Document:

<PAGE>

                                                                   Exhibit 10.17

                                 Lease between
          Sobrato Development Company #961 and Brio Technology, Inc.

<TABLE>
<CAPTION>
Section                                                                      Page #
<S>                                                                          <C>
Parties....................................................................       1
Premises...................................................................       1
Use........................................................................       1
 Permitted Uses............................................................       1
 Uses Prohibited...........................................................       2
 Advertisements and Signs..................................................       2
 Covenants, Conditions and Restrictions....................................       2
Term and Rental............................................................       2
 Base Monthly Rent.........................................................       2
 Late Charges..............................................................       2
 Security Deposit..........................................................       3
Construction...............................................................       3
 Building Shell Construction...............................................       3
 Tenant Improvement Plans..................................................       4
 Pricing...................................................................       4
 Change Orders.............................................................       5
 Letter of Credit to Secure Tenant Improvement Construction................       5
 Tenant Improvement Costs..................................................       5
 Force Majeure.............................................................       6
 General Contractor Overhead & Profit......................................       6
 Tenant Delays.............................................................       6
 Insurance.................................................................       7
 Punch List & Warranty.....................................................       7
 Other Work by Tenant......................................................       7
Acceptance of Possession and Covenants to Surrender........................       7
 Delivery and Acceptance...................................................       7
 Condition Upon Surrender..................................................       8
 Failure to Surrender......................................................       8
Alterations and Additions..................................................       9
 Tenant's Alterations......................................................       9
 Free From Liens...........................................................       9
 Compliance With Governmental Regulations..................................       9
Maintenance of Premises....................................................      10
 Landlord's Obligations....................................................      10
 Tenant's Obligations......................................................      10
 Landlord and Tenant's Obligations Regarding Reimbursable Operating Costs..      10
 Reimbursable Operating Costs..............................................      10
</TABLE>

                                     Page i
<PAGE>

<TABLE>
<CAPTION>
<S>                                                                          <C>
 Tenant's Allocable Share..................................................      11
 Waiver of Liability.......................................................      11
 Replacements..............................................................      11
Hazard Insurance...........................................................      12
 Tenant's Use..............................................................      12
 Landlord's Insurance......................................................      12
 Tenant's Insurance........................................................      12
 Waiver....................................................................      12
Taxes......................................................................      12
Utilities..................................................................      13
Toxic Waste and Environmental Damage.......................................      13
 Tenant's Responsibility...................................................      13
 Tenant's Indemnity Regarding Hazardous Materials..........................      14
 Actual Release by Tenant..................................................      14
 Environmental Monitoring..................................................      15
Tenant's Default...........................................................      15
 Remedies..................................................................      15
 Right to Re-enter.........................................................      16
 Abandonment...............................................................      16
 No Termination............................................................      16
 Non-Waiver................................................................      16
 Performance by Landlord...................................................      17
 Habitual Default..........................................................      17
Landlord's  Liability......................................................      17
 Limitation on Landlord's Liability........................................      17
 Limitation on Tenant's Recourse...........................................      17
 Indemnification of Landlord...............................................      17
Destruction of Premises....................................................      18
 Landlord's Obligation to Restore..........................................      18
 Limitations on Landlord's Restoration Obligation..........................      18
Condemnation...............................................................      18
Assignment or Sublease.....................................................      18
 Consent by Landlord.......................................................      18
 Assignment or Subletting Consideration....................................      19
 No Release................................................................      19
 Reorganization of Tenant..................................................      20
 Permitted Transfers.......................................................      20
 Effect of Default.........................................................      20
 Effects of Conveyance.....................................................      20
 Successors and Assigns....................................................      21
Option to Extend the Lease Term............................................      21
 Grant and Exercise of Option..............................................      21
 Determination of Fair Market Rental.......................................      21
 Resolution of a Disagreement over the Fair Market Rental..................      21
 Personal to Tenant........................................................      22
 Right to Rescind..........................................................      22
Right Of First Offering To Lease...........................................      22
 Grant.....................................................................      22
</TABLE>

                                    Page ii
<PAGE>

<TABLE>
<CAPTION>
<S>                                                                          <C>
 Exclusions................................................................      23
General Provisions.........................................................      23
 Attorney's Fees...........................................................      23
 Authority of Parties......................................................      23
 Brokers...................................................................      23
 Choice of Law.............................................................      23
 Dispute Resolution........................................................      23
 Entire Agreement..........................................................      24
 Entry by Landlord.........................................................      24
 Estoppel Certificates.....................................................      25
 Exhibits..................................................................      25
 Interest..................................................................      25
 Modifications Required by Lender..........................................      25
 No Presumption Against Drafter............................................      25
 Notices...................................................................      25
 Property Management.......................................................       3
 Rent......................................................................      26
 Representations...........................................................      26
 Rights and Remedies.......................................................      26
 Severability..............................................................      26
 Submission of Lease.......................................................      26
 Subordination.............................................................      26
 Survival of Indemnities...................................................      26
 Time......................................................................      26
 Transportation Demand Management Programs.................................      26
 Waiver of Right to Jury Trial.............................................      27
EXHIBIT A - Premises, Building & Project...................................      29
EXHIBIT B - Declaration of Reciprocal Easement, Easements and Covenants....      30
EXHIBIT C - Office Shell Plans and Specifications..........................      31
EXHIBIT D - Tenant Improvement Plans and Specifications....................      32
</TABLE>

                                    Page iii
<PAGE>

1.  PARTIES:    THIS LEASE, is entered into on this 20th day of December, 1999,
("Effective Date") between SOBRATO DEVELOPMENT COMPANY #961, a California
Limited Partnership, whose address is 10600 North De Anza Boulevard, Suite 200,
Cupertino, CA  95014 and BRIO TECHNOLOGY, INC., a California Corporation, whose
address is 3460 W. Bayshore, Palo Alto, CA  94303, hereinafter called
respectively Landlord and Tenant.

2.  PREMISES:    Landlord hereby leases to Tenant, and Tenant hires from
Landlord those certain Premises with the appurtenances, situated in the City of
Santa Clara, County of Santa Clara, State of California, consisting of a 5-story
steel frame building commonly known and designated as 4980 Great America Parkway
consisting of 140,935 rentable square feet ("Building").  Unless otherwise
provided herein, Tenant shall have  the non-exclusive right to use the real
property surrounding the Building and the building commonly known as 4988 Great
America Parkway ("4988 Building"), as shown on Exhibit "A" attached hereto
                                               -----------
("Common Area") and in accordance with the Declaration of Reciprocal Easement,
Easements and Covenants and First Amendment ("Reciprocal Easement") attached
hereto as Exhibit "B".  The Building, the 4988 Building and the Common Area are
          -----------
collectively referred to herein as the "Project".  Unless expressly provided
otherwise, the term Premises as used herein shall include the Tenant
Improvements (defined in Section 5.B) constructed by Landlord and Tenant
pursuant to Section 5.B.  With regard to the parking stalls within the Common
Area, Tenant shall have the exclusive right to use the parking garage of
approximately 488 parking spaces, except for 38 spaces which shall be available
for exclusive use by the tenant of the 4988 Building.  Tenant shall have the
right to install security measures for the garage, such as card key access,
provided (i) the tenant of the 4988 Building is given controlled access to the
parking spaces to be designated for such tenant at all times as determined by
Tenant and Landlord jointly and (ii) there are no restrictions on access to the
garage during normal business hours (unless otherwise agreed by all parties
including the tenant in the 4988 Building).  Tenant shall also have the right to
use 27 parking spaces on the on-grade parking lot to be designated for exclusive
use by Tenant as shown in the Reciprocal Easement.  Tenant shall have the
obligation to keep the parking garage in good condition and repair, at Tenant's
sole cost, except for the structural portions thereof which shall be maintained
by Landlord at its sole cost.  The tenant of the 4988 Building shall have the
obligation to maintain the on-grade parking area at its sole cost.  All other
Common Area expenses shall be prorated pursuant to Section 8 of this Lease.
Tenant shall also have the non-exclusive right to use all other portions of the
Common Area as set forth in the Reciprocal Easement attached hereto as Exhibit
B."  Tenant shall have the right to install a generator (properly screened from
view) benches, tables, chairs, umbrellas and other outdoor amenities, security
cameras, and other similar removable equipment and furnishings in the Common
Area provided:  (i) all such items are installed by Tenant in a manner
reasonably compatible with the design and quality of the Project; and (ii) such
items do not adversely affect or interfere with other tenants in the Project, as
reasonably determined by Landlord.  In addition, Tenant shall have the right, at
its sole cost, to install lighting and security devices, including card key
access, in the parking garage. Landlord shall not materially modify the Common
Area without prior written notice to Tenant, and no modifications shall be made
to the Common Area which would materially interfere with Tenant's business or
use of the Premises or decrease the amount of parking available for the Project.
Any modification to the Common Areas shall be done in a manner which minimizes
disruption to Tenant.

3.  USE:

  A. Permitted Uses:    Tenant shall use the Premises only for the following
purposes and shall not change the use of the Premises without the prior written
consent of Landlord:  Office, research and development, marketing, light
manufacturing, ancillary storage and other incidental uses. Tenant shall use
only the number of parking spaces allocated to Tenant under this Lease.  All
commercial trucks and delivery vehicles shall (i) be parked at the rear of the
Building, (ii) loaded and unloaded in a manner which does not interfere with the
businesses of other occupants of the Project,

                                     PAGE 1
<PAGE>

and (iii) permitted to remain within the Project only so long as is reasonably
necessary to complete the loading and unloading. Landlord makes no
representation or warranty that any specific use of the Premises desired by
Tenant is permitted pursuant to any Laws.

  B. Uses Prohibited:    Tenant shall not commit or suffer to be committed on
the Premises any waste, nuisance, or other act or thing which may disturb the
quiet enjoyment of any other tenant in or around the Premises, nor allow any
sale by auction or any other use of the Premises for an unlawful purpose. Tenant
shall not (i) damage or overload the electrical, mechanical or plumbing systems
of the Premises, (ii) attach, hang or suspend anything from the ceiling or
columns of the building or set any load on the floor in excess of the load
limits for which such items are designed, or (iii) generate dust, fumes or waste
products which create a fire or health hazard or damage the Premises or any
portion of the Project, including without limitation the soils or ground water
in or around the Project.  No materials, supplies, equipment, finished products
or semi-finished products, raw materials or articles of any nature, or any waste
materials, refuse, scrap or debris, shall be stored upon or permitted to remain
on any portion of the Premises outside of the Building (excluding items stored
in permitted storage enclosures designed for such purpose) without Landlord's
prior approval, which approval may be withheld in its sole discretion.

  C. Advertisements and Signs:    Tenant will not place or permit to be placed,
in, upon or about the Premises any signs not approved by the city and other
governing authority having jurisdiction.  Subject to the foregoing requirement,
Tenant shall have the right to place two (2) signs mounted on the Building and
one (1) ground mounted monument sign within the Project.  The design and
placement of the monument sign shall be subject to the reasonable approval of
Landlord.  Any sign placed on the Premises shall be removed by Tenant, at its
sole cost, prior to the Expiration Date or promptly following the earlier
termination of the Lease, and Tenant shall repair, at its sole cost, any damage
or injury to the Premises caused thereby, and if not so removed, then Landlord
may have same so removed at Tenant's expense.

  D. Covenants, Conditions and Restrictions:   This Lease is subject to the
effect of (i) any easements, mortgages or deeds of trust, ground leases, rights
of way of record and any other matters or documents of record; and (ii) any
zoning laws of the city, county and state where the Building is situated
(collectively referred to herein as "Restrictions") and Tenant and Landlord will
conform to and will not violate the terms of any such Restrictions.

4.  TERM AND RENTAL:

  A. Base Monthly Rent:    The term ("Lease Term") shall be for one hundred
twenty (120) months, commencing on substantial completion of construction as
determined pursuant to Section 5.G (the "Commencement Date") estimated to occur
on June 1, 2000, and ending one hundred twenty (120) months thereafter,
("Expiration Date").  In addition to all other sums payable by Tenant under this
Lease, Tenant shall pay as base monthly rent ("Base Monthly Rent") for the
Premises in an amount determined pursuant to the following schedule:
<TABLE>
<CAPTION>

<S>                  <C>
Months 01 - 12:      $323,445.83
Months 13 - 24:      $333,149.20
Months 25 - 36:      $343,143.68
Months 37 - 48:      $353,437.99
Months 49 - 60:      $364,041.13
Months 61 - 72:      $374,962.36
Months 73 - 84:      $386,211.23
Months 85 - 96:      $397,797.57
Months 97 - 108:     $409,731.49
Months 109 - 120:    $422,023.44
</TABLE>

Base Monthly Rent shall be due in advance on or before the first day of each
calendar month during the Lease Term.  All sums payable by Tenant under this
Lease shall be paid to Landlord in lawful money of the United States of America,
without offset or deduction and without prior notice or demand, at the address
specified in Section 1 of this Lease or at such place or places as may be
designated in writing by Landlord during the Lease Term.  Base Monthly Rent for
any period less than a calendar month shall be a pro rata portion of the monthly
installment.  Concurrently with Tenant's execution of this Lease, Tenant shall
pay to Landlord the sum of Three Hundred Twenty Three Thousand Four Hundred
Forty Five and 83/100 ($323,445.83) as prepaid rent for the first month of the
Lease.

  B. Late Charges:    Tenant hereby acknowledges that late payment by Tenant to
Landlord of Base Monthly Rent and other sums due hereunder will cause Landlord
to incur costs not contemplated by this Lease, the exact amount of which is
extremely difficult to ascertain.  Such costs include but are not limited to:
administrative, processing, accounting, and late charges which may be imposed on
Landlord by the terms of any contract, revolving credit,

                                     PAGE 2
<PAGE>

mortgage, or trust deed covering the Premises. Accordingly, if any installment
of Base Monthly Rent or other sum due from Tenant shall not be received by
Landlord or its designee within five (5) days after the rent is due, Tenant
shall pay to Landlord a late charge equal to five (5%) percent of such overdue
amount, which late charge shall be due and payable on the same date that the
overdue amount was due. The foregoing notwithstanding, Landlord agrees to
provide written notice and a 3-day cure period to Tenant no more than once every
18 months of the Lease Term prior to assessing such late charge. The parties
agree that such late charge represents a fair and reasonable estimate of the
costs Landlord will incur by reason of late payment by Tenant, excluding
interest and attorneys fees and costs. If any rent or other sum due from Tenant
remains delinquent for a period in excess of thirty (30) days then, in addition
to such late charge, Tenant shall pay to Landlord interest on any rent that is
not paid when due at the Agreed Interest Rate specified in Section 19.J
following the date such amount became due until paid. Acceptance by Landlord of
such late charge shall not constitute a waiver of Tenant's default with respect
to such overdue amount nor prevent Landlord from exercising any of the other
rights and remedies granted hereunder. In the event that a late charge is
payable hereunder, whether or not collected, for three (3) consecutive
installments of Base Monthly Rent, then the Base Monthly Rent shall
automatically become due and payable quarterly in advance, rather than monthly,
notwithstanding any provision of this Lease to the contrary.

  D. Security Deposit:    Concurrently with Tenant's execution of this Lease,
Tenant has deposited with Landlord the sum of Three Hundred Twenty Five Thousand
Dollars ($325,000.00) ("Security "Deposit"). Landlord shall not be deemed a
trustee of the Security Deposit, may use the Security Deposit in business, and
shall not be required to segregate it from its general accounts. Tenant shall
not be entitled to interest on the Security Deposit.  If Tenant defaults with
respect to any provisions of the Lease, including but not limited to the
provisions relating to payment of Base Monthly Rent or other charges, Landlord
may, to the extent reasonably necessary to remedy Tenant's default, use any or
all of the Security Deposit towards payment of the following:  (i) Base Monthly
Rent or other charges in default; (ii) any other amount which Landlord may spend
or become obligated to spend by reason of Tenant's default including, but not
limited to Tenant's failure to restore or clean the Premises following vacation
thereof.  If any portion of the Security Deposit is so used or applied, Tenant
shall, within ten (10) days after written demand from Landlord, deposit cash
with Landlord in an amount sufficient to restore the Security Deposit to its
full original amount, and shall pay to Landlord such other sums as necessary to
reimburse Landlord for any sums paid by Landlord.  If Tenant shall monetarily
default after expiration of any applicable cure period more than three (3) times
in any twelve (12) month period, then the Security Deposit shall, within ten
(10) days after demand by Landlord, be increased by Tenant to an amount equal to
three (3) times the Base Monthly Rent.  Tenant may not assign or encumber the
Security Deposit without the consent of Landlord.  Any attempt to do so shall be
void and shall not be binding on Landlord.  The Security Deposit shall be
returned to Tenant within thirty (30) days after the Expiration Date and
surrender of the Premises to Landlord, less any amount deducted in accordance
with this Section, together with Landlord's written notice itemizing the amounts
and purposes for such deduction. In the event of termination of Landlord's
interest in this Lease, Landlord may deliver or credit the Security Deposit to
Landlord's successor in interest in the Premises and thereupon be relieved of
further responsibility with respect to the Security Deposit.

5.  CONSTRUCTION:

  A. Building Shell Construction:  Prior to the Commencement Date, Landlord
shall complete construction of shell of the Building and interior core
improvements ("Office Building Shell") the scope of which improvements are
outlined in the plans and specifications attached as Exhibit "C" ("Office Shell
                                                     -----------
Plans and Specifications").  Landlord shall be responsible and pay for all costs
and expenses associated with the Office Building Shell.   Tenant shall retain
the right to substitute material finishes in the lobby and core areas of the
Building provided (i) Tenant shall be responsible for any cost increases due to
such substitution, and (ii) any delay in Substantial Completion of the Premises
resulting from such substitution shall be deemed a Tenant Delay pursuant to
Section 5.I of this Lease.  The Office Building Shell shall be constructed in a
good and workmanlike fashion and in compliance with all codes, laws, rules and
regulations of applicable governmental authority.  Landlord shall assign to
Tenant any warranties related to the Office Building Shell which would reduce
Tenant's maintenance obligations hereunder and shall cooperate with Tenant to
enforce all such warranties.  Such

                                     PAGE 3
<PAGE>

warranties shall include the warranty on the roof membrane Landlord has received
from the roofing contractor.

  B. Tenant Improvement Plans:    Tenant, at Tenant's sole cost and expense,
shall retain an interior architect ("Architect") to prepare plans and outline
specifications to be attached as Exhibit "D" ("Tenant Improvement Plans and
                                 -----------
Specifications") with respect to the construction of the balance of the
improvements to the interior of the premises ("Tenant Improvements") necessary
for Tenant's use and occupancy of the Building.

Landlord shall cause Tenant Improvements to be constructed by the Devcon
Construction ("General Contractor"), in accordance with Tenant Improvement Plans
and Specifications.  The Tenant Improvement Plans and Specifications shall be
completed for all aspects of the work  by (i) February 14, 2000 with all detail
necessary for submittal to the city for issuance of building permits, and (ii)
March 6, 2000 with all detail necessary for construction and shall include any
information required by the relevant agencies regarding Tenant's use of
Hazardous Materials if applicable.   The Tenant Improvements shall consist of
all items not included within the scope of the Office Building Shell.  All
Tenant Improvements shall be subject to Landlord's approval, which approval
which shall not be unreasonably withheld, conditioned or delayed. The Tenant
Improvement Plans and Specifications shall provide for a minimum build-out in
all areas of the Premises consisting of: (i) fire sprinklers, (ii) floor
coverings, (iii) t-bar suspended ceiling (iv) distribution of the HVAC system,
(v) 2' x 4' drop-in florescent lighting, and (vi) any other work required by the
City of Santa Clara necessary to obtain a Certificate of Occupancy.  Tenant
shall not have the right to delay the completion of the foregoing minimum Tenant
Improvement build-out.  The Tenant Improvement Plans and Specifications shall be
prepared in sufficient detail to allow the General Contractor to construct the
Tenant Improvements. The Tenant Improvements shall not be removed or altered by
Tenant without the prior written consent of Landlord as provided in Section 7.
Tenant shall have the right to depreciate and claim and collect any investment
tax credits in the Tenant Improvements paid for Tenant.  Upon expiration of the
Lease Term or any earlier termination of the Lease, the Tenant Improvements
shall become the property of Landlord and shall remain upon and be surrendered
with the Premises, and title thereto shall automatically vest in Landlord
without any payment therefore.

  Landlord shall use its reasonable best efforts to obtain a building permit
from the City of Santa Clara for the Tenant Improvements as soon as possible
after submittal of the Tenant Improvement Plans and Specifications, and
thereafter to cause the General Contractor to Substantially Complete the Tenant
Improvements. The Tenant Improvements shall be deemed substantially complete
when:  (i) Tenant Improvements have both been substantially completed in
accordance with the Tenant Improvement Plans and Specifications, as evidenced by
the issuance of a certificate of occupancy or its equivalent by the appropriate
governmental authority, (ii) Tenant's Architect has certified that the Tenant
Improvements have been completed in accordance with the Tenant Improvement Plans
and Specifications, and Landlord's Architect has certified to Tenant that the
Office Building Shell and Project have been completed in accordance with the
Office Building Shell Plans and Specifications; and (iii) the Building systems
including, but not limited to, mechanical, electrical and plumbing, are
operational to the extent necessary to service the Premises, and Tenant has use
of substantially all parking spaces called for under this Lease.  Installation
of (i) Tenant's data and phone cabling, (ii) Tenant's furniture, or (iii) the
exterior landscaping shall not be required in order to deem the Tenant
Improvements Substantially Complete.  Landlord agrees to provide Tenant a
Certificate of Occupancy from the City of Santa Clara (or its equivalent) within
sixty (60) days following the Commencement Date.

  C. Pricing:    Within ten (10) days after completion of the Tenant
Improvements Plans and Specifications, Landlord shall cause the General
Contractor to submit to Tenant copies of competitive bids (including a schedule
of values for each bid) from at least three (3) subcontractors (at least one of
which such subcontractors may be specified by Tenant, subject to Landlord's
reasonable approval) for each aspect of the work in excess of Five Thousand and
No/100 Dollars ($5,000.00) related to the Tenant Improvements.  The foregoing
notwithstanding, Tenant shall have the right to sole-source to designated
subcontractors (subject to Landlord's reasonable approval) for specialty rooms,
including the IDF/Server rooms.  General Contractor shall not do any self-
performed work over $10,000.00 without first providing Tenant with 3 bids for
comparison purposes.  Landlord shall cause the General Contractor to utilize the
low bid in each case unless Tenant approves General Contractor's use of another
subcontractor, and the cost of the Tenant Improvements shall be

                                     PAGE 4
<PAGE>

based upon construction expenses equal to (i) the bid amounts as approved by
Tenant, and (ii) the general contractor fee specified in Section 5.H below
("Tenant Improvement Budget"). Upon Tenant's written approval of the Tenant
Improvement Budget, which approval shall not be unreasonably withheld or
delayed, Landlord and Tenant shall be deemed to have given their respective
approvals of the final Tenant Improvement Plans and Specifications on which the
cost estimate was made, and Tenant shall cause the General Contractor shall
proceed with the construction of the Tenant Improvements in accordance with the
terms of Section 5.G below. If Tenant does not specifically approve or
disapprove the bids within seven (7) days, Tenant shall be deemed to have
approved the bids.

  D. Change Orders:   Tenant shall have the right to order changes in the manner
and type of construction of the Tenant Improvements. Upon request and prior to
Tenant's submitting any binding change order, Landlord shall cause the General
Contractor to promptly provide Tenant with written statements of the cost to
implement, cost breakdown, and the time delay and increased construction costs
associated with any proposed change order, which statements shall be binding on
General Contractor.  If no time delay or increased construction cost amount is
noted on the written statement, the parties agree that there shall be no
adjustment to the construction cost or the Commencement Date associated with
such change order.  If ordered by Tenant, Landlord shall cause the General
Contractor shall implement such change order and the cost of constructing the
Tenant Improvements shall be increased or decreased in accordance with the cost
statement previously delivered by General Contractor to Tenant for any such
change order.  The fee charged by General Contractor in addition to any such
change order shall be consistent with Section 5.H. below.

  E.   Letter of Credit to Secure Tenant Improvement Construction:    Within
five (5) days following the Effective Date, Tenant shall deposit with Landlord a
letter of credit ("Letter of Credit") in an amount of Three Million Five Hundred
Thousand Dollars ($3,500,000.00), to secure Tenant's obligation to complete
Tenant Improvements pursuant to this Lease.  The Letter of Credit shall
thereafter be promptly reduced upon presentation to Landlord of evidence
reasonably satisfactory to Landlord that a percentage of the Tenant Improvements
equal to the requested reduction has been satisfactorily completed and paid for
including partial lien waivers and architects' certificates.  Upon Landlord's
receipt of reasonably satisfactory evidence that the Tenant Improvements have
been completed free of liens and that Tenant has fully paid for the cost of all
of Tenant Improvements, the Letter of Credit shall be cancelled and returned to
Tenant by Landlord.  Landlord shall be entitled to draw against the full amount
of the Letter of Credit at any time provided only that Landlord certifies to the
issuer of the Letter of Credit that Tenant has failed to make a payment for
Tenant Improvement costs as provided in 5.D (unless Tenant disputes an amount
due in which event Tenant shall be entitled to withhold the amount so disputed),
that Tenant has failed to timely renew or extend the Letter of Credit as
required by this paragraph, or that Tenant has failed to amend the Letter of
Credit or obtain a new Letter of Credit as required by this paragraph.  Tenant
shall keep the Letter of Credit in effect at all times prior to payment in full
for the Tenant Improvements.  At least sixty (60) days prior to expiration of
any Letter of Credit, the term thereof shall be renewed or extended for a period
that extends until Tenant has paid in full for the Tenant Improvements.
Tenant's failure to so renew or extend the Letter of Credit shall be a material
default of this Lease by Tenant entitling Landlord to draw down on the entire
amount of the Letter of Credit.  Any amounts drawn on the Letter of Credit shall
be used to pay for the cost of the Tenant Improvements. In the event the Letter
of Credit is drawn by Landlord, and the proceeds used to pay for the completion
of the Tenant Improvements, then promptly following Landlord's completion of the
Tenant Improvements Landlord shall refund to Tenant any excess proceeds from the
Letter of Credit.

  F.   Tenant Improvement Costs:     The cost of Tenant Improvements shall
consist of only the following to the extent actually incurred by General
Contractor in connection with the construction of Tenant Improvements:
construction costs, all permit fees, all fees associated with Tenant's
Architect, engineers and consultants, construction taxes or other costs imposed
by governmental authorities related to the Tenant Improvements, and the General
Contractor overhead as described in Section 5.H below.  During the course of
construction of Tenant Improvements, Landlord shall cause the General Contractor
to deliver to Tenant not more than once each calendar month a written request
for payment ("Progress Invoice") which shall include and be accompanied by
General Contractor's certified statements setting forth the amount requested,
certifying the percentage of completion of each item for which reimbursement is
requested.

                                     PAGE 5
<PAGE>

Tenant shall have a right of reasonable review and approval of the Progress
Invoice. Tenant shall pay directly to the General Contractor the amount due
pursuant to the Progress Invoice, within fifteen (15) days after Tenant's
receipt of the above items. All costs for Tenant Improvements shall be fully
documented to and verified by Tenant.

