Document:

SECOND AMENDMENT TO LEASE
Second Amendment dated as of November 28, 1998 to lease agreement ("Lease")
between Vestar California XXIII, L.L.C., an Arizona limited liability company,
as Assignee from DP Partnership ("Landlord") and Cabrillo Lanes, Inc., a New
York corporation, dba the Grove Bowling Center ("Tenant").

                                    RECITALS

A.   Landlord and Tenant have previously entered into the Lease, as amended by a
     First Amendment dated as of November 1, 1996 ("First Amendment").

B.   Tenant has requested a  postponement  of the first payment of deferred rent
     due to Landlord per paragraph 3.A of the First  Amendment from November 28,
     1998 to December 21, 1998 and  Landlord is  agreeable to such  extension on
     the following terms:

NOW, THEREFORE, Landlord and Tenant agree to amend the Lease as follows pursuant
to this Second Amendment ("Second Amendment"):

                                   AGREEMENTS.

1.  Paragraph 5.2(b) of the Lease is amended to extend the one-third (1/3)
    payment of Deferred Rent due on November 28, 1998 to the date of December
    21, 1998.

2. This Second Amendment may be executed by facsimile counterpart signatures.

3.  Except as set forth in this Second Amendment, the Lease remains in full
    force and effect. Tenant hereby reaffirms all agreements, covenants and
    promises set forth in the Lease. All references in the Lease to "this Lease"
    shall be deemed references to the Lease as modified by this Second
    Amendment.

IN WITNESS WHEREOF, the parties have executed this Amendment as of the date and
 year first herein above set forth.

 LANDLORD:

VESTAR CALIFORNIA XXIII, L.L.C., an Arizona
limited liability company

By: Hanley Investments Limited Partnership, an
    Arizona limited partnership Its: Managing Member

        By: Hanley Corporation, an Arizona
           corporation Its:  General Partner

               By:
               Its: President

 TENANT:
CABRILLO LANES, INC., a New York corporation

 By: /S/ HAROLD S. ELKAN
 Name: Harold S. Elkan, President

By its signature below, Sports Arena, Inc. hereby (i) expressly consents to,
acknowledges and joins in terms of the Second Amendment to Lease between Vestar
California XXIII, L.L.C. ("Landlord") and Cabrillo Lanes, Inc. (a wholly owned
company of Sports Arena, Inc.); and (ii) makes, adopts and reaffirms for the
benefit of Landlord each of its covenants, obligations and agreements made in
that certain Guaranty of Lease dated January 3, 1994, as if it expressly made
each such covenant, obligation and agreement in this Second Amendment.

 SPORTS ARENAS, INC.
 By: /S/ Harold S. Elkan
 Name: Harold S. Elkan
 Its: PresidentTHIRD AMENDMENT TO LEASE
Third Amendment dated as of December 18, 1998 to Lease Agreement ("Lease")
between Vestar California XXIII, L.L.C., an Arizona limited liability company,
as Assignee from DP Partnership ("Landlord") and Cabrillo Lanes, Inc., a New
York corporation, dba the Grove Bowling Center ("Tenant").

                                    RECITALS:

A.  Landlord and Tenant have previously entered into the Lease, as amended by a
    First Amendment dated as of November 1, 1996 ("First Amendment") and Second
    Amendment dated November 28, 1998 ("Second Amendment").

B.  Tenant has requested a postponement of the two payments of deferred rent due
    to Landlord per paragraph 3A, of the First Amendment until January 19, 1999
    and Landlord is agreeable to such extension on the following terms:

NOW, THEREFORE, Landlord and Tenant agree to amend the Lease as follows pursuant
to this Third Amendment ("Third Amendment"):

                                   AGREEMENTS:

1.   Paragraph  5.2(b) of the Lease is  amended to extend  the  one-third  (1/3)
     payments of Deferred Rent due on November 28, 1998 and December 31, 1998 to
     the date of January 19, 1999,

2. This Third Amendment may be executed by facsimile counterpart signatures.

3. Except as set forth in this Third Amendment, the Lease remains in fall force
   and effect. Tenant hereby reaffirms all agreements, covenants and promises
   set forth in the Lease. All references in the Lease to "this Lease" shall be
   deemed references to the Lease as modified by this Third Amendment.

IN WITNESS WHEREOF, the parties have executed this Third Amendment as of the
date and year first herein above set forth.

 LANDLORD:
VESTAR CALIFORNIA XXIII, L.L.C., an Arizona
limited liability company
By: Hanley Investment-3 Limited Partnership, an
    Arizona limited partnership Its. Managing Member

        By: Hanley Corporation, an Arizona
           corporation Its:  General Partner

 TENANT:
CABRILLO LANES, INC., a New York corporation

 By: /S/ HAROLD S. ELKAN
 Name: Harold S. Elkan, President

By its signature below, Sports Arena, Inc. hereby (i) expressly consents to,
acknowledges and joins in terms of the Third Amendment to Lease between Vestar
California XXIII, L.L.C. ("Landlord") and Cabrillo Lanes, Inc. (a wholly owned
company of Sports Arena, Inc.); and (ii) makes, adopts and reaffirms for the
benefit of Landlord each of its covenants, obligations and agreements made in
that certain Guaranty of Lease dated January 3, 1994, as if it expressly made
each such covenant, obligation and agreement in this Third Amendment.

 SPORTS ARENAS, INC.
 By: /S/ Harold S. Elkan
 Name: Harold S. Elkan
 Its: PresidentFOURTH AMENDMENT TO LEASE
Fourth Amendment dated as of January 19, 1999 to Lease Agreement ("Lease")
between Vestar California XXIII, L.L.C., an Arizona limited liability company,
as Assignee from DP Partnership ("Landlord") and Cabrillo Lanes, Inc., a New
York corporation, dba the Grove Bowling Center ("Tenant").

