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                                                                    EXHIBIT 10.5

                              OFFICE BUILDING LEASE

This OFFICE BUILDING LEASE ("Lease") is entered into as of the 4th day of
February 2000, by and between KOLL-LSI I, LLC, a Delaware limited liability
company ("Landlord"), and HIGH SPEED ACCESS CORP. , a Delaware corporation
("Tenant").

1. BASIC LEASE TERMS. For purposes of this Lease, the following terms have the
following definitions and meanings:

(a) LANDLORD: KOLL-LSI I, LLC, a Delaware limited liability company .

(b) LANDLORD'S ADDRESS (FOR NOTICES): 1200 Seventeenth Street, Suite 550,
Denver, CO 80202, Attention: Steve Hager, or such other place as Landlord may
from time to time designate by notice to Tenant.

(c) TENANT: HIGH SPEED ACCESS CORP., a Delaware corporation

(d) TENANT'S ADDRESS (FOR NOTICES): Before the Commencement Date:

    4100 East Mississippi Avenue, Suite 1150
    Denver, CO 80246 Attn: Richard Pulley

After the Commencement Date, to the Premises, Attn: Richard Pulley, or such
other place as Tenant may from time to time designate by notice to Landlord.

(e) DEVELOPMENT: The parcel(s) of real property commonly known as the Jefferson
Corporate Center and located in the City of Littleton (the "City"), County of
Jefferson (the "County"), State of Colorado ("State"), as shown on the site plan
attached hereto as Exhibit "A-I". Tenant acknowledges that Landlord was formed
as a joint venture between Koll Development Company ("Koll") and Land Securities
Investors, Ltd. ("LSI") to own and develop the Premises, but that LSI is the fee
owner of the Development. While it is Koll's and LSI's present intention to form
separate joint venture entities in connection with potential future development
of other sites within the Development, Koll does not own a fee interest in any
of the other sites within the Development.

(f) BUILDING: A three (3) story office building located within the Development,
which Building contains approximately 69,978 Rentable Square Feet (subject to
adjustment as provided in Exhibit "B"), with the street address of 10901 West
Toller Drive, Littleton, Colorado 80127.

(g) PREMISES: Those premises generally shown on the floor plans attached hereto
as Exhibit "A-III", comprising the entirety of the Building, and containing
approximately 69,978 Rentable Square Feet and 67,109 Usable Square Feet (subject
to adjustment as provided in Exhibit "B" and Exhibit "D").

(h) TENANT'S PERCENTAGE: Tenant's percentage of the Building is 100%.

(i) TERM: Five (5) Lease Years and zero (0) Months

(j) ESTIMATED COMMENCEMENT DATE: August 18, 2000

    ESTIMATED EXPIRATION DATE: August 17, 2005

(k) COMMENCEMENT DATE: The date on which the Term of this Lease will commence as
determined in accordance with the provisions of Exhibit "C" and as stated on
Exhibit "D".

(l) INITIAL MONTHLY BASE RENT: $92,720.85, subject to adjustment as provided in
Subparagraph 1(m) below and as otherwise provided in this Lease.

(m) ADJUSTMENT TO MONTHLY BASE RENT: Monthly Base Rent will be adjusted in
accordance with the following:

              LEASE YEAR OR MONTHS                     MONTHLY BASE RENT
                  Months 1-24                             $ 92,720.85
                  Months 25-48                            $ 97,677.63
                  Months 49-60                            $100,301.80

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         The Monthly Base Rent figures set forth above were calculated based on
the following figures and will be readjusted pursuant to Exhibit B and
reconfirmed as set forth in Exhibit D:

             LEASE YEAR OR MONTHS                   PER SQUARE FOOT RATE
                 Months 1-24                               $15.90
                 Months 25-48                              $16.75
                 Months 49-60                              $17.20

(n) [INTENTIONALLY OMITTED]

(o) SECURITY DEPOSIT: $140,000.00 together with the Letter of Credit as set
forth in the Addendum attached hereto. The Letter of Credit will be delivered by
Tenant to Landlord no later than five (5) business days after mutual execution
of this Lease.

(p) TENANT IMPROVEMENTS: All tenant improvements installed or to be installed by
Landlord or Tenant within the Premises to prepare the Premises for occupancy
pursuant to the terms of the Work Letter Agreement attached hereto as Exhibit
"C".

(q) TENANT IMPROVEMENT ALLOWANCE: $25.00 per Rentable Square Foot of the
Premises, to be applied as provided in the Work Letter Agreement attached hereto
as Exhibit "C".

(r) PERMITTED USE: General office space (which may include in a portion of the
Premises not to exceed 22,000 square feet, for equipment testing, staging a
24-hour, 7-day per week call center help line, and the operation of a computer
network operations center).

(s) PARKING: 315 uncovered employee, visitor and guest parking spaces at no cost
to Tenant during the initial Term of the Lease, subject to the terms and
conditions of Paragraph 32 below and the Rules and Regulations regarding parking
contained in Exhibit "H". Subject to Landlord's construction of the covered
parking spaces (as described in Section 4(c) below) and so long as Tenant leases
the entire Building, the 315 uncovered spaces shall be reserved in Tenant's
favor. Each covered parking space constructed for Tenant's use pursuant to
Section 4(c) below shall correspondingly reduce (one covered space causes a
reduction by one in the allotment of uncovered spaces) the uncovered spaces
committed for Tenant's use hereunder.

(t) BROKER(S): Tenant's Broker - Oliver Real Estate; Landlord's Broker - CB
Richard Ellis, Inc.

(u) GUARANTOR(S): None

(v) INTEREST RATE: shall mean the greater of ten percent (10%) per annum or two
percent (2%) in excess of the prime lending or reference rate of Wells Fargo
Bank N.A. or any successor bank in effect on the twenty-fifth (25th) day of the
calendar month immediately prior to the event giving rise to the Interest Rate
imposition; provided, however, the Interest Rate will in no event exceed the
maximum interest rate permitted to be charged by applicable law.

(w) EXHIBITS: A through J, inclusive, which Exhibits are attached to this Lease
and incorporated herein by this reference. As provided in Paragraph 3 below, a
completed version of Exhibit "D" will be delivered to Tenant after Landlord
delivers possession of the Premises to Tenant.

(x) ADDENDUM PARAGRAPHS: 40 through 45, inclusive, which Addendum Paragraphs are
attached to this Lease and incorporated herein by this reference.

This Paragraph 1 represents a summary of the basic terms and definitions of this
Lease. In the event of any inconsistency between the terms contained in this
Paragraph 1 and any specific provision of this Lease, the terms of the more
specific provision shall prevail.

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2. PREMISES AND COMMON AREAS.

(a) PREMISES. Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord the Premises as improved or to be improved with the Tenant Improvements
described in the Work Letter Agreement, a copy of which is attached hereto as
Exhibit "C". Tenant shall have access to the Premises on a twenty-four hour,
seven days per week basis.

(b) MUTUAL COVENANTS. Landlord and Tenant agree that the letting and hiring of
the Premises is upon and subject to the terms, covenants and conditions
contained in this Lease and each party covenants as a material part of the
consideration for this Lease to keep and perform their respective obligations
under this Lease.

(c) TENANT'S USE OF COMMON AREAS.

         (i) BUILDING COMMON AREAS. During the Term of this Lease, Tenant shall
have the right to use, subject to the terms of this Lease, the Rules and
Regulations referenced in Paragraph 32 below and all covenants, conditions and
restrictions now or hereafter affecting the Development, the Building's common
entrances, hallways, lobbies, public restrooms on multi-tenant floors,
elevators, stairways and access ways, loading docks, ramps, drives and platforms
and any passageways and service ways thereto, and the common pipes, conduits,
wires and appurtenant equipment within the Building which serve the Premises
(collectively, "Building Common Areas"). So long as Tenant leases the entirety
of the Building, Tenant's use of the Building Common Areas shall only be in
common with Landlord and its respective contractors, invitees, employees and
agents. At such time as Tenant no longer leases the entire Building, then
Tenant's right to use the Building Common Areas shall be in common with Landlord
and all persons, firms and corporations conducting business in the Development
and their respective customers, guests, licensees, invitees, subtenants,
employees and agents (collectively, "Development Occupants"); and

         (ii) DEVELOPMENT COMMON AREAS. During the Term of this Lease, Tenant
shall have the nonexclusive right to use in common with Landlord and all
Development Occupants (as defined above), subject to the terms of this Lease,
the Rules and Regulations referenced in Paragraph 32 below and all covenants,
conditions and restrictions now or hereafter affecting the Development, the
following common areas of the Building and/or the Development: The parking
facilities of the Development which serve the Building (subject to the
provisions of Exhibit "H"), loading and unloading areas, trash areas, roadways,
sidewalks, walkways, parkways, driveways, landscaped areas, plaza areas,
fountains and similar areas and facilities situated within the Development and
appurtenant to the Building which are not reserved for the exclusive use of any
Development Occupants (collectively, "Development Common Areas"). The Building
Common Areas and the Development Common Areas may hereinafter be collectively
referred to as the "Common Areas."

(d) LANDLORD'S RESERVATION OF RIGHTS. Provided Tenant's use of and access to the
Premises and parking to be provided to Tenant under this Lease is not interfered
with in an unreasonable manner, Landlord reserves for itself and for all other
owner(s) and operator(s) of the Development Common Areas and the balance of the
Development, the right from time to time to: (i) install, use, maintain, repair,
replace and relocate pipes, ducts, conduits, wires and appurtenant meters and
equipment above the ceiling surfaces, below the floor surfaces, within the walls
and in the central core areas of the Building; (ii) make changes to the design
and layout of the Development, including, without limitation, changes to
buildings, driveways, entrances, loading and unloading areas, direction of
traffic, landscaped areas and walkways, and, subject to the parking provisions
contained in Paragraph 32 and Exhibit "H", parking spaces and parking areas; and
(iii) use or close temporarily the Building Common Areas, the Development Common
Areas and/or other portions of the Development while engaged in making
improvements, repairs or alterations to the Building, the Development, or any
portion thereof. Landlord covenants that, so long as Tenant leases all of the
Building, Landlord, in exercising the rights reserved to it under this
subsection, will ensure that Tenant retains at least 315, eight foot wide,
parking spaces.

3. TERM. The term of this Lease ("Term") will be for the period designated in
Subparagraph 1(i), commencing on the Commencement Date, and ending on the last
day of the month in which the expiration of such period occurs, including any
extensions of the Term pursuant to any provision of this Lease or written
agreement of the parties. Each consecutive twelve (12) month period of the Term
of this Lease, commencing on the Commencement Date, will be referred to herein
as a "Lease Year". Landlord's Notice of Lease Term Dates and Tenant's Percentage
("Notice"), in the form of Exhibit "D" attached hereto, will set forth the
Commencement Date, the date upon which the Term of this Lease shall end, the
Rentable Square Feet within the Premises and the Building, and Tenant's
Percentage and will be delivered to Tenant after Landlord delivers possession of
the Premises to Tenant. The Notice will be binding upon Tenant unless Tenant
objects to the Notice in writing within five (5) business days of Tenant's
receipt of the Notice.

4. POSSESSION.

(a) DELIVERY OF POSSESSION. Landlord agrees to deliver possession of the
Premises to Tenant in accordance with the terms of the Work Letter Agreement
attached hereto as Exhibit "C", or, if no Work Letter Agreement is required for
this Lease, then Landlord agrees to deliver possession of the Premises to Tenant
on the Commencement Date in an "as is" condition without representation or
warranty. Notwithstanding the foregoing, Landlord will not be obligated to
deliver possession of the Premises to Tenant (but Tenant will be liable for rent
if Landlord can otherwise deliver the Premises to Tenant) until Landlord has
received

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from Tenant all of the following: (i) a copy of this Lease fully executed by
Tenant; (ii) the Security Deposit and the first installment of Monthly Base
Rent; (iii) executed copies of policies of insurance or certificates thereof as
required under Paragraph 19 of this Lease; (iv) copies of all governmental
permits and authorizations, if any, required in connection with Tenant's
operation of its business within the Premises; and (v) if Tenant is a
corporation, partnership or limited liability company, such evidence of due
formation, valid existence and authority as Landlord may reasonably require,
which may include, without limitation, a certificate of good standing,
certificate of secretary, articles of incorporation, statement of partnership,
or other similar documentation. Notwithstanding the foregoing to the contrary,
if the Premises are not substantially completed on or before October 1, 2000,
Landlord shall reimburse Tenant any holdover rent it shall actually pay to its
existing landlord, as evidenced by paid invoices, as a result of such delay up
to a maximum of $25,000.00 per month, provided that the delay in substantial
completion is not due to Tenant Delays (as defined in the Work Letter attached)
or force majeure events, and Tenant has executed and delivered to Landlord this
Lease by February 10, 2000.

(b) CONDITION OF PREMISES. Prior to the Commencement Date and in accordance with
the Work Letter Agreement attached hereto as Exhibit "C", Landlord and Tenant
will jointly conduct a walk-through inspection of the Premises and will jointly
prepare a punch-list ("Punch-List") of items required to be installed by
Landlord under the Work Letter Agreement which require finishing or correction.
The Punch-List will not include any items of damage to the Premises caused by
Tenant's move-in or early entry, if permitted, which damage will be corrected or
repaired by Landlord, at Tenant's expense or, at Landlord's election, by Tenant,
at Tenant's expense. Other than the items specified in the Punch-List, latent
defects which Tenant must give written notice of objection within six (6) months
after the Commencement Date, and defects with the HVAC system which Tenant must
give written notice of objection within eleven (11) months after the
Commencement Date, by taking possession of the Premises, Tenant will be deemed
to have accepted the Premises in its condition on the date of delivery of
possession and to have acknowledged that the Tenant Improvements have been
installed as required by the Work Letter Agreement and that there are no
additional items needing work or repair. Landlord will cause all items in the
Punch-List to be repaired or corrected within thirty (30) days following the
completion of the Punch-List or as soon as practicable after the completion of
the Punch-List. Tenant acknowledges that neither Landlord nor any agent of
Landlord has made any representation or warranty with respect to the Premises,
the Building, the Development or any portions thereof or with respect to the
suitability of same for the conduct of Tenant's business and Tenant further
acknowledges that Landlord will have no obligation to construct or complete any
additional buildings or improvements within the Development.

(c) CONDITION OF DEVELOPMENT. The Development shall contain a digital redundant
telecommunications system, including looped fiber optics, and will provide cable
(CATV) to the Building. Electrical power is expected to be high capacity and
Landlord shall use commercially reasonable efforts to link such electrical
service to two separate Public Service Co. substations as and at such time as
connection is commercially viable. Landlord agrees that upon execution of this
Lease, Landlord shall immediately begin, and diligently pursue in a timely
manner, the planning of the next speculative office building within the
Development. Landlord will use commercially reasonable efforts to locate the
next speculative office building on either Site 2 or Site 3 as depicted on
Exhibit "A-I" attached hereto. If Landlord determines, in its commercially
reasonable discretion, that construction of the next speculative office building
is commercially viable, then Landlord will diligently pursue all necessary
approvals to commence construction on such building prior to September 1, 2000.
Landlord will use commercially reasonable efforts to include, as part of its
next speculative office building within the Development, a parking structure
that will provide at least 50 reserved, covered parking spaces.

         Landlord will provide Tenant fifty (50) reserved, covered parking
spaces at a rate of Sixty Five Dollars ($65.00) per space per month as set forth
below. Prior to the Commencement Date under this Lease, Landlord will meet with
Tenant to discuss with Tenant its preferences with respect to the following
options for covered parking:

                  (i) If Landlord determines that a single parking structure
         (which will house at least 50 reserved, covered parking spaces) is a
         viable component of the next speculative office building within the
         Development, and Landlord has obtained all requisite approvals to
         construct such a covered parking structure, then Landlord will notify
         Tenant of such determination prior to the Commencement Date. Upon
         receipt of such notice, Landlord and Tenant will meet to discuss
         whether it makes sense for Landlord to construct the covered
         structure(s) set forth in subsection (ii) below or to only have
         Landlord pursue the construction of the single parking structure
         contemplated herein. If Landlord and Tenant elect to forego
         construction of the structure(s) set forth in subsection (ii) below,
         then Landlord and Tenant must acknowledge such agreement through an
         amendment to this Lease and thereafter Landlord will diligently pursue
         completion of the single parking structure prior to the October 1,
         2001, and Landlord shall have no obligation to construct the covered
         parking structures described in subsection (ii) below. Upon completion
         of such covered parking structure, Tenant will commit to utilize fifty
         (50) reserved, covered spaces in such structure.

                  (ii) If Landlord and Tenant cannot agree to only pursue
         construction of the single parking structure as set forth in subsection
         (i) above, then Landlord will use best efforts to construct, prior to
         November 1, 2000, a covered parking structure in the southwest corner
         of the parking area as depicted on Exhibit "A-II" to provide Tenant
         with twenty four (24) reserved, covered parking spaces. Additionally,
         Landlord will use best efforts to construct, prior to

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         May 1, 2001, within Site #2 (as depicted on Exhibit "A-II" attached
         hereto) at a location adjacent to or near the 24-space structure as
         reasonably determined by Landlord and Tenant, a supplemental parking
         structure (of similar quality and appearance to the 24-space covered
         structure) which provides Tenant at least an additional 26 reserved,
         covered parking spaces (in addition to the 24 existing spaces noted
         above). If Landlord and Tenant cannot agree on the location of the
         additional parking structure prior to the Commencement Date (as
         memorialized in a signed amendment to this Lease), then Landlord shall
         have no obligation to construct such additional parking structure and
         Tenant shall have no obligation to rent any additional covered parking
         spaces.

          Tenant shall have no obligation to take more than fifty (50) reserved,
covered parking spaces. Any covered parking spaces allocated for Tenant's use
shall be at a price of Sixty-Five Dollars ($65.00) per space per month for the
balance of the initial Term of this Lease, and shall correspondingly reduce the
number of uncovered parking spaces allocated for Tenant's use under Section 1(s)
above from a location reasonably determined by Landlord.

5. RENT.

(a) MONTHLY BASE RENT. Tenant agrees to pay Landlord the Monthly Base Rent for
the Premises (subject to adjustment as hereinafter provided) in advance on the
first day of each calendar month during the Term without prior notice or demand,
except that Tenant agrees to pay the Monthly Base Rent for the first month of
the Term directly to Landlord concurrently with Tenant's delivery of the
executed Lease to Landlord. If the Term of this Lease commences or ends on a day
other than the first day of a calendar month, then the rent for such period will
be prorated in the proportion that the number of days this Lease is in effect
during such period bears to the number of days in such month. All rent must be
paid to Landlord, without any deduction or offset, in lawful money of the United
States of America, at the address designated by Landlord or to such other person
or at such other place as Landlord may from time to time designate in writing.
Monthly Base Rent will be adjusted during the Term of this Lease as provided in
Subparagraph 1(m).

(b) ADDITIONAL RENT. All amounts and charges to be paid by Tenant hereunder,
including, without limitation, payments for Operating Expenses, insurance,
repairs and parking, will be considered additional rent for purposes of this
Lease, and the word "rent" as used in this Lease will include all such
additional rent unless the context specifically or clearly implies that only
Monthly Base Rent is intended.

(c) LATE PAYMENTS. Late payments of Monthly Base Rent and/or any item of
additional rent will be subject to interest and a late charge as provided in
Subparagraph 22(f) below.

6. OPERATING EXPENSES.

(a) OPERATING EXPENSES. In addition to Monthly Base Rent, throughout the Term of
this Lease, Tenant agrees to pay Landlord as additional rent in the manner set
forth in Paragraph 6 above, Tenant's Percentage of Operating Expenses as defined
in Exhibit "E" attached hereto.

(b) ESTIMATE STATEMENT. Prior to the Commencement Date and on or about March 1st
of each subsequent calendar year during the Term of this Lease, Landlord will
deliver to Tenant a statement ("Estimate Statement") wherein Landlord will
estimate both the Operating Expenses and Tenant's Percentage of Operating
Expenses for the then current calendar year. Tenant agrees to pay Landlord, as
"Additional Rent", one-twelfth (1/12th) of Tenant's Percentage of Operating
Expenses as set forth in the Estimate Statement each month thereafter, beginning
with the next installment of rent due, until such time as Landlord issues a
revised Estimate Statement or the Estimate Statement for the succeeding calendar
year; except that, concurrently with the regular monthly rent payment next due
following the receipt of each such Estimate Statement, Tenant agrees to pay
Landlord an amount equal to one monthly installment of such difference (less any
applicable Operating Expenses already paid) multiplied by the number of months
from January, in the current calendar year, to the month of such rent payment
next due, all months inclusive. If at any time during the Term of this Lease,
but not more often than quarterly, Landlord reasonably determines that Tenant's
Percentage of Operating Expenses for the current calendar year will be greater
than the amount set forth in the then current Estimate Statement, Landlord may
issue a revised Estimate Statement and Tenant agrees to pay Landlord, within ten
(10) days of receipt of the revised Estimate Statement, the difference between
the amount owed by Tenant under such revised Estimate Statement and the amount
owed by Tenant under the original Estimate Statement for the portion of the then
current calendar year which has expired. Thereafter Tenant agrees to pay
Tenant's Percentage of Operating Expenses based on such revised Estimate
Statement until Tenant receives the next calendar year's Estimate Statement or a
new revised Estimate Statement for the current calendar year.

(c) ACTUAL STATEMENT. By March 1st of each calendar year during the Term of this
Lease (commencing March 1 in the calendar year following the Commencement Date
under the Lease), Landlord will also deliver to Tenant a statement ("Actual
Statement") which states the actual Operating Expenses for the preceding
calendar year. If the Actual Statement reveals that Tenant's Percentage of the
actual Operating Expenses is more than the total Additional Rent paid by Tenant
for Operating

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Expenses on account of the preceding calendar year, Tenant agrees to pay
Landlord the difference in a lump sum within ten (10) days of receipt of the
Actual Statement. If the Actual Statement reveals that Tenant's Percentage of
the actual Operating Expenses is less than the Additional Rent paid by Tenant
for Operating Expenses on account of the preceding calendar year, Landlord will
credit any overpayment toward the next monthly installment(s) of Tenant's
Percentage of the Operating Expenses due under this Lease, or upon Tenant's
written request, Landlord will refund to Tenant the difference.

(d) MISCELLANEOUS. Any delay or failure by Landlord in delivering any Estimate
Statement or Actual Statement pursuant to this Paragraph 6 will not constitute a
waiver of its right to require an increase in rent nor will it relieve Tenant of
its obligations pursuant to this Paragraph 6, except that Tenant will not be
obligated to make any payments based on such Estimate Statement or Actual
Statement until ten (10) days after receipt of such Estimate Statement or Actual
Statement. Even though the Term has expired and Tenant has vacated the Premises,
when the final determination is made of Tenant's Percentage of the actual
Operating Expenses for the year in which this Lease terminates, Tenant agrees to
promptly pay any increase due over the estimated expenses paid and, conversely,
any overpayment made in the event said expenses decrease shall promptly be
rebated by Landlord to Tenant. Such obligation will be a continuing one which
will survive the expiration or earlier termination of this Lease. Prior to the
expiration or sooner termination of the Lease Term and Landlord's acceptance of
Tenant's surrender of the Premises, Landlord will have the right to estimate the
actual Operating Expenses for the then current Lease Year and to collect from
Tenant prior to Tenant's surrender of the Premises, Tenant's Percentage of the
Operating Expenses over the estimated Operating Expenses paid by Tenant in such
Lease Year.

(e) OPERATING EXPENSE CAP. Notwithstanding anything to the contrary set forth in
this Section 6, for the purposes of calculating Tenant's Percentage of Operating
Expenses, "Controlled Expenses" (as hereinafter defined) shall not exceed the
"Maximum Controlled Expenses" (as hereinafter defined). "Controlled Expenses"
shall mean all Operating Expenses except those attributable to Real Property
Taxes and Assessments, costs of insurance, including, without limitation,
liability insurance, casualty insurance, worker's compensation insurance, and
business interruption insurance, costs of utilities, and costs of compliance
with any laws, rules or regulations. "Maximum Controlled Expenses" shall mean:
(a) for calendar year 2000, the full amount of the actual expenses for
Controlled Expenses as determined in accordance with the foregoing provisions;
(b) for calendar year 2001 and each calendar year thereafter, the prior calendar
year's Maximum Controlled Expenses multiplied by 1.06. The limitations described
above shall be a limitation only on the calculation of Tenant's Percentage of
Operating Expenses and such limitation shall not prohibit Landlord from spending
amounts in excess of such limitations. Landlord may, in accordance with advice
from its accountants and other professionals, reasonably contest any utility
rate increases associated with the Building and/or tax assessments and to apply
for all rebates to which it is entitled so long as it has knowledge thereof. The
costs of all such contests and applications shall be included in Operating
Expenses, however, any penalties or fines in connection with such amounts shall
not be so included. To the extent any rebates or refunds are actually received
by Landlord, they shall be applied to reduce the total Operating Expenses for
the year in which such amounts are received. If any such amounts attributable to
periods during the term hereof are received by Landlord following the expiration
of the term hereof (according to its terms and not as a result of an event of
default, as hereinafter defined), Landlord agrees to forward to Tenant any
amounts to which Tenant is entitled as and when received notwithstanding the
fact that this Lease has so expired, provided Tenant has given to Landlord a
valid forwarding address. Notwithstanding anything herein or in Exhibit "E" to
the contrary, Landlord's administrative fees included within Operating Expenses
and passed through to Tenant shall be capped at a maximum of $1.09 per Rentable
Square Foot through the calendar year 2001. If Tenant desires at its own expense
to review and/or verify any Actual Statement provided herein and the supporting
records and data, Tenant shall cause such review to commence within thirty (30)
days following delivery of the Actual Statement to Tenant and such review shall
be completed within sixty (60) days thereafter. If Tenant does not conduct such
review, then such Actual Statement shall be deemed to be conclusively accepted
by Tenant and Tenant shall have no right thereafter to question or examine the
same. Tenant may not utilize an individual or group hired on a contingency fee
basis to conduct such review of the Actual Statement set forth herein.

(f) PROPERTY TAX CONTEST. Notwithstanding anything set forth in Section 6(e)
above, and provided Tenant is not in default under this Lease and Tenant leases
all of the Building, Tenant may in good faith, by appropriate proceedings,
contest, so long as such contest is diligently pursued, the validity,
applicability or amount of any asserted tax or assessment with respect to the
Building. During such contest, Tenant shall not be deemed in default hereunder
by reason of non-payment of such tax or assessment if, prior to delinquency of
the asserted tax or assessment, Tenant establishes an escrow with and acceptable
to Landlord adequate to cover the payment of such tax or assessment and any
additional sums, as reasonably determined by Landlord needed to cover any
assessed interest, costs and penalties. Tenant shall promptly cause to be paid
any amount adjudged by a court of competent jurisdiction to be due, with all
interest, costs and penalties thereon, promptly after such judgment becomes
final; provided, however, that in any event such taxes, assessments, interest,
costs and penalties shall be paid prior to the date on which the Building or any
property underneath the Building may be sold for delinquent taxes pursuant to
any applicable statute or any writ or order. The aforementioned escrow shall be
returned to Tenant upon settlement of such contest and payment in full of all
amounts determined to be owing thereby.

7. SECURITY DEPOSIT. Concurrently with Tenant's execution of this Lease, Tenant
will deposit with Landlord the Security Deposit designated in Subparagraph 1(o).
The Security Deposit will be held by Landlord as security for the full and

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faithful performance by Tenant of all of the terms, covenants, and conditions of
this Lease to be kept and performed by Tenant during the Term hereof. If Tenant
fully and faithfully performs its obligations under this Lease, including,
without limitation, surrendering the Premises upon the expiration or sooner
termination of this Lease in compliance with Subparagraph 11(a) below, the
Security Deposit or any balance thereof will be returned to Tenant (or, at
Landlord's option, to the last assignee of Tenant's interest hereunder) within
thirty (30) days following the expiration of the Lease Term or as required under
applicable law, provided that Landlord may retain the Security Deposit until
such time as any outstanding rent or additional rent amount has been determined
and paid in full. The Security Deposit is not, and may not be construed by
Tenant to constitute, rent for the last month or any portion thereof. If Tenant
defaults with respect to any provisions of this Lease including, but not limited
to, the provisions relating to the payment of rent or additional rent, Landlord
may (but will not be required to) use, apply or retain all or any part of the
Security Deposit for the payment of any rent or any other sum in default, or for
the payment of any other amount which Landlord may spend or become obligated to
spend by reason of Tenant's default or to compensate Landlord for any loss or
damage which Landlord may suffer by reason of Tenant's default. If any portion
of the Security Deposit is so used or applied, Tenant agrees, within ten (10)
days after Landlord's written demand therefor, to deposit cash with Landlord in
an amount sufficient to restore the Security Deposit to its original amount and
Tenant's failure to do so shall constitute a default under this Lease. Landlord
is not required to keep Tenant's Security Deposit separate from its general
funds, and Tenant is not entitled to interest on such Security Deposit. Should
Landlord sell its interest in the Premises during the Term hereof and deposit
with the purchaser thereof the then unappropriated Security Deposit funds, then
the purchaser will take the Premises subject to and assume Landlord's
obligations hereunder with respect to the Security Deposit and Landlord will
thereafter be discharged from any further liability with respect to such
Security Deposit. In addition to the cash Security Deposit set forth above,
Tenant shall deposit with Landlord, as an additional Security Deposit, the
Letter of Credit more specifically described in the Addendum.

8. USE.

(a) TENANT'S USE OF THE PREMISES. The Premises may be used for the use or uses
set forth in Subparagraph 1(r) only, and Tenant will not use or permit the
Premises to be used for any other purpose without the prior written consent of
Landlord, which consent Landlord may withhold in its sole and absolute
discretion. Nothing in this Lease will be deemed to give Tenant any exclusive
right to such use in the Building or the Development.

(b) COMPLIANCE. At Tenant's sole cost and expense, Tenant agrees to procure,
maintain and hold available for Landlord's inspection, all governmental licenses
and permits required for the proper and lawful conduct of Tenant's business from
the Premises, if any. Tenant agrees not to use, alter or occupy the Premises or
allow the Premises to be used, altered or occupied in violation of, and Tenant,
at its sole cost and expense, agrees to use and occupy the Premises and cause
the Premises to be used and occupied in compliance with: (i) any and all laws,
statutes, zoning restrictions, ordinances, rules, regulations, orders and
rulings now or hereafter in force and any requirements of any insurer, insurance
authority or duly constituted public authority having jurisdiction over the
Premises, the Building or the Development now or hereafter in force, (ii) the
requirements of the Board of Fire Underwriters and any other similar body, (iii)
the Certificate of Occupancy issued for the Building, and (iv) any recorded
covenants, conditions and restrictions and similar regulatory agreements, if
any, which affect the use, occupation or alteration of the Premises, the
Building and/or the Development. Tenant agrees to comply with the Rules and
Regulations referenced in Paragraph 28 below and attached hereto as Exhibit "H"
as the same may be amended from time-to-time. Tenant agrees not to do or permit
anything to be done in or about the Premises which will in any manner obstruct
or interfere with the rights of other tenants or occupants of the Development,
or injure or unreasonably annoy them, or use or allow the Premises to be used
for any unlawful or unreasonably objectionable purpose. Tenant agrees not to
cause, maintain or permit any nuisance or waste in, on, under or about the
Premises or elsewhere within the Development. Notwithstanding anything contained
in this Lease to the contrary, all transferable development rights related in
any way to the Development are and will remain vested in Landlord, and Tenant
hereby waives any rights thereto.

(c) HAZARDOUS MATERIALS. Except for ordinary and general office supplies
typically used in the ordinary course of business within office buildings, such
as copier toner, liquid paper, glue, ink and common household cleaning materials
(some or all of which may constitute "Hazardous Materials" as defined in this
Lease) which items must be used, stored and disposed of in strict compliance
with all applicable laws, rules and regulations relating to Hazardous Materials,
Tenant agrees not to cause or permit any Hazardous Materials to be brought upon,
stored, used, handled, generated, released or disposed of on, in, under or about
the Premises, the Building, the Common Areas or any other portion of the
Development by Tenant, its agents, employees, subtenants, assignees, licensees,
contractors or invitees (collectively, "Tenant's Parties"), without the prior
written consent of Landlord, which consent Landlord may withhold in its sole and
absolute discretion. Upon the expiration or earlier termination of this Lease,
Tenant agrees to promptly remove from the Premises, the Building and the
Development, at its sole cost and expense, any and all Hazardous Materials,
including any equipment or systems containing Hazardous Materials which are
installed, brought upon, stored, used, generated or released upon, in, under or
about the Premises, the Building and/or the Development or any portion thereof
by Tenant or any of Tenant's Parties. To the fullest extent permitted by law,
Tenant agrees to promptly indemnify, protect, defend and hold harmless Landlord
and Landlord's partners, officers, directors, employees, agents, property
manager, successors and assigns (collectively, "Landlord Indemnified Parties")
from and against any and all claims, damages, judgments, suits, causes of
action, losses, liabilities, penalties, fines, expenses and costs (including,
without limitation, clean-up,

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<PAGE>   8
removal, remediation and restoration costs, sums paid in settlement of claims,
attorneys' fees, consultant fees and expert fees and court costs) which arise or
result from the presence of Hazardous Materials on, in, under or about the
Premises, the Building or any other portion of the Development and which are
caused or permitted by Tenant or any of Tenant's Parties. Tenant agrees to
promptly notify Landlord of any release of Hazardous Materials at the Premises,
the Building or any other portion of the Development which Tenant becomes aware
of during the Term of this Lease, whether caused by Tenant or any other persons
or entities. In the event of any release of Hazardous Materials caused or
permitted by Tenant or any of Tenant's Parties, Landlord shall have the right,
but not the obligation, to cause Tenant to immediately take all steps Landlord
deems necessary or appropriate to remediate such release and prevent any similar
future release to the satisfaction of Landlord and Landlord's mortgagee(s). As
used in this Lease, the term "Hazardous Materials" shall mean and include any
hazardous or toxic materials, substances or wastes as now or hereafter
designated under any law, statute, ordinance, rule, regulation, order or ruling
of any agency of the State, the United States Government or any local
governmental authority, including, without limitation, asbestos, petroleum,
petroleum hydrocarbons and petroleum based products, urea formaldehyde foam
insulation, polychlorinated biphenyls ("PCBs"), and freon and other
chlorofluorocarbons. The provisions of this Subparagraph 8(c) will survive the
expiration or earlier termination of this Lease. To the extent required or
imposed by applicable law, Landlord will: (i) as between Landlord and Tenant, be
solely responsible for the presence of Hazardous Materials on, in, under or
about the Premises and the Development prior to the date of mutual execution of
this Lease; and (ii) be responsible for its use, storage and disposal of
Hazardous Materials in connection with its operation of the Building as
contemplated by this Lease. In case any action or proceeding is brought against
Tenant by reason of any such claims set forth in (i) or (ii) above, Landlord,
upon notice from Tenant and acknowledgment of responsibility under (i) or (ii)
above, agrees to promptly defend the same at Landlord's sole cost and expense by
counsel approved in writing by Tenant, which approval Tenant will not
unreasonably withhold. If Landlord does not acknowledge responsibility as set
forth in the preceding sentence and it is ultimately determined that Landlord is
responsible under (i) or (ii) above, then Landlord will reimburse Tenant for its
reasonable and documented fees and expenses (including legal fees) incurred in
defending against such claims.

9. NOTICES. Any notice required or permitted to be given hereunder must be in
writing and may be given by personal delivery (including delivery by overnight
courier or an express mailing service) or by mail, if sent by registered or
certified mail. Notice shall be deemed delivered (i) on the date given by
personal service; (ii) three (3) days after such notice is sent via certified or
registered mail; or (iii) one (1) day after such notice is sent via recognized
overnight courier and confirmation also delivered by certified or registered
mail. Notices to Tenant shall be sufficient if delivered to Tenant at the
address designated in Subparagraph 1(d) and notices to Landlord shall be
sufficient if delivered to Landlord at the address designated in Subparagraph
1(b). Either party may specify a different address for notice purposes by
written notice to the other, except that the Landlord may in any event use the
Premises as Tenant's address for notice purposes.

10. BROKERS. The parties acknowledge that the broker(s) who negotiated this
Lease are stated in Subparagraph 1(t). Each party represents and warrants to the
other, that, to its knowledge, no other broker, agent or finder (a) negotiated
or was instrumental in negotiating or consummating this Lease on its behalf, and
(b) is or might be entitled to a commission or compensation in connection with
this Lease. Landlord and Tenant each agree to promptly indemnify, protect,
defend and hold harmless the other from and against any and all claims, damages,
judgments, suits, causes of action, losses, liabilities, penalties, fines,
expenses and costs (including attorneys' fees and court costs) resulting from
any breach by the indemnifying party of the foregoing representation, including,
without limitation, any claims that may be asserted by any broker, agent or
finder undisclosed by the indemnifying party. The foregoing mutual indemnity
shall survive the expiration or earlier termination of this Lease.

11. SURRENDER; HOLDING OVER.

(a) SURRENDER. The voluntary or other surrender of this Lease by Tenant, or a
mutual cancellation thereof, shall not constitute a merger, and shall, at the
option of Landlord, operate as an assignment to Landlord of any or all subleases
or subtenancies. Upon the expiration or earlier termination of this Lease,
Tenant agrees to peaceably surrender the Premises to Landlord broom clean and in
a state of first-class order, repair and condition, ordinary wear and tear and
casualty damage (if this Lease is terminated as a result thereof pursuant to
Paragraph 20) excepted, with all of Tenant's personal property and Alterations
(as defined in Paragraph 13) removed from the Premises to the extent required
under Paragraph 13 and all damage caused by such removal repaired as required by
Paragraph 13. Prior to the date Tenant is to actually surrender the Premises to
Landlord, Tenant agrees to give Landlord reasonable prior notice of the exact
date Tenant will surrender the Premises so that Landlord and Tenant can schedule
a walk-through of the Premises to review the condition of the Premises and
identify the Alterations and personal property which are to remain upon the
Premises and which items Tenant is to remove, as well as any repairs Tenant is
to make upon surrender of the Premises. The delivery of keys to any employee of
Landlord or to Landlord's agent or any employee thereof alone will not be
sufficient to constitute a termination of this Lease or a surrender of the
Premises.

(b) HOLDING OVER. Tenant will not be permitted to hold over possession of the
Premises after the expiration or earlier termination of the Term without the
express written consent of Landlord, which consent Landlord may withhold in its
sole and absolute discretion. If Tenant holds over after the expiration or
earlier termination of the Term, Landlord may, at its option, treat

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<PAGE>   9
Tenant as a tenant at sufferance only, and such continued occupancy by Tenant
shall be subject to all of the terms, covenants and conditions of this Lease, so
far as applicable, except that the Monthly Base Rent for any such holdover
period shall be equal to the greater of (i) one hundred fifty percent (150%) of
the Monthly Base Rent in effect under this Lease immediately prior to such
holdover, or (ii) the then currently scheduled rental rate for comparable space
in the Building, in either event prorated on a daily basis. Acceptance by
Landlord of rent after such expiration or earlier termination will not result in
a renewal of this Lease. The foregoing provisions of this Paragraph 11 are in
addition to and do not affect Landlord's right of re-entry or any rights of
Landlord under this Lease or as otherwise provided by law. If Tenant fails to
surrender the Premises upon the expiration of this Lease in accordance with the
terms of this Paragraph 11 despite demand to do so by Landlord, Tenant agrees to
promptly indemnify, protect, defend and hold Landlord harmless from all claims,
damages, judgments, suits, causes of action, losses, liabilities, penalties,
fines, expenses and costs (including attorneys' fees and costs), including,
without limitation, costs and expenses incurred by Landlord in returning the
Premises to the condition in which Tenant was to surrender it and claims made by
any succeeding tenant founded on or resulting from Tenant's failure to surrender
the Premises. The provisions of this Subparagraph 11(b) will survive the
expiration or earlier termination of this Lease.

12. TAXES ON TENANT'S PROPERTY. Tenant agrees to pay before delinquency, all
taxes and assessments (real and personal) levied against (a) any personal
property or trade fixtures placed by Tenant in or about the Premises (including
any increase in the assessed value of the Premises based upon the value of any
such personal property or trade fixtures); and (b) any Tenant Improvements or
Alterations in the Premises (whether installed and/or paid for by Landlord or
Tenant) to the extent such items are assessed at a valuation higher than the
valuation at which tenant improvements conforming to Landlord's building
standard tenant improvements are assessed. If any such taxes or assessments are
levied against Landlord or Landlord's property, Landlord may, after written
notice to Tenant (and under proper protest if requested by Tenant) pay such
taxes and assessments, in which event Tenant agrees to reimburse Landlord all
amounts paid by Landlord within ten (10) business days after demand by Landlord;
provided, however, Tenant, at its sole cost and expense, will have the right,
with Landlord's cooperation, to bring suit in any court of competent
jurisdiction to recover the amount of any such taxes and assessments so paid
under protest.

13. ALTERATIONS. After installation of the initial Tenant Improvements for the
Premises pursuant to Exhibit "C", Tenant may, at its sole cost and expense, make
alterations, additions, improvements and decorations to the Premises
(collectively, "Alterations") subject to and upon the following terms and
conditions:

(a) PROHIBITED ALTERATIONS. Tenant may not make any Alterations which: (i)
affect any area outside the Premises; (ii) affect the Building's structure,
equipment, services or systems, or the proper functioning thereof, or Landlord's
access thereto; (iii) affect the outside appearance, character or use of the
Building or the Building Common Areas; (iv) in the reasonable opinion of
Landlord, lessen the value of the Building; or (v) will violate or require a
change in any occupancy certificate applicable to the Premises.

(b) LANDLORD'S APPROVAL. Before proceeding with any Alterations which are not
prohibited in Subparagraph 13(a) above, Tenant must first obtain Landlord's
written approval of the plans, specifications and working drawings for such
Alterations, which approval Landlord will not unreasonably withhold or delay;
provided, however, Landlord's prior approval will not be required for any such
Alterations which are not prohibited by Subparagraph 13(a) above and which cost
less than Thirty Thousand Dollars ($30,000) in the aggregate as long as (i)
Tenant delivers to Landlord notice and a copy of any final plans, specifications
and working drawings for any such Alterations at least ten (10) days prior to
commencement of the work thereof, and (ii) the other conditions of this
Paragraph 13 are satisfied, including, without limitation, conforming to
Landlord's rules, regulations and insurance requirements which govern
contractors. Landlord's approval of plans, specifications and/or working
drawings for Alterations will not create any responsibility or liability on the
part of Landlord for their completeness, design sufficiency, or compliance with
applicable permits, laws, rules and regulations of governmental agencies or
authorities. In approving any Alterations, Landlord reserves the right to
require Tenant to increase its Security Deposit to provide Landlord with
additional reasonable security for the removal of such Alterations by Tenant as
may be required by this Lease.

(c) CONTRACTORS. Alterations may be made or installed only by contractors and
subcontractors which have been approved by Landlord, which approval Landlord
will not unreasonably withhold or delay; provided, however, Landlord reserves
the right to require that Landlord's contractor for the Building be given the
first opportunity to bid for any Alteration work. Before proceeding with any
Alterations, Tenant agrees to provide Landlord with ten (10) days prior written
notice and Tenant's contractors must obtain and maintain, on behalf of Tenant
and at Tenant's sole cost and expense: (i) all necessary governmental permits
and approvals for the commencement and completion of such Alterations; and (ii)
if requested by Landlord, a completion and lien indemnity bond, or other surety,
reasonably satisfactory to Landlord for such Alterations. Throughout the
performance of any Alterations, Tenant agrees to obtain, or cause its
contractors to obtain, workers compensation insurance and general liability
insurance in compliance with the provisions of Paragraph 19 of this Lease.