  G.  Force Majeure:   Any prevention, delay or stoppage due to strikes,
lockouts, inclement weather, labor disputes, inability to obtain labor,
materials, fuel or reasonable substitutes therefor, governmental restrictions,
regulations, controls, civil commotion, fire or other act of God, and another
causes beyond the reasonable control of Landlord (except financial inability)
shall extend the dates contained in this Section 5 by a period equal to the
period of any said prevention, delay or stoppage; provided, however, that in the
event of any such prevention, delay or stoppage, Landlord shall notify Tenant in
writing within five (5) business days of Landlord's discovery of such.  If
Landlord fails to do so, Landlord may not claim that any such delay extends the
date for Substantial Completion.  If Landlord cannot obtain building permits or
Substantially Complete construction by the dates set forth herein, this Lease
shall not be void or voidable nor shall Landlord be liable for any loss or
damage resulting therefrom.

  In the event Landlord has failed to achieve Substantial Completion of the
Premises by August 1, 2000 (as such date is extended by Tenant Delays), Tenant
shall have the right to terminate the involvement of Landlord and the General
Contractor in the construction process by providing Landlord written notice of
such election.  Tenant shall thereafter be entitled to complete construction
using a general contractor and/or construction manager of selected by Tenant.
In such event, Tenant shall be entitled to deduct from the Base Monthly Rent
initially payable hereunder any Tenant Improvement costs incurred by Tenant in
excess of the Tenant Improvement Budget approved by Tenant pursuant to Section
5.C as a result of Landlord's failure to achieve Substantial Completion.

  H.   General Contractor Overhead & Profit:  As compensation to General
Contractor for its services related to construction of the Building Shell and
Tenant Improvements, General Contractor shall receive a fee of six  percent
(6.0%) of the cost of construction to cover all of the following:  construction
supervision and administration, temporary on-site facilities, home office
administration, supervision, project executive, general superintendent, general
overhead, office supplies, accounting services, computer charges, telephone
expenses, fax office/job site, data processing, secretarial services, mail,
express mail, insurance, City licenses, project manager, estimator, project
engineer, scheduling, reconstruction services, superintendent, general labor,
daily clean-up and final clean-up, protection of work, petty cash, safety
enforcement and safety signage, small tools, first aid facilities, general field
coordination, project field office, Tenant vendor coordination, blueprinting,
job trailer, temporary structures, utilities, and coordination and construction
profit.  Except as provided therein, Landlord or General Contractor shall not
receive any other fee or payment from Tenant in connection with General
Contractor's services.

  I. Tenant Delays:    A "Tenant Delay" shall mean any delay in Substantial
Completion of the Building as a result of any of the following: (i) Tenant's
failure to complete or approve the Tenant Improvement Plans by the dates set
forth in Section 5.B, (ii) Tenant's failure to approve the bids for construction
by the dates set forth in Section 5.C, (iii) changes to the plans requested by
Tenant which delay the progress of the work, (iv) Tenant's request for materials
components, or finishes which are not available in a commercially reasonable
time given the target Commencement Date, (v) Tenant's failure to make a progress
payment for Tenant Improvement costs as provided in Section 5.F, (vi) Tenant's
request for more than one (1) rebidding of the cost of all or a portion of the
work, and (vii) any errors or omissions in the Tenant Improvement Plans provided
by Tenant's architect.  In the event Landlord believes Tenant is causing a
Tenant Delay, Landlord shall notify Tenant in writing, state the action or
inaction that it believes is causing the Tenant Delay, and state the date from
which a Tenant Delay is being calculated.  Claim of Tenant Delay shall be made
within five (5) days after Landlord's discovery of the occurrence of the event
giving rise to such claim.  Tenant shall have the right to expedite work, at its
sole cost, to minimize the effect of any Tenant Delays, to the extent it is
practicable to do so.  No Tenant Delay shall advance the Commencement Date to a
date before the estimated Commencement Date of June 1, 2000. Notwithstanding
anything to the contrary set forth in this Lease, and regardless of the actual
date the Premises are Substantially Complete, the Commencement Date shall be
deemed to be the date the Commencement Date would have occurred if no Tenant
Delay had

                                     PAGE 6
<PAGE>

occurred as reasonable determined by Landlord. In addition, if a Tenant Delay
results in an increase in the cost of the labor or materials, Tenant shall pay
the cost of such increases.

  J.   Insurance:     Landlord shall cause the General Contractor to procure (as
a cost of the Building Shell) a "Broad Form" liability insurance policy in the
amount of Three Million Dollars ($3,000,000.00).  Landlord shall also procure
(as a cost of the Building Shell) builder's risk insurance for the full
replacement cost of the Building Shell and Tenant Improvements while the
Building and Tenant Improvements are under construction, up until the date that
the casualty insurance policy described in Section 9 is in full force and
effect.

  K.   Punch List & Warranty:   After the Building Shell and Tenant Improvements
are Substantially Complete, Landlord shall cause the General Contractor to
immediately correct any construction defect or other "punch list" item which
Tenant brings to General Contractor's attention.  All such work shall be
performed so as to reasonably minimize the interruption to Tenant and its
activities on the Premises.  General Contractor shall provide a standard
contractor's warranty with respect to the Building Shell and the Tenant
Improvements for one (1) year from the Commencement Date.  Such warranty shall
exclude routine maintenance, damage caused by Tenant's negligence or misuse, and
acts of God.

Landlord shall warrant the Office Building Shell and Tenant Improvements against
defects in workmanship or materials, including, but not limited to, HVAC
systems, electrical system and devices, plumbing system and devices (but
excluding Tenant Improvements performed by subcontractors sole-sourced pursuant
to Section 5.C. above), for one (1) year from the Commencement Date.  Such
warranty shall exclude (i) routine maintenance, (ii) damage caused by the
negligence or misuse by Tenant, and (iii) acts of God.

  L.   Other Work by Tenant:   All work not described in the Shell Plans and
Specifications or Tenant Improvement Plans and Specifications, such as
furniture, telephone equipment, telephone wiring and office equipment work,
shall be furnished and installed by Tenant at Tenant' cost.  Prior to
Substantial Completion, Tenant shall be obligated to (i) provide active phone
lines to any elevators, and (ii) contract with a firm to monitor the fire
system.  When the construction of the Tenant Improvements has proceeded to the
point where Tenant's work of installing its fixtures and equipment in the
Premises can be commenced, General Contractor shall notify Tenant and shall
permit Tenant and its authorized representatives and contractors access to the
Premises before the Commencement Date for the purpose of installing Tenant's
trade fixtures and equipment.  Any such installation work by Tenant or its
authorized representatives and contractor shall be undertaken upon the following
conditions:  (i) the entry into the Premises by Tenant or its representatives or
contractors shall not interfere with or delay General Contractor's work, (ii)
the entry into the Premises by Tenant or its representatives or contractors
shall be under all the terms and conditions of the Lease except for payment of
Base Monthly Rent and other expenses due under the Lease, and (iii) any
contractor used by Tenant in connection with such entry shall not interfere with
the ability of the General Contractor to complete construction using union
labor.

6.  ACCEPTANCE OF POSSESSION AND COVENANTS TO SURRENDER:

  A. Delivery and Acceptance:    On the Commencement Date, Landlord shall
deliver and Tenant shall accept possession of the Premises and enter into
occupancy of the Premises on the Commencement Date.  Tenant acknowledges that it
has had an opportunity to conduct, and has conducted, such inspections of the
Premises as it deems necessary to evaluate its condition.  Except as otherwise
specifically provided herein, Tenant agrees to accept possession of the Premises
in its then existing condition, subject to all Restrictions and without
representation or warranty by Landlord except as provided in this Lease.
Tenant's taking possession of any part of the Premises shall be deemed to be an
acceptance of any work of improvement done by Landlord in such part as complete
and in accordance with the terms of this Lease except for "Punch List" type
items of which Tenant has given Landlord written notice prior to the time Tenant
takes possession, subject to:  (i) any claims with respect to latent defects,
(ii) the warranties from Landlord contained in this Lease, (iii) Landlord's
obligations to correct construction defects, and (iv) any failure of the
Premises to comply with laws in effect as of the date of completion.  At the
time Landlord delivers possession of the Premises to Tenant, Landlord and Tenant
shall together execute an acceptance agreement.  Landlord shall have no
obligation to deliver possession, nor shall Tenant be entitled to take
occupancy, of the Premises until such acceptance agreement has been executed,
and Tenant's obligation to pay Base Monthly Rent

                                     PAGE 7
<PAGE>

and Additional Rent shall not be excused or delayed because of Tenant's failure
to execute such acceptance agreement. Within sixty (60) days after the
Commencement Date, Tenant agrees to be in occupancy of at least fifty percent
(50%) of the rentable square footage of the Premises.

  B. Condition Upon Surrender:    Tenant further agrees on the Expiration Date
or on the sooner termination of this Lease, to surrender the Premises to
Landlord in good condition and repair, normal wear and tear, casualty damage and
maintenance otherwise the responsibility of Landlord pursuant to this Lease
excepted.  In this regard, "normal wear and tear" shall be construed to mean
wear and tear caused to the Premises by the natural aging process which occurs
in spite of prudent application of the best commercially reasonable standards
for maintenance, repair replacement, and janitorial practices, and does not
include items of neglected or deferred maintenance.  In any event, Tenant shall
cause the following to be done prior to the Expiration Date or sooner
termination of this Lease: (i) all interior walls shall be cleaned, patched, and
otherwise made paint-ready, (ii) all tiled floors shall be cleaned and waxed,
(iii) all carpets shall be cleaned and shampooed, (iv) all broken, marred,
stained or nonconforming acoustical ceiling tiles shall be replaced, (v) all
cabling placed above the ceiling by Tenant or Tenant's contractors shall be
removed, (vi) all windows shall be washed; (vii) the HVAC system shall be
serviced by a reputable and licensed service firm and left in "good operating
condition and repair" as so certified by such firm, (viii) the plumbing and
electrical systems and lighting shall be placed in good order and repair
(including replacement of any burned out, discolored or broken light bulbs,
ballasts, or lenses. On or before the Expiration Date or sooner termination of
this Lease, Tenant shall remove all its personal property and trade fixtures
from the Premises.  All property and fixtures not so removed shall be deemed as
abandoned by Tenant.  At the expiration of the Lease Term, Landlord shall not
have the right to require that Tenant remove from the Premises any of the Tenant
Improvements or any Alterations made with Landlord's consent unless Landlord, at
the time of granting such consent, indicates that the subject Alteration must be
removed upon the expiration of the Lease Term.  With respect to Permitted
Alterations as defined in Section 7A. below, Tenant shall ascertain from
Landlord within ninety (90) days before the Expiration Date whether Landlord
desires to have any such Permitted Alterations removed.  If Landlord shall so
desire, Tenant shall, at Tenant's sole cost and expense, remove such Alterations
and Permitted Alterations as Landlord requires and shall repair any damage to
the Building which results from Tenant's removal of any Alterations, Permitted
Alterations and any improvements and/or Tenant's equipment, fixtures, and
component and shall repair and restore said Premises or such parts thereof
before the Expiration Date.  Such repair and restoration shall include causing
the Premises to be brought into compliance with all applicable building codes
and laws in effect at the time of the removal to the extent such compliance is
necessitated by the repair and restoration work.

  C. Failure to Surrender:    If the Premises are not surrendered at the
Expiration Date or sooner termination of this Lease in the condition required by
this Section 6, Tenant shall be deemed in a holdover tenancy pursuant to this
Section 6.C and Tenant shall indemnify, defend, and hold Landlord harmless
against loss or liability resulting from delay by Tenant in so surrendering the
Premises including, without limitation, any claims made by any succeeding tenant
founded on such delay and costs incurred by Landlord in returning the Premises
to the required condition, plus interest at the Agreed Interest Rate provided,
however, that Landlord shall be required to give Tenant at least thirty (30)
days' advance notice of any potential loss or liability resulting from such
delay.  Any holding over after the termination or Expiration Date with
Landlord's express written consent, shall be construed as month-to-month
tenancy, terminable on thirty (30) days written notice from either party, and
Tenant shall pay as Base Monthly Rent to Landlord a rate equal to one hundred
twenty five percent (125%) of the Base Monthly Rent due in the month preceding
the termination or Expiration Date, plus all other amounts payable by Tenant
under this Lease.  Any holding over shall otherwise be on the terms and
conditions herein specified, except those provisions relating to the Lease Term
and any options to extend or renew, which provisions shall be of no further
force and effect following the expiration of the applicable exercise period.  If
Tenant remains in possession of the Premises after the Expiration Date or sooner
termination of this Lease without Landlord's consent, Tenant's continued
possession shall be on the basis of a tenancy at sufferance and Tenant shall pay
as rent during the holdover period an amount equal to one hundred fifty percent
(150%) of the Base Monthly Rent due in the month preceding the termination or
Expiration Date, plus all other amounts payable by Tenant under this Lease.
This provision shall survive the termination or expiration of the Lease.

                                     PAGE 8
<PAGE>

7.  ALTERATIONS AND ADDITIONS:

  A. Tenant's Alterations':    Tenant shall not make, or suffer to be made, any
alteration or addition to the Premises ("Alterations"), or any part thereof,
without obtaining Landlord's prior written consent, which consent shall not be
unreasonably withheld, and delivering to Landlord the proposed architectural and
structural plans for all such Alterations at least fifteen (15) days prior to
the start of construction.  If such Alterations affect the structure of the
Building, Tenant additionally agrees to reimburse Landlord its reasonable out-
of-pocket costs incurred in reviewing Tenant's plans.  After obtaining
Landlord's consent, which consent shall state whether or not Landlord will
require Tenant to remove such Alteration at the expiration or earlier
termination of this Lease, Tenant shall not proceed to make such Alterations
until Tenant has obtained all required governmental approvals and permits, and
provides Landlord reasonable security, in form reasonably approved by Landlord,
to protect Landlord against mechanics' lien claims.  Tenant agrees to provide
Landlord (i) written notice of the anticipated and actual start-date of the
work, (ii) a complete set of half-size (15" X 21") vellum as-built drawings, and
(iii) a certificate of occupancy for the work upon completion of the
Alterations.  All Alterations shall be constructed in compliance with all
applicable building codes and laws including, without limitation, the Americans
with Disabilities Act of 1990 as amended from time to time.  During the Lease
Term, the Alterations shall be the property of the Tenant and Tenant shall be
entitled to all tax benefits associated therewith.  Upon the Expiration Date,
all Alterations, except movable furniture and trade fixtures, shall become a
part of the realty and belong to Landlord but shall nevertheless be subject to
removal by Tenant as provided in Section 6 above.  Alterations which are not
deemed as trade fixtures include heating, lighting, electrical systems, air
conditioning, walls, carpeting, or any other installation which has become an
integral part of the Premises.  All Alterations shall be maintained, replaced or
repaired by Tenant at its sole cost and expense.  Notwithstanding the foregoing,
Tenant shall be entitled without obtaining Landlord's consent, to make
Alterations which do not affect the structure of the Building or which do not
cost more than Fifty Thousand Dollars ($50,000.00) per Alteration ("Permitted
Alterations); provided, however, that Tenant shall still be required to comply
with all other provisions of this paragraph.

  B. Free From Liens:    Tenant shall keep the Premises free from all liens
arising out of work performed, materials furnished, or obligations incurred by
Tenant or claimed to have been performed for Tenant.  In the event Tenant fails
to discharge any such lien within twenty (20) days after receiving notice of the
filing, Landlord shall be entitled to discharge the lien at Tenant's expense and
all resulting costs incurred by Landlord, including reasonable attorney's fees
shall be due from Tenant as additional rent.

  C. Compliance With Governmental Regulations: The term Laws or Governmental
Regulations shall include all federal, state, county, city or governmental
agency laws, statutes, ordinances, standards, rules, requirements, or orders now
in force or hereafter enacted, promulgated, or issued.  The term also includes
government measures regulating or enforcing public access, traffic mitigation,
occupational, health, or safety standards for employers, employees, landlords,
or tenants. Tenant, at Tenant's sole expense shall make all repairs,
replacements, alterations, or improvements needed to comply with all
Governmental Regulations, except as specifically provided otherwise in this
Lease.

All costs associated with compliance shall be borne by Tenant if the requirement
for compliance is triggered by:  (i) Tenant's specific use or change of use of
the Premises; or (ii) Tenant's construction or installation of any Alterations
or trade fixtures.  If a capital improvement or replacement to the Premises is
required pursuant to this Section 7.C. for any other reason, then within fifteen
(15) business days after Tenant delivers evidence reasonably satisfactory to
Landlord substantiating Tenant's payment of such capital improvement, Landlord
shall reimburse Tenant for the cost of the improvement or replacement less that
portion of the cost equal to the product of such total cost multiplied by a
fraction, the numerator of which is the number of years remaining in the Lease
Term, the denominator of which is the useful life (in years) of the capital
improvement, as reasonably determined by Landlord in accordance with generally
accepted accounting principles.  If the capital improvement is made during the
initial Lease Term, Tenant's share shall initially be based on the initial Lease
Term and if Tenant thereafter exercises its Option pursuant to Section 18 below,
then upon the commencement of the Option Term, an adjustment shall be made so
that during the Option Term Tenant shall pay its share determined by multiplying
the cost of the capital improvement by a fraction, the numerator of

                                     PAGE 9
<PAGE>

which is the sum of the Lease Term remaining at the time the capital expenditure
was made and the Option Term and the denominator of which is the useful life of
the capital improvement. The judgment of any court of competent jurisdiction or
the admission of Tenant in any action or proceeding against Tenant (whether
Landlord be a party thereto or not) that Tenant has violated any such law,
regulation or other requirement in its use of the Premises shall be conclusive
of that fact as between Landlord and Tenant.

8.  MAINTENANCE OF PREMISES:

  A. Landlord's Obligations:    Landlord at its sole cost and expense, shall
maintain in good condition, order, and repair, and replace as and when
necessary, all structural portions of the Building, including, without
limitation, the foundation, floor slabs, load bearing walls, below-ground
plumbing and sewage facilities, columns and roof structure of the Building
Shell, and the structural elements of the adjacent parking structure.

  B. Tenant's Obligations:    Tenant shall clean, maintain, repair and replace
when necessary the Premises and every part thereof through regular inspections
and servicing, including but not limited to: (i) all above-the-foundation
plumbing and sewage facilities, (ii) all heating ventilating and air
conditioning facilities and equipment, (iii) all fixtures, interior walls
floors, carpets and ceilings, (iv) all windows, door entrances, plate glass and
glazing systems including caulking, and skylights, (v) all electrical facilities
and equipment, (vi) all automatic fire extinguisher equipment, (vii) the parking
lot and all underground utility facilities servicing the Premises, (viii) all
elevator equipment, (ix) the roof membrane system (subject to the provisions of
Section 8.G. below), and (x) all waterscape, landscaping and shrubbery. All wall
surfaces and floor tile are to be maintained in an as good a condition as when
Tenant took possession free of holes, gouges, or defacements.   With respect to
items (ii), (viii) and (ix) above, Tenant shall provide Landlord a copy of a
service contract between Tenant and a licensed service contractor providing for
periodic maintenance of all such systems or equipment in conformance with the
manufacturer's recommendations.  Tenant shall provide Landlord a copy of such
preventive maintenance contracts and paid invoices for the recommended work if
requested by Landlord.  The foregoing notwithstanding, Tenant shall have no
responsibility to perform any repair, maintenance or improvement:  (i)
occasioned by fire, acts of God or other casualty, whether or not covered by
insurance, or by the exercise of the power of eminent domain, (ii) required as a
consequence of any violation of laws or construction defect in the Premises
existing as of the Commencement Date, or (iii) for which Landlord has a right of
reimbursement from others.

  C. Landlord and Tenant's Obligations Regarding Reimbursable Operating Costs':
In addition to the direct payment by Tenant of expenses as provided in Sections
8.B, 9, 10 and 11 of this Lease, Tenant agrees to reimburse Landlord for
Tenant's Allocable Share (as defined in Section 8.E below) of Reimbursable
Operating Costs (as defined in Section 8.D below) resulting from Landlord
payment of expenses related to the Building or Project which are not otherwise
paid by Tenant directly.  Tenant agrees to pay its Allocable Share of the
Reimbursable Operating Costs as additional rental within thirty (30) days of
written invoice from Landlord.

  D. Reimbursable Operating Costs:    For purposes of calculating Tenant's
Allocable Share of Building and Project Costs, the term "Reimbursable Operating
Costs" is defined as all costs and expenses of the nature hereinafter described
which are incurred by Landlord in connection with ownership and operation of the
Building or the Project in which the Premises are located, together with such
additional facilities as may be determined by Landlord to be reasonably
desirable or necessary to the ownership and operation of the Building and/or
Project.  All costs and expenses shall be determined in accordance with
generally accepted accounting principles which shall be consistently applied
(with accruals appropriate to Landlord's business), including but not limited to
the following:  (i) common area utilities, including water, power, telephone,
heating, lighting, air conditioning, ventilating, and Building utilities to the
extent not separately metered; (ii) common area maintenance and service
agreements for the Building and/or Project and the equipment therein, including
without limitation, common area janitorial services, alarm and security
services, exterior window cleaning, and maintenance of the sidewalks,
landscaping, waterscape, roof membrane, parking areas, driveways, service areas,
mechanical rooms, elevators, and the building exterior; (iii) insurance premiums
and costs, including without limitation, the premiums and cost of fire, casualty
and liability coverage and rental abatement and earthquake (as limited in
Section 9.B below) insurance applicable to the Building or Project; (iv)

                                    PAGE 10
<PAGE>

repairs, replacements and general maintenance (excluding repairs and general
maintenance paid by proceeds of insurance or by Tenant or other third parties,
and repairs or alterations attributable solely to tenants of the Building or
Project other than Tenant); and (v) all real estate taxes and assessment
installments or other impositions or charges which may be levied on the Building
or Project, upon the occupancy of the Building or Project and including any
substitute or additional charges which may be imposed during, or applicable to
the Lease Term including real estate tax increases due to a sale, transfer or
other change of ownership of the Building or Project, as such taxes are levied
or appear on the City and County tax bills and assessment rolls. Landlord shall
have no obligation to provide guard services or other security measures for the
benefit of the Project.  Tenant assumes all responsibility for the protection of
Tenant and Tenant's Agents from acts of third parties; provided, however, that
nothing contained herein shall prevent Landlord, at its sole option, from
providing security measures for the Project.  This is a "Net" Lease, meaning
that Base Monthly Rent is paid to Landlord absolutely net of all costs and
expenses except as otherwise specifically set forth in this Lease.  The
provision for payment of Reimbursable Operating Costs by means of periodic
payment of Tenant's Allocable Share of Building and/or Project Costs is intended
to pass on to Tenant and reimburse Landlord for all costs of operating and
managing the Building and/or Project. Notwithstanding anything to the contrary
contained in this Lease, Reimbursable Operating Costs shall not include any of
the items set forth in Exhibit "G" attached hereto.

  E. Tenant's Allocable Share:    For purposes of prorating Reimbursable
Operating Costs which Tenant shall pay, Tenant's Allocable Share of Reimbursable
Operating Costs shall be computed by multiplying the Reimbursable Operating
Costs by a fraction, the numerator of which is the rentable square footage of
the Premises and the denominator of which is either the total rentable square
footage of the Building if the service or cost is allocable only to the
Building, or the total square footage of the Project if the service or cost is
allocable to the entire Project.  Tenant's obligation to share in Reimbursable
Operating Costs shall be adjusted to reflect the Lease Commencement and
Expiration dates and is subject to recalculation in the event of expansion of
the Building or Project.

  F. Waiver of Liability:     Failure by Landlord to perform any defined
services, or any cessation thereof, when such failure is caused by accident,
breakage, repairs, strikes, lockout or other labor disturbances or labor
disputes of any character or by any other cause, similar or dissimilar, unless
due to the gross negligence or willful misconduct of Landlord, shall not render
Landlord liable to Tenant in any respect, including damages to either person or
property, nor be construed as an eviction of Tenant, nor cause an abatement of
rent, nor relieve Tenant from fulfillment of any covenant or agreement hereof.
Should any equipment or machinery utilized in supplying the services listed
herein break down or for any cause cease to function properly, upon receipt of
written notice from Tenant of any deficiency or failure of any services,
Landlord shall use reasonable diligence to repair the same promptly, but Tenant
shall have no right to terminate this Lease and shall have no claim for rebate
of rent or damages on account of any interruptions in service occasioned thereby
or resulting therefrom.  Tenant waives the provisions of California Civil Code
Sections 1941 and 1942 concerning the Landlord's obligation of tenantability and
Tenant's right to make repairs and deduct the cost of such repairs from the
rent.  Landlord shall not be liable for a loss of or injury to person or
property, however occurring, through or in connection with or incidental to
furnishing, or its failure to furnish, any of the foregoing.

  G. Replacements:     If as a part of Tenant's fulfillment of its obligations
under Section 8.B above, Tenant is required to (i) replace the roof membrane on
the Building, or (ii) replace any portion of the Office Building Shell or Common
Area which costs in excess of Fifty Thousand Dollars ($50,000.00) and such
replacement occurs in the last two (2) years of the Lease Term, then Landlord
shall, within ten (10) days following receipt of written invoices and supporting
documentation evidencing the reasonable costs incurred by Tenant in making such
replacement, reimburse Tenant for the entire cost of the replacement less that
portion of the cost equal to the product of such total cost multiplied by a
fraction, the numerator of which is the number of years remaining in the Lease
Term, and the denominator of which is the useful life (in years) of the
replacement.  If the replacement occurs during the initial Lease Term, Tenant's
share shall initially be based on the initial Lease Term and if Tenant
thereafter exercises its Option pursuant to Section 18 below, then upon the
commencement of the Option Term, an adjustment shall be made so that during the
Option Term Tenant shall pay its additional share determined by multiplying the
cost of the replacement by a fraction, the

                                    PAGE 11
<PAGE>

numerator of which is the sum of the Lease Term remaining at the time of the
replacement and the Option Term and the denominator of which is the useful life
of the replacement.

9.  HAZARD INSURANCE:

  A. Tenant's Use:    Tenant shall not use or permit the Premises, or any part
thereof, to be used for any purpose other than that for which the Premises are
hereby leased; and no use of the Premises shall be made or permitted, nor acts
done, which will cause an increase in premiums or a cancellation of any
insurance policy covering the Premises or any part thereof, nor shall Tenant
sell or permit to be sold, kept, or used in or about the Premises, any article
prohibited by the standard form of fire insurance policies.  Tenant shall, at
its sole cost, comply with all requirements of any insurance company or
organization necessary for the maintenance of reasonable fire and public
liability insurance covering the Premises and appurtenances.

