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                                                                   EXHIBIT 10.22

                            FIRST AMENDMENT TO LEASE

This First Amendment to Lease (this "Amendment") is entered into this 30th day
of August 2000 between 233 BROADWAY OWNERS LLC, a New York Limited liability
company, with an office c/o The Witkoff Group LLC, 220 East 42nd Street, New
York, New York 10017 ("Landlord") and ORGANIC INC., a Delaware Corporation, with
an office at 510 Third Street, 5th Floor, San Francisco, California 94103
("Tenant").

                                   WITNESSETH:

WHEREAS, Landlord and Tenant entered in a Lease, dated November 4, 1999 (the
"Lease") for certain premises which are more particularly described in the
Lease;

WHEREAS, Landlord and Tenant have agreed to modify certain terms of the Lease in
accordance with this Amendment.

NOW, THEREFORE, in consideration of the forgoing, and certain other
considerations, the receipt of which is hereby acknowledged, Landlord and Tenant
hereby agree as follows:

1.       Unless otherwise defined herein, all capitalized terms used herein
shall have the meaning ascribed to them in the Lease. To the extent of the
inconsistency between the terms of the Lease and this Amendment, the terms of
the Amendment shall control.

2.       The "Premises" section of the Fundamental Lease Provisions are hereby
deleted and the following is substituted therefore:

Premises:     The Premises shall consist of the following areas:

              (i)   the entire thirteenth (13th) floor consisting
                    of 27,845 rentable square feet and marked on
                    the drawing attached hereto as Exhibit A-1;

              (ii)  the entire fourteenth (14th) floor consisting
                    of 26,976 rentable square feet and marked on
                    the drawing attached hereto as Exhibit A-2;

              (iii) the entire fifteenth (15th) floor consisting of
                    28,098 rentable square feet and marked on the
                    drawing attached hereto as Exhibit A-3;

              (iv)  the entire sixteenth (16th) floor consisting of
                    28,098 rentable square feet and marked on the
                    drawing attached hereto as Exhibit A-4;

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              (v)   the entire seventeenth (17th) floor consisting
                    of 28,098 rentable square feet and marked on
                    the drawing attached hereto as Exhibit A-5;

              (vi)  2,118 rentable square feet located on the
                    eighteenth (18th) floor and marked on the
                    drawing attached hereto as Exhibit A-6; and

              (vii) a portion of the roof shown at a location to be
                    designated (subject to the reasonable approval
                    of Landlord and Tenant) sufficient to allow
                    Tenant to install a satellite antenna.

              All the foregoing located at 233 Broadway, New York,
              New York, excluding all vertical penetrations,
              subject to expansion pursuant to Article 38.

         3.       The "Rentable Area of the Premises" section of the Fundamental
Lease Provisions is hereby deleted and the following is substituted therefore:

Rentable Area
of Premises:  139,115 rentable square feet, which area is composed of 27,845
              rentable square feet on the thirteenth floor, 26,976 rentable
              square feet on the fourteenth floor, 28,098 rentable square feet
              on the sixteenth floor and 28,098 rentable square feet on the
              seventeenth floor, subject to expansion pursuant to the provisions
              of Article 38. The space located on the eighteenth floor as long
              as such space is used as storage space, shipping, receiving or a
              mailroom, and the roof space, shall not be included within the
              Rentable Area of the Premises.

         4.       The option contained in Section 38.2(b) of the Lease is hereby
deleted.

         5.       In the second line of Section 39.1, delete "4,000" and insert
"2,118".

         6.       In Section 43.1, delete the following wording "and Tenant has
not exercised its expansion options set forth in Section 38.2 (a) or (b), as the
case may be".

         7.       Add the following paragraph to Section 43.2(a):

                  (iii) In addition to the space described in Section 43.2(a)
(i) or (ii), such other office space in the Building below the 27th floor and
above the first floor of the Building,

         8.       In the fourth line of Section 43.2(e) (ii), delete "this
Lease" and insert therefore the following words "this Amendment".

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         9.       Except as modified by this Amendment, the Lease shall remain
in full force and effect.