(d) MANNER OF PERFORMANCE. All Alterations must be performed: (i) in accordance
with the approved plans, specifications and working drawings; (ii) in a
lien-free and first-class and workmanlike manner; (iii) in compliance with all
applicable permits, laws, statutes, ordinances, rules, regulations, orders and
rulings now or hereafter in effect and imposed by any governmental

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<PAGE>   10

agencies and authorities which assert jurisdiction; (iv) in such a manner so as
not to interfere with the occupancy of any other tenant in the Building, nor
impose any additional expense upon nor delay Landlord in the maintenance and
operation of the Building; and (v) at such times, in such manner, and subject to
such rules and regulations as Landlord may from time to time reasonably
designate.

(e) OWNERSHIP. The Tenant Improvements, including, without limitation, all
affixed sinks, dishwashers, microwave ovens and other fixtures, and all
Alterations (whether or not Landlord's consent to such Alteration was required
under Section 13(b) above) will become the property of Landlord and will remain
upon and be surrendered with the Premises at the end of the Term of this Lease;
provided, however, Landlord may, by written notice delivered to Tenant
concurrently with Landlord's approval of the final working drawings for any
Tenant Improvements, Alterations or Special Items (as defined in Section 5(b) of
the Work Letter Agreement), identify those Tenant Improvments, Alterations
and/or Special Items which Landlord will require Tenant to remove at the end of
the Term of this Lease. Landlord may also require Tenant to remove Alterations
which Landlord did not have the opportunity to approve as provided in this
Paragraph 13. If Landlord requires Tenant to remove any Alterations or Tenant
Improvements, Tenant, at its sole cost and expense, agrees to remove the
identified items on or before the expiration or earlier termination of this
Lease and repair any damage to the Premises caused by such removal (or, at
Landlord's option, Tenant agrees to pay to Landlord all of Landlord's costs of
such removal and repair). Any Special Items required to be removed by Landlord
shall be removed, at Tenant's sole cost and expense, from the Premises within
fifteen (15) days after the expiration or early termination of the Term, and
those portions of the Premises containing such Special Items must be returned to
the base building core and shell condition as reflected in the Plans (as defined
in Section 1A of the Work Letter Agreement). Landlord hereby grants Tenant a
license only to remove such Special Items and to restore such portions of the
Premises housing such Special Items as required herein, and for no other purpose
whatsoever, for a period which expires fifteen (15) days after the expiration or
early termination of the Term. In addition to the foregoing, in the event that
Landlord allows part of the Allowance to be applied toward the cost of certain
Special Items, then Tenant shall pay to Landlord at least twenty (20) days prior
to the expiration or early termination of the Term, that portion of the
Allowance applied by Landlord toward the cost of Special Items. Notwithstanding
the foregoing, Landlord shall have the right during the last nine months of the
Term of this Lease to give written notice to Tenant of certain Special Items
which will remain upon and be surrendered with the Premises (and become the
property of Landlord) at the end of the Term of this Lease, and thereafter
Tenant shall have no obligation to restore the specific portion of the Premises
containing such Special Item in the manner set forth above.

(f) PLAN REVIEW. Tenant agrees to pay Landlord, as additional rent, the
reasonable costs of professional services and costs for Landlord's third party
consultants if utilized by Landlord (but not Landlord's "in-house" personnel)
for review of all plans, specifications and working drawings for any
Alterations, within ten (10) business days after Tenant's receipt of invoices
either from Landlord or such consultants. In addition, Tenant agrees to pay
Landlord, within ten (10) business days after completion of any Alterations, a
fee to cover Landlord's costs of supervising and administering the installation
of such Alterations, in the amount of five percent (5%) of the cost of such
Alterations, but in no event less than Two Hundred Fifty Dollars ($250.00).

(g) PERSONAL PROPERTY. All articles of personal property owned by Tenant or
installed by Tenant at its expense in the Premises (including Tenant's business
and trade fixtures, furniture, movable partitions and equipment [such as
telephones, copy machines, computer terminals, refrigerators and facsimile
machines]) will be and remain the property of Tenant, and must be removed by
Tenant from the Premises, at Tenant's sole cost and expense, on or before the
expiration or earlier termination of this Lease. Tenant agrees to repair any
damage caused by such removal at its cost on or before the expiration or earlier
termination of this Lease.

(h) REMOVAL OF ALTERATIONS. If Tenant fails to remove by the expiration or
earlier termination of this Lease all of its personal property, or any
Alterations identified by Landlord for removal, Landlord may, at its option,
treat such failure as a hold-over pursuant to Subparagraph 11(b) above, and/or
Landlord may (without liability to Tenant for loss thereof) treat such personal
property and/or Alterations as abandoned and, at Tenant's sole cost and expense,
and in addition to Landlord's other rights and remedies under this Lease, at law
or in equity: (a) remove and store such items; and/or (b) upon ten (10) days
prior notice to Tenant, sell, discard or otherwise dispose of all or any such
items at private or public sale for such price as Landlord may obtain or by
other commercially reasonable means. Tenant shall be liable for all costs of
disposition of Tenant's abandoned property and Landlord shall have no liability
to Tenant with respect to any such abandoned property. Landlord agrees to apply
the proceeds of any sale of any such property to any amounts due to Landlord
under this Lease from Tenant (including Landlord's attorneys' fees and other
costs incurred in the removal, storage and/or sale of such items), with any
remainder to be paid to Tenant.

14. REPAIRS.

(a) LANDLORD'S OBLIGATIONS. Landlord agrees to repair and maintain in a
first-class manner the Development Common Areas, Building Common Areas and
structural portions of the Building and the plumbing, heating, ventilating, air
conditioning, elevator and electrical systems installed or furnished by
Landlord, unless such maintenance and repairs are (i) attributable to items
installed in Tenant's Premises which are above standard interior improvements
(such as, for example, custom lighting,

                                       10
<PAGE>   11

special HVAC and/or electrical panels or systems, kitchen or restroom facilities
and appliances constructed or installed within Tenant's Premises) or (ii) caused
in part or in whole by the act, neglect or omission of any duty by Tenant, its
agents, servants, employees or invitees, in which case Tenant will pay to
Landlord, as additional rent, the reasonable cost of such maintenance and
repairs. Landlord will not be liable for any failure to make any such repairs or
to perform any maintenance unless such failure shall persist after written
notice of the need of such repairs or maintenance is given to Landlord by Tenant
and expiration of the applicable cure period as set forth in this Lease. Except
as provided in Paragraph 20, Tenant will not be entitled to any abatement of
rent and Landlord will not have any liability by reason of any injury to or
interference with Tenant's business arising from the making of any repairs,
alterations or improvements in or to any portion of the Building or the Premises
or in or to fixtures, appurtenances and equipment therein. Tenant shall have no
right to pursue a cure of any default by Landlord hereunder until Tenant shall
have given Landlord and any beneficiary of a deed of trust or mortgage affecting
the Premises notice of the alleged default and an opportunity to cure same as
set forth under this Lease. Unless otherwise prohibited by Landlord, Tenant will
utilize Landlord's engineer and designated contractor in curing any of the
maintenance and repair obligations set forth above with respect to the Building.
Notwithstanding the foregoing, if Landlord disputes the validity of the alleged
default sought to be cured by Tenant, then Tenant shall have no right to take
steps to cure such default until such dispute is finally resolved (and the
resolution allows Tenant to utilize self-help measures to cure such default).

(b) TENANT'S OBLIGATIONS. Tenant agrees to keep, maintain and preserve the
Premises in first class condition and repair and, when and if needed, at
Tenant's sole cost and expense, to make all repairs to the Premises and every
part thereof. Any such maintenance and repairs will be performed by Landlord's
contractor, or at Landlord's option, by such contractor or contractors as Tenant
may choose from an approved list to be submitted by Landlord. Tenant agrees to
pay all costs and expenses incurred in such maintenance and repair within seven
(7) days after billing by Landlord or such contractor or contractors. Tenant
agrees to cause any mechanics' liens or other liens arising as a result of work
performed by Tenant or at Tenant's direction to be eliminated as provided in
Paragraph 15 below. Except as provided in Subparagraph 14(a) above, Landlord has
no obligation to alter, remodel, improve, repair, decorate or paint the Premises
or any part thereof.

(c) TENANT'S FAILURE TO REPAIR. If Tenant refuses or neglects to repair and
maintain the Premises properly as required hereunder to the reasonable
satisfaction of Landlord, Landlord, at any time following ten (10) days (or such
additional time as may reasonably be afforded Tenant as set forth in this Lease
if Tenant is diligently pursuing such cure) from the date on which Landlord
makes a written demand on Tenant to effect such repair and maintenance, may
enter upon the Premises and make such repairs and/or maintenance, and upon
completion thereof, Tenant agrees to pay to Landlord as additional rent,
Landlord's costs for making such repairs plus an amount not to exceed ten
percent (10%) of such costs for overhead, within ten (10) days of receipt from
Landlord of a written itemized bill therefor. Any amounts not reimbursed by
Tenant within such ten (10) day period will bear interest at the Interest Rate
until paid by Tenant.

15. LIENS. Tenant agrees not to permit any mechanic's, materialmen's or other
liens to be filed against all or any part of the Development, the Building or
the Premises, nor against Tenant's leasehold interest in the Premises, by reason
of or in connection with any repairs, alterations, improvements or other work
contracted for or undertaken by Tenant or any other act or omission of Tenant or
Tenant's agents, employees, contractors, licensees or invitees. At Landlord's
request, Tenant agrees to provide Landlord with enforceable, conditional and
final lien releases (or other evidence reasonably requested by Landlord to
demonstrate protection from liens) from all persons furnishing labor and/or
materials at the Premises. Landlord will have the right at all reasonable times
to post on the Premises and record any notices of non-responsibility which it
deems necessary for protection from such liens. If any such liens are filed,
Tenant will, at its sole cost, promptly cause such liens to be released of
record or bonded so that it no longer affects title to the Development, the
Building or the Premises. If Tenant fails to cause any such liens to be so
released or bonded within ten (10) days after filing thereof, such failure will
be deemed a material breach by Tenant under this Lease without the benefit of
any additional notice or cure period described in Paragraph 22 below, and
Landlord may, without waiving its rights and remedies based on such breach, and
without releasing Tenant from any of its obligations, cause such liens to be
released by any means it shall deem proper, including payment in satisfaction of
the claims giving rise to such liens. Tenant agrees to pay to Landlord within
ten (10) days after receipt of invoice from Landlord, any sum paid by Landlord
to remove such liens, together with interest at the Interest Rate from the date
of such payment by Landlord.

16. ENTRY BY LANDLORD. Landlord and its employees and agents will at all times
have the right to enter the Premises to inspect the same, to supply janitorial
service and any other service to be provided by Landlord to Tenant hereunder, to
show the Premises to prospective purchasers, to post notices of
nonresponsibility, and/or to repair the Premises as permitted or required by
this Lease. In exercising such entry rights, Landlord will endeavor to minimize,
as reasonably practicable, the interference with Tenant's business, and will
provide Tenant with reasonable advance notice of any such entry (except in
emergency situations and in the case of recurring services e.g. janitorial).
Landlord may, in order to carry out such purposes, erect scaffolding and other
necessary structures where reasonably required by the character of the work to
be performed. Landlord will at all times have and retain a key with which to
unlock all doors in the Premises, excluding Tenant's vaults and safes. Landlord
will have the right to use any and all means which Landlord may reasonably deem
proper to open said doors in an emergency in order to obtain entry to the
Premises. Any entry to the Premises obtained by Landlord by any of said means,
or otherwise, will not be construed or deemed to be a forcible or unlawful entry
into the Premises, or an eviction of Tenant from the

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<PAGE>   12

Premises. Landlord will not be liable to Tenant for any damages or losses for
any entry by Landlord. Landlord will show the Premises to prospective tenants
only after August 1, 2004 unless Landlord gets Tenant's approval for such
showing which approval may be verbal.

17. UTILITIES AND SERVICES. Throughout the Term of the Lease, Landlord agrees to
furnish or cause to be furnished to the Premises the utilities and services
described in the Standards for Utilities and Services attached hereto as Exhibit
"F", subject to the conditions and in accordance with the standards set forth
therein. Landlord may require Tenant from time to time to provide Landlord with
a list of Tenant's employees and/or agents which are authorized by Tenant to
subscribe on behalf of Tenant for any additional services which may be provided
by Landlord. Any such additional services will be provided to Tenant at Tenant's
cost. Landlord will not be liable to Tenant for any failure to furnish any of
the foregoing utilities and services if such failure is caused by all or any of
the following: (i) accident, breakage or repairs; (ii) strikes, lockouts or
other labor disturbance or labor dispute of any character; (iii) governmental
regulation, moratorium or other governmental action or inaction; (iv) inability
despite the exercise of reasonable diligence to obtain electricity, water or
fuel; or (v) any other cause beyond Landlord's reasonable control. In addition,
in the event of any stoppage or interruption of services or utilities, Tenant
shall not be entitled to any abatement or reduction of rent (except as expressly
provided in Subparagraphs 20(f) or 21(b) if such failure results from a damage
or taking described therein), no eviction of Tenant will result from such
failure and Tenant will not be relieved from the performance of any covenant or
agreement in this Lease because of such failure. In the event of any failure,
stoppage or interruption thereof, Landlord agrees to diligently attempt to
resume service promptly. If Tenant requires or utilizes more water or electrical
power than is considered reasonable or normal by Landlord, Landlord may at its
option require Tenant to pay, as additional rent, the cost, as fairly determined
by Landlord, incurred by such extraordinary usage and/or Landlord may install
separate meter(s) for the Premises, at Tenant's sole expense, and Tenant agrees
thereafter to pay all charges of the utility providing service and Landlord will
make an appropriate adjustment to Tenant's Operating Expenses calculation to
account for the fact Tenant is directly paying such metered charges, provided
Tenant will remain obligated to pay its proportionate share of Operating
Expenses subject to such adjustment.

18. ASSUMPTION OF RISK AND INDEMNIFICATION.

(a) ASSUMPTION OF RISK. Tenant, as a material part of the consideration to
Landlord, hereby agrees that neither Landlord nor any Landlord Indemnified
Parties (as defined in Subparagraph 8(c) above) will be liable to Tenant for,
and Tenant expressly assumes the risk of and waives any and all claims it may
have against Landlord or any Landlord Indemnified Parties with respect to, (i)
any and all damage to property or injury to persons in, upon or about the
Premises, the Building or the Development resulting from any act or omission
(except for the grossly negligent or intentionally wrongful act or omission) of
Landlord, (ii) any such damage caused by other tenants or persons in or about
the Building or the Development, or caused by quasi-public work, (iii) any
damage to property entrusted to employees of the Building, (iv) any loss of or
damage to property by theft or otherwise, or (v) any injury or damage to persons
or property resulting from any casualty, explosion, falling plaster or other
masonry or glass, steam, gas, electricity, water or rain which may leak from any
part of the Building or any other portion of the Development or from the pipes,
appliances or plumbing works therein or from the roof, street or subsurface or
from any other place, or resulting from dampness. Notwithstanding anything to
the contrary contained in this Lease, neither Landlord nor any Landlord
Indemnified Parties will be liable for consequential damages arising out of any
loss of the use of the Premises or any equipment or facilities therein by Tenant
or any Tenant Parties or for interference with light or other incorporeal
hereditaments. Tenant agrees to give prompt notice to Landlord in case of fire
or accidents in the Premises or the Building, or of defects therein or in the
fixtures or equipment.

(b) INDEMNIFICATION. Tenant will be liable for, and agrees, to the maximum
extent permissible under applicable law, to promptly indemnify, protect, defend
and hold harmless Landlord and all Landlord Indemnified Parties, from and
against, any and all claims, damages, judgments, suits, causes of action,
losses, liabilities, penalties, fines, expenses and costs, including attorneys'
fees and court costs (collectively, "Indemnified Claims"), arising or resulting
from (i) any act or omission of Tenant or any Tenant Parties (as defined in
Subparagraph 8(c) above); (ii) the use of the Premises and Common Areas and
conduct of Tenant's business by Tenant or any Tenant Parties, or any other
activity, work or thing done, permitted or suffered by Tenant or any Tenant
Parties, in or about the Premises, the Building or elsewhere within the
Development; and/or (iii) any default by Tenant of any obligations on Tenant's
part to be performed under the terms of this Lease. In case any action or
proceeding is brought against Landlord or any Landlord Indemnified Parties by
reason of any such Indemnified Claims, Tenant, upon notice from Landlord, agrees
to promptly defend the same at Tenant's sole cost and expense by counsel
approved in writing by Landlord, which approval Landlord will not unreasonably
withhold. Subject to Paragraph 19.E below, Landlord agrees to indemnify, defend,
and hold Tenant, its employees, agents, and contractors harmless from all
liability, costs, or expenses, including attorneys' fees, on account of damage
to the person or property of any third party, including any other tenant in the
Building or Development to the extent caused by the acts or omissions of
Landlord, its employees, or agents.

(c) SURVIVAL; NO RELEASE OF INSURERS. Tenant's indemnification obligations under
Subparagraph 18(b) will survive the expiration or earlier termination of this
Lease. Tenant's covenants, agreements and indemnification obligation in
Subparagraphs 18(a)

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<PAGE>   13

and 18(b) above, are not intended to and will not relieve any insurance carrier
of its obligations under policies required to be carried by Tenant pursuant to
the provisions of this Lease.

19. INSURANCE.

(a) TENANT'S INSURANCE. On or before the earlier to occur of (i) the
Commencement Date, or (ii) the date Tenant commences any work of any type in the
Premises pursuant to this Lease (which may be prior to the Commencement Date),
and continuing throughout the entire Term hereof and any other period of
occupancy, Tenant agrees to keep in full force and effect, at its sole cost and
expense, the following insurance:

(i) "All Risks" property insurance including at least the following perils: fire
and extended coverage, smoke damage, vandalism, malicious mischief, sprinkler
leakage (including earthquake sprinkler leakage). This insurance policy must be
upon all property owned by Tenant, for which Tenant is legally liable, or which
is installed at Tenant's expense, and which is located in the Building
including, without limitation, any Tenant Improvements which satisfy the
foregoing qualification and any Alterations, and all furniture, fittings,
installations, fixtures and any other personal property of Tenant, in an amount
not less than the full replacement cost thereof. If there is a dispute as to
full replacement cost, the decision of Landlord or any mortgagee of Landlord
will be presumptive.

(ii) One (1) year insurance coverage for business interruption and loss of
income and extra expense insuring the same perils described in Subparagraph
19(a)(i) above, in such amounts as will reimburse Tenant for any direct or
indirect loss of earnings attributable to any such perils including prevention
of access to the Premises, Tenant's parking areas or the Building as a result of
any such perils.

(iii) Commercial General Liability Insurance or Comprehensive General Liability
Insurance (on an occurrence form) insuring bodily injury, personal injury and
property damage including the following divisions and extensions of coverage:
Premises and Operations; Owners and Contractors protective; blanket contractual
liability (including coverage for Tenant's indemnity obligations under this
Lease); products and completed operations; and liquor liability (if Tenant
serves alcohol on the Premises). Such insurance must have the following minimum
limits of liability: bodily injury, personal injury and property damage -
$2,000,000 each occurrence, $5,000,000 in the aggregate, provided that if
liability coverage is provided by a Commercial General Liability policy the
general aggregate limit shall apply separately and in total to this location
only (per location general aggregate), and provided further, such minimum limits
of liability may be adjusted from year to year to reflect increases in coverages
as recommended by Landlord's insurance carrier as being prudent and commercially
reasonable for tenants of first class office buildings comparable to the
Building, rounded to the nearest five hundred thousand dollars.

(iv) Comprehensive Automobile Liability insuring bodily injury and property
damage arising from all owned, non-owned and hired vehicles, if any, with
minimum limits of liability of $1,000,000 per accident.

(v) Worker's Compensation as required by the laws of the State.

(vi) Any other form or forms of insurance as Tenant or Landlord or any
mortgagees of Landlord may reasonably require from time to time in form, in
amounts, and for insurance risks against which, a prudent tenant would protect
itself, but only to the extent coverage for such risks and amounts are available
in the insurance market at commercially acceptable rates. Landlord makes no
representation that the limits of liability required to be carried by Tenant
under the terms of this Lease are adequate to protect Tenant's interests and
Tenant should obtain such additional insurance or increased liability limits as
Tenant deems appropriate.

(b) SUPPLEMENTAL TENANT INSURANCE REQUIREMENTS.

(i) All policies must be in a form reasonably satisfactory to Landlord and
issued by an insurer admitted to do business in the State.

(ii) All policies must be issued by insurers with a policyholder rating of "A"
and a financial rating of "X" in the most recent version of Best's Key Rating
Guide.

(iii) All policies must contain a requirement to notify Landlord (and Landlord's
property manager and any mortgagees or ground lessors of Landlord who are named
as additional insureds, if any) in writing not less than thirty (30) days prior
to any material change, reduction in coverage, cancellation or other termination
thereof. Tenant agrees to deliver to Landlord, as soon as practicable after
placing the required insurance, but in any event within the time frame specified
in Subparagraph 19(a) above, certificate(s) of insurance and/or if required by
Landlord, certified copies of each policy evidencing the existence of such
insurance and Tenant's compliance with the provisions of this Paragraph 19.
Tenant agrees to cause replacement policies or

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<PAGE>   14

certificates to be delivered to Landlord not less than thirty (30) days prior to
the expiration of any such policy or policies. If any such initial or
replacement policies or certificates are not furnished within the time(s)
specified herein, Tenant will be deemed to be in material default under this
Lease without the benefit of any additional notice or cure period provided in
Subparagraph 22(a)(iii) below, and Landlord will have the right, but not the
obligation, to procure such insurance as Landlord deems necessary to protect
Landlord's interests at Tenant's expense. If Landlord obtains any insurance that
is the responsibility of Tenant under this Paragraph 19, Landlord agrees to
deliver to Tenant a written statement setting forth the cost of any such
insurance and showing in reasonable detail the manner in which it has been
computed and Tenant agrees to promptly reimburse Landlord for such costs as
additional rent.

(iv) General Liability and Automobile Liability policies under Subparagraphs
19(a)(iii) and (iv) must name Landlord and Landlord's property manager (and at
Landlord's request, Landlord's mortgagees and ground lessors of which Tenant has
been informed in writing) as additional insureds and must also contain a
provision that the insurance afforded by such policy is primary insurance and
any insurance carried by Landlord and Landlord's property manager or Landlord's
mortgagees or ground lessors, if any, will be excess over and non-contributing
with Tenant's insurance.

(c) TENANT'S USE. Tenant will not keep, use, sell or offer for sale in or upon
the Premises any article which may be prohibited by any insurance policy
periodically in force covering the Building or the Development Common Areas. If
Tenant's occupancy or business in, or on, the Premises, whether or not Landlord
has consented to the same, results in any increase in premiums for the insurance
periodically carried by Landlord with respect to the Building or the Development
Common Areas or results in the need for Landlord to maintain special or
additional insurance, Tenant agrees to pay Landlord the cost of any such
increase in premiums or special or additional coverage as additional rent within
ten (10) days after being billed therefor by Landlord. In determining whether
increased premiums are a result of Tenant's use of the Premises, a schedule
issued by the organization computing the insurance rate on the Building, the
Development Common Areas or the Tenant Improvements showing the various
components of such rate, will be conclusive evidence of the several items and
charges which make up such rate. Tenant agrees to promptly comply with all
reasonable requirements of the insurance authority or any present or future
insurer relating to the Premises.

(d) LANDLORD'S POLICIES. Landlord shall at all times during the Term of this
Lease maintain in effect a policy or policies of insurance covering the Building
providing protection against any peril included under insurance practices in the
State of Colorado within the classification "fire and extended coverage"
providing protection to the extent of not less than the full replacement cost of
the Building, together with insurance against vandalism and malicious mischief.
Landlord shall also at all times during the Term of this Lease maintain in
effect public liability insurance adequate to protect against liability for
injury or death in an amount not less than $1,000,000 for injury to, or death
of, one person in any one accident and in an amount not less than $3,000,000 for
injury to or death of more than one person in any one accident and against
liability for damage to property in an amount not less than $500,000 for each
occurrence. Landlord's liability insurance policy shall name Tenant as an
additional insured, as its interest appears.

         If any of Landlord's insurance policies are cancelled or cancellation
is threatened or the coverage reduced or threatened to be reduced in any way
because of the use of the Premises or any part thereof by Tenant or any assignee
or subtenant of Tenant or by anyone Tenant permits on the Premises and, if
Tenant fails to remedy the condition giving rise to such cancellation,
threatened cancellation, reduction of coverage, threatened reduction of
coverage, increase in premiums, or threatened increase in premiums, within
forty-eight (48) hours after notice thereof, Tenant will be deemed to be in
material default of this Lease and Landlord may, at its option, either terminate
this Lease or enter upon the Premises and attempt to remedy such condition, and
Tenant shall promptly pay Landlord the reasonable costs of such remedy as
additional rent. If Landlord is unable, or elects not to remedy such condition,
then Landlord will have all of the remedies provided for in this Lease in the
event of a default by Tenant.

(e) WAIVER OF SUBROGATION. Notwithstanding anything to the contrary contained
herein Landlord and Tenant hereby mutually waive and release their respective
rights of recovery against each other their officers, directors, agents and
employees (but not against other third parties) for (i) any loss on its property
capable of being insured against by "all risk" or "multiperil" form insurance
coverage whether carried or not; and (ii) all loss, cost, damage or expense
arising out of or due to any interruption of business (regardless of the cause
therefor), increased or additional costs of operation of business or other costs
or expenses whether similar or dissimilar which are capable of being insured
against under business interruption insurance whether or not carried. Each party
shall apply to their insurers to obtain said waivers and obtain any special
endorsements, if required by their insurer to evidence compliance with the
aforementioned waiver, and shall bear the cost therefor. Tenant shall also
obtain and furnish evidence to Landlord of the waiver by Tenant's worker's
compensation insurance carrier of all rights of recovery by way of subrogation
against Landlord.

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<PAGE>   15

20. DAMAGE OR DESTRUCTION.

(a) PARTIAL DESTRUCTION. If the Premises or the Building are damaged by fire or
other casualty to an extent not exceeding twenty-five percent (25%) of the full
replacement cost thereof, and Landlord's contractor reasonably estimates in a
writing delivered to Landlord and Tenant that the damage thereto may be
repaired, reconstructed or restored to substantially its condition immediately
prior to such damage within one hundred eighty (180) days from the date of such
casualty, and Landlord will receive insurance proceeds sufficient to cover the
costs of such repairs, reconstruction and restoration (including proceeds from
Tenant and/or Tenant's insurance which Tenant is required to deliver to Landlord
pursuant to Subparagraph 20(e) below to cover Tenant's obligation for the costs
of repair, reconstruction and restoration of any portion of the Tenant
Improvements and any Alterations for which Tenant is responsible under this
Lease), then Landlord agrees to commence and proceed diligently with the work of
repair, reconstruction and restoration and this Lease will continue in full
force and effect.

(b) SUBSTANTIAL DESTRUCTION. Any damage or destruction to the Premises or the
Building which Landlord is not obligated to repair pursuant to Subparagraph
20(a) above will be deemed a substantial destruction. In the event of a
substantial destruction, Landlord may elect to either (i) repair, reconstruct
and restore the portion of the Building or the Premises damaged by such
casualty, in which case this Lease will continue in full force and effect,
subject to Tenant's termination right contained in Subparagraph 20(d) below; or
(ii) terminate this Lease effective as of the date which is thirty (30) days
after Tenant's receipt of Landlord's election to so terminate.

(c) NOTICE. Under any of the conditions of Subparagraph 20(a) or (b) above,
Landlord agrees to give written notice to Tenant of its intention to repair or
terminate, as permitted in such paragraphs, within the earlier of sixty (60)
days after the occurrence of such casualty, or ten (10) days after Landlord's
receipt of the estimate from Landlord's contractor (the applicable time period
to be referred to herein as the "Notice Period").

(d) TENANT'S TERMINATION RIGHTS. If Landlord elects to repair, reconstruct and
restore pursuant to Subparagraph 20(b)(i) hereinabove, and if Landlord's
contractor estimates that as a result of such damage, Tenant cannot be given
reasonable use of and access to the Premises within two hundred forty (240) days
after the date of such damage, then Tenant may terminate this Lease effective
upon delivery of written notice to Landlord within ten (10) days after Landlord
delivers notice to Tenant of its election to so repair, reconstruct or restore.

(e) TENANT'S COSTS AND INSURANCE PROCEEDS. In the event of any damage or
destruction of all or any part of the Premises, Tenant agrees to immediately (i)
notify Landlord thereof, and (ii) deliver to Landlord all property insurance
proceeds received by Tenant with respect to any Tenant Improvements installed by
or at the cost of Tenant and any Alterations, but excluding proceeds for
Tenant's furniture, fixtures, equipment and other personal property, whether or
not this Lease is terminated as permitted in this Paragraph 20, and Tenant
hereby assigns to Landlord all rights to receive such insurance proceeds. If,
for any reason (including Tenant's failure to obtain insurance for the full
replacement cost of any Tenant Improvements installed by or at the cost of
Tenant and any Alterations from any and all casualties), Tenant fails to receive
insurance proceeds covering the full replacement cost of any Tenant Improvements
installed by or at the cost of Tenant and any Alterations which are damaged,
Tenant will be deemed to have self-insured the replacement cost of such items,
and upon any damage or destruction thereto, Tenant agrees to immediately pay to
Landlord the full replacement cost of such items, less any insurance proceeds
actually received by Landlord from Landlord's or Tenant's insurance with respect
to such items.

(f) ABATEMENT OF RENT. In the event of any damage, repair, reconstruction and/or
restoration described in this Paragraph 20, rent will be abated or reduced, as
the case may be, from the date of such casualty, in proportion to the degree to
which Tenant's use of the Premises is impaired until such use is restored.
Except for abatement of rent as provided hereinabove, Tenant will not be
entitled to any compensation or damages for loss of, or interference with,
Tenant's business or use or access of all or any part of the Premises or for
lost profits or any other consequential damages of any kind or nature, which
result from any such damage, repair, reconstruction or restoration.

(g) INABILITY TO COMPLETE. Notwithstanding anything to the contrary contained in
this Paragraph 20, if Landlord is obligated or elects to repair, reconstruct
and/or restore the damaged portion of the Building or the Premises pursuant to
Subparagraph 20(a) or 20(b)(i) above, but is delayed from completing such
repair, reconstruction and/or restoration beyond the date which is ninety (90)
days after the date estimated by Landlord's contractor for completion thereof by
reason of any causes (other than delays caused by Tenant, its subtenants,
employees, agents or contractors or delays which are beyond the reasonable
control of Landlord as described in Paragraph 33), then either Landlord or
Tenant may elect to terminate this Lease upon ten (10) days prior written notice
given to the other after the expiration of such ninety (90) day period.

(h) DAMAGE NEAR END OF TERM. Landlord and Tenant shall each have the right to
terminate this Lease if any damage to the Premises occurs during the last twelve
(12) months of the Term of this Lease where Landlord's contractor estimates in a
writing delivered to Landlord and Tenant that the repair, reconstruction or
restoration of such damage cannot be completed within sixty (60) days after the
date of such casualty. If either party desires to terminate this Lease under
this Subparagraph (h),

                                       15
<PAGE>   16

it shall provide written notice to the other party of such election within ten
(10) days after receipt of Landlord's contractor's repair estimates.

(i) WAIVER OF TERMINATION RIGHT. Landlord and Tenant agree that the foregoing
provisions of this Paragraph 20 are to govern their respective rights and
obligations in the event of any damage or destruction and supersede and are in
lieu of the provisions of any applicable law, statute, ordinance, rule,
regulation, order or ruling now or hereafter in force which provide remedies for
damage or destruction of leased premises.

(j) TERMINATION. Upon any termination of this Lease under any of the provisions
of this Paragraph 20, the parties will be released without further obligation to
the other from the date possession of the Premises is surrendered to Landlord
except for items which have accrued and are unpaid as of the date of termination
and matters which are to survive any termination of this Lease as provided in
this Lease.

21. EMINENT DOMAIN.

(a) SUBSTANTIAL TAKING. If the whole of the Premises, or such part thereof as
shall substantially interfere with Tenant's use and occupancy of the Premises,
as contemplated by this Lease, is taken for any public or quasi-public purpose
by any lawful power or authority by exercise of the right of appropriation,
condemnation or eminent domain, or sold to prevent such taking, either party
will have the right to terminate this Lease effective as of the date possession
is required to be surrendered to such authority.

(b) PARTIAL TAKING; ABATEMENT OF RENT. In the event of a taking of a portion of
the Premises which does not substantially interfere with Tenant's use and
occupancy of the Premises, then, neither party will have the right to terminate
this Lease and Landlord will thereafter proceed to make a functional unit of the
remaining portion of the Premises and rent will be abated with respect to the
part of the Premises which Tenant is deprived of on account of such taking.

(c) CONDEMNATION AWARD. In connection with any taking of the Premises or the
Building, Landlord will be entitled to receive the entire amount of any award
which may be made or given in such taking or condemnation, without deduction or
apportionment for any estate or interest of Tenant, it being expressly
understood and agreed by Tenant that no portion of any such award will be
allowed or paid to Tenant for any so-called bonus or excess value of this Lease,
and such bonus or excess value will be the sole property of Landlord. Tenant
agrees not to assert any claim against Landlord or the taking authority for any
compensation because of such taking (including any claim for bonus or excess
value of this Lease); provided, however, if any portion of the Premises is
taken, Tenant (to the extent authorized by law) will have the right to
independently recover from the condemning authority (but not from Landlord) any
compensation as may be separately awarded or recoverable by Tenant for the
taking of Tenant's furniture, fixtures, equipment and other personal property
within the Premises, for Tenant's relocation expenses, and for any loss of
goodwill or other damage to Tenant's business by reason of such taking.

(d) TEMPORARY TAKING. In the event of taking of the Premises or any part thereof
for temporary use, (i) this Lease will remain unaffected thereby and rent will
abate for the duration of the taking in proportion to the extent Tenant's use of
the Premises is interfered with, and (ii) Landlord will be entitled to receive
such portion or portions of any award made for such use provided that if such
taking remains in force at the expiration or earlier termination of this Lease,
Tenant will then pay to Landlord a sum equal to the reasonable cost of
performing Tenant's obligations under Paragraph 11 with respect to surrender of
the Premises and upon such payment Tenant will be excused from such obligations.
For purpose of this Subparagraph 21(d), a temporary taking shall be defined as a
taking for a period of ninety (90) days or less.

22. DEFAULTS AND REMEDIES.

(a) DEFAULTS. The occurrence of any one or more of the following events will be
deemed a default by Tenant:

(i) The abandonment of the Premises by Tenant, which for purposes of this Lease
means any absence by Tenant from the Premises for five (5) business days or
longer while in default of any other provision of this Lease.

(ii) The failure by Tenant to make any payment of rent or additional rent or any
other payment required to be made by Tenant hereunder, as and when due, where
such failure continues for a period of three (3) business days after written
notice is received (or deemed delivered pursuant to Paragraph 9 hereof) thereof
from Landlord to Tenant; provided, however, that any such notice will be in lieu
of, and not in addition to, any notice required under applicable law.

(iii) The failure by Tenant to observe or perform any of the express or implied
covenants or provisions of this Lease to be observed or performed by Tenant,
other than as specified in Subparagraph 22(a)(i) or (ii) above, where such
failure continues (where no other period of time is expressly provided) for a
period of ten (10) days after written notice is received (or deemed

                                       16
<PAGE>   17

delivered pursuant to Paragraph 9 hereof) thereof from Landlord to Tenant. The
provisions of any such notice will be in lieu of, and not in addition to, any
notice required under applicable law including but not limited to unlawful
detainer actions and any successor statute or similar law). If the nature of
Tenant's default is such that more than ten (10) days are reasonably required
for its cure, then Tenant will not be deemed to be in default if Tenant, with
Landlord's concurrence, commences such cure within such ten (10) day period and
thereafter diligently prosecutes such cure to completion.

(iv) (A) The making by Tenant of any general assignment for the benefit of
creditors; (B) the filing by or against Tenant of a petition to have Tenant
adjudged a bankrupt or a petition for reorganization or arrangement under any
law relating to bankruptcy (unless, in the case of a petition filed against
Tenant, the same is dismissed within sixty (60) days); (C) the appointment of a
trustee or receiver to take possession of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease, where possession
is not restored to Tenant within thirty (30) days; or (D) the attachment,
execution or other judicial seizure of substantially all of Tenant's assets
located at the Premises or of Tenant's interest in this Lease where such seizure
is not discharged within thirty (30) days.

(b) LANDLORD'S REMEDIES; TERMINATION. In the event of any default by Tenant, in
addition to any other remedies available to Landlord at law or in equity under
applicable law, Landlord will have the immediate right and option to terminate
this Lease and all rights of Tenant hereunder. If Landlord elects to terminate
this Lease then, to the extent permitted under applicable law, Landlord may
recover from Tenant (i) The worth at the time of award of any unpaid rent which
had been earned at the time of such termination; plus (ii) the worth at the time
of award of the amount by which the unpaid rent which would have been earned
after termination until the time of award exceeds the amount of such rent loss
that Tenant proves could have been reasonably avoided; plus (iii) the worth at
the time of award of the amount by which the unpaid rent for the balance of the
Term after the time of award exceeds the amount of such rent loss that Tenant
proves could be reasonably avoided; plus (iv) any other amount necessary to
compensate Landlord for all the detriment proximately caused by Tenant's failure
to perform its obligations under this Lease or which, in the ordinary course of
things, results therefrom including, but not limited to: attorneys' fees and
costs; brokers' commissions; the costs of refurbishment, alterations, renovation
and repair of the Premises, and removal (including the repair of any damage
caused by such removal) and storage (or disposal) of Tenant's personal property,
equipment, fixtures, Alterations, the Tenant Improvements and any other items
which Tenant is required under this Lease to remove but does not remove, as well
as the unamortized value of any free rent, reduced rent, free parking (provided
Landlord is then currently charging for surface parking within the Development),
reduced rate parking and any Tenant Improvement Allowance or other costs or
economic concessions provided, paid, granted or incurred by Landlord pursuant to
this Lease. The unamortized value of such concessions shall be determined by
taking the total value of such concessions and multiplying such value by a
fraction, the numerator of which is the number of months of the Lease Term not
yet elapsed as of the date on which the Lease is terminated, and the denominator
of which is the total number of months of the Lease Term. As used in
Subparagraphs 22(b)(i) and (ii) above, the "worth at the time of award" is
computed by allowing interest at the Interest Rate. As used in Subparagraph
22(b)(iii) above, the "worth at the time of award" is 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 (1%).

(c) LANDLORD'S REMEDIES; RE-ENTRY RIGHTS. In the event of any default by Tenant,
in addition to any other remedies available to Landlord under this Lease, at law
or in equity, Landlord will also have the right, with or without terminating
this Lease, to re-enter the Premises and remove all persons and property from
the Premises; such property may be removed and stored in a public warehouse or
elsewhere and/or disposed of at the sole cost and expense of and for the account
of Tenant in accordance with the provisions of Subparagraph 13(h) of this Lease
or any other procedures permitted by applicable law. No re-entry or taking
possession of the Premises by Landlord pursuant to this Subparagraph 22(c) will
be construed as an election to terminate this Lease unless a written notice of
such intention is given to Tenant or unless the termination thereof is decreed
by a court of competent jurisdiction.

(d) LANDLORD'S REMEDIES; RE-LETTING. In the event of the vacation or abandonment
of the Premises by Tenant or in the event that Landlord elects to re-enter the
Premises or takes possession of the Premises pursuant to legal proceeding or
pursuant to any notice provided by law, then if Landlord does not elect to
terminate this Lease, Landlord may from time to time, without terminating this
Lease, either recover all rent as it becomes due or relet the Premises or any
part thereof on terms and conditions as Landlord in its sole and absolute
discretion may deem advisable with the right to make alterations and repairs to
the Premises in connection with such reletting. If Landlord elects to relet the
Premises, then rents received by Landlord from such reletting will be applied:
first, to the payment of any indebtedness other than rent due hereunder from
Tenant to Landlord; second, to the payment of any cost of such reletting; third,
to the payment of the cost of any alterations and repairs to the Premises
incurred in connection with such reletting; fourth, to the payment of rent due
and unpaid hereunder; the residue, if any, will be held by Landlord and applied
to payment of future rent as the same may become due and payable hereunder.
Should that portion of such rents received from such reletting during any month,
which is applied to the payment of rent hereunder, be less than the rent payable
during that month by Tenant hereunder, then Tenant agrees to pay such deficiency
to Landlord immediately upon demand therefor by Landlord. Such deficiency will
be calculated and paid monthly. Landlord will use reasonable efforts to mitigate
its damages.

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(e) LANDLORD'S REMEDIES; PERFORMANCE FOR TENANT. All covenants and agreements to
be performed by Tenant under any of the terms of this Lease are to be performed
by Tenant at Tenant's sole cost and expense and without any abatement of rent.
If Tenant fails to pay any sum of money owed to any party other than Landlord,
for which it is liable under this Lease, or if Tenant fails to perform any other
act on its part to be performed hereunder, and such failure continues for ten
(10) days after notice thereof by Landlord, Landlord may, without waiving or
releasing Tenant from its obligations, but shall not be obligated to, make any
such payment or perform any such other act to be made or performed by Tenant.
Tenant agrees to reimburse Landlord upon demand for all sums so paid by Landlord
and all necessary incidental costs, together with interest thereon at the
Interest Rate, from the date of such payment by Landlord until reimbursed by
Tenant. This remedy shall be in addition to any other right or remedy of
Landlord set forth in this Paragraph 22.

(f) LATE PAYMENT. If Tenant fails to pay any installment of rent within five (5)
days of when due or if Tenant fails to make any other payment for which Tenant
is obligated under this Lease within five (5) days of when due, such late amount
will accrue interest at the Interest Rate and Tenant agrees to pay Landlord as
additional rent such interest on such amount from the date such amount becomes
due until such amount is paid. In addition, Tenant agrees to pay to Landlord
concurrently with such late payment amount, as additional rent, a late charge
equal to ten percent (10%) of the amount due to compensate Landlord for the
extra costs Landlord will incur as a result of such late payment. The parties
agree that (i) it would be impractical and extremely difficult to fix the actual
damage Landlord will suffer in the event of Tenant's late payment, (ii) such
interest and late charge represents a fair and reasonable estimate of the
detriment that Landlord will suffer by reason of late payment by Tenant, and
(iii) the payment of interest and late charges are distinct and separate in that
the payment of interest is to compensate Landlord for the use of Landlord's
money by Tenant, while the payment of late charges is to compensate Landlord for
Landlord's processing, administrative and other costs incurred by Landlord as a
result of Tenant's delinquent payments. Acceptance of any such interest and late
charge will not constitute a waiver of the Tenant's default with respect to the
overdue amount, or prevent Landlord from exercising any of the other rights and
remedies available to Landlord. If Tenant incurs a late charge more than three
(3) times in any period of twelve (12) months during the Lease Term, then,
notwithstanding that Tenant cures the late payments for which such late charges
are imposed, Landlord will have the right to require Tenant thereafter to pay
all installments of Monthly Base Rent quarterly in advance throughout the
remainder of the Lease Term.

(g) RIGHTS AND REMEDIES CUMULATIVE. All rights, options and remedies of Landlord
contained in this Lease will be construed and held to be cumulative, and no one
of them will be exclusive of the other, and Landlord shall have the right to
pursue any one or all of such remedies or any other remedy or relief which may
be provided by law or in equity, whether or not stated in this Lease. Nothing in
this Paragraph 22 will be deemed to limit or otherwise affect Tenant's
indemnification of Landlord pursuant to any provision of this Lease.

23. LANDLORD'S DEFAULT. Landlord will not be in default in the performance of
any obligation required to be performed by Landlord under this Lease unless
Landlord fails to perform such obligation within fifteen (15) days after the
receipt of written notice from Tenant specifying in detail Landlord's failure to
perform; provided however, that if the nature of Landlord's obligation is such
that more than fifteen (15) days are required for performance, then Landlord
will not be deemed in default if it commences such performance within such
fifteen (15) day period and thereafter diligently pursues the same to
completion. Upon any default by Landlord, Tenant may exercise any of its rights
provided at law or in equity, subject to the limitations on liability set forth
in Paragraph 35 of this Lease.