  B. Landlord's Insurance:    Landlord agrees to purchase and keep in force
fire, extended coverage and rental loss (such rental loss covering a 12 month
period) insurance in an amount equal to the replacement cost of the Building
(not including any Tenant Improvements or Alterations paid for by Tenant) as
determined by Landlord's insurance company's appraisers. Landlord agrees to
obtain earthquake insurance subject to the terms hereof if available, but only
to the extent the cost thereof does not exceed  five cents ($.05) per square
foot of the Premises per month, compounded each year during the Lease term at
three percent (3%).  If the premium due for such insurance exceeds the foregoing
amount, Landlord can elect to continue such insurance and pay the excess portion
of the premium or to terminate earthquake coverage upon ten (10) days' prior
written notice to Tenant, unless Tenant notifies Landlord in writing within such
ten (10) day period that Tenant will pay the entire cost of the insurance
premium due for that year.  The parties shall review the earthquake coverage and
premiums due annually during the Lease term in accordance with the foregoing.
Landlord shall be responsible for paying the deductible under the earthquake
insurance carried by Landlord pursuant to the terms hereof and the deductible
payable in the event of an earthquake shall not be subject to reimbursement by
Tenant.  Additionally, Landlord may maintain a policy of commercial general
liability insurance insuring Landlord (and such others designated by Landlord)
against liability for personal injury, bodily injury, death and damage to
property occurring or resulting from an occurrence in, on or about the Premises
or Project in an amount as Landlord determines is reasonably necessary for its
protection.  Tenant agrees to pay Landlord as additional rent, on demand, the
full cost of said insurance as evidenced by insurance billings to Landlord, and
in the event of damage covered by said insurance, the amount of any deductible
under such policy.  Payment shall be due to Landlord within thirty (30) days
after written invoice to Tenant.  It is understood and agreed that Tenant's
obligation under this Section will be prorated to reflect the Lease Commencement
and Expiration Dates.

  C. Tenant's Insurance:    Tenant agrees, at its sole cost, to insure its
personal property, Tenant Improvements (for which it has paid from sources other
than the Work Allowance), and Alterations for their full replacement value
(without depreciation) and to obtain worker's compensation and public liability
and property damage insurance for occurrences within the Premises with a
combined single limit of not less than Five Million Dollars ($5,000,000.00).
Tenant's liability insurance shall be primary insurance containing a cross-
liability endorsement, and shall provide coverage on an "occurrence" rather than
on a "claims made" basis.  Tenant shall name Landlord and Landlord's lender as
an additional insured and shall deliver a copy of the policies and renewal
certificates to Landlord.  All such policies shall provide for thirty (30) days'
prior written notice to Landlord of any cancellation, termination, or reduction
in coverage.

  D. Waiver:    Landlord and Tenant hereby waive all rights each may have
against the other on account of any loss or damage sustained by Landlord or
Tenant, as the case may be, or to the Premises or its contents, which may arise
from any risk covered by their respective insurance policies (or which would
have been covered had such insurance policies been maintained in accordance with
this Lease) as set forth above.  The Parties shall use their reasonable efforts
to obtain from their respective insurance companies a waiver of any right of
subrogation which said insurance company may have against Landlord or Tenant, as
the case may be.

10.  TAXES:    Tenant shall be liable for and shall pay as additional rental,
prior to delinquency, the following:  (i) all taxes and assessments levied
against Tenant's personal property and trade or business fixtures; (ii) all real
estate taxes and assessment installments or other impositions or charges which
may be

                                    PAGE 12
<PAGE>

levied on the Premises or upon the occupancy of the Premises, including any
substitute or additional charges which may be imposed applicable to the Lease
Term; and (iii) real estate tax increases due to an increase in assessed value
resulting from a sale, transfer or other change of ownership of the Premises as
it appears on the City and County tax bills during the Lease Term. Tenant's
obligation under this Section shall be prorated to reflect the Lease
Commencement and Expiration Dates. If, at any time during the Lease Term a tax,
excise on rents, business license tax or any other tax, however described, is
levied or assessed against Landlord as a substitute or addition, in whole or in
part, for taxes assessed or imposed on land or Buildings, Tenant shall pay and
discharge its pro rata share of such tax or excise on rents or other tax before
it becomes delinquent; except that this provision is not intended to cover net
income taxes, inheritance, gift or estate tax imposed upon Landlord. In the
event that a tax is placed, levied, or assessed against Landlord and the taxing
authority takes the position that Tenant cannot pay and discharge its pro rata
share of such tax on behalf of Landlord, then at Landlord's sole election,
Landlord may increase the Base Monthly Rent by the exact amount of such tax and
Tenant shall pay such increase. If by virtue of any application or proceeding
brought by Landlord, there results a reduction in the assessed value of the
Premises during the Lease Term, Tenant agrees to pay Landlord a fee consistent
with the fees charged by a third party appeal firm for such services. Tenant at
its cost shall have the right, at any time, to seek a reduction in the assessed
valuation of the Premises or to contest any real property taxes that are to be
paid by Tenant. Landlord shall not be required to join in any such proceeding or
contest unless the provisions of any law require that the proceeding or contest
be brought by or in the name of the owner of the Premises. In such event,
Landlord shall join in the proceeding or contest or permit it to be brought in
Landlord's name, provided that Landlord is not required to bear any cost in
connection therewith.

11.  Utilities:    Tenant shall pay directly to the providing utility all water,
gas, electric, telephone, and other utilities supplied to the Premises.
Landlord shall not be liable for loss of or injury to person or property,
however occurring (unless due to the gross negligence or willful misconduct of
Landlord), through or in connection with or incidental to furnishing or the
utility company's failure to furnish utilities to the Premises, and in such
event Tenant shall not be entitled to abatement or reduction of any portion of
Base Monthly Rent or any other amount payable under this Lease.  Notwithstanding
the foregoing, if utility services to the Premises are interrupted for a period
of thirty (30) continuous business days through no fault of Tenant, then Tenant
shall be entitled to an abatement of rent to the extent of the interference with
Tenant's use of the Premises occasioned thereby beginning on the expiration of
such thirty (30) day period.

12.  TOXIC WASTE AND ENVIRONMENTAL DAMAGE:

  A. Tenant's Responsibility:    Without the prior written consent of Landlord,
Tenant or Tenant's agents, employees, contractors and invitees ("Tenant's
Agents") shall not bring, use, or permit upon the Premises, or generate, create,
release, emit, or dispose (nor permit any of the same) from the Premises any
chemicals, toxic or hazardous gaseous, liquid or solid materials or waste,
including without limitation, material or substance having characteristics of
ignitability, corrosivity, reactivity, or toxicity or substances or materials
which are listed on any of the Environmental Protection Agency's lists of
hazardous wastes or which are identified in Division 22 Title 26 of the
California Code of Regulations as the same may be amended from time to time or
any wastes, materials or substances which are or may become regulated by or
under the authority of any applicable local, state or federal laws, judgments,
ordinances, orders, rules, regulations, codes or other governmental
restrictions, guidelines or requirements.  ("Hazardous Materials") except for
those substances customary in typical office uses for which no consent shall be
required.  In order to obtain consent, Tenant shall deliver to Landlord its
written proposal describing the toxic material to be brought onto the Premises,
measures to be taken for storage and disposal thereof, safety measures to be
employed to prevent pollution of the air, ground, surface and ground water.
Landlord's approval may be withheld in its reasonable judgment.  In the event
Landlord consents to Tenant's use of Hazardous Materials on the Premises or such
consent is not required, Tenant represents and warrants that it shall comply
with all Governmental Regulations applicable to Hazardous Materials including
doing the following:  (i) adhere to all reporting and inspection requirements
imposed by Federal, State, County or Municipal laws, ordinances or regulations
and will provide Landlord a copy of any such reports or agency inspections; (ii)
obtain and provide Landlord copies of all necessary permits required for the use
and handling of Hazardous Materials on the Premises; (iii) enforce Hazardous
Materials

                                    PAGE 13
<PAGE>

handling and disposal practices consistent with industry standards; (iv)
surrender the Premises free from any Hazardous Materials arising from Tenant's
bringing, using, permitting, generating, creating, releasing, emitting or
disposing of Hazardous Materials; and (v) properly close the facility with
regard to Hazardous Materials including the removal or decontamination of any
process piping, mechanical ducting, storage tanks, containers, or trenches which
have come into contact with Hazardous Materials and obtain a closure certificate
from the local administering agency prior to the Expiration Date.

  B. Tenant's Indemnity Regarding Hazardous Materials:    Tenant shall, at its
sole cost and expense,  comply with all laws pertaining to, and shall with
counsel reasonably acceptable to Landlord, indemnify, defend and hold harmless
Landlord and Landlord's trustees, shareholders, directors, officers, employees,
partners, affiliates, and agents from, any claims, liabilities, costs or
expenses incurred or suffered arising from the bringing, using, permitting,
generating, emitting or disposing of Hazardous Materials by Tenant, Tenant's
Agents or third party invitees through the surface soils of the Premises during
the Lease Term or the violation of any Governmental Regulation or environmental
law, by Tenant or Tenant's Agents.  Tenant's indemnification, defense, and hold
harmless obligations include, without limitation, the following:  (i) claims,
liability, costs or expenses resulting from or based upon administrative,
judicial (civil or criminal) or other action, legal or equitable, brought by any
private or public person under common law or under the Comprehensive
Environmental Response, Compensation and Liability Act of 1980 as amended
("CERCLA"), the Resource Conservation and Recovery Act of 1980 ("RCRA") or any
other Federal, State, County or Municipal law, ordinance or regulation now or
hereafter in effect; (ii) claims, liabilities, costs or expenses pertaining to
the identification, monitoring, cleanup, containment, or removal of Hazardous
Materials from soils, riverbeds or aquifers including the provision of an
alternative public drinking water source; (iii) all costs of defending such
claims; (iv) losses attributable to diminution in the value of the Premises or
the Building; (v) loss or restriction of use of rentable space in the Building;
(vi) Adverse effect on the marketing of any space in the Building; and (vi) all
other liabilities, obligations, penalties, fines, claims, actions (including
remedial or enforcement actions of any kind and administrative or judicial
proceedings, orders or judgments), damages (including consequential and punitive
damages), and costs (including attorney, consultant, and expert fees and
expenses) resulting from the release or violation caused by Tenant or Tenant's
Agents.  This Section 12.B shall survive the expiration or termination o this
Lease.

  C. Actual Release by Tenant:    Tenant and Landlord agrees to notify each
other of any known lawsuits or orders which relate to the remedying of or actual
release of Hazardous Materials on or into the soils or ground water at or under
the Premises.  Tenant shall also provide Landlord all notices required by
Section 25359.7(b) of the Health and Safety Code and all other notices required
by law to be given to Landlord in connection with Hazardous Materials.  Without
limiting the foregoing, Tenant shall also deliver to Landlord, within twenty
(20) days after receipt thereof, any written notices from any governmental
agency alleging a material violation of, or material failure to comply with, any
federal, state or local laws, regulations, ordinances or orders, the violation
of which or failure to comply with poses a foreseeable and material risk of
contamination of the ground water or injury to humans (other than injury solely
to Tenant or Tenant's Agents).

In the event of any release on or into the Premises or into the soil or ground
water under the Premises, the Building or the Project of any Hazardous Materials
caused by Tenant or Tenant's agents or third party invitees, Tenant agrees to
comply, at its sole cost, with all laws, regulations, ordinances and orders of
any federal, state or local agency relating to the monitoring or remediation of
such Hazardous Materials.  In the event of any such release of Hazardous
Materials Tenant shall immediately give verbal and follow-up written notice of
the release to Landlord, and Tenant agrees to meet and confer with Landlord and
its Lender to attempt to eliminate and mitigate any financial exposure to such
Lender and resultant exposure to Landlord under California Code of Civil
Procedure Section 736(b) as a result of such release, and promptly to take
reasonable monitoring, cleanup and remedial steps given, inter alia, the
historical uses to which the Property has and continues to be used, the risks to
public health posed by the release, the then available technology and the costs
of remediation, cleanup and monitoring, consistent with acceptable customary
practices for the type and severity of such contamination and all applicable
laws.  Nothing in the preceding sentence shall eliminate, modify or reduce the

                                    PAGE 14
<PAGE>

obligation of Tenant under 12.B of this Lease to indemnify, defend and hold
Landlord harmless from any claims liabilities, costs or expenses incurred or
suffered by Landlord.  Tenant shall provide Landlord prompt written notice of
Tenant's monitoring, cleanup and remedial steps.

  In the absence of an order of any federal, state or local governmental or
quasi-governmental agency relating to the cleanup, remediation or other response
action required by applicable law, any dispute arising between Landlord and
Tenant concerning Tenant's obligation to Landlord under this Section 12.C
concerning the level, method, and manner of cleanup, remediation or response
action required in connection with such a release of Hazardous Materials shall
be resolved by mediation and/or arbitration pursuant to this Lease.

  D. Environmental Monitoring:     Landlord and its agents shall have the right
to inspect, investigate, sample and monitor the Premises including any air,
soil, water, ground water or other sampling or any other testing, digging,
drilling or analysis to determine whether Tenant is complying with the terms of
this Section 12.  If Landlord discovers that Tenant is not in compliance with
the terms of this Section 12, any such costs incurred by Landlord, including
attorneys' and consultants' fees, shall be due and payable by Tenant to Landlord
within five (5) days following Landlord's written demand therefore.

13.  TENANT'S DEFAULT:    The occurrence of any of the following shall
constitute a material default and breach of this Lease by Tenant:  (i) Tenant's
failure to pay the Base Monthly Rent including additional rent or any other
payment due under this Lease by the date such amount is due, where such failure
continues for three (3) business days after written notice from Landlord; (ii)
the abandonment of the Premises by Tenant; (iii) Tenant's failure to observe and
perform any other required provision of this Lease, where such failure continues
for thirty (30) days after written notice from Landlord, provided however that
if the nature of the default is such that it cannot reasonably be cured within
the 30-day period, Tenant shall not be deemed in default if it commences within
such period to cure, and thereafter diligently prosecutes the same to
completion; (iv) Tenant's making of any general assignment for the benefit of
creditors; (v) the filing by or against Tenant of a petition to have Tenant
adjudged a bankrupt or of a petition for reorganization or arrangement under any
law relating to bankruptcy (unless, in the case of a petition filed against
Tenant, the same is dismissed after the filing); (vi) the appointment of a
trustee or receiver to take possession of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, where possession
is not restored to Tenant within thirty (30) days; or (vii) the attachment,
execution or other judicial seizure of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, where such
seizure is not discharged within thirty (30) days.

  A. Remedies:    In the event of any such default by Tenant, then in addition
to other remedies available to Landlord at law or in equity, Landlord shall have
the immediate option to terminate this Lease and all rights of Tenant hereunder
by giving written notice of such intention to terminate.  In the event Landlord
elects to so terminate this Lease, Landlord may recover from Tenant all the
following:  (i) the worth at time of award of any unpaid rent which had been
earned at the time of such termination; (ii) the worth at time of award of the
amount by which the unpaid rent which would have been earned after termination
until the time of award exceeds the amount of such rental loss for the same
period that Tenant proves could have been reasonably avoided; (iii) the worth at
time of award of the amount by which the unpaid rent for the balance of the
Lease Term after the time of award exceeds the amount of such rental loss that
Tenant proves could be reasonably avoided; (iv) any other amount necessary to
compensate Landlord for all detriment proximately caused by Tenant's failure to
perform its obligations under this Lease, or which in the ordinary course of
things would be likely to result therefrom; including the following:  (x)
expenses for repairing, altering or remodeling the Premises for purposes of
reletting, (y) broker's fees, advertising costs or other expenses of reletting
the Premises, and (z) costs of carrying the Premises such as taxes, insurance
premiums, utilities and security precautions; and (v) at Landlord's election,
such other amounts in addition to or in lieu of the foregoing as may be
permitted by applicable California law.  The term "rent", as used herein, is
defined as the minimum monthly installments of Base Monthly Rent and all other
sums required to be paid by Tenant pursuant to this Lease, all such other sums
being deemed as additional rent due hereunder.  As used in (i) and (ii) above,
"worth at the time of award" shall be computed by allowing interest at a rate
equal to the discount rate of the Federal Reserve Bank of

                                    PAGE 15
<PAGE>

San Francisco plus five (5%) percent per annum. As used in (iii) above, "worth
at the time of award" shall be computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award
plus one (1%) percent.

  B. Right to Re-enter:     In the event of any such default by Tenant, Landlord
shall have the right, after terminating this Lease, to re-enter the Premises and
remove all persons and property.  Such property may be removed and stored in a
public warehouse or elsewhere at the cost of and for the account of Tenant, and
disposed of by Landlord in any manner permitted by law.

  C. Abandonment:     If Landlord does not elect to terminate this Lease as
provided in Section 13.A or 13.B above, then the provisions of California Civil
Code Section 1951.4, (Landlord may continue the lease in effect after Tenant's
breach and abandonment and recover rent as it becomes due if Tenant has a right
to sublet and assign, subject only to reasonable limitations) as amended from
time to time, shall apply and Landlord may from time to time, without
terminating this Lease, either recover all rental as it becomes due or relet the
Premises or any part thereof for such term or terms 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 make alterations and repairs to
the Premises.  In the event that Landlord elects to so relet, rentals received
by Landlord from such reletting shall be applied in the following order to:  (i)
the payment of any indebtedness other than Base Monthly Rent due hereunder from
Tenant to Landlord; (ii) the payment of any cost of such reletting; (iii) the
payment of the cost of any alterations and repairs to the Premises; and (iv) the
payment of Base Monthly Rent due and unpaid hereunder.  The residual rentals, if
any, shall be held by Landlord and applied in payment of future Base Monthly
Rent as the same may become due and payable hereunder.  Landlord shall the
obligation to market the space but shall have no obligation to relet the
Premises following a default if Landlord has other comparable available space
within the Building or Project.  In the event the portion of rentals received
from such reletting which is applied to the payment of rent hereunder during any
month be less than the rent payable during that month by Tenant hereunder, then
Tenant shall pay such deficiency to Landlord immediately upon demand.  Such
deficiency shall be calculated and paid monthly.  Tenant shall also pay to
Landlord, as soon as ascertained, any costs and expenses incurred by Landlord in
such reletting or in making such alterations and repairs not covered by the
rentals received from such reletting.

  D. No Termination:     Landlord's re-entry or taking possession of the
Premises pursuant to 13.B or 13.C shall not be construed as an election to
terminate this Lease unless written notice of such intention is given to Tenant
or unless the termination is decreed by a court of competent jurisdiction.
Notwithstanding any reletting without termination by Landlord because of any
default by Tenant, Landlord may at any time after such reletting elect to
terminate this Lease for any such default.

  E. Non-Waiver:   The waiver by Landlord or Tenant of any breach of any term,
covenant or condition, herein contained shall not be deemed to be a waiver of
such term, covenant or condition or any subsequent breach of the same or any
other term, covenant or condition herein contained.  Landlord may accept
Tenant's payments without waiving any rights under this Lease, including rights
under a previously served notice of default. No payment by Tenant or receipt by
Landlord of a lesser amount than any installment of rent due shall be deemed as
other than payment on account of the amount due.  If Landlord accepts payments
after serving a notice of default, Landlord may nevertheless commence and pursue
an action to enforce rights and remedies under the previously served notice of
default without giving Tenant any further notice or demand.  Furthermore, the
Landlord's acceptance of rent from the Tenant when the Tenant is holding over
without express written consent does not convert Tenant's Tenancy from a tenancy
at sufferance to a month to month tenancy. No waiver of any provision of this
Lease shall be implied by any failure of Landlord to enforce any remedy for the
violation of that provision, even if that violation continues or is repeated.
Any waiver by Landlord of any provision of this Lease must be in writing.  Such
waiver shall affect only the provision specified and only for the time and in
the manner stated in the writing. No delay or omission in the exercise of any
right or remedy by Landlord shall impair such right or remedy or be construed as
a waiver thereof by Landlord.  No act or conduct of Landlord, including, without
limitation, the acceptance of keys to the Premises, shall constitute acceptance
of the surrender of the Premises by Tenant before the Expiration Date.  Only
written notice from Landlord to Tenant of acceptance shall constitute such
acceptance of surrender of the Premises.  Landlord's consent to or approval of
any act by Tenant which

                                    PAGE 16
<PAGE>

requires Landlord's consent or approvals shall not be deemed to waive or render
unnecessary Landlord's consent to or approval of any subsequent act by Tenant.

  F. Performance by Landlord:    If Tenant fails to perform any obligation
required under this Lease or by law or governmental regulation, Landlord in its
sole discretion may, with thirty (30) days' written notice and without waiving
any rights or remedies and without releasing Tenant from its obligations
hereunder, perform such obligation, in which event Tenant shall pay Landlord as
additional rent all sums paid by Landlord in connection with such substitute
performance, including interest at the Agreed Interest Rate (as defined in
Section 19.J) within ten (10) days of Landlord's written notice for such
payment.

  G. Habitual Default:    The provisions of Section 13 notwithstanding, the
Parties agree that if Tenant shall have defaulted (beyond any applicable cure
period) in the performance of any (but not necessarily the same) term or
condition of this Lease for four or more times during any twelve (12) month
period during the Lease Term, then such conduct shall, at the election of the
Landlord, represent a separate event of default which cannot be cured by Tenant.
Tenant acknowledges that the purpose of this provision is to prevent repetitive
defaults by Tenant, which work a hardship upon Landlord and deprive Landlord of
Tenant's timely performance under this Lease.

14.  LANDLORD'S  LIABILITY:

  A. Limitation on Landlord's Liability:    In the event of Landlord's failure
to perform any of its covenants or agreements under this Lease, Tenant shall
give Landlord written notice of such failure and shall give Landlord thirty (30)
days to cure or commence to cure such failure prior to any claim for breach or
resultant damages, provided, however, that if the nature of the default is such
that it cannot reasonably be cured within the 30-day period, Landlord shall not
be deemed in default if it commences within such period to cure, and thereafter
diligently prosecutes the same to completion.  In addition, upon any such
failure by Landlord, Tenant shall give notice by registered or certified mail to
any person or entity with a security interest in the Premises ("Mortgagee") that
has provided Tenant with notice of its interest in the Premises, and shall
provide Mortgagee a reasonable opportunity to cure such failure.  Tenant agrees
that each of the Mortgagees to whom this Lease has been assigned is an expressed
third-party beneficiary hereof.  Tenant waives any right under California Civil
Code Section 1950.7 or any other present or future law to the collection of any
payment or deposit from Mortgagee or any purchaser at a foreclosure sale of
Mortgagee's interest unless Mortgagee or such purchaser shall have actually
received and not refunded the applicable payment or deposit.   Tenant Further
waives any right to terminate this Lease and to vacate the Premises on
Landlord's default under this Lease.  Tenant's sole remedy on Landlord's default
is an action for damages or injunctive or declaratory relief.

  B. Limitation on Tenant's Recourse:    If Landlord is a corporation, trust,
partnership, joint venture, unincorporated association or other form of business
entity, then (i) the obligations of Landlord shall not constitute personal
obligations of the officers, directors, trustees, partners, joint venturers,
members, owners, stockholders, or other principals or representatives except to
the extent of their interest in the Premises.  Tenant shall have recourse only
to the interest of Landlord in the Premises or for the satisfaction of the
obligations of Landlord and shall not have recourse to any other assets of
Landlord for the satisfaction of such obligations.

  C. Indemnification of Landlord:    As a material part of the consideration
rendered to Landlord, Tenant hereby waives all claims against Landlord for
damages to goods, wares and merchandise, and all other personal property in,
upon or about said Premises and for injuries to persons in or about said
Premises, from any cause arising at any time to the fullest extent permitted by
law, and Tenant shall indemnify, defend with counsel reasonably acceptable to
Landlord and hold Landlord, and their shareholders, directors, officers,
trustees, employees, partners, affiliates and agents from any claims,
liabilities, costs or expenses incurred or suffered arising from the use of
occupancy of the Premises or any part of the Project by Tenant or Tenant's
Agents, the acts or omissions of Tenant or Tenant's Agents, Tenant's breach of
this Lease, or any damage or injury to person or property from any cause, except
to the extent caused by the willful misconduct or active negligence of Landlord
or from the failure of Tenant to keep the Premises in good condition and repair
as herein provided, except to the extent due to the gross negligence or willful
misconduct of Landlord.  Further, in the event Landlord is made party to any
litigation due to the acts or omission of Tenant and Tenant's Agents, Tenant
will indemnify, defend (with counsel reasonably acceptable to Landlord) and hold
Landlord harmless from any

                                    PAGE 17
<PAGE>

such claim or liability including Landlord's costs and expenses and reasonable
attorney's fees incurred in defending such claims.

15.  DESTRUCTION OF PREMISES:

  A. Landlord's Obligation to Restore': In the event of a destruction of the
Premises during the Lease Term Landlord shall use due diligence to as promptly
as practicable repair, at Landlord's cost (subject to Tenant reimbursement for
applicable insurance deductibles to the extent Tenant is responsible for such
deductibles), the Premises to substantially the same condition to that which
existed prior to such destruction.  Such destruction shall not annul or void
this Lease; however, Tenant shall be entitled to a proportionate reduction of
Base Monthly Rent commencing from the date of destruction, such proportionate
reduction to be based upon the extent to which the repairs interfere with
Tenant's business in the Premises, as reasonably determined by Landlord. In no
event shall Landlord be required to replace or restore Alterations, Tenant
Improvements paid for by Tenant from sources other than the Work Allowance or
Tenant's fixtures or personal property.  With respect to a destruction which
Landlord is obligated to repair or may elect to repair under the terms of this
Section, Tenant waives the provisions of Section 1932, and Section 1933,
Subdivision 4, of the Civil Code of the State of California, and any other
similarly enacted statute, and the provisions of this Section 15 shall govern in
the case of such destruction.

  B. Limitations on Landlord's Restoration Obligation': Notwithstanding the
provisions of Section 15.A, Landlord shall have no obligation to repair, or
restore the Premises if any of the following occur:  (i) if the repairs cannot
be made in one  (1) year from the date of receipt of all governmental approvals
necessary under the laws and regulations of State, Federal, County or Municipal
authorities, as reasonably determined by Landlord, (ii) if the holder of the
first deed of trust or mortgage encumbering the Building elects not to permit
the insurance proceeds payable upon damage or destruction to be used for such
repair or restoration, (iii) the damage or destruction is not fully covered by
the insurance maintained by Landlord (excluding deductible amounts) and any
amounts Tenant elects, in its sole discretion, to pay towards the cost of repair
or restoration, (iv) the damage or destruction occurs in the last six (6) months
of the Lease Term (unless Tenant elects to exercise any available option to
extend the Lease Term, (v) Tenant is in default pursuant to the provisions of
Section 13, or (vi) Tenant has vacated the Premises for more than ninety (90)
days.  In any such event Landlord may elect either to (i) complete the repair or
restoration, or (ii) terminate this Lease by providing Tenant written notice of
its election within sixty (60) days following the damage or destruction.  If (i)
the repairs cannot be made within one (1) year from the date of the damage or
destruction or (ii) the damage or destruction occurs in the last six (6) months
of the Lease Term, Tenant may elect to terminate this Lease by providing
Landlord written notice of its election within sixty (60) days following the
date of the damage or destruction.