                                    RECITALS:

A.  Landlord and Tenant have previously entered into the Lease, as amended by a
    First Amendment dated as of November 1, 1996 ("First Amendment"), Second
    Amendment dated November 28, 1998 ("Second Amendment') and Third Amendment
    dated December 18, 1998 ("Third Amendment").

B,  Tenant has requested a postponement of the three payments of deferred rent
    due to Landlord per paragraph 3.A of the First Amendment until February 23,
    1999 and Landlord is agreeable to such extension on the following terms:

NOW, THEREFORE, Landlord and Tenant agree to amend the Lease as follows pursuant
to this Fourth Amendment ("Fourth Amendment"):

                                   AGREEMENTS:

1.  Paragraph 5.2(b) of the Lease is amended to extend the one-third (1/3)
    payments of Deferred Rent due on November 28, 1998, December 31, 1998 and
    January 31, 1999 to the date of February 23, 1999.

2. This Fourth Amendment may be executed by facsimile counterpart signatures.

3.  Except as set forth in this Fourth Amendment, the Lease remains in full
    force and effect. Tenant hereby reaffirms all agreements, covenants and
    promises set forth in the Lease. All references in the Lease to "this Lease"
    shall be deemed references to the Lease as modified by this Fourth
    Amendment.

IN WITNESS WHEREOF, the parties have executed this Fourth Amendment as of the
date and year first herein above set forth.

LANDLORD:
VESTAR CALIFORNIA XXIII, L.L.C., an Arizona
limited liability company

By: Kuhle Investments Limited Partnership, an
    Arizona limited partnership Its: Managing Member

        By: Kuhle Corporation,
              an Arizona corporation Its:
       General Partner
               By:
               Its:   President
 TENANT:
CABRILLO LANES, INC., a New York corporation

 By: /S/ HAROLD S. ELKAN
 Name: Harold S. Elkan, President

By its signature below, Sports Arena, Inc, hereby (i) expressly consents to,
acknowledges and joins in terms of the Fourth Amendment to Lease between Vestar
California XXIII, L.L.C. ("Landlord") and Cabrillo Lanes, Inc. (a wholly owned
company of Sports Arena, Inc.); and (ii) makes, adopts and reaffirms for the
benefit of Landlord each of its covenants, obligations and agreements made in
that certain Guaranty of Lease dated January 3, 1994, as if it expressly made
each such covenant, obligation and agreement in this Fourth Amendment.

 SPORTS ARENAS, INC.
 By: /S/ Harold S. Elkan
 Name: Harold S. Elkan
 Its: PresidentFIFTH AMENDMENT TO LEASE

Fifth  Amendment  dared as of February  23, 1999 to Lease  Agreement  ("J ease')
between Vestar California XXIII,  L.L.C., an Arizona limited liability  company,
as Assignee from DP Partnership  ("Landlord")  and Cabrillo  Lanes,  Inc., a New
York corporation, dba the Grove Bowling Center (" Tenant")

                                    RECITALS:

A.   Landlord arid Tea m% have previously entered into the Vase, as amended by a
     First  Amendment dated as of November 1, 1996 ("First  Amendment"),  Second
     Amendment  dated November 28, 1998 ("Second  Amendment'),  Third  Amendment
     dated  December 18, 1999 ("Third  Amendment")  and Fourth  Amendment  dated
     January 19. 1999 ("Fourth Amendment').

B.  Tenant has requested a postponement of the three payments of deferred rent
    due to Landlord per paragraph 3.A of the First Amendment until March 23,
    1999 and Landlord is agreeable to such extension on the following tams:

NOW, THEREFORE, Landlord and Tenant agree to amend the Lease as follows pursuant
to this Fifth Amendment ("Fifth Amendment"):

                                   AGREEMENTS:
1.  Paragraph 5.2(b) of the Lease is amended to extend the one-third (113)
    payments of Deferred Rent, due on November 28, 1998, December 31. 1998 and
    January 31, 1999 to the date of March 23, 1999.
2. This Fifth Amendment may be executed by facsimile counterpart signatures.
3.  Except as set forth in this fifth Amendment, the Lease remains in full force
    and effect. Tenant hereby reaffirms all agreements, covenants and promises
    set forth in the Lease_ All references in the Lease to "this Lease" shall be
    deemed references to the Lease as modified by his Fifth Amendment.

 IN WITNESS WHEREOF, the parties have executed this fifth Amendment as of the
 date and year first herein above set forth.

  LANDLORD:
      VESTAR CALIFORNIA XXIII L.L.C., an
 Arizona Iimited liability company

 By; KuhIe Investments Limited Partnership, an
     Arizona limited partnership

 Its: Masking Member

        By: Kuhle: Corporation,
               an Arizona corporation
               Its: General Partner

 TENANT:
CABRILLO LANES, INC., a New York corporation

 By: /S/ HAROLD S. ELKAN
 Name: Harold S. Elkan, President

By its signature below, Sports Arena, Inc, hereby (i) expressly consents to,
acknowledges and joins in terms of the Fourth Amendment to Lease between Vestar
California XXIII, L.L.C. ("Landlord") and Cabrillo Lanes, Inc. (a wholly owned
company of Sports Arena, Inc.); and (ii) makes, adopts and reaffirms for the
benefit of Landlord each of its covenants, obligations and agreements made in
that certain Guaranty of Lease dated January 3, 1994, as if it expressly made
each such covenant, obligation and agreement in this Fifth Amendment.

 SPORTS ARENAS, INC.
 By: /S/ Harold S. Elkan
 Name: Harold S. Elkan
 Its: President

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