Document:

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                            SAN BERNARDINO COUNTY

                  COMMUNITY AND CULTURAL RESOURCES DEPARTMENT

                          REGIONAL PARKS DIVISION

                          GLEN HELEN REGIONAL PARK

                         RENAISSANCE PLEASURE FAIRE

     This is a lease agreement ("Lease") between the County of San Bernardino,
a political subdivision of the State of California ("COUNTY") as landlord and
Renaissance Entertainment Corporation, a Colorado corporation, ("TENANT" or
"REC") as tenant, collectively referred to as the "PARTIES".

     WHEREAS, the Renaissance Pleasure Faire ("FAIRE") provides a significant
beneficial attraction to Glen Helen Regional Park ("PARK"); and,

     WHEREAS, the PARTIES desire to continue holding the FAIRE at the PARK;
and,

     WHEREAS, TENANT desires the benefit of having permanent structures for
the Faire and other events at the PARK; and,

     WHEREAS, TENANT has agreed to hold additional events at the PARK; and,

     WHEREAS, the PARTIES agree that TENANT will make certain improvements
to the PARK, all of which are to be completed by June 30, 2004; and,

     WHEREAS, the PARTIES agree that the rental fee structure shall provide
for lower rental fees for the first five years of the Lease, subject to
TENANT'S compliance with the approved Business Plan and Conditional Use
Permit;

     NOW THEREFORE in consideration of the mutual covenants and agreements
herein contained, it is mutually agreed as follows:

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1.     PURPOSE:  The purpose of this Lease is to allow the TENANT to improve
the leased areas of the PARK ("Premises"), and to hold at the Premises, the
FAIRE (described in Exhibit B) and other events throughout the year, which
will be open to the general public for an agreed upon fee that will not be
unreasonable. TENANT may also use the Premises for miscellaneous other
events, including, but not limited to, group/corporate picnics and
television/movie filming, with the prior consent of the COUNTY. The Premises
may not be used for any purpose without the prior consent of the COUNTY.

2.     PREMISES:

       A.     COUNTY hereby leases to TENANT and TENANT leases from COUNTY
that portion of Glen Helen Regional Park ("Park") designated as Areas (B),
(C) and (D) of the "Premises" on Exhibit A. TENANT accepts the Premises in
its existing condition, and must provide all maintenance, repair and
replacement on grounds and structures contained therein. Unless otherwise
provided herein, TENANT will return Premises to COUNTY at the end of this
Lease, whether by termination or expiration, in like condition, excepting the
addition of improvements and normal wear and tear.

              (1)     TENANT may use that portion of the Premises shown as
Area (C) on Exhibit A for not more than three (3) recreational vehicles year
round.

       B.     License Areas, COUNTY grants TENANT a license to use the old
administration building as shown on Exhibit A, through November 30, 2000.

              (1)     COUNTY grants TENANT a license to use the existing Park
Entrance Gate, and in exchange, TENANT shall pay COUNTY for the loss of use
of the front entry, including the loss of value of the existing structure and
the reasonable cost to relocate the entry gate, as determined by COUNTY.

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              (2)     TENANT is granted a license to use that portion of the
License Areas shown on Exhibit A as "Faire Parking" as parking lots for the
Faire and Large Events ("Large Event" is defined in Paragraph 4.C.) and other
events as approved by the COUNTY. The use of any/all parking lots for events
other than the Faire and Large Events must have the prior approval of the
COUNTY after coordination with the operator of the Park's amphitheater. The
use of the Faire Parking is also subject to the Traffic Management Plan,
which shall be provided by the TENANT, and shall be attached to this Lease as
Exhibit C.

       C.     TENANT may contact COUNTY with a request for additional Park
camping ninety (90) days before the requested use date but TENANT will not
have priority for such use. TENANT's request shall set forth the amount of
space requested and may contain a request for an estimated cost for use of
additional areas. TENANT shall pay the current rate set forth in the COUNTY
Code (or fair market value if none is set in the COUNTY Code) for any such
camping areas made available for its use.

       D.     PARKING LOT CONTROL: TENANT shall control and direct the
movement of all vehicles, persons and animals in and around all parking lots
used by the TENANT. Such control and direction shall include, but is not
limited to, providing all necessary personnel to safely control and direct
all such vehicles, persons and animals into and out of the parking lots and
the Faire, and placing directional signs and barriers for all access points,
traffic lanes and pedestrian walk ways to and from the parking lots and
Faire. TENANT shall not permit any vehicle, person or animal to cross over the
flood control levies or other portions of the PARK or parking lots not
designated by TENANT for such use.

       E.     GLEN HELEN PARKWAY FAIRE PARTICIPANT CROSSING: The Glen Helen
Parkway Faire Participant crossing shall also be covered in the Conditional
Use Permit, which shall be attached to this Lease as Exhibit D.

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3.     TERM OF LEASE:

       A.     INITIAL TERM:  The initial term of this Lease shall be for ten
(10) years, commencing on July 1, 2000, and ending on December 31, 2010
("initial term"), unless terminated sooner, or extended as provided herein.

       (1)     During the initial term, the Faire shall be open to the public
on a maximum of eleven (11) weekends, including Memorial Day and a minimum of
eight (8) weekends, including Memorial Day. TENANT shall submit to COUNTY by
December 31st of each previous year dates for the upcoming year's Faire.

       (2)     During the initial term, TENANT will present other events as
set forth in the Business Plan (Exhibit E), which shall be updated annually.

     B.     OPTION FOR EXTENDED TERMS:  TENANT is granted the option to
extend the term on all of the provisions contained in this Lease, except for
rent, for two (2) five (5) year periods ("extended term[s]") following
expiration of the initial term. As consideration for the option for each
extended term, TENANT  must pay an option fee ("Option Fee") of Five Thousand
Dollars ($5,000.00) at the time of exercising its option for an extended
term. TENANT must give notice of the exercise of the option ("Option Notice"),
concurrently pay the Option Fee and submit a Business Plan (as defined in
Paragraph 22, BUSINESS PLAN) for the extended term to COUNTY at least twelve
(12) months but not more than eighteen (18) months before the expiration of
the then existing term. In the event TENANT fails to timely give COUNTY the
Option Notice or pay the Option Fee or provide the Business Plan, COUNTY
agrees to notify TENANT of the deficiency of the exercise of the option.
TENANT shall have five (5) calendar days from receipt of the COUNTY notice to
give the COUNTY the Option Notice and/or pay the Option Fee, and/or submit
the Business Plan, or TENANT shall lose any/all remaining options for
extended terms and this Lease shall automatically terminate at the end of
the then existing term. If TENANT is in default on the date of giving the
Option Notice, the Option Notice will be totally ineffective. If TENANT is in
default on the date an extended term is to commence, the extended term will
not commence and this Lease will expire at the end of the

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then existing term. Upon proper exercise of the option, the COUNTY will
prepare an amendment to this Lease for approval and execution by TENANT and
the COUNTY's Board of Supervisors. TENANT shall have no other right to extend
the term beyond the above extended terms.

4.     RENT:

       A.     MINIMUM MONTHLY RENT: On the first day of each month of this
Lease, commencing with July 1, 2000, TENANT shall pay to COUNTY as minimum
monthly rent, without deduction, setoff, prior notice or demand, the greater
of the sum of seven thousand five hundred dollars ($7,500.00) or the rents
due under the remaining subparagraphs of this paragraph.

       B.     For the Faire, TENANT agrees to pay to COUNTY the following
rent for use of the Premises:

              2001 or year 1 - 4.0% of gross revenues, with a guaranteed
minimum of $155,000 on rents paid to COUNTY from the Faire.

              2002 or year 2 - 4.5% of gross revenues, with a guaranteed
minimum of $180,000 on rents paid to COUNTY from the Faire.

              2003 or year 3 - 5.0% of gross revenues, with a guaranteed
minimum of $205,000 on rents paid to COUNTY from the Faire.

              2004 or year 4 - 5.5% of gross revenues, with a guaranteed
minimum of $230,000 on rents paid to COUNTY from the Faire.

              2005 or year 5 - 6.0% of gross revenues, with a guaranteed
minimum of $255,000 on rents paid to COUNTY from the Faire.

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              2006 or year 6 - 6.5% of gross revenues, with a guaranteed
minimum of $280,000 on rents paid to COUNTY from the Faire.

              2007 or year 7 - 7.0% of gross revenues, with a guaranteed
minimum of $305,000 on rents paid to COUNTY from the Faire.

              2008 or year 8 - 7.0% of gross revenues, with a guaranteed
minimum of $330,000 on rents paid to COUNTY from the Faire.

              2009 or year 9 - 7.0% of gross revenues, with a guaranteed
minimum of $355,000 on rents paid to COUNTY from the Faire.

              2010 or year 10 - 7.0% of gross revenues, with a guaranteed
minimum of $380,000 on rents paid to COUNTY from the Faire.

              Extended Term(s) - First Option period: 7.5% of gross revenues,
with a guaranteed minimum of $400,000 on rents paid to COUNTY from the Faire.

                                 Second Option period: 8% of gross revenues,
with a guaranteed minimum of $500,000 on rents paid to COUNTY from the Faire.

              (1)     In the event the Faire is closed for all or
substantially all of the day for more than two (2) days due to rain,
vandalism, loss of utilities or other good cause as agreed upon by the
COUNTY, the above guaranteed minimums shall be reduced by five percent (5%)
each day beyond two (2) days that the Faire is closed due to such causes.

       (C)     ADDITIONAL EVENTS:  Activities and/or events other than the
FAIRE, approved by the COUNTY as described in TENANT's Business Plan. TENANT
will pay rent in the same percentage of gross revenues as set forth in
Subparagraph 4.B. for the year in which the gross revenue is earned.

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              (1)     If a Large Event (defined as an event lasting more than
three (3) consecutive days and/or on two (2) or more consecutive weekends) is
scheduled for more than six (6) consecutive days and/or four (4) or more
consecutive weekends is closed for all or substantially all of the day for more
than two (2) days total due to rain, vandalism, loss of utilities or other
good cause as agreed upon by the COUNTY, the above guaranteed minimums shall
be reduced by five percent (5%) for each day beyond two (2) days that the
Large Event is closed due to such causes.

              (2)     If a Large Event scheduled to last less than six (6)
consecutive days and/or less than four (4) consecutive weekends is closed for
all or substantially all of the day for more than one (1) day due to rain,
vandalism, loss of utilities or other good cause as agreed upon by the
COUNTY, the above guaranteed minimums shall be reduced by five percent (5%)
for each day beyond one (1) day that the Large Event is closed due to such
causes.

       D.     MINIMUM ANNUAL RENT:  In the event that the total amount of rent
paid by TENANT in any calendar year ("Total Rent Paid") does not meet or
exceed the minimum annual rent ("Minimum Annual Rent") for that calendar year
set forth on the following schedule, then the TENANT shall pay COUNTY by
February 1 of the next calendar year an amount equal to the difference
between the Total Rent Paid and the Minimum Annual Rent due.

<TABLE>
<CAPTION>

              Calendar Year                      Minimum Annual Rent
<S>                                              <C>

                   2001                               $224,500.00
                   2002                               $249,500.00
                   2003                               $274,500.00
                   2004                               $299,500.00
                   2005                               $324,500.00
                   2006                               $349,500.00
                   2007                               $374,500.00
                   2008                               $399,500.00

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                   2009                               $424,500.00
                   2010                               $449,500.00

                   First extended term
                   2011                               $500,000.00
                   2012                               $550,000.00
                   2013                               $600,000.00
                   2014                               $650,000.00
                   2015                               $700,000.00

                   Second extended term
                   2016                               $750,000.00
                   2017                               $800,000.00
                   2018                               $850,000.00
                   2019                               $900,000.00
                   2020                               $950,000.00

</TABLE>

       E.    DEFINITIONS:  The term "gross revenue(s)" as used in this Lease
is defined as all money, cash, receipts, assets and property or other things
of value received in lieu of cash (but excluding bona fide donations and
co-promotion payments on TENANT's behalf or promotional ticket exchanges),
including but not limited to advance ticket sales, advance group sales,
participant ticket sales, ticket agencies, gate admissions, beverage sales,
catering, crafts and games activities, merchandise, miscellaneous event
income, camping fees, parking fees, or other gross charges, sales, rentals,
fees and commissions made or earned and all gross sums received or earned by
TENANT, his assignees, or successors in interest, whether collected or
accrued, from any business, use or occupation, or any combination thereof,
originating, transacted or performed, in whole or in part, on the Premises.
This will include, but not be limited to, rental, the rendition or supplying
of services, and the sale of goods, wares or merchandise, or devices of any
nature; less sales and excise taxes applicable thereto, required to be
collected by TENANT, his assignees or successors in interest in connection
with the rendering or supplying of services, goods, wares or merchandise.
There shall be no deduction

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from gross revenues of any overhead or cost or expense of operation, such as,
but without limitation to salaries, wages, cost of goods, interest, debt
amoritization, discount, collection, insurance and taxes, except as
specifically provided for herein. Gross revenues shall include the amount of
any manufacturer's or importer's excise tax included in the prices of any
property or material sold, even though the manufacturer or importer is also
the retailer thereof; and it is immaterial whether the amount of such excise
tax is stated as a separate charge. Gross revenues, however, shall not
include Federal, State, Municipal or other taxes collected from the consumer
(regardless of whether the amount thereof is stated to the consumer as a
seperate charge) and paid periodically by TENANT to a governmental agency,
accompanied by a tax return or statement; but the amount of such taxes shall
be shown on the books and records elsewhere herein required to be maintained.
Gross revenues shall not include credit card and bad debt charges unless
actually collected.

       F.     SECURITY DEPOSIT:

              (1)     Prior to Saturday, July 1, 2001, TENANT shall deposit
into an escrow account with instructions that the sums shall be placed in an
interest bearing account in an F.D.I.C. or F.S.L.I.C. institution to be
withdrawn only by COUNTY the amount of twenty-two thousand five hundred and
00/100 Dollars ($22,500.00). Prior to Monday, July 2, 2001, TENANT shall
deposit into an escrow account with instructions that the sums shall be placed
in an interest bearing account in an F.D.I.C. or F.S.L.I.C. institution to be
withdrawn only by COUNTY, the amount of twenty-two thousand five hundred and
00/100 Dollars ($22,500.00) for a total security deposit of forty-five
thousand dollars ($45,000.00).  TENANT may not take possession of the Premises
and/or License Areas until the security deposit is made. The COUNTY retains
the right to review this deposit at any time during the term of this Lease,
and TENANT agrees to maintain the initial amount required as a security
deposit and pay any increase in damage/clean-up deposits determined by COUNTY.

              (2)     If TENANT defaults in payment of rent or any of the
terms, provisions, covenants and conditions of this lease, COUNTY may use,
apply, or retain the whole or any part

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of this security for the payment of any rent in default or for any other sum
which the COUNTY may spend or be required to spend by reason of TENANT's
default.

          (3)    Should TENANT fully and faithfully comply with all the
terms, provisions, covenants and conditions of this lease, the security or
any balance of the security shall be returned to TENANT at the expiration of
the lease term, including option periods.

          (4)    In the event COUNTY uses part or all of the security deposit
as provided herein, TENANT shall replenish the security deposit in the amount
used within ten (10) days of notice from COUNTY.

     G.   METHOD AND TIME OF PAYMENT: Payment of all fees shall be made by
certified cashier's check, money order or TENANT's check only, directly to
the COUNTY's Regional Parks Division ("Division"). In the event any check
issued by TENANT is dishonored by a bank on which it is drawn as a result of
insufficient funds, then all further payments due hereunder shall be due by
money order or certified cashier's check. Partial prepayments and final
payment of the Faire rents will be due on the following dates. In the event
the total rent due for the Faire is less than the total prepayments made,
COUNTY shall reimburse TENANT the overpayment within ninety (90) days of
COUNTY receipt of the accounting report of Subparagraph 4.K. In the event the
Faire is closed for all or substantially all of any day due to rain,
vandalism, loss of utilities or other good cause as agreed upon by the
COUNTY, TENANT may, after notice to COUNTY, delay payments required during the
Faire and due to COUNTY, by one (1) week.

          (1)    FAIRE RENT PAYMENTS:

<TABLE>

          Year 1, 2001:
          <S>                                 <C>
                 May 15, 2001                 $50,000
                 June 15, 2001                $50,000
                 July 15, 2001                $55,000

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                 Last Monday in October 2001  Remainder of balance of 4.0% of
gross revenues.

          Year 2, 2002:

                 May 15, 2002                   $60,000
                 June 15, 2002                  $60,000
                 July 15, 2002                  $60,000
                 Last Monday in October 2002    Remainder of balance of 4.5% of gross
revenues.

          Year 3, 2003:

                 May 15, 2003                    $68,000
                 June 15, 2003                   $68,000
                 July 15, 2003                   $69,000
                 Last Monday in October 2003     Remainder of balance of 5.0% of
gross revenues.

          Year 4, 2004:

                 May 15, 2004                    $76,000
                 June 15, 2004                   $76,000
                 July 15, 2004                   $78,000
                 Last Monday in October 2004     Remainder of balance of 5.5% of
gross revenues.

          Year 5, 2005:

                 May 15, 2005                    $85,000
                 June 15, 2005                   $85,000
                 July 15, 2005                   $85,000
                 Last Monday in October 2005     Remainder of balance of 6.0% of
gross revenues.

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          Year 6, 2006:

                 May 15, 2006                    $93,000
                 June 15, 2006                   $93,000
                 July 15, 2006                   $94,000
                 Last Monday in October 2006     Remainder of balance of 6.5% of
gross revenues.

          Year 7, 2007:

                 May 15, 2007                    $101,000
                 June 15, 2007                   $101,000
                 July 15, 2007                   $101,000
                 Last Monday in October 2007     Remainder of balance of 7.0% of
gross revenues.

          Year 8, 2008:

                 May 15, 2008                    $110,000
                 June 15, 2008                   $110,000
                 July 15, 2008                   $110,000
                 Last Monday in October 2008     Remainder of balance of 7.0% of
gross revenues.