16.  CONDEMNATION:    If any part of the Premises shall be taken for any public
or quasi-public use, under any statute or by right of eminent domain or private
purchase in lieu thereof, and only a part thereof remains which is susceptible
of occupation hereunder, this Lease shall, as to the part so taken, terminate as
of the day before title vests in the condemnor or purchaser ("Vesting Date") and
Base Monthly Rent payable hereunder shall be adjusted so that Tenant is required
to pay for the remainder of the Lease Term only such portion of Base Monthly
Rent as the value of the part remaining after such taking bears to the value of
the entire Premises prior to such taking.  If all of the Premises or such part
thereof be taken so that there does not remain a portion susceptible for
occupation hereunder, this Lease shall terminate on the Vesting Date.  If part
or all of the Premises be taken, all compensation awarded upon such taking shall
go to Landlord, and Tenant shall have no claim thereto; except Landlord shall
cooperate with Tenant, without cost to Landlord, to recover compensation for
damage to or taking of any Alterations, Tenant Improvements paid for by Tenant
from sources other than the Work Allowance, or for Tenant's moving costs.
Tenant hereby waives the provisions of California Code of Civil Procedures
Section 1265.130 and any other similarly enacted statue, and the provisions of
this Section 16 shall govern in the case of a taking.  Notwithstanding anything
to the contrary in this Lease, if as a result of any taking or sale in lieu
thereof under this Section 16, the Premises are no longer reasonably suitable
for Tenant's intended use, Tenant, upon written notice to Landlord, shall be
entitled to terminate this Lease as of the Vesting Date.

17.  ASSIGNMENT OR SUBLEASE:

  A. Consent by Landlord:    Except as specifically provided in this Section
17.E,

                                    PAGE 18
<PAGE>

Tenant may not assign, sublet, hypothecate, or allow a third party to use the
Premises without the express written consent of Landlord. In the event Tenant
desires to assign this Lease or any interest herein or sublet the Premises or
any part thereof, Tenant shall deliver to Landlord (i) the proposed agreements
and all ancillary agreements with the proposed assignee/subtenant, (ii) current
financial statements of the transferee covering the preceding three years (if
available), (iii) the nature of the proposed transferee's business to be carried
on in the Premises, (iv) a statement outlining all consideration to be given on
account of the Transfer, and (v) a current financial statement of Tenant.
Landlord may condition its approval of any Transfer on receipt of a
certification from both Tenant and the proposed transferee of all consideration
to be paid to Tenant in connection with such Transfer. At Landlord's request,
Tenant shall also provide additional information reasonably required by Landlord
to determine whether it will consent to the proposed assignment or sublease.
Landlord shall have a ten (10) business day period following receipt of all the
foregoing within which to notify Tenant in writing that Landlord elects to: (i)
terminate this Lease in the event the proposed sublease or assignment is for
more than three (3) full floors within the Premises; (ii) permit Tenant to
assign or sublet such space to the named assignee/subtenant on the terms and
conditions set forth in the notice; or (iii) refuse consent. If Landlord should
fail to notify Tenant in writing of such election within the 10 business-day
period, Landlord shall be deemed to have elected option (iii) above. In the
event Landlord elects option (i) above, Landlord shall reimburse Tenant for any
unamortized Tenant Improvement costs paid by Tenant and this Lease shall expire
with respect to such part of the Premises on the date upon which the proposed
sublease or transfer was to commence, and from such date forward, Base Monthly
Rent and Tenant's Allocable Share of all other costs and charges shall be
adjusted based upon the proportion that the rentable area of the Premises
remaining bears to the total rentable area of the Building. In the event
Landlord elects option (ii) above, Landlord's written consent to the proposed
assignment or sublease shall not be unreasonably withheld, provided and upon the
condition that: (i) the proposed assignee or subtenant is engaged in a business
that is limited to the use expressly permitted under this Lease; (ii) the
proposed assignee or subtenant is a company with sufficient financial worth and
management ability to undertake the financial obligation of this Lease and
Landlord has been furnished with reasonable proof thereof; (iii) the proposed
assignment or sublease is in form reasonably satisfactory to Landlord; (iv)
Tenant reimburses Landlord on demand for any reasonable costs that may be
incurred by Landlord in connection with said assignment or sublease, including
the costs of making investigations as to the acceptability of the proposed
assignee or subtenant, and legal costs not to exceed $2,000.00 incurred in
connection with the granting of any requested consent; and (v) Tenant shall not
have advertised or publicized in any way the availability of the Premises
without prior notice to Landlord. In the event all or any one of the foregoing
conditions are not satisfied, Landlord shall be considered to have acted
reasonably if it withholds its consent. Notwithstanding the foregoing, Landlord
agrees that it will not exercise its right to terminate this Lease for either:
(i) an assignment or sublease during the first thirty six (36) months of the
Lease Term; or (ii) any assignment or sublease affecting less than three (3)
full floors of the Premises.

  B. Assignment or Subletting Consideration:    Beginning thirty six (36) months
after the Commencement Date, any rent or other economic consideration realized
by Tenant under any sublease and assignment, in excess of the Base Monthly Rent
payable hereunder and reasonable subletting and assignment costs (including but
not limited to legal fees, real estate commissions, advertising fees, and
unamortized Tenant Improvements paid for by Tenant, provided further that such
Tenant Improvements have value to the incoming subtenant), shall be divided and
paid fifty percent (50%) to Landlord and fifty percent (50%) to Tenant.
Tenant's obligation to pay over Landlord's portion of the consideration
constitutes an obligation for additional rent hereunder.  The above provisions
relating to Landlord's right to terminate the Lease and relating to the
allocation of excess rent are independently negotiated terms of the Lease which
constitute a material inducement for the Landlord to enter into the Lease, and
are agreed by the Parties to be commercially reasonable.  No assignment or
subletting by Tenant shall relieve it of any obligation under this Lease.  Any
assignment or subletting which conflicts with the provisions hereof shall be
void.

  C. No Release:    Any assignment or sublease shall be made only if and shall
not be effective until the assignee or subtenant shall execute, acknowledge, and
deliver to Landlord an agreement, in form and substance satisfactory to
Landlord, whereby the assignee or subtenant shall assume all the obligations of

                                    PAGE 19
<PAGE>

this Lease on the part of Tenant to be performed or observed under the sublease
and shall be subject to all the covenants, agreements, terms, provisions and
conditions in this Lease.  Notwithstanding any such sublease or assignment and
the acceptance of rent by Landlord from any subtenant or assignee, Tenant and
any guarantor shall remain fully liable for the payment of Base Monthly Rent and
additional rent due, and to become due hereunder, for the performance of all the
covenants, agreements, terms, provisions and conditions contained in this Lease
on the part of Tenant to be performed and for all acts and omissions of any
licensee, subtenant, assignee or any other person claiming under or through any
subtenant or assignee that shall be in violation of any of the terms and
conditions of this Lease, and any such violation shall be deemed a violation by
Tenant.  Tenant shall indemnify, defend and hold Landlord harmless from and
against all losses, liabilities, damages, costs and expenses (including
reasonable attorney fees) resulting from any claims that may be made against
Landlord by the proposed assignee or subtenant or by any real estate brokers or
other persons claiming compensation in connection with the proposed assignment
or sublease.

  D. Reorganization of Tenant:    The provisions of this Section 17.D shall
apply if Tenant is a corporation and: (i) there is a dissolution, merger,
consolidation, or other reorganization of or affecting Tenant, where Tenant is
not the surviving corporation, or (ii) there is a sale or transfer to one person
or entity (or to any group of related persons or entities) of stock possessing
more than 50% of the total combined voting power of all classes of Tenant's
capital stock issued, outstanding and entitled to vote for the election of
directors, and after such sale or transfer of stock Tenant's stock is no longer
publicly traded. In a transaction under clause (i) the surviving corporation
shall promptly execute and deliver to Landlord an agreement in form reasonably
satisfactory to Landlord under which such surviving corporation assumes the
obligations of Tenant hereunder, and in a transaction under clause (ii) the
transferee or buyer shall promptly execute and deliver to Landlord an agreement
in form reasonably satisfactory to Landlord under which such transferee or buyer
assumes the obligations of Tenant under the Lease.

  E. Permitted Transfers:    Notwithstanding anything contained in this Section
17, so long as Tenant otherwise complies with the provisions of this Article,
Tenant may enter into any of the following transfers (a "Permitted Transfer")
without Landlord's prior consent, and Landlord shall not be entitled to
terminate the Lease or to receive any part of any subrent resulting therefrom
that would otherwise be due pursuant to Sections 17.A and 17.B.  Tenant may
sublease all or part of the Premises or assign its interest in this Lease to (i)
any corporation which controls, is controlled by, or is under common control
with the original Tenant to this Lease by means of an ownership interest of more
than 50%; (ii) a corporation which results from a merger, consolidation or other
reorganization in which Tenant is not the surviving corporation, so long as the
surviving corporation has a net worth at the time of such assignment that is
equal to or greater than the net worth of Tenant immediately prior to such
transaction; and (iii) a corporation which purchases or otherwise acquires all
or substantially all of the assets of Tenant so long as such acquiring
corporation has a net worth at the time of such assignment that is equal to or
greater than the net worth of Tenant immediately prior to such transaction.

  F. Effect of Default:    In the event of Tenant's default beyond any
applicable cure period, Tenant hereby assigns all rents due from any assignment
or subletting to Landlord as security for performance of its obligations under
this Lease, and Landlord may collect such rents as Tenant's Attorney-in-Fact,
except that Tenant may collect such rents unless a default occurs as described
in Section 13 above.  A termination if the Lease due to Tenant's default shall
not automatically terminate an assignment or sublease then in existence; rather
at Landlord's election, such assignment or sublease shall survive the Lease
termination, the assignee or subtenant shall attorn to Landlord, and Landlord
shall undertake the obligations of Tenant under the sublease or assignment;
except that Landlord shall not be liable for prepaid rent, security deposits or
other defaults of Tenant to the subtenant or assignee, or for any acts or
omissions of Tenant and Tenant's Agents.

  G. Conveyance by Landlord:    As used in this Lease, the term "Landlord" is
defined only as the owner for the time being of the Premises, so that in the
event of any sale or other conveyance of the Premises or in the event of a
master lease of the Premises, Landlord shall be entirely freed and relieved of
all its covenants and obligations hereunder, and it shall be deemed and
construed, without further agreement between the Parties and the purchaser at
any such sale or the master tenant of the Premises, that the purchaser or master
tenant of the Premises has assumed and agreed

                                    PAGE 20
<PAGE>

to carry out any and all covenants and obligations of Landlord hereunder. Such
transferor shall transfer and deliver Tenant's security deposit to the purchaser
at any such sale or the master tenant of the Premises, and thereupon the
transferor shall be discharged from any further liability in reference thereto.

  H. Successors and Assigns:    Subject to the provisions this Section 17, the
covenants and conditions of this Lease shall apply to and bind the heirs,
successors, executors, administrators and assigns of all Parties hereto; and all
Parties hereto comprising Tenant shall be jointly and severally liable
hereunder.

18.  OPTION TO EXTEND THE LEASE TERM:

  A. Grant and Exercise of Option:    Landlord grants to Tenant, subject to the
terms and conditions set forth in this Section 18.A, one (1) option (the
"Option") to extend the Lease Term for an additional term (the "Option Term").
The Option Term shall be for a period of sixty (60) months and shall be
exercised, if at all, by written notice to Landlord no earlier than twelve (12)
months prior to the date the Lease Term would expire but for such exercise but
no later than nine (9) months prior to the date the Lease Term would expire but
for such exercise, time being of the essence for the giving of such notice.  If
Tenant exercises the Option, all of the terms, covenants and conditions of this
Lease shall apply except for the grant of additional Options pursuant to this
Section, provided that Base Monthly Rent for the Premises payable by Tenant
during the Option Term shall be the greater of (i) the average amount of Base
Monthly Rent paid during the initial Lease Term ("Floor Rent"), and (ii) the
Fair Market Rental as hereinafter defined.  Notwithstanding anything herein to
the contrary, if Tenant is in monetary or material non-monetary default under
any of the terms, covenants or conditions of this Lease beyond applicable cure
periods either at the time Tenant exercises the Option or at any time thereafter
prior to the commencement date of the Option Term, Landlord shall have, in
addition to all of Landlord's other rights and remedies provided in this Lease,
the right to terminate the Option upon notice to Tenant, in which event the
Lease Term shall not be extended pursuant to this Section 18.A.  As used herein,
the term "Fair Market Rental" is defined as the rental and all other monetary
payments, including any escalations and adjustments thereto (including without
limitation Consumer Price Indexing) that Landlord could obtain during the Option
Term from a third party desiring to lease the Premises, based upon the current
use and other potential uses of the Premises, as determined by the rents then
being obtained for new leases of space comparable in age and quality to the
Premises in the same real estate submarket as the Building.  Fair Market Rental
shall further take into account that (i) Tenant is in occupancy and making
functional use of the Premises in its then existing condition, and (ii) no
additional work allowance, tenant improvement investment, or leasing commission
shall be required by Landlord.

  B. Determination of Fair Market Rental:    If Tenant exercises the Option,
Landlord shall send Tenant a notice setting forth the Fair Market Rental for the
Option Term within thirty (30) days following the Exercise Date.  If Tenant
disputes Landlord's determination of Fair Market Rental for the Option Term,
Tenant shall, within thirty (30) days after the date of Landlord's notice
setting forth Fair Market Rental for the Option Term, send to Landlord a notice
stating that Tenant either elects to terminate its exercise of the Option, in
which event the Option shall lapse and this Lease shall terminate on the
Expiration Date, or that Tenant disagrees with Landlord's determination of Fair
Market Rental for the Option Term and elects to resolve the disagreement as
provided in Section 18.C below. If Tenant does not send Landlord a notice as
provided in the previous sentence, Landlord's determination of Fair Market
Rental shall be the Base Monthly Rent payable by Tenant during the Option Term.
If Tenant elects to resolve the disagreement as provided in Section 18.C and
such procedures are not concluded prior to the commencement date of the Option
Term, Tenant shall pay to Landlord as Base Monthly Rent the Fair Market Rental
as determined by Landlord in the manner provided above.  If the Fair Market
Rental as finally determined pursuant to Section 18.C is greater than Landlord's
determination, Tenant shall pay Landlord the difference between the amount paid
by Tenant and the Fair Market Rental as so determined in Section 18.C within
thirty (30) days after such determination.  If the Fair Market Rental as finally
determined in Section 18.C is less than Landlord's determination, the difference
between the amount paid by Tenant and the Fair Market Rental as so determined in
Section 18.C shall be credited against the next installments of Base Monthly
Rent due from Tenant to Landlord hereunder.

  C.   Resolution of a Disagreement over the Fair Market Rental:    Any
disagreement regarding Fair Market Rental shall be resolved as follows:

                                    PAGE 21
<PAGE>

     1.  Within thirty (30) days after Tenant's response to Landlord's notice
setting forth the Fair Market Rental, Landlord and Tenant shall meet at a
mutually agreeable time and place, in an attempt to resolve the disagreement.

     2.  If within the 30-day period referred to above, Landlord and Tenant
cannot reach agreement as to Fair Market Rental, each party shall select one
appraiser to determine Fair Market Rental.  Each such appraiser shall arrive at
a determination of Fair Market Rental and submit their conclusions to Landlord
and Tenant within thirty (30) days after the expiration of the 30-day
consultation period described above.

     3.  If only one appraisal is submitted within the requisite time period, it
shall be deemed as Fair Market Rental.  If both appraisals are submitted within
such time period and the two appraisals so submitted differ by less than ten
percent (10%), the average of the two shall be deemed as Fair Market Rental.  If
the two appraisals differ by more than 10%, the appraisers shall immediately
select a third appraiser who shall, within thirty (30) days after his selection,
make and submit to Landlord and Tenant a determination of Fair Market Rental.
This third appraisal will then be averaged with the closer of the two previous
appraisals and the result shall be Fair Market Rental.

     4.  All appraisers specified pursuant to this Section shall be members of
the American Institute of Real Estate Appraisers with not less than ten (10)
years experience appraising office and industrial properties in the Santa Clara
Valley.  Each party shall pay the cost of the appraiser selected by such party
and one-half of the cost of the third appraiser.

  D. Personal to Tenant:    All Options provided to Tenant in this Lease are
personal and granted to Brio Technology, Inc. (and any transferee under a
Permitted Transfer) and are not exercisable by any third party should Tenant
assign or sublet all or a portion of its rights under this Lease, unless
Landlord consents to permit exercise of any option by any assignee or subtenant,
in Landlord's sole and absolute discretion.  In the event Tenant has multiple
options to extend this Lease, a later option to extend the Lease cannot be
exercised unless the prior option has been properly exercised.

  E.  Right to Rescind:  If the determination of Fair Market Rental pursuant to
the foregoing provision results in a Fair Market Rental which is in excess of
the Floor Rent, Tenant shall be entitled to rescind its exercise of the Option
within ten (10) days after the date on which Tenant is notified of the
determination of Fair Market Rental, in which event the Lease Term shall be
extended from the date on which the Lease would have expired if the Option were
never exercised plus an additional period of three (3) months at a rate equal to
110% of the rent payable during the last month of the original Lease Term.

  19.  RIGHT OF FIRST OFFERING TO LEASE:

     A.  Grant:    Landlord hereby grants Tenant a right of first offering to
lease the 4988 Building.  Prior to Landlord offering to lease the 4988 Building
to a third party (other than the third parties with existing rights as of the
Effective Date), Landlord shall give Tenant written notice of such desire and
the terms and other information under which Landlord intends to lease the 4988
Building.  Provided at the time of exercise, (i) Tenant is not in default beyond
any applicable cure period, and (ii) Tenant's then current net worth (as
evidenced by its most recent financial statements) is at least equal to its net
worth at the time of execution of this Lease, Tenant shall have the option,
which must be exercised, if at all, by written notice to Landlord within seven
(7) business days after Tenant's receipt of Landlord's notice, to lease the 4988
Building at the rent and terms of lease specified in the notice.  In the event
Tenant timely exercises such option to lease the 4988 Building, Landlord shall
lease the 4988 Building to Tenant, and Tenant shall lease the 4988 Building from
Landlord in accordance with the rent and terms specified in Landlord's notice.
Landlord and Tenant shall, in good faith, attempt to reach agreement on the
terms of a mutually acceptable lease agreement consistent with the terms set
forth in Landlord's notice within thirty (30) days of Landlord's notice.  In the
event (i) Landlord and Tenant are unable to reach agreement on a mutually
acceptable lease within such thirty (30) day period or (ii) Tenant fails to
exercise Tenant's option within said ten (10) day period, Landlord shall have
one hundred eighty (180) days thereafter to lease the 4988 Building at no less
than ninety percent (90%) of the rental rate and upon the same or substantially
the same other terms of lease as specified in the notice to Tenant.  In the
event Landlord fails to lease the 4988 Building within said one hundred eighty
(180) day period or in the event Landlord proposes to lease the 4988 Building at
less than ninety percent (90%) of the rental rate or on other material terms
which are

                                    PAGE 22
<PAGE>

more favorable to the prospective tenant than that proposed to Tenant, Landlord
shall be required to resubmit such offer to Tenant in accordance with this Right
of First Offering.

     B.  Exclusions:    Notwithstanding the foregoing, this Right of First
Offering shall automatically terminate, (i) upon the expiration or sooner
termination of the Lease, or (ii) in the event that Landlord transfers its
interest in the Premises or in the 4988 Building, unless such transfer by
Landlord is to a related entity.

20.  GENERAL PROVISIONS:

  A. Attorney's Fees:    In the event a suit or alternative form of dispute
resolution is brought for the possession of the Premises, for the recovery of
any sum due hereunder, to interpret the Lease, or because of the breach of any
other covenant herein; then the losing party shall pay to the prevailing party
reasonable attorney's fees including the expense of expert witnesses,
depositions and court testimony as part of its costs which shall be deemed to
have accrued on the commencement of such action.  The prevailing party shall
also be entitled to recover all costs and expenses including reasonable
attorney's fees incurred in enforcing any judgment or award against the other
party.  The foregoing provision relating to post-judgment costs is severable
from all other provisions of this Lease.

  B. Authority of Parties:   Tenant represents and warrants that it is duly
formed and in good standing, and is duly authorized to execute and deliver this
Lease on behalf of said corporation, in accordance with a duly adopted
resolution of the Board of Directors of said corporation or in accordance with
the by-laws of said corporation, and that this Lease is binding upon said
corporation in accordance with its terms.  At Landlord's request, Tenant shall
provide Landlord with corporate resolutions or other proof in a form acceptable
to Landlord, authorizing the execution of the Lease.

  C. Brokers:    Tenant and Landlord represent it has not utilized or contacted
a real estate broker or finder with respect to this Lease other than CB Richard
Ellis, Inc. and Tenant and Landlord agree to indemnify, defend and hold each
other harmless against any claim, cost, liability or cause of action asserted by
any other broker or finder claiming through the indemnifying party.

  D. Choice of Law:    This Lease shall be governed by and construed in
accordance with California law.   Except as provided in Section 19.E, venue
shall be Santa Clara County.

  E. Dispute Resolution: Landlord and Tenant and any other party that may become
a party to this Lease or be deemed a party to this Lease including any
subtenants agree that, except for any claim by Landlord for unlawful detainer or
any claim within the jurisdiction of the small claims court (which small claims
court shall be the sole court of competent jurisdiction), any controversy,
dispute, or claim of whatever nature arising out of, in connection with or in
relation to the interpretation, performance or breach of this Lease, including
any claim based on contract, tort, or statute, shall be resolved at the request
of any party to this agreement through a two-step dispute resolution process
administered by J.A.M.S. or another judicial mediation service mutually
acceptable to the parties located in Santa Clara County, California. The dispute
resolution process shall involve first, mediation, followed, if necessary, by
final and binding arbitration administered by and in accordance with the then
existing rules and practices of J.A.M.S. or other judicial mediation service
selected. In the event of any dispute subject to this provision, either party
may initiate a request for mediation and the parties shall use reasonable
efforts to promptly select a J.A.M.S. mediator and commence the mediation. In
the event the parties are not able to agree on a mediator within thirty (30)
days, J. A. M. S. or another judicial mediation service mutually acceptable to
the parties shall appoint a mediator. The mediation shall be confidential and in
accordance with California Evidence Code (S) 1119 et. seq. The mediation shall
be held in Santa Clara County, California and in accordance with the existing
rules and practice of J. A. M. S. (or other judicial and mediation service
selected). The parties shall use reasonable efforts to conclude the mediation
within sixty (60) days of the date of either party's request for mediation.  The
mediation shall be held prior to any arbitration or court action (other than a
claim by Landlord for unlawful detainer or any claim within the jurisdiction of
the small claims court which are not subject to this mediation/arbitration
provision and may be filed directly with a court of competent jurisdiction).
Should the prevailing party in any dispute subject to this Section 19.E attempt
an arbitration or a court action before attempting to mediate, the prevailing
party shall not be entitled to attorney's fees that might otherwise be available
to them in a court action or arbitration and in addition thereto, the party who
is determined by the arbitrator to have resisted mediation, shall be sanctioned
by the

                                    PAGE 23
<PAGE>

arbitrator or judge.

IF A MEDIATION IS CONDUCTED BUT IS UNSUCCESSFUL, IT SHALL BE FOLLOWED BY FINAL
AND BINDING ARBITRATION ADMINISTERED BY AND IN ACCORDANCE WITH THE THEN EXISTING
RULES AND PRACTICES OF J.A.M.S. OR THE OTHER JUDICIAL AND MEDIATION SERVICE
SELECTED, AND JUDGMENT UPON ANY AWARD RENDERED BY THE ARBITRATOR(S) MAY BE
ENTERED BY ANY STATE OR FEDERAL COURT HAVING JURISDICTION THEREOF AS PROVIDED BY
CALIFORNIA CODE OF CIVIL PROCEDURE SECTION 1280 ET. SEQ, AS SAID STATUTES THEN
APPEAR, INCLUDING ANY AMENDMENTS TO SAID STATUTES OR SUCCESSORS TO SAID STATUTES
OR AMENDED STATUTES, EXCEPT THAT IN NO EVENT SHALL THE PARTIES BE ENTITLED TO
PROPOUND INTERROGATORIES OR REQUEST FOR ADMISSIONS DURING THE ARBITRATION
PROCESS. THE ARBITRATOR SHALL BE A RETIRED JUDGE OR A LICENSED CALIFORNIA
ATTORNEY. THE VENUE FOR ANY SUCH ARBITRATION OR MEDIATION SHALL BE IN SANTA
CLARA COUNTY, CALIFORNIA.

NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE
ARISING OUT OF THE MATTERS INCLUDED IN THE "MEDIATION AND ARBITRATION OF
DISPUTES" PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW
AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED
IN A COURT OR FURY TRIAL.  BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP
YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE
SPECIFICALLY INCLUDED IN THE "MEDIATION AND ARBITRATION OF DISPUTES" PROVISION.
IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY
BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL
PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.

WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING
OUT OF THE MATTERS INCLUDED IN THE "MEDIATION AND ARBITRATION OF DISPUTES"
PROVISION TO NEUTRAL ARBITRATION.

LANDLORD:  ______      TENANT:  _______

  F. Entire Agreement:    This Lease and the exhibits attached hereto contains
all of the agreements and conditions made between the Parties hereto and may not
be modified orally or in any other manner other than by written agreement signed
by all parties hereto or their respective successors in interest.  This Lease
supersedes and revokes all previous negotiations, letters of intent, lease
proposals, brochures, agreements, representations, promises, warranties, and
understandings, whether oral or in writing, between the parties or their
respective representatives or any other person purporting to represent Landlord
or Tenant.

  G. Entry by Landlord:    Upon prior notice to Tenant and subject to Tenant's
reasonable security regulations, Tenant shall permit Landlord and his agents to
enter into and upon the Premises at all reasonable times, and without any rent
abatement or reduction or any liability to Tenant for any loss of occupation or
quiet enjoyment of the Premises thereby occasioned, for the following purposes:
(i) inspecting and maintaining the Premises; (ii) making repairs, alterations or
additions to the Premises; (iii) erecting additional building(s) and
improvements on the land where the Premises are situated or on adjacent land
owned by Landlord; (iv) performing any obligations of Landlord under the Lease
including remediation of Hazardous Materials if determined to be the
responsibility of Landlord, (v) posting and keeping posted thereon notices of
non-responsibility for any construction, alteration or repair thereof, as
required or permitted by any law, and (vi) showing the Premises to Landlord's or
the Master Landlord's existing or potential successors, purchaser, and lenders.
Tenant shall permit Landlord and his agents, at any time within two hundred
seventy (270) days prior to the Expiration Date (or at any time during the Lease
if Tenant is in default hereunder beyond any applicable cure period), to place
upon the Premises "For Lease" signs and exhibit the Premises to real estate
brokers and prospective tenants at reasonable hours.  The foregoing
notwithstanding, Landlord and its agents:  (i) shall not enter the Premises
without first giving twenty-four (24) hours notice to Tenant of such entry
except in the case of emergency, (ii) shall

                                    PAGE 24
<PAGE>

be accompanied by an employee of Tenant at all times while in the Premises,
(iii) shall comply with Tenant's security procedures applicable to the Premises,
and (iv) shall not unreasonably interfere with Tenant's use of the Premises.