24. ASSIGNMENT AND SUBLETTING.

(a) RESTRICTION ON TRANSFER. Except as expressly provided in this Paragraph 24,
Tenant will not, either voluntarily or by operation of law, assign or encumber
this Lease or any interest herein or sublet the Premises or any part thereof, or
permit the use or occupancy of the Premises by any party other than Tenant (any
such assignment, encumbrance, sublease or the like will sometimes be referred to
as a "Transfer"), without the prior written consent of Landlord, which consent
Landlord will not unreasonably withhold.

(b) CORPORATE AND PARTNERSHIP TRANSFERS. For purposes of this Paragraph 24, if
Tenant is a corporation, partnership or other entity, any transfer, assignment,
encumbrance or hypothecation of twenty-five percent (25%) or more (individually
or in the aggregate) of any stock or other ownership interest in such entity,
and/or any transfer, assignment, hypothecation or encumbrance of any controlling
ownership or voting interest in such entity, will be deemed a Transfer and will
be subject to all of the restrictions and provisions contained in this Paragraph
24. Notwithstanding the foregoing, the immediately preceding sentence will not
apply to any transfers of stock of Tenant if Tenant is a publicly-held
corporation and such stock is transferred publicly over a recognized security
exchange or over-the-counter market.

(c) PERMITTED CONTROLLED TRANSFERS. Notwithstanding the provisions of this
Paragraph 24 to the contrary, Tenant may assign this Lease or sublet the
Premises or any portion thereof ("Permitted Transfer"), without Landlord's
consent and without extending any sublease termination option to Landlord, to
any parent, subsidiary or affiliate corporation which controls, is controlled by
or is under common control with Tenant, or to any corporation resulting from a
merger or consolidation

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<PAGE>   19

with Tenant, or to any person or entity which acquires all the assets of
Tenant's business as a going concern, provided that: (i) at least twenty (20)
days prior to such assignment or sublease, Tenant delivers to Landlord the
financial statements and other financial and background information of the
assignee or sublessee described in Subparagraph 24(d) below; (ii) if an
assignment, the assignee assumes, in full, the obligations of Tenant under this
Lease (or if a sublease, the sublessee of a portion of the Premises or Term
assumes, in full, the obligations of Tenant with respect to such portion); (iii)
the financial net worth of the assignee or sublessee as of the time of the
proposed assignment or sublease equals or exceeds that of Tenant as of the date
of execution of this Lease: (iv) Tenant remains fully liable under this Lease;
and (v) the use of the Premises under Paragraph 8 remains unchanged.

(d) TRANSFER NOTICE. If Tenant desires to effect a Transfer, then at least
thirty (30) days prior to the date when Tenant desires the Transfer to be
effective (the "Transfer Date"), Tenant agrees to give Landlord a notice (the
"Transfer Notice"), stating the name, address and business of the proposed
assignee, sublessee or other transferee (sometimes referred to hereinafter as
"Transferee"), reasonable information (including references) concerning the
character, ownership, and financial condition of the proposed Transferee, the
Transfer Date, any ownership or commercial relationship between Tenant and the
proposed Transferee, and the consideration and all other material terms and
conditions of the proposed Transfer, all in such detail as Landlord may
reasonably require. If Landlord reasonably requests additional detail, the
Transfer Notice will not be deemed to have been received until Landlord receives
such additional detail, and Landlord may withhold consent to any Transfer until
such information is provided to it.

(e) LANDLORD'S OPTIONS. Within fifteen (15) days of Landlord's receipt of any
Transfer Notice, and any additional information requested by Landlord concerning
the proposed Transferee's financial responsibility, Landlord will elect to do
one of the following (i) consent to the proposed Transfer; (ii) refuse such
consent, which refusal shall be on reasonable grounds including, without
limitation, those set forth in Subparagraph 24(f) below; or (iii) terminate this
Lease as to all or such portion of the Premises which is proposed to be sublet
or assigned and recapture all or such portion of the Premises for reletting by
Landlord.

(f) REASONABLE DISAPPROVAL. Landlord and Tenant hereby acknowledge that
Landlord's disapproval of any proposed Transfer pursuant to Subparagraph 24(e)
will be deemed reasonably withheld if based upon any reasonable factor,
including, without limitation, any or all of the following factors: (i) if the
Building is less than eighty percent (80%) occupied, if the net effective rent
payable by the Transferee (adjusted on a rentable square foot basis) is less
than the net effective rent then being quoted by Landlord for new leases in the
Building for comparable size space for a comparable period of time; (ii) the
proposed Transferee is a governmental entity; (iii) the portion of the Premises
to be sublet or assigned is irregular in shape with inadequate means of ingress
and egress; (iv) the use of the Premises by the Transferee (A) is not permitted
by the use provisions in Paragraph 8 hereof, (B) violates any exclusive use
granted by Landlord to another tenant in the Building, or (C) otherwise poses a
risk of increased liability to Landlord; (v) the Transfer would likely result in
a significant and inappropriate increase in the use of the parking areas or
Development Common Areas by the Transferee's employees or visitors, and/or
significantly increase the demand upon utilities and services to be provided by
Landlord to the Premises; or (vi) the Transferee does not have the financial
capability to fulfill the obligations imposed by the Transfer and this Lease.

(g) ADDITIONAL CONDITIONS. A condition to Landlord's consent to any Transfer of
this Lease will be the delivery to Landlord of a true copy of the fully executed
instrument of assignment, sublease, transfer or hypothecation, and, in the case
of an assignment, the delivery to Landlord of an agreement executed by the
Transferee in form and substance reasonably satisfactory to Landlord, whereby
the Transferee assumes and agrees to be bound by all of the terms and provisions
of this Lease and to perform all of the obligations of Tenant hereunder. As a
condition for granting its consent to any assignment or sublease, Landlord may
require that the assignee or sublessee remit directly to Landlord on a monthly
basis, all monies due to Tenant by said assignee or sublessee. As a condition to
Landlord's consent to any sublease, such sublease must provide that it is
subject and subordinate to this Lease and to all mortgages; that Landlord may
enforce the provisions of the sublease, including collection of rent; that in
the event of termination of this Lease for any reason, including without
limitation a voluntary surrender by Tenant, or in the event of any reentry or
repossession of the Premises by Landlord, Landlord may, at its option, either
(i) terminate the sublease, or (ii) take over all of the right, title and
interest of Tenant, as sublessor, under such sublease, in which case such
sublessee will attorn to Landlord, but that nevertheless Landlord will not (1)
be liable for any previous act or omission of Tenant under such sublease, (2) be
subject to any defense or offset previously accrued in favor of the sublessee
against Tenant, or (3) be bound by any previous modification of any sublease
made without Landlord's written consent, or by any previous prepayment by
sublessee of more than one month's rent.

(h) EXCESS RENT. If Landlord consents to any assignment of this Lease, Tenant
agrees to pay to Landlord, as additional rent, one-half of all sums and other
consideration payable to and for the benefit of Tenant by the assignee on
account of the assignment, as and when such sums and other consideration are due
and payable by the assignee to or for the benefit of Tenant (or, if Landlord so
requires, and without any release of Tenant's liability for the same, Tenant
agrees to instruct the assignee to pay such sums and other consideration
directly to Landlord). If for any sublease, Tenant receives rent or other
consideration, either initially or over the term of the sublease, in excess of
the rent fairly allocable to the portion of the Premises which is

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<PAGE>   20

subleased based on square footage, Tenant agrees to pay to Landlord as
additional rent one-half of the excess of each such payment of rent or other
consideration received by Tenant promptly after its receipt. In calculating
excess rent or other consideration which may be payable to Landlord under this
paragraph, Tenant will be entitled to deduct commercially reasonable third party
brokerage commissions, tenant improvement allowance and attorneys' fees
reasonably and actually expended by Tenant in connection with such assignment or
subletting if acceptable written evidence of such expenditures is provided to
Landlord.

(i) TERMINATION RIGHTS. If Tenant requests Landlord's consent to any assignment
or subletting of all or a portion of the Premises, Landlord will have the right,
as provided in Subparagraph 24(e), to terminate this Lease as to all or such
portion of the Premises which is proposed to be sublet or assigned effective as
of the date Tenant proposes to sublet or assign all or less than all of the
Premises. Landlord's right to terminate this Lease as to less than all of the
Premises proposed to be sublet or assigned will not terminate as to any future
additional subletting or assignment as a result of Landlord's consent to a
subletting of less than all of the Premises or Landlord's failure to exercise
its termination right with respect to any subletting or assignment. Landlord
will exercise such termination right, if at all, by giving written notice to
Tenant within thirty (30) days of receipt by Landlord of the financial
responsibility information required by this Paragraph 24. Tenant understands and
acknowledges that the option, as provided in this Paragraph 24, to terminate
this Lease as to all or such portion of the Premises which is proposed to be
sublet or assigned rather than approve the subletting or assignment of all or a
portion of the Premises, is a material inducement for Landlord's agreeing to
lease the Premises to Tenant upon the terms and conditions herein set forth. In
the event of any such termination with respect to less than all of the Premises,
the cost of segregating the recaptured space from the balance of the Premises
will be paid by Tenant and Tenant's future monetary obligations under this Lease
will be reduced proportionately on a square footage basis to correspond to the
balance of the Premises which Tenant continues to lease.

(j) NO RELEASE. No Transfer will release Tenant of Tenant's obligations under
this Lease or alter the primary liability of Tenant to pay the rent and to
perform all other obligations to be performed by Tenant hereunder. Landlord may
require that any Transferee remit directly to Landlord on a monthly basis, all
monies due Tenant by said Transferee. However, the acceptance of rent by
Landlord from any other person will not be deemed to be a waiver by Landlord of
any provision hereof. Consent by Landlord to one Transfer will not be deemed
consent to any subsequent Transfer. In the event of default by any Transferee of
Tenant or any successor of Tenant in the performance of any of the terms hereof,
Landlord may proceed directly against Tenant without the necessity of exhausting
remedies against such Transferee or successor. Landlord may consent to
subsequent assignments of this Lease or sublettings or amendments or
modifications to this Lease with assignees of Tenant, without notifying Tenant,
or any successor of Tenant, and without obtaining its or their consent thereto
and any such actions will not relieve Tenant of liability under this Lease.

(k) ADMINISTRATIVE AND ATTORNEYS' FEES. If Tenant effects a Transfer or requests
the consent of Landlord to any Transfer (whether or not such Transfer is
consummated), then, upon demand, Tenant agrees to pay Landlord a non-refundable
administrative fee of Two Hundred Fifty Dollars ($250.00), plus any reasonable
attorneys' and paralegal fees incurred by Landlord in connection with such
Transfer or request for consent (whether attributable to Landlord's in-house
attorneys or paralegals or otherwise) not to exceed One Hundred Dollars
($100.00) for each one thousand (1,000) rentable square feet of area contained
within the Premises or portion thereof to be assigned or sublet. Acceptance of
the Two Hundred Fifty Dollar ($250.00) administrative fee and/or reimbursement
of Landlord's attorneys' and paralegal fees will in no event obligate Landlord
to consent to any proposed Transfer.

25. SUBORDINATION. Without the necessity of any additional document being
executed by Tenant for the purpose of effecting a subordination, and at the
election of Landlord or any mortgagee or beneficiary with a deed of trust
encumbering the Building and/or the Development, or any lessor of a ground or
underlying lease with respect to the Building, this Lease will be subject and
subordinate at all times to: (i) all ground leases or underlying leases which
may now exist or hereafter be executed affecting the Building; and (ii) the lien
of any mortgage or deed of trust which may now exist or hereafter be executed
for which the Building, the Development or any leases thereof, or Landlord's
interest and estate in any of said items, is specified as security.
Notwithstanding the foregoing, Landlord reserves the right to subordinate any
such ground leases or underlying leases or any such liens to this Lease. If any
such ground lease or underlying lease terminates for any reason or any such
mortgage or deed of trust is foreclosed or a conveyance in lieu of foreclosure
is made for any reason, at the election of Landlord's successor in interest,
Tenant agrees to attorn to and become the tenant of such successor in which
event Tenant's right to possession of the Premises will not be disturbed as long
as Tenant is not in default under this Lease. Tenant hereby waives its rights
under any law which gives or purports to give Tenant any right to terminate or
otherwise adversely affect this Lease and the obligations of Tenant hereunder in
the event of any such foreclosure proceeding or sale. Tenant covenants and
agrees to execute and deliver, upon demand by Landlord and in the form
reasonably required by Landlord, any additional documents evidencing the
priority or subordination of this Lease and Tenant's attornment agreement with
respect to any such ground lease or underlying leases or the lien of any such
mortgage or deed of trust; provided such document also acknowledges that so long
as Tenant is not in default under this Lease, Tenants right of use and
possession in the Premises will not be disturbed. If Tenant fails to sign and
return any such documents within ten (10) days of receipt, Tenant will be in
default hereunder. Landlord will provide to Tenant a

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<PAGE>   21

non-disturbance agreement from the current lender for the Premises substantially
in the form attached hereto as Exhibit J within ten (10) business days after
mutual execution of the Lease.

26. ESTOPPEL CERTIFICATE.

(a) TENANT'S OBLIGATIONS. Within ten (10) days following any written request
which Landlord may make from time to time, Tenant agrees to execute and deliver
to Landlord a statement, in a form substantially similar to the form of Exhibit
"G" attached hereto or as may reasonably be required by Landlord's lender,
certifying: (i) the date of commencement of this Lease; (ii) the fact that this
Lease is unmodified and in full force and effect (or, if there have been
modifications, that this Lease is in full force and effect, and stating the date
and nature of such modifications); (iii) the date to which the rent and other
sums payable under this Lease have been paid; (iv) to Tenant's knowledge after
reasonable inquiry, that there are no current defaults under this Lease by
either Landlord or Tenant except as specified in Tenant's statement; and (v)
such other matters reasonably requested by Landlord. Landlord and Tenant intend
that any statement delivered pursuant to this Paragraph 26 may be relied upon by
any mortgagee, beneficiary, purchaser or prospective purchaser of the Building
or any interest therein.

(b) TENANT'S FAILURE TO DELIVER. Tenant's failure to deliver such statement
within such time will be conclusive upon Tenant (i) that this Lease is in full
force and effect, without modification except as may be represented by Landlord,
(ii) that there are no uncured defaults in Landlord's performance, and (iii)
that not more than one (1) month's rent has been paid in advance. Without
limiting the foregoing, if Tenant fails to deliver any such statement within
such ten (10) day period, Landlord may deliver to Tenant an additional request
for such statement and Tenant's failure to deliver such statement to Landlord
within ten (10) days after delivery of such additional request will constitute a
default under this Lease. Tenant agrees to indemnify and protect Landlord from
and against any and all claims, damages, losses, liabilities and expenses
(including attorneys' fees and costs) attributable to any failure by Tenant to
timely deliver any such estoppel certificate to Landlord as required by this
Paragraph 26.

27. [INTENTIONALLY OMITTED]

28. RULES AND REGULATIONS. Tenant agrees to faithfully observe and comply with
the "Rules and Regulations," a copy of which is attached hereto and incorporated
herein by this reference as Exhibit "H", and all reasonable and
nondiscriminatory modifications thereof and additions thereto from time to time
put into effect by Landlord. Landlord will not be responsible to Tenant for the
violation or non-performance by any other tenant or occupant of the Building of
any of the Rules and Regulations.

29. MODIFICATION AND CURE RIGHTS OF LANDLORD'S MORTGAGEES AND LESSORS.

(a) MODIFICATIONS. If, in connection with Landlord's obtaining or entering into
any financing or ground lease for any portion of the Building or the
Development, the lender or ground lessor requests modifications to this Lease,
Tenant, within ten (10) days after request therefor, agrees to execute an
amendment to this Lease incorporating such modifications, provided such
modifications are reasonable and do not increase the obligations of Tenant under
this Lease or adversely affect the leasehold estate created by this Lease.

(b) CURE RIGHTS. In the event of any default on the part of Landlord, Tenant
will give notice by registered or certified mail to any beneficiary of a deed of
trust or mortgage covering the Premises or ground lessor of Landlord whose
address has been furnished to Tenant, and Tenant agrees to offer such
beneficiary, mortgagee or ground lessor a reasonable opportunity to cure the
default (including with respect to any such beneficiary or mortgagee, time to
obtain possession of the Premises, subject to this Lease and Tenant's rights
hereunder, by power of sale or a judicial foreclosure, if such should prove
necessary to effect a cure).

30. DEFINITION OF LANDLORD. The term "Landlord," as used in this Lease, so far
as covenants or obligations on the part of Landlord are concerned, means and
includes only the owner or owners, at the time in question, of the fee title of
the Premises or the lessees under any ground lease, if any. In the event of any
transfer, assignment or other conveyance or transfers of any such title (other
than a transfer for security purposes only), Landlord herein named (and in case
of any subsequent transfers or conveyances, the then grantor) will be
automatically relieved from and after the date of such transfer, assignment or
conveyance of all liability as respects the performance of any covenants or
obligations on the part of Landlord contained in this Lease thereafter to be
performed, so long as the transferee assumes in writing all such covenants and
obligations of Landlord arising after the date of such transfer. Landlord and
Landlord's transferees and assignees have the absolute right to transfer all or
any portion of their respective title and interest in the Development, the
Building, the Premises and/or this Lease without the consent of Tenant, and such
transfer or subsequent transfer will not be deemed a violation on Landlord's
part of any of the terms and conditions of this Lease.

31. WAIVER. The waiver by either party of any breach of any term, covenant or
condition herein contained will not be deemed to be a waiver of any subsequent
breach of the same or any other term, covenant or condition herein contained,
nor will

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<PAGE>   22

any custom or practice which may develop between the parties in the
administration of the terms hereof be deemed a waiver of or in any way affect
the right of either party to insist upon performance in strict accordance with
said terms. The subsequent acceptance of rent or any other payment hereunder by
Landlord will not be deemed to be a waiver of any preceding breach by Tenant of
any term, covenant or condition of this Lease, other than the failure of Tenant
to pay the particular rent so accepted, regardless of Landlord's knowledge of
such preceding breach at the time of acceptance of such rent. No acceptance by
Landlord of a lesser sum than the basic rent and additional rent or other sum
then due will be deemed to be other than on account of the earliest installment
of such rent or other amount due, nor will any endorsement or statement on any
check or any letter accompanying any check be deemed an accord and satisfaction,
and Landlord may accept such check or payment without prejudice to Landlord's
right to recover the balance of such installment or other amount or pursue any
other remedy provided in this Lease. The consent or approval of Landlord to or
of any act by Tenant requiring Landlord's consent or approval will not be deemed
to waive or render unnecessary Landlord's consent or approval to or of any
subsequent similar acts by Tenant.

32. PARKING.

(a) GRANT OF PARKING RIGHTS. So long as this Lease is in effect and provided
Tenant is not in default hereunder, Landlord grants to Tenant and Tenant's
Authorized Users (as defined below) a license to use the number of parking
spaces designated in Subparagraph 1(s) subject to the terms and conditions of
this Paragraph 32 and the Rules and Regulations regarding parking contained in
Exhibit "H" attached hereto. Except as otherwise expressly set forth in
Subparagraph 1(s), as consideration for the use of such parking spaces, Tenant
agrees to pay to Landlord or, at Landlord's election, directly to Landlord's
parking operator, as additional rent under this Lease, the prevailing parking
rate for each such parking space as established by Landlord in its sole and
absolute discretion from time to time. Tenant agrees that all parking charges
will be payable on a monthly basis concurrently with each monthly payment of
Monthly Base Rent. Tenant agrees to submit to Landlord or, at Landlord's
election, directly to Landlord's parking operator with a copy to Landlord,
written notice in a form reasonably specified by Landlord containing the names,
home and office addresses and telephone numbers of those persons who are
authorized by Tenant to use Tenant's parking spaces on a monthly basis
("Tenant's Authorized Users") and shall use its best efforts to identify each
vehicle of Tenant's Authorized Users by make, model and license number. Tenant
agrees to deliver such notice prior to the beginning of the Term of this Lease
and to periodically update such notice as well as upon specific request by
Landlord or Landlord's parking operator to reflect changes to Tenant's
Authorized Users or their vehicles.

(b) USE OF PARKING SPACES. Tenant will not use or allow any of Tenant's
Authorized Users to use any parking spaces which have been specifically assigned
by Landlord to other tenants or occupants or for other uses such as visitor
parking or which have been designated by any governmental entity as being
restricted to certain uses. Tenant will not be entitled to increase or reduce
its parking privileges applicable to the Premises during the Term of the Lease
except as follows: If at any time Tenant desires to increase or reduce the
number of parking spaces allocated to it under the terms of this Lease, Tenant
must notify Landlord in writing of such desire and Landlord will have the right,
in its sole and absolute discretion, to either (a) approve such requested
increase in the number of parking spaces allocated to Tenant (with an
appropriate increase to the additional rent payable by Tenant for such
additional spaces based on the then prevailing parking rates), (b) approve such
requested decrease in the number of parking spaces allocated to Tenant (with an
appropriate reduction in the additional rent payable by Tenant for such
eliminated parking spaces based on the then prevailing parking rates), or (c)
disapprove such requested increase or decrease in the number of parking spaces
allocated to Tenant. Promptly following receipt of Tenant's written request,
Landlord will provide Tenant with written notice of its decision including a
statement of any adjustments to the additional rent payable by Tenant for
parking under the Lease, if applicable.

(c) GENERAL PROVISIONS. Except as otherwise expressly set forth in Subparagraph
1(s) and 32(a), Landlord reserves the right to set and increase monthly fees
and/or daily and hourly rates for parking privileges from time to time during
the Term of the Lease. Landlord may assign any unreserved and unassigned parking
spaces and/or make all or any portion of such spaces reserved, if Landlord
reasonably determines that it is necessary for orderly and efficient parking or
for any other reasonable reason. Failure to pay the rent for any particular
parking spaces or failure to comply with any terms and conditions of this Lease
applicable to parking may be treated by Landlord as a default under this Lease
and, in addition to all other remedies available to Landlord under the Lease, at
law or in equity, Landlord may elect to recapture such parking spaces for the
balance of the Term of this Lease if Tenant does not cure such failure within
the applicable cure period set forth in Paragraph 22 of this Lease. In such
event, Tenant and Tenant's Authorized Users will be deemed visitors for purposes
of parking space use and will be entitled to use only those parking areas
specifically designated for visitor parking subject to all provisions of this
Lease applicable to such visitor parking use. Except in connection with an
assignment or sublease expressly permitted under the terms of this Lease,
Tenant's parking rights and privileges described herein are personal to Tenant
and may not be assigned or transferred, or otherwise conveyed, without
Landlord's prior written consent, which consent Landlord may withhold in its
sole and absolute discretion. In any event, under no circumstances may Tenant's
parking rights and privileges be transferred, assigned or otherwise conveyed
separate and apart from Tenant's interest in this Lease.

(d) COOPERATION WITH TRAFFIC MITIGATION MEASURES. Tenant agrees to use its
reasonable, good faith efforts to cooperate in traffic mitigation programs which
may be undertaken by Landlord independently, or in cooperation with local
municipalities

                                       22
<PAGE>   23
or governmental agencies or other property owners in the vicinity of the
Building. Such programs may include, but will not be limited to, carpools,
vanpools and other ride sharing programs, public and private transit, flexible
work hours, preferential assigned parking programs and programs to coordinate
tenants within the Development with existing or proposed traffic mitigation
programs.

(e) PARKING RULES AND REGULATIONS. Tenant and Tenant's Authorized Users shall
comply with all rules and regulations regarding parking set forth in Exhibit "H"
attached hereto and Tenant agrees to cause its employees, subtenants, assignees,
contractors, suppliers, customers and invitees to comply with such rules and
regulations. Landlord reserves the right from time to time to modify and/or
adopt such other reasonable and non-discriminatory rules and regulations for the
parking facilities as it deems reasonably necessary for the operation of the
parking facilities.

33. FORCE MAJEURE. If either Landlord or Tenant is delayed, hindered in or
prevented from the performance of any act required under this Lease by reason of
strikes, lock-outs, labor troubles, inability to procure standard materials,
failure of power, restrictive governmental laws, regulations or orders or
governmental action or inaction (including failure, refusal or delay in issuing
permits, approvals and/or authorizations which is not the result of the action
or inaction of the party claiming such delay), riots, civil unrest or
insurrection, war, fire, earthquake, flood or other natural disaster, unusual
and unforeseeable delay which results from an interruption of any public
utilities (e.g., electricity, gas, water, telephone) or other unusual and
unforeseeable delay not within the reasonable control of the party delayed in
performing work or doing acts required under the provisions of this Lease, then
performance of such act will be excused for the period of the delay and the
period for the performance of any such act will be extended for a period
equivalent to the period of such delay. The provisions of this Paragraph 33 will
not operate to excuse Tenant from prompt payment of rent or any other payments
required under the provisions of this Lease.

34. SIGNS. Landlord will designate the location on the exterior of the Building
for up to two Tenant identification signs. Tenant agrees to have Landlord
install and maintain Tenant's identification signs in such designated locations
in accordance with this Paragraph 34 at Tenant's sole cost and expense. Tenant
has no right to install Tenant identification signs in any other location in, on
or about the Premises or the Development except as expressly authorized below.
The size, design, color and other physical aspects of any and all permitted
sign(s) will be subject to (i) Landlord's reasonable written approval prior to
installation, (ii) any covenants, conditions or restrictions governing the
Premises, and (iii) any applicable municipal or governmental permits and
approvals. Landlord acknowledges that illuminated signs on the Building are
allowed under current laws applicable to the Jefferson Corporate Center, and
Tenant, so long as it leases the entire Building, shall be allowed to erect and
maintain, at its sole cost and expense, the maximum size and number of signs
allowed by applicable laws, rules and regulations on the exterior of the
Building. Landlord, at Tenant's sole cost and expense, shall reasonably
cooperate in any application for approval or consent (or modification of any
prior consent or approval) of any applicable governmental entity in connection
with Tenant's signage rights hereunder. Tenant will be solely responsible for
all costs for installation, maintenance, repair and removal of any Tenant
identification sign(s). If Tenant fails to remove Tenant's sign(s) upon
termination of this Lease and repair any damage caused by such removal, Landlord
may do so at Tenant's sole cost and expense. Tenant agrees to reimburse Landlord
for all costs incurred by Landlord to effect any installation, maintenance or
removal on Tenant's account, which amount will be deemed additional rent, and
may include, without limitation, all sums disbursed, incurred or deposited by
Landlord including Landlord's costs, expenses and actual attorneys' fees with
interest thereon at the Interest Rate from the date of Landlord's demand until
paid by Tenant. Any sign rights granted to Tenant under this Lease are personal
to Tenant and may not be assigned, transferred or otherwise conveyed to any
assignee or subtenant of Tenant without Landlord's prior written consent, which
consent Landlord may withhold in its reasonable discretion. Landlord agrees to
use commercially reasonable efforts to preserve Tenant's signage visibility from
C-470 when selecting future locations and elevations for other buildings in the
Development. Nevertheless, Landlord will not be obligated to develop Sites 7, 9
or 10 as depicted on Exhibit "A-I" prior to developing Sites 2 through 5. In the
event Landlord or LSI, during the initial Term of this Lease, develops a
speculative office building (expressly excluding a build-to-suit project) on
Sites 4 or 5 as depicted on Exhibit "A-I" attached hereto, then Tenant shall
have the right to utilize for the balance of the Term of this Lease up to
one-third of a two-sided, stone pylon monument sign at a location near C-470
which is acceptable to Landlord, Tenant and any governmental entity with
jurisdiction over such location. If Landlord completes construction of a
speculative office building (expressly excluding a build-to-suit project) on
Sites 4 or 5 within the first three Lease Years of the initial Term, then
Landlord shall bear the cost to construct and install the monument sign. If
Landlord completes construction of a speculative office building (expressly
excluding a build-to-suit project) on Sites 4 or 5 within the fourth or fifth
Lease Years of the initial Term, then the cost to construct and install the
monument sign shall be equally split with Tenant. Notwithstanding any of the
foregoing, all costs of lettering and design with respect to Tenant's lettering
and logo on such sign (and the cost to affix such lettering and logo onto such
sign) shall be at Tenant's sole cost and expense. Tenant shall have no rights
with respect to the monument sign if development of a speculative office
building (expressly excluding a build-to-suit project) on Sites 4 or 5 is
completed after the initial Term of this Lease. Additionally, if Tenant leases
over 50% of the square footage of any building (speculative, build-to-suit or
otherwise) constructed on Sites 4 or 5, and Tenant has the right to utilize any
exterior signage rights on such building, then Tenant shall have no rights with
respect to the monument sign referenced above and Tenant, at its sole cost and
expense, will thereafter remove all of its lettering and logos from such
monument sign.

                                       23
<PAGE>   24

  35. LIMITATION ON LIABILITY. In consideration of the benefits accruing
hereunder, Tenant on behalf of itself and all successors and assigns of Tenant
covenants and agrees that, in the event of any actual or alleged failure, breach
or default hereunder by Landlord: (a) Tenant's recourse against Landlord for
monetary damages will be limited to Landlord's interest in the Building
including, subject to the prior rights of any Mortgagee, Landlord's interest in
the rents of the Building and any insurance proceeds payable to Landlord; (b)
Except as may be necessary to secure jurisdiction of the partnership or company,
no partner or member of Landlord shall be sued or named as a party in any suit
or action and no service of process shall be made against any partner or member
of Landlord; (c) No partner or member of Landlord shall be required to answer or
otherwise plead to any service of process; (d) No judgment will be taken against
any partner or member of Landlord and any judgment taken against any partner or
member of Landlord may be vacated and set aside at any time after the fact; (e)
No writ of execution will be levied against the assets of any partner or member
of Landlord; (f) The obligations under this Lease do not constitute personal
obligations of the individual members, partners, directors, officers or
shareholders of Landlord, and Tenant shall not seek recourse against the
individual members, partners, directors, officers or shareholders of Landlord or
any of their personal assets for satisfaction of any liability in respect to
this Lease; and (g) These covenants and agreements are enforceable both by
Landlord and also by any partner or member of Landlord.

36. FINANCIAL STATEMENTS. Prior to the execution of this Lease by Landlord and
at any time during the Term of this Lease upon ten (10) days prior written
notice from Landlord, Tenant agrees to provide Landlord with a current financial
statement for Tenant and any guarantors of Tenant and financial statements for
the two (2) years prior to the current financial statement year for Tenant and
any guarantors of Tenant. Such statements are to be prepared in accordance with
generally accepted accounting principles and, if such is the normal practice of
Tenant, audited by an independent certified public accountant.

37. QUIET ENJOYMENT. Landlord covenants and agrees with Tenant that upon Tenant
paying the rent required under this Lease and paying all other charges and
performing all of the covenants and provisions on Tenant's part to be observed
and performed under this Lease, Tenant shall peaceably and quietly have, hold
and enjoy the Premises in accordance with this Lease without hindrance or
molestation by Landlord or its employees or agents.

38. MISCELLANEOUS.

(a) CONFLICT OF LAWS. This Lease shall be governed by and construed solely
pursuant to the laws of the State, without giving effect to choice of law
principles thereunder.

(b) SUCCESSORS AND ASSIGNS. Except as otherwise provided in this Lease, all of
the covenants, conditions and provisions of this Lease shall be binding upon and
shall inure to the benefit of the parties hereto and their respective heirs,
personal representatives, successors and assigns.

(c) PROFESSIONAL FEES AND COSTS. If either Landlord or Tenant should bring suit
against the other with respect to this Lease, then all costs and expenses,
including without limitation, actual professional fees and costs such as
appraisers', accountants' and attorneys' fees and costs, incurred by the party
which prevails in such action, whether by final judgment or out of court
settlement, shall be paid by the other party, which obligation on the part of
the other party shall be deemed to have accrued on the date of the commencement
of such action and shall be enforceable whether or not the action is prosecuted
to judgment. As used herein, attorneys' fees and costs shall include, without
limitation, attorneys' fees, costs and expenses incurred in connection with any
(i) postjudgment motions; (ii) contempt proceedings; (iii) garnishment, levy,
and debtor and third party examination; (iv) discovery; and (v) bankruptcy
litigation.

(d) TERMS AND HEADINGS. The words "Landlord" and "Tenant" as used herein shall
include the plural as well as the singular. Words used in any gender include
other genders. The paragraph headings of this Lease are not a part of this Lease
and shall have no effect upon the construction or interpretation of any part
hereof.

(e) TIME. Time is of the essence with respect to the performance of every
provision of this Lease in which time of performance is a material factor.

(f) PRIOR AGREEMENT; AMENDMENTS. This Lease constitutes and is intended by the
parties to be a final, complete and exclusive statement of their entire
agreement with respect to the subject matter of this Lease. This Lease
supersedes any and all prior and contemporaneous agreements and understandings
of any kind relating to the subject matter of this Lease. There are no other
agreements, understandings, representations, warranties, or statements, either
oral or in written form, concerning the subject matter of this Lease. No
alteration, modification, amendment or interpretation of this Lease shall be
binding on the parties unless contained in a writing which is signed by both
parties.

                                       24
<PAGE>   25
(g) SEPARABILITY. The provisions of this Lease shall be considered separable
such that if any provision or part of this Lease is ever held to be invalid,
void or illegal under any law or ruling, all remaining provisions of this Lease
shall remain in full force and effect to the maximum extent permitted by law.

(h) RECORDING. Neither Landlord nor Tenant shall record this Lease nor a short
form memorandum thereof without the consent of the other.

(i) COUNTERPARTS. This Lease may be executed in one or more counterparts, each
of which shall constitute an original and all of which shall be one and the same
agreement.

(j) NONDISCLOSURE OF LEASE TERMS. Each party acknowledges and agrees that the
terms of this Lease are confidential and constitute proprietary information.
Disclosure of the terms could adversely affect the ability of each party to
compete in the marketplace. Accordingly, each party agrees that neither it nor
its members, partners, officers, directors, employees, agents and attorneys
shall intentionally and voluntarily disclose the terms and conditions of this
Lease to: (i) any newspaper or other publication; (ii) any other tenant or
apparent prospective tenant of the Building or other portion of the Development;
(iii) any competitor of Tenant; or (iv) any real estate agent either directly or
indirectly without the prior written consent of the other party; provided,
however, that Tenant may disclose the terms to prospective subtenants,
prospective assignees, prospective lenders and its auditors and Landlord may
disclose the terms to prospective lenders, prospective purchasers and its
auditors.

(k) NON-DISCRIMINATION. Tenant acknowledges and agrees that there shall be no
discrimination against, or segregation of, any person, group of persons, or
entity on the basis of race, color, creed, religion, age, sex, marital status,
national origin, or ancestry in the leasing, subleasing, transferring,
assignment, occupancy, tenure, use, or enjoyment of the Premises, or any portion
thereof.

39. EXECUTION OF LEASE.

(a) JOINT AND SEVERAL OBLIGATIONS. If more than one person executes this Lease
as Tenant, their execution of this Lease will constitute their covenant and
agreement that (i) each of them is jointly and severally liable for the keeping,
observing and performing of all of the terms, covenants, conditions, provisions
and agreements of this Lease to be kept, observed and performed by Tenant, and
(ii) the term "Tenant" as used in this Lease means and includes each of them
jointly and severally. The act of or notice from, or notice or refund to, or the
signature of any one or more of them, with respect to the tenancy of this Lease,
including, but not limited to, any renewal, extension, expiration, termination
or modification of this Lease, will be binding upon each and all of the persons
executing this Lease as Tenant with the same force and effect as if each and all
of them had so acted or so given or received such notice or refund or so signed.

(b) TENANT AS CORPORATION OR PARTNERSHIP. If Tenant executes this Lease as a
corporation or partnership, then Tenant and the persons executing this Lease on
behalf of Tenant represent and warrant that such entity is duly qualified and in
good standing to do business in Colorado and that the individuals executing this
Lease on Tenant's behalf are duly authorized to execute and deliver this Lease
on its behalf, and in the case of a corporation, in accordance with a duly
adopted resolution of the board of directors of Tenant, a copy of which is to be
delivered to Landlord on execution hereof, if requested by Landlord, and in
accordance with the by-laws of Tenant, and, in the case of a partnership, in
accordance with the partnership agreement and the most current amendments
thereto, if any, copies of which are to be delivered to Landlord on execution
hereof, if requested by Landlord, and that this Lease is binding upon Tenant in
accordance with its terms.

(c) EXAMINATION OF LEASE. Submission of this instrument by Landlord to Tenant
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 by and delivery to both Landlord and Tenant.

                                       25
<PAGE>   26

IN WITNESS WHEREOF, the parties have caused this Lease to be duly executed by
their duly authorized representatives as of the date first above written.

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

HIGH SPEED ACCESS CORP.,                    KOLL-LSI I, LLC, a Delaware limited liability company
a Delaware corporation
                                            By: KDC-OC, LLC, a Delaware limited liability
By:  /s/ High Speed Access Corp.            company, its Co-Manager
     ---------------------------
                                            By: Koll Development Company, LLC, a Delaware
Print Name:                                 limited liability company, its Sole Member
           ---------------------
                                            By: /s/ Koll Development Company, LLC
Print Title:                                   --------------------------------------------
            --------------------
                                            Name:
                                                 --------------
By:
   -----------------------------            Title:
                                                   ------------
Print Name:
           ---------------------

Print Title:
            --------------------            By: Land Securities Investors, Ltd., a Colorado limited
                                            partnership, its Co-Manager

                                            By: Sunset Management Services, Inc., a Colorado
                                            corporation, its General Partner

                                            By:  /s/ Sunset Management Services, Inc.
                                               --------------------------------------------

                                            Name:
                                                 --------------

                                            Title:
                                                   ------------
</TABLE>

                                       26
<PAGE>   27

                                ADDENDUM TO LEASE

                  This ADDENDUM is attached to, made a part of, incorporated
into and amends and supplements that certain Office Building Lease dated
February 4, 2000 (the "Lease"), by and between KOLL-LSI I, LLC, A DELAWARE
LIMITED LIABILITY COMPANY ("Landlord"), and HIGH SPEED ACCESS CORP., A DELAWARE
CORPORATION ("Tenant"). Landlord and Tenant agree that, notwithstanding anything
contained in the Lease to the contrary, the provisions set forth in this
Addendum will be deemed to be a part of the Lease and will supersede any
contrary provision in the Lease and shall prevail and control for all purposes.
All references in the Lease and this Addendum to the defined term "Lease" are to
be construed to mean the Lease as amended and supplemented by this Addendum.
Terms which are not defined in this Addendum have the meanings given to them in
the Lease. The paragraphs below are numbered consecutively with those in the
Lease.

40. OPTIONS TO EXTEND. As additional consideration for the covenants of Tenant
hereunder, Landlord hereby grants unto Tenant two options (each an "Option") to
extend the Term of the Lease for two (2) additional terms of five (5) years
(each an "Option Term"). The Option shall apply to all of the space currently
under Lease at the time such Option is exercised and shall be on the following
terms and conditions:

         A. Written notice (each "Tenant's Notice") of Tenant's interest in
exercising the applicable Option shall be given to Landlord (i) as to the first
Option Term, no earlier than twelve (12) months and no later than nine (9)
months prior to the expiration of the initial Term of the Lease; and (ii) as to
the second Option Term, no earlier than twelve (12) months and no later than
nine (9) months prior to the expiration of the first Option Term. Not later than
thirty (30) days after receiving Tenant's Notice, Landlord shall give to Tenant
notice of the rental rate applicable during the applicable Option Term, in
accordance with subparagraph E below ("Landlord's Notice").

         B. Tenant shall have fifteen (15) days following Tenant's receipt of
Landlord's Notice within which to exercise the then applicable Option by
delivering written notice of such exercise to Landlord under the rental rate set
forth in Landlord's Notice. If Tenant timely exercises the then applicable
Option, the Lease shall be deemed extended and thereafter the parties shall
execute an amendment to the Lease setting forth the terms of the extension.

         C. Unless Landlord is timely notified by Tenant in accordance with
subparagraphs A and B above, it shall be conclusively deemed that Tenant does
not desire to exercise an Option, and the Lease shall expire in accordance with
its terms, at the end of the initial Term of the Lease (or the first Option
Term, as applicable).

         D. Tenant's right to exercise an Option shall be conditioned on: (i)
Tenant's not being in default under the Lease at the time of exercise of the
then applicable Option or at the time of the commencement of the applicable
Option Term; and (ii) Tenant's not having subleased more than twenty-five
percent (25%) of the Premises or assigned its interest under the Lease as of the
commencement of the applicable Option Term or having vacated more than
twenty-five percent (25%) of the Premises.

         E. The Options granted hereunder shall be upon the terms and conditions
contained in the Lease except that there shall be no further option to extend
the term of the Lease beyond the second Option Term and except that the rental
to be paid by Tenant to Landlord during each such Option Term shall be the
comparable renewal rate for comparable renewal space in first-class office
buildings in the Jefferson Corporate Center as of the date of Landlord's Notice,
but in no event shall the rental rate be less than the rent (including Base
Rent, Tenant's Percentage of Operating Expenses) which Tenant is paying
immediately prior to the commencement of the then applicable Option Term.

         F. After exercise of the second Option above described, there shall be
no further rights on the part of Tenant to extend the term of the Lease.

41. LETTER OF CREDIT. Tenant shall provide to Landlord, no later than five (5)
business days after mutual execution of this Lease, a clean, unconditional,
irrevocable letter of credit from a lending institution reasonably acceptable to
Landlord in the form attached hereto as Exhibit "I" (the "Letter of Credit") as
a guaranty and security for the performance of Tenant's obligations under this
Lease on the following terms and conditions:

                  A. It is understood and agreed that the Letter of Credit, or a
renewal or substitute therefor approved by Landlord, shall be kept in effect
from the date of execution of this Lease through the date that is thirty-six
months after the Commencement Date (the "LC Termination Date") in the form
attached hereto as Exhibit "I" or in form otherwise approved by Landlord. The
initial Letter of Credit shall be in the amount of $225,000.00 and shall
increase to $750,000.00 on May 1, 2000 (the "LC Maximum"). Eighteen (18) months
following the Commencement Date, if the Letter of Credit has not been presented
for payment in accordance with this paragraph, the LC Maximum shall be decreased
by $375,000.00 (resulting in the Letter of

<PAGE>   28
Credit in the amount of $375,000.00); if the Letter of Credit has not been
presented for payment in accordance with this paragraph thirty-six (36) months
following the Commencement Date, the LC Maximum shall be reduced by an
additional $375,000.00 (resulting in a Letter of Credit in the amount of $0.00).
The foregoing reductions shall not be applicable if and so long as Tenant is the
subject of a proceeding under any provision of federal or state law relating to
insolvency, bankruptcy, or reorganization at the time. If the Letter of Credit
would otherwise expire prior to the LC Termination Date, Tenant shall present
Landlord with an extension or renewal of the initial Letter of Credit, or a
substitute Letter of Credit in the same form as Exhibit "I" in the then required
amount no later than ten (10) business days prior to the expiration date of such
initial Letter of Credit, from a lending institution subject to Landlord's
reasonable approval; such extension, renewal or substitute Letter of Credit
shall be effective no later than the day prior to the expiration of the initial
Letter of Credit and shall continue in effect for not less than the period
ending with the LC Termination Date and shall be in the amount provided above.
Tenant agrees that in an event of default by Tenant, Landlord shall have a right
to present the Letter of Credit (or the renewal, extension or substitute) for
payment, with amounts received to be held and applied in accordance with
subparagraph B below. Any failure of Tenant to provide Landlord with an
extension, renewal or substitute Letter of Credit, as required hereunder, shall
be deemed an event of default under the Lease and Landlord shall have a right to
present the Letter of Credit in accordance with the foregoing provision. If the
Letter of Credit has not been presented for payment in accordance with this
Section on or before the LC Termination Date, Landlord shall return the Letter
of Credit to Tenant within ten (10) days after the LC Termination Date. Tenant
agrees that in the event of any transfer or mortgage, Landlord shall have the
right to transfer the Letter of Credit or substitute to the transferee or
mortgagee (and Tenant shall pay any costs or fees charged by the issuer to
permit such transfer), and if the Letter of Credit has been transferred, Tenant
shall look solely to such transferee for the return of the Letter of Credit (or
substitute). Landlord shall give written notice to Tenant of transfer of
Landlord's interest resulting in transfer of the Letter of Credit. Landlord
shall deliver the then-current effective Letter of Credit to Tenant upon receipt
of any conforming renewal or substitute Letter of Credit provided in accordance
with this Paragraph and cooperate with the issuing bank to effect the release of
such then-current effective Letter of Credit.