          Year 9, 2009:

                 May 15, 2009                    $118,000
                 June 15, 2009                   $118,000
                 July 15, 2009                   $119,000
                 Last Monday in October 2009     Remainder of balance of 7.0% of
gross revenues.

          Year 10, 2010:

                 May 15, 2010                    $126,000
                 June 15, 2010                   $126,000
</TABLE>

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             July 15, 2010                   $128,000
             Last Monday in October 2010     Remainder of balance of 7.0% of
gross revenues

         Extended term(s):
               Payment schedule for extended term(s) will be similar to the
payment schedule in the initial term.

     H.  LATE PAYMENT PENALTIES: If any rent payment is not received when due
and payable, or postmarked when due and payable and received within ten (10)
days thereafter, TENANT must pay to COUNTY an additional two hundred and
00/100 dollars ($200.00) each as an administrative processing charge. COUNTY
will send notification if payment is not received when due and payable. The
parties agree that this late charge represents a fair and reasonable estimate
of the costs that COUNTY will incur by reason of late payment by TENANT.
Acceptance of a late charge will not constitute a waiver of TENANT's default
with respect to the overdue amount nor prevent COUNTY from exercising any of
the other rights and remedies available to COUNTY. Lease fees not paid when
due will bear simple interest from the date due until paid in full at the
rate of five hundredths percent (0.05%) per day.

     I.  RECORDS AND ACCOUNTS:

         (1).     RECORDS AND ACCOUNTS: TENANT covenants and agrees that it
will, at all times during the term of this Lease, keep or cause to be kept at
the Premises or other place agreed upon by COUNTY, true and complete books,
records, and accounts of all financial transactions relating to gross
revenues and from which gross attendance can easily and readily be
determined. During and following the run of an event, records and accounts
must be kept on site until thirty (30) days after TENANT submits its
financial statement (as described in Subparagraph 4.K.(2)) of the event. The
records must be supported by documents from which the original entry of the
transaction was made, including sales slips and/or cash register tapes.

         (2).     RECORDATION OF SALES: All sales and charges must be recorded
by means of sales invoices, tickets or cash registers which display to the
customer the amounts of

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the transactions and either physically or automatically issue receipts
certifying the amounts recorded. The approved forms or devices used in the
recording of cash or charge sale transactions are as follows:

                  (a)  CASH REGISTERS: Cash registers must be of a type that
display to the customer the amount of each transaction if space permits. The
register must be equipped with devices which lock in sales total, transaction
records, and with counters which can not be re-set and which record on tapes
the transaction numbers and sales details. Cash register readings must be
recorded by TENANT at the beginning and end of each business day.

                  (b)  CASH RECEIPT AND CHARGE SALES BOOK: Cash receipt and
charge sales book must be of the type that is electronically printed
progressively or pre numbered by the system or manufacturer of said books;
and the amounts of each transaction, to include the sales tax amount, must be
recorded on the original and all copies thereof. The customer must be given a
copy of the sales receipt that clearly records the total amount of the
transaction. Sales must be recorded consecutively, one after the other, and
the beginning and ending number of the receipt books must be duly recorded at
the end of each business day.

                  (c)  CASH TICKETS: Cash tickets may be used in conjunction
with all admission charges, and must be of a type that is electronically
printed progressively or pre-numbered by the manufacturer or system. The price
of the tickets both for adults and children, must be printed on each ticket.
Tickets may be procured by the customer from a cashier's booth or station.
TENANT must, at the end of each business day, record the tickets sold for
that day's business. All tickets must be sold consecutively, in numerical
order, one after the other. Alternatively, TENANT may utilize an electronic
debit card system rather than printed tickets, duly recorded each day.

              (3).  INSPECTION OF RECORDS:  All books, records, and accounts
of every kind or nature kept by TENANT, agents or employees, licensees, or
concessionaires, relating to the gross revenues, referred to herein as "Books
and Records", must at all times be open and made available for inspection or
audit by COUNTY, its agents or employees, upon request. The

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expense of the inspection to be borne by COUNTY. COUNTY will make reasonable
efforts to give TENANT 48 hours' notice of inspection of records.

              (4).  AUDIT: COUNTY has the right to during the tern of this
Lease and for three (3) years after the expiration of this Lease, to audit,
at no cost to TENANT except as hereinafter provided, the Books and Records
for the purpose of verifying the payments required to be paid to COUNTY
hereunder. In the event that any such audit shows that TENANT understated
gross revenues by more than five percent (5%), the reasonable cost of that
audit shall be paid by TENANT within ten (10) days after the audit report is
furnished to TENANT. Additionally, within such ten (10) days, TENANT must pay
to COUNTY the full amount of any underpayment demonstrated by such audit,
together with interest on the amount of such underpayment at the rate of five
hundredths percent (0.05%) per day from the original due date of the
underpayment until the underpayment is paid in full. COUNTY reserves the
right to install any accounting devices or machines, with or without
personnel, for the purpose of accounting or audit. Books and Records must be
maintained and safeguarded by TENANT for a period of four (4) years from and
after the date of the latest entry into such book, record or account.

     J.    COMPLIANCE COVENANT:  TENANT covenants that it will comply with,
and ensure that all of its agents, employees, sub-concessioners and vendors,
comply with the foregoing requirements.

     K.    ACCOUNTING REPORT:

           (1)    TENANT shall submit to COUNTY on or before 5:00 p.m., on
the second Friday in September of each year a financial statement which
includes the following information about the Faire: attendance (by type of
ticket), gross revenue, all expenditures and expenses, and net income from
the Faire.

           (2)    TENANT shall submit to COUNTY no later than thirty (30)
days after the close of each Event a financial statement which includes the
following information about the

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Event: attendance (by type of ticket), gross revenue, all expenditures and
expenses, and net income from the Festival.

              (3)   TENANT shall submit to COUNTY on or before 5:00 p.m.,
February 1 of each calendar year a financial statement which includes the
following information about all operations of the TENANT at the Park pursuant
to this Lease: attendance (by type of ticket), gross revenue, all
expenditures and expenses, and net income from the operations.

5.       ON-SITE COORDINATORS AND INSPECTION/EVALUATION:

         A.   COUNTY's ON-SITE COORDINATOR:  The COUNTY herein designates,
and TENANT agrees to accept the Park Superintendent, and/or Assistant Park
Superintendent or Division's designee as On-Site Coordinators for all events
on the Premises.  TENANT agrees that the On-Site Coordinators shall designate
areas of the Premises for specific uses and restrictions.  As On-Site
Coordinators, he/she shall also review for approval the Site Layout Plan,
which will not be unreasonably withheld.

         B.   TENANT's ON-SITE COORDINATOR:  TENANT agrees to designate the
General Manager to serve as the TENANT's On-Site Coordinator in regards to
maintenance/operations, set up, take down and renovation of events.  The
TENANT's General Manager shall work closely with COUNTY's On-Site
Coordinators on day-to-day problems, which may occur.

         C.   INSPECTION/EVALUATION:  COUNTY may make a detailed and formal
inspection and evaluation at regular intervals to insure compliance with this
lease by TENANT.  Each such inspection will be followed by a report in
writing, with a copy given to TENANT.  Satisfactory inspections/evaluations
will be an integral part of COUNTY's decision regarding Lease extensions.
TENANT agrees to notify COUNTY of any inspection conducted by other County,
State, and Federal agencies so that a Division staff member may be present.

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6.       PERMITS AND APPROVALS:

         A.   TENANT shall obtain, maintain, and, if required, pay for all
necessary permits, licenses and approvals from applicable federal, state, and
local agencies, including, but not limited to the County Building and Safety,
County Planning, Sheriff's Office (security), County Environmental Health
Services (sanitation, food/drink), California Highway Patrol, (traffic),
CALTRANS (freeway access), County Transportation (roadways), Alcoholic
Beverage Control Board (liquor licenses), and the California Division of
Forestry and State Fire Marshals office; as required for any use allowed
herein by COUNTY.  TENANT shall send copies of all written permits, licenses,
and approvals required for public assembly to the County's Regional Parks
Division within 72 hours of TENANT's receipt, but not later than Friday, 12
noon, prior to the opening weekend of the event.  In the event any such
permit, license and/or approval is given to TENANT orally, TENANT shall
notify the COUNTY of all essential elements of such oral permit, license
and/or approval, and provide COUNTY a copy of the written permit, license,
and/or approval when and if a written copy becomes available.  Failure to
comply with this provision shall constitute a default by TENANT, subject to
termination under the terms of this Lease.

         B.   TENANT agrees to comply with the Glen Helen Regional Park
Master Plan and Environmental Impact Report as approved by the County Board of
Supervisors (on or about July 14, 1986) and all conditions of such
approval, which (among other things) include an attendance limitation of
16,800 at any given time during the day.  A copy of those plans are available
for review in the Regional Parks Division Office.  In the event TENANT elects
to make application for a change in the ceiling of 16,800 persons per day,
the Regional Parks Division shall take all steps necessary to assist TENANT
in such application.

              (1)  In the event the construction of any improvements to the
Park or the roads around the Park for the amphitheater allow the TENANT's
attendance limitation to increase over 20,000 persons at any time, TENANT
agrees that it will limit its attendance to 20,000 persons at any time on
those dates when there is a scheduled event at the Park amphitheater.

                                       17

<PAGE>

         C.   TENANT understands and agrees that approval by COUNTY of this
Lease does not in any way indicate that the COUNTY approves or shall be
required to approve any of the plans, applications, licenses, permits, etc.
described in this Lease.  In the event that TENANT is unable to obtain any of
the above plans, applications, licenses, permits, etc., required in order to
perform under this agreement, TENANT shall be deemed in default.

         D.   Hazardous Materials.  TENANT, at its sole cost, shall comply
with all the provisions of any applicable hazardous materials control laws,
including but not limited to the following:

              (1)  California Health & Safety Code, Chapters 6.5, Hazardous
Waste Control (inclusive); 6.7, Underground Storage of Hazardous Substances
(inclusive); and 6.95, Hazardous Materials Release Response Plans and
Inventory (inclusive);

              (2)  California Code of Regulations Title 22, Division 4,
Chapter 30; Title 23, Chapter 3, Subchapter 16, Underground Storage Tank
Regulations; and

              (3)  San Bernardino County Code, Division 3, Chapters 1, 2, 3
and 7, Hazardous Materials and Toxins Control, and 8, Waste Management.

         E.   In the event that TENANT is in default for any of the reasons
in subparagraphs 6.A.-D. above, the COUNTY shall not be liable for any of
TENANT's costs, expenses, lost profits or any type of damages under this
Lease due to such occurrence.

7.       CONCESSIONS:

         A.   TENANT shall be responsible for all concession sales within the
Premises and License Areas.  TENANT shall be responsible for and use
reasonable care to supervise all subconcession areas within the Premises and
License Areas.  TENANT may permit subconcessions to operate in the Premises
and License Areas; provided, however, that TENANT provides an endorsement to
its insurance policy covering COUNTY and TENANT for any acts or

                                       18
<PAGE>

omissions of TENANT's subconcessionaires.  Nothing herein shall require
TENANT to obtain separate insurance from any subconcessionaire or to name
subconcessionaire on TENANT's insurance policy.  TENANT shall provide COUNTY
with a list of names of each subconcessionaire prior to the opening date of
the Faire.

8.  ALCOHOL, MERCHANDISE AND SERVICES: TENANT and its subconcessionaires may
sell alcoholic beverages, merchandise and services at the Faire, and Large
Events after obtaining appropriate permits and approvals.  TENANT and its
subconcessionaires agree to sell merchandise and provide services that are of
good quality and condition.  COUNTY's Division Chief of Regional Parks or his
successor ("CHIEF") has the right to approve the sale and/or distribution of
all items of merchandise and services offered at any event.  Such approval
shall not be unreasonably withheld but TENANT agrees that COUNTY retains the
right to require TENANT to discontinue or cause its subconcessionaires to
stop the sale or use of those items or services COUNTY feels are not
acceptable upon one (1) day written notice by COUNTY.  In the event COUNTY
notifies TENANT and/or any of its subconcessionaires to stop the sale or use
of any unacceptable items or services, TENANT and/or any of its
subconcessionaires agrees to discontinue such sales or use of these items or
services.

9.  PUBLIC HOURS OF OPERATIONS:  TENANT shall submit hours of operation for
each potential event for COUNTY's approval.  Such approval shall not be
unreasonably withheld.  TENANT agrees to take reasonable steps to encourage
its patrons to vacate the Premises as expeditiously as possible on those
dates when there is an event scheduled in the Park's amphitheater.  TENANT
agrees that it will use its best efforts to keep any noise coming from any
non-public event it holds in the Premises to a level which is inaudible in
the Amphitheater Area during those times when there is an event in the Park's
amphitheater.

                                       19

<PAGE>

10.  UTILITIES:

     A.  TENANT is responsible for metering and paying all service charges,
user fees and related taxes for electrical, gas, telephone, water, sewage
disposal, trash and refuse disposal, and all other utility and communication
services rendered or used in or about the Premises and/or License Areas at
all times during the term of this Lease.  COUNTY agrees to make good faith
efforts to assist TENANT in obtaining such utility services, but does not
guarantee that such utilities will be provided.  TENANT shall pay amount
determined by COUNTY's Facilities Management Department, until metering for
the Premises is hooked up.

     B.  TENANT may hook into the existing Park water, septic and electrical
systems, but all such work must be coordinated with and approved by COUNTY's
On-Site Coordinator.  If the as-built capacity of any utilities or services
are not sufficient to handle any TENANT-planned event on the Park, the
TENANT, at its cost, shall provide sufficient temporary utilities or services
for the event.  COUNTY shall not be liable for any costs, lost profits or any
type of damages for any failure to provide such utilities or any
interruptions of such utilities for any reason, and neither the failure to
provide services nor interruption of services shall excuse TENANT's
obligations under this Lease.

11.  SANITATION:  TENANT must provide a sufficient number of portable
toilets, per Health Division regulations, in good operable condition in the
Premises at locations designated by the COUNTY's and TENANT's On-Site
Coordinators, for use by the public at all times when the Faire and Large
Events are open to the public.  TENANT shall provide a sufficient number of
portable showers, per Health Division regulations, for its employees and
volunteers camping in Park on weekends.  In the event that TENANT does not
provide a sufficient number of portable toilet as required by applicable
regulations, COUNTY shall have the right to provide additional toilets, and
may enforce any remedy available by law, including charging its costs against
TENANT's security deposit.

                                       20

<PAGE>

12.  PREMISES MAINTENANCE:

     A.  TENANT agrees to maintain the Premises in a professional manner
acceptable to COUNTY, TENANT will be responsible for all structural repairs
to buildings, janitorial and landscape maintenance of facilities and grounds
within the Premises except the lake and waterway surfaces.  COUNTY shall also
have the right to periodically inspect the Premises, with or without notice
to TENANT.  TENANT agrees to maintain and apply a dust retardant water
treatment and a dust retardant chemical (calcium chloride or equivalent)
treatment to Use Areas.  TENANT agrees to take those actions necessary to
ensure that the Premises are kept neat, clean and orderly.  Unattractive
and/or unsightly outside storage conditions shall not be permitted in public
view.

         (1)  COUNTY reserves the right to enter upon said leased Premises
for the purpose of repair and maintenance of said water mains and main sewer
lines as may be necessary.  If TENANT's sewer lines and water lines need
repair, COUNTY reserves the right to do the maintenance and bill the TENANT if
TENANT's water and sewer lines are causing a problem with the main lines.

     B.  MAIN PARKING LOT, PRIMARY AND SECONDARY FLOOD CONTROL LEVEE
MAINTENANCE, RESTORATION AND REPAIR:

         (1)  TENANT shall be responsible for periodic maintenance, repair of
minor flood damage (defined as total cost of repairs to the Premises not
exceeding $10,000 for TENANT), dust control, and trash pickup in the main
parking lot necessary to operate the Faire and within the Premises, but
excluding maintenance and repair of the Primary and Secondary Flood Control
levees.

         (2)  In the event of flooding causing damages (defined as total cost
of repairs over $10,000 but less than $20,000) to these areas, the COUNTY, in
coordination with TENANT, will promptly take whatever measures it feels are
reasonable to repair the damaged areas.  The COUNTY makes no guarantee that
such damage will not occur.

                                       21
<PAGE>

     (3)  In the event of major flooding causing damages (defined as total
cost of repairs over $20,000) in these areas, the COUNTY may take whatever
measures it feels are reasonable to save these areas from further damage. The
COUNTY makes no guarantee that major damage will not occur. If major damage
occurs, COUNTY and TENANT agree to negotiate the responsibility for future
restoration costs, on a case by case basis.

          (a)  Notwithstanding how the parties have handled current and/or
prior flood damage issues, the parties agree that neither party is to be
responsible for repairing major flood damage. In the event the parties are
unable to negotiate the responsibility for future restoration costs for major
flood damage, then TENANT shall have the option to either operate in any safe
manner (as approved by the COUNTY) or terminate this Lease by giving COUNTY
seven (7) days notice of termination. TENANT understands and accepts that the
Premises and License Areas, particularly that portion of the Premises and
License Areas used as parking lots lie within a flood plain and are prone to
flood damage, and TENANT waives all claims and damages against COUNTY related
to loss or damages from flood conditions.

13.  USE OF COUNTY EQUIPMENT AND LABOR:

     A.  Any COUNTY-owned equipment requested by TENANT and approved by
COUNTY's On-Site Coordinator for TENANT's use will be charged at an hourly
rate based on the prevailing commercial rental rates in San Bernardino
County. Use of COUNTY employees requested by TENANT to perform maintenance,
repair, and/or operation of equipment will be charged to TENANT on an hourly
basis at the employees current rate of pay and benefits.

         (1)  Prior to any COUNTY-owned equipment being used or COUNTY
employees performing any services, COUNTY shall estimate the cost of such
equipment use and/or employee services and TENANT shall approve the estimates.