  H. Estoppel Certificates:    At any time during the Lease Term, Tenant shall,
within ten (10) business days following written notice from Landlord, execute
and deliver to Landlord a written statement certifying, if true, the following:
(i) that this Lease is unmodified and in full force and effect (or, if modified,
stating the nature of such modification); (ii) the date to which rent and other
charges are paid in advance, if any; (iii) acknowledging that there are not, to
Tenant's knowledge, any uncured defaults on Landlord's part hereunder (or
specifying such defaults if they are claimed); and (iv) such other information
as Landlord may reasonably request.  Any such statement may be conclusively
relied upon by any prospective purchaser or encumbrancer of Landlord's interest
in the Premises.  Tenant's failure to deliver such statement within such time
shall be conclusive upon the Tenant that this Lease is in full force and effect
without modification, except as may be represented by Landlord, and that there
are no uncured defaults in Landlord's performance.  If Tenant is not a public
company, Tenant agrees to provide, within five (5) days of Landlord's request,
Tenant's most recent three (3) years of audited financial statements for
Landlord's use in financing or sale of the Premises or Landlord's interest
therein.

  I. Exhibits:    All exhibits referred to are attached to this Lease and
incorporated by reference.

  J. Interest:    All rent due hereunder, if not paid when due, shall bear
interest at the rate of the Reference Rate published by Bank of America, San
Francisco Branch, plus two percent (2%) per annum from that date until paid in
full ("Agreed Interest Rate").  This provision shall survive the expiration or
sooner termination of the Lease.  Despite any other provision of this Lease, the
total liability for interest payments shall not exceed the limits, if any,
imposed by the usury laws of the State of California.  Any interest paid in
excess of those limits shall be refunded to Tenant by application of the amount
of excess interest paid against any sums outstanding in any order that Landlord
requires.  If the amount of excess interest paid exceeds the sums outstanding,
the portion exceeding those sums shall be refunded in cash to Tenant by
Landlord.  To ascertain whether any interest payable exceeds the limits imposed,
any non-principal payment (including late charges) shall be considered to the
extent permitted by law to be an expense or a fee, premium, or penalty rather
than interest.

  K. Modifications Required by Lender:     If any lender of Landlord or ground
lessor of the Premises requires a modification of this Lease that will not
increase Tenant's cost or expense or materially or adversely change Tenant's
rights and obligations, this Lease shall be so modified and Tenant shall execute
whatever documents are required and deliver them to Landlord within ten (10)
days after the request.

  L. No Presumption Against Drafter:    Landlord and Tenant understand, agree
and acknowledge that this Lease has been freely negotiated by both Parties; and
that in any controversy, dispute, or contest over the meaning, interpretation,
validity, or enforceability of this Lease or any of its terms or conditions,
there shall be no inference, presumption, or conclusion drawn whatsoever against
either party by virtue of that party having drafted this Lease or any portion
thereof.

  M. Notices:    All notices, demands, requests, or consents required to be
given under this Lease shall be sent in writing by U.S. certified mail, return
receipt requested, nationally recognized overnight carrier, or by personal
delivery addressed to the party to be notified at the address for such party
specified in Section 1 of this Lease, or to such other place as the party to be
notified may from time to time designate by at least fifteen (15) days prior
notice to the notifying party.  When this Lease requires service of a notice,
that notice shall replace rather than supplement any equivalent or similar
statutory notice, including any notices required by Code of Civil Procedure
Section 1161 or any similar or successor statute.  When a statute requires
service of a notice in a particular manner, service of that notice (or a similar
notice required by this Lease) shall replace and satisfy the statutory service-
of-notice procedures, including those required by Code of Civil Procedure
Section 1162 or any similar or successor statute.

  N. Asset Management:    In addition, Tenant agrees to pay Landlord along with
the expenses to be reimbursed by Tenant a monthly fee for asset management
services rendered by either Landlord or a third party manager engaged by
Landlord (which may be a party affiliated with Landlord), in the amount of one
and 50/100 percent (1.5%) of the Base Monthly

                                    PAGE 25
<PAGE>

Rent.

  O. Rent:    All monetary sums due from Tenant to Landlord under this Lease,
including, without limitation those referred to as "additional rent", shall be
deemed as rent.

  P. Representations:    Tenant acknowledges that neither Landlord nor any of
its employees or agents have made any agreements, representations, warranties or
promises with respect to the Premises or with respect to present or future
rents, expenses, operations, tenancies or any other matter.  Except as herein
expressly set forth herein, Tenant relied on no statement of Landlord or its
employees or agents for that purpose.

  Q. Rights and Remedies:    Subject to Section 14 above, All rights and
remedies hereunder are cumulative and not alternative to the extent permitted by
law, and are in addition to all other rights and remedies in law and in equity.

  R. Severability:    If any term or provision of this Lease is held
unenforceable or invalid by a court of competent jurisdiction, the remainder of
the Lease shall not be invalidated thereby but shall be enforceable in
accordance with its terms, omitting the invalid or unenforceable term.

  S. Submission of Lease:    Submission of this document for examination or
signature by the parties does not constitute an option or offer to lease the
Premises on the terms in this document or a reservation of the Premises in favor
of Tenant.  This document is not effective as a lease or otherwise until
executed and delivered by both Landlord and Tenant.

  T. Subordination:    This Lease is subject and subordinate to ground and
underlying leases, mortgages and deeds of trust (collectively "Encumbrances")
which may now affect the Premises, to any covenants, conditions or restrictions
of record, and to all renewals, modifications, consolidations, replacements and
extensions thereof; provided, however, if the holder or holders of any such
Encumbrance ("Holder") require that this Lease be prior and superior thereto,
within seven (7) days after written request of Landlord to Tenant, Tenant shall
execute, have acknowledged and deliver all documents or instruments, in the form
presented to Tenant, which Landlord or Holder deems necessary or desirable for
such purposes.  Landlord shall have the right to cause this Lease to be and
become and remain subject and subordinate to any and all Encumbrances which are
now or may hereafter be executed covering the Premises or any renewals,
modifications, consolidations, replacements or extensions thereof, for the full
amount of all advances made or to be made thereunder and without regard to the
time or character of such advances, together with interest thereon and subject
to all the terms and provisions thereof; provided only, that in the event of
termination of any such lease or upon the foreclosure of any such mortgage or
deed of trust, Holder agrees to recognize Tenant's rights under this Lease as
long as Tenant is not then in default and continues to pay Base Monthly Rent and
additional rent and observes and performs all required provisions of this Lease.
Within ten (10) days after Landlord's written request, Tenant shall execute any
documents required by Landlord or the Holder to make this Lease subordinate to
any lien of the Encumbrance.  If Tenant fails to do so, then in addition to such
failure constituting a default by Tenant, it shall be deemed that this Lease is
so subordinated to such Encumbrance. Notwithstanding anything to the contrary in
this Section, Tenant hereby attorns and agrees to attorn to any entity
purchasing or otherwise acquiring the Premises at any sale or other proceeding
or pursuant to the exercise of any other rights, powers or remedies under such
encumbrance.

  U. Survival of Indemnities:  All indemnification, defense, and hold harmless
obligations of Landlord and Tenant under this Lease shall survive the expiration
or sooner termination of the Lease.

  V. Time:    Time is of the essence hereunder.

  W. Transportation Demand Management Programs:  Should a government agency or
municipality require Landlord to institute TDM (Transportation Demand
Management) facilities and/or programs, Tenant agrees that the cost of TDM
imposed facilities and programs required on the Premises, including but not
limited to employee showers, lockers, cafeteria, or lunchroom facilities, shall
be paid by Tenant.  Further, any ongoing costs or expenses associated with a TDM
program which are required for the Premises and not provided by Tenant, such as
an on-site TDM coordinator, shall be provided by Landlord with such costs being
included as additional rent and reimbursed to Landlord by Tenant within thirty
(30) days after demand. If TDM facilities and programs are instituted on a
Project wide basis, Tenant shall pay its proportionate share of such costs in
accordance with Section 8 above.

                                    PAGE 26
<PAGE>

  X. Waiver of Right to Jury Trial:    Landlord and Tenant waive their
respective rights to trial by jury of any contract or tort claim, counterclaim,
cross-complaint, or cause of action in any action, proceeding, or hearing
brought by either party against the other on any matter arising out of or in any
way connected with this Lease, the relationship of Landlord and Tenant, or
Tenant's use or occupancy of the Premises, including any claim of injury or
damage or the enforcement of any remedy under any current or future law,
statute, regulation, code, or ordinance.

                                    PAGE 27
<PAGE>

IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease on the day and
year first above written.

Landlord:  SOBRATO DEVELOPMENT          Tenant:  BRIO TECHNOLOGY, INC.
COMPANY #961                                   a California Corporation
a California Limited Partnership

By: /s/ John M. Sobrato
    --------------------------           * By: /s/ Yorgen H. Edholm
                                               --------------------------------
Its:  General Partner                    Its:  CEO
                                               --------------------------------
                                         * By: /s/ Karen J. Willem
                                               --------------------------------
                                         Its:  CFO
                                               --------------------------------

* NOTE:  This lease must be signed by two (2) officers of such corporation: one
being the chairman of the board, the president, or a vice president, and the
other being the secretary, an assistant secretary, the chief financial officer
or an assistant treasurer.  If one (1) individual is signing in two (2) of the
foregoing capacities, that individual must sign twice; once as one officer and
again as the other officer and in such event, Tenant must deliver to Landlord a
certified copy of a corporate resolution authorizing the signatory to execute
this Lease.

                                    PAGE 28
<PAGE>

                  EXHIBIT "A" - Premises, Building & Project

                                    PAGE 29
<PAGE>

   EXHIBIT "B" - Declaration of Reciprocal Easement, Easements and Covenants

                                    PAGE 30
<PAGE>

              EXHIBIT "C" - Office Shell Plans and Specifications

                       (sheet references to be attached)

                                    PAGE 31
<PAGE>

           EXHIBIT "D" - Tenant Improvement Plans and Specifications

                       (sheet references to be attached)

                                    PAGE 32
<PAGE>

            Exhibit "E" - Exclusions to Reimbursable Operating Costs

Reimbursable Operating Costs shall not include:
(a) costs incurred in connection with the original construction of the Building
    Office Shell and Project and costs of repairing, replacing or otherwise
    correcting latent defects and costs incurred (less costs of recovery) for
    any item to the extent covered by a manufacturer's, materialman's, vendor's
    or Landlord's warranty and paid by such manufacturer, materialman, vendor or
    Landlord;
(b) non-cash items such as deductions for depreciation and amortization;
(c) costs, including legal fees and space planners' fees, incurred in connection
    with the original construction or development of the Building or the
    original or future leasing of the Building, and costs, including permit,
    license and inspection costs and allowances and other concessions, incurred
    with respect to the installation of tenant improvements made for tenants in
    the Building or redecorating vacant leasable space for tenants of other
    occupants or prospective tenants or occupants of the Building;
(d) expenses directly resulting from the gross negligence of Landlord, its
    agents, servants or employees;
(e) any recalculation of or additional Reimbursable Operating Costs (except
    Taxes) actually incurred more than two (2) years prior to the year in which
    Landlord proposes that such costs by included;
(f) rental for any space dedicated for conference facilities, storage
    facilities or exercise facilities;
(g) costs incurred in connection with the sale, financing, refinancing,
    mortgaging, selling or change of ownership of the Project or any portion
    thereof, including brokerage commissions, consultants attorneys' and
    accountants' fees, closing costs, title insurance premiums, transfer taxes
    and interest charges (subject to the provisions of Lease Section 10);
(h) costs for which landlord is reimbursed or entitled to be reimbursed by any
    tenant or occupant of the Project or by insurance by its carrier or any
    tenant's carrier (or if Landlord fails to carry the insurance required to be
    carried by Landlord pursuant to the Lease, costs which would have been
    covered by insurance had Landlord obtained the coverage required to be
    carried under the Lease) or by anyone else;
(i) any bad debt loss, rent loss, or reserves for bad debts or rent loss;
(j) costs associated with the operation of the business of the partnership or
    entity which constitutes Landlord, as the same are distinguished from the
    costs of the operation of the Project, costs associated with the operation
    of the business of the partnership or entity which constitutes Landlord
    including costs of partnership accounting and other legal matters, costs of
    defending any lawsuits

                                    PAGE 33
<PAGE>

    with any mortgagee, costs of incurred in connection with any disputes
    between Landlord and its employees, between Landlord and the Project or
    Building management, or between Landlord and other tenant or occupants, and
    Landlord's general corporate overhead and general and administrative
    expenses;
(k) wages and/or benefits attributable to personnel above the level of property
    manager or engineer;
(l) amounts paid as ground rental for the Project by Landlord;
(m) any compensation paid to clerks, attendants or other persons in commercial
    concessions operated by Landlord;
(n) costs, other than those incurred in ordinary maintenance and repair, for
    sculpture, paintings , fountains or other objects of art;
(o) costs incurred to comply with Laws or otherwise relating to the removal or
    abatement of hazardous material in the soils and costs incurred to comply
    with Laws otherwise relating to the removal or abatement of hazardous
    material in the Project, except as otherwise specifically provided in the
    Lease;
(p) costs arising from Landlord's charitable or political contributions; and
(q) the amounts of any payments by Landlord or to its affiliates for goods or
    services in the Project in excess of a reasonably competitive (but not
    necessarily the lowest) rate.

                                    PAGE 34EXHIBIT 10.90
                      MASTER TOWER SPACE LICENSE AGREEMENT

         This Master  Tower  Space  License  Agreement  dated May 25, 2000 (this
"Agreement")  is entered into by and between  AMERICAN  TOWER,  L.P., a Delaware
limited  partnership,  whose business address is 116 Huntington Avenue,  Boston,
Massachusetts  02116  (hereinafter  referred  to as the  "Licensor"),  and  U.S.
WIRELESS  CORPORATION,  a Delaware  corporation,  whose business address is 2303
Camino  Ramon,  San Ramon,  California  94583  (hereinafter  referred  to as the
"Licensee").

                                   BACKGROUND

WHEREAS,  Licensor  maintains  and  operates  an  extensive  network of wireless
communications facilities, throughout the United States; and

WHEREAS,  Licensee  desires  to obtain a license  for the  non-exclusive  use of
certain of these  facilities to operate its wireless  communications  equipment;
and

WHEREAS, this Agreement sets forth the terms and conditions by which Licensee or
its  Affiliates  may license  space  within these  facilities  and the terms and
conditions by which  Licensor or its  Affiliates may license such tower space to
the Licensee or its Affiliates.

                                   AGREEMENTS

         In consideration of the mutual covenants benefiting the parties hereto,
and for other good and valuable  consideration,  the receipt and  sufficiency of
which are  hereby  acknowledged  and  confessed,  the  parties  hereto  agree as
follows:

     1. Definitions.  Capitalized terms defined in the body of this Agreement or
in the Schedule hereto are indexed by location on Appendix I hereto. Capitalized
terms used in this Agreement but not defined herein are defined in Appendix I.

     2. Parties. Unless otherwise mutually agreed, the parties hereto agree that
the terms and  conditions  herein  shall be binding  upon and  exclusive to each
party  hereto and their  respective  Affiliates  with  respect to any license or
lease of space by Licensee or any of its  Affiliates  on a specified  portion of
any communications tower, rooftop, and/or any other structure capable of holding
antennas  and  other  radio  equipment  (the  "Tower(s)")  and  any  land  area,
communications buildings or shelters,  easements,  roadways and all improvements
thereto  now  or  hereinafter  owned  or  operated  by  Licensor  or  any of its
Affiliates  (all such  Towers,  ground  space  and  buildings,  shelters,  other
structures,  including other Towers located  thereon and facilities  under lease
the "Tower  Facility  (-ies)").  This  Agreement  shall not be applicable to any
Tower  Facility  which is (a)  managed  or  marketed  by  Licensor,  as agent or
representative, on behalf of a third party, or (b) located outside of the United
States of America. The parties acknowledge that each Schedule shall be signed by
the Licensor and Licensee or one of their  respective  Affiliates.  In the event
that any Schedule is executed by Licensor or its Affiliates under any trade name
utilized by the Licensor or its  Affiliates  and such  signatory does not hold a
real  property  or  leasehold  interest  in the  affected  Tower  Facility,  the
execution of such Schedule shall be deemed to have been properly executed by the
Licensor or  Licensor's  Affiliate  which  properly  holds such  interest in the
affected Tower Facility  (including,  without  limitation,  a leasehold interest
between Affiliates of the Licensor).

<PAGE>
3.       License of Tower Space.
         ----------------------

         3.1 Application for Co-location/Requests to License Space. From time to
time during the Term, Licensee may submit completed applications to Licensor (in
the  form of  Licensor's  then-current  application  form,  the  "Application"),
together with an application fee of five hundred dollars ($500.00) for each site
application,  to  request  the  licensing  of  Tower  Facilities  on any  one of
Licensor's  Towers.  Notwithstanding  the foregoing,  in the event that Licensor
performs Services on behalf of Licensee for a potential Tower Facility hereunder
pursuant to the Services  Agreement,  Licensor shall waive the  application  fee
with respect to the  application  associated with such potential Tower facility.
Licensee  may submit  applications  for  multiple  spaces at one time.  Upon the
execution  of this  Agreement,  Licensor  shall  provide to Licensee a qualified
Tower List which  enumerates  all Towers owned or operated by Licensor as of the
date first written above , which list is annexed hereto and incorporated  herein
as Appendix  III.  Licensor  shall update this list  periodically  as reasonably
requested  by Licensee but in no event to exceed more than one time per calendar
month.

                  (a) After  Licensee has submitted an  Application to Licensor,
Licensor  will  notify   Licensee  within  twenty  (20)  business  days  of  the
availability of the Tower; provided, however, that such twenty (20) business day
period shall be extended to the extent  reasonably  necessary  (not to exceed 30
days) in the event that Licensor's right to license the potential Tower Facility
to Licensee is subject (i) to a third party right of first refusal in which case
Licensor is required to submit  notice to such third party  within 15 days after
Licensor's  receipt of the application and, if applicable,  the application fee,
or (ii) subject to Section 4.3, to an Underlying Lessor's consent or approval in
which case Licensor is required to submit the request to such Underlying  Lessor
within 15 days after  Licensor's  receipt of the application and, if applicable,
the application  fee; and,  thereafter,  Licensor shall  diligently  pursue such
consent or resolution  of the right of first  refusal.  If  available,  Licensor
shall submit a Tower Space  License (the  "License"  or  "Schedule"),  a form of
which is annexed  hereto  and  incorporated  herein as  Appendix  IV,  providing
Licensee  with the  pricing,  proposed  location  of the  Equipment  within  the
Facilities  and if  there  are  any  improvements  or  structural  modifications
required on the Tower to  accommodate  the  Equipment,  or any other  conditions
associated with such proposed License. Licensee shall notify Licensor in writing
no more that  twenty  (20)  Business  Days after  receipt  of the  License if it
accepts  Licensor's  offer by  returning  to  Licensor  three (3)  executed  and
otherwise unaltered  counterparts of the Schedule offered to Licensee.  The date
of the  Parties  execution  of the Tower  Space  License  shall be the  "License
Commencement  Date". The offer of license  expressed in any individual  Schedule
offered to Licensee shall  automatically  expire and become void if not accepted
and executed by Licensee  and such  acceptance  received by Licensor  within the
above twenty (20) Business Days. The licensing of space requested by Licensee on
such  Schedule  shall be deemed  licensed  by Licensee  in  accordance  with the
license terms of such Schedule upon execution by both parties and the receipt by
Licensor of a company check (that can be  immediately  deposited by Licensor) or
wire  transfer in an amount equal to the initial  License Fee for such  Licensed
Space on or before the twentieth (20th) Business Day following the License

<PAGE>
Commencement Date, except where no initial License Fee is required in accordance
with Section 3.3(d).  Tower Facilities licensed in accordance with the foregoing
procedures  is referred to herein as Licensed  Space.  For the  purposes of this
Section 3.1(a) and Section 3.3(b) only, the  determination of  "availability" at
the Tower  Facility  shall be based on adequate  tower and ground space capacity
available at the Tower  Facility  after giving effect to any existing  licenses,
reservations,  pending  applications,  third party  (non-governmental)  consents
required,  and third party rights of first refusals, if any. Licensor shall make
all reasonable  efforts to facilitate the license of a Tower Facility  requested
by Licensee  pursuant to an Application and shall diligently  attempt to resolve
any of the above-referenced pre-conditions;  provided, however, that in no event
shall Licensor be obligated to incur any  additional  liability or obligation or
expend any funds to the Underlying  Lessor or the third party holding such right
of first refusal in order to obtain any consent or resolution.

                  (b) The remaining terms and conditions of this Agreement shall
apply to all Licensed  Space.  Additional  terms that only apply to a particular
license of space at a Tower shall be set forth on the executed Schedule.  Except
as otherwise  provided  herein,  in the event of a conflict between the terms of
this Agreement and the terms of an individual License,  the terms of the License
shall govern.

                  (c) Notwithstanding  anything to the contrary, no space on any
Tower shall be deemed Licensed Space unless and until Licensor and Licensee have
complied with Section 3.1(a) above.

                  (d) From time to time,  Licensor's  right to license  space to
Licensee at a Tower  Facility may be subject to a right of first refusal for the
benefit of a third  party.  In such event,  any  affected  License  shall not be
deemed  effective  unless and until such third party's  rights have been refused
with respect to such License or deemed waived by such third party.  In the event
that such third party exercises such right, the affected  Application  hereunder
shall be deemed  terminated  effective upon  Licensor's  receipt of such party's
notice of exercise.

         3.2 Changes to Schedules  and  Application.  The  Licensor  anticipates
needing,  and hereby  reserves  the  right,  to revise  the  unexecuted  form of
Schedule and the Application  from time to time except to the extent such change
adversely alters Licensee's rights under this Agreement,  in which case Licensee
must consent in writing to such change.  The Licensor will furnish Licensee with
such new forms of Schedule or the  Application if and when the same are revised,
and upon receipt from Licensor,  such revised  Schedule or Application  shall be
incorporated into this Agreement and shall replace the blank form of Schedule or
Application attached hereto with respect to space subsequently licensed.

         3.3      License Commitment.
                  ------------------

                  (a)  During  the Term of this  Agreement,  Licensee  agrees to
license at a minimum the number of Tower  Facilities from Licensor in accordance
with the below schedule, subject to the provisions of subsection (b) below.

<PAGE>
                         i. So long as Licensor  has 10,000 or more Towers on or
                    before  December 31, 2000,  Licensee agrees to enter into no
                    less  than  1,000   Licenses   within  three  years  of  the
                    commencement of this Agreement  ("Minimum Tower Commitment")
                    to be accomplished  as follows:  (1) one hundred fifty (150)
                    Tower  Facilities  on or prior to the first  anniversary  of
                    this Agreement ("First Year Site Commitment"),  (2) Licensee
                    shall  license  an  additional  three  hundred  (300)  Tower
                    Facilities  on or prior to the  second  anniversary  of this
                    Agreement (the "Second Year Site Commitment") (collectively,
                    the First  Year Site  Commitment  and the  Second  Year Site
                    Commitment   are   referred   to  as  the   "Interim   Tower
                    Commitments"),  and (3) an additional five hundred and fifty
                    (550))  Tower  Facilities   (subject  to  an  adjustment  in
                    accordance  with the  milestones  described  in  subsections
                    (ii),  (iii),  and (iv) below) on or prior to the end of the
                    Term of this Agreement in accordance  with Section 4.1. (the
                    "End of Term Site Commitment");

                         ii. So long as Licensor has 12,500 or more Towers on or
                    before  December  31,  2001  and  Licensee  has its  network
                    operating  in 30 markets or more,  Licensee  agrees that the
                    Minimum Tower Commitment shall be increased by an additional
                    500  Towers,  subject  to an  extension  of the Term of this
                    Agreement in accordance with Section 4.1.

                         iii. So long as  Licensor  has 15,000 or more Towers on
                    or before  December  31, 2003 and  Licensee  has its network
                    operating  in 60 markets or more,  Licensee  agrees that the
                    Minimum Tower Commitment shall be increased by an additional
                    500  Towers,  subject  to an  extension  of the Term of this
                    Agreement in accordance with Section 4.1.

                         iv. So long as Licensor has 15,000 or more Towers on or
                    before May 31, 2003 and Licensee  has its network  operating
                    in 100  markets or more,  Licensee  agrees  that the Minimum
                    Tower  Commitment  shall be increased by an  additional  500
                    Towers,  subject  to  an  extension  of  the  Term  of  this
                    Agreement in accordance with Section 4.1.

         (b) Notwithstanding the provisions of Section 3.3(a) or Section 5.3(b),
Licensor and Licensee  agree that in the event of the  occurrence  of any of the
following  circumstances with respect to a particular Tower Facility, such Tower
Facility  shall be credited  for the benefit of Licensee as a License  hereunder
(even if such License is never executed in the case of subsections  (i) and (ii)
below) against the Minimum Tower  Commitment  and the  applicable  Interim Tower
Commitment (provided, however, that in no event shall the same Tower Facility be
counted more than once):

                         i. For each Application for a Tower Facility  submitted
                    by Licensee  hereunder that Licensor  notifies Licensee that
                    such Tower  Facility is not  available  in  accordance  with
                    Section  3.1(a) and in the event that  Licensor is unable to
                    simultaneously  identify an alternative  potential  Licensor
                    Tower Facility within the applicable  coverage area that can
                    accommodate Licensee's Equipment;

<PAGE>
                         ii. For each Application for a Tower Facility submitted
                    by  Licensee  hereunder  that  Licensee  fails to  execute a
                    License after Licensor notifies Licensee that Licensee would
                    be required to pay additional compensation for use of ground
                    space  pursuant  to  Section  6.1(x)  and in the event  that
                    Licensor is unable to simultaneously identify an alternative
                    potential  Licensor  Tower  Facility  within the  applicable
                    coverage area that can accommodate Licensee's Equipment;

                         iii.  For  each   Application   for  a  Tower  Facility
                    submitted  by  Licensee  hereunder  that  Licensor  fails to
                    comply  with the  timing  obligations  set forth in  Section
                    3.1(a); provided,  however, that Licensee shall first notify
                    Licensor by telephone or facsimile and Licensor shall have a
                    five day period during which to cure such failure;

                         iv. For each  License by Licensee  of a Tower  Facility
                    hereunder  that  Licensor   performs  the   installation  of
                    Licensee's  Equipment in accordance with Section 8.4, in the
                    event that Licensor  fails to complete the  installation  of
                    such  Equipment  within the thirty (30) day period set forth
                    in Section 8.4(d) for such License; or

                         v. Notwithstanding  anything to the contrary in Section
                    5.3(b), in the event that a License is terminated  hereunder
                    during the Term of this  Agreement by Licensee in accordance
                    with Sections 5.1(b),  5.2(a),  5.2(d)(v),  8.3(b),  8.7(b),
                    10(a),   10(b),  or,  if  such  License  was  terminated  by
                    Licensor,  8.3(c),  or,  in  the  event  that a  License  is
                    terminated  due  to the  expiration  or  termination  of the
                    associated  Ground Lease as a direct  result of ATC's breach
                    of the  provisions  therein  (and  not  due  to  any  act or
                    omission  by  Licensee)  or  ATC's   failure  to  renew  any
                    available renewal option (if any) thereunder.