                  B. If an event of default occurs or this Lease is terminated,
Landlord may use, apply or retain all or any portion of the amounts received
under the Letter of Credit, if any, for the payment of any rent or other charge
in default or for the payment of any other sum to which Landlord may become
obligated by reason of Tenant's default, or to compensate Landlord for any loss
or damage which Landlord may suffer thereby . Sixty (60) days following the
later of the expiration of the Lease or Tenant's vacation of the Premises, any
amounts drawn upon the Letter of Credit that are not applied for payment of
amounts in accordance with the foregoing provision shall be returned to Tenant,
without payment of interest.

                  C. Landlord and Tenant agree that the annual fees charged by
the lending institution issuing the Letter of Credit (or any renewal, extension,
or substitute therefor) shall be paid by Tenant.

42. GOLF MEMBERSHIP. Landlord agrees to pay on behalf of Tenant a one-time
initiation fee for one (1) Corporate Plus golf membership ("Membership") at Deer
Creek Golf Club at Meadow Ranch (which total price shall not exceed $13,000)
effective on the Commencement Date of the Lease. To the extent such membership
is assignable, Tenant hereby covenants and agrees to assign to Landlord the
Membership upon an event of default, the expiration or other early termination
of this Lease. This provision shall expressly survive the termination of the
Lease.

43. RIGHT OF FIRST REFUSAL. Landlord hereby grants to Tenant during the initial
Term of this Lease a right of refusal (the "Right of Refusal") to lease any
space in the next speculative office building to be constructed by Landlord in
the Jefferson Corporate Center (the "Refusal Space") on the following basis:

                  A. Tenant shall have five (5) business days after being
notified by Landlord, in writing, of Landlord's desire to accept an offer to
lease all or any part of the Refusal Space to a third party (which notice is
hereinafter referred to as "Landlord's Notice") within which to notify Landlord,
in writing, if Tenant desires to lease such space for the balance of the Term of
this Lease. Landlord's Notice shall include the economic terms and conditions of
such contemplated lease transaction with the third party. Tenant must exercise
the Right of Refusal with respect to all of the Refusal Space offered to Tenant
under the specific proposal and may not elect to lease only a portion thereof.

                  B. If Tenant elects to lease any portion of the Refusal Space
offered within the later of the first twelve (12) months of the initial Term, or
within six (6) months after the Refusal Space becomes "Available" (as such term
is hereafter defined), then such Refusal Space shall be leased to Tenant for the
balance of the Term of this Lease (the initial Term as extended pursuant to this
Lease), with the Base Rent calculated at the same rate per rentable square foot
as set forth herein, with Tenant's Percentage of Operating Expenses equitably
adjusted in light of the relative square footage of the speculative building
occupied by Tenant, and with the tenant improvement allowance equitably adjusted
in light of the balance of the Term remaining, but otherwise such space shall
generally be on the terms and conditions of this Lease. If Tenant exercises it's
Right of Refusal after the later of the first twelve (12) months of the initial
Term, or six (6) months after the Refusal Space becomes Available, then the Base
Rent and other terms of such occupancy shall be as set forth in Landlord's
Notice, and Landlord and Tenant shall execute either an amendment to this Lease
or a separate lease for the speculative office building to memorialize the basic
terms set forth
<PAGE>   29

in Landlord's Notice. For purposes of this Section 43, the term "Available"
shall mean the date on which Landlord actually breaks ground on construction of
the next speculative office building in the Jefferson Corporate Center.

                  C. If Tenant does not notify Landlord within such five (5)
business day period, it shall be conclusively presumed that Tenant does not
desire to exercise its Right of Refusal with respect to the Refusal Space
offered, and Landlord shall be free to lease such space to a third party. The
rights granted Tenant herein shall continue only so long as there is no uncured
event of default hereunder by Tenant. In the event of an assignment of the Lease
or a subletting or vacation of more than 25% of the Premises, Tenant's rights
under this Paragraph are null and void. Notwithstanding the foregoing, the right
granted in this section is personal to Tenant, is not assignable and may not be
exercised by any sublessee or assignee of Tenant, regardless of whether the
sublessee or assignee has been approved by Landlord.

44. RIGHT OF OFFER. Landlord hereby grants to Tenant during the Term of this
Lease (the initial Term as actually extended by Tenant pursuant to any extension
rights granted Tenant herein) a continuing right to offer to lease any space
that may become available for lease from time-to-time in the next speculative
office building contemplated for construction by Landlord in the Jefferson
Corporate Center (the "Offer Space"). Tenant shall have such right with respect
to the Offer Space on the following basis:

         A. Landlord agrees to notify Tenant as soon as the Offer Space is
         available for leasing by Tenant ("Landlord's Offer Notice"). Landlord
         shall also forward to Tenant with Landlord's Offer Notice any marketing
         or promotional materials, if any, Landlord has prepared with respect to
         the Offer Space. Tenant shall have ten (10) days after receipt of any
         such notice within which to notify Landlord if Tenant desires to lease
         the Offer Space, or the portion so offered, for the balance of the Term
         of Tenant's Lease hereunder (or such longer term as agreed to by
         Landlord and Tenant). If Tenant does not so notify Landlord within the
         ten (10) day period, it shall be conclusively deemed that Tenant does
         not desire to lease such space, Landlord shall be free to lease the
         Offer Space to anyone whom it desires (at a reasonable rate) and Tenant
         shall have no further rights with respect to such space until such
         space next becomes available for leasing to the public. Tenant's
         ongoing Right of Offer hereunder is hereby made expressly prior to all
         options and rights of extension, expansion, first offer and refusal in
         favor of other tenants in the speculative building who occupy less than
         5,000 rentable square feet of space in the speculative building.
         Tenant's ongoing Right of Offer hereunder is hereby made subject and
         subordinate to all options and rights of extension, expansion, first
         offer and refusal in favor of other tenants in the speculative building
         who occupy more than 5,000 rentable square feet of space in the
         speculative building.

         B. Landlord's Offer Notice shall set forth the following alternative
         terms applicable to the Offer Space: (i) the lease term, rental rate,
         operating expense ratio, parking allocations, tenant finish allowance,
         and all leasing concessions that Landlord intends to offer to a third
         party for lease of the Offer Space; and (ii) the rental rate, operating
         expense ratio and tenant finish allowance that Landlord is willing to
         make available to Tenant assuming that the term as to the Offer Space
         shall be coterminous with the balance of the Term under the Lease.
         Tenant's responsive notice, as referred to above, shall include
         Tenant's election of either (i) or (ii), with all other terms of the
         Lease being applicable to such Offer Space if Tenant exercises Tenant's
         right hereunder.

         C. The rights granted Tenant herein shall continue only so long as
         there is no event of default hereunder by Tenant. In the event of an
         assignment of the Lease or a subletting or vacation of more than 25% of
         the Premises, Tenant's rights under this Paragraph are null and void.
         Notwithstanding the foregoing, the rights granted in this section are
         personal to Tenant, are not assignable and may not be exercised by any
         sublessee or assignee of Tenant, regardless of whether the sublessee or
         assignee has been approved by Landlord. If Tenant elects to add the
         Offer Space to the Lease, Tenant will accept such space in its "as is"
         condition without any remodeling work or fix-up work being performed by
         Landlord, except as may be provided in Landlord's Offer Notice.

45. HEADQUARTERS PARCEL. Landlord and Tenant hereby acknowledge and agree that
Tenant may choose to locate its corporate headquarters within the Jefferson
Corporate Center and Tenant wants Landlord to designate an approximately 6 - 8
acre site (the "Headquarters Parcel") owned by Landlord within the Jefferson
Corporate Center for Landlord to construct Tenant's build-to-suit headquarters
building if Tenant elects to locate its headquarters in the Jefferson Corporate
Center in the future. The current designation of the Headquarters Parcel is
depicted as Site 5 on Exhibit "A-I" attached hereto. Landlord hereby grants
Tenant the following rights with respect to the Headquarters Parcel:

                  A. If during the initial Term of the Lease, Landlord intends
to develop the Headquarters Parcel (e.g. for a build to suit project for a third
party or as a speculative office building), then Landlord shall deliver written
notice to Tenant of such contemplated development of the Headquarters Parcel.
Tenant shall have thirty (30) days after receipt of such notice to negotiate an
agreement with Landlord (the form, terms and conditions of such agreement to be
mutually acceptable to both Landlord and Tenant) for Landlord to develop the
Headquarters Parcel for Tenant's use thereof.

<PAGE>   30

                  B. If Landlord and Tenant have not executed an agreement (in
form and content satisfactory to each) within the thirty (30) day period, then
Tenant shall be deemed to have waived the rights set forth herein with respect
to the that specific Headquarters Parcel, but Landlord agrees to select another
mutually agreed upon site within the Jefferson Corporate Center for Tenant's
proposed headquarters and Tenant and Landlord will execute an amendment to the
Lease evidencing such alternative headquarters location. In the event Tenant
waives or is deemed to have waived its rights under this Paragraph or the
initial Term has expired, thereafter, at the request of Landlord, Tenant shall
deliver a certificate to Landlord acknowledging such waiver or, if applicable,
that such right is no longer effective.

                  C. The rights granted Tenant herein shall continue only so
long as there is no uncured event of default hereunder by Tenant. The rights
granted in this section are personal to Tenant, are not assignable and may not
be exercised by any sublessee or assignee of Tenant, regardless of whether the
sublessee or assignee has been approved by Landlord.

<PAGE>   31

                      MASTER SITE PLAN FOR THE DEVELOPMENT

                                [To be supplied]

                                  EXHIBIT "A-I"

<PAGE>   32

                  SITE PLAN FOR THE PREMISES AND PARKING AREA

                                [To be supplied]

                                 EXHIBIT "A-II"

<PAGE>   33

                          FLOOR PLANS FOR THE BUILDING

                                [To be supplied]

                                 EXHIBIT "A-III"

<PAGE>   34

                   RENTABLE SQUARE FEET AND USABLE SQUARE FEET

         The term "Rentable Square Feet" as used in the Lease will be deemed to
include the "Rentable Area" of the Premises determined in accordance with the
Method for Measuring Floor Area in Office Buildings, ANSI Z65.1-1996 as attached
hereto as Schedule 1 to this Exhibit B (the "BOMA Standard"). Upon substantial
completion of the Building, Landlord and Tenant's architect shall calculate the
Rentable Area in the Premises pursuant to the BOMA Standard set forth herein.
Upon field confirmation of the Rentable Area in the Premises as set forth in the
BOMA Standard, Landlord and Tenant will execute the Notice and Confirmation of
Lease Terms in the form attached to this Lease as Exhibit D setting forth, among
other items, the Rentable Area in the Building and Premises, the Monthly Base
Rent and the Tenant Improvement Allowance. Upon field confirmation of the
Rentable Area as set forth herein and execution of the Notice and Confirmation
of Lease Terms, the Rentable Area, Monthly Base Rent, and Tenant Improvement
Allowance figures set forth in the Notice and Confirmation of Lease Terms shall
be agreed numbers and shall remain fixed for the balance of the Term.
Notwithstanding the foregoing, Tenant's Percentage as shown in Paragraph 1 of
the Lease is agreed to be as set forth in Subparagraph 1(g) of the Lease.

                                   EXHIBIT "B"

<PAGE>   35

                              WORK LETTER AGREEMENT

This WORK LETTER AGREEMENT ("Work Letter Agreement") is entered into as of the
4th day of February 2000, by and between KOLL-LSI I, LLC ("Landlord"), and HIGH
SPEED ACCESS CORP. ("Tenant").

                                R E C I T A L S :

A. Concurrently with the execution of this Work Letter Agreement, Landlord and
Tenant have entered into a lease (the "Lease") covering certain premises (the
"Premises") more particularly described in Exhibit "A" attached to the Lease.
All terms not defined herein have the same meaning as set forth in the Lease. To
the extent applicable, the provisions of the Lease are incorporated herein by
this reference.

B. In order to induce Tenant to enter into the Lease and in consideration of the
mutual covenants hereinafter contained, Landlord and Tenant agree as follows:

NOW WHEREFORE, in consideration of the foregoing and other good and valuable
consideration, the parties hereby acknowledge and agree as follows:

1. LANDLORD'S WORK AND TENANT IMPROVEMENTS.

         A. LANDLORD'S WORK. Landlord, at its sole cost and expense (i.e. not
deducted from the Tenant Improvement Allowance), shall construct the Building in
a good and workmanlike manner and substantially in accordance with plans (the
"Plans") dated June 30, 1999, and prepared by MOA Architects ("Landlord's
Work"). The Plans will not be modified without Tenant's reasonable prior written
consent, which consent may be given in the field during construction based on
discussions between the Contractor and Tenant's architect. Landlord shall
perform Landlord's Work in compliance with all applicable laws, rules and
regulations. In addition to the foregoing, Landlord's Work shall include the
following items:

o Landlord agrees to construct a concrete pad outside the Building in a location
reasonably acceptable to both Landlord and Tenant for Tenant's back up generator
together with two (2) four inch conduits from the concrete pad to the Building.

o Landlord agrees to provide cable (CATV) to the Building. All distribution
shall be at Tenant's sole cost and expense.

o Landlord will provide capacity for electric current to the Premises of at
least 5 watts per square foot in the Premises (exclusive of lighting fixtures
and HVAC) for normal office and business machines which operate on standard 110
voltage.

         B. TENANT IMPROVEMENTS. As used in the Lease and this Work Letter
Agreement, the term "Tenant Improvements" or "Tenant Improvement Work" means
those items of general tenant improvement construction shown on the Final Plans
(described in Paragraph 4 below), more particularly described in Paragraph 5
below.

2. WORK SCHEDULE. Attached hereto as Schedule 1 to this Exhibit C is the
schedule ("Work Schedule") which sets forth the timetable for the planning and
completion of the installation of the Tenant Improvements and the Commencement
Date of the Lease. The Work Schedule sets forth each of the various items of
work to be done or approval to be given by Landlord and Tenant in connection
with the completion of the Tenant Improvements. All plans and drawings required
by this Work Letter Agreement and all work performed pursuant thereto are to be
prepared and performed in accordance with the Work Schedule. Landlord may, from
time to time during construction of the Tenant Improvements, modify the Work
Schedule by written notice describing the change as Landlord reasonably deems
appropriate. If Tenant fails to approve the Work Schedule, as it may be modified
after discussions between Landlord and Tenant within five (5) business days
after the date the Work Schedule is first received by Tenant, the Work Schedule
shall be deemed to be approved by Tenant as submitted. Unless the Work Schedule
sets forth a different time schedule for Landlord to review and respond to any
item required to be submitted by Tenant to Landlord

                                   EXHIBIT "C"
                                   -----------
                                     Page 1

<PAGE>   36

hereunder, Landlord will respond to any Tenant submittal under this Work Letter
within five (5) business days after receipt of such item from Tenant.

3. CONSTRUCTION REPRESENTATIVES. Landlord hereby appoints the following
person(s) as Landlord's representative ("Landlord's Representative") to act for
Landlord in all matters covered by this Work Letter Agreement: Rob Gilmore with
Alan Fishman as a backup if Rob is not available.

Tenant hereby appoints the following person(s) as Tenant's representative
("Tenant's Representative") to act for Tenant in all matters covered by this
Work Letter Agreement: Richard Pulley.

All communications with respect to the matters covered by this Work Letter
Agreement are to made to Landlord's Representative or Tenant's Representative,
as the case may be, in writing in compliance with the notice provisions of the
Lease. Either party may change its representative under this Work Letter
Agreement at any time by written notice to the other party in compliance with
the notice provisions of the Lease.

4. TENANT IMPROVEMENT PLANS.

(a) PREPARATION OF SPACE PLANS. In accordance with the Work Schedule, Tenant
agrees to meet with its architect and/or space planner for the purpose of
promptly preparing preliminary space plans for the layout of Premises ("Space
Plans"). The Space Plans are to be sufficient to convey the architectural design
of the Premises and layout of the Tenant Improvements therein and are to be
submitted to Landlord in accordance with the Work Schedule for Landlord's
approval. If Landlord reasonably disapproves any aspect of the Space Plans,
Landlord will advise Tenant in writing of such disapproval and the reasons
therefor in accordance with the Work Schedule. Tenant will then submit to
Landlord for Landlord's approval, in accordance with the Work Schedule, a
redesign of the Space Plans incorporating the revisions reasonably required by
Landlord. Tenant agrees to use is best efforts to have the Space Plans finalized
and delivered to Landlord no later than February 10, 2000.

(b) PREPARATION OF FINAL PLANS. Based on the approved Space Plans, and in
accordance with the Work Schedule, Tenant's architect will prepare complete
architectural plans, drawings and specifications and complete engineered
mechanical, structural and electrical working drawings for all of the Tenant
Improvements for the Premises (collectively, the "Final Plans"). The Final Plans
will show: (a) the subdivision (including partitions and walls), layout,
lighting, finish and decoration work (including carpeting and other floor
coverings) for the Premises; (b) all internal and external communications and
utility facilities which will require conduiting or other improvements from the
base Building shell work and/or within common areas; and (c) all other
specifications for the Tenant Improvements. The Final Plans will be submitted to
Landlord no later than March 3, 2000, for its review, comment and/or approval.
If Landlord disapproves any aspect of the Final Plans based only on failure to
comply with applicable code requirements or any material inconsistency with the
Space Plans, Landlord's Work or the base building drawings, Landlord will advise
Tenant in writing of such disapproval and the reasons therefor within the time
frame set forth in the Work Schedule. In accordance with the Work Schedule,
Tenant will then cause its architect to redesign the Final Plans incorporating
the revisions requested by Landlord. Landlord and Tenant will follow this
process until Landlord signs the Final Plans to confirm its approval of the
Final Plans. Because Tenant's architect is preparing the Space Plan and Final
Plans, any delay in the preparation or approval of the Space Plan and/or Final
Plans (unless caused solely by Landlord's failure to timely respond as required
hereunder) shall be deemed Tenant Delay as set forth in Section 9 below.

(c) REQUIREMENTS OF TENANT'S FINAL PLANS. Tenant's Final Plans will include
locations and complete dimensions, and the Tenant Improvements, as shown on the
Final Plans, will: (i) be compatible with the Building shell and with the
design, construction and equipment of the Building; (ii) if not comprised of the
Building standards set forth in the written description thereof (the
"Standards"), then compatible with and of at least equal quality as the
Standards and approved by Landlord; (iii) comply with all applicable laws,
ordinances, rules and regulations of all governmental authorities having
jurisdiction, and all applicable insurance regulations; (iv) not require
Building service beyond the level normally provided to other office tenants and
will not overload the Building floors; and (v) be of a nature and quality
consistent with the overall objectives of Landlord for the Building, as
determined by Landlord acting reasonably, but which decision shall be made in
its sole and absolute discretion.

(d) SUBMITTAL OF FINAL PLANS. Once approved by Landlord and Tenant, Tenant's
architect will submit the Final Plans to the appropriate governmental agencies
for plan checking and the issuance of a building permit. Tenant's architect,
with

                                   EXHIBIT "C"
                                   -----------
                                     Page 2

<PAGE>   37

Landlord's reasonable approval, will make any changes to the Final Plans which
are requested by the applicable governmental authorities to obtain the building
permit. After approval of the Final Plans no further changes may be made without
the reasonable prior written approval of both Landlord and Tenant, and then only
after agreement by Tenant to pay any excess costs resulting from the design
and/or construction of such changes. Tenant hereby acknowledges that any such
changes will be subject to the terms of Paragraph 10 below.

(e) CHANGES TO SHELL OF BUILDING. If the Final Plans or any amendment thereof or
supplement thereto shall require changes in the Building shell (except for those
items of Landlord's Work set forth in Paragraph 1A above) , the increased cost
of the Building shell work caused by such changes will be paid for by Tenant or
charged against the "Allowance" described in Paragraph 5 below, and the
corresponding time delay will constitute Tenant Delay as defined in Section 9
below.

(f) WORK COST ESTIMATE AND STATEMENT. Prior to the commencement of construction
of any of the Tenant Improvements shown on the Final Plans, Landlord will submit
to Tenant a written estimate of the cost to complete the Tenant Improvement
Work, which written estimate will be based on the Final Plans taking into
account any modifications which may be required to reflect changes in the Final
Plans required by the City or County in which the Premises are located (the
"Work Cost Estimate"). Landlord will use reasonable efforts to ensure it
receives competitive bids for the Tenant Improvement Work. Tenant will either
approve the Work Cost Estimate or disapprove specific items and submit to
Landlord revisions to the Final Plans to reflect deletions of and/or
substitutions for such disapproved items. Submission and approval of the Work
Cost Estimate will proceed in accordance with the Work Schedule. Upon Tenant's
approval of the Work Cost Estimate (such approved Work Cost Estimate to be
hereinafter known as the "Work Cost Statement"), Landlord will have the right to
purchase materials and to commence the construction of the items included in the
Work Cost Statement pursuant to Paragraph 6 hereof. If the total costs reflected
in the Work Cost Statement exceed the Allowance described in Paragraph 5 below,
Tenant agrees to pay such excess, as additional rent, within five (5) business
days after Tenant's approval of the Work Cost Estimate. Throughout the course of
construction, any differences between the estimated Work Cost in the Work Cost
Statement and the actual Work Cost will be determined by Landlord and
appropriate adjustments and payments by Landlord or Tenant, as the case may be,
will be made within five (5) business days thereafter.

5. PAYMENT FOR THE TENANT IMPROVEMENTS.

(a) ALLOWANCE. Landlord hereby grants to Tenant a tenant improvement allowance
of $25.00 per Rentable Square Foot of the Premises (the "Allowance"). The
Allowance is to be used only for:

(i) Payment of the cost of preparing the Space Plans and the Final Plans,
including mechanical, electrical, plumbing and structural drawings and of all
other aspects necessary to complete the Final Plans, which amount will not
exceed $1.50 per rentable square foot in the Premises. The Allowance will not be
used for the payment of extraordinary design work not consistent with the scope
of the Standards (i.e., above-standard design work) or for payments to any other
consultants, designers or architects other than Landlord's architect and/or
Tenant's architect.

(ii) The payment of plan check, permit and license fees relating to construction
of the Tenant Improvements.

(iii) To the extent not provided by Landlord as a part of Landlord's Work, as
defined in Section 1 above, construction of the Tenant Improvements, including,
without limitation, the following:

         (aa) Installation within the Premises of all partitioning, doors, floor
         coverings, ceilings, wall coverings and painting, millwork and similar
         items;

         (bb) All electrical wiring, lighting fixtures, outlets and switches,
         and other electrical work necessary for the Premises;

         (cc) The furnishing and installation of all duct work, terminal boxes,
         diffusers and accessories necessary for the heating, ventilation and
         air conditioning systems within the Premises, including the cost of
         meter and key control for after-hour air conditioning;

                                   EXHIBIT "C"
                                   -----------
                                     Page 3

<PAGE>   38

         (dd) Any additional improvements to the Premises required for Tenant's
         use of the Premises including, but not limited to, odor control,
         special heating, ventilation and air conditioning, noise or vibration
         control or other special systems or improvements;

         (ee) All fire and life safety control systems such as fire walls,
         sprinklers, halon, fire alarms, including piping, wiring and
         accessories, necessary for the Premises;

         (ff) All plumbing, fixtures, pipes and accessories necessary for the
         Premises;

         (gg) Testing and inspection costs; and

         (hh) Fees for Landlord's tenant improvement coordinator in the amount
         of three percent (3%) of the actual Work Cost, and fees for the
         contractor including, but not limited to, fees and costs attributable
         to general conditions.

(iv) All other costs to be expended by Landlord in the construction of the
Tenant Improvements.

(b) EXCESS COSTS. The cost of each item referenced in Paragraph 5(a) above
(except for Landlord's Work) shall be charged against the Allowance. If the Work
Cost exceeds the Allowance, Tenant agrees to pay to Landlord such excess
including fees for the contractor and Landlord's standard three percent (3%) fee
for the tenant improvement coordinator associated with the supervision of such
excess work prior to the commencement of construction within five (5) business
days after invoice therefor (less any sums previously paid by Tenant for such
excess pursuant to the Work Cost Estimate). In no event will the Allowance be
used to pay for Tenant's furniture, artifacts, equipment, telephone systems or
any other item of personal property which is not affixed to the Premises, or for
any non-standard tenant improvements, which includes, but is not limited to,
raised floor computer rooms, labs, rooms with above-standard HVAC distribution,
and any other improvement that cannot be reused by 90% of the tenants in the
market, as reasonably determined by Landlord (hereafter "Special Items"). If
Tenant does not utilize all of the Allowance due to the inclusion of numerous
Special Items as part of the Tenant Improvements, then Landlord will meet with
Tenant, in a good faith manner, to discuss the possibility of receiving a credit
against the unused portion of the Allowance to be applied against the cost of
the Special Items.

(c) CHANGES. If, after the Final Plans have been prepared and the Work Cost
Statement has been established, Tenant requires any changes or substitutions to
the Final Plans, any additional costs related thereto including fees for the
contractor and Landlord's standard three percent (3%) fee for the tenant
improvement coordinator associated with the supervision of such changes or
substitutions are to be paid by Tenant to Landlord prior to the commencement of
construction of the Tenant Improvements. Any changes to the Final Plans will be
approved by Landlord and Tenant in the manner set forth in Paragraph 4 above and
will, if necessary, require the Work Cost Statement to be revised and agreed
upon between Landlord and Tenant in the manner set forth in Subparagraph 4(f)
above. Landlord will have the right to decline Tenant's request for a change to
the Final Plans if such changes are inconsistent with the provisions of
Paragraph 4 above, or if the change would unreasonably delay construction of the
Tenant Improvements and the Commencement Date of the Lease.

(d) GOVERNMENTAL COST INCREASES. If increases in the cost of the Tenant
Improvements as set forth in the Work Cost Statement are due to requirements of
any governmental agency, Tenant agrees to pay Landlord the amount of such
increase including fees for the contractor and Landlord's standard five percent
(5%) fee for the tenant improvement coordinator associated with the supervision
of such additional work within five (5) days of Landlord's written notice;
provided, however, that Landlord will first apply toward any such increase any
remaining balance of the Allowance.

(e) UNUSED ALLOWANCE AMOUNTS. Any unused portion of the Allowance upon
completion of the Tenant Improvements will not be refunded to Tenant or be
available to Tenant as a credit against any obligations of Tenant under the
Lease unless Tenant has paid for excess costs as described in Subparagraphs
5(b), 5(c) or 5(d), in which case the unused Allowance may be applied toward
such excess cost amounts and paid to Tenant.

6. CONSTRUCTION OF TENANT IMPROVEMENTS. Until Landlord approves the Final Plans
and Tenant approves Work Cost Statement pursuant to the process set forth above,
Landlord will be under no obligation to cause the construction of any of the
Tenant Improvements. Following Tenant's approval of the Work Cost Statement
described in

                                   EXHIBIT "C"
                                   -----------
                                     Page 4

<PAGE>   39

Subparagraph 4(f) above and upon Tenant's payment of the total amount by which
such Work Cost Statement exceeds the Allowance, if any, Landlord's contractor
will commence and diligently proceed with the construction of the Tenant
Improvements, subject to Tenant Delays (as described above and in Paragraph 9
below) and Force Majeure Delays (as described in Paragraph 10 below).

7. FREIGHT/CONSTRUCTION ELEVATOR. Landlord will, if appropriate and necessary,
make the freight/construction elevator reasonably available to Tenant in
connection with initial decorating, furnishing and moving into the Premises.
Tenant agrees to pay for any after-hours staffing of the freight/construction
elevator, if needed.

8. COMMENCEMENT DATE AND SUBSTANTIAL COMPLETION.

(a) COMMENCEMENT DATE. The Term of the Lease will commence on the date (the
"Commencement Date") which is the earlier of: (i) the date Tenant moves into the
Premises to commence operation of its business in all or any portion of the
Premises (excluding occupancy by Tenant to fixture the Premises); or (ii) the
date the Tenant Improvements have been "substantially completed" (as defined
below); provided, however, that if substantial completion of the Tenant
Improvements is delayed as a result of any Tenant Delays described in Paragraph
9 below, then the Commencement Date as would otherwise have been established
pursuant to this Subparagraph 8(a)(ii) will be accelerated by the number of days
of such Tenant Delays. Notwithstanding any earlier Commencement Date, in no
event shall Tenant be obligated to pay Rent prior to August 1, 2000; provided
Tenant shall not be able to occupy the Premises (except to fixture the Premises)
for the conduct of Tenant's business prior to August 1, 2000.

(b) SUBSTANTIAL COMPLETION; PUNCH-LIST. For purposes of Subparagraph 8(a)(ii)
above, the Tenant Improvements will be deemed to be "substantially completed"
when Landlord's contractor certifies in writing to Landlord and Tenant that
Landlord: (a) is able to provide Tenant with reasonable access to the Premises;
(b) has substantially performed all of the Tenant Improvement Work required to
be performed by Landlord under this Work Letter Agreement, other than decoration
and minor "punch-list" type items and adjustments which do not materially
interfere with Tenant's access to or use of the Premises; and (c) has obtained a
temporary certificate of occupancy or other required equivalent approval from
the local governmental authority permitting occupancy of the Premises. Within
ten (10) days after receipt of such certificate from Landlord's contractor,
Tenant will conduct a walk-through inspection of the Premises with Landlord and
provide to Landlord a written punch-list specifying those decoration and other
punch-list items which require completion, which items Landlord will thereafter
diligently complete.

(c) DELIVERY OF POSSESSION. Landlord agrees to deliver possession of the
Premises to Tenant when the Tenant Improvements have been substantially
completed in accordance with Subparagraph (b) above. The parties estimate that
Landlord will deliver possession of the Premises to Tenant and the Term of this
Lease will commence on or before the estimated commencement date set forth in
the Work Schedule delivered to Tenant pursuant to Paragraph 2 above (the
"Projected Commencement Date"). Landlord agrees to use its commercially
reasonable efforts to cause the Premises to be substantially completed on or
before the Projected Commencement Date. Tenant agrees that if Landlord is unable
to deliver possession of the Premises to Tenant on or prior to the Projected
Commencement Date, the Lease will not be void or voidable, nor will Landlord be
liable to Tenant for any loss or damage resulting therefrom, but if such late
delivery is due to Landlord's fault or due to any Force Majeure Delay(s), then,
as Tenant's sole remedy, the Commencement Date and the Expiration Date of the
Term will be extended one (1) day for each day Landlord is delayed in delivering
possession of the Premises to Tenant. In the event that Landlord has not
delivered possession of the Premises to Tenant on or before December 31, 2000,
then Tenant shall have the right to terminate this Lease by delivering written
notice of termination within five (5) business days thereafter. If Tenant fails
to timely deliver the termination notice, then Tenant shall be deemed to have
waived its termination right granted herein. The December 31, 2000 date shall be
extended one day for each corresponding day of Force Majeure Delay and Tenant
Delay.

9. TENANT DELAYS. For purposes of this Work Letter Agreement, "Tenant Delays"
means any delay in the completion of the Tenant Improvements resulting from any
or all of the following: (a) Tenant's failure to timely perform any of its
obligations pursuant to this Work Letter Agreement, including any failure to
complete, on or before the due date therefor, any action item which is Tenant's
responsibility pursuant to the Work Schedule delivered by Landlord to Tenant
pursuant to this Work Letter Agreement; (b) Tenant's changes to Space Plans or
Final Plans after Landlord's approval thereof; (c) Tenant's request for
materials, finishes, or installations which are not reasonably available or
which are incompatible with the Standards; (d) any delay of Tenant in making
payment to Landlord for Tenant's share of the Work Cost; or (e) any other act or
failure to act

                                   EXHIBIT "C"
                                   -----------
                                     Page 5

<PAGE>   40

by Tenant, Tenant's employees, agents, architects, independent contractors,
consultants and/or any other person performing or required to perform services
on behalf of Tenant. Landlord will give Tenant written notice at such time(s)
that Landlord determines there is a Tenant Delay.

10. FORCE MAJEURE DELAYS. For purposes of this Work Letter, "Force Majeure
Delays" means any actual delay in the construction of the Tenant Improvements,
which is beyond the reasonable control of Landlord or Tenant, as the case may
be, as described in Paragraph 33 of the Lease.

IN WITNESS WHEREOF, the undersigned Landlord and Tenant have caused this Work
Letter Agreement to be duly executed by their duly authorized representatives as
of the date of the Lease.

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

HIGH SPEED ACCESS CORP.,                    KOLL-LSI I, LLC, a Delaware limited liability company
a Delaware corporation
                                            By: KDC-OC, LLC, a Delaware limited liability
By:                                         company, its Co-Manager
     ---------------------------
                                            By: Koll Development Company, LLC, a Delaware
Print Name:                                 limited liability company, its Sole Member
           ---------------------
                                            By:
Print Title:                                   ----------------
            --------------------
                                            Name:
                                                 --------------
By:
   -----------------------------            Title:
                                                   ------------
Print Name:
           ---------------------

Print Title:
            --------------------            By: Land Securities Investors, Ltd., a Colorado limited
                                            partnership, its Co-Manager

                                            By: Sunset Management Services, Inc., a Colorado
                                            corporation, its General Partner

                                            By:
                                               ----------------

                                            Name:
                                                 --------------

                                            Title:
                                                   ------------
</TABLE>

                                   EXHIBIT "C"
                                   -----------
                                     Page 6

<PAGE>   41

                                   EXHIBIT "C"
                                   -----------
                                     Page 7

<PAGE>   42

                                                                               1

                                  WORK SCHEDULE

                                   [Attached]

                                  SCHEDULE "1"
                                       to
                                   EXHIBIT "C"

<PAGE>   43

                                                                               1

                     NOTICE AND CONFIRMATION OF LEASE TERMS

To:

Date:

Re:  Lease dated _________________, 19__ (the "Lease"), between KOLL-LSI I, LLC,
     a Delaware limited liability company "Landlord", and "HIGH SPEED ACCESS
     CORP. Tenant, concerning those specific premises more particularly
     described in the Lease (the "Premises").

To Whom It May Concern:

In accordance with the subject Lease, we wish to advise and/or confirm as
follows:

1. That the Premises have been accepted by the Tenant as being substantially
complete in accordance with the subject Lease and that there is no known or
readily identifiable deficiency in construction except as may be indicated on
the "Punch-List" prepared by Landlord and Tenant, a copy of which is attached
hereto.

2. That the Tenant has possession of the subject Premises and acknowledges that
under the provisions of the Lease the Commencement Date is
_____________________, and the Term of the Lease will expire on _______________.

3. That in accordance with the Lease, rent commenced to accrue on ___________.

4. If the Commencement Date of the Lease is other than the first day of the
month, the first billing will contain a pro rata adjustment. Each billing
thereafter will be for the full amount of the monthly installment as provided
for in the Lease.

5. Rent is due and payable in advance on the first day of each and every month
during the Term of the Lease. Your rent checks should be made payable to
________________ at the following address: ___________________________.

6. The number of Rentable Square Feet within the Premises is _________ square
feet as determined by Landlord and Tenant's architect in accordance with the
terms of the Lease.

7. The number of Rentable Square Feet within the Building is ___________ square
feet as determined by Landlord and Tenant's architect in accordance with the
terms of the Lease.

8. As a result of the confirmation of the Rentable Area in the Building and the
Premises as set forth in Exhibit B to the Lease, the Monthly Base Rent pursuant
to Section 1(l) of the Lease is __________________________ and the Tenant
Improvement Allowance is __________________________ which Tenant Improvement
Allowance has been paid in full by Landlord.

                                   EXHIBIT "D"

<PAGE>   44

                                                                               2

                       LANDLORD:

                       KOLL-LSI I, LLC, a Delaware limited liability company

                       By: KDC-OC, LLC, a Delaware limited liability
                       company, its Co-Manager

                       By: Koll Development Company, LLC, a Delaware
                       limited liability company, its Sole Member

                       By:
                          ----------------

                       Name:
                            --------------

                       Title:
                              ------------

                       By: Land Securities Investors, Ltd., a Colorado limited
                       partnership, its Co-Manager

                       By: Sunset Management Services, Inc., a Colorado
                       corporation, its General Partner

                       By:
                          ----------------

                       Name:
                            --------------

                       Title:
                              ------------

                                   SAMPLE ONLY
                               [NOT FOR EXECUTION]

                                   EXHIBIT "D"

<PAGE>   45

                                                                               1

                        DEFINITION OF OPERATING EXPENSES

1. ITEMS INCLUDED IN OPERATING EXPENSES. The term "Operating Expenses" as used
in the Lease to which this Exhibit "E" is attached means: all costs and expenses
of operation and maintenance of the Building the Building Common Areas and a pro
rata share of the Development Common Areas (as such terms are defined in the
Lease), as determined by standard accounting practices, calculated assuming the
Building is ninety-five percent (95%) occupied, including the following costs by
way of illustration but not limitation, but excluding those items specifically
set forth in Paragraph 3 below:

(a) Real Property Taxes and Assessments (as defined in Paragraph 2 below) and
any taxes or assessments imposed in lieu thereof;

(b) any and all assessments imposed with respect to the Building pursuant to any
covenants, conditions and restrictions affecting the Development, the Common
Areas or the Building;

(c) water and sewer charges and the costs of electricity, heating, ventilating,
air conditioning and other utilities;

(d) utilities surcharges and any other costs, levies or assessments resulting
from statutes or regulations promulgated by any government or quasi-government
authority in connection with the use, occupancy or alteration of the Building or
the Premises or the parking facilities serving the Building or the Premises;

(e) costs of insurance obtained by Landlord, which Landlord will bid out at
least once every three years in an attempt to keep premiums competitive;

(f) waste disposal and janitorial services;

(g) labor;

(h) costs incurred in the management of the Building, including, without
limitation: (i) supplies, (ii) wages and salaries (and payroll taxes and similar
governmental charges related thereto) of employees used in the management,
operation and maintenance of the Building, (iii) Building management office
rental, supplies, equipment and related operating expenses, and (iv) a
management/administrative fee determined as a percentage of the annual gross
revenues of the Building exclusive of the proceeds of financing or a sale of the
Building and an administrative fee for the management of the Development Common
Area determined as a percentage of Development Common Area Operating Expenses;

(i) supplies, materials, equipment and tools including rental of personal
property used for maintenance;

(j) repair and maintenance of the elevators and the structural portions of the
Building, including the plumbing, heating, ventilating, air-conditioning and
electrical systems installed or furnished by Landlord;

(k)  maintenance, costs and upkeep of all parking and Development Common Areas;

(l) depreciation on a straight line basis and rental of personal property used
in maintenance;

(m) amortization on a straight line basis over the useful life [together with
interest at the Interest Rate on the unamortized balance] of all capitalized
expenditures which are: (i) reasonably intended to produce a reduction in
operating charges or energy consumption; or (ii) required under any governmental
law or regulation that was not applicable to the Building at the time it was
originally constructed; or (iii) for replacement of any Building equipment
needed to operate the Building at the same quality levels as prior to the
replacement which resulted, in Landlord's sole but reasonable opinion, from
Tenant's intensive use of the Premises;

(n) costs and expenses of gardening and landscaping;

                                   EXHIBIT "E"
                                   -----------
                                     Page 1

<PAGE>   46

                                                                               2

(o) maintenance of signs (other than signs of tenants of the Building);

(p) personal property taxes levied on or attributable to personal property used
in connection with the Building or the Common Areas;

(q) reasonable accounting, audit, verification, legal and other consulting fees;
and

(r) costs and expenses of repairs, resurfacing, repairing, maintenance,
painting, lighting, cleaning, refuse removal, security and similar items,
including appropriate reserves.

When calculating Operating Expenses for purposes of establishing Tenant's
Operating Expense Allowance, Operating Expenses shall not include Real Property
Taxes and Assessments attributable to special assessments, charges, costs, or
fees or due to modifications or changes in governmental laws or regulations
including, but not limited to, the institution of a split tax roll, and shall
exclude market-wide labor-rate increases due to extraordinary circumstances
including, but not limited to, boycotts and strikes and utility increases due to
extraordinary circumstances including, but not limited to, conservation
surcharges, boycotts, embargoes or other shortages.

2. REAL PROPERTY TAXES AND ASSESSMENTS. The term "Real Property Taxes and
Assessments", as used in this Exhibit "E", means: any form of assessment,
license fee, license tax, business license fee, commercial rental tax, levy,
charge, improvement bond, tax or similar imposition imposed by any authority
having the direct power to tax, including any city, county, state or federal
government, or any school, agricultural, lighting, drainage or other improvement
or special assessment district thereof, as against any legal or equitable
interest of Landlord in the Premises, Building, Common Areas or the Development
(as such terms are defined in the Lease), adjusted to reflect an assumption that
the Building is fully assessed for real property tax purposes as a completed
building ready for occupancy, including the following by way of illustration but
not limitation:

(a) any tax on Landlord's "right" to rent or "right" to other income from the
Premises or as against Landlord's business of leasing the Premises;

(b) any assessment, tax, fee, levy or charge in substitution, partially or
totally, of any assessment, tax, fee, levy or charge previously included within
the definition of real property tax, it being acknowledged by Tenant and
Landlord that assessments, taxes, fees, levies and charges may be imposed by
governmental agencies for such services as fire protection, street, sidewalk and
road maintenance, refuse removal and for other governmental services formerly
provided without charge to property owners or occupants. It is the intention of
Tenant and Landlord that all such new and increased assessments, taxes, fees,
levies and charges be included within the definition of "real property taxes"
for the purposes of this Lease;

(c) any assessment, tax, fee, levy or charge allocable to or measured by the
area of the Premises or other premises in the Building or the rent payable by
Tenant hereunder or other tenants of the Building, including, without
limitation, any gross receipts tax or excise tax levied by state, city or
federal government, or any political subdivision thereof, with respect to the
receipt of such rent, or upon or with respect to the possession, leasing,
operation, management, maintenance, alteration, repair, use or occupancy by
Tenant of the Premises, or any portion thereof but not on Landlord's other
operations;

(d) any assessment, tax, fee, levy or charge upon this transaction or any
document to which Tenant is a party, creating or transferring an interest or an
estate in the Premises; and/or

(e) any assessment, tax, fee, levy or charge by any governmental agency related
to any transportation plan, fund or system (including assessment districts)
instituted within the geographic area of which the Building is a part.

Notwithstanding the foregoing, if at any time after the Commencement Date, the
amount of Real Property Taxes and Assessments decreases, then for purposes of
all subsequent Lease Years, including the Lease Year in which such decrease in
Real Property Taxes and Assessments occurs, Tenant's Operating Expense Allowance
shall be decreased by an amount equal to such decrease in Real Property Taxes
and Assessments.