                                       22

<PAGE>

14.  INSURANCE AND INDEMNIFICATION:

     A.  HOLD HARMLESS AGREEMENT.  TENANT shall indemnify, defend with
counsel approved by COUNTY and hold harmless the COUNTY, its authorized
officers, employees, agents and volunteers from any and all claims, actions,
losses, damages and/or liability arising out of this lease from any cause
whatsoever, including the acts, errors or omissions of any person and for any
costs or expenses incurred by the COUNTY on account of any claim therefore,
except where such indemnification is prohibited by law.

     B.  INSURANCE REQUIREMENTS.  Without in anyway affecting the indemnity
herein provided and in addition thereto, the TENANT shall secure and maintain
throughout the Lease the following types of insurance with limits as shown:

         (1)  Workers' Compensation - A program of Workers' Compensation
insurance or a state-approved Self-Insurance Program in an amount and form to
meet all applicable requirements of the Labor Code of the State of
California, including Employer's Liability with $250,000 limits, covering all
persons providing services on behalf of the TENANT and all risks to such
persons under this Agreement.

         (2)  Comprehensive General and Automobile Liability Insurance - This
coverage to include contractual, products and complete operations coverage
and automobile liability coverage for owned, hired and non-owned vehicles.
The policy shall have combined single limits for bodily injury and property
damage of not less than ten million dollars ($10,000,000) including Liquor
Liability.

         (3)  Fire Insurance: Adequate to cover full cash value of TENANT's
personal property, TENANT's improvements and betterments located on the
Premises and or License Areas.

         (4)  Fire Legal Liability: Adequate to cover full cash replacement
value of COUNTY's improvements and structures.

                                       23
<PAGE>

         (5)  During the period of any construction, TENANT shall, in
addition to the insurance required by subparagraph 14.B. above, provide or
cause its contractor or subcontractors to furnish the following forms and
amounts of insurance: Builders All-Risk Insurance covering the entire work
against loss or damage until completion. Insurance shall be in an amount for
the replacement value of the subject building and improvements and endorsed
for broad form property damage, breach of warranty, and explosions, collapse,
and underground hazards. Deductibles not exceeding five percent (5%) of the
construction cost will be allowed.

         (6)  Environmental Liability Insurance: This insurance shall have a
combined single limit of not less than One Million and 00/100 Dollars
($1,000,000.00) per occurrence.

     C.  Additional Named Insured - All policies, except for the Worker's
Compensation, shall contain additional endorsements naming the County and its
officers, employees, agents and volunteers as additional insured with respect
to liabilities arising out of the performance of services hereunder.

     D.  Waiver of Subrogation Rights - TENANT shall require the carriers of
the above required coverages to waive all rights of subrogation against the
COUNTY, its officers, employees, agents, volunteers, contractors and
subcontractors.

     E.  Policies Primary and Non-Contributory - All policies required above
are to be primary and non-contributory with any insurance or self-insurance
programs carried or administered by the COUNTY.

     F.  Proof of Coverage - TENANT shall immediately furnish certificates
of insurance to the Division, evidencing the insurance coverage, including
endorsements, above required, prior to the commencement of performance of
services hereunder, or the taking possession of any part of the Use Area.
Those certificates shall provide that such insurance shall not be materially
modified, terminated or expire without thirty (30) days written notice to the
Division, and TENANT shall maintain such insurance from the time TENANT
commences performance of

                                       24

<PAGE>

services hereunder until the completion of such services. Within thirty (30)
days of the commencement of this Lease, the TENANT shall furnish certified
copies of the policies and all endorsements.

     G.    Insurance Review - The above insurance requirements are subject to
annual review by the COUNTY. The COUNTY's Risk Manager is authorized, but not
required, to reduce or waive any of the above insurance requirements whenever
the Risk Manager determines that any of the above insurance is not available,
is unreasonably priced, or is not needed to protect the interests of the
COUNTY. In addition, if the Risk Manager determines that heretofore
unreasonably priced or unavailable types of insurance coverage or coverage
limits become reasonably priced or available, the Risk Manager is authorized,
but not required, to change the above insurance requirements to require
additional types of insurance coverage or higher coverage limits, provided
that any such change is reasonable in light of past claims against the
COUNTY, inflation, or any other item reasonably related to the COUNTY's risk.
Any such reduction or waiver for the entire term of the Agreement and any
change requiring additional types of insurance coverage or high coverage
limits must be made by amendment to this Agreement. TENANT agrees to execute
any such amendment within thirty (30) days of receipt.

     H.    Failure to Have Insurance - In the event COUNTY receives a notice
of cancellation concerning any of the required policies, or should TENANT
fail to have in effect the required coverage at any time during the Lease,
COUNTY may give notice to TENANT to immediately suspend all TENANT business
activities on the Park and/or notice to reinstate or acquire the affected
coverage. Should TENANT fail to reinstate or acquire the affected coverage
within ten (10) days of COUNTY's notice to reinstate or acquire such
coverage, TENANT shall be in default, and COUNTY may either terminate this
Lease, reinstate or acquire the affect coverage, and TENANT shall reimburse
COUNTY for the necessary cost at COUNTY's option, plus interest at the rate
of five (5) percent per annum. If TENANT does not reimburse COUNTY within ten
(10) days after demand by COUNTY, COUNTY shall have the right to withhold
from future amounts due under this Lease or otherwise due to TENANT the sum
COUNTY has expended until COUNTY is reimbursed in full.

                                       25
<PAGE>

     I.    COUNTY will have no liability for any premiums charged for such
coverage(s). The inclusion of COUNTY, its employees, agents, officials and
volunteers as additional named insured is not intended to and will not make
them or any of them a partner or joint venturer with TENANT in TENANT's
operations at the Park.

15.  ADVERTISING:

     All advertising, promotion and notices related to the operation of
Premises, which have not been approved as part of the Business Plan, shall be
subject to prior written approval by the Division's Chief of Regional Parks
("CHIEF"); such approval shall not be unreasonably withheld, and shall,
except for 30 second or shorter radio and television ads, bear/display the
phrase, "In Cooperation with the San Bernardino County Regional Parks
Division", along with displaying the Regional Parks Division logo. This
provision, includes but is not limited to written and pictorial
advertisements on television, radio, ticket printing, handbills, posters,
flyers, newspapers, and magazines. Response to request for approval shall be
within three (3) COUNTY business days of receipt, or sooner if reasonably
required.

     B.    ACCESS TO ADVERTISING MATERIALS: TENANT shall make available to
COUNTY, upon request and COUNTY shall return to TENANT, all art, photographs,
slides, posters, brochures, videos and other similar advertising/promotional
materials which relate to the Faire at Glen Helen Regional Park. TENANT also
agrees to provide assistance and support to COUNTY in preparation of
submittals for park and recreation professional award programs regarding Glen
Helen Regional Park which are related to the Faire or other events held
pursuant to this Lease.

     C.    When reasonably feasible, as determined solely by COUNTY, COUNTY
will cooperate with TENANT to incorporate TENANT's advertising efforts in
COUNTY park publication.

                                       26
<PAGE>

16.  PARK SIGNAGE:

     A.    SIGNS: All necessary entrance/public information signs,
banners/flags at the entrance to the use site and perimeter fence, must be
submitted for approval by COUNTY, as to design and must be placed as
designated by COUNTY, at TENANT's expense, unless otherwise agreed. Other
signs of sponsors and for TENANT will be permitted on the Premises only with
the prior approval of the Division's Chief of Regional Parks or in the
Business Plan.

     B.    TENANT agrees to construct and provide COUNTY with all necessary
entrance/public information signs at the entrances to the Premises and
License Areas, as agreed upon by COUNTY's and TENANT's On-Site Coordinators,
upon a minimum three (3) day notice. Wording and style shall be coordinated
with and reviewed for approval by the Division's Chief of Regional Parks.

17.  CONDUCT: TENANT shall be responsible for the conduct of its employees,
agents, volunteers, subconcessionaires, vendors and/or persons attending or
participating in events at all times. TENANT shall also abide by the Faire's
conduct guidelines provided as Exhibit F. All employees, agents, volunteers,
subconcessionaires, vendors and/or persons attending or participating in
events shall act and conduct themselves in a courteous and considerate manner
while at the Park and abide by all Park rules and regulations.

18   FIRST AID:

     A. TENANT agrees to provide and staff a first aid station on-site during
all scheduled operating hours of events. Any or all persons staffing the
station shall have certified first aid and CPR cards. TENANT shall provide
COUNTY's on-site coordinator with written assurances that all such persons
have current certified first aid and CPR cards prior to the event.

     B. For any injury and/or accident to employees, volunteers and visitors
which is known to TENANT and for which TENANT has prepared a report, TENANT
agrees to provide COUNTY with a copy of all such injury and/or accident
reports. TENANT shall notify COUNTY's On-Site

                                       27
<PAGE>

Coordinator of any such injury and/or accident as soon as possible, but not
later than within one day of serious physical injuries and within five days
for physical injuries of a routine nature and/or damage to Park facilities.

19.  COMPLIMENTARY TICKETS.  TENANT agrees to provide COUNTY with
complimentary tickets in accordance with Exhibit G.

20.  PRIVATE SECURITY:  TENANT agrees to provide and pay for adequate
security consistent with the size of the crowd for all events.  All private
security officers will be required to wear a uniform identifying themselves
as security officers, unless otherwise designated by security agency or
TENANT and approved by COUNTY.  In its sole discretion, COUNTY may provide
additional security, and TENANT agrees to reimburse COUNTY for all costs
associated with the retention of additional security for any event held
pursuant to this Lease.

21.  ASSIGNMENT AND SUBLETTING:

     A.  Except as provided herein, TENANT must not voluntarily assign or
encumber its interest in this Lease or in the Premises, or any options
contained in this Lease, or sublease all or any part of the Premises, or
allow any other person or entity (except TENANT's authorized representatives)
to occupy or use all or any part of the Premises, without first obtaining
COUNTY's consent.  In the event of an assignment pursuant to Paragraph 25.
MODIFICATION OF PREMISES, all security interests shall remain subject to the
provisions contained in this Lease, including but not limited to Paragraph 1.
PURPOSE.  In the event of an assignment pursuant to Paragraph 24.
MODIFICATION OF PREMISES where Lender is unwilling, unable or otherwise fails
to hold the Faire (and other events), to provide the improvements set forth
in TENANT's Business Plan or Conditional Use Permit, or to operate under the
same terms and conditions specified herein, COUNTY may terminate this Lease.
Any assignment, encumbrance, or sublease without COUNTY's consent is voidable
and, at COUNTY's election,

                                       28
<PAGE>

will constitute a default.  No consent to any assignment, encumbrance, or
sublease will constitute a further waiver of the provisions of this
paragraph.  TENANT may assign or transfer this Lease to an affiliated
organization or to a reorganized organization so long as the
assignee/transferee organization is composed of primarily the TENANT's then
existing officers and directors.  Prior COUNTY review and approval is
required for any such assignment or transfer.  Consent to sublease or
assignment shall be within COUNTY's sole discretion, notwithstanding any
other provision of this lease.

         (1)  If TENANT is a partnership, a withdrawal or change, voluntary,
involuntary, or by operation of law, of any partner, or the dissolution of
the partnership, will be deemed a voluntary assignment.

         (2)  If TENANT consists of more than one person, a purported
assignment, voluntary, involuntary, or by operation of law, from one person
to any other will be deemed a voluntary assignment.

         (3)  If TENANT is a corporation, any dissolution, merger,
consolidation, or other reorganization of TENANT, or the sale or other
transfer of a controlling percentage of the capital stock of TENANT, or the
sale of more than fifty percent (50%) of the value of the assets of TENANT,
will be deemed a voluntary assignment.  The phrase "controlling percentage"
means the ownership of and the right to vote stock possessing more than fifty
percent (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.  This paragraph will not apply to corporations the stock of which
is traded through an exchange or over the counter.

  B.  TENANT immediately and irrevocably assigns to COUNTY, as security for
TENANT's obligations under this Lease, all rent from any subletting of all or
a part of the Premises as permitted by this Lease.  COUNTY, as assignee and
as attorney-in-fact for TENANT, or a receiver for TENANT appointed on
COUNTY's application, may collect such rent and apply it toward TENANT's
obligations under this Lease.  Provided that, until the occurrence of an act
of default by TENANT, TENANT has the right to collect such rent.

                                       29
<PAGE>

  C.  In the event TENANT assigns this Lease, or any option herein

      (1)  during the first five (5) years of the initial term, seventy-five
percent (75%); or

      (2)  during the second five years of the initial term, fifty percent
(50%); or

      (3)  during any extended term, twenty-five percent (25%) of any sums to
be paid by an assignee to TENANT in consideration of the assignment of this
Lease or any option herein (but not including any amounts paid for inventory
or any other property of the TENANT sold as part of the assignment) shall be
paid to COUNTY.

  D.  In the event TENANT subleases all or substantially all of the Premises
for all or substantially all of the remaining term of this Lease, seventy-five
percent (75%) of all rent received by TENANT from its subtenants in excess of
the rent payable by TENANT to COUNTY under this Lease must be paid to COUNTY.
It is the intent of the parties in interpreting this subparagraph, that
TENANT may enter into subleases with other parties to provide food and drink
services, labor, management services, retail sales and marketing services,
and other items and services without being subject to this subparagraph, but
that TENANT is to remain the operator of the facility.  Any subleases which,
by themselves or in conjunction with other subleases, would effect a
substantial change in the operator of the facility would be subject to this
subparagraph.

  E.  If TENANT requests COUNTY to consent to a proposed assignment or
subletting, TENANT must pay to COUNTY, whether or not consent is ultimately
given, COUNTY's reasonable costs incurred in connection with each such
request, but not limited to, reasonable attorney's fees.  If TENANT does
elect to request consent to any assignment, COUNTY will provide an estimate
of the fees under this paragraph.

                                       30

<PAGE>

     F.  No interest of TENANT in this Lease is assignable by operation of
law (except that the transfer of this Lease by testacy or intestacy will be
considered a voluntary assignment). Each of the following acts will be
considered an involuntary assignment.

         (1)  If TENANT is, or becomes bankrupt or insolvent, makes an
assignment for the benefit of creditors, or institutes a proceeding under the
Bankruptcy Act in which TENANT is the bankrupt; or, if TENANT is a partnership
or consists of more than one person or entity, if any partner of the
partnership or other person or entity is or becomes bankrupt or insolvent, or
makes an assignment for the benefit of creditors;

         (2)  If a writ of attachment or execution is levied on this Lease,
which is not removed within thirty (30) days of its issuance;

         (3)  If, in any proceeding or action to which TENANT is a party, a
receiver is appointed with authority to take possession of the Premises.

     G.  An involuntary assignment will constitute a default by TENANT and
COUNTY has the right to elect to terminate this Lease, in which case this
Lease must not be treated as an asset of TENANT, unless the involuntary
assignment is cured as follows:

         (1)  If a writ of attachment or execution is levied on this Lease,
TENANT will have thirty (30) days in which to cause the attachment or
execution to be removed.

         (2)  If any involuntary proceeding in bankruptcy is brought against
TENANT, or if a receiver is appointed, TENANT will have sixty (60) days in
which to have the involuntary proceeding dismissed or the receiver removed.

         (2)  Except as provided in G(1) and G(2) above, TENANT has no right
to cure an involuntary assignment.

                                       31

<PAGE>

     H.  Nothing in this paragraph shall limit COUNTY's right to assign its
rights and obligations under this lease to be a successor in interest.

22.  BUSINESS PLAN:

     A.  TENANT shall submit and comply with the business plan for each year
("Business Plan", Exhibit E). The Business Plan must be updated and submitted
to COUNTY for review and approval by Community and Cultural Resources
Director or his/her designee/successor prior to September 1 of each year of
this Lease, commencing with the update for July, 2000, attached hereto. If
the COUNTY or the Community and Cultural Resources Department Director or
his/her designee/successor does not approve any update, beginning with year
2001-02, then any disputes shall be subject to arbitration in accordance with
the American Arbitration Association for this issue only. In the event any
portion of the Business Plan conflicts with the remainder of this Lease, the
remainder of this Lease (without reference to the Business Plan) will control.

     B.  The Business Plan should (a) be a five year business plan; (b)
include areas such as projected revenue, expenditures, operation and
merchandising program, promotional plans, new development or programs for
business enhancement for each of the five years; (c) include goals, objectives,
implementation, strategies and timelines; (d) may include profit and loss
financial statements of the previous year; (e) may include year-end balance
sheet from the previous year; and (f) include a capital improvement plan.
COUNTY will provide an outline to assist in the plan's format.

     C.  The purpose of the Business Plan is to provide general guidelines to
control the operation of the Premises and allow the COUNTY to coordinate the
operation of the various concessions in the Park.

                                       32

<PAGE>

23.  NONCOMPETITION AND SCHEDULING OF OTHER EVENTS:

During the calendar years of the initial terms of this Lease, COUNTY agrees
that the Faire shall be the sole theme event of its kind held at the Park for
gatherings over 500. If TENANT exercises its option(s) for any additional
term(s), this provision will apply during the calendar years of the
additional term(s). If TENANT exercises all options for additional terms and
is not in default at the completion of the final additional term, this
provision shall continue until December 31, 2020. However, if TENANT does not
exercise all options for additional terms, or is in default at the completion
of the final additional term, this provision shall be null and void, and
COUNTY may conduct or contract to conduct a similar theme event at the Park
for gatherings of any size.

24.  MODIFICATION OF PREMISES:

     A.  Modifications to the Premises will be covered in the Conditional Use
Permit, which will be attached hereto as Exhibit D, and the Business Plan,
Exhibit E. Completion of improvements set forth in Exhibits D. and E. are a
major part of the consideration for the COUNTY's agreement to enter into a
long-term lease and for reducing the rent for the first five years of the
Lease. Therefore, if TENANT fails to comply with the schedule of improvements
and quality of improvements set forth in the Business Plan or Conditional Use
Permit then in effect, the COUNTY may either increase the minimum rent in
years 1 through 5, respectively, to the minimum rent owed in years 6-10,
respectively, or else the COUNTY may terminate the Lease upon forty five (45)
day's written notice.

