Document:

<PAGE>

                                                                    EXHIBIT 10.9

                                      [*]
                                      [*]
                               Chicago, Illinois

                                LEASE AGREEMENT

                                    BETWEEN

        CARLYLE-CORE CHICAGO LLC, a Delaware limited liability company
                                 ("Landlord")

                                      AND

                     EQUINIX, INC., a Delaware corporation
                                  ("Tenant")

_________________
*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
<S>                                                              <C>
1.   BASIC LEASE INFORMATION...................................   1
2.   LEASE GRANT...............................................   4
3.   TERM; POSSESSION..........................................   4
4.   RENT......................................................   4
5.   COMPLIANCE WITH LAWS; USE.................................   9
6.   EQUIPMENT SPACE...........................................  10
7.   SERVICES..................................................  11
8.   ALTERATIONS...............................................  13
9.   MAINTENANCE...............................................  15
10.  ENTRY BY LANDLORD.........................................  15
11.  ASSIGNMENT AND SUBLETTING.................................  15
12.  LIENS.....................................................  17
13.  INDEMNITY AND WAIVER OF CLAIMS............................  18
14.  INSURANCE.................................................  19
15.  SUBROGATION...............................................  19
16.  CASUALTY DAMAGE...........................................  19
17.  CONDEMNATION..............................................  20
18.  SECURITY DEPOSIT..........................................  20
19.  EVENTS OF DEFAULT.........................................  22
20.  REMEDIES..................................................  22
21.  LIMITATION OF LIABILITY; LANDLORD'S TRANSFER..............  23
22.  NO WAIVER.................................................  23
23.  QUIET ENJOYMENT...........................................  24
24.  RELOCATION................................................  24
25.  HOLDING OVER..............................................  24
26.  SUBORDINATION TO MORTGAGES; ESTOPPEL CERTIFICATE..........  24
27.  ATTORNEYS' FEES...........................................  24
28.  NOTICES...................................................  25
29.  EXCEPTED RIGHTS...........................................  25
30.  SURRENDER OF PREMISES.....................................  25
31.  PARKING...................................................  25
32.  ENVIRONMENTAL MATTERS/HAZARDOUS MATERIALS.................  26
33.  MISCELLANEOUS.............................................  28
34.  ENTIRE AGREEMENT..........................................  30
</TABLE>
<PAGE>

EXHIBITS
--------

EXHIBIT A - PREMISES
EXHIBIT B - EQUIPMENT SPACE
EXHIBIT C - BUILDINGS RULES AND REGULATIONS
EXHIBIT D - COMMENCEMENT LETTER
EXHIBIT E - HAZARDOUS MATERIALS DISCLOSURE CERTIFICATE
EXHIBIT F - TENANT OPTIONS
EXHIBIT G - SAMPLE LETTER OF CREDIT
EXHIBIT H - AGREEMENT REGARDING LENDER'S SECURITY INTEREST IN TENANT'S PERSONAL
            PROPERTY
<PAGE>

                                LEASE AGREEMENT

     This Lease ("Lease") is made and entered into as of September 1, 1999, by
and between CARLYLE-CORE CHICAGO LLC, a Delaware limited liability company
("Landlord") and EQUINIX, INC., a Delaware corporation ("Tenant").

1.   Basic Lease Information.
     ------------------------

     (a)   "Building" shall mean the building located at [*], Chicago, Illinois.

     (b)   "Rentable Square Footage of the Building" is estimated to be [*]
           rentable square feet, subject to Landlord's Confirmation (defined
           below).