                                   EXHIBIT "E"
                                   -----------
                                     Page 2

<PAGE>   47

                                                                               3

3. ITEMS EXCLUDED FROM OPERATING EXPENSES. Notwithstanding the provisions of
Paragraphs 1 and 2 above to the contrary, "Operating Expenses" will not include:

(a) Landlord's federal, state or local income, franchise, inheritance or estate
taxes;

(b) any ground lease rental;

(c) costs incurred by Landlord for the repair of damage to the Building to the
extent that Landlord is reimbursed by insurance or condemnation proceeds or by
tenants, warrantors or other third persons;

(d) depreciation, amortization and interest payments, except as specifically
provided herein, and except on materials, tools, supplies and vendor-type
equipment purchased by Landlord to enable Landlord to supply services Landlord
might otherwise contract for with a third party, where such depreciation,
amortization and interest payments would otherwise have been included in the
charge for such third party's services, all as determined in accordance with
standard accounting practices;

(e) brokerage commissions, finders' fees, attorneys' fees, space planning costs
and other costs incurred by Landlord in leasing or attempting to lease space in
the Building;

(f) costs of a capital nature, including, without limitation, capital
improvements, capital replacements, capital repairs, capital equipment and
capital tools, all as determined in accordance with standard accounting
practices; provided, however, the capital expenditures set forth in Subparagraph
1(m) above will in any event be included in the definition of Operating
Expenses;

(g) interest, principal, points and fees on debt or amortization on any
mortgage, deed of trust or other debt encumbering the Building or the
Development;

(h) costs, including permit, license and inspection costs, incurred with respect
to the installation of tenant improvements for tenants in the Building
(including the original Tenant Improvements for the Premises), or incurred in
renovating or otherwise improving, decorating, painting or redecorating space
for tenants or other occupants of the Building, including space planning and
interior design costs and fees;

(i) attorneys' fees and other costs and expenses incurred in connection with
negotiations or disputes with present or prospective tenants or other occupants
of the Building; provided, however, that Operating Expenses will include those
attorneys' fees and other costs and expenses incurred in connection with
negotiations, disputes or claims relating to items of Operating Expenses,
enforcement of rules and regulations of the Building, and such other matters
relating to the maintenance of standards required of Landlord under the Lease;

(j) except for the administrative/management fees described in Subparagraph 1(h)
above, costs of Landlord's general corporate overhead;

(k) all items and services for which Tenant or any other tenant in the Building
is to reimburse Landlord (other than through operating expense pass-through
provisions);

(l) electric power costs for which any tenant directly contracts with the local
public service company;

(m) costs arising from Landlord's charitable or political contributions;

(n) transfer tax in connection with a sale of the Building; and

(o) costs arising from repair of defects in the original construction of the
Building.

                                   EXHIBIT "E"
                                   -----------
                                     Page 3

<PAGE>   48

                                                                               1

                      STANDARDS FOR UTILITIES AND SERVICES

The following standards for utilities and services are in effect. Landlord
reserves the right to adopt nondiscriminatory modifications and additions
hereto.

Subject to the terms and conditions of the Lease and provided Tenant remains in
occupancy of the Premises, Landlord will provide or make available the following
utilities and services:

1. Provide non-attended automatic elevator facilities Monday through Friday,
except holidays, from 8 a.m. to 6 p.m., and have one elevator available for
Tenant's use at all other times.

2. On Monday through Friday, except holidays, from 8 a.m. to 6 p.m. and on
Saturday from 8 a.m. to 12 Noon (and other times for a reasonable additional
charge to be fixed by Landlord), ventilate the Premises and furnish air
conditioning or heating on such days and hours, when in the reasonable judgment
of Landlord it may be required for the comfortable occupancy of the Premises.
The air conditioning system achieves maximum cooling when the window coverings
are extended to the full length of the window opening and adjusted to a 45o
angle upwards. Tenant acknowledges and agrees that Landlord will not be
responsible for room temperatures if Tenant does not (i) keep all window
coverings in the Premises extended to the full length of the window opening and
adjusted to a 45o angle upwards whenever the system is in operation; and (ii)
abide by all reasonable regulations and requirements which Landlord may
prescribe for the proper function and protection of said air conditioning
system. Tenant agrees not to connect any apparatus, device, conduit or pipe to
the chilled and hot water air conditioning supply lines of the Building without
Landlord's reasonable prior written approval. Tenant further agrees that neither
Tenant nor its servants, employees, agents, visitors, licensees or contractors
shall at any time enter the mechanical installations or facilities of the
Building or the Development or adjust, tamper with, touch or otherwise in any
manner affect said installations or facilities. The cost of maintenance and
service calls to adjust and regulate the air conditioning system will be charged
to Tenant if the need for maintenance work results from either Tenant's
adjustment of room thermostats or Tenant's failure to comply with its
obligations under this Exhibit, including keeping window coverings extended to
the full length of the window opening and adjusted to a 45o angle upwards. Such
work will be charged at hourly rates equal to then-current journeyman's wages
for air conditioning mechanics. Landlord acknowledges that the HVAC system for
the Building will allow for separate zone control based on separate 1,000 square
foot zones.

3. Landlord will make available to the Premises, 24 hours per day, seven days a
week, electric current as required by the Building standard office lighting and
fractional horsepower office business machines including copiers, personal
computers and word processing equipment in an amount not to exceed five (5)
watts per square foot per normal business day (exclusive of the lighting
fixtures and HVAC unit). Tenant agrees, should its electrical installation or
electrical consumption be in excess of the aforesaid quantity or extend beyond
normal business hours, to reimburse Landlord monthly for the measured
consumption at the average cost per kilowatt hour charged to the Building during
the period. If a separate meter is not installed at Tenant's cost, such excess
cost will be established by an estimate agreed upon by Landlord and Tenant, and
if the parties fail to agree, such cost will be established by an independent
licensed engineer selected in Landlord's reasonable discretion, whose fee shall
be shared equally by Landlord and Tenant. Tenant agrees not to use any apparatus
or device in, upon or about the Premises (other than standard office business
machines, personal computers and word processing equipment) which may in any way
increase the amount of such services usually furnished or supplied to said
Premises, and Tenant further agrees not to connect any apparatus or device with
wires, conduits or pipes, or other means by which such services are supplied,
for the purpose of using additional or unusual amounts of such services without
the written consent of Landlord. Should Tenant use the same to excess, the
refusal on the part of Tenant to pay upon demand of Landlord the amount
established by Landlord for such excess charge will constitute a breach of the
obligation to pay rent under this Lease and will entitle Landlord to the rights
therein granted for such breach. Tenant's use of electric current will never
exceed the capacity of the feeders to the Building, or the risers or wiring
installation and Tenants will not install or use or permit the installation or
use of any computer or electronic data processing equipment in the Premises
(except standard office business machines, personal computers and word
processing equipment) without the prior written consent of Landlord.

4. Water will be available in public areas for drinking and lavatory purposes
only, but if Tenant requires, uses or consumes water for any purpose in addition
to ordinary drinking and lavatory purposes, of which fact Tenant constitutes
Landlord to be the sole judge, Landlord may install a water meter and thereby
measure Tenant's water consumption for all purposes. Tenant agrees to pay
Landlord for the cost of the meter and the cost of the installation thereof and
throughout the duration of Tenant's occupancy Tenant will keep said meter and
installation equipment in good working order and repair at Tenant's own cost and
expense, in default of which Landlord may cause such meter and equipment to be
replaced or repaired and collect the cost thereof

                                   EXHIBIT "F"

<PAGE>   49

                                                                               2

from Tenant. Tenant agrees to pay for water consumed, as shown on such meter, as
and when bills are rendered, and on default in making such payment, Landlord may
pay such charges and collect the same from Tenant. Any such costs or expenses
incurred, or payments made by Landlord for any of the reasons or purposes
hereinabove stated will be deemed to be additional rent payable by Tenant and
collectible by Landlord as such.

5. Landlord will provide janitor service to the Premises, provided the same are
used exclusively as offices, and are kept reasonably in order by Tenant, and
unless otherwise agreed to by Landlord and Tenant no one other than persons
approved by Landlord shall be permitted to enter the Premises for such purposes.
If the Premises are not used exclusively as offices, they will be kept clean and
in order by Tenant, at Tenant's expense, and to the satisfaction of Landlord,
and by persons approved by Landlord. Tenant agrees to pay to Landlord the cost
of removal of any of Tenant's refuse and rubbish to the extent that the same
exceeds the refuse and rubbish usually attendant upon the use of the Premises as
offices.

6. Landlord reserves the right to stop service of the elevator, plumbing,
ventilation, air conditioning and electrical systems, when necessary, by reason
of accident or emergency or for repairs, alterations or improvements, when in
the judgment of Landlord such actions are desirable or necessary to be made,
until said repairs, alterations or improvements shall have been completed, and
Landlord will have no responsibility or liability for failure to supply elevator
facilities, plumbing, ventilating, air conditioning or electric service, when
prevented from so doing by strike or accident or by any cause beyond Landlord's
reasonable control, or by laws, rules, orders, ordinances, directions,
regulations or by reason of the requirements of any federal, state, county or
municipal authority or failure of gas, oil or other suitable fuel supply or
inability by exercise of reasonable diligence to obtain gas, oil or other
suitable fuel supply. It is expressly understood and agreed that any covenants
on Landlord's part to furnish any services pursuant to any of the terms,
covenants, conditions, provisions or agreements of this Lease, or to perform any
act or thing for the benefit of Tenant, will not be deemed breached if Landlord
is unable to furnish or perform the same by virtue of a strike or labor trouble
or any other cause whatsoever beyond Landlord's control.

                                   EXHIBIT "F"

<PAGE>   50

                                                                               1

                              ESTOPPEL CERTIFICATE

The undersigned, ________________________________________________ ("Tenant"),
hereby certifies to ______________________________________________ , as follows:

1. Attached hereto is a true, correct and complete copy of that certain lease
dated December ____, 1999, between KOLL-LSI I, LLC, a Delaware limited liability
company ("Landlord") and HIGH SPEED ACCESS CORP., a __________ ("Tenant") (the
"Lease"), regarding the premises located at ____________________________________
(the "Premises"). The Lease is now in full force and effect and has not been
amended, modified or supplemented, except as set forth in Paragraph 4 below.

2. The Term of the Lease commenced on ________________________________________,
19____ .

3. The Term of the Lease will expire on ___________________________________ ,
19_______.

4. The Lease has: (Initial one)

( ___________________________________________________________ ) not been
amended, modified, supplemented, extended, renewed or assigned.

( ___________________________________________________________ ) not been
amended, modified, supplemented, extended, renewed or assigned by the following
described terms or agreements, copies of which are attached hereto:

______________________________________________________________________________

______________________________________________________________________________

5. Tenant has accepted and is now in possession of the Premises.

6. Tenant and Landlord acknowledge that Landlord's interest in the Lease will be
assigned to and that no modification, adjustment, revision or cancellation of
the Lease or amendments thereto shall be effective unless written consent of
__________________________________________________ is obtained, and that until
further notice, payments under the Lease may continue as heretofore.

7. The amount of Monthly Base Rent is $ ________________________________ .

8. The amount of Security Deposit (if any) is $ __________________________ . No
other security deposits have been made except as follows:
______________________________________________________________________________.

9. Tenant is paying the full lease rental which has been paid in full as of the
date hereof. No rent or other charges under the Lease have been paid for more
than thirty (30) days in advance of its due date except as follows:
______________________________________________________________________________.

10. All work required to be performed by Landlord under the Lease has been
completed except as follows: _____________________________________.

11. There are no defaults on the part of the Landlord or Tenant under the Lease
except as follows: ____________________________________.

                                   EXHIBIT "G"

<PAGE>   51

                                                                               2

12. Neither Landlord nor Tenant has any defense as to its obligations under the
Lease and claims no set-off or counterclaim against the other party except as
follows: ______________________________.

13. Tenant has no right to any concession (rental or otherwise) or similar
compensation in connection with renting the space it occupies other than as
provided in the Lease except as follows: _______________________________.

All provisions of the Lease and the amendments thereto (if any) referred to
above are hereby ratified.

The foregoing certification is made with the knowledge that ___________________
 is relying upon the representations herein made in funding a loan to Landlord
in purchasing the Premises.

                                   EXHIBIT "G"

<PAGE>   52

                                                                               3

IN WITNESS WHEREOF, this certificate has been duly executed and delivered by the
authorized officers of the undersigned as of __________________________________,
19 ___.

TENANT:
                                                                               ,
-------------------------------------------------------------------------------
a
  -----------------------------------------------------------------------------

By:
   -----------------------------------------------
   Print Name:                                                  SAMPLE ONLY
              ------------------------------------
   Title:                                                   [NOT FOR EXECUTION]
         -----------------------------------------

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

                                   EXHIBIT "G"

<PAGE>   53

                                                                               1

                              RULES AND REGULATIONS

A. GENERAL RULES AND REGULATIONS. The following rules and regulations govern the
use of the Building and the Development Common Areas. Tenant will be bound by
such rules and regulations and agrees to cause Tenant's Authorized Users, its
employees, subtenants, assignees, contractors, suppliers, customers and invitees
to observe the same.

1. Except as specifically provided in the Lease to which these Rules and
Regulations are attached, no sign, placard, picture, advertisement, name or
notice may be installed or displayed on any part of the outside or inside of the
Building or the Development without the prior written consent of Landlord.
Landlord will have the right to remove, at Tenant's expense and without notice,
any sign installed or displayed in violation of this rule. All approved signs or
lettering on doors and walls are to be printed, painted, affixed or inscribed at
the expense of Tenant and under the direction of Landlord by a person or company
designated or approved by Landlord.

2. If Landlord objects in writing to any curtains, blinds, shades, screens or
hanging plants or other similar objects attached to or used in connection with
any window or door of the Premises, or placed on any windowsill, which is
visible from the exterior of the Premises, Tenant will immediately discontinue
such use. Tenant agrees not to place anything against or near glass partitions
or doors or windows which may appear unsightly from outside the Premises
including from within any interior Common Areas.

3. Tenant will not obstruct any sidewalks, halls, passages, exits, entrances,
elevators, escalators, or stairways of the Development. The halls, passages,
exits, entrances, elevators and stairways are not open to the general public,
but are open, subject to reasonable regulations, to Tenant's business invitees.
Landlord will in all cases retain the right to control and prevent access
thereto of all persons whose presence in the reasonable judgment of Landlord
would be prejudicial to the safety, character, reputation and interest of the
Development and its tenants, provided that nothing herein contained will be
construed to prevent such access to persons with whom any tenant normally deals
in the ordinary course of its business, unless such persons are engaged in
illegal or unlawful activities. No tenant and no employee or invitee of any
tenant will go upon the roof of the Building, except Tenant's engineer and/or
contractor for maintenance and repair of the satellite dish.

4. Tenant will not obtain for use on the Premises ice, drinking water, food,
food vendors, beverage, towel or other similar services or accept barbering or
bootblacking service upon the Premises, except at such reasonable hours and
under such reasonable regulations as may be fixed by Landlord. Landlord
expressly reserves the right to absolutely prohibit solicitation, canvassing,
distribution of handbills or any other written material, peddling, sales and
displays of products, goods and wares in all portions of the Development except
as may be expressly permitted under the Lease. Landlord reserves the right to
restrict and regulate the use of the common areas of the Development and
Building by invitees of tenants providing services to tenants on a periodic or
daily basis including food and beverage vendors. Such restrictions may include
limitations on time, place, manner and duration of access to a tenant's premises
for such purposes. Without limiting the foregoing, Landlord may require that
such parties use service elevators, halls, passageways and stairways for such
purposes to preserve access within the Building for tenants and the general
public.

5. Landlord reserves the right to require tenants to periodically provide
Landlord with a written list of any and all business invitees which periodically
or regularly provide goods and services to such tenants at the premises.
Landlord reserves the right to preclude all vendors from entering or conducting
business within the Building and the Development if such vendors are not listed
on a tenant's list of requested vendors.

6. Landlord reserves the right to exclude from the Building between the hours of
6 p.m. and 8 a.m. the following business day, or such other hours as may be
established from time to time by Landlord, and on Sundays and legal holidays,
any person unless that person is known to the person or employee in charge of
the Building or has a pass or is properly identified. Tenant will be responsible
for all persons for whom it requests passes and will be liable to Landlord for
all acts of such persons. Landlord will not be liable for damages for any error
with regard to the admission to or exclusion from the Building of any person.
Landlord reserves the right to prevent access to the Building in case of
invasion, mob, riot, public excitement or other commotion by closing the doors
or by other appropriate action.

                                   EXHIBIT "H"
                                   -----------
                                     Page 1

<PAGE>   54

                                                                               2

7. The directory of the Building or the Development will be provided exclusively
for the display of the name and location of tenants only and Landlord reserves
the right to exclude any other names therefrom.

8. All cleaning and janitorial services for the Development and the Premises
will be provided exclusively through Landlord, and except with the written
consent of Landlord, no person or persons other than those approved by Landlord
will be employed by Tenant or permitted to enter the Development for the purpose
of cleaning the same. Tenant will not cause any unnecessary labor by
carelessness or indifference to the good order and cleanliness of the Premises.

9. Landlord will furnish Tenant, free of charge, with two keys to each entry
door lock in the Premises. Landlord may make a reasonable charge for any
additional keys. Tenant shall not make or have made additional keys, and Tenant
shall not alter any lock or install any new additional lock or bolt on any door
of the Premises. Tenant, upon the termination of its tenancy, will deliver to
Landlord the keys to all doors which have been furnished to Tenant, and in the
event of loss of any keys so furnished, will pay Landlord therefor.

10. If Tenant requires telegraphic, telephonic, burglar alarm, satellite dishes,
antennae or similar services, it will first obtain Landlord's approval, and
comply with, Landlord's reasonable rules and requirements applicable to such
services, which may include separate licensing by, and fees paid to, Landlord.
Landlord will not charge Tenant a fee in excess of $1,200 per month for use of
such roof space per satellite dish.

11. Freight elevator(s) will be available for use by all tenants in the
Building, subject to such reasonable scheduling as Landlord, in its sole and
absolute discretion, deems appropriate. No equipment, materials, furniture,
packages, supplies, merchandise or other property will be received in the
Building or carried in the elevators except between such hours and in such
elevators as may be designated by Landlord. Tenant's initial move in and
subsequent deliveries of bulky items, such as furniture, safes and similar items
will, unless otherwise agreed in writing by Landlord, be made during the hours
of 6:00 p.m. to 6:00 a.m. or on Saturday or Sunday. Deliveries during normal
office hours shall be limited to normal office supplies and other small items.
No deliveries will be made which impede or interfere with other tenants or the
operation of the Building.

12. Tenant will not place a load upon any floor of the Premises which exceeds
the load per square foot which such floor was designed to carry and which is
allowed by law. Landlord will have the right to reasonably prescribe the weight,
size and position of all safes, heavy equipment, files, materials, furniture or
other property brought into the Building. Heavy objects will, if considered
necessary by Landlord, stand on such platforms as determined by Landlord to be
necessary to properly distribute the weight, which platforms will be provided at
Tenant's expense. Business machines and mechanical equipment belonging to
Tenant, which cause noise or vibration that may be transmitted to the structure
of the Building or to any space therein to such a degree as to be objectionable
to any tenants in the Building or Landlord, are to be placed and maintained by
Tenant, at Tenant's expense, on vibration eliminators or other devises
sufficient to eliminate noise or vibration. Tenant will be responsible for all
structural engineering required to determine structural load, as well as the
expense thereof. The persons employed to move such equipment in or out of the
Building must be reasonably acceptable to Landlord. Landlord will not be
responsible for loss of, or damage to, any such equipment or other property from
any cause, and all damage done to the Building by maintaining or moving such
equipment or other property will be repaired at the expense of Tenant.

13. Tenant will not use or keep in the Premises any kerosene, gasoline or
inflammable or combustible fluid or material other than those limited quantities
necessary for the operation or maintenance of office equipment. Tenant will not
use or permit to be used in the Premises any foul or noxious gas or substance,
or permit or allow the Premises to be occupied or used in a manner offensive or
objectionable to Landlord or other occupants of the Building by reason of noise,
odors or vibrations, nor will Tenant bring into or keep in or about the Premises
any birds or animals.

14. Tenant will not use any method of heating or air conditioning other than
that supplied by Landlord without Landlord's prior written consent.

15. Tenant will not waste electricity, water or air conditioning and agrees to
cooperate fully with Landlord to assure the most effective operation of the
Building's heating and air conditioning and to comply with any governmental
energy-saving rules, laws or regulations of which Tenant has actual notice, and
will refrain from attempting to adjust controls. Tenant will keep corridor doors
closed, and shall keep all window coverings pulled down.

                                   EXHIBIT "H"
                                   -----------
                                     Page 2

<PAGE>   55

                                                                               3

16. Landlord reserves the right, exercisable without notice and without
liability to Tenant, to change the name and street address of the Building.
Without the prior written consent of Landlord, which Landlord may deny with or
without cause, Tenant will not use the name, photograph or likeness of the
Building or the Development in connection with or in promoting or advertising
the business of Tenant except as Tenant's address.

17. Tenant will close and lock the doors of its Premises and entirely shut off
all water faucets or other water apparatus, and lighting or gas before Tenant
and its employees leave the Premises. Tenant will be responsible for any damage
or injuries sustained by other tenants or occupants of the Building or by
Landlord for noncompliance with this rule.

18. The toilet rooms, toilets, urinals, wash bowls and other apparatus will not
be used for any purpose other than that for which they were constructed and no
foreign substance of any kind whatsoever shall be thrown therein. The expense of
any breakage, stoppage or damage resulting from any violation of this rule will
be borne by the tenant who, or whose employees or invitees, break this rule.
Cleaning of equipment of any type is prohibited.

19. Tenant will not sell, or permit the sale at retail of newspapers, magazines,
periodicals, theater tickets or any other goods or merchandise to the general
public in or on the Premises. Tenant will not use the Premises for any business
or activity other than that specifically provided for in this Lease. Tenant will
not conduct, nor permit to be conducted, either voluntarily or involuntarily,
any auction upon the Premises without first having obtained Landlord's prior
written consent, which consent Landlord may withhold in its sole and absolute
discretion.

20. Tenant will not install any radio or television antenna, loudspeaker,
satellite dishes or other devices on the roof(s) or exterior walls of the
Building or the Development without Landlord's prior written consent. Tenant
will not interfere with radio or television broadcasting or reception from or in
the Development or elsewhere.

21. Except for the ordinary hanging of pictures and wall decorations, Tenant
will not mark, drive nails, screw or drill into the partitions, woodwork or
plaster or in any way deface the Premises or any part thereof, except in
accordance with the provisions of the Lease pertaining to alterations. Landlord
reserves the right to direct electricians as to where and how telephone and
telegraph wires are to be introduced to the Premises. Tenant will not cut or
bore holes for wires. Tenant will not affix any floor covering to the floor of
the Premises in any manner except as approved by Landlord. Tenant shall repair
any damage resulting from noncompliance with this rule.

22. [intentionally omitted]

23. Landlord reserves the right to exclude or expel from the Development any
person who, in Landlord's judgment, is intoxicated or under the influence of
liquor or drugs or who is in violation of any of the Rules and Regulations of
the Building.

24. Tenant will store all its trash and garbage within its Premises or in other
facilities provided by Landlord. Tenant will not place in any trash box or
receptacle any material which cannot be disposed of in the ordinary and
customary manner of trash and garbage disposal. All garbage and refuse disposal
is to be made in accordance with directions issued from time to time by
Landlord.

25. The Premises will not be used for lodging or for the storage of merchandise
held for sale to the general public, or for lodging or for manufacturing of any
kind, nor shall the Premises be used for any improper, immoral or objectionable
purpose. No cooking will be done or permitted on the Premises without Landlord's
consent, except the use by Tenant of Underwriters' Laboratory approved equipment
for brewing coffee, tea, hot chocolate and similar beverages shall be permitted,
and the use of a microwave oven for employees use will be permitted, provided
that such equipment and use is in accordance with all applicable federal, state,
county and city laws, codes, ordinances, rules and regulations.

26. Neither Tenant nor any of its employees, agents, customers and invitees may
use in any space or in the public halls of the Building or the Development any
hand truck except those equipped with rubber tires and side guards or such other
material-handling equipment as Landlord may approve. Tenant will not bring any
other vehicles of any kind into the Building.

                                   EXHIBIT "H"
                                   -----------
                                     Page 3

<PAGE>   56

                                                                               4

27. Tenant agrees to comply with all safety, fire protection and evacuation
procedures and regulations established by Landlord or any governmental agency.

28. Tenant assumes any and all responsibility for protecting its Premises from
theft, robbery and pilferage, which includes keeping doors locked and other
means of entry to the Premises closed.

29. To the extent Landlord reasonably deems it necessary to exercise exclusive
control over any portions of the Common Areas for the mutual benefit of the
tenants in the Building or the Development, Landlord may do so subject to
reasonable, non-discriminatory additional rules and regulations.

30. Landlord may prohibit smoking in the Building and may require Tenant and any
of its employees, agents, clients, customers, invitees and guests who desire to
smoke, to smoke within designated smoking areas within the Development.

31. Tenant's requirements will be attended to only upon appropriate application
to Landlord's asset management office for the Development by an authorized
individual of Tenant. Employees of Landlord will not perform any work or do
anything outside of their regular duties unless under special instructions from
Landlord, and no employee of Landlord will admit any person (Tenant or
otherwise) to any office without specific instructions from Landlord.

32. These Rules and Regulations are in addition to, and will not be construed to
in any way modify or amend, in whole or in part, the terms, covenants,
agreements and conditions of the Lease. Landlord may waive any one or more of
these Rules and Regulations for the benefit of Tenant or any other tenant, but
no such waiver by Landlord will be construed as a waiver of such Rules and
Regulations in favor of Tenant or any other tenant, nor prevent Landlord from
thereafter enforcing any such Rules and Regulations against any or all of the
tenants of the Development.

33. Landlord reserves the right to make such other and reasonable and
non-discriminatory Rules and Regulations as, in its judgment, may from time to
time be needed for safety and security, for care and cleanliness of the
Development and for the preservation of good order therein. Tenant agrees to
abide by all such Rules and Regulations herein above stated and any additional
reasonable and non-discriminatory rules and regulations which are adopted.
Tenant is responsible for the observance of all of the foregoing rules by
Tenant's employees, agents, clients, customers, invitees and guests.

B. PARKING RULES AND REGULATIONS. The following rules and regulations govern the
use of the parking facilities which serve the Building. Tenant will be bound by
such rules and regulations and agrees to cause its employees, subtenants,
assignees, contractors, suppliers, customers and invitees to observe the same:

1. Tenant will not permit or allow any vehicles that belong to or are controlled
by Tenant or Tenant's employees, subtenants, customers or invitees to be loaded,
unloaded or parked in areas other than those designated by Landlord for such
activities. No vehicles are to be left in the parking areas overnight and no
vehicles are to be parked in the parking areas other than normally sized
passenger automobiles, motorcycles and pick-up trucks. No extended term storage
of vehicles is permitted.

2. Vehicles must be parked entirely within painted stall lines of a single
parking stall.

3. All directional signs and arrows must be observed.

4. The speed limit within all parking areas shall be five (5) miles per hour.

5. Parking is prohibited: (a) in areas not striped for parking; (b) in aisles or
on ramps; (c) where "no parking" signs are posted; (d) in cross-hatched areas;
and (e) in such other areas as may be designated from time to time by Landlord
or Landlord's parking operator.

6. Landlord reserves the right, without cost or liability to Landlord, to tow
any vehicle if such vehicle's audio theft alarm system remains engaged for an
unreasonable period of time.

                                   EXHIBIT "H"
                                   -----------
                                     Page 4

<PAGE>   57

                                                                               5

7. Washing, waxing, cleaning or servicing of any vehicle in any area not
specifically reserved for such purpose is prohibited.

8. Landlord may refuse to permit any person to park in the parking facilities
who violates these rules with unreasonable frequency, and any violation of these
rules shall subject the violator's car to removal, at such car owner's expense.
Tenant agrees to use its best efforts to acquaint its employees, subtenants,
assignees, contractors, suppliers, customers and invitees with these parking
provisions, rules and regulations.

9. Parking stickers, access cards, or any other device or form of identification
supplied by Landlord as a condition of use of the parking facilities shall
remain the property of Landlord. Parking identification devices, if utilized by
Landlord, must be displayed as requested and may not be mutilated in any manner.
The serial number of the parking identification device may not be obliterated.
Parking identification devices, if any, are not transferable and any device in
the possession of an unauthorized holder will be void. Landlord reserves the
right to refuse the sale of monthly stickers or other parking identification
devices to Tenant or any of its agents, employees or representatives who
willfully refuse to comply with these rules and regulations and all unposted
city, state or federal ordinances, laws or agreements.

10. Loss or theft of parking identification devices or access cards must be
reported to the management office in the Development immediately, and a lost or
stolen report must be filed by the Tenant or user of such parking identification
device or access card at the time. Landlord has the right to exclude any vehicle
from the parking facilities that does not have a parking identification device
or valid access card. Any parking identification device or access card which is
reported lost or stolen and which is subsequently found in the possession of an
unauthorized person will be confiscated and the illegal holder will be subject
to prosecution.

11. All damage or loss claimed to be the responsibility of Landlord must be
reported, itemized in writing and delivered to the management office located
within the Development within ten (10) business days after any claimed damage or
loss occurs. Any claim not so made is waived. Landlord is not responsible for
damage by water or fire, or for the acts or omissions of others, or for articles
left in vehicles. In any event, the total liability of Landlord, if any, is
limited to Two Hundred Fifty Dollars ($250.00) for all damages or loss to any
car. Landlord is not responsible for loss of use.

12. The parking operators, managers or attendants are not authorized to make or
allow any exceptions to these rules and regulations, without the express written
consent of Landlord. Any exceptions to these rules and regulations made by the
parking operators, managers or attendants without the express written consent of
Landlord will not be deemed to have been approved by Landlord.

13. Landlord reserves the right, without cost or liability to Landlord, to tow
any vehicles which are used or parked in violation of these rules and
regulations.

14. Landlord reserves the right from time to time to modify and/or adopt such
other reasonable and non-discriminatory rules and regulations for the parking
facilities as it deems reasonably necessary for the operation of the parking
facilities.

                                   EXHIBIT "H"
                                   -----------
                                     Page 5

<PAGE>   58

                                                                               6

                               EXHIBIT I TO LEASE

                            FORM OF LETTER OF CREDIT

                              _______________, 1999

Koll-LSI I, LLC

      RE:  Letter of Credit No. ___________

Gentlemen:

      We hereby issue in your favor, at the request and for the account of HIGH
SPEED ACCESS CORP., a              , our irrevocable Letter of Credit in the
amount of $750,000.00 which is available against presentation of your sight
draft. The draft must be accompanied by:

      1. This Letter of Credit No. _____________; and

      2. A notarized certification signed as Authorized Signatory on behalf of
      Koll-LSI I, LLC, or an officer (or member if a limited liability company)
      or its transferee or assignee, stating essentially as follows:

                  "The undersigned Beneficiary is the owner of the property
         described in the Office Lease dated between Koll-LSI I, LLC, a Colorado
         limited liability company, as Landlord, and HIGH SPEED ACCESS CORP., a
         Delaware corporation, as Tenant (the "Lease"). The amount requested by
         the draft accompanying this statement is the amount to which
         Beneficiary is entitled under the terms of the Lease as a result of an
         Event of Default under the Lease and Beneficiary requests payment of
         the enclosed draft under the enclosed Letter of Credit."

         This Letter of Credit shall be subject to the Special Conditions set
forth on Schedule 1 to Exhibit I, such schedule being considered a part hereof
and incorporated herein by reference.

         We hereby agree that all drafts drawn under and in compliance with the
terms of this credit shall meet with honor upon presentation and delivery of
documents on or before 5:00 p.m., Denver time, ____________________, as
specified to the drawee, it being a condition of this Letter of Credit that it
shall be automatically extended for periods of at least one year from the
present and each future expiration date unless, at least sixty (60) days prior
to the relevant expiration date, we notify you, by certified mail, return
receipt requested, that we elect not to extend this Letter of Credit for any
additional period.

                                   [BANK]

                                   By:

                                   EXHIBIT "I"

<PAGE>   59

                                                                               7

                                     Title:

                                   EXHIBIT "I"

<PAGE>   60

                                                                               8

                             Schedule 1 to Exhibit I

                     To Letter of Credit No. ______________

         The Letter of Credit shall be governed by the following Special
Conditions:

         1. This Letter of Credit shall be governed by and construed in
accordance with the laws of the State of Colorado, including specifically, but
not limited to, C.R.S. Sections 4-5-101, et seq., entitled Uniform Commercial
Code -- Letters of Credit, as amended. The provisions of Uniform Customs and
Practice for Documentary Credits, I.C.C. Publication No. 500, 1983 Revision,
290, effective October 1, 1975, shall not be applicable to this Letter of
Credit.

         2. Issuer agrees that it may not defer honor beyond the close of the
first banking day after presentment of a sight draft drawn hereunder and
accompanying documents.

         3. This Letter of Credit shall be transferable and assignable, without
charge, to any person or entity who is the successor or assignee of
Beneficiary's interest under the Lease entered into on or about               ,
between Koll LSI I, LLC, a Delaware limited liability company, as Landlord, and
HIGH SPEED ACCESS CORP., a                . Such transfer shall be accomplished
by providing [BANK] with the appropriate transfer form and the original letter
of credit for endorsement; provided, however, that such transfer shall not be
subject to the approval of [BANK].

                                   EXHIBIT "I"

<PAGE>   61

                                                                               1

         EXHIBIT J TO LEASE

         FORM OF SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

This Instrument Prepared

By and After Recording

To Be Returned To:

Daniel Kohn, Esq.

Duane, Morris & Heckscher L.L.P.

227 West Monroe Avenue

Suite 3400

Chicago, Illinois 60606

             SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

         This Subordination, Non-Disturbance and Attornment Agreement
("AGREEMENT") is made as of this _____ day of __________________, 2000, by and
between HIGH SPEED ACCESS CORP., a Delaware corporation ("TENANT"), and CORUS
BANK, N.A. ("LENDER"), in Chicago, Illinois.

                                 R E C I T A L S

         A. Lender is the owner and holder of that certain Second Deed of Trust,
Security Agreement and Financing Statement dated as of January 15, 2000,
recorded with the Jefferson County Recorder's Office on January 19, 2000, as
Document No. F1006014 (the "DEED OF TRUST"), covering the land and building
commonly known as 10901 West Toller Drive, Littleton, Colorado 80127, and
legally described in EXHIBIT "A" attached hereto and incorporated herein (the
"PROPERTY"). The Deed of Trust and any and all other documents or instruments
related thereto, and all renewals, amendments, supplements, restatements,
extensions, and modifications thereof and thereto, are hereinafter collectively
referred to as the "LOAN DOCUMENTS".

         B. Tenant is the lessee of certain premises (the "DEMISED PREMISES")
constituting all of the Property, including all of the three (3) story office
building located thereon, such Demised Premises having a common address of 10901
West Toller Drive, Littleton, Colorado 80127, under and pursuant to provisions
of a certain Office Building Lease dated ________________, between Koll-LSI I,
LLC, a Delaware limited liability company ("LANDLORD"), and Tenant (said Lease
as the same may be hereafter modified, amended or extended from time to time is
hereinafter collectively referred to as the "LEASE").

         C. Lender has required the execution of this Agreement as a condition
of making such deed of trust loan to Landlord.

                                A G R E E M E N T

         For good and valuable consideration, receipt of which is hereby
acknowledged, the parties agree as follows:

         1. SUBORDINATION. The parties hereby agree that the Lease is and shall
at all times be subject and subordinate in all respects to the lien of the Deed
of Trust, to all indebtedness and obligations secured thereby, and to all
renewals, modifications, extensions, substitutions, rearrangements and
replacements thereof.

         2. NON-DISTURBANCE. Lender agrees that, subject to the terms and
conditions of this Agreement, if any action or proceeding is commenced by Lender
or at Lender's behest for the foreclosure of the Deed of Trust or the sale of
the Property or other realization under the Loan Documents, whether by
foreclosure, deed in lieu of foreclosure, power of sale, or in any other
proceedings made or brought to enforce the rights of Lender, or by any successor
to Lender, Tenant shall not be named as a party therein (unless required by law
to properly foreclose upon the Deed of Trust), and the sale of the Property in
any such action or

                                   EXHIBIT "J"

                                       1

<PAGE>   62

                                                                               2

proceeding and the exercise by Lender of any such action or proceeding and at
the time of its other rights under the Deed of Trust shall be made subject to
all rights of Tenant under the Lease, provided that at the time of any such
action or proceeding and at the time of any such sale or exercise of any such
other rights, Tenant shall not be declared in default, and no event shall have
occurred which with the giving of notice or passage of time or both could result
in a default, under any of the terms, covenants or conditions of the Lease on
Tenant's part to be observed or performed.

         3. ATTORNMENT. If the interests of the Landlord in the Property and
under the Lease or any portion thereof are acquired by Lender, whether by
purchase and sale, foreclosure, deed in lieu of foreclosure, power of sale, or
in any other proceeding made or brought to enforce the rights of Lender, or by
any successor to Lender, including without limitation any purchaser at a
foreclosure sale, Tenant shall be bound to Lender, its successors and assigns
under all of the terms, covenants and conditions of the Lease for the balance of
the term thereof, with the same force and effect as if they were named as
landlord under the Lease, and Tenant does hereby attorn to Lender, its
successors and assigns as its landlord, said attornment to be effective and
self-operative immediately upon Lender's or its successor's or assign's
succeeding to the interests of the Landlord in the Property and under the Lease,
without the execution of any other or further instruments on the part of any
party hereto. Tenant covenants and agrees from time to time to do all acts and
to execute all instruments as may reasonably be requested by Lender for the
purposes of fully carrying out and effectuating the purpose and intent of this
Agreement, whether by filing with any public office or agency or otherwise.

         4. LIMITATION ON LENDER'S LIABILITY. If Lender succeeds to the
interests of Landlord in the Property and under the Lease, Lender shall
thereupon be bound to Tenant under all of the terms, covenants and conditions of
the Lease, and Tenant shall, from and after Lender's succession to the interests
of Landlord, have the same rights and remedies against Lender for breach of the
Lease that Tenant would have had under the Lease against Landlord if Lender had
not succeeded to the interests of Landlord; provided, however, that Lender shall
not be: (a) liable for any act or omission of any prior landlord (including
without limitation Landlord); (b) subject to any offsets or defenses which
Tenant might have against any prior landlord (including without limitation
Landlord); (c) bound by any surrender, cancellation, agreement or modification
of the Lease made without the prior written consent of Lender; or (d) bound to
return Tenant's security deposit, if any, until such deposit has come into
Lender's (or such successor's) actual possession and Tenant would be entitled to
such security deposit under the Lease. Lender shall be bound by Tenant's payment
of no more than one (1) month's rent in advance under the Lease unless otherwise
approved by Lender.

         5. NO MODIFICATION. Tenant agrees that during the term of the Lease or
any extension thereof, Tenant will not enter into any amendment or modification
of the Lease and will not cancel or surrender the Lease without in any such
instance Lender's prior written consent.

         6. NO MERGER. Unless Lender shall otherwise expressly agree in writing,
fee title to the Property and the leasehold estate created by the Lease shall
not merge but shall remain separate and distinct, notwithstanding the union of
said estates either in Landlord, in Tenant or in any third party, by purchase,
assignment or in any other matter.

         7. REPRESENTATIONS AND WARRANTIES. Tenant hereby represents and
warrants to Lender that there has not been filed by or against Tenant a petition
in bankruptcy, voluntary or otherwise, any assignment for the benefit of
creditors, any petition seeking reorganization or arrangement under the
bankruptcy laws with respect to Tenant.

         8. NOTICE TO LENDER. Tenant shall give Lender copies of all written
notices and other written communications given by the Tenant to the Landlord
relating to (a) defaults on the part of the Landlord under the Lease, (b) any
violations of any ordinances, statutes, laws, rules, codes, regulations or
requirements of any governmental agency having jurisdiction over the Property,
and (c) any proposed or actual assignment or subletting of all or any portion of
the Demised Premises. Prior to pursuing any remedy available to Tenant under the
Lease, at law or in equity which Tenant may have as a result of any failure of
Landlord to perform or observe any covenant, condition, provision or obligation
to be performed or observed by Landlord under the Lease (any such failure
hereunder referred to as a "LANDLORD'S DEFAULT"), Tenant shall provide Lender
with a notice of Landlord's Default (the "TENANT'S NOTICE"), which notice may be
sent concurrently with any similar notice to Landlord, specifying the nature
thereof and the remedy which Tenant will elect under the terms of the Lease or
otherwise. Lender shall have thirty (30) days from the date of Tenant's Notice
(or such lesser time if an emergency exists), or such greater time period as
available to Landlord under the Lease, within which to commence to cure
Landlord's Default and diligently proceed to complete such cure at all times
thereafter. Tenant shall not pursue any remedy available to it as a result of
any Landlord's Default unless Lender fails to commence within the time period
set forth above or thereafter fails to diligently pursue a cure of any
Landlord's Default.

                                   EXHIBIT "J"

                                       2
<PAGE>   63

                                                                               3

         9. ACCESS. Notwithstanding the provisions of the Lease, if Tenant shall
not have provided Lender with access to the Demised Premises, and if access is
required to remedy such default, the period of time set forth in the Lease in
which to remedy same shall not commence until such access is provided to Lender.

         10. NOTICES. Notices shall be in writing and shall be given by personal
delivery, telecopier, followed by U.S. mail, overnight courier, or by mail
addressed as set forth below. Notice by personal delivery shall be deemed
effective upon the delivery of such notice to the party for whom it is intended
at the recipient's address. Notice by telecopier shall be deemed given when
confirmation has been received. Notice by overnight courier shall be deemed
effective twenty-four (24) hours after deposit with a commercial courier or
delivery service for overnight delivery within the United States, or on the
second (2nd) business day after deposit with an international second day
delivery service (as applicable). Notice by mail shall be made by certified or
registered mail, return receipt requested, postage prepaid, properly stamped,
sealed and addressed, and shall be deemed effective on the second (2nd) business
day after deposit in the United States mail. Either party may give notice of any
change of address in accordance with the notice procedures described herein.

         TO TENANT:                 High Speed Access Corp.

                                    ------------------------------

         With a copy to:
                                    ------------------------------

                                    ------------------------------

         TO LENDER:                 Corus Bank, N.A.

                                    10 South Riverside Plaza

                                    Chicago, Illinois 60606

                                    Attention: James Dow

         With a copy to:            Duane, Morris & Heckscher L.L.P.

                                    227 West Monroe Avenue, Suite 3400

                                    Chicago, Illinois  60606

                                    Attention: Daniel Kohn, Esq.

         and to:                    Corus Bank, N.A.

                                    3959 North Lincoln Avenue

                                    Chicago, Illinois  60613

                                    Attention: Joel Solomon, Esq.

         11. INTERPRETATION. Whenever possible each provision of this Agreement
shall be interpreted in such manner as to be effective and valid under
applicable law, but if any provision of this Agreement shall be prohibited or
invalid under such law, such provision shall be ineffective only to the extent
of such prohibition or invalidity, without invalidating the remainder of said
document.

         12. GOVERNING LAW; LITIGATION. The creation, perfection, priority and
enforcement of the lien created by this Agreement shall be governed by and
constructed in accordance with the laws of the State of Colorado and in all
other respects this Agreement shall be governed by the internal laws of the
State of Illinois without regard to principles of conflicts of laws. TO THE
EXTENT PERMITTED BY LAW, TENANT HEREBY EXPRESSLY AND IRREVOCABLY SUBMITS TO THE
JURISDICTION OF THE COURTS OF THE STATE OF ILLINOIS AND ANY FEDERAL COURT
SITTING IN CHICAGO, ILLINOIS, OR, AT THE SOLE OPTION OF LENDER, IN ANY OTHER
COURT IN WHICH LENDER SHALL INITIATE LEGAL OR EQUITABLE PROCEEDINGS AND WHICH
HAS SUBJECT MATTER

                                   EXHIBIT "J"

                                       3

<PAGE>   64

                                                                               4

JURISDICTION OVER THE MATTER IN CONTROVERSY, FOR THE PURPOSE OF ANY LITIGATION
BASED HEREON, OR ARISING OUT OF, UNDER OR IN CONNECTION WITH, THIS AGREEMENT, OR
ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER VERBAL OR WRITTEN)
OR ACTIONS OF LENDER OR TENANT, AND TENANT FURTHER IRREVOCABLY CONSENTS TO THE
SERVICE OF PROCESS BY CERTIFIED MAIL POSTAGE PREPAID, OR BY PERSONAL SERVICE
WITHIN OR WITHOUT THE STATE OF ILLINOIS. TENANT HEREBY EXPRESSLY AND IRREVOCABLY
WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, ANY OBJECTION WHICH IT MAY HAVE
OR HEREAFTER MAY HAVE TO THE LAYING OF VENUE OF ANY SUCH LITIGATION BROUGHT IN
ANY SUCH COURT REFERRED TO ABOVE AND ANY CLAIM THAT ANY SUCH LITIGATION HAS BEEN
BROUGHT IN AN INCONVENIENT FORUM.