     B.  TENANT may make improvements or alterations to the Premises, License
Areas or Park only after first having received approval from COUNTY. All
improvements and alterations to be added or modifications to be made by
TENANT, and the plans and specifications therefore, must have prior approval
by COUNTY.

     C.  The TENANT shall conduct any construction program in such a manner
that no mechanic's lien or materialmen's lien shall be asserted or assessed,
or purportedly assessed or

                                       33

<PAGE>

asserted, against the Park or Premise, or any improvements thereon. If any
such lien or claimed lien shall be asserted, TENANT shall indemnify and hold
harmless COUNTY in accordance with Paragraph 14. INSURANCE AND
INDEMNIFICATION, of this Lease Agreement. All construction shall be in
conformity with the Glen Helen Regional Park Master Plan.

     D.    TENANT will, at its own expense unless otherwise provided herein,
construct, perform, complete and maintain all construction and installations
covered under this paragraph in a good and workmanlike manner and with high
quality materials. TENANT will furnish all tools, equipment, labor and
material necessary to perform and complete the same, and hereby expressly
warrants that all said materials and workmanship will be free from defects.

     E.    All construction will meet the building code requirements of the
County of San Bernardino and any other governmental jurisdiction having
authority over the work. All construction will be carried out and completed
in strict compliance with the plans and specifications approved in writing by
COUNTY and in accordance with the schedule for commencement and completion of
such construction agreed to in writing by COUNTY and TENANT. TENANT is solely
liable for the development and operation of the facilities and
improvements/alterations.

     F.    TENANT agrees that, in addition to any other inspectors, the
COUNTY's Regional Parks Division ("Division") may have on the site at any
time during the construction period an inspector who will have the right to
access the Premises and the construction work. TENANT understands that this
inspector's presence on site in no way constitutes approval of facilities
being constructed. TENANT must, at the commencement of the construction work,
notify the COUNTY in writing of the identity, place of business, and
telephone number of TENANT's on-the-job construction representative. Said
construction representative will be TENANT's prime consultant for the
inspectors of COUNTY and Division.

     G.    Prior to commencement of any construction upon the Premises,
TENANT must provide to COUNTY proof of purchase performance and payment bonds
from corporations duly

                                       34
<PAGE>

authorized to issue surety bonds by the State, to the extent such bonds are
available. Each bond must name TENANT as principal, company as surety, and
COUNTY as obligee thereon. The payment bond will also inure to the benefit of
all claimants, as said term is presently defined by Section 3085 of the
California Civil Code, or as may hereafter be amended, so as to give such
persons a right of action to recover thereon in any suit brought to foreclose
the liens provided for in Title 15 of Part of Division 3 of said Civil Code
(Section 3082, et. Sec.) or in a separate suit brought upon the bond. Each
bond must be in a sum equal to one hundred percent (100%) of the costs for
labor and materials of the works of improvement to be located upon the
Premises, as estimated by COUNTY, which shall not exceed 110% of the bid price.
The condition of the performance bond will be such that if the principal well
and truly performs the construction herein required, pursuant to the approved
plans and specifications therefor, then surety will no longer be bound
thereon. The condition of the payment bond will be such that if the principal
well and truly pays, or cause to be paid, all claims for labor, material,
appliances, teams, or power, or either or all, performed, furnished, or
contributed in connection with said works of improvement, then surety will no
longer be bound thereon. Said bonds are subject to approval by the COUNTY as
to sufficiency and liability of sureties named thereon. Said bonds must be
maintained in full force and effect by TENANT until said works of improvement
have been completed and claims for labor and materials have been paid. COUNTY
may, but is not required to, waive Performance Bonds if the amount of
COUNTY's estimated construction costs are below $10,000 or upon written
request from TENANT showing just cause. In the event that the construction is
not satisfactorily completed in accordance with the construction schedule as
described in Exhibits D and E, then in effect, said proceeds may be used by
COUNTY to complete construction or return the Premises to a park-like setting.

     H.    OWNERSHIP OF IMPROVEMENTS: All improvements and alterations made
by TENANT remain the property of the TENANT, but become the property of the
COUNTY at the end of the initial term and/or upon any termination of this
Lease, whichever occurs first, unless otherwise agreed upon in writing, prior
to commencing construction of the improvement/alteration. COUNTY also has the
option to demand that, at the termination of this lease, TENANT, at TENANT's
sole expense remove all buildings and to return the use area to a park-like
setting which would include normal wear and tear during the term of this
agreement.

                                       35
<PAGE>

     I.    Incident to such construction, TENANT may encumber its leasehold
to a Lender consented to pursuant to a Consent of Hypothecation by COUNTY in
the form attached hereto as Exhibit H, Consent to Hypothecation (the "County
Consent"). "Approved encumbrance" herein shall mean an encumbrance approved
by the County Consent. "LENDER" herein shall mean the owner and holder of an
approved encumbrance.

          (1)    Upon default by TENANT under any of the terms of an approved
encumbrance, the LENDER may exercise any rights provided in such approved
encumbrance, provided that before any sale of the leasehold, whether under
power of sale or foreclosure, the LENDER shall give to COUNTY notice of the
same character and duration as is required to be given to TENANT by either or
both such encumbrance or the laws of the State of California.

          (2)    If such notice shall be given and any default shall
continue, COUNTY, prior to sale of the leasehold under power of sale or
foreclosure, shall have the right to correct such default and initiate action
under Paragraph 26. VIOLATION OF LEASE of this lease to terminate such lease.
Provided that upon any termination hereunder, COUNTY shall pay to LENDER the
amount of principal, accrued interest and other charges which remain unpaid.

          (3)    If a sale of foreclosure under the approved encumbrance
occurs or if the LENDER acquires the property by assignment in lieu of
foreclosure, said purchaser or assignee, as successor in interest to TENANT,
will be bound by all the terms of this Lease and will assume all the
obligations of TENANT hereunder. Any acquisition of the property by a party
other than LENDER (whether by purchase at judicial foreclosure proceedings,
trustee's sale, or upon assignment from LENDER) shall be subject to COUNTY's
written approval, which approval shall not be withheld where a reasonable
transferee is proposed; a transferee shall be deemed "reasonable" if its
overall financial position is at least as strong as that of TENANT at the
time of execution of this Lease. Upon approval of such transferee by  COUNTY,
LENDER shall remain liable for the performance of any of TENANT's obligations
under this Lease, and the transferee shall become the new TENANT hereunder.

                                       36
<PAGE>

     J.   Except as otherwise provided below, throughout the terms of this
Lease, COUNTY shall not lease or license any part or all of the Premises to
any third party.

          (1)    Throughout the terms of this Lease, COUNTY shall not lease
or license any part or all of the area designated on Exhibit A, as "Faire
Parking" for use on days (weekends and Memorial Day) when any COUNTY approved
event at the Premises is open to the public ("Public Days(s)"). Provided,
however, that COUNTY reserves the right to license to third parties or use
for its own purposes (on a non-exclusive basis) the Faire Parking on other
than Public Days. If COUNTY does so license or use the Faire Parking, COUNTY
shall (prior to 6:00 a.m. of the Saturday Public Day) clean, repair and
restore the Faire Parking area to the condition it had prior to such use.

          (2)    COUNTY represents and TENANT understands and agrees that the
operator of the Park amphitheater ("OPERATOR") was required in its lease of
the Amphitheater Area from the COUNTY to prepare a Traffic Management Plan,
setting forth the parking and traffic plans to be used in the event that the
amphitheater and TENANT hold events on the same day. The OPERATOR coordinated
these plans with and obtained the approval of the TENANT and COUNTY. TENANT
agrees that as part of such plans, it will not park additional vehicles in
the Main Faire Parking lot after 3:00 p.m. on dates when there is a scheduled
event at the Park amphitheater.

     K.   TENANT agrees to locate utility lines and, after obtaining
COUNTY's consent and approval for the extension and connection, to extend
such lines up to the COUNTY-approved points on the leased property. TENANT
agrees to pay for such extension and connection of said lines. TENANT agrees
that, as additional consideration for this lease, the extended utility lines
shall become the COUNTY's property upon completion of the extension work.
TENANT shall provided any necessary documentation transferring the extended
lines to the COUNTY. COUNTY shall not reimburse TENANT for the cost of such
work. Additionally, all work is to comply with county, state and federal
codes.

          (1)    TENANT understands and agrees that from COUNTY's lines to
TENANT'S

                                       37
<PAGE>

improvements, all utilities, including but not limited to electrical, water,
gas, telephone and sewer, shall be the responsibility of the TENANT. TENANT
shall coordinate all utility connections with COUNTY, and TENANT shall assume
all costs involved with said connections and costs for services thereafter.

     L.   TENANT shall improve the Premises as set forth in its Business Plan
(Exhibit E) and Conditional Use Permit (Exhibit D). TENANT agrees and
understands that it will construct the improvements as shown on the working
drawings and schematic plans prepared by TENANT and approved by COUNTY. Said
plans, specifications, and time schedule for constructing the hangars, and
all such plans and working drawings shall be submitted with TENANT's
Conditional Use Permit.

          (1)    Upon completion of construction or installation of each
improvement and/or facility, TENANT, at its sole cost, shall prepare as-built
plans for each improvement and/or facility. TENANT, at its sole cost, shall
give three (3) copies of each such as-built drawing to COUNTY. COUNTY shall
attach one (1) copy to this lease as Exhibit "I", As-Built Plans.

25.  BUILDING DAMAGE PROVISIONS: During the term of this lease, any damage to
or destruction of buildings, structures, or landscaping erected or planted on
the Premises, shall be repaired, restored or replaced to the original
condition prior to said damage or destruction at TENANT's sole expense. Where
TENANT fails to commence the repair and restoration within sixty (60) days of
such destruction, TENANT shall turn over to LENDER, identified under
Paragraph 24, MODIFICATION OF PREMISES, or to COUNTY. If there is no lender,
all insurance proceeds in order to facilitate the repair and restoration of
buildings or structures. If after six (6) months from the date of damage or
destruction TENANT or LENDER has not repaired and restored the buildings to
their condition prior to said damage, COUNTY shall have the right to
immediately terminate this lease under Paragraph 26, VIOLATION OF LEASE, and
remove completely or repair any and all structures.

                                       38
<PAGE>

26.  VIOLATION OF LEASE:

     A.   DEFAULT: In the event that TENANT violates any of the terms and
conditions of this Lease, COUNTY may give TENANT notice of specific violation
and demand for correction.

     B.   TERMINATION FOR DEFAULT: If, within ten (10) days after notice and
demand, TENANT has not commenced correction of a violation, or shown
acceptable cause therefore, COUNTY has the right to immediately terminate
this Lease and pursue any and all remedies provided by law. In the event of
termination for default, COUNTY has the right of immediate ownership of all
buildings and improvements within the Premises.

     C.   TERMINATION FOR CRIMINAL CONVICTION: COUNTY may give TENANT notice
of termination of this Lease which will be effective upon delivery and the
COUNTY may pursue any and all avenues provided by law to obtain proper
compensation for all losses incurred or damaged should TENANT be found guilty
for any criminal activity related directly or indirectly to the use of the
facilities or opportunities provided by this Lease, and sentenced (whether
actually served or not) to a jail term of ninety (90) days or more.

     D.   LIABILITY FOR BREACH: Termination for default will not excuse TENANT
from any liability for breach of contract:

          (1)    On any termination of this Lease for default by TENANT,
COUNTY may recover from TENANT all of the following:

                 (a)    The worth at the time of the award of any unpaid rent
that had been earned at the time of the termination, to be computed by allowing
interest at the rate set forth in Subparagraph 4.H., LATE PAYMENT PENALTIES,
but in no case greater than the maximum amount of interest permitted by law;

                                       39

<PAGE>

                (b)  The worth at the time of the award of the amount by
which the unpaid rent that would have been earned between the time of the
termination and the time of the award exceeds the amount of unpaid rent that
TENANT proves could reasonably have been avoided, to be computed by allowing
interest at the rate set forth in Subparagraph 4.H., LATE PAYMENT PENALTIES,
but in no case greater than the maximum amount of interest permitted by law;

                (c)  The worth at the time of the award of the amount by
which the unpaid rent for the balance of the Lease term after the time of the
award exceeds the amount of unpaid rent that TENANT proves could reasonably
have been avoided, to be computed by discounting that amount at the discount
rate of the Federal Reserve Bank of San Francisco at the time of the award
plus one percent (1%);

                (d)  Any other amount necessary to compensate COUNTY for all
the detriment proximately caused by TENANT's failure to perform obligations
under this Lease, including brokerage commissions and advertising expenses,
expenses of remodeling the Premises for a new tenant (whether for the same or
a different use), and any special concessions made to obtain a new TENANT; and

                (e)  Any other amounts, in addition to or in lieu of those
listed above, that may be permitted by applicable law.

        E.  ENTRY FOR MITIGATION: In the event of default by TENANT, which
has not been cured after notice, COUNTY shall have the remedy described in
Civil Code Section 1951.4, which provides that, when a tenant has the right
to sublet or assign (subject only to reasonable limitations), and landlord
may continue the lease in effect after the tenant's breach and abandonment
and recover rent as it becomes due.  Accordingly, if COUNTY does not elect to
terminate this Lease on any default by TENENT, COUNTY may enforce all of

                                      40
<PAGE>

COUNTY's rights and remedies under this Lease, including the right to recover
all rent as it becomes due.

        F.  SURRENDER: The receipt by the COUNTY of any rent or of any other
sum of money paid by TENENT after any default, the termination and forfeiture
of this Lease for any reason, or after the giving by COUNTY of any notice to
effect such termination, shall not waive the default, reinstate, continue or
extend the term of this Lease, or destroy, or in any manner impair the
efficacy of any such notice of termination as may have been given hereunder
by COUNTY to the TENANT prior to the receipt of any such sum of money or
other consideration, unless so agreed to in writing and signed by the COUNTY.
Neither acceptance of the keys nor any other act of the COUNTY or its agents
or employees during the term of this Lease shall be deemed to be an
acceptance of a surrender of the Premises, excepting an agreement in writing
signed by the COUNTY agreeing to accept such surrender.

        G.  FORCE MAJEURE: The parties shall be excused from performing their
respective obligations under this Lease during the time and to the extent
that each is prevented from performing by a cause beyond its control, such as
an incidence of flood; fire; Acts of God; commandeering of materials by
federal, state or local government; or national fuel shortage.

27.  ATTORNEY'S FEES AND COST:  If any legal action is instituted to enforce
or declare any party's rights hereunder, each party, including the prevailing
party, must bear its own costs and attorneys' fees.  This paragraph shall not
apply to those costs and attorneys' fees directly arising from any third party
legal action against a party hereto and payable under Paragraph 14, INSURANCE
AND INDEMNIFICATION or Paragraph 30, RELEASE OF INFORMATION.

28.  NOTICE:  Any notice, consent, approval, or other communication required
or permitted to be given under this Lease or the unlawful detainer statutes
of the state of California shall be

                                      41
<PAGE>

given to the respective parties in writing, by registered or certified mail,
postage prepaid or otherwise personally delivered as follows:

        A.  If to COUNTY:
                  Thomas Potter
                  County of San Bernardino
                  Regional Parks Division
                  777 E. Rialto Avenue
                  San Bernardino, CA 92415-0763

            (2)  With a copy, set by first class mail, postage prepaid or
otherwise personally delivered to:
                  Fiona G. Luke
                  Deputy County Counsel
                  385 N. Arrowhead Ave., 4th Floor
                  San Bernardino, CA 92415-0140

        B.  If to TENANT/RENAISSANCE ENTERTAINMENT CORPORATION:
            (1)  J. Stanley Gilbert
                 Chief Executive Officer
                 Renaissance Entertainment Corp.
                 275 Century Circle, Suite 102
                 Louisville, CO 80027

            (2)  With a copy, sent by first class mail, postage prepaid or
otherwise personally delivered to:

                                      42

<PAGE>

                      Bud Coffey
                      General Manager
                      Renaissance Entertainment Corp.
                      Renaissance Pleasure Faire
                      P.O. Box 9188
                      San Bernardino, CA 92427

     C.  Or at such other address or to such other persons as either of the
parties may from time to time designate by written notice given as herein
provided.

     D.  Failure to deliver a copy to those persons receiving copies will not
invalidate any notice otherwise properly given to a party.

29.  DESIGNATION:  COUNTY herein designates the Regional Parks Division or
its successor to administer and enforce this Lease on its behalf.  Further,
the County's Chief of Regional Parks is authorized to exercise all provisions
of this Lease on behalf of COUNTY, including the suspension but not the
termination provisions.

30.  TAXES:

     A.  TENANT recognizes and understands that this contract may create a
possessory interest subject to property taxation and that TENANT may be
subject to the payment of property taxes levied on such interest.

     B.  TENANT covenants and agrees to pay all taxes, including possessory
interest tax, and assessments upon all improvements, fixtures, furniture, and
other property owned by

                                       43
<PAGE>

TENANT and used in the exercise of TENANT's rights under this Lease or levied
by reason of the TENANT's operations pursuant to this Lease.

     C.  NO INTEREST OR ESTATE:  TENANT agrees that it does not have and
shall not claim at any time any interest or estate of any kind or extent
whatsoever in the Park by virtue of this Lease or its occupancy or use
hereunder.

31.  RELEASE OF INFORMATION:  All information received by the COUNTY from any
source concerning this contract, including the contract itself, may be
treated by the COUNTY as public information subject to disclosure under the
provisions of the California Public Records Act, Government Code Section 6250
ET SEQ. (the "Public Records Act").  TENANT understands that although all
materials received by the COUNTY from TENANT in connection with this contract
are intended for the exclusive use of the COUNTY, they are potentially
subject to disclosure under the provisions of the Public Records Act.  In the
event a request for disclosure of any part or all of any information which
TENANT has requested COUNTY to hold in confidence is made to the COUNTY, the
COUNTY shall notify the TENANT of the request and shall thereafter disclose
the requested information unless the TENANT, within five (5) days of
receiving notice of the disclosure request, requests nondisclosure and agrees
to indemnify, defend with counsel approved by COUNTY, and hold the COUNTY
harmless in any/all actions brought to require disclosure.  TENANT waives any
and all claims for damages, lost profits, or other injuries of any and all
kinds in the event COUNTY fails to notify TENANT of any disclosure request
and/or releases any information received from the TENANT.