     (c)   "Premises" shall mean the area shown on Exhibit A to this Lease. The
           Premises consist of the entire fifth floor of the Building. The
           "Rentable Square Footage of the Premises" is approximately [*]
           Rentable Square Feet. As the Premises includes a floor in its
           entirety, all corridors, elevator lobbies and restroom facilities
           located on such full floor shall be considered part of the Premises.
           Landlord and Tenant stipulate and agree that the Rentable Square
           Footage of the Building and the Rentable Square Footage of the
           Premises as stated above are estimates, subject to final measurement
           by Landlord ("Landlord's Confirmation"). Such measurement shall be
           performed in accordance with ANSI/BOMA Z65.1-1996. ("BOMA Standard").
           As used herein "Rentable Square Feet", "Rentable Area" and/or
           "Rentable Square Footage" shall be the amounts determined by
           Landlord, based upon calculation of usable areas and rentable areas
           in accordance with the BOMA Standard, as a result of Landlord's
           Confirmation. Following Landlord's Confirmation (i) Landlord shall
           deliver a copy of Landlord's Confirmation to Tenant for Tenant's
           review and confirmation, and (ii) Landlord will set forth the final
           measurements in a Commencement Letter in the form of Exhibit D
           attached hereto.

     (d)   "Equipment Space" shall mean the Rooftop Equipment Space, Generator
           Space and Electrical Space (as described in Article 6 herein) and
           shown on Exhibit B to this Lease. The Rentable Square Footage of the
           Equipment Space is estimated to be [*] Rentable Square Feet, subject
           to Landlord's Confirmation.

     (e)   "Base Rent":

                                                         Annual Rate
                     Period                        Per Rentable Square Foot
                     ------                        ------------------------

                     Year 1                                  $[*]
                     Year 2                                  $[*]
                     Year 3                                  $[*]
                     Year 4                                  $[*]
                     Year 5                                  $[*]
                     Year 6                                  $[*]
                     Year 7                                  $[*]
                     Year 8                                  $[*]
                     Year 9                                  $[*]
                     Year 10                                 $[*]
                     Year 11                                 $[*]
                     Year 12                                 $[*]
                     Year 13                                 $[*]
                     Year 14                                 $[*]
                     Year 15                                 $[*]

Notwithstanding the foregoing, during the initial [*] ([*]) months following the
Rent Commencement Date, Base Rent for [*] ([*]) of the Rentable Square Footage
of the Premises (ie, [*] rentable square feet) shall be abated, provided Tenant
is not in default

*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

hereunder beyond the giving of any applicable notices and the passage of any
applicable grace periods. If, at any time following the Rent Commencement Date,
Tenant is in monetary default hereunder (beyond the giving of applicable notice
and the passage of applicable grace periods) Landlord shall have the right, in
addition to any other rights or remedies provided under this Lease, to declare
immediately due and payable any Base Rent abated pursuant to the provisions of
the foregoing sentence.

     (f)  "Equipment Space Rent":

                                                          Annual Rate
                      Period                       Per Rentable Square Foot
                      ------                       ------------------------

                      Year 1                                 $[*]
                      Year 2                                 $[*]
                      Year 3                                 $[*]
                      Year 4                                 $[*]
                      Year 5                                 $[*]
                      Year 6                                 $[*]
                      Year 7                                 $[*]
                      Year 8                                 $[*]
                      Year 9                                 $[*]
                      Year 10                                $[*]
                      Year 11                                $[*]
                      Year 12                                $[*]
                      Year 13                                $[*]
                      Year 14                                $[*]
                      Year 15                                $[*]

     (g)  "Tenant's Pro Rata Share": The ratio (expressed as a percentage) that
          the Rentable Area of the Premises bears to the Rentable Area of the
          Building; said amount to be determined by Landlord's Confirmation.

     (h)  "Commencement Date": The date Landlord delivers possession of the
          Premises to Tenant with the Landlord Work completed.

     (i)  "Rent Commencement Date":  The date that is [*] ([*]) days from the
          Commencement Date.

     (j)  "Term": A period commencing on the Commencement Date and expiring on
          the date ("Expiration Date") that is one hundred eighty (180) months
          (fifteen (15) years) from the Rent Commencement Date. The Commencement
          Date is estimated to be September 30, 1999.