         (c) License Surcharge/Penalty.  Subject to Section 3.3(b), in the event
that Licensee  does not meet any Interim  Tower  Commitment or the Minimum Tower
Commitments  provided  for in  subsection  (a)  above,  Licensee  shall  pay the
following surcharges:

                         i. First Year Site Commitment Penalty. If, on the first
                    anniversary of this Agreement, Licensee has not licensed the
                    number of sites included in the First Year Site  Commitment,
                    then Licensee shall pay to Licensor a penalty, commencing on
                    the first anniversary of this Agreement and continuing until
                    the  earlier  of (1) the  fifth  (5th)  anniversary  of this
                    Agreement,  payable  on  each  of the  four  (4)  subsequent
                    anniversaries of this Agreement or (2) the date on which the
                    First Year Site Commitment has been met (at which time there
                    will be no further surcharges with respect to the First Year
                    Site  Commitment ), a surcharge  equal to seven thousand two
                    hundred  dollars  ($7,200.00)  multiplied  by the sum of the
                    First  Year  Site  Commitment  minus  the  number  of  Tower
                    Facilities  licensed from Licensor  hereunder since the date
                    of this Agreement,  payable within 30 days of the applicable
                    anniversary date.

<PAGE>
                         ii. Second Year Commitment  Penalty.  If, on the second
                    anniversary of this Agreement, Licensee has not licensed the
                    number  of the  sites  included  in  the  Second  Year  Site
                    Commitment,  then Licensee  shall pay to Licensor a penalty,
                    commencing on the second  anniversary  of this Agreement and
                    continuing   until  the  earlier  of  (1)  the  sixth  (6th)
                    anniversary of this  Agreement,  payable on each of the four
                    (4) anniversaries of this Agreement subsequent to the second
                    anniversary  (2) the  date on which  the  Second  Year  Site
                    Commitment  has been met (at  which  time  there  will be no
                    further  surcharges  with  respect to the  Second  Year Site
                    Commitment  ), a  surcharge  equal  to  seven  thousand  two
                    hundred  dollars  ($7,200.00)  multiplied  by the sum of the
                    Second  Year  Site  Commitment  less  the  number  of  Tower
                    Facilities  licensed from Licensor  hereunder since the date
                    of  this   Agreement  in  excess  of  the  First  Year  Site
                    Commitment,  payable  within 30 days  after  the  applicable
                    anniversary date.

                         iii. End of Term Site  Commitment  Penalty.  If, on the
                    date of the end of the Term of this Agreement,  Licensee has
                    not licensed  from  Licensor  hereunder  the number of sites
                    included in the End of Term Site  Commitment,  then Licensee
                    shall pay to  Licensor  a penalty  on date of the end of the
                    Term of this Agreement and  continuing  until the earlier of
                    (1) the fifth (5th)  anniversary  of the  expiration  of the
                    Term of this  Agreement,  payable  on each of the  four  (4)
                    subsequent  anniversaries  of the  expiration of the Term of
                    this  Agreement  thereafter or (2) the date on which the End
                    of Term Site  Commitment  has been met (at which  time there
                    will be no  further  surcharges  with  respect to the End of
                    Term Site  Commitment ), a surcharge equal to seven thousand
                    two hundred dollars ($7,200.00) multiplied by the sum of the
                    End of  Term  Site  Commitment  less  the  number  of  Tower
                    Facilities licensed from Licensor hereunder in excess of the
                    aggregate of the First Year Site  Commitment  and the Second
                    Year Site  Commitment,  payable  within 30 days  after  each
                    applicable  anniversary  date  of  the  expiration  of  this
                    Agreement.

                         iv.  Notwithstanding  anything to the contrary,  in the
                    event that  Licensee pays  Licensor  surcharges  pursuant to
                    Sections  3.3(c)(i) or 3.3(c)(ii) and Licensee  subsequently
                    licenses an aggregate of 1,000 Tower Facilities hereunder on
                    or before the third anniversary of this Agreement,  Licensee
                    shall be entitled to an abatement of the monthly License Fee
                    for each Tower Facility License subsequently entered into in
                    excess of the initial 1,000 ("Interim Rent Abatement") until
                    the earlier of either (A) the date that the aggregate amount
                    of the Interim  Rent  Abatement  is equal to total amount of
                    surcharges  paid to  Licensor,  if any,  pursuant to Section
                    3.3(c)(i) and  3.3(c)(ii),  or (B) six months  following the
                    third anniversary of this Agreement.
<PAGE>
                         v. No early  termination of this Agreement prior to the
                    natural expiration of the Term pursuant to Section 4.1 shall
                    relieve  Licensee of its obligations  under this Section 3.3
                    unless  such  termination  is a direct  result of a material
                    breach by Licensor of a material  term or  condition of this
                    Agreement  and in  accordance  with the  termination  rights
                    hereunder or a final,  non-appealable order by an authorized
                    court of law  terminating  this  Agreement.  Notwithstanding
                    anything to the contrary, the penalties provided for in this
                    Section  3.3(c) are not deemed by the  parties  hereto to be
                    punitive in nature but constitute liquidated damages.

4.       Term; Extension Periods.
         -----------------------

         4.1 Term of this  Agreement.  The term of this  Agreement  (the "Term")
shall commence on the date first written below (the "Effective  Date") and shall
continue for the three-year period following the Effective Date and shall remain
in effect,  with respect to each individual fully executed License,  for so long
thereafter  as any  such  License  remains  in  effect  in  accordance  with the
remaining  provisions of this Agreement.  Notwithstanding the foregoing,  in the
event that the  Minimum  Tower  Commitment  is  increased  pursuant  to Sections
3.3(a)(ii),  3.3(a)(iii),  and/or  3.3(a)(iv)  at any time  between  the  second
anniversary and third anniversary of this Agreement,  the Term of this Agreement
shall be automatically  extended through the date that is one year following the
actual  date  upon  which  the  event(s)  triggering  the  satisfaction  of such
increased  obligation  was achieved (it being  understood  that if more than one
such increase in the Minimum Tower  Commitment  occurs during such third year of
this Agreement,  the additional one year period shall commence as of the date of
the later increased obligation).

         4.2 Term of Each License.  The primary term shall continue for five (5)
years following the Rent  Commencement  Date (the "Primary  Term").  The term of
each  License  shall be  extended  as  follows:  (a) the term shall be  extended
automatically  beyond its Primary  Term for five (5) years (the  "First  Renewal
Period") unless Licensee  notifies  Licensor that it does not wish to extend the
term and such notice is given at least 90 days before the First  Renewal  Period
is scheduled to begin,  (b) the term shall be further  extended beyond the First
Renewal Period for five (5) years (the "Second Renewal  Period") unless Licensee
notifies  Licensor  that it does not wish to extend the term and such  notice is
given at least 90 days before the Second  Renewal  Period is  scheduled to begin
and (c) the term  shall be  further  extended  automatically  beyond  the Second
Renewal Period for five (5) years (the "Third Renewal  Period")  unless Licensee
notifies  Licensor  that it does not wish to extend the term and such  notice is
given at least 90 days before the Third  Renewal  Period is  scheduled to begin.
The License Term of any License shall be the period  commencing on the first day
of the Primary  Term and ending on the last day of the last  applicable  renewal
period, if so renewed.

         4.3 Exceptions to Term; Subordination to Ground Lease.  Notwithstanding
anything to the  contrary in this  Agreement,  in the event that any  particular
Tower  Facility  subject  to a License  hereunder  is  located  on  property  or
Licensor's  use of such  property is subject to the terms and  provisions  of an

<PAGE>
easement,   ground  lease,   license,   permit  or  right  of  way  (hereinafter
collectively  referred to as a "Ground Lease") that expires or terminates  prior
to the License Term of the relevant  License then such  affected  License  shall
automatically  terminate upon  termination of Licensor's  right to possession of
the Tower Facility and/or  property under said Ground Lease;  provided that such
Ground Lease has not been renewed or extended by Licensor. Licensor agrees that,
it will not take any action with  respect to the  then-current  Ground  Lease to
cause such Ground Lease to be  prematurely  terminated  during the License Term.
Licensor  hereby  warrants and agrees that it shall  exercise any renewal option
available to it pursuant to the Ground Lease  through the end of the  applicable
License Term.  Notwithstanding anything to the contrary in this Agreement or any
License,  (a) Licensor and Licensee acknowledge and agree that in the event that
the lessor under an applicable Ground Lease has the right to approve any License
or  Licensee's  use of the Licensed  Premises,  such License shall be subject to
Licensor receipt of any such approval,  (b) all terms,  conditions and covenants
contained in this Agreement and any License shall be specifically subject to and
subordinate to the terms and conditions of an applicable  Ground Lease,  and (c)
in the event that any of the provisions of the Ground Lease are in conflict with
any of the  provisions  of this  Agreement  or any  License  (other  than  those
provisions  relating  to the  length of term,  termination  rights or  financial
consideration), the terms of the Ground Lease shall control. Notwithstanding the
foregoing,  Licensee  nor  Licensor  shall  not be  required  to pay any form of
consideration  to obtain the  approval  or consent of any lessor  under a Ground
Lease.  Licensee  agrees to be bound by such Ground Lease as  applicable  to the
access and occupancy of the Licensed Premises.  Upon Licensee's written request,
Licensor shall provide Licensee with a copy of any applicable  Ground Lease with
the economic terms redacted.

5.       Termination.
         -----------

         5.1 By Licensor.  Notwithstanding the provisions of Section 4, Licensor
may  terminate  the  applicable  License (a) upon the  occurrence  of a Licensee
Default with respect to such License  pursuant to Section  12.2(a),  (b) without
any  further  obligation  by either  party to the  other if any law,  ordinance,
regulation or directive of any governmental or regulatory authority  hereinafter
enacted or ordered prohibits Licensee's or Licensor's use of the Licensed Space,
(c) pursuant to Section 8.7, (d) without any further  obligation by either party
to the other pursuant to Sections,  8.3(c), 10(a), or 10(b), or (e) upon no less
than ten (10)  days  prior  written  notice  and  prior to the  installation  of
Licensee's Equipment thereon,  without any further obligation by either party to
the other, in the event that a structural analysis performed after the execution
of the License by Licensor but prior to the installation of Licensee's Equipment
indicates that the existing Tower can not structurally  accommodate the proposed
installation  of  Licensee's  Equipment  thereon.  In the  event  that  Licensee
breaches any of its  obligations  under this  Agreement  with respect to fifteen
percent (15%) or more of the Licenses  executed  hereunder or Licensee  fails to
pay to Licensor any penalty due pursuant to Section  3.3(c) to the extent not in
good faith dispute  within sixty (60) days after  Licensor's  written  notice to
Licensee of such failure, Licensor shall have the right (but not the obligation)
to terminate any or all of the Licenses under this Agreement  without  prejudice
to any other remedies that it may be entitled to hereunder or by law.

<PAGE>
         5.2 By Licensee.  Notwithstanding the provisions of Section 4, Licensee
may  terminate  the  applicable  License (a) upon the  occurrence  of a Licensor
Default with respect to such License  pursuant to Section  12.2(a),  (b) without
any further obligation by either party to the other pursuant to Sections 8.3(b),
8.3(c) or 10(a),  (c) in  accordance  with  Section 8.7, (d) without any further
obligation  by either  party to the other  (i) in the event  that any  permit or
license  necessary for Licensee's use of the Licensed Space as  contemplated  in
the  applicable  License is revoked,  terminated,  or cancelled due to no act or
omission on the part of the Licensee, (ii), if any law, ordinance, regulation or
directive of any  governmental or regulatory  authority  hereinafter  enacted or
ordered  materially and adversely  affects  Licensee's use of the Licensed Space
due to no act or  omission  on the  part  of  Licensee  or if any  such  laws or
directives would result in commercially unreasonable expenditures on the part of
the  Licensee,  (iii) in the event that a  structural  analysis  is  required by
Licensor and performed after notice to Licensee and the execution of the License
by Licensee but prior to the installation of Licensee's Equipment indicates that
the  existing  Tower  can  not  structurally   accommodate  Licensee's  proposed
installation  of its  Equipment  thereon;  (iv)  prior  to the  installation  of
Licensee's  Equipment  in the event that  Licensee  determines,  in its sole but
reasonable  judgement,  that Licensee would be required to pay any extraordinary
fees and/or  expenses  for its use of the Tower  Facility (by way of example and
not by way of limitation, Tower modifications, regulatory costs or extraordinary
development  costs),  or (v) in the event that Licensee would be required to pay
any additional compensation for ground space pursuant to Section 6.1(x)).

5.3      Effectiveness; Effect of Termination.
         ------------------------------------

         (a) No  termination  under this  Section 5 shall be  effective  until a
termination notice is given by the terminating party to the other party and such
notice is specifically  identified as a termination notice under this Section 5.
Unless  expressly  stated  herein  that  neither  party  shall have any  further
obligation to the other with respect to such  termination,  the party exercising
its  termination  rights  in  accordance  with this  Section  5 shall  have such
cumulative  rights  and  remedies  as may  be  available  at  law or in  equity.
Termination  shall not affect any obligations or liabilities  arising under this
Agreement prior to the effective date of such  termination or those  obligations
that expressly survive such termination.

         (b) Except as  otherwise  expressly  provided  in Section  3.3(b),  any
termination  of a License  hereunder  that occurs on or before the expiration of
the Term of this  Agreement  shall not be counted as a valid  license of a Tower
Facility  for the  purposes of Sections  3.3 and 6.1(b) and shall not count as a
Tower  Facility  satisfying a portion of the Minimum Tower  Commitment  nor Base
License Fee discount level.

6.       Fees and other Remuneration.
         ---------------------------

6.1 License Fee.  With respect to each  License,  Licensee  shall pay Licensor a
base license fee in accordance with the schedule annexed hereto and incorporated
herein as  Appendix V] ("Base  License  Fee"),  as such Base  License Fee may be
decreased  from time to time in  accordance  with  Section  6.1(b).  The parties
hereto acknowledge and agree that the Base License Fee (and each License Fee) is
premised and  conditioned  upon the  installation  and  operation  solely of the
equipment  specified in the applicable License and used for location  technology
services only, but in no event to exceed the standard space,  tower capacity and
windload  effect on the tower  required for all of the  following or  equivalent
items ("Maximum Licensee Equipment"):
<PAGE>
                         (v) Up to six (6) 3db omni antennas located at the same
                    height  on the tower  structure,  each 2 inches by 48 inches
                    (but in no event to  exceed  an  aggregate  of five  feet of
                    vertical  space  on  the  Tower,  including  any  separation
                    required between Licensee's antennas);

                         (w) Up to six (6) LMR-400associated  transmission lines
                    of no more than 3/8 inches in diameter each,  bundled into a
                    2 inch sleeve;

                         (x) One (1) LNA unit (not to exceed 10 lbs. or 22inches
                    by 16 inches by 8 inches in diameter) and to be located at a
                    mutually agreed upon location;

                         (y) Either  outdoor ground space or indoor space within
                    a Licensor-owned building or shelter (so long as such indoor
                    space is  then-available,  taking  into  account any pending
                    applications  and licenses with third parties) of up to 50"H
                    x 34"D x 25"W for the area  required  for the  operation  of
                    Licensee's Equipment; provided, however, that if Licensor is
                    required  to  pay  any   additional   compensation   to  the
                    Underlying Lessor as a result of Licensee's  installation or
                    use of an  outdoor  cabinet  and/or  the  associated  ground
                    space,  Licensee  shall  reimburse  Licensor  in full and in
                    advance  for any such  additional  costs at the same time as
                    each monthly License Fee payment is due, and

                         (z) One (1) GPS antenna to be  installed  on a shelter,
                    cabinet  or tower (as  mutually  agreed to by  Licensor  and
                    Licensee) with relatively unobstructed view of the sky.

The license fee with respect to each  particular  License shall be in accordance
with the applicable Base License Fee,  subject to escalation  and/or increase as
set forth in Sections  6.1(a),  6.1(c) and 6.1(d) (the "License  Fee") and shall
include  the  electric  utility  charges  directly  attributable  to  Licensee's
Equipment and general  maintenance  of the Tower  Facilities in accordance  with
Section 6.1(c). Except as otherwise provided pursuant to the Services Agreement,
including,  without limitation,  Section 8(d) of the Services Agreement, payment
of the License Fee with respect to any License shall  commence on the earlier of
the  commencement of installation of Licensee's  Equipment or the date set forth
in the applicable License,  however, in no event to exceed ninety (90) days from
the License  Commencement  Date,  subject to  extension  pursuant to Section 8.4
("Rent Commencement Date").

         (a) Commencing on the second anniversary of each Rent Commencement Date
and on each  anniversary  thereafter  during the  License  Term  (including  any
renewals),  the applicable  License Fee shall be increased by an amount equal to
five percent (5%) of the immediately preceding year's License Fee. Said increase
is defined as the "Annual Escalator".

         (b) Upon the Licensee  meeting the following  quantity  requirements in
accordance with Section 3.3(a), Licensee may receive up to an aggregate of a 15%
discount  on the  then-current  Base  License  Fee  for  the  Licenses  executed
following the date of such achievement  during the Term hereof, as follows:  (i)
Licensee shall receive a discounted Base License Fee of 5% for each subsequently
executed License after meeting the Minimum Tower Commitment,  (ii) an additional
5% discount for each  subsequently  executed  License after  licensing more than
2,000 Tower  Facilities  hereunder  and (iii) an additional 5% discount for each
subsequently  executed  License after licensing more than 2,500 Tower Facilities
hereunder.

<PAGE>
         (c) In addition to the monthly License Fee, Licensee shall pay Licensor
an additional Forty Dollars ($40.00) per month, subject to the Annual Escalator,
for electric utility charges directly  attributable to Licensee's  Equipment and
the general maintenance of the Tower Facilities.

         6.2 Taxes and other Fees.  Licensee shall pay or reimburse Licensor for
any and all new taxes, fees, assessments, and any other similar expense directly
attributable  to Licensee's  Equipment or Licensee's  use of the Tower  Facility
(whether  constituting a portion of real estate,  sales, use,  franchise fees or
taxes or otherwise). Licensor shall provide Licensee notice and documentation of
any such tax,  fee or  assessment.  In the event  that a  particular  License is
associated with a Tower located on real property which is owned by the Bureau of
Land  Management,  the  United  States  Forest  Service  or  other  Governmental
Authority,  Licensee  shall also pay Licensor for a pro-rata share (based on the
total number of  licensees  utilizing  the Tower) of all of the common  expenses
associated  with  the  Tower  Facility  (including,   without  limitation,  road
maintenance,  and landscaping) and any and all base fees or assessments invoiced
to Licensor or the underlying lessor under the Ground Lease by such Governmental
Authority,  as well as, any fees or assessments and/or increases in such fees or
assessments   invoiced  by  such   Governmental   Authority  that  are  directly
attributable  to and/or  are the  result of the use or  presence  of  Licensee's
Equipment at the Tower Facility.

         6.3 Utilities.  Except as otherwise  specified in a particular License,
Licensor  shall  provide  Licensee  with access to any  then-available  p.o.t.s.
telephone or other utility  services at the Tower  Facility at  Licensee's  sole
cost and expense.  Customer shall reimburse Licensor,  as specifically set forth
in the applicable  License,  for any utility services utilized by Licensee which
are not separately metered by Licensee, except for electric which is included in
the License  Fee.  Licensee  shall be solely  responsible  for and shall pay all
bills for  telephone  services at each Tower  Facility  directly to the relevant
telecommunication service provider.

         6.4 Common  Expenses.  Except as  otherwise  set forth in Section  6.2,
Licensee  shall only be  responsible  for common  expenses  associated  with the
following circumstances:  (a) Licensee shall be responsible for a pro-rata share
(based on the number of licensees  then using the  applicable  generator) of all
expenses associated with the repair, maintenance, replacement and fueling of any
generator  owned by  Licensor  (or the lessor  under the Ground  Lease)  that is
located at the Tower  Facility and utilized by Licensee in  connection  with its
Equipment or with respect to Licensor's  general operation of the Tower Facility
(excluding  any buildings  which are not utilized by  Licensee),  and (b) In the
event that  Licensee  licenses  space within a building or shelter  owned by the
Licensor at the Tower Facility,  Licensee shall also reimburse  Licensor for its
pro-rata share (based on all users of the applicable building or shelter) of all
common expenses incurred for the operation,  maintenance, repair and replacement
associated with such building or shelter,  including,  without  limitation,  the
physical  structure of the building  (including the roof),  HVAC system,  backup
generator (if any and including fuel expenses) and common utility expenses.

<PAGE>
         6.5 Site  Inspection  Fee.  On or before the Rent  Commencement  Date),
Licensee  shall pay  Licensor  a fee of one  thousand  dollars  ($1,000)  ("Site
Inspection  Fee").  Licensee shall also pay a Site Inspection Fee for subsequent
installations,  which  payment  shall be due on or  before  the date  that  such
Equipment  is  installed.  Notwithstanding  the  foregoing,  in the  event  that
Licensor  installs or subsequently  modifies  Licensee's  Equipment  pursuant to
Section 8.4 or the Services Agreement,  Licensor shall waive the Site Inspection
Fee with respect to such installation.

         6.6 Remittance and  Administrative  Fees. With respect to each License,
Licensee  shall  pay to  Licensor  the  License  Fee on or  before  the dates or
recurring time periods specified on the Schedule,  without setoff,  deduction or
demand.  With respect to other  Payments due to Licensor  under this  Agreement,
such Payments shall be due within thirty (30) days following  Licensee's receipt
of  an  invoice  from  Licensor,   unless  otherwise  expressly  provided.   All
Administrative  Fees  pursuant  to  this  Agreement  or  any  License  shall  be
automatically  increased  on every  fifth  (5th)  anniversary  of the date first
written above by an amount equal to twenty percent (20%). Payments shall be made
to the Remittance  Address specified on the Schedule or to such other address as
Licensor may specify  from time to time in writing to Licensee.  Any Payment not
received by Licensor  within 10 days after the due date shall bear interest from
the due date until the date  received  by Licensor at a rate equal to the lesser
of (a) the maximum  nonusurious rate of interest  permitted by applicable law or
(b) 12% per annum (the "Past Due Rate").  In addition,  with respect to any late
payment following the expiration of the ten day cure period set forth in Section
12.2,  Licensee  shall  pay  Licensor  an  Administrative  Fee  of  15%  of  the
then-current  monthly  License Fee to  compensate  Licensor  for the  additional
administrative  costs  incurred or  anticipated to be incurred by reason of such
late payment.

7. Access Rights.  With respect to each License and subject to the provisions of
the applicable Ground Lease (if any) or as otherwise  provided in the applicable
License,  Licensee's  authorized  technicians or other persons under  Licensee's
direct  supervision  ("Authorized  Personnel")  shall have rights of ingress and
egress  twenty-four  (24)  hours  per day,  seven (7) days per week  during  the
License Term in and over the Tower  Facilities  relating to such License for the
purposes of installing, repairing, maintaining, operating, servicing or removing
Licensee's Equipment and antennae described in the applicable License.  Licensee
understands and agrees that other licensees and their authorized representatives
shall have similar access,  ingress and egress rights to such Tower  Facilities.
In the event that Licensee  requires an Authorized  Personnel to enter the Tower
Facilities and such Authorized Personnel is not in possession of Licensee's lock
codes or keys,  Licensor  shall provide  access to the  Authorized  Personnel by
pre-arrangement  with Licensor for an Administrative  Fee of Fifty Dollars ($50)
per hour (door-to-door).

8.       Covenants.
         ---------

         8.1 Equipment.  Licensee agrees that all of Licensee's  Equipment to be
installed  upon  licensor's  tower  facilities and all  frequencies  utilized by
licensee  pursuant to any license will be in all material respects in accordance
with  that  specified  in  the  applicable  license.   Any  deviation  from  the
aforementioned  shall  result in a  default  by  Licensee  with  respect  to the
applicable License, provided that Licensee may replace its existing Equipment at
any time with identical or  substantially  identical (in  dimension,  as well as
specification)   equipment  in  accordance  with  Section  8.2.  Notwithstanding
anything to the contrary,  Licensee expressly  acknowledges and agrees that this
Agreement contemplates that Licensee shall only operate receive-only  operations
from all  Tower  Facilities  and is not  authorized  hereunder  to  operate  any
transmitting  equipment  therefrom.  Licensor  reserves  the  right  to  require
Licensee  to  install a  stackable  or  stacked  equipment  shelter at any Tower
Facility, as set forth in the applicable Schedule,  and, in such event, Licensee
hereby consents to the stacking of a third-party or Licensor owned shelter above

<PAGE>
or below  Licensee's  shelter.  In the event that a shelter is  installed  above
Licensee's  shelter,  Licensor  shall be  solely  responsible  for all costs and
expenses   associated  with  obtaining  any  required  consents  or  permits  in
connection with such shelter installation.  In the event that Licensee's shelter
is installed  above a third-party or Licensor  owned shelter,  Licensee shall be
solely  responsible for obtaining any required consents or permits in connection
with such shelter installation.

         8.2 Performance of Work.  Prior to installing any Licensee's  Equipment
or making any modifications,  enhancements or changes thereto (collectively, the
"Work"),  the following procedures shall be taken. In the event that Licensor is
undertaking  the Work on behalf of  Licensee  in  accordance  with the  Services
Agreement  or other  similar  arrangement,  Licensee  shall not be  required  to
provide the information and/or  documentation  required below to the extent that
such  deliveries  or  requirements  are in conflict  with the  provisions of the
Services  Agreement or such  deliveries or  requirements  are to be performed or
provided by Licensor  under the Services  Agreement with respect to the affected
Tower Facility.

                  (a)  Licensee  shall  submit to  Licensor  detailed  plans and
specifications  accurately  describing  all aspects of the  proposed  work to be
performed including,  without limitation,  weight and wind load requirements and
power supply requirements and evidence that Licensee has obtained all approvals,
permits and consents  required by, and has otherwise  complied  with,  all Legal
Requirements applicable to the performance of the Work.

                  (b) Licensee shall not commence any of the Work until Licensor
notifies Licensee of its written approval  thereof,  which approval shall not be
unreasonably  delayed with respect to any installation or modification  which is
(i)  Licensee's  initial  installation  of its Equipment in accordance  with the
applicable License, or (ii) will be located at the same location on the Tower as
the then-existing permitted Equipment and does not exceed the windload effect or
dimensions  of  the  existing  Equipment  on  the  Tower.   Notwithstanding  the
foregoing,  in the event that  Licensee  desires to replace any of its  existing
Equipment with identical items at the same location,  Licensor's  prior approval
shall not be required;  provided,  however,  that Licensee  shall be required to
comply with the remaining provisions of this Section 8.2 and to provide Licensor
with no less than twenty (20) days prior  written  notice of the date upon which
Licensee intends to perform such replacement, except where such change is on the
ground,  in a shelter,  or on a rooftop in which case the notice shall be within
twenty (20) days after the change.

                  (c) Subject to Section 5.2(d), prior to any Licensee-requested
installation or  modification  or Licensor's  offer to license space to Licensee
hereunder, Licensor may, at its election, perform (or cause to be performed) any
structural analysis that may be required, in Licensor's reasonable judgement, in
order to determine  available  capacity for the  installation or modification of
any of  Licensee's  Equipment;  provided,  however,  that  Licensee  will not be
prohibited from performing such analysis for its own account. Within thirty (30)
days  following  receipt of an invoice from  Licensor,  Licensee  shall promptly
reimburse  Licensor  for all  reasonable  costs and  expenses of such  analysis.
Notwithstanding  the  foregoing,  however,  with respect only to the  Licensee's
initial  installation  (i) in no event shall  Licensee be required to  reimburse
Licensor  for any  structural  analysis  performed by Licensor in the event that
Licensor fails to notify  Licensee of the  requirement of such analysis prior to
the  execution of the  applicable  License,  and (ii)  Licensee has the right to
terminate  such  License by  notifying  Licensor in writing of such  termination
within five (5) days after its receipt of notice that such  structural  analysis
shall be required.