32.  LEASE INTERPRETATION:  The language of this Lease has been approved by
the respective counsel for each party to this Lease.  The language contained
herein shall be construed as a whole according to its fair meaning, and
neither party hereto nor its respective

                                       44
<PAGE>

counsel shall be deemed the drafter of this Lease or any part hereof for the
purposes of any litigation which may arise hereafter between them.

33.  CAPTIONS:  The captions included in this Lease are only provided to aid
the readers hereof, and shall not in any way be interpreted as a limitation
upon or modification of any of the terms of this Lease.

34.  PROVISIONS ARE COVENANTS AND CONDITIONS:  All provisions, whether
covenants or conditions, on the part of either party shall be deemed to be
both covenants and conditions.

35.  CONSENT:  Except as otherwise provided herein, when consent or approval
of either party is required, that party shall not unreasonably withhold,
condition or delay such consent or approval.

36.  EXHIBITS:  All exhibits referred to are/will be attached to this Lease
and incorporated by reference.

37.  LAW:  This Lease shall be construed and interpreted in accordance with
the laws of the State of California.

38.  JURY TRIAL WAIVER:  TENANT and COUNTY hereby waive their respective
right to trial by jury and agree to accept trial by judge alone for any cause
of action, claim, counterclaim

                                       45
<PAGE>

or cross-complaint in any action, proceeding and/or hearing brought by any
party against any other party on any matter whatsoever arising out of, or in
any way connected with, the License, the relationship of the parties, any
party's use of occupancy of the Premises, Park or any part of it, or any
claim of injury or damage, or the enforcement of any remedy under any law,
statute, or regulation, emergency or otherwise, now or hereafter in effect.
The parties acknowledge that this waiver of jury trial is a material
inducement to each of them to enter into this agreement and that they would
not have entered into this agreement without this jury trial waiver. The
parties further agree that each of them has had the opportunity to consult
with counsel of its own choosing in connection with this jury trial waiver
and understands the legal effect of this waiver.

39.     EASEMENTS, TRUSTS AND WARRANTIES:

        A.    EXISTING ENCUMBRANCES: It is expressly understood and agreed
that this Lease and all rights and privileges hereunder granted are subject
to all encumbrances now existing in, on, to, under, or over the Premises for
any purposes whatsoever. It is further understood and agreed that this Lease
and any of the rights and privileges herein granted is subject to any and all
grants, reservations, conditions, leases, restrictions, and trusts upon which
the Premises is held by COUNTY; and TENANT covenants and agrees, any
provision in this Lease to the contrary notwithstanding, that it will not use
or permit the Premises to be used for any purpose inconsistent with any of
the grants, reservations, conditions, leases, restrictions and trusts upon or
under which said lands are held by COUNTY, the terms of which are hereby
incorporated into this Lease as if set forth in full.

        B.    NO WARRANTS: COUNTY makes no warrants, except as specifically
provided in this Lease. In the event that this Lease or any provision thereof
is determined to be null and void by a court of competent jurisdiction,
neither COUNTY nor any of its officers, agents, or employees will be liable
to TENANT, or to any person holding under or through TENANT for any

                                      46
<PAGE>

claim, loss or damage of any nature whatsoever suffered or alleged to be
suffered by TENANT or such person by reason of such determination.

        C.    ASSUMPTION OF RISK: TENANT assumes all risks incident to the
use or occupation of the Premises in their present condition or in any
condition thereof which may prevail during the term of this Lease. This
paragraph shall not relieve COUNTY for the actions of its own agents or
employees occurring after the commencement of this Lease.

        D.    DETRIMENTAL MANDATES: Any changes in the operation of the
Premises or Lease which are or may be mandated by a court or government
agency of competent jurisdiction, which operates to the substantial detriment
of COUNTY or TENANT, and which are beyond the control of TENANT and COUNTY,
will make the affected terms of this Lease subject to renegotiation.

40.     MISCELLANEOUS:

        A.    NO PARTNERSHIP: It is expressly understood and agreed that
COUNTY nor any of its officers, agents, volunteers or employees do not, in
any way nor for any purpose, become a partner, agent, principle of, or a
joint venturer with TENANT by reason of any provision of this Lease.

        B.    BINDING EFFECT: Each and all of the covenants, conditions, and
agreements herein contained will, in accordance with the context, inure to
the benefit of COUNTY and apply to and bind TENANT, their respective heirs,
legatees, devisees, executors, administrators, successors, agents, assignees,
subtenants, concessionaires and licensees.

        C.    NO WAIVER: No waiver by COUNTY at any time of any of the terms
and conditions of this Lease will be deemed to operate as a waiver at any
time thereafter of the

                                      47
<PAGE>

same or of any other terms or conditions contained herein or of the strict
and timely performance of such terms and conditions.

        D.    PARKING: During the published hours of operation, TENANT must
park its personal vehicles only in an approved parking lot. All vehicles in
the Park which are directed, controlled, driven or invited by TENANT must
travel, stop or park only on public roads or approved parking lots except for
the purposes of merchandise delivery during the hours of operation. Use of
vehicles on park streets during the hours of operation must obtain approval
by park office personnel.

        E.    NO WASTE OR NUISANCE: TENANT shall not use or allow any person
to use the Premises in any manner or for any purpose that will constitute
waste, nuisance, or unreasonable annoyance to other occupants of the building
in which the Premises are located or to the owners or occupants of adjacent
properties.

        F.    NO DISCRIMINATION: Neither TENANT nor any person claiming under
it may discriminate in its recruiting, hiring, promotion, demotion, or
termination practices on the basis of race, religious creed, color, national
origin, ancestry, sex, age, sexual preference, physical handicap, medical
condition or marital status with respect to the Concession granted herein or
the occupancy, use or enjoyment of the Premises. TENANT must comply with the
provisions of the California Fair Employment Practice Act (commencing with
Section 1410 of the Labor Code), the Federal Civil Rights Act of 1964 (P.L.
88-352), and all amendments thereto, Executive Order No. 11246 (30 Federal
Register 12319), as amended, and all administrative rules and regulations
issued pursuant to said Acts and Orders.

        G.    NO SEGREGATION: TENANT must not discriminate against or cause
the segregation of any person or group of persons on account of race,
religious creed, color, national origin, ancestry, sex, age, sexual
preference, physical handicap, medical condition or marital status in the
occupancy, use, tenure or enjoyment of the Leased premise, nor may

                                     48

<PAGE>

TENANT or any person claiming under or through it, establish or permit any
such practice or practices of discrimination or segregation with reference to
the selection, location, number, use or occupancy of or by any person within
the Premises.

     H.   INVALIDITY:  The invalidity of any provision in this Lease as
determined by a court of competent jurisdiction will in no way affect the
validity of any other provision hereof.

     I.   TIME OF ESSENCE:  Except as otherwise specifically provided, time
is of the essence of each provision of this Lease which specifies a time
within which performance is to occur. In the absence of any specified time
for performance, performance may be made within a reasonable time.

     J.  COUNTY USE: TENANT agrees to allow COUNTY to use the Premises,
License Areas and the rights outlined within the context of this agreement
for whatever purpose COUNTY determined a need, for period(s) not to exceed a
total of five (5) calendar days per year. Scheduling and approval of any such
COUNTY use will be by mutual consent of the parties. For each such period,
COUNTY shall give forty-five (45) days advance notice to TENANT. COUNTY will
pay TENANT any actual expenses of TENANT directly associated with any such
COUNTY use unless otherwise agreed by COUNTY and TENANT. For each COUNTY use
TENANT and COUNTY agree to the following, including but not limited to: term
of use days for each event, on site coordinators and inspection evaluation,
alcohol, merchandise and services, public hours of operation, utilities,
sanitation, premises maintenance, insurance and indemnification, conduct,
first aid, complimentary tickets, security, non-competition, modification of
premises.

     K.  VENUE: The parties acknowledge and agree that this Lease was entered
into and intended to be performed in San Bernardino County, California. The
parties agree that the venue for any action or claim brought by any party to
this Lease will be San Bernardino County. Each party hereby waives any law or
rule of court which would allow them to request or demand

                                     49
<PAGE>

a change of venue. If any action or claim concerning this Lease is brought by
any third party, the parties hereto agree to use their best efforts to obtain
a change of venue to the Central District of San Bernardino County.

     L.  SEVERANCE: If any provision of this Lease is determined to be void
by any court of competent jurisdiction, then such determination will not
affect any other provision of this Lease, and all such other provisions will
remain in full force and effect. It is the intention of the parties hereto
that if any provision of this Lease is capable of two constructions, one of
which would render the provision void and the other of which would render the
provision valid, then the provision will have the meaning which renders it
valid.

     M.  SURVIVAL:  The obligations of the parties which, by their nature,
continue beyond the term of this Lease, will survive the termination of this
Lease.

     N.  DISCLAIMER OF LIABILITY: COUNTY is not liable at any time for loss,
damages, or injury to the person or property of any person whomsoever at any
time, occasioned by or arising out of any act of TENANT or of anyone holding
under TENANT, nor for the occupancy or use of the Premises, License Areas,
Park or any part thereof by or under the TENANT, nor directly or indirectly
from any state or condition of said Premises, License Areas, Park or any part
thereof during the term of this Lease.

     O.  DATE:  This Lease shall be effective on the date written below as
signed by COUNTY, provided the COUNTY approves this Lease within thirty (30)
days of TENANT's execution.

                                      50
<PAGE>

In WITNESS whereof, the parties hereto have caused their respective names to
be hereunto subscribed by their respective proper officers thereunto duly
authorized.

COUNTY                                  TENANT
COUNTY OF SAN BERNARDINO                RENAISSANCE ENTERTAINMENT
                                        CORPORATION

By /s/ Jon D. Mikels                    By /s/  [ILLEGIBLE]
  ------------------------------          ----------------------------
   Jon D. Mikels
   Chairman, Board of Supervisors
                                        Title   President/C.O.O.
                                             -------------------------
Date  JUN 27 2000                       Date  6/23/00
    ----------------------------            --------------------------

Signed and certified that a copy of
this document was delivered to the
Chairman of the Board

[Seal]

EARLENE SPROAT, Clerk of the Board
of Supervisors

By  /s/ Coby Hinkle
  ------------------------------
            Deputy

Date   JUN 27, 2000
    ----------------------------

APPROVED AS TO FORM

ALAN K. MARKS, County Counsel
San Bernardino County, California

By /s/ [ILLEGIBLE]
  ------------------------------
        Deputy
Date   6-26-00
    ----------------------------

                                      51<PAGE>

                                 GROUND LEASE

     This Ground Lease (this "LEASE"), dated as of May___, 2000, for purposes
of reference only, is made and entered into by and between TKG NUT TREE, LLC,
a California limited liability company ("LANDLORD"), and RENAISSANCE
ENTERTAINMENT CORPORATION, a Colorado corporation ("TENANT").

     Landlord hereby leases to Tenant, and Tenant hereby leases from
Landlord, the Premises subject to the terms, covenants, agreements and
conditions set forth in this Lease.

     1.   DEFINITIONS. Unless the context otherwise specifies or requires,
the following terms shall have the meanings specified below:

               (a)     "BUILDING" or "BUILDINGS" means all structures now
existing or hereafter constructed on the Premises.

               (b)     "LANDLORD PARTY" or "LANDLORD PARTIES" means
Landlord, its members and managers (including, without limitation, TKG Monte
Vista, LLC, a California limited liability company, Masson Land, a California
general partnership, Nut Tree, a California limited partnership, TKG Coffee
Tree Two, LLC, a California limited liability company), and each of their
respective partners, members, managers, officers, directors, shareholders,
employees, beneficiaries, trustees, agents and attorneys (including, without
limitation, The Kivelstadt Group), and each of their respective successors
and assigns.

               (c)     "PREMISES" shall mean the property depicted on the
Land Area Plan attached hereto as EXHIBIT A, including all Buildings and
other improvements located on such property. The Premises specifically
excludes those portions indicated on the Land Area Plan as Protected Areas,
and under no circumstances does Tenant have the right to enter, occupy, alter
or otherwise use the Protected Areas.

               (d)     "RENAISSANCE FAIRE" is defined in Paragraph 5(a) below.

               (e)     "Rent" or "rent" shall mean the total of Minimum Rent
(as defined in Paragraph 3(a) below), Additional Rent (as defined in
Paragraph 3(c) below), the Late Charges (as defined in Paragraph 3(d) below),
interest on unpaid Rent (as defined in Paragraph 3(e) below) and all other
monetary sums owing by Tenant under this Lease.

     2.   TERM. The term of this Lease ("TERM") shall commence on June 1,
2000 (the "LEASE COMMENCEMENT DATE") and, unless sooner terminated or
extended as provided in this Lease, shall terminate on November 15, 2000 (the
"LEASE EXPIRATION DATE").

     3.   RENT. Tenant shall pay to Landlord throughout the Term as rental
for the use and occupancy of the Premises, at the times and in the manner
provided in this Lease, the following amounts:

                                       1
<PAGE>
               (a)     MINIMUM RENT. Tenant shall pay to Landlord the minimum
rent of $310,000 ("MINIMUM RENT"), payable as follows. Tenant shall pay
$50,000 on the Lease Commencement Date, $86,667 on August 15, 2000, $86,667
on September 15, 2000, and $86,666 on October 15, 2000.

               (b)     AMOUNTS DUE UNDER PRIOR LEASE. Tenant is currently
occupying the Premises under a Ground Lease dated as of June 14, 1999, as
amended by a First Amendment to Ground Lease dated as of August 30, 1999 and
a Second Amendment to Ground Lease dated as of November 15, 1999
(collectively, the "Prior Lease"). By no later than the Lease Commencement
Date and as a condition to the effectiveness of this Lease, Tenant shall pay
to Landlord $7,868.29 that is due by Tenant under the Ground Lease.

               (c)     ADDITIONAL RENT. Tenant shall pay, as additional rent
("ADDITIONAL RENT"), all sums of money or charges required to be paid by
Tenant under this Lease in addition to Minimum Rent and late charges, whether
or not designated as "Additional Rent". If such amounts or charges are not
paid at the time provided in this Lease, they shall nevertheless be
collectible as Additional Rent with the next installment of Minimum Rent
thereafter due, but nothing contained in this Lease shall be deemed to
suspend or delay the payment of any amount of money or charge at the time the
same becomes due and payable under this Lease, or limit any other remedy of
Landlord.

               (d)     LATE CHARGES. Tenant recognizes that late payment of
any Rent will result in extra administrative expense to Landlord and
Landlord's inability to meet its financial commitments. The extent of this
additional expense and other damage to Landlord is extremely difficult and
economically impractical to ascertain. Tenant therefore agrees that if any
Rent remains unpaid three (3) days after Landlord has provided written notice
to Tenant that the same is due, the amount of such unpaid Rent shall be
increased by a late charge to be paid to Landlord by Tenant in an amount
equal to fifteen percent (15%) of the amount of the amount due. The amount of
the late charge to be paid to Landlord by Tenant on any unpaid Rent shall be
reassessed and added to Tenant's obligations for each successive monthly
period accruing after the date on which the late charge is initially imposed.
Tenant agrees that such amount is a reasonable estimate of the loss and
expense to be suffered by Landlord as a result of such late payment by Tenant
and may be charged by Landlord to defray such loss and expense. If the amount
of any late charges due hereunder exceed the amounts allowed by law, then
such late charges shall be reduced to the maximum allowed by law. The
provisions of this Paragraph 3(d) shall not be constructed to grant Tenant a
grace period and shall in no way relieve Tenant of the obligation to pay any
amount of Rent on or before the date on which it becomes due, nor do the
terms of this Paragraph in any way affect Landlord's remedies pursuant to
Paragraph 18 if any Rent is unpaid after the date due.

               (e)     INTEREST ON UNPAID RENT. Minimum Rent, Additional Rent
or any other charges not paid within ten (10) days of the due date shall bear
interest until paid at a rate equal to the lesser of (i) the highest rate
allowable at law, or (ii) an annual rate equal to the prime or reference
rate, as announced by the Bank of America from time to time, plus four
percent (4%). All such interest shall be deemed to be Additional Rent.

                                       2
<PAGE>

       (f)     MANNER OF PAYMENT. All payments due from Tenant to Landlord
hereunder shall be made to Landlord without deduction or offset in lawful
money of the United States of America actually received at Landlord's address
for notice under this Lease, or to such other person at such other place as
Landlord may from time to time designate in writing to Tenant. If any check
given by Tenant to Landlord should be returned by a bank for insufficient
funds, Landlord may, in its sole discretion, require that Tenant thereafter
pay all amounts owing under this Lease by way of cashiers check. Tenant shall
reimburse Landlord for any charges paid by Landlord to its bank in connection
with such returned check.