     (k)  "Security Deposit": [*] Dollars ($[*]) in cash or, at Tenant's option,
          in the form of an irrevocable letter of credit ("Letter of Credit").

     (l)  "Guarantor(s)":  Not applicable.

     (m)  "Broker": Core Location Realty Associates of Chicago LLC, representing
          Landlord.

     (n)  "Permitted Use": Installation, operation and maintenance of
          telecommunication, switching and transmission equipment (including Co-
          location as defined in Article 11, subject to the limitations set
          forth in this Lease) as the primary use and associated general office
          use required to support, monitor and maintain the equipment located
          within the Premises or Equipment Space; the amount of office use shall
          be subject to Landlord's prior written approval.

*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

     (o)  "Notice Addresses":

     Tenant:

     Notices shall be sent to Tenant at the following address:

     Equinix, Inc.
     901 Marshall Street, 2/nd/ Floor
     Redwood City, California  94063
     Attn:  Mr. Art Chinn

     On and after the Rent Commencement Date, a copy of all notices shall be
     sent to Tenant at the Premises.

     Landlord:

     CARLYLE-CORE CHICAGO LLC
     c/o Core Location Realty Associates of Chicago LLC
     4520 East-West Highway, Suite 650
     Bethesda, Maryland  20814
     Attention:  Mark Ezra

     With a copy to:

     Shartsis, Friese & Ginsburg LLP
     One Maritime Plaza, 18/th/ Floor
     San Francisco, California  94111
     Attention:  Jonathan M. Kennedy, Esq.

     and

     The Carlyle Group
     1001 Pennsylvania Avenue
     Suite 220 South
     Washington, DC  20004
     Attention:  Gary Block

     (p)  "Rent Payment Address":

          CARLYLE-CORE CHICAGO LLC
          c/o Core Location Realty Associates of Chicago LLC
          4520 East-West Highway, Suite 650
          Bethesda, Maryland  20814
          Attention:  Management Agent

     (q)  "Business Day(s)" are Monday through Friday of each week, exclusive of
          New Year's Day, Memorial Day, Independence Day, Labor Day,
          Thanksgiving Day and Christmas Day and any other union-recognized
          holidays (ie, days which labor unions serving Landlord recognize as
          holidays) ("Holidays"). Landlord may reasonably designate additional
          Holidays.

     (r)  "Landlord Work" shall mean the completion by Landlord of demolition,
          pursuant to a demolition plan prepared by Landlord, of existing
          partitions within the Premises as well as the demolition of existing
          wood block floor covering, existing HVAC, existing steam and domestic
          water (ie, excluding sprinkler systems), electrical and other pipes
          and conduit, non-load bearing walls, and asbestos that is exposed
          and/or friable (the Landlord Work shall not include the demolition of
          masonry partitions, lighting, all vertical penetrations, power panels
          and main ducts) and the delivery of the Premises in broom clean
          condition.
<PAGE>

     (s)  "Law(s)" means all applicable statutes, codes, ordinances, orders,
          rules and regulations of any municipal or governmental entity.

     (t)  "Property" means the Building, the parking lot serving the Building
          and the parcel(s) of land on which they are located and, at Landlord's
          reasonable discretion, other improvements serving the Building
          generally, if any, and the parcel(s) of land on which they are
          located.

2.   Lease Grant.
     -----------

     (a)  Premises.  Landlord leases the Premises to Tenant and Tenant leases
          --------
          the Premises from Landlord, together with the right in common with
          others to use any portions of the Property that are designated by
          Landlord for the common use of tenants and others, such as sidewalks,
          unreserved parking areas, common corridors, elevator foyers,
          restrooms, vending areas and lobby areas (the "Common Areas").

     (b)  Equipment Space.  Additionally, pursuant to the provisions of Article
          ---------------
          6 below, Tenant shall have the right to place certain equipment in the
          Equipment Space.