<PAGE>
                   (d)   Prior  to  any   Licensee-requested   installation   or
  modification or Licensor's  offer to license space to Licensee  hereunder,  in
  the event that the proposed  Licensed Space is within ten (10) feet of another
  licensee's  existing  installation or, at the time of Licensee's  Application,
  proposed installation of equipment,  Licensor may elect to perform, at no cost
  to Licensee,  an  intermodulation  study and  Licensee  shall  reasonably  and
  promptly  cooperate with Licensor's  effort to perform such study.  Licensor's
  performance of the intermodulation study shall in no way constitute a warranty
  or representation  from Licensor that Licensee's  proposed operations from the
  Tower  Facility will not suffer or cause  interference  with other users,  but
  shall merely by a customary  report  intended to assist in the  prevention  of
  potential interference.

                  (e) Licensee shall perform,  or cause to be performed,  all of
the Work in compliance with the plans and specifications approved by Licensor in
accordance  with  Section 8.2 (b) and with all  applicable  Legal  Requirements.
Licensee shall ensure that the Work does not interfere with the operation of any
communications systems and/or equipment of any other user of the Tower Facility.

                  (f) All Work shall be  performed at  Licensee's  sole cost and
expense  (including  but not  limited to any  structural  analysis  pursuant  to
Section  8.2(c,  structural  modifications  required to  accommodate  Licensee's
Equipment  (subject to this  Section  5.2(f) and  Licensee's  termination  right
pursuant  to  Section  5.2(d))  and  the   installation  of  any  of  Licensee's
Equipment),  and Licensee  shall pay all invoices of labor and  materialmen in a
timely  manner to  prevent  the  imposition  of any liens on the real  property,
Licensor's  personal property or real property  interest,  Licensee's  Equipment
located thereon or its interest in the Licensed Premises.  In the event Licensor
determines  that  structural   modifications   are  required  to  the  Tower  to
accommodate Licensee's Equipment,  Licensor shall notify Licensee, together with
such appropriate documentation, in advance of any Work being performed and, with
respect only to Licensee's initial installation,  Licensee shall have the option
of incurring  the expense of said  modification  or  terminating  the License in
accordance with Section 5.2(d). In engaging any Person to perform any portion of
the  Work,  Licensee  shall  require  a written  unconditional  waiver  from any
contractor,  subcontractor,  laborer or  materialman  of all rights  under state
material  and  mechanic  lien  laws or other  laws to  impose a lien on the real
property or any of Licensor's personal property or real property interest.  With
respect  to  any  permitted  structural  modifications  to the  Tower,  Licensor
reserves the right to  simultaneously  upgrade the tower  structure in excess of
the  modification  required  to  accommodate  Licensee's  Equipment  in order to
increase the Tower capacity ("Excess Upgrade"); provided, however, that Licensor
shall be solely  responsible  for any and all additional  costs  associated with
such Excess Upgrade.

<PAGE>
                  (g) So long as access to  electricity is then available at the
Tower  Facility,  Licensor  shall provide  standard  110-volt  circuitry for the
operation of Licensee's  Equipment.  Any other  modifications,  enhancements  or
requirements  with respect to the electrical  power supply will be at Licensee's
expense;  provided, all such modifications,  enhancements and other requirements
shall  be  identified  in  Licensee's  plans  and  specifications  submitted  in
accordance  with Section  8.2(a) and approved by Licensor,  which approval shall
not be unreasonably  delayed.  In no event shall Licensee install or cause to be
installed any additional utilities without the prior consent of Licensor,  which
consent shall not be unreasonably withheld, conditioned or delayed. In the event
of any such modification,  enhancements or installations,  Licensor reserves the
right to require Licensee to provide  additional  utility capacity than required
for Licensee's  operations;  provided,  however,  that Licensor shall  reimburse
Licensee for the direct costs for any excess capacity specifically  requested by
Licensor.   Licensee  shall  (at  Licensee's   expense)  secure,  to  Licensor's
reasonable  satisfaction,  any propane tanks or generators  owned by Licensee at
any Tower to prevent any damage that might otherwise occur during earthquakes or
other forces of nature.

                  (h) All  Work  shall be  performed  by  qualified  contractors
(including but not limited to steeplejacks or other tower climbers),  subject to
the approval of  Licensor,  with  worker's  compensation  and general  liability
insurance  certificates  on file with Licensor  naming Licensor as an additional
insured and otherwise satisfying the coverage requirements described in Appendix
II.  Notwithstanding  the foregoing,  Licensor  reserves the right,  in its sole
discretion,  to refuse  to  permit  any  person  or  company  to climb any tower
structure owned or leased by the Licensor,  in which case Licensor shall provide
Licensee of its decision and basis for its denial of access.  Licensee  shall be
solely  responsible  and liable to Licensor for Licensee's  failure to obtain or
deliver to Licensor the required insurance certificates from Licensee's approved
contractor.

                  (i)   Upon  the   completion   of   Licensee's   installation,
replacement or modification of Licensee's  Equipment at any Tower Facility,  but
in no event later than twenty (20)  Business  Days  following  such  completion,
Licensee  shall provide  Licensor with (i) as-built  drawings of the  Licensee's
Equipment  installed at the Tower Facility  ("As-Built  Drawings"),  (ii) a site
drawing  precisely  identifying  the location of Licensee's  shelter,  cabinets,
cable runs, generators,  utility lines and other pertinent  installations ("Site
Drawings"),  and (iii) the date upon which such installation and/or modification
was performed. With respect to Licensee's initial installation of its Equipment,
Licensee's  written  notice in  accordance  with the  foregoing  sentence  shall
include the date upon which Licensee first commenced the  installation of any of
its Equipment at the Tower Facility  (whether the  commencement  of construction
and/or  installation  of Licensee's  shelter or cabinets or the  installation of
Licensee's  Equipment within  Licensor's  building or on the Tower) and the date
which Licensee completed such initial installation;  provided,  however, that in
the event that  Licensee  fails to  provide  accurate  or timely  notice of such
commencement  of  installation,  the  commencement of installation of Licensee's
Equipment  shall be deemed  to be the date  upon  which  Licensor  executed  the
applicable  License.  Upon written approval by Licensor's  operations manager of
the As-Built Drawings and Site Drawings as evidenced by his/her signature on the
applicable  documents,  such As-Built Drawings shall be attached as Exhibit C to
the  applicable  License and the Site Drawings shall be attached as Exhibit B to
the applicable License; provided, however, that notwithstanding any signature on
such  documents  by Licensor or its  employees,  in the event that the  As-Built
Drawings and/or the Site Drawings are  inconsistent  with  Licensee's  permitted
installation  as  specifically  described  in the  applicable  Exhibit  A of the
affected License or Licensee fails to deliver the As-Built  Drawings and/or Site
Drawings to Licensor in accordance with this Section 8.2(i), such discrepancy or
failure  shall be deemed a  material  default  hereunder  with  respect  to such
License.  In the event of such  discrepancy the terms of Exhibit A shall govern.
If Licensee  produces or obtains  site plans,  site  surveys  and/or  structural
calculations, then Licensee shall provide copies of such documents to Licensor.

<PAGE>
                  (j) Licensee  agrees to comply with the reasonable  directions
and  requirements  which  Licensor,  in its  discretion,  may from  time to time
establish in connection with each of the Tower  Facilities and the operations of
Licensee  thereunder,  provided that such  directions  and  requirements  do not
unreasonably interfere with Licensee's ordinary course of business or operations
as contemplated herein.

                  (k) Licensee  acknowledges  and agrees that,  upon  reasonable
prior notice (except for emergency situations),  Licensee shall reduce operating
power or cease operation of Licensee's Equipment when it is necessary to prevent
the overexposure of workers at any Tower Facility to RF radiation.

                  (l) Licensor reserves the right to perform a  pre-installation
and/or post-installation audit and review with Licensee and Licensee shall fully
cooperate with any such reasonable  request by Licensor and shall respond to and
address any reasonable concern of Licensor as a result of such audit.

         8.3      Compliance with Laws.
                  --------------------

                  (a)  Licensee   shall  comply  with  all  Legal   Requirements
applicable to each License,  Licensee's use of the Tower  Facilities  related to
such License and the installation,  ownership, maintenance and use of Licensee's
Equipment as contemplated by such License including,  without limitation,  Legal
Requirements  governing the  transmission  or operation of radio  communications
systems and related  equipment,  environmental  laws and regulations,  OSHA, the
Federal  Aviation  Administration  (the "FAA"),  and the FCC. The Licensor shall
cooperate  with  Licensee in  Licensee's  efforts to obtain any permits or other
approvals that may be necessary to comply with the preceding sentence; provided,
however that,  notwithstanding the foregoing, (a) Licensor shall not be required
to expend any funds or undertake any liability or obligation in connection  with
such  cooperation,  (b) Licensor may elect to obtain such required  approvals or
permits  on  Licensee's  behalf,  and (c) in no event  may  Licensee  encourage,
suggest,  participate in or permit the imposition of any restrictions whatsoever
on  Licensor's  current or future  use or ability to license  space at the Tower
Facility as part of or in exchange for obtaining any such approval or permit.

                  (b) If Licensor,  in its reasonable  opinion,  determines that
any  structural  modifications  or repairs are needed to be made to any Tower or
surrounding  premises  due to the presence of  Licensee's  Equipment or approved
modifications  to comply  with  then-current  laws or  regulations  (other  than
structural  modifications  required to accommodate and directly  attributable to
Licensee's  installations or modifications of its Equipment  thereon),  Licensor
shall  notify  Licensee of such  modifications  or repairs and give  Licensee an
estimate of their costs on a pro-rata basis (based on the number of users of the
Tower). If Licensee's share of such estimate exceeds one half the annual License
Fee,  Licensee may terminate  the  applicable  License by notifying  Licensor in
writing  within thirty (30) Business Days of receiving such estimate and have no
further obligation with respect to such License.  If Licensee does not terminate
the applicable  License in accordance with this Section  8.3(b),  Licensor shall
proceed  with such repairs  and/or  modifications  and invoice  Licensee for the
costs and expenses  arising from such work on a Pro-rata  basis.  Licensee shall
pay Licensor all amounts so invoiced  within  thirty (30) days after  receipt of
the invoice.  Past due amounts will bear  interest at the Past Due Rate from the
due date until the date paid.  In addition,  with  respect to any late  payment,
Licensee  shall pay  Licensor  the  Administrative  Fee set forth in Section 6.7
above to compensate Licensor for the additional administrative costs incurred or
anticipated to be incurred by reason of such late payment.

<PAGE>
                  (c)  Notwithstanding  anything to the  contrary,  in the event
that any permit, approval,  consent or authorization required for Licensor's use
of,  operation of or right to license space to Licensee at any Tower Facility is
challenged  by  any  Governmental  Authority  or  third  party  as  part  of any
governmental,  regulatory or legal  proceeding,  Licensee  acknowledges that (i)
Licensor  shall  reserve the right to withhold its approval of any of Licensee's
proposed  installations or modifications of Licensee's Equipment at the affected
Tower Facility until such  challenge has been finally  adjudicated  and Licensor
prevails,  (ii) Licensor may terminate the affected  License without any further
obligations hereunder by either party in the event that Licensor is subject to a
non-appealable  order,  decision or ruling  necessitating such termination or if
Licensor  reasonably  determines that the defense of any such challenge would be
commercially unreasonable, or (iii) except with respect to a Tower Site which is
also a BTS Site (as such term is defined in the  Services  Agreement),  Licensee
may  terminate  the affected  License with no further  obligation on the part of
either party hereunder during the period in which the Tower Site continues to be
challenged  upon no less than ten (10) days written notice to Licensor.  So long
as Licensor  is not subject to a  restraining  order or  injunction  and has not
elected  to  terminate  the  affected  License,  following  a written  notice to
Licensor  specifically  referencing  this Section 8.3(c) and in accordance  with
Section 8.2, Licensee may elect to install or modify Licensee's Equipment at the
affected Tower Facility at Licensee's sole cost and risk and  acknowledges  that
in the event of a  governmental  or legal order  requiring the removal of any or
all of Licensee's  Equipment or modifications from the Tower or the receipt of a
termination notice from Licensor hereunder,  Licensee shall promptly at its sole
cost and expense  remove (and repair any damage  occasioned by such removal,  if
applicable)  its Equipment and any such  modifications  from the Tower Facility.
Licensor shall not be responsible to Licensee for any delay in the  construction
of any Tower Facility which prevents or delays  Licensee's  installation  on the
Rent  Commencement  Date provided that such delay is caused by any  governmental
action, court order or other circumstance which is beyond the reasonable control
of the Licensor.  In the event that the Licensee is unable to install or utilize
its Equipment pursuant to any of the circumstances  described in this subsection
(excluding  termination of the License), the License Fee shall be abated for any
such period of delay in which  Licensee is unable to operate its Equipment  from
the affected Tower Facility.

         8.4  Installation  Services  by  Licensor.  In the event that  Licensor
performs  the  installation  of  Licensee's  Equipment  pursuant to the Services
Agreement,  Licensee  shall  submit  its  scope  of  work  requirements  for the
installation  of its  Equipment at each of the  associated  Tower  Facilities to
Licensor and Licensor  shall install the Equipment in accordance  with the terms
and  conditions  of the  Services  Agreement  and subject to the  provisions  of
Section 8(d) of the  Services  Agreement  with respect to any timely  failure to
install such  Equipment  thereunder.  In all other  circumstances  the following
provisions shall apply:

<PAGE>
                  (a) Licensee shall submit its scope of work  requirements  for
the  installation  or  subsequent  modification  of its Equipment at each of the
Tower  Facilities  within ten (10) business days following the execution of each
License with respect to Licensee's  initial  installation and in a timely manner
with respect to any subsequent modification or installation,

                  (b) unless  otherwise  notified by  Licensor in writing  (such
notice to be provided within ten (10) business days following Licensor's receipt
of the complete scope of work  requirements  from Licensee),  Licensor or one of
its  Affiliates  shall install (or shall cause the  installation  of) Licensee's
Equipment on the Tower at the standard market rate for such services  (excluding
any discounts which may be offered or are available from time to time),

                  (c)  Licensor  and Licensee  agree to  diligently  and in good
faith negotiate a construction  contract to install  Licensee's  Improvements in
accordance  with the  terms  and  conditions  of this  Agreement  ("Installation
Agreement"),

                  (d) any such  installation  by Licensor  shall be completed by
Licensor within 30 days of the later of (i) Licensor's  receipt of the Equipment
from Licensee or (ii) the execution by both parties  hereto of the  Installation
Agreement,  which  execution  neither  party  hereto  shall  unreasonably  delay
("Installation Commencement Date"),

                  (e) the Equipment  shall be delivered to Licensor at the Tower
Facility or an alternative location located within fifty (50) miles of the Tower
Facility as designated by Licensor,

                  (f)  with  respect  to  Licensee's  initial   installation  by
Licensor only, in the event that Licensee  delivers the Equipment to Licensor in
accordance  with this Section 8.4 on or before the sixtieth (60th) day following
the  execution  of the  applicable  License and  Licensor  does not complete the
initial  installation  of the  Equipment  within 30 days after the  Installation
Commencement  Date, the Rent  Commencement Date shall be extended until the date
of its completion, and

                  (g)  with  respect  to  Licensee's  initial   installation  by
Licensor only, in the event that the Rent Commencement Date is more than 30 days
from the date of Licensor's  receipt of the Equipment,  the License Fee shall be
waived by Licensor for such period after the Rent Commencement Date equal to the
number of days beyond 30 that is taken for the completion of such  installation,
If the parties  hereto fail to mutually  agree upon the terms and  conditions of
the Installation Agreement,  the parties shall mutually agree to the appointment
of an  appraiser  with a  national  firm  experienced  in these  matters,  which
appraiser shall resolve the dispute in accordance with common industry  practice
and both parties hereto agree to be bound by such decision.

         8.5  Licensee's  Maintenance  of  Approved  Equipment.  Licensee  shall
maintain its Equipment in compliance with applicable Legal Requirements. Without
limiting the foregoing,  Licensee shall comply with all applicable  requirements
imposed  by the FCC  rules  and  regulations  and  any  other  applicable  Legal
Requirement as soon as practicable after  installation or approved  modification
of any Equipment on any of the Tower Facilities.

<PAGE>
         8.6 Licensor's Tower Lighting and Marking Obligations. During the Term,
Licensor will maintain the applicable Tower  Facilities  marking and lighting in
good order and repair  and in  material  compliance  with all  applicable  Legal
Requirements including without limitation,  the rules and regulations of the FCC
and the  FAA.  In the  event  Licensee  receives  notice  or  otherwise  obtains
knowledge that a Tower is not in compliance with any Legal Requirement, Licensee
will  immediately so notify  Licensor by telecopy and, to the extent  necessary,
will  cooperate  in all  reasonable  respects  with  Licensor in curing any such
noncompliance.

         8.7      No Interference.
                  ---------------

                  (a)  Interference  with a  Pre-Existing  Use.  Notwithstanding
anything  to the  contrary  in this  Agreement  but  subject to Section  8.7(f),
Licensee's use of any Tower Facilities and its operation of all of its Equipment
thereon (including any subsequent  modification or alteration  thereto) shall be
conducted  in a manner  that does not  interfere  electrically,  or in any other
manner  whatsoever  with any then  pre-existing  use of any  Tower  Facility  by
Licensor or other users of the Tower ("Pre-Existing Use"). In the event that any
Pre-Existing  Use  experiences  interference  caused by Licensee  or  Licensee's
Equipment  (including  any  subsequent   modification  or  alteration  thereto),
Licensee  shall be notified in writing of such  interference  and Licensee shall
power  down its  equipment  and/or  cease  operations  in order to  correct  and
eliminate  such  interference  within  seventy-two  (72) hours after  Licensee's
receipt of such notice.  If Licensee  does not cease all  interfering  operation
within  such  seventy-two  (72) hour  period,  Licensor  shall have the right to
disconnect  Licensee's  Equipment until such time as Licensee can affect repairs
to  the  interfering   Equipment.   If  Licensee  is  unable  to  eliminate  the
interference,  or reduce it to a level  acceptable  to the affected  user of the
Pre-Existing  Use,  within a period of thirty (30) days  following  such initial
notice  (provided  that  during  such 30 day  period,  Licensee  may operate its
equipment  intermittently during off-peak hours for testing purposes only), then
Licensor may, in addition to any other rights it may have for Licensee's  breach
hereof,  terminate the applicable  License.  Subsequent to a written  request by
Licensor, in Licensor's sole discretion and at Licensee's sole cost and expense,
each Licensee  transmitter shall have a circulator and harmonic filter installed
between the transmitter output and antenna feedline.  Also, Licensor may, at its
option,  require  Licensee  to  supply,  at  Licensee's  sole cost and  expense,
additional   radio   frequency   interference   (RFI)  limiting   equipment  for
installation on the equipment of any user whose  equipment is experiencing  such
interference.  In the  event  that  Licensee  is  notified  of any  interference
experienced by a Pre-Existing  Use on the Tower Facility alleged to be caused by
Licensee's  operations thereon,  Licensee shall be obligated to perform whatever
actions are necessary,  at Licensee's  sole cost and expense,  to eliminate such
interference  and shall not be released  from its  obligation to continue to pay
the Licensee Fee during any period that  Licensee can not operate from the Tower
Facilities pursuant to this Section 8.7(a).

                  (b)  Interference by a Subsequent Use.  Licensee  acknowledges
and agrees that  Licensor  intends to market to third  parties space on the same
Tower and in the same  Tower  Facilities  (including  equipment  structures  and
shelters) as are used hereunder by Licensee;  provided that,  subject to Section
8.7(f),  Licensor  agrees  not to,  and to  cause  any user of the  Tower  whose
equipment is installed or modified  subsequent  to the  Licensee's  then-current
operation of Licensee's  Equipment thereon  ("Subsequent Use") not to, interfere
with Licensee's then-current operations.  In the event that Licensee experiences
interference  caused by any Subsequent  Use,  Licensee shall notify  Licensor in
writing of such  interference and Licensor shall, or shall cause the operator of
the  interfering  Subsequent  Use,  to power  down its  equipment  and/or  cease
operations in order to correct and eliminate such interference within

<PAGE>
seventy-two  (72)  hours  after  Licensor's  receipt  of  such  notice.  If such
Subsequent Use is unable to operate  without  causing such  interference,  or if
such  interference  is not reduced to a level  acceptable to Licensee,  within a
period  of  thirty  (30) days  (provided  that  during  such 30 day  period  the
Subsequent Use may be operated  intermittently during off-peak hours for testing
purposes only), then Licensee may, in additional to any other rights it may have
for  Licensor's  breach  hereof,  terminate the  applicable  License.  Except as
otherwise provided in Section 8.7(f),  Licensor hereby acknowledges that its has
an affirmative  obligation to Licensee to cause any such interfering  Subsequent
Use to cease any interfering  operations in accordance with this Section 8.7(b).
In the event that  Licensor  is  notified  of any  interference  experienced  by
Licensee  alleged  to be  caused  by a  Subsequent  Use on the  Tower  Facility,
Licensor  shall be  obligated  to perform  (or cause to be  performed)  whatever
actions are  necessary,  at no cost or expense to Licensor,  to  eliminate  such
interference.

                  (c)  Interference  with  Lighting  and  Building  Systems  and
Building  Tenants.  In no event shall  Licensee's use of any Tower Facilities or
operation  of any  of its  equipment  thereon  be  conducted  in a  manner  that
interferes  with  Licensor's  lighting  system  located  on any  of the  Towers,
building systems, or, in the event that Licensee's equipment is installed on the
rooftop of a building,  with equipment of any kind used by building  tenants who
are not tenants of the Licensor.

                  (d) Dispute As to Cause of Interference. Any dispute as to the
cause of  interference  under this  Section  8.7 that can not be resolved by the
affected  parties  shall be submitted to an  independent  professional  engineer
chosen  by  Licensor  and  such  engineer's  decision  as to the  cause  of such
interference  shall be final and binding upon the parties.  If such interference
to a Pre-Existing  Use is found to be caused by any installation of Equipment or
any  subsequent  modification  or  alteration  thereto or by  operation  of such
Equipment by Licensee,  the fees and charges of the engineer to whom the dispute
is referred shall be borne by Licensee.  If such interference is found not to be
caused  by  such  installation  of  Equipment  or any  subsequent  modification,
alteration  or  operations,  the fees and  charges of the  engineer  to whom the
dispute is referred shall be borne by the complaining party.

                  (e) No Illegal or Unpermitted Use. Notwithstanding anything to
the contrary,  nothing in Section 8.7shall be deemed or interpreted to authorize
Licensee to  illegally  transmit on any  frequency,  to transmit on a channel or
frequency not specified in the individual  License,  to operate at variance from
the  specifications  in its FCC license or the FCC's rules governing  Licensee's
operation  of its  Equipment,  or to provide any  protection  to  Licensee  from
interference from parties who are not users of the Towers.

                  (f) FCC  Part 15 Use.  In the  event  that  any of  Licensee's
operations  from a Tower Facility are governed by Part 15 of the FCC's rules and
regulations (47 C.F.R. ss. 15.1, et seq.) as updated,  amended and/or superseded
by any and all Legal  Requirements  ("Part 15"),  Licensee's  rights pursuant to
Section 8.7 with respect to such use shall only be  enforceable  with respect to
interference which is not governed by Part 15. Licensee  acknowledges and agrees
that Licensee has an obligation to Licensor  pursuant to Part 15 and pursuant to
this Agreement to cooperate, in good faith, with all other users (including Part
15  users) of the Tower  Facility  and  Licensor,  regardless  of the  frequency
utilized by such other user or whether such users began operations from the

<PAGE>
Tower  Facility  prior to or  subsequent  to  Licensee's  then-current  use,  to
eliminate any and all interference caused by or experienced by Licensee's use of
the frequencies pursuant to Part 15. With respect thereto, Licensee acknowledges
that Licensor  anticipates  that the Tower Facility may be or is licensed to and
utilized  by  multiple  users  sharing  the  same  frequencies  under  Part  15.
Notwithstanding  anything to the  contrary  in this  Agreement  or any  License,
Licensor makes no  representations  or warranties with respect to whether or not
any other users of the Tower  Facilities are utilizing  frequencies  governed by
Part 15,  including  without  limitation any frequency which Licensee intends to
utilize under any License.

         8.8 Labeling and Identification.  Licensee shall identify its Equipment
and equipment  cabinets  (unless such cabinet is located in a building  owned by
Licensee) by labels  identifying  Licensee's  name and contact  phone number and
shall permanently  identify its coaxial cable at the top and bottom.  Failure by
Licensee to so identify its  Equipment may cause an  interruption  in service of
Licensee's  operation and shall  constitute a Default of this Agreement.  In the
event that Licensee  fails to comply with this Section 8.9 and  following  prior
written  notice to  Licensee  of no less than  forty-five  (45)  days,  Licensor
reserves the right,  in addition to any other rights it may have  hereunder,  to
label Licensee's  Equipment and assess a fee for Licensor's  out-of-pocket costs
(provided,  however,  that if such work is  performed  by Licensor or one of its
Affiliates,  such  out-of-pocket  costs  shall  include  the cost of  labor  and
materials incurred by Licensor but in no event to exceed $1,500), which shall be
payable to Licensor upon receipt of an invoice.

         8.9  Insurance.  Licensee  and  Licensor  shall  keep in full force and
effect during the Term of this  Agreement and the term of any License  insurance
coverage in accordance with Appendix II attached hereto.  In addition,  Licensee
shall  cause,  and shall be solely  responsible  to Licensor  for any failure to
cause, all contractors or  subcontractors  performing Work on any Licensed Space
on behalf of the  Licensee  to obtain  insurance  coverage  in  accordance  with
Appendix II.

         8.10 Combining Equipment.  The Licensor may require the Licensee, where
technically feasible, to remove its individual antenna and transmission line and
utilize a radio frequency  combining network with a common transmission line and
antenna, at the sole cost of Licensor. The Licensor shall be required to provide
an  appropriate  RF  combining  filter for use on this  network.  The  combining
network  shall remain the property of the  Licensor at the  termination  of this
Agreement.

         8.11   Replacement   or    Reconstruction   of   Tower   by   Licensor.
Notwithstanding  anything to the  contrary  herein,  Licensee  acknowledges  and
agrees that the Licensor reserves the right, in its sole discretion,  to replace
or rebuild an existing Tower or the top of any Tower, provided, however, that in
the event of such  tower  replacement,  Licensor  shall  provide  Licensee  with
suitable space at the Tower Facility  during the  construction  period to permit
the  continued  operation of Licensee's  Equipment and Licensor  shall be solely
responsible  for the  costs  associated  with  removing  and  re-installing  the
Licensee's  Equipment on the  replacement  tower.  The Licensor  also  expressly
reserves the right to erect one or more towers on the Tower Facility, subject to
Licensor's obligations to Licensee pursuant to Section 8.6 of this Agreement. In
no event  shall  Licensee's  rent be abated in any  manner  during any period of
construction of the Tower or top of a Tower so long as Licensee is capable of

<PAGE>
continuing  to operate  its  Equipment  from a  temporary  location at the Tower
Facility.  Licensee  acknowledges  and agrees that it will reasonably  cooperate
with the Licensor in any actions,  filings,  or permits that may be required for
Licensor to exercise its rights under this Section 8.11.