               (g)     SECURITY DEPOSIT. Under the Prior Lease, Tenant has a
$15,000 security deposit with Landlord. Upon the execution of this Lease,
Tenant shall deliver to Landlord, by check, an additional security deposit of
Thirty-Five Thousand Dollars ($35,000) (together with the existing security
deposit of $15,000, the "Security Deposit"). The Security Deposit shall be
held by Landlord as security for the faithful performance by Tenant of all of
the provisions of this Lease. If Tenant fails to pay Rent or other charges
due under this Lease, or any other Event of Default occurs, Landlord may
use, apply or retain all or any portion of the Security Deposit for the
payment of Rent or other charge in default or for the payment of any other
sum to which Landlord may become obligated by reason of the Event of Default,
or to compensate Landlord for any loss or damage which Landlord may suffer by
reason of the Event of Default. If Landlord so uses or applies all or any
portion of the Security Deposit, Tenant shall within ten (10) days after
written demand therefor deposit cash with Landlord in an amount sufficient to
restore the Security Deposit to the full amount stated above and Tenant's
failure to do so shall be a material breach of this Lease. No later than 30
days after the end of the term, providing no Event of Default has occurred and
is continuing and the Premises is returned to Landlord in the condition
required under this Lease, the unapplied portion of the Security Deposit
shall be returned to Tenant. No later than ten days following the expiration
of the Term or earlier termination of this Lease, Landlord and Tenant shall
conduct a joint walkthrough to assess the condition of the Premises. No trust
relationship is created herein between Landlord and Tenant with respect to
the Security Deposit nor is the Landlord obligated to segregate or pay
interest on such Security Deposit. The application by Landlord of the
Security Deposit against any obligation owing by Tenant or to compensate
Landlord for any damage sustained by it hereunder shall not constitute a
waiver by Landlord of any other remedy that may be available to it.

     4.   TAXES.

     (a) PERSONAL PROPERTY TAXES. Tenant shall pay, before delinquent, all
taxes levied or assessed during the Term on Tenant's equipment, furniture,
fixtures, inventory and other personal property located at the Premises, and
shall reimburse Landlord upon demand for all taxes paid or payable by
Landlord (other than state and federal personal or corporate income taxes
measured by the net income of Landlord from all sources) whether or not now
customary or within the contemplation of the parties hereto: (a) upon or
measured by Rent payable under this Lease, including without limitation, any
gross rents or gross receipts tax or excise tax levied by the City of
Vacaville, Solano County, the State of California, the federal government or
any other governmental body with respect to the receipt of such Rent; (b)
upon or with respect to the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy by Tenant of the Premises
or any portion of the Premises; (c) upon, measured by or reasonably

                                       3
<PAGE>

attributable to the cost or value of Tenant's equipment, furniture, fixtures
and other personal property located in the Premises or by the cost or value
of any leasehold improvements made in or to the Premises, regardless of
whether title to such improvements shall be in Tenant or Landlord; or (d)
upon this transaction or any document to which Tenant is a party creating or
transferring an interest or an estate in the Premises. If it is unlawful for
Tenant to so reimburse Landlord, the Minimum Rent payable to Landlord under
this Lease shall be increased so that the Minimum Rent and all of the tax so
imposed, shall be equal to the Minimum Rent payable before such tax was
imposed.

     (b)  PROPERTY TAXES. Landlord shall pay the real property taxes and
assessments for the Premises.

     5.    USE.

           (a)  The Premises shall be used solely and exclusively for the
purpose of producing and operating a renaissance-theme fair under the name of
"The Renaissance Pleasure Faire" and other related educational programs,
operated in the manner of past Renaissance Pleasure Faires (the "Renaissance
Faire"). Tenant agrees that it shall produce and operate from the Premises a
renaissance-theme fair under the name "The Renaissance Pleasure Faire" in the
manner of and during the same days and hours of operation as past
Renaissance Pleasure Faires operated in Northern California. Tenant agrees
that all of its advertising and publicity program materials shall identify
that the Renaissance Faire is being held at "The Nut Tree". Tenant shall not
use or permit the Premises to be used for any other purpose or under any
other name without Landlord's prior written consent, which may be granted or
withheld at Landlord's sole discretion.

           (b)  Tenant shall carry on the business of producing the
Renaissance Faire diligently and continually in the Premises throughout the
Terma and shall cause such business to be conducted in the Premises during
such hours as the Renaissance Faire has typically operated in the State of
California for the past three (3) years. Tenant shall operate the Renaissance
Faire in the specified areas of the Premises set forth on the site plan
attached hereto as EXHIBIT A. Tenant shall not operate the Renaissance Faire
in any area outside of the specified areas as shown on the site plan, nor
allow any of the Renaissance Faire activities or employees, customers,
invitees, vendors or agents to enter onto or conduct any activity whatsoever
in any area outside of such specified areas.

           (c)  Provided that the same is in compliance with all applicable
laws, rules and regulations, Tenant may install its standard signage and
advertising material for the Renaissance Faire at or upon the Premises. Upon
request of Landlord, Tenant shall immediately remove any sign, advertising
material or lettering which Tenant has placed or permitted to be placed in,
on or about the Premises that Landlord, in the reasonable exercise of its
business judgment, finds objectionable or offensive, and if Tenant fails to
do so, Landlord may enter upon the Premises and remove the same at Tenant's
expense.  At the expiration or earlier termination of the Lease, Tenant shall,
at its sole cost and expense, remove its exterior signs and patch and repair
any damage caused by or resulting from Tenant's installation and removal of
such signs.

            (d)  Tenant shall not do or permit to be done in, on or about the
Premises, nor bring or keep or permit to be brought or kept therein, anything
which is prohibited by or will in

                                      4
<PAGE>

any way conflict with any law, statute, ordinance or governmental rule or
regulation now in force or which may hereafter be enacted or promulgated, or
which is prohibited by the standard form of fire insurance policy or will in
any way increase the existing rate of or affect any fire or other insurance
upon the Premises or any of its contents, or cause a cancellation of any
insurance policy covering the Premises or any part of the Premises or any of
its contents without Landlord's consent which may be withheld by Landlord in
its sole discretion.

            (e)  Except for propane, paints, solvents, batteries and other
chemicals traditionally used in restaurants, carpentry, plumbing, electrical
and maintenance shops and other work areas traditionally operated at past
Renaissance Faires, Tenant shall not use, store, dispose, release, discharge,
transport or generate (collectively "USE OF HAZARDOUS SUBSTANCES") any
Hazardous Substances (as defined below), in, on, to, under, from or about the
Premises without Landlord's prior written consent, which consent may be
granted, conditioned or withheld in Landlord's sole and absolute discretion.
Tenant warrants and agrees that if Landlord grants its consent to Tenant's
Use of Hazardous Substances (including the Hazardous Materials consented to
in the preceding sentence), such Use of Hazardous Substances shall be
conducted in strict accordance with all Environmental Laws (as defined below)
and prudent business practices. Any consent or approval by Landlord of
Tenant's Use of Hazardous Substances shall not constitute an assumption of
risk respecting the same nor a warranty or certification by Landlord that
Tenant's proposed Use of Hazardous Substances is safe or reasonable or in
compliance with Environmental Laws. Tenant shall maintain current all permits
required for its operations, including, without limitation, those for the Use
of Hazardous Substances. Tenant shall keep and maintain the Premises in
compliance with all, and shall not cause or permit the Premises and the
activities conducted thereon by Tenant to be in violation of any,
Environmental Laws. Tenant shall not undertake any remedial action with
respect to any release of Hazardous Substances or to comply with any
violation of any Environmental Law without obtaining the prior written
consent of Landlord. If Tenant's Use of Hazardous Substances results in an
increase in the premiums of any insurance that Landlord currently carries for
the Premises, then Tenant shall pay the amount of such increased premiums.
Additionally, Landlord may require that Tenant procure, at Tenant's sole cost
and expense, additional insurance that specifically covers loss or damage to
persons or property that may result from Tenant's use of such Hazardous
Substances.

                 (i)  Tenant shall indemnify, defend (by counsel reasonably
acceptable to the indemnified party), protect and hold the Landlord Parties
free and harmless from and against any and all claims, liabilities,
penalties, forfeitures, losses or expenses (including, without limitation,
attorneys' fees and costs and court costs) or death of or injury to any
person or damage to any property whatsoever, arising from or caused in whole
or in part, directly or indirectly, by Tenant's Use of Hazardous Substances
to, in, on, under, about or from the Premises or Tenant's failure to comply
with any Environmental Law. Notwithstanding anything to the contrary
contained in the preceding sentence, if a final, binding judicial,
administrative or arbitration determination is made whereby Tenant's Use of
Hazardous Substances or Tenant's failure to comply with any Environmental Law
is deemed to be only partially responsible or accountable for any claims or
other losses and liability covered by this Paragraph 5(e)(i), then Tenant's
indemnity obligations under this Paragraph 5(e)(i) shall only apply to the
extent Tenant is deemed responsible or accountable. For purposes of the
indemnity provisions hereof, any acts or omissions of Tenant, or by
employees, agents, assignees, contractors or subcontractors of Tenant or
others for whose acts Tenant is legally responsible or liable (whether or not
they are

                                      5
<PAGE>

negligent, intentional, willful or unlawful) shall be strictly attributable
to Tenant. This indemnification shall include without limitation (a) personal
injury claims, (b) the payment of liens, (c) diminution in the value of the
Premises, (d) damages for the loss or restriction on use of the Premises, (e)
sums paid in settlement of claims, (f) reasonable attorneys' fees and costs,
consulting fees and costs and expert fees and costs, (g) the cost of any
investigation of site conditions, and (h) the cost of any repair, clean-up,
health or other environmental assessments, remedial, closure, removal or
restoration work, decontamination or detoxification if required by any
governmental or quasi-governmental agency or body having jurisdiction or
deemed necessary in Landlord's reasonable judgment. The indemnification
contained herein shall survive the expiration or earlier termination of this
Lease.

                (ii)  As used in this Lease, the term "HAZARDOUS SUBSTANCES"
shall mean hazardous wastes, hazardous chemicals, biological and/or medical
waste, flammable or explosive materials, radioactive materials, toxic
materials or related materials (whether potentially injurious to persons or
property and whether potentially injurious by themselves or in combination
with other materials), including, but not limited to, petroleum products or
fractions thereof and any waste, chemical, substance or material now or
hereafter determined by any federal, state or local governmental agency or
authority having jurisdiction to be hazardous to human health or the
environment or which is or becomes regulated by such agency or authority
(including, but not limited to, those materials listed in the United States
Department of Transportation Hazardous Materials Table as amended from time
to time), which were released to the environment, including, without
limitation, the soil, groundwater and/or air, at the Premises. As used in
this Lease, the term "ENVIRONMENTAL LAWS" shall mean any and all present and
future federal, state and local laws (whether under common law, statute,
rule, regulation or otherwise), requirements under permits issued with
respect thereto, and other requirements of governmental authorities relating
to the environment or to any Hazardous Substance (including, without
limitation, the Comprehensive Environmental Response, Compensation, and
Liability Act of 1980, as heretofore or hereafter amended from time to time.

               (iii)  Landlord and Tenant shall immediately advise the other
in writing of, and provide the other with a copy of: (1) any notices of
violation or potential or alleged violation of any Environmental Law which
are received by either of them from any governmental agency; (2) any and all
inquiry, investigation, enforcement, clean-up, removal or other governmental
or regulatory actions instituted or threatened relating to either of them or
the Premises; and (3) all claims made or threatened by any third party
against either of them or the Premises relating to any Hazardous Substances.

           (f)  Tenant agrees that in connection with the use and operation of
the Premises, Tenant will not (i) create, cause, maintain or permit any
nuisance in or about the Premises; (ii) do or permit anything to be done in
or about the Premises which will in any way obstruct or interfere with the
rights of property owners and/or tenants adjoining the Premises, or injure or
annoy them; (iii) commit or suffer to be committed any waste in, on or about
the Premises; (iv) use or allow the Premises to be used for any improper,
immoral, unlawful or objectionable purpose or for any purpose which violates
the terms of any recorded instrument affecting the Premises; (v) cause or
permit obnoxious odors to emanate or be dispelled from the Premises; or (vi)
permit undue accumulations of garbage, trash, rubbish or any other refuse. If
Tenant hires or uses private security personnel for the Premises, such
security personnel shall not

                                     6
<PAGE>

engage in any security activities outside of the Premises and Tenant shall
indemnify, protect and hold the Landlord Parties harmless from and defend (by
counsel reasonably acceptable to the indemnified party) the Landlord Parties
against any and all claims, causes of action, liability, damage, loss or
expense (including reasonable attorneys' fees and costs and court costs)
arising out of or related to any activities of such security personnel. This
indemnity shall survive the expiration or earlier termination of the Lease.

           (g)   Tenant acknowledges that neither Landlord nor any employee
or agent of Landlord has made any representations, warranties or covenants to
Tenant about (i) the suitability of the Premises with respect to Tenant's
intended use of the Premises, (ii) the need for, or lack of, any safety or
security measures, or (iii) the profitability of the location for Tenant's
intended use of the Premises. Tenant further acknowledges that Landlord makes
no representation or warranty as to the condition of the Buildings or any
improvements located at the Premises, and makes no representation or warranty
as to the presence or release of Hazardous Materials in, under or about the
Premises.

      6.   ABANDONMENT. Tenant shall not vacate or abandon the Premises at
any time during the Term. If Tenant shall abandon, vacate or surrender the
Premises, or be dispossessed by process of law or otherwise, any personal
property belonging to Tenant and left on the Premises shall be deemed to be
abandoned, at the option of Landlord, except such property as may be
mortgaged to Landlord.

      7.   SERVICES AND UTILITIES.

           (a)   Tenant shall maintain, repair, replace and otherwise keep
the mains and conduits located within the boundaries of the Premises that
bring water, gas, sewerage disposal, electricity and telephone service to the
Premises and to any Building, as well as all meters and submeters for such
utilities, in the same condition as existing on the commencement of the Term,
subject only to alterations, additions and improvements approved in writing
by Landlord as provided in this Lease. Tenant shall bear all of the costs of
water, gas, electricity, sewage and any other utility services to the
Premises, as well as the required meters for such services. Tenant agrees
that it shall, on the Lease Commencement Date and throughout the Term, open
an account in its name with the utility providers for all utilities to be
used by it on the Premises and pay all connection fees, deposits and other
fees and charges required by the applicable utility providers as a condition
to opening Tenant's accounts. Landlord does not have to allow Tenant access
to the Premises until all such utility accounts have been opened and all such
connection fees, deposits and other fees and charges have been paid by Tenant.

           (b)   Landlord shall not be obligated to furnish any utilities or
services to the Premises, and Landlord does not make any warranty or
representation as to the quantity, quality, availability, amount of duration
of any such utilities or services. Tenant acknowledges that it has inspected
the Premises and the capacity, condition and locations of all utilities,
unility conduits any utility stubs, and agrees that they are adequate for
Tenant's use. Tenant agrees that it shall pay when due all charges for
utilities used by it on and after the Lease Commencement Date. Tenant agrees
at all times to cooperate fully with Landlord and to abide by all the
regulations and requirements which Landlord may prescribe for the proper
functioning and protection of the utilities systems.

                                      7
<PAGE>

           (c)   Landlord shall not be liable to Tenant in damages or
otherwise if: (i) any utility shall be or become unavailable from any public
utility company, public authority or any other person or entity (including
Landlord) supplying or distributing such utility, or (ii) any interruption in
any utility service caused by the making of any repairs or improvements or by
any cause beyond Landlord's reasonable control. Notwithstanding the
foregoing, if any utility shall be or becomes unavailable as described in the
preceding clauses (i) and (ii) and the absence of such utility materially
impairs Tenant's ability to conduct the Renaissance Faire in substantially
the same manner as past Renaissance Faires, then Tenant shall be entitled to
terminate this Lease by providing written notice thereof to Landlord. Upon
any such termination by Tenant, Tenant shall only be obligated to pay Minimum
Rent through the termination date, prorated based on the number of scheduled
event days for the Renaissance Faire and the number of actual event days that
have occurred up through the date of termination.

           (d)   Tenant shall, at its sole cost and expense, contract with
the local sanitation company to provide Tenant with trash removal service for
trash generated by Tenant. Tenant shall either rent from the local sanitation
company or purchase a trash dumpster, to be placed in a location designated
by Landlord. Tenant shall place all trash generated by Tenant's use of the
Premises in this trash dumpster and shall have such trash emptied from the
Premises as often as reasonably necessary to keep the area surrounding its
trash dumpster in a neat and sanitary condition. Tenant shall, as its sole
cost and expense, regularly clean the area surrounding its trash dumpster and
shall otherwise keep this area in a neat and sanitary condition.

      8.   ALTERATIONS AND IMPROVEMENTS.

           (a)   Tenant may not make any alterations or improvements to any
existing buildings, or cut any trees, shrubs or any other existing foliage
at, or install or create any paths or roads on, the Premises without first
obtaining Landlord's prior written consent and any consent required from all
applicable governmental agencies. Notwithstanding the foregoing, once Tenant
has obtained its planned development permit and all appeals periods have
expired, Tenant may construct such structures on the Premises as it
traditionally has constructed in connection with the operation of past
Renaissance Faires. Any alterations and improvements made by Tenant to the
Premises shall be subject to all the other provisions of this Paragraph 8.

           (b)   If Tenant makes any alterations, additions or improvements
to the Premises, then any and all work done by Tenant:

                 (i)    shall be done at Tenant's sole expense and in such
manner as not to disturb adjoining property owners and their tenants;

                 (ii)   shall comply with all applicable laws, rules, orders,
permits, authorizations, and governmental requirements and orders, as well as
rules and regulations of the National Board of Fire Underwriters, the Board
of Fire Underwriters responsible for the geographic area in which the
Premises are located and other bodies hereafter exercising similar functions;
and

                                      8
<PAGE>

                 (iii)  shall be made promptly and in a good workmanlike manner
using prime quality materials.

Tenant shall promptly correct any work not conforming to the provisions of
this paragraph or to any plans, specifications, permits, or other documents
required by this paragraph to be obtained by Tenant and shall promptly repair
any damage caused by such nonconforming work.

Additionally, Tenant shall provide Landlord with at least five (5) business
days' prior written notice of any work to be performed in the Premises.