3.   Term; Possession.  The Term shall commence on the Commencement Date and
     ----------------
     shall expire, if not sooner terminated pursuant to the provisions of this
     Lease, on the Expiration Date. On the Commencement Date, the Premises and
     Equipment Space are accepted by Tenant in "as is" condition and
     configuration (subject to the completion of the Landlord Work). By taking
     possession of the Premises and Equipment Space, Tenant agrees that the
     Premises and Equipment Space are in good order and satisfactory condition,
     and that there are no representations or warranties by Landlord regarding
     the condition of the Premises, Equipment Space or the Building except as
     may be expressly set forth herein. If Landlord is delayed in delivering
     possession of the Premises and Equipment Space or any other space, Landlord
     shall use reasonable efforts to obtain possession of the space, but no such
     delay shall nullify this Lease or give rise to any claim for damages on the
     part of Tenant. If Tenant takes possession of the Premises or Equipment
     Space before the Commencement Date, such possession shall be subject to the
     terms and conditions of this Lease except that, prior to the Rent
     Commencement Date, Tenant will not be required to pay Rent hereunder.
     Notwithstanding the foregoing, if the Commencement Date does not occur by
     the date that is one hundred fifty (150) days following the mutual
     execution and delivery of this Lease (the "Outside Delivery Date"), Tenant,
     as its sole remedy, may terminate this Lease by giving Landlord written
     notice of termination after the Outside Delivery Date. In such event, and
     subject to the provisions set forth below in this Article 3, this Lease
     shall be deemed null and void and of no further force and effect and
     Landlord shall promptly refund any prepaid Rent and Security Deposit
     previously advanced by Tenant under this Lease and the parties hereto shall
     have no further responsibilities or obligations to each other with respect
     to this Lease. Landlord and Tenant acknowledge and agree that the Outside
     Delivery Date shall be postponed by the number of days the Commencement
     Date is delayed due to events of Force Majeure (as defined herein).
     Notwithstanding the foregoing to the contrary, if Tenant exercises its
     right to terminate this Lease as set forth above but Landlord delivers the
     Premises to Tenant in the condition required by this Lease within thirty
     (30) days after the date of Tenant's delivery of Tenant's termination
     notice, this Lease shall continue in full force and effect the same as if
     Tenant had not delivered its termination notice, and Tenant's termination
     notice will be null and void. Tenant's right to terminate as described
     herein shall be null and void as of the Commencement Date.

4.   Rent.
     ----

     (a)  Payments. As consideration for this Lease, Tenant shall pay Landlord
          --------
          at the Rent Payment Address (or such other address as Landlord may
          from time to time specify in writing as the Rent Payment Address),
          without any setoff or deduction, the total amount of Base Rent,
          Equipment Space Rent and Additional Rent due for the Term, commencing
          as of the Rent Commencement Date. "Additional Rent" means all sums
          (exclusive of Base Rent and Equipment Space Rent) that Tenant is
          required to pay Landlord. Additional Rent, Base Rent and Equipment
          Space Rent are sometimes collectively referred to as "Rent". Tenant
          shall pay and be liable for all rental, sales and use taxes (but
          excluding income taxes), if any, imposed upon or measured by Rent
          under applicable Law. Base Rent, Equipment Space Rent and recurring
          monthly charges of Additional Rent shall be due and payable in advance
          on the first day of each calendar month without notice or demand,
          provided that the installment of Base Rent (based upon the estimated
          Rentable Area of the Premises described in Section 1(c) above) and
          Equipment Space Rent for the first full calendar month following the
          Rent Commencement Date shall be payable upon the execution of this
          Lease by Tenant (such payment to
<PAGE>