         13. JURY WAIVER. TO THE MAXIMUM EXTENT PERMITTED BY LAW, TENANT AND
LENDER EACH HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL BY JURY OF ANY ACTION,
CAUSE OF ACTION, CLAIM, DEMAND, OR PROCEEDING ARISING UNDER OR WITH RESPECT TO
THIS AGREEMENT, OR IN ANY WAY CONNECTED WITH, RELATED TO, OR INCIDENTAL TO THE
DEALINGS OF TENANT AND LENDER WITH RESPECT TO THIS AGREEMENT, OR THE
TRANSACTIONS RELATED HERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER
ARISING, AND WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE. TO THE MAXIMUM
EXTENT PERMITTED BY LAW, TENANT AND LENDER EACH HEREBY AGREES THAT ANY SUCH
ACTION, CAUSE OF ACTION, CLAIM, DEMAND OR PROCEEDING SHALL BE DECIDED BY A COURT
TRIAL WITHOUT A JURY AND THAT TENANT OR LENDER MAY FILE A COPY OF THIS EXECUTED
AGREEMENT WITH ANY COURT OR OTHER TRIBUNAL AS WRITTEN EVIDENCE OF THE CONSENT OF
TENANT AND LENDER TO THE WAIVER OF ITS RIGHT TO TRIAL BY JURY.

         14. MISCELLANEOUS. This Agreement may not be amended or modified except
by an agreement in writing signed by the party to be charged. If any action or
proceeding is brought by any party against any other party arising from or
related to this Agreement or the Lease, the prevailing party shall be entitled
to recover its reasonable costs and attorneys' fees. This Agreement shall inure
to the benefit of and be binding upon the parties hereto, their heirs,
representatives, successors and assigns. Time is of the essence. This document
represents the entire agreement between the parties with respect to the subject
matter hereof and supersedes all prior agreements, representations and
covenants.

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the date first above written.

                                TENANT:

                                HIGH SPEED ACCESS CORP., a Delaware corporation

                                By:
                                   --------------------------------------------

                                Its:
                                    -------------------------------------------

                                             Duly Authorized

                                LENDER:

                                CORUS BANK, N.A.

                                By:
                                   --------------------------------------------

                                Its:
                                    -------------------------------------------

                                             Duly Authorized

STATE OF ___________       )

                                   EXHIBIT "J"

                                       4

<PAGE>   65

                                                                               5

                           )  SS.

COUNTY OF _________        )

         I, _______________________________, a Notary Public in and for said
County in the State aforesaid, do hereby certify that
______________________________________, ______________ of High Speed Access
Corp., a Delaware corporation, personally known to me to be the same person
whose name is subscribed to the foregoing instrument, appeared before me this
day in person and acknowledged that he/she signed and delivered such instrument
as his/her own free and voluntary act and as the free and voluntary act of said
corporation, for the uses and purposes set forth therein set forth.

         Given under my hand and notarial seal this ____ day of
________________, 2000.

                                          -------------------------------------

                                          Notary Public

STATE OF ILLINOIS          )

                           )  SS.

COUNTY OF _________        )

         I, __________________________, a Notary Public in and for said County
in the State aforesaid, do hereby certify that __________________________, the
____________________________ of CORUS BANK, N.A. (the "BANK"), who is personally
known to me to be the same person whose name is subscribed to the foregoing
instrument as such __________________, appeared before me this day in person and
acknowledged that he/she signed and delivered the said instrument as his/her own
free and voluntary act and as the free and voluntary act of said Bank, for the
uses and purposes therein set forth.

         Given under my hand and notarial seal this ____ day of ______________,
2000.

                                          -------------------------------------

                                          Notary Public

                                   EXHIBIT "J"

                                       5<PAGE>   1

                                                                    EXHIBIT 10.6

                       FOREST GREEN CORPORATE OFFICE PARK

                                    ORMSBY I

                              OFFICE BUILDING LEASE

                                 BY AND BETWEEN

                          FAULKNER HINTON/ORMSBY I LLC
                    A KENTUCKY LIMITED LIABILITY CORPORATION
                                   ("LESSOR")

                                       AND

                             HIGH SPEED ACCESS CORP.
                             A DELAWARE CORPORATION
                                   ("LESSEE")

                             DATED FEBRUARY 26, 2000

<PAGE>   2

                                TABLE OF CONTENTS

                              OFFICE BUILDING LEASE

                               ------------------

<TABLE>
<CAPTION>
                                                                                                       PAGE
<S>                <C>                                                                                 <C>
ARTICLE I         -   BASIC LEASE PROVISIONS AND LEASE OF PREMISES.....................................  1

ARTICLE II        -   TERM AND POSSESSION............................................................... 3

ARTICLE III       -   RENT.............................................................................. 4

ARTICLE IV        -   SECURITY DEPOSIT.................................................................. 6

ARTICLE V         -   OCCUPANCY AND USE................................................................. 7

ARTICLE VI        -   UTILITIES AND OTHER BUILDING SERVICES............................................. 7

ARTICLE VII       -   REPAIRS, MAINTENANCE, ALTERATIONS,

                      IMPROVEMENTS AND FIXTURES......................................................... 8

ARTICLE VIII      -   FIRE OR OTHER CASUALTY INSURANCE.................................................. 9

ARTICLE IX        -   EMINENT DOMAIN................................................................... 10

ARTICLE X         -   LIENS............................................................................ 10

ARTICLE XI        -   RENTAL, PERSONAL PROPERTY AND OTHER TAXES........................................ 10

ARTICLE XII       -   ASSIGNMENT AND SUBLETTING........................................................ 10

ARTICLE XIII      -   SUBORDINATION, NON-DISTURBANCE & ATTORNMENT.......................................11

ARTICLE XIV       -   ABANDONMENT.......................................................................11

ARTICLE XV        -   DEFAULTS AND REMEDIES............................................................ 11

ARTICLE XVI       -   LETTER OF CREDIT................................................................. 12

ARTICLE XVII      -   HAZARDOUS SUBSTANCES............................................................. 12

ARTICLE XVIII     -   NOTICE AND PLACE OF PAYMENT...................................................... 13

ARTICLE XIX       -   MISCELLANEOUS GENERAL PROVISIONS................................................. 13

EXHIBIT A         -        SITE PLAN

EXHIBIT B         -        LEGAL DESCRIPTION

EXHIBIT C         -        FLOOR PLAN OF PREMISES

EXHIBIT D         -        DESCRIPTION OF LESSOR'S WORK

EXHIBIT E         -        GREENWAYS PLAN

EXHIBIT F         -        LEASEHOLD IMPROVEMENTS

EXHIBIT G         -        ACCEPTANCE OF PREMISES AMENDMENT

EXHIBIT H         -        RULES AND REGULATION

EXHIBIT I         -        SUBORDINATION, NON-DISTURBANCE & ATTORNMENT AGREEMENT
</TABLE>

<PAGE>   3

                       FOREST GREEN CORPORATE OFFICE PARK

                                    ORMSBY I

                                      LEASE

                                     BETWEEN

                      FAULKNER HINTON/ORMSBY I, LLC, LESSOR

                                       AND

                         HIGH SPEED ACCESS CORP., LESSEE

This Lease is entered into and made this 26th day of February, 2000, by and
Faulkner Hinton/Ormsby I, LLC, a Kentucky Limited Liability Corporation herein
called "Lessor", and High Speed Access Corp., a Delaware Corporation, herein
called "Lessee".

                                   WITNESSETH

     WHEREAS Lessor is desirous of leasing the Premises, more fully described
hereinafter, to Lessee; and

     WHEREAS Lessee is desirous of leasing the Premises, more fully described
hereinafter, from Lessor; and

     WHEREAS both parties to this Lease have fully reviewed, understand and
accept all provisions of this Lease; and

     WHEREAS, for good and valuable consideration, the receipt of which is
hereby acknowledged, the parties hereto agree as follows:

                                    ARTICLE I
                  BASIC LEASE PROVISIONS AND LEASE OF PREMISES

1.01 BASIC LEASE PROVISIONS. The basic terms of this Lease are known as the
"Basic Lease Provisions," which are set forth below:

<TABLE>
         <S>                                                  <C>
         A.   Project Name and Address:                       Ormsby I
                                                              Forest Green Corporate Office Park
                                                              Hurstbourne Parkway
                                                              Louisville, Kentucky 40223

              Premises Location:                              1st Floor, Suite 100
                                                              2nd Floor, Suite 200
                                                              3rd Floor, Suite 300
                                                              4th Floor, Suite 405

         B.   Total Rentable Area in the Building:            150,642 Rentable Square Feet

              Total Rentable Area of the Premises:            Suite 100 - 22,593 Rentable Square Feet
                                                              Suite 200 - 24,924 Rentable Square Feet
                                                              Suite 300 - 25,828 Rentable Square Feet
                                                              Suite 405 - 10,321 Rentable Square Feet
                                                              Total     - 83,666 Rentable Square Feet

              Pro Rata Occupancy:                             55.54%

         C.   Initial Term of the Lease shall be:             Seven (7) Years  beginning  September  1,  2000,  subject  to
                                                              Article II, Paragraph 2.01

              Rent Commencement Dates:                        June 1, 2000 for Suite  100 and Suite  200;  July 1, 2000 for
                                                              Suite 300;  and  September 1, 2000 for Suite 405, all subject
                                                              to Article II, Paragraph 2.01

              Expiration Date:                                August 31,  2007 for all  Premises,  subject  to Article  II,
                                                              Paragraph 2.01

         D.   Initial Base Rent:                              $16.96 per Rentable Square Foot
                                                              $1,418,975.36 per Annum or $118,247.95 per Month
                                                              Subject to Article II Paragraph  2.02 & Article III Paragraph
                                                              3.01
</TABLE>

                                  Page 1 of 15
<PAGE>   4

<TABLE>
         <S>                                                  <C>
              Operating Expense Stop:                         $3.21 per Rentable Square Foot
                                                              $268,567.86 per Annum

              Net Rent Base:                                  $13.75 per Rentable Square Foot
                                                              $1,150,407.50 per Annum

         E.   Letter of Credit:                               $1,645,256.15  for the first year,  reducing  by  $411,314.04
                                                              each year thereafter

         F.   Security Deposit:                               $354,743.85  for the  Initial  Term and  $118,247.95  for the
                                                              Renewal Term

         G.   Acceptance Date:                                On or before March 1, 2000

         H.   Addresses for Notices and Payments:             TO LESSOR:

                                                              Faulkner Hinton/Ormsby I, LLC
                                                              c/o Faulkner Hinton & Associates, Inc.
                                                              P.O. Box 8060
                                                              Louisville, Kentucky 40257-8060

                                                                         - or by hand -

                                                              3991 Dutchmans Lane, Suite 400
                                                              Louisville, Kentucky 40207

                                                              TO LESSEE:

                                                              High Speed Access Corp.
                                                              4100 E. Mississippi Avenue, Suite 1150
                                                              Denver, Colorado 80246
                                                              Attn:  Rich Pulley

                                                              with a copy to:

                                                              John Hundley, Esq.
                                                              High Speed Access Corp.
                                                              1000 W. Ormsby Avenue
                                                              Louisville, Kentucky  40210

         I.   Renewal Term:                                   One seven  (7) year renewal.  (See First Addendum to Lease)

         J.   Ground Level Premises:                          Suite G125  containing  16,117  Rentable  Square  Feet.  (See
                                                              Second Addendum to Lease)

         K.   Roof Level Premises:                            250 usable square feet.  (See Third Addendum to Lease)
</TABLE>

                          - INTENTIONALLY LEFT BLANK -

                                                                     Lessor:
                                                                            ----
                                  Page 2 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   5

         1.02 LEASE OF PREMISES. Lessor, in consideration of the rents and
         covenants hereinafter set forth, does hereby demise, let and lease to
         Lessee, and Lessee does hereby hire, take and lease from Lessor, on the
         terms and conditions hereinafter set forth, the Premises described in
         Paragraph 1.03, to have and to hold the same, with all appurtenances,
         unto the Lessee for the term hereinafter specified.

         1.03 DESCRIPTION OF BUILDING, PREMISES AND COMMON AREAS. This Lease and
         the provisions contained herein define all rights of Lessee in and to
         the Building, Common Area, and Premises.

         A. THE BUILDING. The Building, known as Ormsby I, which shall house the
         Premises leased to Lessee, is one of two office buildings located in
         the Forest Green Corporate Office Park (the "Property"). The Forest
         Green Corporate Office park is situated on Hurstbourne Parkway at
         Dorsey Lane in Louisville, Kentucky. The Building consists of a six
         story general office building, parking area and other related
         improvements, all located generally as shown on the Site Plan attached
         hereto as Exhibit A. The approximate number of Rentable Square Feet in
         the Building as specified in Article I, Paragraph 1.01 of the Basic
         Lease Provisions. Any reference in this Lease to the term 'Building'
         shall include any office building, the Common Areas (as hereinafter
         defined) and the land described in the Legal Description attached
         hereto as Exhibit B, unless the context requires otherwise.

         B. THE PREMISES. The Premises shall be the demised areas within the
         Building outlined on the floor plan(s) attached hereto as Exhibit C.
         The approximate Rentable Square Feet of the Premises shall be as
         specified in Article I, Paragraph 1.01, subject to correction upon
         execution of the Acceptance of Premises Amendment. The Rentable Square
         Feet of both the Building and the Premises shall be evidenced by a
         certificate from an architect mutually acceptable to the parties. The
         method of determining Rentable Square Feet of the Premises and Rentable
         Square Feet of the Building shall be ANSI/BOMA Z65.1-1996. The Premises
         are known or are to be known by the suite number(s) specified in
         Article I, Paragraph 1.01 of the Basic Lease Provisions.

         C. THE COMMON AREAS. The Common Areas refers to the areas of the
         Building and the land which are designated for use in common by all
         lessees of the Building and their respective employees, agents,
         customers, invitees and others, and includes, by way of illustration
         and not limitation, entrances and exits, hallways and stairwells,
         elevators, rest rooms, side-walks, driveways, parking areas, landscaped
         areas, courtyards and any other areas as may be designated at any time
         by Lessor as part of the Common Areas of the Building. The Lessee, its
         employees, agents, customers, guests, and invitees, shall have a
         nonexclusive right to use and enjoy the Common Areas. Lessor may at any
         time close temporarily any Common Areas to make repairs or changes
         therein or to effect construction, repairs or changes within the
         Building and may do such other acts in and to the Common Areas as in
         Lessor's judgement may be desirable to improve the convenience thereof.

         1.04 THE GREENWAYS AREA. The term Greenways Area refers to the areas
         identified as Greenways on that Plat of record in Plat Book 44, Page
         16, in the office of the Clerk of Jefferson County, Commonwealth of
         Kentucky, as such plat is modified from time to time. The Greenways
         Area is currently as approximately indicated in Exhibit E. Lessor
         shall, during the term of this Lease, delegate to Lessee, its
         employees, agents, customers, guests, and invitees, Lessor's
         nonexclusive right, resulting from Lessor's status as the owner of the
         Building, to use and enjoy the Greenways Areas. Lessee, including its
         employees, agents, customers, guests, and invitees, hereby agree to
         abide by any and all rules and regulations the Forest Green Development
         Association, Inc. a Kentucky not-for-profit corporation, its successors
         or assign, may impose on Lessor.

         1.05 CHANGE IN PLANS. Notwithstanding any plan or specification
         provided for in this Lease, Lessor reserves the right to make minor
         changes or revisions to the Site Plan, to change or modify and add to
         or subtract from the size and dimension of the Building or any part
         thereof, the number, location and dimensions of buildings, any
         designated parking spaces, the number of floors in any building, the
         location, size and number of tenants' spaces, and the size, shape,
         location and arrangement of Common Areas, and to design and decorate
         any portion of the Building as Lessor desires. In the event the size of
         the Building is altered, modified or changed, the Rentable Area of the
         Building and Lessee's Pro Rata Occupancy as specified herein shall be
         adjusted to reflect the new area measurements, however, the Rentable
         Area of the Premises shall not materially change. The Building, Common
         Areas, and Site Plan are subject to minor change without notice, do not
         grant any easement rights to Lessee, do not obligate Lessor to
         construct any buildings shown other than the Building in which the
         Premises are located and are not to be construed as containing any
         representations or agreements by Lessor. In no event shall Lessor
         reduce the parking ratio below five (5) parking spaces for every 1,000
         usable square feet on floors 1 through 6 of the Building and the Future
         Building.

         1.06 APPLICABLE LAWS. Lessor shall construct and maintain the Building,
         Premises, and Common Areas in compliance with all applicable local,
         state, and federal codes, regulations and ordinances, including the
         Americans with Disabilities Act of 1990. The Building has been designed
         and constructed for a digital redundant telecommunications system,
         including a conduit for looped fiber optics and cable (CATV) to the
         Building with electrical service from a loop supplied by two separate
         substations. Upon receipt, Lessor shall provide Lessee with a copy of
         the Certificate of Occupancy evidencing compliance with said applicable
         local, state, and federal codes, regulations and ordinances.

                                   ARTICLE II
                               TERM AND POSSESSION

         2.01 COMMENCEMENT AND EXPIRATION. The Term of this Lease shall be seven
         (7) years but rent shall commence on the respective Rent Commencement
         Dates shown in Article I, Paragraph 1.01 of the Basic Lease Provisions
         or such earlier dates as Lessee takes possession and commences
         beneficial use of the respective Premises. The Rent Commencement Dates
         may be extended by Lessee by providing notice to Lessor, for
         governmental approval and construction delays of the Premises beyond
         Lessee's control, including, but not limited to: acts of God, labor
         strikes, and delays caused by Lessor. In the event the Premises are not
         ready for occupancy on the respective Rent Commencement Dates, this
         Lease shall remain in effect. The initial term thereof shall begin on
         September 1, 2000 unless the Premises are not ready on that date
         because such delay was caused by one of the reasons set forth above. If
         the Lease commences on any day other than the first day of a calendar
         month, the term of the Lease shall be extended by that part of one
         month necessary to cause the expiration of the term to be on the last
         day of a calendar month.

                                                                     Lessor:
                                                                            ----
                                  Page 3 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   6

         2.02 CONSTRUCTION OF LESSOR'S WORK AND LESSEE'S WORK. Lessor will
         perform or cause to be performed the work described on Exhibit D on or
         before March 31, 2000 and shall furnish Lessee with a Certificate of
         Occupancy on or before April 14, 2000. Lessee shall perform or cause to
         be performed the Leasehold Improvements as set forth on Exhibit F
         attached hereto. Each party shall perform such work, subject to events
         and delays beyond its control for which neither party will be liable to
         the other party in any way. Lessor will tender the Premises to Lessee
         by providing ten (10) days notice of the day on which its work will be
         completed. Before Lessee takes possession of the Premises, Lessor and
         Lessee shall execute an Acceptance of Premises Amendment, in a similar
         form as attached hereto as Exhibit G, which, besides affixing and
         confirming the respective Commencement Dates, Expiration Date, Rentable
         Square Feet, and Initial Base Rent, will contain acknowledgments that
         subject to latent defects and seasonal HVAC matters of the Base
         Building described in Exhibit D, Lessee has accepted the Premises in
         their then present condition, and that the Premises are satisfactory in
         all respects except for minor "punch list" items agreed to in writing
         by Lessor and Lessee, which Lessor will promptly remedy. If Lessee
         takes possession of the Premises, Lessee shall be deemed to have
         accepted the Premises subject to latent defects and seasonal HVAC
         matters of the Base Building described in Exhibit D, even though the
         Acceptance of Premises may not have been executed.

         2.03 SURRENDER OF THE PREMISES. Upon the Expiration Date or earlier
         termination of this Lease or upon default or breach of this Lease by
         Lessee, Lessee shall immediately surrender the Premises and all access
         keys to the Premises to Lessor, together with all alterations,
         improvements and other property as provided elsewhere herein, in
         broom-clean condition and in good order, condition and repair, except
         for ordinary wear and tear and such damage as Lessee is not obligated
         to repair; failing this, Lessor may restore the Premises to such
         condition and replace the access keys not returned, at Lessee's
         expense, and Lessee shall immediately reimburse Lessor upon demand.
         Upon such expiration or termination, Lessee shall have the right to
         remove its property (as described in Article VII, Paragraph 7.04).
         Lessee shall promptly repair any damage caused by any such removal, and
         shall restore the Premises to the condition existing prior to the
         installation of the items so removed.

         2.04 HOLDING OVER. If Lessee shall hold over after the expiration of
         the term of this Lease, it shall be deemed to be occupying the Premises
         as a Lessee from month to month, which tenancy may be terminated as
         provided by law. Lessee agrees that holding over beyond the term of
         this Lease shall cause irreparable damage to Lessor and that it will be
         impossible to estimate or determine the damage that will be suffered by
         Lessor in such an event. Therefore during such tenancy, Lessee agrees
         to pay to Lessor one and a quarter times (125% of) the Base Rent which
         was payable in the month immediately preceding the month in which the
         expiration or termination occurs and to be otherwise bound by all of
         the terms, covenants and conditions contained in this Lease. If Lessee
         fails to surrender the Premises upon the termination of this Lease,
         Lessee shall indemnify and hold Lessor harmless from loss or liability
         resulting from such failure from whatever source.

                                   ARTICLE III
                                      RENT

         3.01 BASE RENT. Lessee shall pay to Lessor as Base Rent for the
         Premises the annual sum specified in Article I, Paragraph 1.01 of the
         Basic Lease Provisions, payable in consecutive monthly installments, in
         advance, on or before the first day of each and every calendar month
         during the term of this Lease without demand, notice or offset;
         provided, however, that if the Commencement Date shall be a day other
         than the first day of a calendar month, the Base Rent installment for
         such first fractional month shall be prorated on the basis of the
         number of days during the month this Lease was in effect in relation to
         the total number of days in such month. The Initial Base Rent herein is
         acknowledged to be based on the estimated Rentable Square Feet of the
         Premises and shall be confirmed in the Acceptance of Premises Amendment
         after the construction of the Premises. The Prepaid Rent as specified
         in Article I, Paragraph 1.01, shall be applied towards the first
         monthly installment of the Base Rent. Lessee's Initial Net Rent Base as
         specified in Article I, Paragraph 1.01, Item D of the Basic Lease
         Provisions is subject to annual adjustments at the end of each Lease
         Year (as hereinafter defined) to reflect a two percent (2%) increase.
         Commencing the second Lease Year, Lessee shall pay as additional rent
         to Lessor an amount determined by multiplying the Net Rent by 1.02. The
         resulting Net Rent amount, plus the Operating Expense Stop, will be the
         Base Rent for the second Lease Year. For each Lease Year thereafter,
         the Net Rent computation will be the same. As used in this Paragraph,
         the term "Lease Year" shall mean each succeeding twelve months
         commencing with the first day of the initial term hereof; provided,
         however, that if the date on which the Lease term commences is other
         than the first day of the calendar month, then the first Lease Year
         shall commence on the date of the month following the commencement of
         the Lease term and end on the last day of the twelfth full calendar
         month occurring thereafter.

         3.02 ADDITIONAL RENT.

         A. OPERATING EXPENSE ADJUSTMENT:

                  1. Definitions: (a) "Building Operating Expenses" shall mean
the amount of any and all of Lessor's actual and direct costs, expenses and
disbursements of any kind and nature, incurred in connection with the
management, operation, maintenance and repair of the Building, including the
Common Areas, or any improvements situated on the property for a particular
calendar year or portion thereof, as determined by Lessor based upon generally
accepted accounting principles applied in a consistent manner, together with all
additional actual and direct costs, expenses and disbursements with respect to
the management, operation and maintenance of the Building which Lessor
determines that it would have paid during such year if the Building had been
ninety-five percent (95%) occupied. Building Operating Expenses include by way
of illustration but not limitation: all general real estate taxes, payments in
lieu of real estate taxes, and all special assessments levied against the
Building (hereinafter called "real estate taxes"); costs and expenses of
contesting the validity or amount of real estate taxes; insurance premiums on
insurance coverage which is required to be carried by Lessor or which Lessor may
elect to carry at Lessor's reasonable discretion; water, sewer, electrical and
other utility charges for the Common Areas of the Building, and utility charges
for the Premises which are not separately metered; service and other charges
paid in connection with the operation and maintenance of the elevators, the
heating, ventilation and air-conditioning systems; association fees; cleaning
and other janitorial services; tools and supplies; repair costs; landscape
maintenance; parking lot maintenance; snow removal; security services; license,
permit and inspection fees; management fees; auditing fees; wages and related
employee benefits payable for the maintenance and operation of the Building;
and, in general, all other costs and expenses which would generally be regarded
as operating and maintenance costs and expenses. There shall also be included in
the Building Operating Expenses the cost or portion thereof reasonably allocable
to any capital improvement made to the Building by Lessor after

                                                                     Lessor:
                                                                            ----
                                  Page 4 of 15
Forest Green/Ormsby I Lease                                          Lessee:

<PAGE>   7

the date of this Lease which (i) improves the operating efficiency of any system
within the Building and thereby reduces Building Operating Expenses (but only to
the extent of actual savings), or (ii) is required under any governmental law or
regulation that was not applicable to the Building at the time it was
constructed, or (iii) is installed pursuant to Paragraph 3.02, with such cost
being amortized over such period of time and in such manner as Lessor shall
reasonably determine, together with interest on such cost or the unamortized
balance thereof. Building Operating Expenses shall not include: (i) expenses for
painting, redecorating or other work which Lessor performs for any lessee in the
Building; (ii) expenses for repairs or other work occasioned by fire, windstorm
or other insurable casualty; (iii) expenses incurred in leasing or procuring new
lessees, including leasing commissions, leasehold improvements, tenant
allowances, moving allowances, other inducements, advertising and promotion
activities; (iv) legal expenses incurred in enforcing the terms of any lease;
(v) interest or amortization payments on any mortgage or mortgages; (vi)
penalties for late payment of real estate taxes; (vii) amounts for net income,
stock, transfer, franchise, gift and estate taxes; (viii) all costs for which
Lessee or any other lessee in the Building is being charged other than pursuant
to Operating Expenses Adjustment clauses; (ix) the cost of any electric current
furnished to any portion of the Premises (it being understood that Lessee shall
pay for its own electricity) as well as the cost of electricity or other
services to other lessees beyond normal office consumption during normal
business hours; (x) the cost of correcting defects in the construction of the
Building or its operating systems (including any structural repairs or warranty
work); (xi) the cost of any repair or restoration made by Lessor because of
casualty or condemnation; (xii) the cost of any items for which Lessor is to be
reimbursed by insurance, third parties or other lessees; (xiii) the cost of any
capital items except as expressly allowed in this Paragraph; (xiv) all
administrative and management services (except for the cost of the on-site
manager and his direct expenses) in excess of four percent (4%) of the annual
Base Rent (less the Real Estate Taxes and Insurance components) from lessees of
the Building; (xv) the cost of any items which are not included in Operating
Expenses for any other lessee in the Building; and (xvi) the cost of general
office cleaning (it being understood that Lessee shall provide its own cleaning
and janitorial supplies for floors 1 through 3). Furthermore, Lessee shall be
liable for seventy-five percent (75%) of the total trash removal and HVAC
supplies, maintenance and repairs. (b) "Pro Rata Occupancy" shall mean the
percentage specified in Article I, Paragraph 1.01 of the Basic Lease Provisions
subject to amendment by the Acceptance of Premises Amendment. The method of
determining Pro Rata Occupancy shall be to divide Lessee's Rentable Square Feet
of the Premises (not including any Ground Level or Roof Level Premises) by the
Total Rentable Area of the Building (not including any Ground Level or Roof
Level Premises).

                  2. PAYMENT OBLIGATIONS. If in any calendar year or partial
calendar year during the term hereof, the Building Operating Expenses adjusted
for Lessee's Pro Rata Occupancy should exceed the Operating Expense Stop in the
amount specified in Article 1, Paragraph 1.01, then Lessee shall pay as
Additional Rental for that year or partial calendar year its pro rata portion of
these Building Operating Expenses in excess of the amount Operating Expense Stop
(the "Operating Expense Adjustment"). Such pro rata portion to be calculated by
multiplying the Building Operating Expenses in excess of the Operating Expense
Stop for the Premises by Lessee's Pro Rata Occupancy. A statement showing the
Building Operating Expenses and Lessee's proportionate share thereof shall be
delivered by Lessor to Lessee within one hundred twenty (120) days after the end
of any calendar year together with reasonably detailed back-up information
supporting each item. Within thirty (30) days after delivery by Lessor to Lessee
of such statement, Lessee shall pay to Lessor the Operating Expense Adjustment,
which shall be deemed Additional Rent under this Lease. Lessor represents and
warrants to Lessee that the Operating Expense Stop in Paragraph 1.01D is
Lessor's best estimate of the actual Building Operating Expenses for the first
year of Lessee's occupancy. Any Building Operating Expenses in excess of ten
percent (10%) of that Operating Expense Stop shall be added to the estimated
Operating Expense Stop and the resultant Operating Expense Stop shall be used
for the remainder of the Lease term in any calculations to arrive at Lessee's
liability for Building Operating Expenses.

                  3. SUCCEEDING YEAR OPERATING EXPENSES. Within one hundred
twenty (120) days after the end of any calendar year (subsequent to the initial
calendar year), Lessor shall advise Lessee of the estimated amount of the
increase, if any, in Operating Expenses over Lessee's Operating Expense Stop as
defined herein, for the upcoming calendar year and Lessee shall pay to Lessor,
Lessee's share of such estimated increase in equal monthly installments on the
first day of each month during that calendar year together with the Base Rent.
Lessor shall ascertain and advise Lessee of Lessee's share of the amount of any
increase in Operating Expenses for the preceding year and any additional sum
owed by Lessee to Lessor shall be paid to Lessor within thirty (30) days
following the receipt of Lessor's notice thereof. Should any excess have been
paid by Lessee to Lessor for the preceding year, Lessor shall apply the excess
toward sums due for the next following calendar year. In no event shall the
provisions of this paragraph reduce the rent below the Base Rent. Lessor shall
use its best efforts to keep Building Operating Expenses as low as possible
consistent with the operation of a first class office building. At the written
request of Lessee, Lessor shall, at least once every three (3) years, bid out
the insurance contracts. Lessee shall not be liable in any way for more than a
three percent (3%) annual increase in any item which is not an Uncontrollable
Expense. "Uncontrollable Expenses" shall mean those expenses that are subject to
increases, which are outside of Lessor's control, including, but not limited to,
any increase in expenses relating to utility rates, collectively bargained union
wages, government mandated minimum wages, waste disposal regulations, snow
removal, insurance, HVAC regulations, and real estate taxes.

                  4. MULTIPLE BUILDINGS. Upon the completion of the second
planned building as indicated on Exhibit A, Lessor shall have the option to
combine the Building Operating Expenses, as defined herein, of the two buildings
for the purposes of calculating the Operating Expense Adjustment, if combining
the Building Operating Expenses results in a lower operating expense for Lessee
on a per Rentable Square Foot basis. Lessor shall recalculate and provide
written notice to Lessee of the adjusted the Total Rentable Area to include both
buildings and Lessee's adjusted Pro Rata Occupancy. The process, as defined
herein, to calculate Lessee's Operating Expense Adjustment shall remain
unchanged.

                  5. REDUCTIONS TO THE OPERATING EXPENSE ADJUSTMENT. As a result
of Lessee's permitted 24 hour, 7 day use, Lessor reserves the right to reduce or
eliminate those services that exclusively serve the Premises if such can be
provided by Lessee directly. The associated expense of those services shall be
excluded from the Building Operating Expenses and the Operating Expense Stop
shall be adjusted to reflect this modification to the Operating Expense
Adjustment calculation as defined herein.

         B. IMPROVED OPERATING EFFICIENCY. If, at any time after the
Commencement Date, Lessor shall install a labor or energy saving device or other
equipment, which improves the operating efficiency of any system within the
Building (such as an energy management computer system) and thereby reduces
Building Operating Expenses or utilities to operate the Building, or limits
future increases in Building Operating Expenses or utility costs, then Lessor
may add to Building Operating Expenses an annual amortization allowance based
upon the costs of such equipment, plus interest on the unamortized balance
thereof, amortized in equal installments over such period as determined by
generally accepted accounting principles; provided, however, that the amount of
such annual amortization allowance and interest shall not exceed the annual
savings in costs or expenses attributable to such installed device or equipment,
and in no event shall such amortization allowance increase the sum of Building
Operating Expense over what it would have been if such labor or energy saving
device or other equipment had not been installed.

                                                                     Lessor:
                                                                            ----
                                  Page 5 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   8

         C. RIGHT TO REVIEW. Lessee shall have the right to review supporting
data for any portion of a Building Operating Expense Adjustment. In order for
Lessee to exercise its right under this Paragraph: (i) Lessee shall, within
thirty (30) days after any such Building Operating Expense Adjustment is sent,
deliver a written notice to Lessor exercising its right to review; (ii) Lessee
shall specify in the notice the portions of the Building Operating Expense
Adjustment that are claimed to be incorrect; and (iii) Lessee shall have paid
all undisputed amounts due from Lessee to Lessor as specified in the Building
Operating Expense Adjustment notice. In no event shall Lessee be entitled to
withhold, deduct, or offset any monetary obligation of Lessee to Lessor under
the Lease pending the completion of and regardless of the results of any review
of records under this Paragraph. The right of Lessee under this Paragraph may
only be exercised once for any Building Operating Expense Adjustment Notice.
Lessee shall provide fifteen (15) days notice of its desire to review the
records which said review shall be conducted at the main office of Lessor during
normal business hours. Such records shall be made available for inspection only
and may not be mechanically reproduced. Any review to be conducted under this
Paragraph shall be at the sole expense of Lessee (unless Lessor has overcharged
Lessee by three percent or more, in which case Lessor shall pay all costs of
such review) and shall be conducted by an independent firm or certified public
accountants. Lessee acknowledges and agrees that any records reviewed under this
Paragraph constitute confidential information of Lessor, which shall not be
disclosed to anyone other than the accountants performing the review and those
authorized employees and agents of Lessee. Lessee shall have fifteen (15) days
to complete such review of records and submit any objections or findings to
Lessor. Any errors disclosed by the review of the records under this Paragraph
shall be promptly corrected, provided that Lessor shall have the right to cause
another review of the records to be made by an independent firm of certified
public accounts. In the event that the results of the review of records reveal
that Lessee has overpaid any obligation for a preceding period, that amount of
such overpayment shall be credited against Lessee's subsequent Building
Operating Expense installment obligation or refunded to Lessee if the term has
expired. In the event that such results show that Lessee has underpaid its
obligations for a preceding period, the amount of such underpayment shall be
paid by Lessee to Lessor with the next succeeding Building Operating Expense
installment obligation. Lessor shall be permitted at the end of each calendar
year to destroy or otherwise dispose of its records, except in regard to a
dispute which said records shall be retained until such dispute is fully
resolved. Notwithstanding the above, in no event shall Lessor dispose of any
records less than twenty-four (24) months old.

3.03 DEFINITION OF RENT. The Base Rent, Additional Rent, and any other amounts
of money to be paid by Lessee to Lessor pursuant to the provisions of this
Lease, including any sums due under any and all Exhibits attached hereto,
whether or not such payments are denominated Rent or Additional Rent and whether
or not they are to be periodic or recurring, shall be deemed Rent or Additional
Rent for purposes of this Lease; and any failure to pay any of the same as
provided in this Lease shall entitle Lessor to exercise all of the rights and
remedies afforded hereby or by law for the collection and enforcement of
Lessee's obligation to pay Rent. Lessee's obligation to pay any such Rent or
Additional Rent pursuant to the provisions of this Lease shall survive the
expiration or other termination of this Lease and the surrender of possession of
the Premises after any hold-over period.

3.04 SERVICE CHARGE. If any payment due Lessor under this Lease has not been
received by Lessor within five (5) days after the same has become due, a service
charge equal to the lesser of Five Hundred Dollars ($500) or five percent (5%)
of the amount of the payment so overdue shall be charged, and an additional like
amount may be charged on the first day of each calendar month thereafter until
the delinquent payment has been paid in full, as reimbursement to Lessor for the
estimated additional administrative expense incurred. In the event any payment
as called for in this Lease is returned to Lessor for reason of insufficient
funds in Lessee's account or other reason for non-payment of Lessee's payment by
Lessee's depository, Lessee shall be subject to a $25.00 processing fee plus any
applicable service charge as described above. No payment by Lessee or receipt by
Lessor of a lesser amount than any payment of Rent or Additional Rent due shall
be deemed to be other than on account of the amount due, and no endorsement or
statement on any check or payment of Rent or Additional Rent shall be deemed an
accord and satisfaction. Lessor may accept such check or payment without
prejudice to Lessor's right to recover the balance of such installment or
payment of Rent or Additional Rent, or pursue an other remedies available to
Lessor.

3.05 REAL ESTATE TAX. Lessor shall pay all real estate taxes and assessments on
the Building prior to delinquency. Lessee shall have the right, on Lessor's
behalf, to challenge the assessed valuation of the Building with the appropriate
taxing authorities at any time after execution of this Lease so long as Lessee
notifies Lessor in advance of such negotiations and makes a reasonable effort to
allow Lessor's participation. In the event that Lessee desires to contest an
increase, Lessor shall join in such context with Lessee, and the cost thereof
shall be a Building Operating Expense.

                                   ARTICLE IV
                                SECURITY DEPOSIT

4.01 SECURITY DEPOSIT. As security for the performance and observance by Lessee
of all of its obligations under the terms, condition and covenants of this
Lease, Lessee has deposited with Lessor the sum specified in Article I,
Paragraph 1.01 of the Basic Lease Provisions, which sum shall be held by Lessor
as a security deposit during the term of this Lease. If Lessee performs and
observes all of the terms, conditions and covenants of this Lease which are
required to be performed and observed by it, Lessor shall return the security
deposit, or balance thereof then held by Lessor, without interest, to Lessee
within thirty (30) days after the Expiration Date or after Lessee surrenders
possession of the Premises, whichever is later. In the event of a default by
Lessee in the payment of rent or the performance or observance of any of the
other terms, conditions or covenants of this Lease which has not been cured
within the applicable cure period, then Lessor may, at its option and without
further notice, apply all or any part of the security deposit in payment of such
rent or to cure any other such default; and if Lessor does so, Lessee shall,
upon request, deposit with Lessor the amount so applied so that Lessor will have
on hand at all times during the term of this Lease the full amount of the
security deposit. Lessor shall be required to hold the security deposit as a
separate non-interest bearing account at Firstar Bank, NA for the term of
Lessor's loan on the Premises with Firstar Bank. If Lessee is in default under
this Lease more than two (2) times within any twelve (12) month period,
irrespective of whether or not such default is cured, then, without limiting
Lessor's other rights and remedies provided for in this Lease or at law or
equity, the Security Deposit shall automatically be increased by an amount equal
to the greater of: (i) an amount equal to the original Security Deposit, or (ii)
the amount of one (1) month's Base Rent, which shall be paid by Lessee to Lessor
forthwith on demand.

4.02 TRANSFER. In the event of a sale or lease of the Building of which the
Premises are a part, Lessor shall have the right to transfer the security
deposit to its purchaser or lessee, and Lessor shall thereupon be released by
Lessee from all responsibility for the return of such security deposit; and
Lessee agrees to look solely to the new purchaser or lessee for the return of
such deposit. In the event of an assignment of this Lease by Lessee, the
security deposit shall be deemed to be held by Lessor as a deposit made by the
assignee, and Lessor shall have no further responsibility of such deposit to the
assignor.

                                                                     Lessor:
                                                                            ----
                                  Page 6 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   9

                                    ARTICLE V
                                OCCUPANCY AND USE

5.01 USE OF PREMISES. Lessee shall use and occupy the Premises for general
office space, computer network operations center, equipment testing and staging,
a 24-hour 7-day per week call center help line, a training facility and uses
ancillary to the foregoing and for no other purpose. Lessee shall not use or
occupy the Premises in violation of law or of the Certificate of Use or
Occupancy issued for the Building of which the Premises are a part, and shall
immediately discontinue any use of the Premises which is declared by either any
governmental authority having jurisdiction or the Lessor to be a violation of
any law, code, regulation or a violation of said Certificate of Use or
Occupancy. Lessee shall comply with any direction of any governmental authority
having jurisdiction which shall, by reason of the nature of Lessee's use or
occupancy of the Premises, impose any duty upon Lessee or Lessor with respect to
the Premises or with respect to the use or occupation thereof. Lessee shall not
do nor permit to be done anything which will invalidate or increase the cost of
any fire and extended coverage insurance policy covering the Building and/or
property located therein, and shall comply with all rules, orders, regulations
and requirements of the appropriate Fire Rating Bureau or any other organization
performing a similar function. Lessee shall promptly upon demand reimburse
Lessor for any additional premium charged for such policy by reason of Lessee's
failure to comply with the provisions of this paragraph. Lessee shall not do or
permit anything to be done in, on or about the Premises which would in any way
obstruct or interfere with the rights of other lessees or occupants of the
Building, or use or allow the Premises to be used for any immoral, unlawful or
objectionable purpose, nor shall Lessee maintain or permit any nuisance or
commit any waste in, on or about the Premises.

5.02 COMPLIANCE WITH BUILDING RULES AND REGULATIONS. Rules and regulations
governing the use and occupancy of the Premises and all other leased space in
the Building have been adopted by Lessor for the mutual benefit and protection
of all the lessees in the Building. Lessee shall comply with and conform to the
rules and regulations currently in effect, which are set forth on a schedule
attached hereto, made a part hereof and marked Exhibit H. Lessor shall have the
right to amend such rules and regulations or to make new rules and regulations
from time to time in any reasonable manner. Any such amendments to the rules and
regulations shall be set forth in writing and shall be given to Lessee, who
shall thereafter comply with and conform to the same. All such rules and
regulations shall be applied and enforced uniformly as to all lessees in the
Building.

5.03 FLOOR LOADS. Lessee shall not overload the floors of the Premises beyond
their designed weight-bearing capacity which Lessor has determined to be fifty
(50) pounds per square foot live load for office space (excluding the twenty
(20) pound per square foot live load allowance for partitions) and seventy (70)
pounds per square foot live load for open space. Lessor reserves the right to
direct the positioning of all heavy equipment, furniture and fixtures which
Lessee desires to place in the Premises so as to distribute properly the weight
thereof. Lessor may require the removal of any equipment or furniture which
exceeds the weight limits of the Building.

5.04 SIGNS. Lessee shall not inscribe, paint, affix or display any signs,
advertisements or notices on, in or around the Building, or in the windows
thereof, except for such Lessee identification information as Lessor permits to
be included or shown on or adjacent to the Lessee access door(s) to the Premises
on multi-tenant floors or, on the Building directory. On floors occupied
exclusively by Lessee, Lessee, at its sole discretion, shall be permitted to
install signage in the common areas, including the elevator lobby. On the first
floor, Lessee shall be permitted to install reasonable non-building standard
signage suitable for a multi-tenant building, with Lessor's prior approval.
Lessor shall furnish and install, at its expense up to $10,000, a monument type
sign on the Property with Lessee's name and logo in a style and location
reasonably acceptable to Lessee. Lessor shall approve the material, design,
location, size and content of the monument type sign which shall be consistent
with the other monument type signs located or to be located within the Forest
Green Mixed Use Development. This provision shall not limit or prohibit Lessor
from installing other monument type signs on the Property for identification or
that contain the names of other lessees located within the Building but no such
signs shall be larger or more visible than Lessee's sign. During the term of
this Lease, Lessor shall not permit any other lessee of the Building to install
any identification sign on the exterior of the Building.