           (c)   Prior to commencing any work in the Premises (other than
work for which Landlord's consent is not required under subparagraph 8(a)
above), Tenant shall procure (at its sole cost and expense), furnish to
Landlord and obtain Landlord's prior written consent for:

                 (i)    Plans and specifications of such proposed
alterations, additions and improvements;

                 (ii)   A certificate evidencing that Tenant and Tenant's
contractor has procured and paid for workers' compensation insurance covering
all persons employed in connection with the work;

                 (iii)  Such additional personal injury and property damage
insurance (over and above any insurance required to be carried by Tenant
pursuant to the provisions of Paragraph 13 of this Lease) as Landlord may
reasonably require in connection with the work and including the Landlord and
any first mortgagee or beneficiary as an additional insured;

                 (iv)   Such permits, authorizations or consents as may be
required by any applicable law, rule, order or requirement of any
governmental authority having jurisdiction thereover; and

           (d)   If Tenant fails to comply with any provision of this
Paragraph, Landlord, in addition to any other remedy herein provided, may
require Tenant to cease all work being performed by or on behalf of Tenant
and Landlord may deny access to the Premises to any person performing work in
or supplying materials to the Premises.

           (c)   During the Term, all improvements, alterations and additions
(including fixtures) installed in or made to the Premises by Tenant after the
Lease Commencement Date ("TENANT ADDITIONS") shall be the property of Tenant.
As of the expiration of the Term or earlier termination of this Lease, Tenant
shall have removed all Tenant Additions and restored the Premises to the
condition it was in before Tenant entered onto the Premises under the Prior
Lease (including removal of all of Tenant's trade fixtures, equipment,
personal property and exterior signage). Tenant shall, at its sole cost,
immediately repair any damage to the Premises caused by its removal of Tenant
Alterations and other property.

           (f)   Tenant shall, at its sole cost and expense, immediately
following the Lease Commencement Date fence off the Protected Areas and post
signs on the fences stating that no one is to enter the Protected Areas.
Tenant shall ensure during the Term that neither its activities

                                      9
<PAGE>

nor the activities of its employees, workers, contractors, agents, Visitors,
invitees and licensees shall cause any damage to the Protected Areas.

      9.   LIENS. Tenant shall keep the Premises free from any liens arising
out of any work performed, materials furnished or obligations incurred by
Tenant. If Tenant desires, in good faith, to contest the validity of any such
lien, it may do so by an appropriate proceeding after first depositing with
Landlord, within five (5) days after the filing of the lien, security in the
form of a cash deposit or surety bond in an amount which, in Landlord's sole
judgment, is sufficient to insure the payment and discharge of such lien,
together with attorney's fees and interest and penalties thereon. If Tenant
does not, within five (5) days following the imposition of any such lien,
cause the same to be released of record, or deposit such security, Landlord
shall have, in addition to all other remedies provided in this Lease and by
law, the right but not the obligation to cause the same to be released by
such means as it shall deem proper, including payment of the claim giving
rise to such lien. All sums paid by Landlord for such purpose and all
expenses incurred by it in connection therewith, shall be payable to Landlord
by Tenant on demand. Landlord shall have the right to post and keep posted on
the Premises any notices that may be provided by law or which Landlord may
deem to be proper for the protection of Landlord and the Premises from such
liens, and Tenant shall give Landlord at least ten (10) days prior written
notice of the date of commencement of any construction on the Premises in
order to permit the posting of such notices.

      10.  REPAIR AND MAINTENANCE OF THE PREMISES.

           (a)   Tenant shall, at all times during the Term and at Tenant's
sole cost and expense, keep the Premises, the Buildings, all improvements,
fixtures and equipment, trees, shrubs and any other foliage in the condition
existing as of the date immediately prior to Tenant's entry onto the Premises
under the Prior Lease (the "Initial Entry Date"), ordinary wear and tear and
alterations, additions and improvements approved in writing by Landlord
excepted. Tenant hereby waives all rights to make repairs at the expense of
Landlord or in lieu of making repairs to vacate the Premises as provided in
California Civil Code Section 1942 or any other law, statute or ordinance now
or hereafter in effect.

           (b)   Tenant shall provide its own janitorial service for the
Premises at Tenant's sole cost and expense.

           (c)   Tenant shall at the end of the Term or the earlier
termination of this Lease surrender to Landlord the Premises in the same
condition as when received on the Initial Entry Date, ordinary wear and tear
excepted. If the Premises, as of the end of the Term or earlier termination of
this Lease, remains damaged due to the occurrence of a casualty, Tenant shall
assign all of its rights and interest in and to all insurance proceeds that
are or become available as compensation for damage to Tenant Additions that
were to have remained in the Premises. "Ordinary wear and tear" shall not,
however, include any deterioration of or damage to the Premises and the
alterations, additions and improvements thereto that would have been avoided
or lessened if Tenant had fulfilled its maintenance and repair obligations
under this Lease and under the Prior Lease. If Tenant fails to leave the
Premises in the condition required under this Lease at the end of the Term or
earlier termination of this Lease and thereafter fails to restore the
Premises to such condition within 30 days after delivery of written notice of
such failure from

                                      10
<PAGE>

Landlord, then Tenant shall immediately forfeit the entire unapplied portion
of the Security Deposit. Tenant shall have a right of entry onto the Premises
during such 30 day period, on all of the terms and conditions of this Lease
(excluding the obligation to pay Minimum Rent), solely to restore the
Premises to the condition required under this Lease at the end of the Term or
earlier termination of this Lease. Landlord's retention of the Security
Deposit shall not relieve Tenant of its liability to Landlord for Tenant's
failure to leave the Premises in the condition required under this Lease at
the end of the Term or earlier termination of the Lease.

           (c)   Tenant further agrees that all equipment, trade fixtures,
inventory and other personal property of Tenant that remain in the Premises
at the expiration of the Term or earlier termination of the Lease ("PERSONAL
PROPERTY") shall be deemed abandoned by Tenant and shall immediately become
the property of Landlord, without compensation to Tenant, and Landlord shall
be free, as it determines in its sole discretion, to store, move, sell or
otherwise dispose of the Personal Property. Tenant hereby waives any and all
of its rights, and relieves Landlord of all of Landlord's obligations, with
respect to such Personal Property created under California Civil Code
Sections 1980 ET SEQ. Without limiting the foregoing, Tenant acknowledges
that Landlord need not store or exercise any duty of care with respect to the
Personal Property, nor shall Landlord be obligated to provide any notice to
Tenant or publish any notice with respect to any sale of the Personal
Property.

           (d)   Landlord has no obligation and has made no promises to
alter, remodel, improve or repair the Premises or any part of the Premises
and no representations respecting the condition of the Premises have been
made by Landlord to Tenant.

      11.  DESTRUCTION OR DAMAGE.

           (a)   If the Premises, or any part thereof, are damaged by fire,
earthquake, act of God, the elements or other casualty, unless the Lease is
otherwise terminated pursuant to the provisions of this Paragraph 11,
Landlord may elect to restore the Premises. Upon such election, Landlord
shall so notify Tenant, this Lease shall remain in full force and effect, and
to the extent Tenant's use and occupancy of the Premises is materially
impaired as a result of such casualty, Minimum Rent shall be proportionally
abated, to an extent determined by Landlord in its reasonable business
judgment, until that date that Landlord substantially completes its
restoration of the Premises. If Landlord elects not to restore the Premises,
Landlord shall so notify Tenant, this Lease shall immediately terminate and
Landlord shall have no further obligations or liabilities to Tenant,
including any liability for lost profits or any actual or perceived injuries
to Tenant or Tenant's business. Tenant hereby releases the Landlord Parties
from any claims regarding such liabilities or obligations to Tenant if
Landlord elects not to restore the Premises pursuant to this Paragraph 11(a).

           (b)   Tenant waives California Civil Code Sections 1932(2) and
1933(4) providing for termination of hiring upon destruction of the thing
hired.

      12.  RELEASE AND INDEMNIFICATION.

           (a)   The Landlord Parties shall not be liable to Tenant and
Tenant hereby waives all claims and causes of action against the Landlord
Parties for any injury to or death of

                                      11
<PAGE>

any person or damage to or destruction of property in or about the Premises by
or from any cause whatsoever, except to the extent resulting from the willful
misconduct and gross negligence of a Landlord Party (in which case this
waiver shall not apply only as to such Landlord Party).

           (b)   Tenant shall indemnify, protect and hold the Landlord
Parties harmless from and defend (by counsel reasonably acceptable to the
indemnified party) the Landlord Parties against any and all claims, causes of
action, liability, damage, loss or expense (including reasonable attorneys'
fees and costs and court costs), statutory or otherwise arising out of or
incurred in connection with (i) the use and occupancy of the Premises by
Tenant, or any person claiming through Tenant or the presence of Visitors at
the Premises, (ii) any activity, work or thing done or permitted or suffered
by Tenant in or about the Premises, (iii) any acts, omissions or negligence
of Tenant, any person claiming through Tenant, or the contractors, agents,
employees, invitees, or visitors of Tenant or any such person ("TENANT
PARTY" or "TENANT PARTIES"), (iv) any breach, violation or nonperformance by
any Tenant Party of any provision of this Lease or of any law, ordinance,
rule or other governmental regulation of any kind, or (v) except to the
extent resulting from the willful misconduct or gross negligence of an
Indemnified Party (in which case this indemnity shall not apply only as to
such Indemnified Party), any injury to or damage to the person, property or
business of any Tenant Party.

           (c)   The foregoing indemnity obligations of the parties shall
include reasonable attorneys' fees, investigation costs and all other
reasonable costs and expenses incurred by reason of any of the foregoing. The
provisions of this Paragraph 12 shall survive the expiration or earlier
termination of this Lease with respect to any damage, injury or death
occurring prior to such expiration or termination.

      13.  INSURANCE.

           (a)   At all times Tenant shall, at its sole expense, procure and
maintain the following insurance coverage:

                 (i)    Tenant, at its expense, shall maintain commercial
general liability insurance in the following amounts and with the coverages:
$1,000,000 per occurrence and $2,000,000 in the aggregate. Such commercial
general liability insurance shall protect and indemnify Landlord and Tenant
against any and all claims and liabilities for injury or damage to persons or
property or for the loss of life or of property occurring in or about the
Premises, and for injury or damage to persons or property or for the loss of
life or of property occurring upon, in or about the Premises and caused by or
resulting from any act or omission of Tenant, its employees, agents,
contractors, customers, guests, licensees or invitees. Such insurance shall
specifically insure the performance by Tenant of its indemnity obligations
under Paragraph 12 above, shall be on an occurrence basis and shall contain a
cross-liability endorsement.

                 (ii)   Employer's liability insurance and worker's
compensation insurance, as required by applicable law;

                 (iii)  If Tenant sells or dispenses alcoholic beverages,
standard liquor liability insurance; and

                                      12
<PAGE>

                 (iv)   An umbrella policy of not less than $4,000,000.

           (b)   The insurance required under this Paragraph 13 and all
renewals thereof shall be effected under valid and enforceable policies and
shall be issued by such good and responsible companies qualified to do and
doing business in the State of California rated overall an "A" and XII, or
better, in the most recent edition of Best's Insurance Reports. Each policy
shall expressly provide that the policy shall not be canceled or altered in
such manner as to adversely affect the coverage afforded thereby without
thirty (30) days prior written notice to Landlord. All insurance carried by
Tenant under this Lease shall expressly provide that it shall be primary and
non-contributing with any insurance that may be carried by Landlord. The
commercial general liability and liquor liability insurance shall name the
following parties as additional insureds (collectively, the "ADDITIONAL
INSUREDS"): (1) Landlord, (2) TKG Monte Vista, LLC, a California limited
liability company, (3) Masson Land, a California general partnership, (4) Nut
Tree, a California limited partnership, and (5) TKG Coffee Tree Two, LLC, a
California limited liability company.

           (c)   A certificate evidencing each policy of insurance required
to be carried under this Paragraph 13, with evidence of payment, shall be
delivered to Landlord for retention by Landlord at least ten (10) days prior
to the Lease Commencement Date or the expiration date of any policy, and a
complete copy of each such insurance policy shall be delivered to such
parties as soon as practicable thereafter. If Tenant fails to insure or shall
fail to furnish to such parties any such policy or duplicate policy as
required by this Paragraph 13, Landlord may from time to time effect such
insurance for the benefit of Tenant for the Term, and any premium paid by
Landlord shall be recoverable from Tenant as Additional Rent on demand by
Landlord.

           (d)   Tenant's obligation to procure and maintain the insurance
required by this Lease may be satisfied by obtaining coverage under a
so-called blanket policy or policies of insurance carried and maintained by
Tenant provided that the coverage afforded Landlord will not be reduced or be
diminished by reason of the use of such blanket policy of insurance and
provided further that the other applicable requirements of this Paragraph 13
are satisfied.

           (e)   Each of Landlord and Tenant, on behalf of itself and on
behalf of anyone claiming under or through it by way of subrogation or
otherwise, waives all rights and causes of action against the other party,
and the officers, employees, members, managers, trustees, beneficiaries,
agents and invitees of the other party, for any liability arising out of any
loss or damage in or to the Premises and/or any structures and improvements
thereon, or to the other's property in or about the Premises caused by or
that result from any peril covered under the policies of insurance that
Landlord or Tenant are required to maintain under this Lease; provided,
however, that this waiver shall only apply to the extent of insurance
proceeds actually received by the party giving the waiver. Subject to
the foregoing, this release and waiver shall be complete and total even if
such loss or damage may have been caused by the negligence of the other
party, its officers, employees, agents or invitees. Each party covenants that
from and after the date possession of the Premises is delivered to Tenant its
insurance policies will contain waiver of subrogation endorsements.

           (f)   Landlord reserves the right to increase the limits and/or
change the terms of coverage required to be carried by Landlord and/or Tenant
under this Lease if such limits

                                      13
<PAGE>

and/or terms of coverage are below or different from those carried or
required to be carried by prudent operators of other fairs located in Solano
County, California.

      14.  COMPLIANCE WITH LEGAL REQUIREMENTS. Tenant shall, at its sole cost
and expense, promptly comply with all laws, statutes, ordinances and
governmental rules, regulations or requirements now in force or which may
hereafter be in force ("LAWS"), with the requirements of any board of fire
underwriters or other similar body now or hereafter constituted, with any
direction or occupancy certificate issued pursuant to any law by any public
officer or officers, as well as the provisions of all recorded documents
affecting the Premises, insofar as they relate to or affect the use or
occupancy of the Premises or any elements of the Premises, including the
structural elements and building systems of any Building. Tenant shall
promptly provide Landlord with a copy of any notices or demands whereby any
party alleges that Tenant's use or occupancy of the Premises is in violation
of any such laws, statutes, ordinances, or governmental rules, regulations or
requirements. Tenant shall indemnify, defend (by counsel reasonably
acceptable to the Landlord Parties) and hold harmless the Landlord Parties
from all claims, causes of action, liabilities, penalties, fines, damages,
losses or expenses (including reasonable attorneys' fees and costs and court
costs) threatened against or incurred by the Landlord Parties as a result of
Tenant's failure to comply with this Paragraph 14. This indemnity obligation
shall survive the expiration or earlier termination of this Lease.

      15.  ASSIGNMENT AND SUBLETTING. Tenant shall not transfer, assign (by
operation of law or otherwise), sublet, enter into license agreements, or
hypothecate this Lease or the Tenant's interest in and to the Premises or any
part thereof or permit the use of the Premises or any part thereof by any
party other than the Tenant. Tenant shall be entitled to enter into
concession agreements for the Premises with concessionaires who have
traditionally provided services at past Renaissance Faires.

      16.  INSPECTIONS. Landlord may enter the Premises at reasonable
times during regular business hours of Tenant to: (a) inspect the Premises;
(b) determine whether Tenant is complying with all its obligations under this
Lease; (c) supply any service to be provided by Landlord to Tenant under this
Lease; (d) post notices of non-responsibility; and (e) make repairs required
of Tenant under the terms of this Lease, and may enter the Premises at any
time to make emergency repairs, provided, however, that all such work shall
be done as promptly as reasonably possible and so as to cause as little
interference to Tenant's business as reasonably possible. Tenant hereby
waives, subject to the limitations of Paragraph 12 above, if any, any claim
for damages for any injury or inconvenience to or interference with Tenant's
business or any loss of occupancy or quiet enjoyment of the Premises by
reason of any such entry and activity on the Premises, except that the
foregoing waiver shall not apply to the gross negligence or willful
misconduct of Landlord.

      17.  DEFAULT. Tenant shall be deemed to be in default under this Lease
upon the occurrence of any of the following events ("EVENT OF DEFAULT"): (a)
Tenant fails to pay any Rent when and as the same becomes due and payable;
(b) Tenant fails to pay any other sum owing under this Lease when and as the
same becomes due and payable and such failure shall continue for more than
five (5) days after written notice that such payment was not received when
due; (c) Tenant fails to observe, keep or perform any of the other terms,
covenants, agreements or conditions contained in this Lease and on the part
of Tenant to be observed or performed and

                                      14
<PAGE>

such default continues for a period of thirty (30) days after written notice
by Landlord and Tenant shall not within said period commence with due
diligence the curing of such default or, having so commenced, shall
thereafter fail or neglect with due diligence to complete the curing of such
default or shall not, in all events, complete the curing of such default
within ninety (90) days after the original default notice to Tenant; (d)
Tenant files a petition for bankruptcy or become insolvent or make a transfer
in fraud of creditors, or make an assignment for the benefit of creditors, or
commence or there is commenced against Tenant any proceedings of any kind
under any provision of the United States Bankruptcy Code or under any other
insolvency, bankruptcy or reorganization act and, if any such proceedings are
involuntary. Tenant is not discharged from the same within ninety (90) days
thereafter; (e) a receiver is appointed for a substantial part of the assets
of Tenant and is not dismissed or discharged within ninety (90) days; (f)
Tenant vacates or abandons the Premises; (g) this Lease or any estate of
Tenant hereunder shall be levied upon by any attachment or execution which is
not discharged or bonded against within thirty (30) days; or (h) there are
more than two Events of Default during the Term (Tenant acknowledging that a
violation of this clause (h) is not subject to cure by Tenant and that
Landlord shall be immediately entitled to exercise all rights and remedies
available to it). Tenant shall not have any cure period under this Lease if
it fails to timely deliver an estoppel certificate or a subordination
agreement as provided in Paragraphs 22 and 25 below.