         10.      This Amendment may not be orally changed or terminated, nor
any of its provisions waived, except by an agreement in writing signed by the
party against whom enforcement of any changes, termination or waiver is sought.

         11.      This Amendment shall be binding upon, and inuse to the benefit
of the parties thereto, their respective legal representatives, successors and
assigns.

         12.      Tenant and Landlord each hereby represent and warrant that it
has the full right, power and authority to enter into this Amendment and the
person executing this Amendment is duly authorized to do so.

In witness whereof, the parties hereto have executed this Amendment as of this
day and year first above written.

                                    LANDLORD:

                                    233 BROADWAY OWNERS LLC,
                                    a New York limited liability Company

                                    By:_____________________________________

                                    TENANT

                                    ORGANIC, INC., a Delaware Corporation

                                    By:______________________________________<PAGE>   1
                                                                   EXHIBIT 10.23

                            SECOND AMENDMENT TO LEASE

              THIS SECOND AMENDMENT TO LEASE (this "Amendment") is entered into
as of the 30th day of November 2000 between 233 BROADWAY OWNERS LLC, a New York
limited liability company, with an office c/o 220 East 42nd Street, New York,
New York 10017 ("Landlord") and ORGANIC INC., a Delaware corporation, with an
office at 510 Third Avenue, 5th Floor, San Francisco, California 94107
("Tenant").

                              W I T N E S S E T H:

              WHEREAS, Landlord and Tenant entered into a lease, dated November
4, 1999, as amended by that certain First Amendment to Lease, dated August 30,
2000 (collectively, the "Lease") for certain premises which are more
particularly described in the Lease;

              WHEREAS, Tenant desires to surrender the seventeenth (17th) floor
to Landlord and Landlord desires to accept same;

              NOW, THEREFORE, in consideration of the foregoing and certain
other considerations, the receipt of which is hereby acknowledged, Landlord and
Tenant hereby agree as follows:

              1. Unless otherwise defined herein, all capitalized terms used
herein shall have the meanings set forth in the Lease. To the extent of any
inconsistency between the terms of the Lease and this Amendment, the terms of
this Amendment shall control.

              2. Tenant hereby surrenders to Landlord as of 11:59 p.m. on
November 30, 2000 (the "First Surrender Date") the seventeenth (17th) floor of
the Premises. Tenant shall vacate and surrender the seventeenth (17th) floor in
the Surrender Condition on the First Surrender Date. For purposes of this
Amendment, the term "Surrender Condition" shall mean (i) vacant and broom clean,
(ii) all alterations, decorations, installations, additions, improvements,
fixtures, furnishings and equipment located on the floor to be surrendered
remaining in place on such floor except all moveable office furniture shall be
removed from such floor by Tenant, (iii) all systems which Tenant has installed
which connect the floor to be surrendered to the other floors of the Premises
shall, at Tenant's sole cost, be disconnected in order that the floor to be
surrendered is independent of the remaining floors of the Premises (including
but not limited to, (a) disconnecting such floors from any totalizer, (b)
disconnecting any security and fire life safety systems and installing in
substitution thereof panic bars on the doors, where appropriate, and (c)
disconnecting all telecommunications systems) and (iv) all damage, other than de
minimis damage, caused by Tenant's surrender shall be repaired by Landlord and
Tenant shall pay the cost thereof as Additional Rent.

              3. Tenant hereby represents and warrants that Tenant has good
right to surrender the seventeenth (17th) floor and that no one other than
Tenant has acquired any right, title or interest in and to said floors.

              4. In consideration of the execution of this Amendment and
surrender of the seventeenth (17th) floor in accordance with the terms of this
Amendment, provided that on the Payment Date Tenant shall not be in default
under the Lease, Landlord shall, on the Payment Date, pay to Tenant in an amount
equal to $1,200,000.00 (hereinafter called the "Surrender Payment"). The Payment
Date shall mean the earlier to occur of (i) the closing of any refinancing of
the Building or (ii) May 30, 2001.