5.05 ACCESS TO AND INSPECTION OF THE PREMISES. After reasonable prior notice to
Lessee (except in the case of emergency), Lessor, its employees, agents and any
mortgagee of the Building shall have the right to enter any part of the Premises
during normal business hours for the purpose of examining or inspecting the
same, showing the same to prospective purchasers or mortgagees (and during the
last eighteen months of the term if the Lessee has not exercised its renewal
option, lessees)and for making such repairs, alterations or improvements to the
Premises or the Building as Lessor may deem necessary or desirable. If
representatives of Lessee shall not be present to open and permit such entry
into the Premises at any time when such entry is necessary or required herein,
Lessor and its employees and agents may enter the Premises by means of a master
key or otherwise. Lessor shall incur no liability to Lessee for such entry nor
shall such entry constitute an eviction of Lessee or a termination of this Lease
or entitle the Lessee to any abatement of rent therefor.

5.06 QUIET ENJOYMENT. Except as provided in Article XV hereof to the extent that
it may be applicable, if and so long as Lessee pays the prescribed rent and
performs and observes all of the terms, conditions, covenants and obligations of
this Lease required to be performed or observed by it hereunder, Lessee shall at
all times during the term hereof have the peaceful and quiet enjoyment,
possession, occupancy and use of the Premises without any interference from
Lessor or any person.

                                   ARTICLE VI
                      UTILITIES AND OTHER BUILDING SERVICES

6.01 SERVICES TO BE PROVIDED. Except as otherwise set forth in this Lease,
Lessor shall furnish Lessee with utilities, elevator facilities, heating,
ventilation, air conditioning, restroom facilities, drinking water, janitorial
service, window cleaning, and other building services, as provided in the Rules
and Regulations, to the extent considered by Lessor to be reasonably necessary
for Lessee's comfortable use and occupancy of the Premises for its use or as may
be required by law or directed by governmental authority. In the event Lessee
requires or utilizes more services or utilities, other than Lessee's separately
metered utilities, than is considered reasonable or normal by Lessor, Lessor may
reasonably determine and require Lessee to pay as Additional Rent, the cost
incurred as a result of such additional service or usage. Services shall be
billed separately to Lessee and are to be paid monthly to Lessor at the same
time the monthly installment of Base Rent is due. Services include the
replacement of all lamps at a cost established from time to time by Lessor.
Lessee shall not contract or employ any person(s) to provide any services found
in the Lease and the Rules and Regulations without prior written approval of
Lessor which shall not be unreasonably withheld. Lessee shall be responsible for
contracting for janitorial services for the Premises.

6.02 ADDITIONAL SERVICES. If Lessee requests any other utilities or building
services in addition to those identified above, or

                                                                     Lessor:
                                                                            ----
                                  Page 7 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   10

utilizes any of the above utilities or Building services in frequency, scope,
quality or quantities substantially greater than the standard set by Lessor for
the Building, then Lessor shall use reasonable efforts to attempt to furnish
Lessee with such additional utilities or Building services. Lessor shall impose
a reasonable charge for such additional utilities or Building services, which
shall be paid monthly by Lessee at the same time the monthly installment of Base
Rent is due.

6.03 SPECIAL EQUIPMENT. Lessee shall obtain Lessor's written consent (not to be
unreasonably withheld) prior to installing or connecting any lights, machines or
equipment, including but not limited to computers which would materially affect
the normal operation, or exceed the designed capacity of (in excess of four (4)
volt/amps per usable square foot), the Building's electrical or heating and
air-conditioning systems. If Lessor determines that any such equipment is in any
way incompatible with the Building's electrical or heating and air-conditioning
systems, then Lessor shall have the right, as a condition to granting its
consent, shall require Lessee to make such modifications to the equipment to be
installed or connected or to make any modification to the Building's electrical
or heating and air conditioning systems, as Lessor considers to be necessary.
All costs expended by Lessor to install, or removed upon termination of the
Lease, any such machinery or equipment or to make any such modifications, and
any such additional costs of operation and maintenance occasioned thereby, shall
be borne by Lessee, who shall, upon demand, reimburse Lessor for the same as
Additional Rent.

6.04 INTERRUPTION OF SERVICES. Lessee understands, acknowledges and agrees that
any one or more of the utilities or other Building services identified in
Article VI may be interrupted by reason of accident, emergency or other causes
beyond Lessor's control, or may be discontinued or diminished temporarily by
Lessor or other persons until certain repairs, alterations or improvements can
be made; that Lessor does not represent or warrant the uninterrupted
availability of such utilities or Building services; and, that any such
interruption shall not be deemed an eviction or disturbance of Lessee's right to
possession, occupancy or use of the Premises or any part thereof or render
Lessor liable to Lessee for damages by abatement of rent or otherwise or relieve
Lessee from the obligation to perform its covenants under this Lease unless such
interruption persists for more than forty-eight (48) hours, in which event rent
shall abate.

6.05 PARKING. Lessor shall provide Lessee with ten (10) marked reserved parking
spaces in the area shown on Exhibit A. Lessor shall have no greater
responsibility to monitor or police said reserved parking spaces that it does
with respect to any other reserved parking in the Forest Green Corporate Office
Park. At Lessee's request, Lessor agrees to consider constructing covered
parking for tenants in the Building in the area farthest from Hurstbourne
Parkway so long as Lessee commits to lease such spaces at a mutually acceptable
rate per space for the balance of the Lease.

6.06 COMPUTER/COMMUNICATIONS ROOM. Lessee shall be permitted to install
supplemental air conditioning in the computer/communications room of the
Premises, at its sole cost and expense. The condenser for this supplemental HVAC
shall be installed outside the Building, which Lessor shall grant access to for
repair and maintenance of the condenser unit. Lessee shall be responsible for
the maintenance and repair of the supplemental air conditioning.

6.07 UTILITIES. The Premises, including the computer/communications room,
lighting, receptacles, HVAC and supplemental air conditioning shall be
sub-metered for electrical consumption. The cost of such submetering equipment
shall be borne by Lessor. Lessor shall read the sub-meter monthly and invoice
Lessee for the electrical usage. The calculation shall be based on Lessor's
actual electrical consumption charge and demand charge divided by the total
kilowatt hour (KWH) consumed ("Rate per KWH") for the Building multiplied by
Lessee's KWH consumption.

6.08 SECURITY SYSTEM. Lessee shall be permitted to utilize the Building's
security system to control entry and egress to every portion of Lessee's
Premises, within the limitations and capabilities of the Building's security
system. Lessee shall be responsible for the cost of the installation of any
equipment and wiring for the connection, and maintenance and repair to the
Building's security system. Lessor shall issue and modify access cards based
upon Lessor's security procedures at the time.

                                   ARTICLE VII
          REPAIRS, MAINTENANCE, ALTERATIONS, IMPROVEMENTS AND FIXTURES

7.01 REPAIR AND MAINTENANCE OF BUILDING. Lessor shall keep and maintain the
Building in good order, condition and repair, including the roof, exterior walls
and windows, foundations, Common Areas, and the electrical, elevator, plumbing,
heating, ventilation and air-conditioning systems serving the Premises and other
parts of the Building. The cost of all such repairs by Lessor shall be included
as part of the Building Operating Expenses, except for those made to any
electrical, plumbing, heating, ventilation and air-conditioning components which
have been installed in the Premises pursuant to Article VI, Paragraph 6.03, and
except for those made necessary by the negligence, misuse or default of Lessee,
its employees, agents, customers, or invitees, in which event they shall be
borne by Lessee, who shall be separately billed and shall reimburse Lessor, upon
demand, for the same as Additional Rent.

7.02 REPAIR AND MAINTENANCE OF PREMISES. Lessee shall, at Lessee's expense, keep
and maintain the Premises in a neat, clean and tenantable condition and good
repair, except for ordinary wear and tear. Lessee agrees to make all repairs
necessitated by the negligence or deliberate act of Lessee, its employees,
agents, or invitees, and to make all other repairs not specifically required to
be made by Lessor under the provisions of the foregoing paragraph. Lessee shall
be billed separately for the cost of all such repairs and maintenance and shall
reimburse Lessor for the same as Additional Rent; provided, however, that the
cost of the services specified in Paragraph 6.01 may at Lessor's discretion be
billed directly to Lessee or included by Lessor as part of Building Operating
Expenses.

7.03 ALTERATIONS OR IMPROVEMENTS. Lessee may make, or permit to be made,
alterations or improvements to the Premises, but only if Lessee obtains the
prior written consent of Lessor thereto which shall not be unreasonably
withheld. If Lessor allows Lessee to make any such alterations or improvements,
Lessee shall make the same in accordance with all applicable laws and building
codes, in a good and workmanlike manner and in quality equal to or better than
the original construction of the Building and shall comply with such
requirements as Lessor considers necessary or desirable, including without
limitation requirements as to the manner in which and the times at which such
work shall be done and the contractor or subcontractors to be selected to
perform such work. Lessee shall promptly pay all costs attributable to such
alterations and improvements and shall indemnify Lessor against any mechanics'
liens or other liens or claims filed or asserted as a result thereof, as
provided in Article X; and shall also indemnify Lessor against any costs or
expenses which may be incurred as a result thereof, including cleaning and waste
removal; and shall also indemnify Lessor against any costs or expenses which may
be incurred as a result of building code violations attributable to such work.
Lessee shall promptly repair any damage to the Premises or the Building caused
by any such alterations or improvements. Any alterations or improvements to the
Premises, except movable office furniture and equipment and trade fixtures,
shall become a part of the Building and the property of Lessor and shall not be
removed by Lessee.

                                                                     Lessor:
                                                                            ----
                                  Page 8 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   11

7.04 TRADE FIXTURES. Any trade fixtures installed on the Premises by Lessee at
its own expense, such as movable partitions, counters, shelving,
data/communication cabling and the like, shall (unless otherwise approved by
Lessor) be removed on the Expiration Date or earlier termination of the Lease
provided that Lessee is not then in default. Lessee shall bear the cost of such
removal and repairs at its own expense any and all damage to the Premises
resulting from such removal. If Lessee fails to remove any and all such trade
fixtures from the Premises on the Expiration Date or earlier termination of this
Lease, all such trade fixtures shall become the property of Lessor unless Lessor
elects to require their removal, in which case Lessee shall promptly remove same
and restore the Premises to their prior condition, except for ordinary wear and
tear.

                                  ARTICLE VIII
                        FIRE OR OTHER CASUALTY INSURANCE

8.01 REPAIRABLE DESTRUCTION OF PREMISES. If the Premises are damaged or
destroyed, in whole or in part, at any time during the term of this Lease by
fire or other casualty, the Lessor with due diligence will repair and rebuild
the same so that after such work of repairing and rebuilding has been completed,
the Premises shall be substantially the same as that prior to such damage. If
such repair is not completed within six (6) months, Lessee shall have the right
to terminate this Lease. Any provisions contained in this paragraph or in this
Lease requiring repairs, rebuilding, restoration or reconstruction or providing
for the use of insurance proceeds for any purpose shall be subject to the rights
of the mortgagee of Lessor.

8.02 IRREPARABLE DESTRUCTION OF PREMISES. If the Building shall be damaged or
destroyed to such an extent that Lessor in its discretion, determines the
Building to be irreparably destroyed, Lessor shall give the Lessee notice of
such determination within thirty (30) days after the date of such damage or
destruction. In the event of irreparable destruction, this Lease shall
automatically terminate as of the date of such destruction, and the Lessor shall
not be obligated to repair or rebuild. Any provisions contained in this
paragraph or in this Lease requiring repairs, rebuilding, restoration or
reconstruction or providing for the use of insurance proceeds for any purpose
shall be subject to the rights of the mortgagee of Lessor.

8.03 RENTAL ABATEMENT DURING RECONSTRUCTION. In the event of any damage or
destruction of the Premises or Building to the extent that the Premises shall
have been rendered unfit for use for Lessee's business purposes, there shall be
an abatement of rent corresponding to the time during which, and the extent to
which, the Premises may not be used by the Lessee for its business purposes. The
abatement of rent will terminate on the day that the Lessor has completed its
repair of the Premises and tenders possession of the Premises to the Lessee.

8.04 LESSOR'S DAMAGE OBLIGATIONS. No damages, compensations, setoffs or claims
shall be payable by Lessor for inconvenience, loss of business or annoyance
arising from any repair or restoration of any portion of the Premises or of the
Building required to be made by Lessor under the provisions of this Article
VIII, but this Paragraph shall not be construed to limit the abatement of
Lessee's rent in accordance with Paragraph 8.03 above. Lessor covenants with
Lessee that it shall use its best efforts to effect all such repairs promptly
and in such manner as not unreasonably to interfere with Lessee's occupancy.

8.05 INDEMNIFICATION. Lessee shall assume the risk of, be responsible for, have
the obligation to insure against, and indemnify Lessor and hold it harmless from
any and all liability for any loss, damage, injury or death to person or
property occurring in the Premises, regardless of cause, except for that caused
by the sole negligence of Lessor and its employees, agents, customers and
invitees; and, Lessee hereby releases Lessor from any and all liability for the
same. Lessee's obligation to indemnify Lessor hereunder shall include the duty
to defend against any claims asserted by reason of such loss, damage or injury
and to pay any judgments, settlements, costs, fees and expenses incurred in
connection therewith. Notwithstanding Lessor's obligations hereunder, Lessee
shall bear the sole risk of any loss of or damage to any personal property
(including but not limited to, any furniture, machinery, equipment, goods or
supplies) of Lessee or which Lessee may have on the Premises or any trade
fixtures installed by or paid for by Lessee on the Premises or any additional
improvements which Lessee may construct on the Premises; and, Lessor shall not
be liable for any such loss or damage, regardless of cause, except the sole
negligence of Lessor, its employees or agents. Lessor shall not be liable for
any injury to or death of any person or any loss of or damage to property
sustained by Lessee, or by any other person(s) whatsoever, which may be caused
by the Building or the Premises or any appurtenances thereto or thereof being
out of repair, or by the bursting or leakage of any water, gas, sewer, or steam
pipes, or by theft or by any act or neglect of any Lessee or occupant of the
Building, or of any other person, or by any other cause of whatsoever nature,
unless caused by the negligence of Lessor or its officers, agents or employees.

8.06 LESSEE'S INSURANCE. Lessee, in order to enable it to meet its obligation to
insure against the liabilities specified in this Lease, shall at all times
during the term of this Lease carry, at its own expense, one or more policies of
general public liability and property damage insurance, issued by one or more
insurance companies acceptable to Lessor, with the following minimum coverage:

<TABLE>
<S>      <C>                                                           <C>      <C>
A.       Worker's Compensation                                         -        Minimum Statutory Amount

B.       Comprehensive General Liability Insurance,                    -        Not less than $1,000,000
         including Blanket Contractual Liability,                               Combined Single Limit for
         Broad Form Property Damage, Personal Injury,                           both Bodily Injury and
         Completed Operations, Products Liability, Fire Damage                  Property Damage

C.       Fire and Extended Coverage, Vandalism and                     -        Full cost of replacement of
         Malicious Mischief, and Sprinkler Leakage Insurance                    Lessee's Property & Fixtures
</TABLE>

         Comprehensive General Liability Insurance policies shall name Lessor,
and its managing agent (currently Faulkner Hinton & Associates), as additional
insureds and shall provide that they may not be canceled on less than thirty
(30) days prior written notice to Lessor. Lessee shall furnish Lessor annually
with a copy of all certificates evidencing such insurance. Should Lessee fail to
carry such insurance and/or furnish Lessor with a copy of all such certificates
after a request to do so, Lessor shall have the right to obtain such insurance
and collect the cost thereof from Lessee as Additional Rent or, at Lessor's
discretion, to evict Lessee and all its business operations from the Premises,
without liability to Lessor. Lessor shall have the right, exercisable in its
sole judgment at any time by giving prior written notice thereof to Lessee, to
require Lessee to; (i) increase the limit and coverage amount of any insurance
Lessee is required to maintain pursuant to this Article to an amount that Lessor
or mortgagee, in its sole judgment, deem sufficient,

                                                                     Lessor:
                                                                            ----
                                  Page 9 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   12

or (ii) purchase other insurance and/or endorsements in such amounts or types as
Lessor or mortgagee may require from time to time.

8.07 LESSOR'S INDEMNIFICATION. Lessor shall assume the risk of, be responsible
for, have the obligation to insure against and indemnify Lessee and hold it
harmless from any and all liability for any loss, damage or injury to person or
property (other than Lessee's property as provided in Paragraph 8.05) occurring
in, on or about the Building (except inside the Premises) and the Common Areas,
regardless of cause, except for that caused by the negligence of Lessee and its
employees, agents, customers and invitees. Lessor's obligation to indemnify
Lessee hereunder shall include the duty to defend against any claims asserted by
reason of such loss, damage or injury and to pay any judgments, settlements,
costs, fees and expenses incurred in connection therewith.

8.08 LESSOR'S INSURANCE. Lessor shall be responsible for insuring and shall at
all times during the term of this Lease carry, at its own expense, a policy of
insurance which insures the Building, including the Premises, against loss or
damage by fire or other casualty (namely, the perils against which insurance is
afforded by the standard insurance policy and extended coverage endorsement) for
the full replacement cost thereof; provided, however, that Lessor shall not be
responsible for and shall not be obligated to insure against any loss or damage
to any trade fixtures or personal property installed by or paid for by Lessee on
the Premises or any additional improvements which Lessee may construct on the
Premises, as provided in Paragraph 8.05. Lessor shall also carry comprehensive
general liability insurance naming Lessee as an additional insured in an amount
not less than $1,000,000.

8.09 WAIVER OF SUBROGATION. Lessor and Lessee hereby release each other and each
other's employees, agents, customers and invitees from any and all liability for
any loss, damage or injury to person or property occurring in, on or about or to
the Premises, the Building, improvements to the Building or personal property
within the Building by reason of fire or other casualty which could be insured
against under a standard fire and extended coverage insurance policy, regardless
of cause, including the negligence of Lessor or Lessee and their employees,
agents, customers and invitees. Each party to this Lease shall obtain from its
respective insurance company a consent to this mutual waiver of
subrogation/release, so as to prevent the invalidation of insurance coverage by
reason of this mutual waiver of subrogation/release, and shall provide the other
party a copy of any such consent.

                                   ARTICLE IX
                                 EMINENT DOMAIN

9.01 EMINENT DOMAIN. In the event the Building, or any portion thereof
necessary, in the sole opinion of Lessor, to the continued efficient and/or
economically feasible use of the Building shall be taken or condemned in whole
or in part for public purposes, or sold to a condemning authority to prevent
taking, then the term of this Lease shall, at the option of the Lessor,
forthwith cease and terminate. All compensation awarded for such taking or
conveyance shall be the property of Lessor without any deduction therefrom for
any present or future estate of Lessee, and Lessee hereby assigns to Lessor all
its right, title and interest in and to any such award. All compensation awarded
is subject to the rights of the Lessor's mortgagee. However, Lessee shall have
the right to recover from such authority, but not from Lessor, such compensation
as may be awarded to Lessee on account of moving and relocation expenses and
depreciation to and removal of Lessee's trade fixtures and personal property as
long as such award does not diminish the award to Lessor.

                                    ARTICLE X
                                      LIENS

10.01 LIENS. Lessee will keep the Premises and Building free and clear of all
mechanics' and materialmen's liens and other liens on account of work done for
Lessee or persons claiming under it. Should any such lien be filed against the
Premises and/or the Building, and not removed within thirty (30) days of notice
from Lessor to Lessee, Lessor may, without further notice to Lessee, elect to
obtain the release of each lien and any sums expended by Lessor shall be
immediately repaid to Lessor by Lessee together with interest at the rate of
eighteen percent (18%) per annum. Should Lessee elect to dispute the amount
required to release such lien or the quality of service provided by the
contractor who placed the lien, Lessee shall have the right to provide a bond,
against such lien in form and content reasonably acceptable to Lessor.

10.02 WAIVER OF LANDLORD'S LIEN. At Lessee's request, Lessor agrees to waive its
statutory lien on Lessee's personal property so as to facilitate Lessee's
financing and equipment leasing.

                                   ARTICLE XI
                    RENTAL, PERSONAL PROPERTY AND OTHER TAXES

11.01 TAXES. Lessee shall pay before delinquency any and all taxes, assessments,
fees or charges, including any sales, gross income, rental, business occupation
or other taxes, levied or imposed upon Lessee's business operations in the
Premises and any personal property or similar taxes levied or imposed upon
Lessee's trade fixtures, leasehold improvements or personal property located
within the Premises. In the event any such taxes, assessments, fees or charges
are charged to the account of, or levied or imposed upon the property of,
Lessor, Lessee shall reimburse Lessor for the same as Additional Rent.
Notwithstanding the foregoing, Lessee shall have the right to contest in good
faith any such item and to defer payment, if permitted by applicable law, until
after Lessee's liability therefore is finally determined.

                                   ARTICLE XII
                            ASSIGNMENT AND SUBLETTING

12.01 ASSIGNMENT AND SUBLETTING. Lessee may assign or transfer this Lease or
sublet the Premises or any part thereof but only after it has obtained ten (10)
days prior written consent of Lessor, which said consent shall not be
unreasonably withheld, conditioned or delayed. In the event of any such
assignment or subletting, Lessee shall nevertheless at all times remain fully
responsible and liable for the payment of rent and the performance and
observance of all of Lessee's other obligations under the terms, conditions and
covenants of this Lease. No assignment or subletting of the Premises or any part
thereof shall be binding upon Lessor unless such assignee or sublessee shall
deliver an instrument reasonably satisfactory to Lessor (in recordable form, if
requested) containing an agreement of assumption of all of Lessee's obligations
under this Lease. Upon the occurrence of an event of default, if all or any part
of the Premises are then assigned or sublet, Lessor, in addition to any other
remedies provided by this Lease or by law, may, at its option, collect directly
from the assignee or sublessee all rent becoming due to Lessor by reason of the
assignment or subletting. Any collection by Lessor from the assignee or
sublessee shall not be construed to constitute a novation or release of Lessee
from the further

                                                                     Lessor:
                                                                            ----
                                  Page 10 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   13

performance of its obligations under this Lease. In the event Lessor consents to
Lessee assigning or subletting all or a portion of the Premises, any rent paid
to Lessee as the result of such subletting, which rent is in excess of the rent
then being paid by Lessee, shall be shared equally with Lessor as Additional
Rent. In the event Lessor consents to Lessee assigning or subletting all or a
portion of the Premises, both the Lessee and the sublessee shall be held
responsible under all the terms and conditions of this Lease including but not
limited to the rules and regulations.

                                  ARTICLE XIII
                   SUBORDINATION, NON-DISTURBANCE & ATTORNMENT

13.01 SUBORDINATION. Lessor shall have the right to subordinate this Lease to
any mortgage presently existing or hereafter placed upon the Building by so
declaring in such mortgage; and, the recording of any such mortgage shall make
it prior and superior to this Lease regardless of the date of execution or
recording of either document. Lessee shall, at Lessor's request, execute and
deliver to Lessor, without cost, any instrument, similar in form to Exhibit I,
which may be deemed necessary or desirable by Lessor to confirm the
subordination of this Lease; and, if Lessee fails or refuses to do so, Lessor
may execute such instrument in the name and as the act of Lessee.
Notwithstanding the foregoing, no default by Lessor under any such mortgage
shall affect Lessee's rights hereunder so long as Lessee is not in default under
this Lease. Lessee shall, in the event any proceedings are brought forth for
foreclosure of any such mortgage, attorn to the purchaser upon any such
foreclosure and recognize such purchaser as the Lessor under this Lease. Lessor
shall furnish Lessee with a Subordination, Non-Disturbance and Attornment
Agreement in the form of Exhibit I executed by Lessor's existing lender within
ten (10) days from the date of Tenant's execution thereof.

                                   ARTICLE XIV
                                   ABANDONMENT

14.01 ABANDONMENT. Lessee shall not vacate or abandon the first floor portion of
the Premises at any time during the term of this Lease; and if Lessee shall
abandon, vacate or surrender such portion of the Premises, or be dispossessed by
process of law, or otherwise, any personal property belonging to Lessee and left
on that Premises shall be deemed to be abandoned, at the option of Lessor,
except such property as may be mortgaged by Lessee. Failure of Lessee to occupy
or use that portion of the Premises for a period of thirty (30) days or longer
shall constitute abandonment by Lessee.

                                   ARTICLE XV
                              DEFAULTS AND REMEDIES

15.01 DEFAULTS BY LESSEE. The occurrence of any one or more of the following
events shall be a default and breach of this Lease by Lessee:

         A. Lessee shall fail to pay any monthly installment of either Base
Rent, Additional Rent or any other obligations within ten (10) days after
receipt of notice from Lessor that the same is due and payable. No further
notice shall be required for default in payment.

         B. Lessee shall fail to perform or observe any material term,
condition, covenant or obligation, other than the payment of rent, required to
be performed or observed by it under this Lease for a period of thirty (30) days
after notice thereof from Lessor; provided, however, that if the term,
condition, covenant or obligations to be performed by Lessee is of such nature
that the same cannot reasonably be performed within such thirty-day period, such
default shall be deemed to have been cured if Lessee commences such performance
within said thirty-day period, thereafter diligently undertakes to complete the
same, and informs Lessor, in writing, of Lessee's progress in completing same on
a month-to-month basis.

         C. A trustee or receiver shall be appointed to take possession of
substantially all of Lessee's assets in, on or about the Premises or of Lessee's
interest in this Lease (and Lessee does not regain possession within sixty (60)
days after such appointment); Lessee makes an assignment for the benefit of
creditors; substantially all of Lessee's assets in, on or about the Premises or
Lessee's interest in this Lease are attached or levied upon under execution (and
Lessee does not discharge the same within sixty (60) days thereafter); or, a
petition in bankruptcy, insolvency, or for reorganization or arrangement is
filed by or against Lessee pursuant to any federal or state statute (and, with
respect to any such petition filed against it, Lessee fails to secure a stay or
discharge thereof within sixty (60) days after the filing of the same).

         D. Lessee abandons or vacates the first floor portion of the Premises.

15.02 REMEDIES OF LESSOR. Upon the occurrence of any event of default set forth
in Paragraph 15.01, Lessor shall have the following rights and remedies, in
addition to those allowed by law or equity, any one or more of which may be
exercised without further notice to or demand upon Lessee:

         A. Lessor may apply the security deposit and/or re-enter the Premises
and cure any default of Lessee, in which event Lessee shall, upon demand,
reimburse Lessor as Additional Rent for any reasonable costs and expenses which
Lessor may incur to cure such default; and, Lessor shall not be liable to Lessee
for any loss or damage which Lessee may sustain by reason of Lessor's action. In
the event the Lessor should consult with or employ the services of legal counsel
or bring suit against Lessee for any default or enforcement of any terms of this
Lease, Lessee shall be liable for all such attorney's fees and litigation costs
incurred by Lessor and the same shall be recoverable against Lessee in addition
to all other amounts that Lessor may recover.

         B. Lessor may terminate this Lease as of the date of such default. Upon
termination, Lessee or any party leasing the Premises through the Lessee, shall
immediately surrender the Premises to Lessor. Lessor may re-enter the Premises
and dispossess Lessee or any other occupants of the Premises by force, summary
proceedings, ejectment or otherwise, and may remove their effects, without
prejudice to any other remedy which Lessor may have for possession or arrearage
in rent. In addition, Lessor may declare all past, present and future rent
payments under this Lease to be immediately due and payable. Lessor may re-let
all or part of the Premises to another party on terms and conditions which may
vary from the terms of this Lease. Lessee shall be obligated to pay to Lessor
the difference between the rent provided for in any such subsequent lease and
the rent provided for in this Lease. No matter which remedy Lessor chooses in
its sole discretion Lessee shall be liable for all costs and expenses caused by
Lessee's default and Lessor's re-entry and re-letting, including but not limited
to, all repairs, improvements, broker's and attorneys' fees.

                                                                     Lessor:
                                                                            ----
                                  Page 11 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   14

         C. Lessor may sue for injunctive relief to recover damages for any loss
resulting from the breach.

         15.03 DEFAULT BY LESSOR AND REMEDIES OF LESSEE. It shall be a default
and breach of this Lease by Lessor if it shall fail to perform or observe any
term, condition, covenant or obligation required to be performed or observed by
it under this Lease for a period of thirty (30) days after notice thereof from
Lessee; provided, however, that if the term, condition, covenant or obligation
to be performed by Lessor is of such a nature that the same cannot reasonably be
performed within such thirty-day period, such default shall be deemed to have
been cured if Lessor commences such performance within said thirty-day period
and thereafter diligently undertakes to complete the same. Upon the occurrence
of any such default, Lessee may sue for injunctive relief or to recover damages
for any loss resulting from the breach, but Lessee shall not be entitled to
terminate this Lease or withhold or abate any rent due hereunder. If Lessor
shall be in default under this Lease, and if Lessee shall, as a consequence
thereof, recover a money judgment against Lessor, Lessee agrees that it shall
look solely to Lessor's right, title and interest in and to the Building for the
collection of such judgment; and Lessee further agrees that no other assets of
Lessor shall be subject to levy, execution or other process for the satisfaction
of Lessee's judgment and that Lessor shall not be liable for any deficiency.

         15.04 NON-WAIVER OF DEFAULTS. The failure or delay by either party
hereto to enforce or exercise at any time any of the rights or remedies or other
provisions of this Lease shall not be construed to be a waiver thereof, nor
affect the validity of any part of this Lease or the right of either party
thereafter to enforce each and every such right or remedy or other provision. No
waiver of any default and breach of this Lease shall be held to be a waiver of
any other default and breach. The receipt by Lessor of less than the full rent
due shall not be construed to be other than a payment on account of rent then
due, nor shall any statement on Lessee's check or any letter accompanying
Lessee's check be deemed an accord and satisfaction, and Lessor may accept such
payment without prejudice to Lessor's right to recover the balance of the rent
due or to pursue any other remedies provided in this Lease. No act or omission
by Lessor or its employees or agents during the term of this Lease shall be
deemed an acceptance of a surrender of the Premises, and no agreement to accept
such a surrender shall be valid unless in writing and signed by Lessor.

                                   ARTICLE XVI
                                LETTER OF CREDIT

         16.01 Lessee shall provide to Lessor, prior to receiving any portion of
the Tenant Improvement Allowance but in no event later than March 30, 2000, an
unconditional, irrevocable letter of credit ("Letter of Credit") from a lending
institution reasonably acceptable to Lessor as a guaranty and security for the
performance of Lessee's obligations under this Lease on the following terms and
conditions:

                  (A)      The Letter of Credit shall be kept in effect from the
                           date of issuance through the date that is 48 months
                           after the Commencement Date (the "LC Termination
                           Date"). The Letter of Credit shall be in the amount
                           of One Million Six Hundred Forty Five Thousand Two
                           Hundred Fifty Six Dollars and Fifteen Cents
                           ($1,645,256.15) and shall automatically decrease by
                           Four Hundred Eleven Thousand Three Hundred Fourteen
                           Dollars and Four Cents ($411,314.04) each year.
                           Lessee agrees that if it has not cured a default
                           within the applicable cure period following notice
                           from Lessor, then Lessor shall have a right to
                           present the Letter of Credit for payment, with
                           amounts received to be held and applied in accordance
                           with Subparagraph (B) below. If the Letter of Credit
                           has not been presented for payment in accordance with
                           this section on or before the LC Termination Date,
                           Lessor shall return the Letter of Credit to Lessee
                           within ten (10) days after the LC Termination Date.
                           Lessee agrees that in the event of any transfer or
                           mortgage, Lessor shall have the right to transfer the
                           Letter of Credit to the transferee or mortgagee.
                           Lessor shall deliver the then current effective
                           Letter of Credit to Lessee upon receipt of any
                           conforming substitute Letter of Credit provided in
                           accordance with this paragraph and cooperate with the
                           issuing bank to effect the release of such then
                           current effective Letter of Credit.

                  (B)      If a default occurs which has not been cured within
                           the period following notice as provided for in this
                           Lease, Lessor may use, apply or retain the amount
                           received under the Letter of Credit for the payment
                           of any rent or other charge in default or to
                           compensate Lessor for any loss or damage which Lessor
                           may suffer thereby.

                                  ARTICLE XVII
                              HAZARDOUS SUBSTANCES

         17.01 HAZARDOUS WASTE. Lessee warrants and represents to Lessor that
Lessee will comply with all federal, state and local environmental laws, rules,
regulations and statutes applicable to Lessee's use and occupancy of the
Premises during the term of this Lease. Lessee shall not cause or permit any
Hazardous Material (as hereinafter defined) to be brought upon, kept, or used in
or about the Premises by Lessee, its agents, employees, contractors or invitees,
except for such Hazardous Material as is necessary to Lessee's business provided
that Lessee has notified Lessor it will be bringing upon, keeping or using such
Hazardous Material on or about the Premises. Any Hazardous Material permitted on
the Premises as provided in this Article, and all containers therefor, shall be
used, kept, stored, and disposed of in a manner that complies with all federal,
state and local laws or regulations applicable to this Hazardous Material.
Lessee shall not discharge, leak, or emit, or permit to be discharged, leaked,
or emitted, any material into the atmosphere, ground, sewer system, or any body
of water, if that material (as is reasonably determined by the Lessor, or any
governmental authority) does or may pollute or contaminate the same, or may
adversely affect (a) the health, welfare, or safety of persons, whether located
on the Premises or elsewhere, or (b) the condition, use, or enjoyment of the
Building or any other real or personal property. As used herein, the term
"Hazardous Material" means (a) a "hazardous waste" as defined by the Resource
Conservation a Recovery Act of 1976, as amended from time to time, and
regulation promulgated thereunder; (b) any "hazardous substance" as defined by
the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended from time to time, and regulations promulgated thereunder; (c)
any oil, petroleum products, and their by-products; and (d) any substance that
is or becomes regulated by any federal, state, or local governmental authority.

         17.02 LESSEE'S RESPONSIBILITY. Lessee hereby agrees that it shall be
fully liable for all costs and expenses related to the use, storage, and
disposal of Hazardous Material kept on the Premises by the Lessee, and the
Lessee shall give immediate notice

                                                                     Lessor:
                                                                            ----
                                  Page 12 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   15

to the Lessor of any violation or potential violation of the provisions of this
Section. Lessee shall defend, indemnify and hold harmless Lessor and its Agents,
from and against any claims, demands, penalties, fines, liabilities,
settlements, damages, costs, or expenses (including, without limitation,
attorneys' and consultants' fees, court costs, and litigation expenses) of
whatever kind or nature, known or unknown, contingent or otherwise, arising out
of or in any way related to (a) the presence, disposal, release, or threatened
release of any such Hazardous Material that is on, from, or affecting the soil,
water, vegetation, building, personal property, persons, animals, or otherwise;
(b) any personal injury (including wrongful death) or property damage (real or
personal) arising out of or related to that Hazardous Material; (c) any lawsuit
brought or threatened, settlement reached, or government order relating to that
Hazardous Material; or (d) any violation of any laws applicable thereto. The
provisions of this Article shall be in addition to any other obligations and
liabilities Lessee may have to Lessor at law or equity and shall survive the
transactions contemplated herein and shall survive termination of this Lease.

         17.03 PROPERTY CONDITION. As of the date of this Lease, Lessor is not
aware of any Hazardous Material on the Property. Lessor warrants and represents
to Lessee that Lessor has complied and will comply with all federal, state and
local environmental laws, rules, regulations and statutes applicable to Property
and Building during the term of this Lease and shall indemnify and hold Lessee
harmless from any failure to do so.

                                  ARTICLE XVIII
                           NOTICE AND PLACE OF PAYMENT

         18.01 NOTICES. Any notice required or permitted to be given under this
Lease or by law shall be deemed to have been given if reduced to writing and
delivered in person or mailed by Registered or Certified mail, postage prepaid,
or delivered by private carrier, to the party who is to receive such notice at
the address specified in Article I, Paragraph 1.01 of the Basic Lease
Provisions, when so mailed, the notice shall be deemed to have been given as of
three (3) business days after the date it was mailed. The address specified in
Article I, Paragraph 1.01 of the Basic Lease Provisions may be changed by
providing written notice to the other party.

         18.02 PLACE OF PAYMENT. All rent and other payments required to be made
by Lessee to Lessor shall be delivered or mailed to Lessor's managing agent at
the address specified in Article 1, Paragraph 1.01 in the Basic Lease Provisions
or any other address Lessor may specify from time to time by written notice
given to Lessee.

                                   ARTICLE XIX
                        MISCELLANEOUS GENERAL PROVISIONS

         19.01 ROOF RIGHTS. Except as otherwise provided in this Lease, Lessor
shall have the exclusive right to use all or any portion of the roof of the
Building for any purpose. This Lease does not grant any rights to light, view
and/or air over the Premises or property.

         19.02 NAME OF BUILDING. Lessor shall have the right to change the name
of the Building during the period of time in which Lessee occupies any portion
of said Building under this Lease or any extension thereof and shall have no
obligation for any loss or damage to Lessee by reason thereof; provided,
however, the Building shall not be named for or on behalf of any tenant who
leases less square feet in the Building than Lessee. Notice of such change shall
be in writing to Lessee as soon as the decision to change the name of the
Building has been made.

         19.03 COMMON FACILITIES AND PARKING. Lessee shall have the nonexclusive
right, in common with others, to the use of common entrances, lobbies,
elevators, ramps, parking, drives, stairs and similar access and serviceways and
other common facilities in and adjacent to the Building, subject to such rules
and regulations as may be adopted by the Lessor.

         19.04 CONDUCT. Lessee shall not conduct its practice or business, or
advertise in any manner which violates local, state and federal laws or
regulations.

         19.05 ESTOPPEL CERTIFICATE. Each party shall, within ten (10) days
following receipt of a written request from the other, execute, acknowledge and
deliver to the requesting party or to any lender, purchaser or prospective
lender or purchaser designated by the requesting party a written statement
certifying (i) that this Lease is the only lease between the parties and is in
full force and effect and unmodified (or, if modified, stating the nature of
such modification); (ii) the date to which rent has been paid; and, (iii) that
there are not, to the party's knowledge, any uncured defaults (or specifying
such defaults if any are claimed). Any such statement may be relied upon by any
prospective purchaser or mortgagee. A party's failure to deliver such statement
within such period shall be conclusive upon such party that this Lease is in
full force and effect and unmodified, and that there are no uncured defaults in
the requesting party's performance hereunder. Furthermore, if the party should
fail to deliver such statement within fifteen (15) days from receipt, it shall
pay a penalty fee in the amount of twenty-five dollars ($25.00) per day
beginning on the sixteenth (16th) day from receipt of such statement and
continuing thereafter until the day the requesting party receives such statement
fully executed by the other party.

         19.06 RECORDING OF MEMORANDUM OF LEASE. If requested by either party, a
Memorandum of Lease containing the information required by Kentucky law, or any
other information determined to be pertinent by Lessor concerning this Lease
shall be prepared and executed by both parties and filed for record. Recording
costs will be at the expense of the requesting party.

         19.07 NO BROKER. Lessee represents and warrants to Lessor that it has
not engaged any broker, finder or other person, other than ReMax Commercial
Brokers, who will be entitled to any commission or fee with respect to the
negotiation, execution or delivery of this Lease or any assignment, sublease or
renewal thereof and shall indemnify Lessor against any loss, cost, liability or
expenses legally imposed by Lessor as a result of any claim asserted by any such
broker, finder or other person on the basis of any arrangements or agreements
made or alleged to have been made by or on behalf of Lessee. Lessor agrees to
pay ReMax Commercial

                                                                     Lessor:
                                                                            ----
                                  Page 13 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   16

Brokers a commission of four percent of the net rent due under the Lease for
years 1 through 5 and two percent for years 6 through 7, with one-half payable
on March 15, 2000 and the other half when Lessee occupies the Premises.

         19.08 ACTS OF GOD. In any case where either party hereto is required to
do any act, delays caused by or resulting from Acts of God, war, civil
commotion, fire, flood or other casualty, labor difficulties, shortages of
labor, materials or equipment, government regulations, unusually severe weather
or other causes beyond such party's reasonable control shall not be counted in
determining the time during which work shall be completed, whether such time be
designated by a fixed date, a fixed time or a "reasonable time," and such time
shall be deed to be extended by the period of such delay.

         19.09 GOVERNING LAW. This Lease is being executed and delivered by
Lessor in the Commonwealth of Kentucky and shall be construed and enforced in
accordance with the laws of that state.

         19.10 COMPLETE AGREEMENT, AMENDMENTS. This Lease, including all
Exhibits, riders and Addenda, constitutes the entire agreement between the
parties hereto; it supersedes all previous understandings between the parties,
if any, and no oral or implied representation or understandings shall vary its
terms; and, it may not be amended except by a written instrument executed by
both parties hereto.

         19.11 SUCCESSORS AND ASSIGNS. This Lease and the respective rights and
obligations of the parties hereto shall inure to the benefit of and be binding
upon the successors and assigns of the parties hereto as well as the parties
themselves; provided, however, that Lessor, its successors and assigns shall be
liable for and obligated to perform Lessor's covenants under this Lease only
during and in respect of their successive periods of ownership during the term
of this Lease.

         19.12 SEVERABILITY OF INVALID PROVISIONS. If any provision of this
Lease shall be held to be invalid, void or unenforceable, the remaining
provisions hereof shall not be affected or impaired, and such remaining
provisions shall remain in full force and effect.

         19.13 DEFINITION OF THE RELATIONSHIP BETWEEN THE PARTIES. Lessor shall
not, by virtue of the execution of this Lease or the leasing of the Premises to
lessee, become or be deemed a partner of or joint venturer with Lessee in the
conduct of Lessee's business on the Premises or otherwise.

         19.14 CERTAIN WORDS, GENDER AND HEADINGS. As used in this Lease, the
word "person" shall mean and include, where appropriate an individual,
corporation, partnership or other entity; the plural shall be substituted for
the singular and the singular for the plural, where appropriate; and words of
any gender shall include any other gender. The topical headings of the several
paragraphs of this Lease are inserted only as a matter of convenience and
reference and do not affect, define, limit or describe the scope or intent of
this Lease.

         19.15 CORPORATE AUTHORITY. If Lessee executes this Lease as a
corporation, each of the persons executing this Lease on behalf of Lessee does
hereby personally covenant and warrant that Lessee is a duly authorized and
existing corporation, that Lessee has and is qualified to do business in
Kentucky, that the corporation has full right and authority to enter into this
Lease and that each person signing on behalf of the corporation was authorized
to do so.

         19.16 EXAMINATION OF LEASE. The submission of this lease form by Lessor
for examination does not constitute an offer to lease or a reservation of an
option to lease. In addition, Lessor and Lessee acknowledge that neither of them
shall be bound by the representations, promises or preliminary negotiations with
respect to the Demised Premises made by their respective employees or agents. It
is their intention that neither party by legally bound in any way until this
Lease has been fully executed by both Lessee and Lessor.

         19.17 ACCEPTANCE. The offer to lease set forth in this Lease must be
accepted by Lessee by the delivery of fully signed duplicate originals hereof to
Lessor by no later than the date and time specified in Article 1, Paragraph
1.01, otherwise this offer may, at Lessor's sole option, be terminated and be of
no further force or effect.

         19.18 ADDITIONAL PROVISIONS. Additional provisions of this Lease, if
any, are set forth in the three (3) Addenda to Lease attached hereto and made a
part hereof.

                             SIGNATURE PAGE FOLLOWS

                                                                     Lessor:
                                                                            ----
                                  Page 14 of 15
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   17

         IN WITNESS WHEREOF, the parties hereto have executed this Lease as of
the day and year first written above.

