 (the "First
Amendment"), pertaining to the addition of the UPS Equipment Room to the Leased
premises, as more particularly describe in the First Amendment; and

         WHEREAS, Landlord and Tenant entered into that certain Second Amendment
to Lease dated August 17, 1999, (the "Second Amendment"), pertaining to the
addition of the Technical Space Tenant Improvements and the Alternative
Generator Pad Premises, as more particularly described in the Second Amendment;
and

         WHEREAS, Landlord and Tenant entered into that certain Third Amendment
to Lease dated September 26, 2000 (the "Third Amendment") related to the
construction and use of the Generator Equipment Site (the First Amendment,
Second Amendment and Third Amendment are referred to collectively as the
"Amendments");

         WHEREAS, Landlord and Tenant further desire to amend the terms and
conditions of the Lease pertaining to the inclusion of additional leased space
within the Leased Premises.

         NOW THEREFORE, in consideration of the foregoing Recitals and the
mutual engagements of the parties hereto, it is agreed as follows:

         1. TENANT'S SQUARE FOOTAGE. Paragraph 1.1.4 of the Lease is hereby
amended to provide that Tenant's Square Footage for the Leased Premises, as
previously amended by the First and Second Amendments, is hereby amended to
approximately fifty-two thousand nine hundred eighty-eight (52,988) Rentable
Square Feet (including the one thousand eight hundred sixty-five (1,865)
Rentable Square Feet in the former Lankford & Associates, Inc. space (the "L&A
Space"), and the eight hundred thirteen (813) Rentable Square Feet of the former
Equity Title Agency, LLC space (the "Equity Space"), both on the First Floor of
the Building as shown on Exhibit A attached hereto and incorporated by this
reference herein). Schedule I of the Lease is also amended to reflect the new
amount of Rentable Square Feet.

         2. TENANT'S PRO RATA SHARE. Paragraph 1.1.8 of the Lease is hereby
amended to provide that Tenant's Pro Rata Share shall be approximately
forty-four and 15/100 percent (44.15%), subject to adjustment pursuant to the
Lease.

         3. OCCUPANCY OF ADDITIONAL LEASED PREMISES. Tenant shall take occupancy
of the additional Leased Premises as follows:

                  (a) Equity Space: Tenant shall take occupancy of the Equity
         Space on the later to occur of the date of this Fourth Amendment or the
         date on which Landlord and Equity Title Agency, LLC execute a mutual
         lease termination agreement.

                  (b) L&A Space: Tenant shall take occupancy of the L&A Space on
         April 1, 2001; provided, however, that such occupancy date may be
         extended by Landlord until such time as Lankford & Associates, Inc.
         has completed its tenant finish work for its new space on the Second

Lankford/Crown Media, Inc. Fourth Amendment to Lease 1
<PAGE>   2
         Floor of the Building. Landlord will use reasonable efforts to complete
         such tenant finish work prior to April 1, 2001. Commencing on the date
         Tenant is entitled to take occupancy of the L&A Space, the Rentable
         Square Feet of the L&A Space shall be included in the calculation of
         Base Rent.

         4. EQUITY SPACE TENANT IMPROVEMENTS. Tenant shall have the right to
have Tenant Improvements within the Equity Space ("Equity Space Tenant
Improvements") constructed by a contractor other then Lankford & Associates,
Inc. under the supervision of Tenant's construction manager, Aspen Engineering &
Construction Management Services, Inc. ("Aspen"). The construction of the Equity
Space Tenant Improvements by Tenant shall be subject to the following additional
terms and conditions:

                  (a) Tenant shall cause the Equity Space Tenant Improvements to
         be designed and constructed in compliance with all of the terms and
         conditions of the Lease, including, without limitation, paragraphs
         6.1.5 and 6.1.6 of the Lease. The plans and specifications for the
         design and construction of the Equity Space Tenant Improvements are
         subject to the prior review and approval of Landlord. Lankford &
         Associates, Inc. shall act as the authorized agent and representative
         of Landlord in connection with the granting of all approvals required
         to be given by Landlord of the Equity Space Tenant Improvements on
         behalf of Landlord. Gary Eikenhorst shall act as the designated
         representative of Lankford & Associates, Inc., and any agent or
         representative as may be designated, assigned and referenced by written
         notice to Landlord from Tenant shall act as the designated
         representative of Tenant.

                  (b) Tenant shall be responsible for, and shall pay when due,
         whether incurred before, on, or after the effective date of this Fourth
         Amendment, any fees or other compensation payable to Aspen, the
         contractors, suppliers and consultants providing services and materials
         relating to the design and construction of the Equity Space Tenant
         Improvements.

                  (c) Tenant shall be responsible for applying for all
         municipal, state and federal permits and authorizations (collectively
         "Approvals"), required to install the Equity Space Tenant
         Improvements.