         8.12  Cooperation  Relating to Licensee's Use. Upon Licensor's  written
request,  Licensee  shall promptly  furnish  Licensor with complete and accurate
information  in response to any reasonable  request by Licensor for  information
about any of the  Equipment  or  utilities  utilized  by  Licensee  at any Tower
Facility or any of the channels and frequencies utilized by Licensee thereon.

9.       Indemnification.
         ---------------

         9.1 By Licensee.  Licensee  shall  indemnify,  defend and hold harmless
Licensor, its Affiliates and their respective directors, officers, shareholders,
successors and assigns from all Damages arising from (a) any Claim to the extent
such Claim is attributable to the joint,  concurrent or sole  negligence,  gross
negligence,  or willful  misconduct  or strict  liability  of  Licensee,  or its
agents,  employees,  representatives,  contractors  or other  Persons  acting or
engaged by, through or under  Licensee,  (b) any material  breach by Licensee of
any  provision of this  Agreement,  and (c) actions taken by Licensor to resolve
any interference caused by Licensee or Licensee's  Equipment pursuant to Section
8.7(a) or 8.7(f),  as applicable,  to any other party which Licensor is required
by law or contractual obligation to resolve.

         9.2 By Licensor. The Licensor shall indemnify, defend and hold harmless
Licensee, its Affiliates and their respective directors, officers, shareholders,
successors and assigns from all Damages arising from (a) any Claim to the extent
such Claim is attributable to the joint,  concurrent or sole  negligence,  gross
negligence,  or willful  misconduct  or strict  liability  of  Licensor,  or its
agents,  employees,  representatives,  contractors  or other  persons  acting or
engaged by, through or under  Licensor,  (b) any material  breach by Licensor of
any provision of this Agreement, and (c) interference to Licensee's Equipment or
permitted  operations caused by Licensor's  failure to enforce Licensee's rights
to be free from such interference in accordance with Section 8.7(b).

         9.3 Limits on  Indemnification.  Except as otherwise expressly provided
in Sections  9.1(c) and 9.2(c),  neither party shall be responsible or liable to
any of the foregoing  Indemnified  Parties for any Damage arising from any Claim
to the extent  attributable to any acts or omissions of other licensees or tower
users occupying any particular  Tower  Facilities or for any structural or power
failures or destruction or damage to the Tower  Facilities  except to the extent
caused by the joint, concurrent, sole or gross negligence, or willful misconduct
of such party.

         9.4  Waiver of  Certain  Damages.  Notwithstanding  the  provisions  of
Sections  8.9, 9.1 or 9.2,  each party hereto hereby waives the right to recover
consequential (including lost profits),  punitive, exemplary and similar damages
and the multiplied portion of damages.

         9.5 Express  Negligence.  THE FOREGOING  INDEMNITIES  SET FORTH IN THIS
SECTION 9 ARE INTENDED TO BE ENFORCEABLE  AGAINST THE PARTIES IN ACCORDANCE WITH
THE  EXPRESS  TERMS  AND  SCOPE  THEREOF  NOTWITHSTANDING  ANY  STATE'S  EXPRESS
NEGLIGENCE RULE OR ANY SIMILAR  DIRECTIVE THAT WOULD PROHIBIT OR OTHERWISE LIMIT
INDEMNITIES BECAUSE OF THE SIMPLE OR GROSS NEGLIGENCE (WHETHER SOLE, CONCURRENT,
ACTIVE OR PASSIVE) OR OTHER FAULT OR STRICT  LIABILITY OF ANY OF THE INDEMNIFIED
PARTIES.

<PAGE>
         9.6  Survival.  The  provisions  of this  Section 9 shall  survive  the
termination of this Agreement with respect to any events  occurring on or before
termination  whether or not Claims relating thereto are asserted before or after
termination.

10.      Destruction or Condemnation.
         ---------------------------

         (a) In the  event  that any  Tower is  destroyed  or  damaged  by fire,
lightning, windstorm, flood, earthquake,  explosion, collapse, aircraft or other
vehicle damage or other casualty,  Licensor shall, unless it elects to terminate
the related License with respect to the affected Tower as hereinafter  provided,
promptly  reconstruct or repair the Tower to substantially the same condition as
existed before the  destruction or damage and upon completion give possession to
Licensee of substantially the same space licensed under the affected License. If
the  Tower  is in need of such  repair  or is so  damaged  by  fire,  lightning,
windstorm,  flood,  earthquake,  explosion,  aircraft or other  vehicle  damage,
collapse or other casualty that  reconstruction  or repair cannot  reasonably be
undertaken without  dismantling  Licensee's  Equipment,  then Licensor may, upon
giving written notice to Licensee, remove any Licensee's Equipment and interrupt
the  signal  activity  of  Licensee  but will  use  reasonable  efforts  to have
Licensee's Equipment replaced as soon as reasonably  possible.  Licensee will be
afforded the right,  at Licensee's sole cost and expense,  to install  temporary
facilities pending repairs,  provided such temporary facilities do not interfere
in any way with the construction, rebuilding or operation of the Tower. Licensor
agrees to provide Licensee alternative space, if available,  on the Tower during
such  reconstruction/repair  period. If Licensor elects not to restore the Tower
within six months  from the date of any  casualty,  Licensor  may,  by notice to
Licensee,  terminate  the License Term of the affected  License on the date (not
more than thirty days thereafter) set forth in such notice.  Should Licensor not
substantially  restore or  replace  the Tower in a fashion  sufficient  to allow
Licensee to replace  Licensee's  Equipment  thereon within six (6) months of the
date of casualty  provided  that such six month  period  shall be  automatically
extended  for so long as Licensor  has  commenced  and  diligently  continues to
restore  or replace  such Tower and  Licensee's  operation  has been  materially
disrupted for sixty (60) or more  consecutive  days, then Licensee,  upon thirty
(30) days' written notice to Licensor may, at its option,  terminate the License
Term of the affected License.

         (b)  Licensor  shall be entitled to  terminate  the License Term of the
affected  License  if all or any part of to the  associated  Tower  Facility  is
acquired,  transferred,  condemned  or  taken  pursuant  to any  eminent  domain
proceeding  if as a result any of such event,  Licensor  has  determined  not to
continue  to  operate  the  Tower  Facility.  Irrespective  of the form in which
recovery  may be had by law,  all  rights to damages  or  compensation  from the
applicable  governmental  authority  shall  belong  to  Licensor  in all  cases.
Licensee hereby grants to Licensor all of Licensee's  rights to such damages and
covenants to deliver such further  assignments thereof as Licensor may from time
to time request. Nothing contained herein shall be construed to prevent Licensee
from  prosecuting  in any  eminent  domain  proceedings  a claim for  relocation
expenses,  provided that such action shall not affect the amount of compensation
otherwise recoverable by Licensor from the taking authority.

<PAGE>
         (c) The License Fee with respect to the affected  Tower  Facility shall
be abated  during any period that the Tower has not been  restored  following an
event described in clauses (a) or (b) above so as to permit Licensee's Equipment
to be  replaced  on the Tower and so long as  Licensee  is unable to continue to
operate  from a temporary  location at the Tower  Facility  during any period of
restoration.

         (d)  Notwithstanding  anything to the  contrary,  this Section 10 shall
have no force or effect with respect to a BTS Site under the Services  Agreement
which is  destroyed,  damaged  or taken  prior to the  completion  of the  tower
structure. In such event, the provisions of the Services Agreement shall govern.

11.      Surrender.
         ---------

         11.1  General.  Upon the  expiration  or  termination  of any  License,
Licensee  shall  peaceably  deliver up and  surrender  the  facilities  on which
Licensee's Equipment was installed or located.

         11.2 Alterations and  Improvements.  Upon the termination or expiration
of any License, all permanent alterations, installations, changes, replacements,
additions  or  improvements  that (a) have been made by  Licensee to the related
Tower  Facilities  and (b)  cannot be  removed  without  material  damage to the
remainder of such Tower Facilities, shall, at the Licensor's sole discretion, be
deemed a part of such Tower Facilities and the same shall not be removed.

         11.3  Licensee's  Property.  Upon the  termination or expiration of any
License and so long as Licensee is not in Default hereunder, Licensee may remove
all property  owned by Licensee so long as the removal  thereof  would not cause
material  damage to property  not owned by Licensee  and shall repair any damage
caused to the Tower Facilities due to the removal of such property at Licensee's
expense.  Licensee shall remove such property to one foot below grade,  and such
removal  shall  be  performed  by a  qualified  steeplejack,  tower  climber  or
contractor  in  a  workmanlike  manner  without  any  interference,   damage  or
destruction to any other  equipment,  structures or operations of the tower, and
without  injury  or  damage to the  tower,  the  surrounding  real  property  or
improvements  located thereon.  If Licensee fails to make such repairs within 10
days after  occurrence  of any such damage,  Licensor may perform the  necessary
repairs at  Licensee's  expense.  Licensee  shall pay  Licensor  all  amounts so
invoiced within 10 days after receipt of the invoice. Past due amounts will bear
interest  at the Past  Due  Rate  from the due  date  until  the date  paid.  In
addition,  with  respect to any late  payment,  Licensee  shall pay  Licensor an
Administrative Fee in the amount specified in Section 6.7 to compensate Licensor
for the additional  administrative  costs incurred or anticipated to be incurred
by reason of such late payment. If Licensee fails to remove such property within
30 days after the termination or expiration any License,  such property shall be
deemed abandoned.  The Licensor may, at its option, (a) cause any such abandoned
property to be removed and stored  (including the costs of any repairs  required
due to  such  removal)  at the  expense  of  Licensee  which  must  be  promptly
reimbursed to Licensee upon receipt of an invoice(s), b) sell all or any part of
such property at public or private sale, without notice to Licensee,  and retain
the proceeds of such sale and/or (c) declare that title to such  property  shall
be deemed to have passed to Licensor and Licensee  shall  execute any  documents
reasonably requested by Licensor to evidence such transfer of interest.

<PAGE>
     11.4 Release Documents.  Upon the termination or expiration of any License,
Licensee  shall  immediately  upon the request  and at the expense of  Licensor,
deliver a release in recordable  form of any  instruments  of record  evidencing
such License.

12.      Miscellaneous.
         -------------

         12.1     Assignment and Subleasing.
                  -------------------------

                  (a)  In  the  event  Licensor  mortgages,  grants  a  security
interest in or otherwise  collaterally assigns its interest in this Agreement or
in any License,  Licensee will execute and deliver to Licensor's lender or other
party to whom such interest is granted an Estoppel certificate  certifying as to
such  reasonable  matters  as  are  customarily   expressed  to  lenders  and  a
subordination,  attornment and  non-disturbance  agreement pursuant to which any
interest  Licensee may have in any Tower  Facilities by reason of this Agreement
or any License is  subordinated  to a mortgage lien or other  security  interest
granted  in  favor of  Licensor's  lenders;  provided,  Licensee  shall  only be
obligated to enter into any such  subordination,  attornment and non-disturbance
agreement if,  pursuant to the terms  thereof,  the lender agrees not to disturb
Licensee's  interest in its  Equipment and any of the Tower  Facilities  arising
from this Agreement or any License so long as Licensee  continues to perform its
obligations according to the terms hereof and thereof.

                  (b) Licensee  may not assign or transfer (by  operation of law
or  otherwise)  this  Agreement,  any  License  or its  all or any  part  of its
interests therein without the prior written consent of Licensor. Notwithstanding
the  foregoing  and so long as  Licensee is not then in  Default,  Licensee  may
assign this Agreement or any individual  License without  Licensor's consent but
following no less than five (5) days prior written notice to Licensor, to any of
the  following:  (i) Any Affiliate of Licensee,  provided  that  Licensee  shall
continue to remain liable to Licensor  hereunder;  (ii) Any corporation or other
entity  resulting  from the  merger  or  consolidation  of  Licensee;  (iii) Any
corporation,  partnership,  or other  entity,  or person  which  acquires all or
substantially  all of the assets of or fifty  percent (50%) or more of the stock
or  interest  in  Licensee,  provided  that such  assignee  assumes  in full the
obligations of Licensee under the License.  In the event that Licensee  requests
Licensor's  consent to any  assignment  of any one or more  individual  License,
Licensee shall be required to pay Licensor an Administrative  Fee of $500.00 for
each  consent to  assignment  requested  by  Licensee.  In no event may Licensee
sublet, sublease, grant any form of shared use right or permit any other similar
use of any Tower Facility or any portion  thereof by or interest  therein to any
party other than  Licensee.  Notwithstanding  anything  to the  contrary in this
Agreement or in any License,  in no event may Licensee diplex or combine signals
for  itself or  others.  Upon any  request by  Licensee  to assign any  License,
Licensor may require the assignee to enter into a new license agreement directly
with  Licensor  so long as the  License  Fee,  Annual  Escalator  and length and
commencement  of each affected  License Term is not altered by such  replacement
license agreement.

<PAGE>
                  (c)  Except  as  otherwise  provided  herein  and  in  Section
12.1(a),  Licensor may not assign this  Agreement or any License or any interest
therein without the prior written approval of Licensee, which approval shall not
be  unreasonably  withheld,  conditioned or delayed so long as any such assignee
agrees in writing to assume Licensor's obligations hereunder and has a financial
position,  as measured by  reference  to such  assignee's  net worth,  operating
results,  and working  capital to  establish  that such party has the  financial
wherewithal to perform its obligations under such License or this Agreement,  as
applicable. Notwithstanding the foregoing and so long as Licensor is not then in
Default,  Licensor  may  assign  this  Agreement  or any  individual  License or
interest  therein  without  Licensee's  prior  written  consent  to  any  of the
following: (i) Any Affiliate of Licensor,  provided that Licensor shall continue
to remain liable to Licensee  hereunder;  (ii) Any  corporation  or other entity
resulting from the merger or consolidation  of Licensor;  (iii) Any corporation,
partnership,  or other entity, or person which acquires all or substantially all
of the  assets of or fifty  percent  (50%) or more of the stock or  interest  in
Licensor,  provided  that  such  assignee  assumes  in full the  obligations  of
Licensor under the License.

         12.2     Defaults.
                  --------

                  (a)  Licensee  and  Licensor  shall  have ten (10) days  after
receipt of written  notice to cure any  monetary  Licensor  Default or  Licensee
Default,  respectively,  and thirty (30) days after receipt of written notice to
cure any  non-monetary  Licensor  Default  or  Licensee  Default,  respectively;
provided however,  that if any non-monetary Licensor Default or Licensee Default
is not capable of being cured within the requisite  period of time, then so long
as the party  charged with the default has  diligently  pursued such cure of the
default  within the  prescribed  period,  the party shall be given the necessary
time to cure the default.  If subsequent to the foregoing  requisite  periods of
time,  there continues to be an event of Licensor  Default or Licensee  Default,
the non-defaulting  party may, upon thirty (30) days written notice to the other
party,  terminate  this  Agreement  with respect to the  applicable  License and
institute any other  proceedings at law or in equity to recover damages from the
other  party.  The cure  periods  set forth in this  Section  12(a) shall not be
applicable  with  respect  to any  breach of  Licensor  or  Licensee's  right or
obligations pursuant to Section 8.7.

                  (b) Upon the  occurrence of any Licensee  Default which is not
cured in  accordance  with  Section  12.2(a),  Licensor  may (i) enter  upon the
affected Licensed Space(s) without being liable for prosecution or any claims of
Damages of such entry,  and do whatever  Licensee is  obligated  to do under the
terms of this Agreement or any individual  License to correct the Default,  (ii)
remove and store Licensee's  Equipment from the Licensed Space at the expense of
Licensee which Equipment shall not be returned or released to Licensee until the
default has been  cured,  or (iii)  disconnect  Licensee's  Equipment.  Licensee
agrees to reimburse  Licensor on demand for any expenses that Licensor may incur
in effecting compliance with Licensee's  obligations under this Agreement or any
License in this manner,  and Licensee  further agrees that Licensor shall not be
liable  for any  Damages  resulting  from such  action.  No  action by  Licensor
pursuant to this Section 12.2(b) shall be construed as an election on Licensor's
part to terminate  this Agreement or any  individual  License,  unless a written
notice of such intention is given to Licensee.

<PAGE>
         12.3 Force Majeure.  Neither party shall assume  responsibility for any
losses or damages  caused by acts of God,  including,  but not limited to, wind,
lightning,  rain, ice,  earthquake,  floods,  or rising water, or by aircraft or
vehicle  damage.  In the event that  Licensor  shall be delayed,  hindered in or
prevented from the  performance of any act required  hereunder by reason of acts
of God (including,  but not limited to, wind, lightning,  rain, ice, earthquake,
flood or rising water), aircraft or vehicle damage or other casualty, unforeseen
soil  conditions,  acts of third  parties  who are not  employees  of  Licensor,
strikes,  lock-outs,  labor troubles,  inability to procure material, failure of
power,  governmental  actions or  inaction  (including  but not limited to those
related to zoning approvals,  permits or related appeals),  laws or regulations,
riots,  insurrection,  war or other  reasons  beyond its  control,  or any delay
caused by the acts or omissions of Licensee,  then the  performance  of such act
shall be excused for the period of delay and the period for  performance  of any
such act shall be extended  for a period  equivalent  to the period  required to
perform as a result of such delay.

         12.4  Entire  Agreement;  Prior  Agreements.  This  Agreement  and  the
appendices,  exhibits  form of Schedules  and Licenses that may be executed from
time to time by the parties with respect to specific Tower Facilities constitute
the entire agreement between the parties pertaining to the subject matter hereof
within the United  States and supersede  all prior  agreements,  understandings,
negotiations  and  discussions,  whether  oral or written,  of the parties  with
respect  to the  subject  matter  herein.  The  parties  hereto  also  expressly
acknowledge that any and all other existing master license  agreements or master
lease agreements (or similar  Agreements but not any individual site agreements)
between the parties  and their  Affiliates,  if any,  ("Prior  Agreements")  are
hereby terminated in their entirety  (notwithstanding their terms and conditions
to the contrary)  effective as of the date of this Agreement except with respect
to, and only to the extent of, any individual schedule or license executed under
such Prior Agreements prior to the date of this Agreement. Further, in the event
that  Licensor or Licensee or any of their  Affiliates  assumes or acquires  (by
reason of merger,  transfer  of  control,  or  assignment)  any  interest in any
additional Prior Agreements during the Term hereof, all such assumed or acquired
Prior  Agreements  (whether  executed by the initial parties before or after the
execution of this Agreement) shall be automatically terminated in their entirety
(notwithstanding their terms and conditions to the contrary) effective upon such
assignment  or  acquisition  by  Licensor  or  Licensee,   or  their  respective
Affiliates,  as  applicable,  except with respect to, and only to the extent of,
any individual schedule or license executed under such Prior Agreements prior to
the date of such automatic termination.

         12.5   Notices.   All   notices,   consents,   approvals,   and   other
communications given to either party under this Agreement shall be in writing to
such party at the address set forth for such party as its Notice  Address in the
applicable  License or at such other  address as such party shall  designate  by
notice to the other party hereto in accordance with this Section 12.5 and may be
delivered personally (including delivery by private courier services,  including
overnight  courier  delivery) or by confirmed  telecopy  followed by first-class
United States mail,  postage  prepaid,  registered or certified mail with return
receipt requested, to the party entitled thereto, and shall be deemed to be duly
given or made when  deposited  with the  applicable  carrier or courier.  In the
event that conflicting Notice Addresses appear in the Schedules, the most recent
Schedule shall control.

         12.6 Choice of Law. This Agreement  shall be construed and  interpreted
and the rights of the parties determined in accordance with the internal laws of
the  State  of  New  York.  Each  individual  License  shall  be  construed  and
interpreted  and the rights of the parties  determined  in  accordance  with the
internal laws in the state in which the Tower Facility is located, provided that
in the  event  that  more  than  one  License  is  involved  in the  dispute  or
controversy the laws of the State of New York shall govern.

<PAGE>
         12.7     Disclaimers, Amendments, and Waivers.
                  ------------------------------------

                  (a) No  endorsement  or  statement  on  any  check  or  letter
accompanying  a check  for  payment  of fee or other  amount  shall be deemed an
accord and  satisfaction,  and Licensor may accept such check or payment without
prejudice  to  Licensor's  right to  recover  the  balance  of such fee or other
payment or to pursue any other remedy provided in this Agreement.  No payment by
Licensee  or  receipt  by  Licensor  of  a  lesser   amount  than  the  periodic
installment(s)  of the License Fee shall be deemed to apply to any amount  other
than the earliest then outstanding payment due hereunder.

                  (b) LICENSEE  ACKNOWLEDGES  THAT THE LICENSOR HAS NOT MADE ANY
REPRESENTATION OR WARRANTY,  EXPRESS,  IMPLIED OR AT COMMON LAW, BY STATUTE,  OR
OTHERWISE RELATING TO ANY TOWER FACILITIES  INCLUDING,  WITHOUT LIMITATION,  THE
CONDITION OF ANY TOWER FACILITIES (INCLUDING, WITHOUT LIMITATION, ANY IMPLIED OR
EXPRESSED  WARRANTY  OF  MERCHANTABILITY,  FITNESS  FOR  A  PARTICULAR  PURPOSE,
CONFORMITY  TO MODELS OR  SAMPLES  OF  MATERIALS,  ENVIRONMENTAL  CONDITION,  OR
GEOLOGIC  CONDITION).  IN FURTHERANCE OF THE FOREGOING,  THE LICENSOR  EXPRESSLY
DISCLAIMS AND NEGATES,  AND LICENSEE  HEREBY WAIVES (I) ANY IMPLIED OR EXPRESSED
WARRANTY OF  MERCHANTABILITY,  (II) ANY IMPLIED OR EXPRESSED WARRANTY OF FITNESS
FOR A PARTICULAR PURPOSE,  (III) ANY IMPLIED OR EXPRESSED WARRANTY OF CONFORMITY
TO MODELS OR SAMPLES OF  MATERIALS,  (IV) ANY CLAIM FOR  DAMAGES  BECAUSE OF ANY
LATENT OR PATENT DEFECTS OR OTHER DEFECTS,  WHETHER KNOWN OR UNKNOWN AND (V) ANY
AND ALL IMPLIED  WARRANTIES  EXISTING  UNDER  APPLICABLE  LAW. IT IS THE EXPRESS
INTENTION OF THE PARTIES  HERETO THAT ALL TOWER  FACILITIES BE LICENSED ON AN AS
IS, WHERE IS BASIS.  THE PARTIES  HERETO AGREE THAT,  TO THE EXTENT  REQUIRED BY
APPLICABLE LAW TO BE EFFECTIVE,  THE DISCLAIMERS OF CERTAIN WARRANTIES CONTAINED
IN THIS SECTION ARE CONSPICUOUS DISCLAIMERS.

                  (c) No amendment,  supplement,  modification or waiver of this
Agreement  shall be binding unless  executed in writing by the party to be bound
thereby. No waiver of any of the provisions of this Agreement shall constitute a
waiver of any other provision  hereof  (whether or not similar),  nor shall such
waiver  constitute a continuing  waiver unless expressly agreed to in writing by
the affected party.

         12.8  Brokerage  Fees.  Each of Licensor  and  Licensee  represent  and
warrant to the other that no broker was involved for such representing person in
connection  with this  transaction  and each of Licensor and Licensee  agrees to
indemnify and hold the other  harmless from and against the claims of any broker
acting on behalf of the indemnifying party in connection with this transaction.

         12.9 Quiet  Enjoyment.  The Licensor  covenants  and agrees that,  upon
Licensee's paying the License Fee and observing and performing all of the terms,
covenants and conditions on Licensee's  part to be observed and performed  under
this Agreement  (including any License),  Licensee shall  peacefully and quietly
enjoy the Tower Facilities covered by each License during the applicable License
Term.

<PAGE>
         12.10 References.  Any reference herein to a Section shall be deemed to
refer to the applicable  Section of this Agreement  unless  otherwise  expressly
stated  herein.  Any  reference  to an Appendix  shall be deemed to refer to the
applicable  Appendix  attached hereto,  all such Appendices  being  incorporated
herein and made a part hereof by this  reference.  Any  reference  to a Schedule
shall be deemed to refer to any form of  Schedule  attached  hereto from time to
time or any License  signed by Licensor and Licensee and, when so signed,  shall
be incorporated herein and made a part hereof by this reference.

         12.11 No Third Party  Beneficiaries.  Except as  otherwise  provided in
Section 8.7 or the applicable License,  this Agreement is solely for the benefit
of the  parties  hereto,  their  successors  and  assigns  permitted  under this
Agreement  and the  indemnified  parties  under  Sections  9.1 and  9.2,  and no
provisions of this Agreement shall be deemed to confer upon any other Person any
remedy, claim, liability, reimbursement, cause of action or other right.

         12.12  Recordation  of  Memorandum.  At Licensee's  request and expense
(including all reasonable  expenses  incurred by Licensor  hereunder),  Licensor
agrees to execute a memorandum of agreement  for a particular  License in a form
acceptable to Licensor,  so long as such recordation is not otherwise restricted
or  prohibited  by the  applicable  Ground  Lease.  Licensee  agrees to  provide
Licensor with a certified copy of any such  memorandum  within five (5) Business
Days following any recordation of such memorandum.

         12.13 Limited  Relationship.  Nothing contained in this Agreement shall
be deemed or  construed  by the parties  hereto or by any third Person to create
the  relationship  of principal  and agent,  partnership,  joint  venture or any
association between Licensor and Licensee other than contracting parties.

     12. 14 Applicable Standard. Any approval,  consent, decision or election to
be made or given by a party  hereunder may be made or given in such party's sole
judgment and discretion,  unless a different standard (such as reasonableness or
good faith) is provided for explicitly.

     12.15 Multiple Counterparts.  This Agreement may be executed in one or more
counterparts,  each of  which  shall be  deemed  an  original,  but all of which
together shall constitute one and the same instrument.

         12.16    Intentionally omitted.

         12.17 Interpretation.  Each of the parties has agreed to the use of the
particular  language of the provisions of this  Agreement,  and any questions of
doubtful  interpretation  shall not be  resolved  by any rule or  interpretation
against the draftsman,  but rather in accordance with the fair meaning  thereof,
having due regard to the benefits and rights  intended to be conferred  upon the
parties  hereto  and the  limitations  and  restrictions  upon such  rights  and
benefits intended to be provided.

<PAGE>
         IN WITNESS WHEREOF,  the parties have executed this Agreement as of the
25th day of May, 2000 (the "Effective Date").

LICENSOR:
AMERICAN TOWER, L.P.
By:  ATC GP, Inc. (its sole General Partner)

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

LICENSEE:
U.S. WIRELESS CORPORATION

By:       ___________________________________
Name: Title:

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