          be calculated taking into account the abatement described in Section
          1(e) above). All other items of Rent shall be due and payable by
          Tenant on or before thirty (30) days after billing by Landlord. All
          payments of Rent shall be by good and sufficient check or by other
          means (such as automatic debit or electronic transfer) acceptable to
          Landlord. If Tenant fails to pay any item or installment of Rent when
          due, Tenant shall pay Landlord an administration fee equal to five
          percent (5%) of the past due Rent; provided, that Tenant will be
          allowed a grace period of five (5) days after notice from Landlord of
          late payment for the first two (2) late payments in any calendar year
          prior to the imposition of such administration fee. If the Term
          commences on a day other than the first day of a calendar month or
          terminates on a day other than the last day of a calendar month, the
          Rent for the month shall be prorated based on the number of days in
          such calendar month. Landlord's acceptance of less than the correct
          amount of Rent shall be considered a payment on account of the
          earliest Rent due. No endorsement or statement on a check or letter
          accompanying a check or payment shall be considered an accord and
          satisfaction, and Landlord may accept the check or payment without
          prejudice to Landlord's right to recover the balance or pursue other
          available remedies. Tenant's covenant to pay Rent is independent of
          every other covenant in this Lease.

     (b)  Payment of Tenant's Pro Rata Share of Operating Expenses and Property
          ---------------------------------------------------------------------
          Taxes.
          ------
          (i)   Generally.  Commencing as of the Rent Commencement Date,
                ---------
                Tenant shall pay as Additional Rent, Tenant's Pro Rata Share of
                the total amount of Operating Expenses (defined below) and
                Property Taxes (defined below) for each calendar year thereafter
                during the Term. Landlord shall provide Tenant with a good faith
                estimate of the total amount of Operating Expenses and Property
                Taxes for each calendar year during the Term. On or before the
                first day of each month, Tenant shall pay to Landlord a monthly
                installment equal to one-twelfth of Tenant's Pro Rata Share of
                Landlord's estimate of the total amount of Operating Expenses
                and Property Taxes. If Landlord determines that its estimate was
                incorrect, Landlord may provide Tenant with a revised estimate.
                After its receipt of the revised estimate, Tenant's monthly
                payments shall be based upon the revised estimate. If Landlord
                does not provide Tenant with an estimate of the total amount of
                Operating Expenses and Property Taxes by January 1 of a calendar
                year, Tenant shall continue to pay monthly installments based on
                the previous year's estimate until Landlord provides Tenant with
                the new estimate. Upon delivery of the new estimate, an
                adjustment shall be made for any month for which Tenant paid
                monthly installments based on the previous year's estimate.
                Tenant shall pay Landlord the amount of any underpayment within
                thirty (30) days after receipt of the new estimate. Any
                overpayment shall be refunded to Tenant within thirty (30) days
                or credited against the next due future installment(s) of
                Additional Rent.

          (ii)  Reconciliation Statement.  As soon as is reasonably practical
                ------------------------
                following the end of each calendar year, Landlord shall furnish
                Tenant with a statement ("Reconciliation Statement") of the
                actual amount of Operating Expenses and Property Taxes for the
                prior calendar year and Tenant's Pro Rata Share of same. If the
                amount of Operating Expenses and Property Taxes actually paid by
                Tenant for the prior calendar year is more than the actual
                amount of Operating Expenses and Property Taxes for the prior
                calendar year, Landlord shall apply any overpayment by Tenant
                against Additional Rent due or refund such amount within thirty
                (30) days after the Reconciliation Statement is provided to
                Tenant, provided if the Term expires before the determination of
                the overpayment, Landlord shall refund any overpayment to Tenant
                after first deducting the amount of Rent due. If the amount of
                Operating Expenses and Property Taxes paid by Tenant for the
                prior calendar year is less than the actual amount of Operating
                Expenses and Property Taxes for such prior year, Tenant shall
                pay Landlord, within thirty (30) days after its receipt of the
                Reconciliation Statement of Operating Expenses and Property
                Taxes, any underpayment for the prior calendar year. The
                obligations of Tenant under this Section 4(b) shall survive the
                expiration or sooner termination of the Term.