              5. (a) Simultaneously with the payment of the Surrender Payment to
Tenant by Landlord, Landlord and Tenant shall complete and execute separate New
York City Real Property

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Transfer Tax Returns. Landlord shall file same on or promptly after the date
that the Surrender Payment is paid to Tenant with the New York City Department
of Finance and shall give Tenant notice of such filing. Tenant hereby agrees to
pay simultaneously with the receipt of the Surrender Payment, to the extent such
tax is imposed with respect to the surrender of the sixteenth and seventeenth
floors of the Premises, any New York City Real Property Transfer Tax
(hereinafter called "RPT Tax"). Tenant further agrees to indemnify and hold
Landlord harmless from any obligation for any RPT Tax and any loss, liability,
cost or expense that Landlord may incur by reason of Tenant's failure to pay
same in a timely manner. The provisions of this subparagraph 5(a) shall survive
the termination or expiration of the Lease.

                  (b) Simultaneously with the payment of the Surrender Payment
to Tenant by Landlord, Landlord and Tenant shall complete and execute separate
New York State Combined Real Estate Transfer Tax Return Credit Line Mortgage
Certificates (TP-584). Landlord shall file the same on or promptly after the
date that the Surrender Payment is paid to Tenant with the New York State
Department of Taxation and Finance. Tenant hereby agrees to pay simultaneously
with the receipt of the Surrender Payment, to the extent such tax is imposed
with respect to the surrender of the sixteenth and seventeenth floors, any New
York State Real Estate Transfer Tax (hereinafter called "Transfer Tax"). Tenant
further agrees to indemnify and hold Landlord harmless from any obligation for
any Transfer Tax and any loss, liability, cost or expense that Landlord may
incur by reason of Tenant's failure to pay same in a timely manner. The
provisions of this subparagraph 5(b) shall survive the termination or expiration
of the Lease.

              6.  Section 38.2(a) and (b) are hereby deleted from the Lease.

              7. Each of the persons executing this Amendment on behalf of
Landlord and Tenant represents that he or she has been so duly authorized by
Landlord and Tenant, respectively.

              8. This Amendment contains the entire agreement between the
parties, and any executory or oral agreement hereinbefore or hereafter made
shall be ineffective to change, modify, discharge or effect an abandonment of it
in whole or in part unless such agreement is made after the date hereof and is
in writing and signed by the party against whom enforcement of the change,
modification, discharge or abandonment is sought.

              9. Except as modified by this Amendment, the Lease and all
covenants, agreements, terms and conditions thereof shall remain in full force
and effect and are hereby in all respects ratified and confirmed.

              10. The covenants, agreements, terms and conditions contained in
this Amendment shall bind and inure to the benefit of the parties hereto and
their respective successors and, except as otherwise provided in the Lease as
hereby supplemented, their respective assigns.

              11. This Amendment may not be changed or terminated orally but
only by an agreement in writing signed by the party against which enforcement of
any waiver, change, modification or discharge is sought.

              12. This Amendment shall be governed by and interpreted in
accordance with the laws of the State of New York.

              13. This Amendment may be executed in any number of counterparts,
each of which shall, when executed, be deemed to be an original and all of which
shall be deemed to be one and the same instrument.

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              14. If any provisions of this Amendment or the application thereof
to any person or circumstance shall for any reason and to any extent, be invalid
or unenforceable, the remainder of this Amendment and the application of that
provision to other persons or circumstances shall not be affected but rather
shall be enforced if and to the extent permitted by law.

              15. All terms and words used in this Amendment, shall be deemed to
include the singular where plural form is used, the plural where singular form
is used, and any other gender, all as the context may require.

              16. This Amendment shall not be binding upon Landlord unless and
until a fully executed counterpart of this Amendment is delivered by Landlord or
its attorney to Tenant or its attorney.

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

                                              LANDLORD:

                                              233 BROADWAY OWNERS LLC

                                              By:  ___________________________
                                                   Name:
                                                   Title: Manager

                                              TENANT:

                                              ORGANIC, INC.

                                              By:  ___________________________
                                                   Name:
                                                   Title:

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