                             LESSEE:   High Speed Access Corp.
                                       a Delaware Corporation

                                       By: /s/ High Speed Access Corp.
                                          --------------------------------------

                                       Title:
                                             -----------------------------------

                                       By:
                                          --------------------------------------

                                       Title:
                                             -----------------------------------

                             LESSOR:   Faulkner Hinton/Ormsby I, LLC
                                       a Kentucky Limited Liability Corporation

                                       By: /s/ Faulkner Hinton/Ormsby I, LLC
                                          --------------------------------------
                                          Fred Faulkner, Member

<PAGE>   18

                                    EXHIBIT A

                                -----------------

                                    SITE PLAN

                                                                     Lessor:
                                                                            ----
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   19

                                    EXHIBIT B

                                -----------------

                                LEGAL DESCRIPTION

         Lot 9, as identified on the Record Plat of Forest Green Section 3,
prepared by Sabak, Wilson & Lingo, Inc., dated August 9, 1999, recorded August
10, 1999, of record in Plat and Subdivision Book 45, Page 72, further of record
in Deed Book 7297, Page 874, in the Office of the Clerk of Jefferson County,
Kentucky.

         TOGETHER WITH permanent ingress, egress, access, utility, water and
sewer easements over and across Lot 3 and Lot 4 as shown on the Plat of record
in Plat and Subdivision Book 45, Page 72; and together with those easements
created in those certain instruments of record in Deed Book 7297, Page 874, and
in Deed Book 7307, Page 312, all in the Office aforesaid.

         BEING all of the property acquired by Faulkner Hinton/Ormsby I, LLC by
Deed of record in Deed Book 7307, Page 315, in the Office aforesaid.

         Also being a portion of the property acquired by Faulkner Hinton/Forest
Green-Land, LLC by Deed of record in Deed Book 6884, Page 927, in the Office
aforesaid.

                                                                     Lessor:
                                                                            ----
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   20

                                    EXHIBIT C

                                -----------------

                             FLOOR PLAN OF PREMISES

                                                                     Lessor:
                                                                            ----
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   21

                                    EXHIBIT D

                                -----------------

                          DESCRIPTION OF LESSOR'S WORK

         Fire Protection            Lessor provides base sprinkler system
                                    including all distribution of mains,
                                    laterals and upright heads. Lessee provides
                                    for sprinkler distribution to ceiling
                                    system.

         HVAC                       Lessor provides central duct completely
                                    around core from floor package unit. Lessee
                                    provides for branch duct work from central
                                    duct, VAV boxes, FPT boxes, to diffusers in
                                    ceiling and controls to BAS. Design
                                    standards for floors 1 through 6 provide for
                                    interior conditions of 78 degrees dry bulb
                                    when outside conditions are 93 degrees dry
                                    bulb and 76 degrees wet bulb, and winter
                                    interior conditions of 68 degrees when
                                    outside conditions are 5 degrees. System is
                                    designed for heat load not-to-exceed 3.0
                                    watts (lighting and power) of electricity
                                    per square foot and occupancy based on one
                                    (1) person for every 100 square feet.

         Electrical                 On floors 1 through 6 Lessor provides two
                                    (2) 120/208-200 amp electrical panel (for
                                    receptacles) and one (1) 277/480 - 60 amp
                                    electrical (for lighting). On the Ground
                                    Level Lessor provides one (1) 120/208-100
                                    amp panel (in which Lessee may have its pro
                                    rata share of circuits) and one (1)
                                    277/480-225 amp panel (in which Lessee may
                                    have 15 spare circuits). Lessee provides for
                                    power from electrical panels (located in
                                    electrical closer on each floor) to
                                    Premises. System capacity prorated for
                                    partial floors and system designed of 4
                                    volt/amps per usable square foot on floors 1
                                    through 6. Lessor provides all electrical
                                    subpanels and metering equipment required to
                                    measure Lessee's electrical consumption in
                                    all of the Premises leased to Lessee.

         Restrooms                  Lessor finishes restrooms on each floor to
                                    Building standard. Includes the following:
                                    6"x6" ceramic floor tile, wall coverings,
                                    drywall ceilings, recessed can light
                                    fixtures, full length mirror above sinks,
                                    Corian countertop, drywall partitions with
                                    louvered doors, motion activated water
                                    fixtures, and stainless steel dispensers.

         Elevator Lobbies           Lessor finishes elevator lobby on each of
                                    floors 1 through 6 to Building standard.
                                    Includes the following: drywall ceiling with
                                    soffits, recessed can light fixtures,
                                    carpet, and wall covering. On the Ground
                                    Level Lessor finishes the elevator lobby
                                    with drywall, ceiling with soffets, recessed
                                    can light fixtures, VCT floor covering and
                                    painted walls.

         Corridors                  Lessor finishes corridors on multi-tenant
                                    floors (4th floor and 1st floor). Includes
                                    the following: 2'x2' acoustical ceiling,
                                    wall coverings, 2'x4' 18 cell parabolic
                                    light fixtures, carpet, and 9' solid core
                                    birch doors with hollow metal frame.

                                    Lessor finishes corridors on Ground Level
                                    with 2' x 4' ceiling tiles, VCT floor
                                    covering, painted walls, acrylic light
                                    fixtures

                                                                     Lessor:
                                                                            ----
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   22

                                    and 9' solid core birch doors with hollow
                                    metal frame.

         Security                   Lessor furnishes:

                                    o         Proximity Card Readers -
                                              1.  20" read range
                                              2.  Readers located at each lobby
                                                  and all elevators
                                              3.  Anti-pass back protection
                                              4.  Anti-tail gating protection

                                    o         Access/Egress Control -
                                              1.  Restricted keyway (cylinder)
                                                  system on all doors
                                              2.  All exterior doors controlled
                                                  via locking mechanism
                                              3.  All stairwell doors controlled
                                                  via locking mechanism
                                              4.  All elevators computer
                                                  controlled
                                              5.  Emergency delay/alarm releases
                                                  on all egress routes
                                              6.  All exterior and stairwell
                                                  building doors monitored for
                                                  ajar/open condition

                                    o         System Parameters -
                                              1.  Partitioned data based option
                                                  available (at $3,500 cost to
                                                  Tenant)
                                              2.  Full range of reporting
                                                  options for tenants
                                              3.  System automatically pages
                                                  Building Management for
                                                  security breach
                                              4.  Numerous Floor Level Groups
                                                  available
                                              5.  Numerous Reader Groups
                                                  available
                                              6.  Numerous time schedule groups
                                                  available
                                              7.  System fails in safe/secure
                                                  mode

                                    o         CCTV System -
                                              1.  Discrete cameras located in
                                                  main lobbies, exits and
                                                  loading dock
                                              2.  Time-lapse recorder and
                                                  monitor in Building Management
                                                  Office

         Generator                  Lessor will furnish a two-inch gas pipe for
                                    Lessee's use to hook-up an emergency
                                    generator. Lessor will provide a concrete
                                    pad with suitable screening in a designated
                                    area adjacent to Lessee's Ground Level
                                    Premises and will also provide suitable
                                    areas for outside condensers for
                                    supplemental HVAC. Lessee will provide the
                                    generator and is responsible for hook-up
                                    with Louisville Gas and Electric Company.

         Lower Level                Lessor will finish the training/conference
                                    center with Building standard finishes.

                                                                     Lessor:
                                                                            ----
Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   23

                                    EXHIBIT E

                                -----------------

                                 GREENWAYS PLAN

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   24

                                    EXHIBIT F

                            ------------------------

                             LEASEHOLD IMPROVEMENTS

         In addition to the mutual covenants contained in the Lease, Lessor and
Lessee mutually agree as follows:

1.   Plans and Specifications for the Premises

     a.  Lessor shall cooperate with Lessee's designated architect and engineer
         to develop the plans and specifications for the Premises (the "Space
         Plans"). Lessee, at Lessee's expense, shall provide the following Space
         Plans: (i) architectural; (ii) electrical; (iii) plumbing; (iv) HVAC;
         and (iv) structural, if any.

     b.  Lessee and Lessor agree to cooperate to facilitate the completion of
         the Space Plans within thirty (30) days of February 25, 2000 (after the
         contingency period). Lessee agrees to provide Lessor a progress set of
         Space Plans weekly, and Lessor shall provide weekly comments to Lessee.
         Lessor shall retain the right to require modifications to the Space
         Plans that affect structural, mechanical, electrical, plumbing,
         Building operation systems, or other specifications provided for
         herein. Upon completion of the Space Plans, Lessor and Lessee shall
         execute four (4) sets of Lessee's final Space Plans, which shall be
         deemed the Approved Space Plans for construction.

     c.  Lessee's requirements for HVAC, electrical, plumbing and floor load in
         excess of Building Standard or Building design criteria, shall be
         prepared by Lessee's engineer at Lessee's expense and shall be subject
         to the approval of Lessor as provided for in the Lease. The extent to
         which any of the Lessee's Space Plans or requirements for HVAC,
         electrical, or plumbing exceed the Building's design standards, in the
         reasonable determination of Lessor, the installation cost incurred and
         the operating cost shall be paid by Lessee. At Lessor's determination,
         Lessor may require the mechanical systems to be returned to the
         original Building design and specification at the termination date of
         the Lease.

     d.  Lessee's obligation for the payment of rent under the Lease shall
         commence on the earlier of the dates specified in Section 1.01 or the
         dates Lessee conducts business therein, except payment of Rent shall be
         delayed day for day past the scheduled date if Lessee is delayed in
         substantially completing said work as a result of: (i) Lessor's failure
         to approve subject to referred revisions or modification, Lessee's
         Space Plans within eight (8) business days of receipt; (ii) Lessor's
         delay in providing Lessee with the allowance described below; (iii)
         Lessor's Work (described on Exhibit D) is delayed; or (iv) Lessor's
         failure to cooperate with Lessee's architect and contractor performing
         such work.

2.   Leasehold Improvements.

     a.  Lessor shall pay in accordance with Lessor's construction loan draw
         process (provided, however, no retainage shall be required) on a
         monthly basis to Lessee all amounts incurred by Lessee in performing
         its work to ready the Premises for occupancy, up to a maximum sum of
         One Million Five Hundred One Thousand Twenty Dollars and zero cents
         ($1,501,020). Lessee shall submit its requests to Lessor on or before
         the first day of each month and Lessor shall make payment to Lessee on
         or before the fifteenth (15th) day of each month. In no event shall
         Lessee be required to advance any of its funds toward tenant
         improvements until it has received the full $1,501,020 allowance.
         Lessee shall be responsible for any additional construction costs over
         the above allowance.

     b.  Lessor hereby grants to Lessee, the right to have Lessee's contractors
         provide materials and perform improvements to the Premises.
         Improvements to be performed by Lessee shall not proceed without
         Lessor's prior written approval (which shall not be unreasonably
         withheld or delayed) of the following: (i) Lessee's contractor(s) and
         any subcontractors, (ii) a Certificate of Insurance naming Lessor as
         additional insured, to insure that each contractor(s) has liability,
         property damage, and workmen's compensation insurance, (iii) detailed
         plans and specifications for such work, (iv) copies of a valid building
         permit or other permits or licenses when and where required, and (v) a
         copy of Lessee's contract with the Contractor. Lessor shall have the
         right to designate contractors or subcontractors providing any roof
         penetration, sprinkler, HVAC, electrical or plumbing work. Lessee shall
         provide reasonable evidence in the form of an unconditional lien
         waiver(s) that the contractor(s) providing the materials and/or
         performing the work have been paid in full.

     c.  Lessor shall have no responsibility to supervise Lessee's contractor,
         except for monitoring work directly affecting building systems and
         common areas. Lessee shall be responsible for all costs required for
         additional clean-up in common areas, damage to common areas, and
         after-hours work for connection to building systems or causes
         disruption to other lessees. Lessee shall reimburse Lessor for any
         extra expense incurred by Lessor by reason of faulty work performed by
         lessee or its contractors, by reason of inadequate cleanup or waste
         removal, or common area damage.

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   25

                                    EXHIBIT G

                               ------------------

                                 EXAMPLE OF THE
                        ACCEPTANCE OF PREMISES AMENDMENT

As per Article II, Section 2.01 and 2.02, below is an example of the form to be
executed by Lessor and Lessee prior to delivery of possession of the Premises to
Lessee.

                             ACCEPTANCE OF PREMISES
                                    AMENDMENT

         This Amendment to the Lease entered into this day of _______, 2000 by
         and between ___________________________ ("Lessor") and ("Lessee") shall
         amend and/or confirm the terms of the Lease between Lessor and Lessee
         for certain office space located in _______________________.

         LESSOR and LESSEE hereby AGREE as follows:

              1.  Except for those items shown on the attached "punch list",
                  which Lessor will remedy within 30 days hereof, Lessor has
                  fully completed the construction work required under the terms
                  of the Lease and Exhibit D attached thereto.

              2.  The Premises are tenantable. The Lessor has no further
                  obligation for construction (except as specified above) and
                  Lessee acknowledges that both the Building and the Premises
                  are satisfactory in all respects except for minor punch list
                  items, latent defects and HVAC seasonal variations for the
                  Base Building.

              3.  The Rentable Area of the Premises (Article I, Paragraph 1.01,
                  Item B) is hereby agreed to be ____________ Rentable Square
                  Feet.

              4.  The Commencement Date of the Lease (Article I, Paragraph 1.01,
                  Item C) is hereby agreed to be ____________________, 2000 for
                  Suite 100; ___________, 2000 for Suite 200; ___________, 2000
                  for Suite 300; ________, 2000 for Suite 405; and __________,
                  2000 for the Suite G125.

              5.  The Expiration Date of the Lease (Article I, Paragraph 1.01,
                  Item C) is hereby agreed to be __________________, 2007.

              6.  The Initial Base Rent of the Lease (Article I, Paragraph 1.01,
                  Item D) is hereby agreed to be __________ per month or
                  __________ per annum.

              7.  The Operating Expense Stop and Net Rent of the Lease (Article
                  I, Paragraph 1.01, Item D) for Suites 100, 200, 300 and 405 is
                  hereby agreed to be ___________ per annum and ______________
                  per annum, respectively.

              8.  The Ground Level Premises (Second Addendum to Lease) is hereby
                  agreed to be _____________________ Rentable Square Feet. The
                  Net Rent for Suite G125 is hereby agreed to be
                  __________________ per month or __________________ per annum.

              9.  The total rent for the Premises on the Roof (Third Addendum to
                  Lease) is hereby agreed to be ______________________ per month
                  or ___________________________ per annum.

         Except as modified herein, all terms and conditions of the Lease and
         all addenda are hereby ratified and acknowledged to be unchanged and
         shall remain in full force and effect. In the event of any conflict
         between the terms and conditions of the Lease and the terms and
         conditions of this Amendment, this Amendment shall govern and control.

                                       LESSEE:

                                              By:

                                       LESSOR:
                                              ----------------------------------

                                              By:

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   26

                                    EXHIBIT H

                            ------------------------

                              RULES AND REGULATIONS

1. Standard hours of operation shall be between the hours of 7:30 a.m. and 6:00
p.m. on Monday through Friday and 9:00 a.m. to 1:00 p.m. on Saturday of each
week except on recognized holidays. The recognized holidays include: New Years
Day, January 1st; Memorial Day, observed; 4th of July, July 4th; Labor Day,
observed; Thanksgiving Day, observed; Christmas, December 25th. Any change to
said hours shall be communicated in advance to Lessee by Lessor. Notwithstanding
the foregoing, Lessee shall have access to the Building at all hours for its
operations.

2. Any sign, lettering or design of Lessee which is visible from the Common
Areas of the Building shall be subject to prior approval by Lessor and shall
conform to the uniform pattern of identification signs for lessees in the
Building as prescribed by Lessor. Lessor shall furnish to Lessee guidelines
relating to signs in the Common Areas of the Building. Lessor shall provide one
set of suite address numbers to be applied to the entrance door of the Premises.
All approved signs or lettering shall be at the expense of the Lessee by a
vendor approved by Lessor. Lessee shall not inscribe or affix any sign,
lettering or design visible from the exterior of the Premises or Building.
Lessor may remove such materials without any liability, and may charge the
expense incurred by such removal to Lessee.

3. The Building is opened to the public during the standard hours of operations
established by Lessor and outlined herein. Lessor will furnish Lessee with a
reasonable number of keys to each entrance door lock of the Premises, two (2)
keys to any interior door lock, if any, and a reasonable number of Building keys
for entry to the Building after hours. Lessor will have the right to collect a
reasonable charge for additional keys or locks requested by Lessee after
occupancy. Each lessee, upon termination of its tenancy, will deliver to Lessor
all keys, which were furnished by Lessor for the Premises and Building, or any
other areas of the Building. If a computerized security system is utilized for
after-hours access, security access cards shall be substituted for keys. Lessee
shall not alter, change, replace, or re-key and lock or install new lock or a
door knocker on any door of the Premises. Lessor, its agents or employees, will
retain a master key to all door locks on the Premises. Any new door locks
required by Lessee or any change of keying of existing locks will be installed
or rekeyed by Lessor following Lessee's written request to Lessor and shall be
at Lessee's expense. All new locks and re-keyed locks will remain operable by
Lessor's master key.

4. A directory of the Building tenants shall be provided for the display of the
name and location of Lessee and such reasonable number of the principal officers
and employees of Lessees as Lessor in its sole discretion may approve. Lessor
shall not in any event be obligated to furnish more than one (1) directory strip
for each 2,000 square feet of rentable area in the Premises. Any additional
names, which Lessee desires to place in such directory, must first be approved
by Lessor, and if so approved, shall be at Lessee's expense.

5. Lessee shall not bring into or remove furniture, freight, supplies,
merchandise or other property, not carried by hand, (hereinafter the
"Equipment") through the lobby or entrances at anytime, without the prior
consent of Lessor. Any Equipment to be brought into or removed from the Building
shall be through the freight/loading dock entrance during normal hours of
operation. The designated freight elevator shall be used to transport the
Equipment and the freight elevators use shall be shared among all lessees.
Passenger elevators shall not be used to transport Equipment without the prior
consent of Lessor. After-hours moving, into or out of the Building, shall
require: (i) Lessor's prior consent; (ii) a minimum of seventy-two (72) hours
advance notice of the move; and (iii) shall be conducted pursuant to such
procedures and manner as Lessor may require for after-hours moving of Equipment,
as may be determined by Lessor from time to time. The persons or company
employed to move Lessee's Equipment in or out of the Building must be accepted
by Lessor. The moving company must be a locally recognized professional mover,
whose primary business is the performing of relocation services, and must be
bonded and fully insured. A certificate or other verification of such insurance
must be received and approved by Lessor prior to the start of any moving
operations. Insurance must be sufficient, in Lessor's sole opinion, to cover all
personal liability, theft, or damage to the Building, including without
limitation, floor coverings, doors, walls, elevators, stairs, foliage, and
landscaping. Special care must be taken to prevent damage to foliage and
landscaping during adverse weather. All items not capable of being carried by
hand shall utilize hand trucks equipped with soft rubber tires and rubber side
guards. Lessee shall consult with Lessor and shall take all necessary protective
measures required for walls, wall corners and floors. Lessor, at Lessee's
expense, will be responsible for providing Building security during all
after-hours moving operations, and will be liable for all losses and damages
sustained by any party as a result of the failure to supply adequate security.
Lessor will have the right to prescribe the weight, size, and position of all
Equipment, including materials, safes, file cabinets, furniture, or other
property, brought into the Building. Lessor will not be responsible for loss of
or damage to any Lessee's property from any cause and all damage done to the
Premises or Building by Lessee's moving will be repaired at the expense of
Lessee. Lessor reserves the right to inspect all such property to be brought
into the Building and to exclude from the Building all such property which
violates any of these rules and regulations. Supplies, goods, materials,
packages, furniture, and all other items of every kind delivered to or taken
from the Premises will be delivered or removed through the route designated by
Lessor. If an after-hours security staff is employed at the Building, removal of
hand carried items from the Building must be accompanied by a "Property Removal
Pass" made available from Lessor during normal business hours.

6. Lessee shall notify and consult with Lessor, in advance, for all
installations and removal of telephone, electrical service, cabling and other
functions requiring access to the Common Areas of the Building or to be attached
to the Building's mechanical, plumbing, or electrical services. Lessee, its
contractors or vendors, shall adhere to such requirements imposed by Lessor. Any
repair of damage or extra cleaning resulting from said installation or removal
shall be performed at Lessee's expense. All cable and wiring installed above the
ceiling, including the Premises, shall be plenum rated. Lessee shall utilize the
cable trays in the Common Areas and label the cables with Lessee's name at all
penetrations. Lessee shall remove all telephone, intercom, music, television and
computer wiring installed by Lessee from the Premises by the Expiration Date of
the Lease unless otherwise approved by Lessor.

7. Lessee shall not will be permitted to place or install any object (including,
without limitation, radio and television antenna, loudspeakers, sound
amplifiers, microwave dishes, solar devices, or similar devices) on the exterior
of the Building or on the roof of the Building.

8. Each Lessee will store all of its trash and garbage within its Premises. No
material will be placed in the trash boxes or receptacles which is of such
nature that it may not be disposed of in an ordinary and customary manner shall
not be in violation of any law or ordinance governing such disposal. All garbage
and refuse disposal will be made only through entryway and elevators

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   27

provided for such purposes and at such times as Lessor may designate. Removal of
any furniture or furnishings, large equipment, packing crates, and packing
materials, and boxes will be the responsibility of each Lessee, and such items
may not be disposed of in the Building trash receptacles, nor will they be
removed by the Building's janitorial service, except at Lessor's sole option and
at the Lessee's expense. No furniture, appliances, equipment, or flammable
products of any type may be disposed of in the Building trash receptacles.
Lessee shall mark all boxes and trash not in waste containers "TRASH" for
removal by the janitorial staff. Lessee shall at its expense to comply with all
present and future regulations regarding the collection, sorting, separation,
and recycling of waste products, garbage, and trash. Each separately sorted
category of wastes products shall be placed in separate receptacles approved by
Lessor. Lessee shall pay all costs, fines, and penalties that may be imposed by
reason of Lessee's failure to comply with this provision.

9. Lessee shall not allow curtains, draperies, blinds, shutters, shades,
screens, or other coverings, hangings, or decorations will be attached to, hung,
or placed in, or used in connection with any window of the Building or the
Premises unless approved in writing by Lessor. Lessee shall not place any door
mat or similar obstruction in a Building Common Area. The sashes, sash doors,
skylights, windows, heating, ventilating, and air conditioning vents and doors
that reflect or admit light and air into the halls, passageways, or other public
places in the Building will not be covered or obstructed by any Lessee. Lessee
shall not allow showcases, vending machines, or other articles to be put in
front of or affixed to any part of the exterior of the Building, nor placed in
the public halls, corridors, or vestibules without the prior written consent of
Lessor.

10. No Lessee and no employee or invitee of any Lessee will go upon the roof of
the Building without the prior permission of Lessor and accompanied by
maintenance personnel of Lessor.

11. Smoking is not permitted in the Common Areas of the Building including, but
not limited to, lobbies, common hallways, restrooms, vending areas, stairwells,
elevators, conference rooms, or directly outside near the lobby entrances.
Lessee shall be permitted to smoke only in designated smoking areas, established
by Lessor, outside of the Building.

12. The Common Area heating and air conditioning systems shall be operated from
time to time as designated by Lessor consistent with the standard hours of
operation. If Lessee requires heating and air conditioning services within the
Premises, Lessor shall provide the additional services at the then applicable
rates.

13. Lessor shall replace light tubes and lamps for typical lighting fixtures, at
Lessee's expense, if requested by Lessee.

14. No Lessee will employ any person or persons other than the cleaning service
of Lessor for the purpose of cleaning the Premises, unless otherwise agreed by
Lessor in writing. Except with the written consent of Lessor, no person or
persons other than those approved by the Lessor will be permitted to enter the
Building for the purpose of cleaning. No Lessee will cause any unnecessary labor
by reason of such Lessee's carelessness or indifference in the preservation of
good order and cleanliness. If Lessee's actions result in any increased expense
for any required cleaning, Lessor reserves the right to assess Lessee for such
expenses. Janitorial service will not be furnished on nights to individual
offices within the Premises which are occupied after business hours on those
nights.

15. The requirements or requests of the Lessee will be attended to only upon
application by written, personal, or telephone notice at the office of the
Building. Employees of Lessor will not perform any work or do anything outside
of their regular duties unless by instruction from Lessor. If Lessor's employees
are made available to assist Lessee, Lessee shall pay Lessor for their services
at the then applicable hourly rates. Lessor's employees are not required to
admit any person, Lessee or otherwise, to any space without specific instruction
from the Lessor. Lessee agrees to obtain Lessor's prior approval for access to
any Building mechanical, telephone or electrical rooms, and after-hours access
by Lessee's contractors.

16. Canvassing, peddling, soliciting, and distribution of handbills or any other
written materials in the Building are strictly prohibited, and each Lessee will
cooperate to prevent same. Tenant agrees to cooperate to prevent such activity;
however, Lessor in its sole discretion may allow the occasional distribution of
handbills through the Building janitorial service. Lessee, its employees,
agents, customers and invitees shall not loiter or solicit in the Common Areas,
nor shall Lessee distribute any handbills or other advertising on or about the
Building.

17. Lessee and its employees shall park their vehicles only in those portions of
the parking areas, if any, designated for that purpose by Lessor. Lessor shall
designate a marked visitor parking in close proximity to the main entrance to
the Building for use by the visitors and guests of all lessees of the Building.
Lessor reserves the right to limit visitor parking time by posting the
requirements at the visitor parking spaces. Visitor, loading, delivery, fire
lanes, ingress and egress areas shall not be utilized for parking by Lessee.
Lessor reserves the right to remove vehicles, at Lessee's expense, for any
violation of this provision. Lessee and its employees shall obey all posted
speed limits, and traffic signs and markings, and park vehicles completely
within the marked parking stalls.

18. Lessor shall deliver to Lessee any copies of the rules and regulations or
notices as provided by the Forest Green Development Association, Inc. (the
"Association") in regards to the Greenways Area. Lessee, its employees,
customers, and invitees shall adhere to the rules and regulations of the
Association and in no way violate Lessor's membership with the Association.

19. The sidewalks, halls, passages, exits, entrances, retail areas, elevators,
escalators, and stairways of the Building will not be obstructed by any lessees
or used by any lessee for any purpose other than for ingress to and egress from
their respective Premises. The halls, passages, exits, entrances, elevators,
escalators, and stairwells are not for the general public, and Lessor will in
all cases retain the right to control and prevent access to them by all persons
whose presence, in the judgment of Lessor, would be prejudicial to the safety,
character, reputation, and interests of the Building and its lessees; however,
such access will be permitted to persons with whom any Lessee normally deals in
the ordinary course of its business, unless such persons are engaged in illegal
activities.

20. Lessor reserves the right to exclude or expel from the Building any person
who, in the judgment of the Lessor, is under the influence of liquor or drugs,
is disturbing other tenants in any way, or who shall in any manner do any act of
violence or violate any of the rules and regulations of the Building.

21. No Lessee will permit the Premises to be used for lodging or sleeping or for
any immoral or illegal purpose. No Lessee will use or permit the use of the
Premises in any manner which involves the unusual risk of injury to any person.
No cooking will be done or permitted by any Lessee on the Premises, except in
area of the Premises which are specially constructed for cooking, and

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   28

except that use by the Lessee of Underwriters' Laboratory - approved microwave
equipment or equipment for brewing coffee, tea, hot chocolate, and similar
beverages will be permitted so long as such use is in accordance with all
applicable federal, state, and city laws, codes, ordinances, rules, and
regulations.

22. The toilet rooms, toilets, urinals, wash bowls, and other plumbing fixtures
will not be used for any purposes other than those for which they were
constructed, and no sweepings, rubbish, rags, or other foreign substances will
be thrown in them. All damages resulting from any misuse of the fixtures will be
borne by the Lessee who, or whose servants, employees, agents, visitors, or
licensees, have caused the damage.

23. Lessee shall not in any way mar or deface any part of the Premises, the
Building, or any parts thereof or fixtures therein. Lessee agrees, at its
expense, to repair, paint, replaster or otherwise restore to the condition
existing at the Commencement Date any damage caused by the violation of this
rule, ordinary wear and tear excepted. Without the prior written consent of
Lessor, no Lessee will lay linoleum, or other similar floor covering. In those
portions of the Premises in which carpet or vinyl floor covering has been
provided directly or indirectly by Lessor, Lessee will at its own expense
install and maintain pads to protect the carpet under all furniture having
casters other than carpet casters. Lessee shall periodically shampoo the carpet
to maintain a neat and clean appearance. Upon request, Lessor can provide this
carpet cleaning service at the then applicable rates or Lessee, after notice to
Lessor and subject to Lessor's requirements, may elect to use a contractor to
perform this service after normal business hours. Lessee shall be responsible
for the periodic "touch-up" of paint within the Premises to maintain a neat and
clean appearance.

25. Lessee will ensure that the doors of the Premises are closed and locked and
that all water faucets, water apparatus, and utilities are carefully and
entirely shut off before Lessee or Lessee's employees leave the Premises, so as
to prevent waste or damage, and for any default or carelessness in this regard
Lessee will make good all injuries sustained by other lessees or occupants of
the Building or Lessor. On multiple-tenancy floors, all lessees will keep the
doors to the Building corridors closed at all times except for ingress and
egress.

26. Lessee agrees that Lessor shall not be responsible for lost or stolen
personal property, money or jewelry from the Premises or Building regardless of
whether such loss occurs when the area is locked against entry or not.

27. Lessor may from time to time adopt appropriate systems and procedures for
the security or safety of the Building, Lessee, and any persons occupying or
entering the Building, or using any equipment in the Building. Lessee will
comply with such systems and procedures. Lessee shall specifically comply with
the Building life safety program established by Lessor, including without
limitation fire drills, training programs and fire warden staffing procedures,
and shall exercise all reasonable efforts to cause all Lessee's employees,
invitees and guests to comply with such program. Lessee shall supply to Lessor
the name, address and phone number of individuals who should be contacted in an
emergency, as well as of individuals requiring special assistance in an
emergency. Lessee authorizes Lessor to relinquish said information to the Police
Department and Fire Department in case of an emergency.

28. All persons entering or leaving the Building after standard hours of
operation including Saturday, Sunday, and holidays will comply with such
off-hours security regulations as Lessor may establish and modify from time to
time. Lessor reserves the right to limit or restrict access to the Building
during such time periods. Lessor may utilize an outside agency to control access
to the Building after-hours. Lessor does not assume any responsibility from, and
shall not be liable for, any damage resulting for an error in regard to any
identification of Lessee or its employees and from admission to, or exclusion
form, the Building by such outside agency.

29. No Lessee will use or keep in the Premises or the Building any kerosene,
gasoline, or flammable or combustible or explosive fluid or material or chemical
substance other than limited quantities reasonably necessary for the operation
or maintenance of office equipment or limited quantities of cleaning fluids and
solvents required in normal operation of the Premises. Without Lessor's prior
written approval, no Lessee will use any method of heating or air conditioning
other than that supplied by Lessor. No Lessee will use or keep or permit to be
used or kept, any foul or noxious gas or substance in the Premises, or permit or
suffer the Premises to be occupied or used in a manner offensive or
objectionable to Lessor or other occupants of the Building by reason of noise,
odors, or vibrations, or interference in any way with other lessees or those
having business in the Building.

30. Lessor will have the right to prohibit any advertising of the business,
profession or activities by Lessee, which in Lessor's reasonable opinion, tends
to impair the reputation of the Building or its desirability as a Building for
offices, and upon written notice from Lessor, Lessee will discontinue such
advertising. Lessee shall not use the name of the Building for any purpose other
than that of a business address of Lessee, and shall not use any picture or
likeness of the Building in any circulars, notices, advertisements or
correspondence without Lessor's express written consent. Any violation of this
rule may be restrained by injunction.

31. Lessee will not bring or keep any animals, except service animals for
persons with a disability, or birds into the Building. In the event a service
animal is required regularly in the Premises, Lessee shall so advise Lessor.

32. Lessee will not permit bicycles or other vehicles inside or on the sidewalks
outside the Building except in areas designated from time to time by Lessor for
such purposes.

33. Whenever Lessee submits to Lessor any plan, agreement, or other document for
the Lessor's consent or approval after the Commencement Date, Lessee agrees to
pay Lessor as Additional Rent, on demand, a processing fee in the sum equal to
the reasonable fee of the architect, engineer, or attorney employed by Lessor to
review the plan, agreement, or document.

34. No act or thing done or omitted to be done by Lessor or Lessor's agent
during the term of the Lease in connection with the enforcement of these Rules
and Regulations will constitute an eviction by Lessor of any lessee nor will it
be deemed an acceptance of surrender of the Premises by any lessee. No agreement
to accept such termination or surrender will be valid unless in a writing signed
by Lessor. The delivery of keys to any employee or agent of Lessor will not
operate as a termination of the Lease or a surrender of the Premises unless such
delivery of keys is done in connection with a written instrument executed by
Lessor approving the termination or surrender.

35. Lessee agrees that it shall not willfully do or omit to do any act or thing
which shall discriminate or segregate upon the basis of race, color, sex, creed,
or national origin in the use and occupancy or in any subleasing or subletting
in the Premises.

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   29

36. Lessor agrees that these Rules and Regulations shall be enforced against all
lessees in a nondiscriminatory manner. Lessee shall be deemed to have read these
rules and to have agreed to abide by them as a condition of its occupancy of the
Premises.

37. Lessor reserves the right to rescind any of these rules and regulations and
to make such other and further rules and regulations, which shall be consistent
with the Lease, as in its judgement may from time to time be needed or desirable
for the care of the Premises, Common Areas, and the Building. Such rules and
regulations, when made and upon advance written notice to Lessee, shall be
binding upon Lessor and Lessee in the like manner as if originally set forth
herein.

38. If any part of the Premises is used for the preparation and/or sale of food,
including without limitation the operation of a restaurant, snack shop, or
cafeteria, the following apply: (i) Lessee shall provide its own garbage
containers and waste removal service for the disposal of food scraps, oil,
grease, and other such refuse, at Lessee's expense. Garbage containers shall be
leak tight and of a type that do not permit or attract insects, bugs or rodents;
(ii) Lessee shall store soiled or dirty linen in approved fire rated metal
containers with self-closing fusible link covers; (iii) The plumbing and other
facilities within or serving the Premises shall not be used for any purposes
other than that for which they were constructed, and no foreign substances of
any kind shall be thrown therein including any such substance as prohibited by
the County Sewer District. The expense of any breakage, stoppage, or damage
resulting from a violation of this provision shall be borne by Lessee. Grease
traps are required, which shall not be less than monthly. Lessee shall provide
documentation in a form suitable to Lessor indicating that pest control service
is being performed. If it shall be necessary for Lessor to supplement or provide
said pest control services, such work shall be performed and charged to Lessee
as "Additional Rent."

                                 END OF EXHIBIT

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   30

                                    EXHIBIT I

                            ------------------------

                   SUBORDINATION, NON-DISTURBANCE & ATTORNMENT

                         SUBORDINATION, NON-DISTURBANCE
                             & ATTORNMENT AGREEMENT

     THIS AGREEMENT, made effective as of the ___ day of _____, 2000, by and
between __________________________________, with its principal offices at
_____________________________ ("Tenant") and ______________________, a national
banking association, whose mailing address is ________________________, and/or
its participants, successors or assigns ("Lender").

                                   WITNESSETH

     WHEREAS, by Lease dated ________________ (hereinafter referred to as the
"Lease"), _________________________ ("Landlord") leased and rented to Tenant the
real property commonly known as ________________________, a legal description of
which is attached hereto as Exhibit A ( the "Property" ); and

                  WHEREAS, ________________ ("Landlord") has obtained or will
                  obtain a loan from Lender secured by, among other things, a
                  mortgage on the Property (the "Mortgage"), and as a condition
                  to making such loan, it was agreed between Landlord and Lender
                  that Landlord would obtain from Tenant certain written
                  agreements; and

                  WHEREAS, Tenant and Lender desire hereby to establish certain
                  rights, safeguards, obligations and priorities with respect to
                  their respective interests by means of the following
                  agreement.

     NOW THEREFORE, for and in consideration of the premises and of the mutual
covenants and promises herein contained, and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
Tenant and Lender agree as follows:

         1.       The Lease and the rights of Tenant thereunder are and shall be
                  subject and subordinate to the lien of the Mortgage and to all
                  of the terms, conditions and provisions thereof, to all
                  advances made or to be made thereunder, to the full extent of
                  the principal sum, interest thereon and other amounts from
                  time to time secured thereby, and to any renewal,
                  substitution, extension, modification or replacement thereof,
                  including any increase in the indebtedness secured thereby or
                  any supplements thereto. In the event that Lender or any other
                  person (the Lender, any other such person and their
                  successors and assigns being referred to herein as the
                  "Purchaser") acquires title to the Property pursuant to the
                  exercise of any remedy provided for in the Mortgage or by
                  reason of the acceptance of a deed in lieu of foreclosure,
                  Tenant covenants and agrees to attorn to and recognize and be
                  bound to Purchaser as its new Landlord, and subject to the
                  other terms, provisions and conditions of this Agreement, the
                  Lease shall continue in full force and a effect as a direct
                  Lease between Tenant and Purchaser.

         2.       So long as the Lease is in full force and effect and Tenant
                  shall not be in default under any provision of the Lease or
                  this Agreement, and no event occurred which has continued to
                  exist for a period of time (after notice, if any, required by
                  the Lease) as would entitle Landlord to terminate the Lease or
                  would cause without further action by Landlord the termination
                  of the Lease, or would entitle Landlord to dispossess the
                  Tenant thereunder:

     a. the right of possession of Tenant to the Property shall not be
terminated or disturbed by any steps or proceedings taken by Lender in the
exercise of any of its rights under the Mortgage;

     b. the Lease shall not be terminated or affected by said exercise of any
remedy provided for in Mortgage, and Lender hereby covenants that any sale by it
of the Property pursuant to the exercise of any rights and remedies under the
Mortgage or otherwise, shall be made subject to the Lease and the rights of
Tenant thereunder.

         3.       In no event shall Lender or any other Purchaser be:

     a. liable for any act or commission of any prior landlord;

                  b. liable for the return of any security deposit which has not
                  been delivered to the Purchaser;

                  c. subject to any offsets or defenses which the Tenant might
                  have against any prior landlord;

                  d. bound by any payment of rent or additional rent which the
                  Tenant might have paid to any prior landlord for more than the
                  current month (other than payments of estimated Operating
                  Expenses).

         4.       Tenant agrees to give prompt written notice to Lender of any
                  default by the Landlord under the Lease which would entitle
                  Tenant to cancel the Lease or abate the rent payable
                  thereunder, and agrees that notwithstanding any provision of
                  Lease, no notice of cancellation thereof shall be effective
                  unless Lender has received the notice aforesaid and has failed
                  within 30 days of the date of receipt thereof to cure, or if
                  the default cannot be cured within 30 days, has failed to
                  commence and to pursue diligently the cure of the Landlord's
                  default which gave rise to such right of cancellation of
                  abatement. Tenant further agrees to give such notices to any
                  successor-in-interest of Lender, provided that such
                  successor-in-interest shall have given written notice to
                  Tenant of its acquisition of Lender's interest in the Mortgage
                  and designated the address to which such notices are to be
                  sent.

         5.       Tenant acknowledges that the Landlord has executed and
                  delivered or will execute and deliver to Lender an Assignment
                  of Rents and Leases conveying the rentals under the Lease as
                  additional security for said loan, and Tenant hereby expressly
                  consents to and recognizes such Assignment, and agrees to pay
                  the rent to Lender or its nominee whenever Lender claims or
                  requests the rent under the terms of said assignment.

         6.       Tenant agrees that it will not, without the prior written
                  consent of Lender, do any of the following, and any such
                  purported action without such consent shall be void as against
                  Lender;

                  a. make a prepayment in excess of one month of base rent
                  thereunder; or

                  b. subordinate or permit subordination of the Lease to any
                  lien subordinate to the Mortgage; or

                  c. make or enter into any amendment or modification or
                  termination of the Lease.

                  d. assign or sublease without Lender's consent (which shall
                  not be withheld if to one of equal or greater
                  creditworthiness) and which shall not be unreasonably

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:
<PAGE>   31

                           withheld so long as a Subordination, Non-Disturbance
                           & Attornment Agreement in this form is executed by
                           the assignee or sublessee.

         7.       Tenant agrees to certify in writing to Lender, upon request,
                  whether or not any default on the part Landlord exists under
                  the Lease and the nature of any such default. Tenant states
                  that as of the date, the Lease is in full force and effect
                  without modification, a copy of said Lease being attached
                  hereto. Tenant further states as follows;

                                    a. Tenant is the tenant under the Lease for
                                    space in the above-referenced Property
                                    demising approximately _____________
                                    rentable square feet of space (the
                                    "Premises"). The monthly base rent presently
                                    is $_________________ per month.

                                    b. Tenant has accepted possession of the
                                    Premises pursuant to the Lease. The term
                                    commenced on ______________________. The
                                    termination date of the Lease term,
                                    excluding renewals and extensions, is
                                    _____________. Tenant (has) (does not have)
                                    the right to extend or renew the Lease for
                                    __________(__) __________(___) year
                                    period(s).

                                    c. Any improvements required by the terms of
                                    the Lease to be made by Landlord, and/or any
                                    subsequent Landlord, have been completed to
                                    the satisfaction of Tenant in all respects,
                                    and the Landlord or subsequent Landlords
                                    have fulfilled all of their duties under the
                                    Lease.

                                    d. The Lease has not been assigned,
                                    modified, supplemented of amended in any way
                                    by Tenant, except as described on the
                                    attached sheet (if any). The Lease
                                    constitutes the entire agreement between the
                                    parties and there are no other agreements
                                    concerning the Premises, and Tenant is not
                                    entitled to receive any concession or
                                    benefit (rental or otherwise) or other
                                    similar compensation in connection with
                                    renting the Premises other than as set forth
                                    in the Lease.

                                    e. The Lease is valid and in full force and
                                    effect, and, to the best of Tenant's
                                    knowledge, no party thereto, their
                                    successors or assigns is presently in
                                    default thereunder. Tenant has no defense,
                                    set-off or counterclaim against Landlord
                                    arising out of the Lease or in any way
                                    relating thereto, and no event had occurred
                                    and no condition exists, which with the
                                    giving of notice or the passage of time, or
                                    both, will constitute a default under the
                                    Lease.

                                    f. No rent or other sum payable under the
                                    Lease has been paid more than one month in
                                    advance.

                                    g. The amount of the security deposit, if
                                    any, to secure Tenant's performance under
                                    the Lease is $___________________.

         8.       The foregoing provisions shall be self-operative and effective
                  without the execution of any further instruments on the part
                  of either party hereto. However, Tenant agrees to execute and
                  deliver to Lender or to any person to whom Tenant herein
                  agrees to attorn such other instruments as either shall
                  request in order to effect said provisions.

         9.       The agreements herein contained shall be binding upon and
                  shall inure to the benefit of the parties hereto, their
                  respective successors, successors-in-interest and assigns,
                  and, without limiting such, the agreements of Lender shall
                  specifically be binding upon any purchaser of the Property at
                  foreclosure or otherwise.

         10.      This Agreement may not be modified other than by an agreement
                  in writing signed by the parties hereto or their respective
                  successors-in-interest.

         11.      This Agreement may be signed in counterparts.

         12.      If any term or provision of this Agreement shall to any extent
                  be held invalid or unenforceable, the remaining terms and
                  provisions hereof shall not be affected thereby, but each term
                  and provision hereof shall be valid and enforceable to the
                  fullest extent permitted by law.

         13.      All notices, statements and other communications to be given
                  under the terms of this agreement shall be in writing and
                  delivered by hand against written receipt or sent by certified
                  mail, return receipt requested, postage prepaid and addressed
                  as provided in the first paragraph of this Agreement, or at
                  such other address as from time to time designated by the
                  party receiving the notice.

     IN WITNESS WHEREOF, Tenant and Lender have caused this instrument to be
executed as of the day and year first above written.

                                       TENANT:

                                       By:
-----------------------                Name:
Witness                                Its:

-----------------------
Witness

                                       LENDER:

                                       By:
----------------------                 Name:
Witness                                Its:

----------------------
Witness

                                       LANDLORD:

                                       By:
----------------------                 Name:
Witness                                Its:

----------------------
Witness

                                                                     Lessor:

Forest Green/Ormsby I Lease                                          Lessee:

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