      18.  REMEDIES UPON DEFAULT. Upon the occurrence of any Event of
Default, Landlord may, at its option and without any further notice or
demand, in addition to any other rights and remedies given under this Lease
or by law, do any of the following:

           (a)   Landlord shall have the right, so long as such Event of
Default continues, to give written notice of termination to Tenant, and on
the date specified in such notice (which shall not be less than three (3)
days after the giving of such notice) this Lease shall terminate.

                 (i)    If there is any such termination of this Lease,
Landlord may then or at any time thereafter, re-enter the Premises and remove
therefrom all persons and property and regain, repossess and enjoy the
Premises, without prejudice to pay other remedies that Landlord may have by
reason of an Event of Default or of such termination.

                 (ii)   If there is any such termination of this Lease,
Landlord may recover damages as provided in Section 1951.2 of the California
Civil Code. The amount of damages which Landlord may recover in event of such
termination shall include, without limitation, (A) the worth at the time of
award (computed by discounting such amount at the discount rate of the
Federal Reserve Bank of San Francisco at the time of award plus one percent)
of the amount by which the unpaid rent for the balance of the term after the
time of award exceeds the amount of rental loss that Tenant proves could be
reasonably avoided, (B) all reasonable legal expenses and other related costs
incurred by Landlord following an Event of Default, and (C) costs incurred by
Landlord in restoring the Premises to good order and condition, or in
remodeling, renovating or otherwise preparing the Premises for reletting.

           (b)   In addition to any other rights and remedies Landlord may
have, Landlord shall have all of the rights and remedies of a landlord
provided by Sections 1951.4 (landlord may continue lease in effect after
tenant's breach and abandonment and recover rent as it becomes due, if tenant
has right to sublet or assign, subject only to reasonable limitations).
Landlord may

                                      15
<PAGE>

enter the Premises, remove and store, at Tenant's expense, any of Tenant's
personal property, trade fixtures or equipment left in the Premises, and
renovate and sublet all or any portion of the Premises for Tenant's account
on such terms and conditions as Landlord deems advisable, which actions shall
not constitute a termination of this Lease.

           (c)   If Tenant abandons or surrenders the Premises or is
dispossessed by process of law or otherwise, any property of Tenant left on
the Premises shall be deemed to be abandoned but Tenant shall remain liable
to Landlord for all cost, loss, damage and expense incurred by Landlord for
the removal of such property from the Premises and for the repair of any
damage to the Premises caused by such removal.

           (d)   Landlord shall have the right to cause a receiver to be
appointed in any action against Tenant to take possession of the Premises
and/or to collect the rents or profits derived from the Premises. Acts of
preservation or maintenance of the Premises, efforts to relet the Premises or
the appointment of a receiver shall not constitute an election on the part of
Landlord to terminate this Lease unless written notice of such intention is
given to Tenant.

      19.  LANDLORD'S RIGHT TO CURE DEFAULT. All covenants and agreements to
be performed by Tenant under this Lease shall be at Tenant's sole cost and
expense and without any abatement of Rent, unless otherwise specified in this
Lease. If Tenant shall fail to pay any sum of money, other than Rent,
required to be paid by Tenant pursuant to this Lease or shall fail to perform
any other act on Tenant's part to be performed under this Lease and such
shall have become an Event of Default under Paragraph 17 above, Landlord may,
but shall not be obligated so to do and without waiving or releasing Tenant
from any obligations of Tenant, make any such payment or perform any such
other act on Tenant's part to be made or performed as provided in this Lease.
All sums paid by Landlord, whether to fulfill Tenant's unfulfilled payment
obligations or to perform Tenant's unfulfilled performance obligations, and
all incidental costs shall be deemed Additional Rent hereunder and shall be
payable to Landlord on demand.

      20.  ATTORNEYS' FEES. If any action or proceeding is brought by any
party to enforce or interpret the provisions of this Lease, or if any other
action or proceeding is brought arising out of or relating to this Lease, the
prevailing party in such action or proceeding shall be entitled to recover
all attorneys fees and other fees and costs, including fees and costs of
consultants and experts and attorneys' fees and other fees and costs incurred
on appeal, in connection with any bankruptcy proceeding of Tenant and in
collecting any judgment or award.

      21.  Intentionally Deleted.

      22.  Intentionally Deleted.

      23.  NO MERGER. The voluntary or other surrender of this Lease by
Tenant, or a mutual cancellation thereof, shall not work a merger, and shall,
at the option of Landlord, terminate all or any existing subleases or
subtenancies, or may, at the option of Landlord, operate as assignment to it
of any or all such subleases or subtenancies.

      24.  Intentionally Deleted.

                                      16
<PAGE>

      25.  Intentionally Deleted.

      26.  HOLDING OVER. If, with the prior written consent of Landlord,
Tenant holds possession of the Premises after expiration of the Term, Tenant
shall become a tenant from month to month upon all of the terms specified in
this Lease as applicable immediately prior to expiration of such Term, except
that Minimum Rent shall be one hundred and fifty percent (150%) of that
applicable immediately prior to expiration of such Term. If Tenant holds over
in the Premises without Landlord's prior written consent, then Tenant shall
be a tenant-at-sufferance. Each party shall give the other not less than
thirty (30) days' notice of its intention to terminate a month to month
tenancy (although a tenancy at sufferance may be terminated immediately
without written notice) and such month to month tenancy shall terminate at
the end of a calendar month. If Landlord should terminate Tenant's holdover
tenancy as provided in this Paragraph 26 and Tenant shall fail to vacate the
Premises at the expiration of such tenancy, Tenant agrees that it shall be
liable to Landlord for all actual and consequential damages resulting from
Tenant's failure to so vacate. These damages may include, without limitation,
the cost of unlawful detainer proceedings instituted by Landlord against
Tenant, including court costs and attorneys' fees and costs, increased
construction costs to Landlord as a result of Landlord's inability to timely
commence construction of tenant improvements for a new tenant for the
Premises, and lost rent that results from Landlord's inability to timely
deliver the Premises to such new tenant. This clause shall survive the
expiration or earlier termination of this Lease.

      27.  MORTGAGEE PROTECTION. If there is any default on the part of
Landlord that is not cured within the cure periods described in Paragraph 40
below, Tenant will give written notice by registered or certified mail to any
Lender whose address shall have been furnished it. Such Lender shall have
thirty (30) days after receipt by it of such written notice to cure the
default or, if such default is not reasonably susceptible to cure within
thirty (30) days, then such additional time as may be reasonably necessary to
effect such cure so long as efforts to cure are commenced within such thirty
(30) day period and thereafter are diligently pursued to completion,
including time to obtain possession of the Premises by power of sale or a
judicial foreclosure, if such should prove necessary to effect a cure. Tenant
agrees that it shall accept any conforming cure that is tendered by the
Lender within the cure period afforded under this Paragraph 27.

      28.  LIMITATION OF RECOVERY AGAINST LANDLORD. Tenant acknowledges and
agrees that the liability of Landlord and of any other Landlord Parties under
this Lease shall be limited solely to Landlord's interest in the Premises,
and any judgments rendered against Landlord or any other Landlord Parties
shall be satisfied solely out of the proceeds of sale of Landlord's interest
in the Premises. No member, manager, officer or partner of Landlord shall be
named as a party in any suit or action (except as may be necessary to secure
jurisdiction over Landlord) and no personal judgment shall lie against
Landlord or any other Landlord Parties. Tenant agrees that the foregoing
covenants and limitations shall be applicable to any obligation or liability
of Landlord, whether expressly contained in this Lease or imposed by statute
or at common law. The foregoing provisions are not intended to relieve
Landlord from the performance of any of Landlord's obligations under this
Lease, but only to limit the personal liability of Landlord in case of
recovery of a judgment against Landlord.

                                      17
<PAGE>

      29.  NO PARTNERSHIP. It is expressly understood that Landlord does not,
in any way or for any purpose, become a partner of Tenant in the conduct of
its business, or otherwise, or a joint venturer or a member of a joint
enterprise with Tenant.

      30.  WAIVER. The waiver by any party of any term, covenant, agreement
or condition contained in this Lease shall not be deemed to be a waiver of
any subsequent breach of the same or any other term, covenant, agreement or
condition contained in this Lease, nor shall any custom or practice which may
develop between the parties in the administration of the terms of this Lease
be construed to waive or to lessen the right of Landlord to insist upon the
performance by Tenant in strict accordance with the terms of this Lease. The
subsequent acceptance of Rent or any other sum of money under this Lease by
Landlord shall not be deemed to be a waiver of any preceding breach by Tenant
of any term, covenant, agreement or condition of this Lease, other than the
failure of Tenant to pay the particular Rent or other sum so accepted,
regardless of Landlord's knowledge of such preceding breach at the time of
acceptance of such rent or other sum.

      31.  NOTICES AND CONSENTS. All notices, demands, consents or approvals
which may or are required to be given by either party to the other under this
Lease shall be in writing and shall be deemed to have been fully given when
received, if personally delivered or sent by facsimile, and forty-eight (48)
hours after being deposited in the United States mail, postage prepaid, sent
by certified or registered Mail or after being deposited with a nationally
recognized overnight courier service, and addressed to Tenant at the address
or facsimile number specified in the Basic Lease Information at the Premises,
and to Landlord at the address or facsimile number for Landlord specified in
the Basic Lease Information, or to such place as either party may from time
to time designate in a written notice to the other party.

      32.  COMPLETE AGREEMENT. There are no oral agreements between Landlord
and Tenant affecting this Lease, and this Lease supersedes and cancels any
and all previous negotiations, arrangements, brochures, oral and written
agreements and understandings, if any, between Landlord and Tenant or
displayed by Landlord to Tenant with respect to the subject matter of this
Lease. There are no representations between Landlord and Tenant other than
those contained in this Lease and all reliance with respect to any
representations is solely upon the representations contained in this Lease.

      33.  AUTHORITY. If Tenant is a corporation, partnership, limited
liability company or other entity, each of the persons executing this Lease
on behalf of the Tenant does hereby covenant and warrant that Tenant is duly
organized and validly existing, that Tenant has and is qualified to do
business in California, that Tenant has full right and authority to enter
into this Lease and to carry out the transactions contemplated herein, and
that each person signing on behalf of Tenant is authorized to do so.

      34.  MISCELLANEOUS. The words "Landlord" and "Tenant" as used herein
shall include the plural as well as the singular. If Tenant should consist of
more than one individual or entity, the obligations under this Lease imposed
upon Tenant shall be joint and several. Time is of the essence with respect to
this Lease and each and all of its provisions. This Lease may only be amended
or modified by a document signed by both Landlord and Tenant. Any purported
amendment or modification that is not contained in such a document shall be
ineffective.

                                      18
<PAGE>

Submission of this instrument for examination or signature by Tenant does not
constitute a reservation of or option for lease, and it is not effective as
a lease or otherwise until execution and delivery by both Landlord and
Tenant. The terms, covenants, indemnities, agreements and conditions herein
contained, shall (i) subject to the provisions as to assignment, apply to and
bind the heirs, successors, executors, administrators and assigns of the
parties hereto, and (ii) survive the expiration or earlier termination of the
Lease. If any provision of this Lease shall be determined to be illegal or
unenforceable, such determination shall not affect any other provision of
this Lease and all such other provisions shall remain in full force and
effect. This Lease shall be governed by and interpreted and enforced in
accordance with the laws of the State of California (it being agreed that
notwithstanding the resolution of any choice of law issues under California
law, this Lease shall be governed by California law). The parties agree that
all actions or proceedings arising out of or related to this Lease shall be
tried and litigated only in the California state courts and the federal courts
located in California. Tenant hereby irrevocably submits to the jurisdiction
of the California state courts and the Federal District Court of the Northern
District of California located in San Francisco with respect to such actions
or proceedings, and agrees that such courts constitute a proper venue for any
such actions and proceedings. All covenants and obligations arising out of
this Lease shall survive the expiration or earlier termination of this Lease
and shall remain outstanding until satisfied in full. Neither this Lease nor
any memorandum of this Lease shall be recorded.

      35.  BROKER'S COMMISSIONS. The parties each represent to the other
that they have not engaged a broker in connection with this transaction. Each
party agrees to indemnify, protect and defend the other against, and hold the
other harmless from, all loss, claim, expense and liability arising from any
such claim against a party by any broker or finder with whom the other party
has dealt, including without limitation, the cost of counsel fees in
connection therewith.

      36.  EFFECTIVENESS OF LEASE. This Lease shall not become effective, and
shall not create any rights or obligations of the parties hereto, until one
or more original counterparts hereof have been fully executed by both parties.

      37.  EXHIBITS. The Exhibits and Addendum, if any, attached to this
Lease are incorporated herein by this reference and made a part hereof as if
fully set forth herein.

      38.  BASIC LEASE INFORMATION. The Basic Lease Information is for
convenience of reference only. If there is any conflict between the terms of
the Lease and the terms set forth in the Basic Lease Information, the terms
of the Lease shall govern.

      39.  FINANCIAL INFORMATION. Tenant represents and warrants to Landlord
that all financial and other information that it has provided to Landlord
prior to the date of this Lease is true, correct and complete. If Landlord
should so request in connection with a proposed refinancing or sale of the
Premises or otherwise in connection with a sale by Landlord's partners of
their interest in Landlord, Tenant shall promptly provide Landlord with such
financial information concerning Tenant and Tenant's operations in the
Premises as Landlord shall reasonably request. Landlord agrees not to
disclose such financial information to any party other than to the
prospective lenders or purchasers and their respective accountants, attorneys
and

                                      19
<PAGE>

consultants, or as otherwise required by law or by an order issued by a court
with applicable jurisdiction.

      40.  LANDLORD'S DEFAULT. Landlord shall be in default under this Lease
upon (a) the failure of Landlord to pay any sum owing by Landlord under this
Lease as and when due where such failure continues for ten (10) days after
receipt by Landlord of written notice that such payment was not received by
Tenant, unless Landlord is disputing in good faith the nature, propriety or
amount of such sum, or (b) the failure of Landlord to observe, keep or
perform any of the other terms, covenants, agreements or conditions contained
in this Lease on the part of Landlord to be observed or performed and such
failure continues for a period of thirty (30) days after written notice by
Tenant to Landlord or, if such failure is not reasonably susceptible to cure
within thirty (30) days, then within a reasonable period of time so long as
Landlord shall have commenced to cure such failure within such thirty (30)
day period and shall thereafter diligently pursue such cure to completion.
Tenant may not exercise any remedies available to it under this Lease, at
law or in equity until Landlord has been afforded the cure periods described
in this Paragraph 40. Tenant acknowledges that its obligations under this
Lease, including its obligations to pay Rent, are independent of Landlord's
obligations under this Lease. The failure of Landlord or any Lender to
perform Landlord's obligations under this Lease shall not excuse Tenant from
performing any of its obligations under this Lease, including Tenant's
obligation to pay Rent, or allow Tenant to terminate this Lease or to vacate
the Premises.

      41.  NO CONSTRUCTION AGAINST PREPARER. This Lease has been prepared by
Landlord and its professional advisors and reviewed by Tenant and its
professional advisors. Landlord, Tenant, and their separate advisors believe
that this Lease is the product of all of their efforts, that it expresses
their agreement, and that it should not be interpreted in favor of either
Landlord or Tenant or against either Landlord or Tenant merely because of
their efforts in preparing it.

      42.  FORCE MAJEURE. In addition to specific provisions of this Lease,
the time within which a party is to perform an obligation under this Lease
shall be extended on a day for day basis to the extent such performance is
delayed as a result of labor or supply difficulties, inclement weather, acts
of God, government regulation, additions, modifications or withdrawals of, or
delays in obtaining, governmental consents or approvals, building moratoria
or restrictions, requirements to prepare further environmental impact
documents or to conduct further environmental impact studies, or any similar
cause beyond the reasonable control or without the fault of the party
invoking such extension. Nothing contained in the foregoing sentence,
however, shall excuse Tenant from its obligation to timely pay Minimum Rent,
Additional Rent or any other monetary amounts owing under this Lease. Any
party invoking an extension under this paragraph shall immediately notify the
other party in writing of the occurrence and nature of the force majeure
event and the anticipated delay resulting therefrom.

      43.   CONFIDENTIALITY. The terms of this Lease are confidential and
shall not be disclosed by either party to any third parties except (i) to
their respective accountants, attorneys and consultants, (ii) to third
parties with whom the party has or is contemplating a business relationship
with (e.g., a prospective lender or purchaser with respect to Landlord or a
prospective assignee or purchaser with respect to Tenant so long as such
third parties agree to observe this covenant of confidentiality), or (iii) as
required by a court order. Notwithstanding the foregoing, Tenant shall be
entitled to disclose the terms of this Lease to the Department of

                                      20
<PAGE>

Alcoholic Beverage Control in connection with obtaining permits needed for the
operation of the Renaissance Faire.

         IN WITNESS WHEREOF, the parties have executed this Lease on the
respective dates indicated below:

TENANT:                RENAISSANCE ENTERTAINMENT CORPORATION,
                       A COLORADO CORPORATION

                       By:   /s/ J. Stanley Gilbert
                          --------------------------------------
                           Name: J. Stanley Gilbert
                                --------------------------------
                           Its: President/C.V.O.
                               ---------------------------------

                       Dated:    5/31/00
                             -----------------------------------

                       Address:     407 Montford Avenue
                                    Mill Valley, CA 94941
                       Telephone:   (415) 383-2164
                       Facsimile:   (415) 383-2183

LANDLORD:              TKG NUT TREE, LLC,
                       a California limited liability company

                       By: TKG Monte Vista, LLC,
                           a California limited liability company,
                           Its Manager

                              By:   /s/ Thomas P. Angstadt
                                 -------------------------------------
                                 Thomas P. Angstadt
                                 Its Manager

                       Dated:    5/31/00
                             -----------------------------------

                       Address:  25 Kearny Street, 4th Floor
                                 San Francisco, CA 94108
                                 Telephone:  (415) 434-4030
                                 Facsimile:  (415) 434-8980

                                      21

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