                  (d) Tenant shall, at Tenant's expense maintain or cause, in
         the case of any contractors or subcontractors, to be maintained in
         force and effect on the Project at all times during the construction of
         the Equity Space Tenant Improvements: all risk builder's risk insurance
         in an amount equal to one hundred percent (100%) of the replacement
         cost of the Equity Space Tenant Improvements, providing all risk
         coverage on the Equity Space Tenant Improvements and materials stored
         on the Property and elsewhere and including the perils of collapse,
         water damage, business interruption, boiler/machinery coverage,
         permission to occupy, interest costs and other risks typically
         insured under such type of policy; and commercial, general liability
         for Tenant and Tenant's contractors and subcontractors including
         blanket contractual liability, products and completed operations,
         personal injury (including employees), independent contractors,
         explosion, collapse, and other risks typically insured under such type
         of policy.

                  (e) Landlord shall contribute an amount equal to twenty-two
         dollars and eleven cents ($22.11) per Rentable Square Foot, less two
         thousand three hundred fifty dollars ($2,350.00) previously paid for
         the existing door and demising walls ("Equity Space Allowance"), toward
         the cost to construct the Equity Space Tenant Improvements. Tenant
         shall be entitled to receive payment of the Equity Space Allowance in
         accordance with the following terms and conditions:

                           (i) Upon completion of the Equity Space Tenant
                  Improvements, Tenant shall submit a written application to
                  Landlord for payment of the Equity Space Allowance specifying
                  by name and amount the parties to whom Tenant is currently
                  obligated for labor and materials in place and directly
                  related to the construction of the Equity Space

Lankford/Crown Media, Inc. Fourth Amendment to Lease 2
<PAGE>   3

                  Tenant Improvements accompanied by such schedules, affidavits,
                  leases, waivers, statements, invoices, bills, and other
                  documents as Landlord may reasonably request ("Application for
                  Allowance").

                           (ii) The Application for Allowance shall be
                  accompanied by:

                                    (A) A direct construction cost breakdown and
                           request for payment in form of the Application and
                           Certificate for Payment (AIA document G702 and G703),
                           currently dated and executed by the general
                           contractor and architect.

                                   (B) Such other invoices, receipts, bills,
                           bills of sales, and statements as may be reasonably
                           required by the Landlord to substantiate the amount
                           requested and the appropriateness of the Application
                           for Allowance;

                                   (C) Unconditional waiver of liens from each
                           contractor and subcontractor who has done work or
                           furnished materials for construction of the Equity
                           Space Tenant Improvements in form satisfactory to
                           Landlord;

                                    (D) A waiver of lien from any general
                           contractor for all work, materials and services
                           covered by the Application for Allowance conditioned
                           only upon payment of the Application for Allowance in
                           a form satisfactory to Landlord;

                                   (E) Evidence that any required inspections
                           and approvals by any governmental authority or other
                           political subdivision, agency, or instrumentality
                           exercising jurisdiction over the Project have been
                           satisfactorily completed or granted as the case may
                           be.

                           (iii) Under no circumstances shall Landlord be
                  required to make payment of an item on the Application for
                  Allowance if Landlord believes that: the work has not been
                  completed; the work has not been completed in a workmanlike
                  manner; the work has not been completed in accordance with the
                  plans and specifications as submitted to and approved by
                  Landlord; or any of the terms, conditions or approvals
                  required under the Lease, or the Amendments have not been
                  complied with.

         5. L&A SPACE TENANT IMPROVEMENTS. Any alterations or further tenant
improvements to the L&A Space shall be at Tenant's sole cost and expense, and
must comply with all terms and conditions of the Lease, including, without
limitation, paragraph 6.1.4.

         6. GUARANTOR. Hallmark Entertainment, Inc. shall not be guarantor of
the obligations of Tenant created by this Fourth Amendment. The Guaranty of
Lease Obligations dated June 1, 1998 by Hallmark Entertainment, Inc. for the
benefit of Landlord shall remain in full force and effect with respect to the
Lease and the Amendments.

         7. LEGAL EFFECT. Capitalized terms shall have the meanings set forth
herein or in the Lease and the Amendments. To the extent the terms and
conditions of the Lease and the Amendments are inconsistent with this Fourth
Amendment, the terms and conditions of this Fourth Amendment shall apply. In all
other respects, the terms and conditions of the Lease and the Amendments, except
as amended by this Fourth Amendment, are and shall remain in full force and
effect, and the terms and conditions of the Lease and the Amendments are hereby
incorporated by this reference.

Lankford/Crown Media, Inc. Fourth Amendment to Lease 3
<PAGE>   4

          This Fourth Amendment is executed as of the date set forth above.

LANDLORD:                                 TENANT:

HIGH POINTE I DEVELOPMENT GROUP,          CROWN MEDIA, INC., a Delaware
LLC, a Colorado limited liability         corporation
company

By: LANKFORD & ASSOCIATES, INC., a
Colorado corporation

(Managing Manger)

By: /s/ ROBERT V. LANKFORD                By: /s/ RUSSELL H. GIVENS, JR.
   --------------------------------          ---------------------------------
   Robert V. Lankford, President             Russell H. Givens, Jr., President
                                              and Chief Executive Officer

Lankford/Crown Media, Inc. Fourth Amendment to Lease 4
<PAGE>   5

                                   EXHIBIT A

                                  [FLOOR PLAN]

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