          (iii) Audit.
                -----

                (A)  Provided that Tenant is not in default under this Lease, as
                     of the date of Tenant's exercise of its audit rights,
                     within thirty (30) days after receipt of a Reconciliation
                     Statement ("Audit Period"), Tenant shall be entitled, upon
                     at least ten (10) days prior written notice to Landlord and
                     during normal business hours at Landlord's office, or such
                     other place as
<PAGE>

                     Landlord shall designate, to cause a certified public
                     accountant ("CPA") to copy (at Tenant's expense), inspect,
                     examine and audit those books and records of Landlord
                     relating to the determination of Operating Expenses and
                     Property Taxes for the calendar year for which such
                     statement was prepared. The initial inspection of
                     Landlord's records may be conducted by a current employee
                     of Tenant, a recognized regional or national accounting
                     firm (but not a tenant of the Property) or such other
                     person designated by Tenant and reasonably acceptable to
                     Landlord. In connection therewith, Tenant acknowledges that
                     it shall be reasonable for Landlord to object to the
                     proposed use by Tenant of any persons engaged in the
                     business of auditing Landlord's books and records on a
                     contingent fee basis.

                (B)  If, after inspection and examination of such books and
                     records during the Audit Period, Tenant disputes the amount
                     of Operating Expenses or Property Taxes charged by
                     Landlord, Tenant shall have ten (10) days following the
                     date of completion of Tenant's audit ("Request Period") to
                     request an independent audit of such books and records,
                     such request to be made by written notice to Landlord
                     ("Audit Request"), which notice shall specify with
                     particularity all disputed items and shall contain a true,
                     correct and complete copy of any report or summary prepared
                     by Tenant's initial auditor. The independent audit of the
                     books and records shall be conducted by a CPA acceptable to
                     both Landlord and Tenant. If, within ten (10) days after
                     Landlord's receipt of Tenant's notice requesting an audit,
                     Landlord and Tenant are unable to agree on the CPA to
                     conduct such audit, then Landlord shall designate a
                     nationally recognized accounting firm (other than
                     Landlord's then current accounting firm) to conduct such
                     audit. The audit shall be limited to the determination of
                     the proper amount of Operating Expenses and Property Taxes
                     payable by Tenant specified by Tenant as disputed items in
                     Tenant's Audit Request.

                (C)  If the audit discloses that the amount of such disputed
                     Operating Expenses and/or Property Taxes billed to Tenant
                     was incorrect, the appropriate party shall, within thirty
                     (30) days following the date of such determination, pay to
                     the other party the deficiency or overpayment, as
                     applicable. All costs and expenses of any audit shall be
                     paid by Tenant unless the audit shows that Landlord
                     overstated Operating Expenses and Property Taxes for the
                     subject calendar year by more than five percent (5%), in
                     which case Landlord shall pay all costs and expenses of the
                     audit.

                (D)  Tenant shall keep any information gained from any such
                     audit (including Tenant's initial review of Landlord's
                     books and records) confidential and shall not disclose, or
                     allow the disclosure of, any such information to any other
                     party except where Tenant is legally required to do so (or
                     in the case of litigation or where such disclosure occurs
                     as part of litigation between Landlord and Tenant), and
                     shall indemnify, defend, protect and hold Landlord harmless
                     from and against any and all loss, cost, damage or
                     liability incurred by Landlord arising out of Tenant's (or
                     Tenant's accountants', consultants' or employees') failure
                     to maintain such confidentiality.

                (E)  The exercise by Tenant of any audit rights hereunder shall
                     not relieve Tenant of its obligation to pay, prior to the
                     request for an inspection and examination of Landlord's
                     books and records or any audit, all sums due hereunder,
                     including, without limitation, any disputed Operating
                     Expenses and/or Property Taxes. If Tenant does not elect to
                     exercise its rights to audit during the Audit Period, or
                     does not elect to cause an independent audit of the books
                     and records during the Request Period, then Landlord's
                     Reconciliation Statement shall conclusively be deemed to be
                     correct, and Tenant shall be bound by Landlord's
                     determination.

     (c)  Operating Expenses Defined.  "Operating Expenses" means all costs and
          --------------------------
          expenses incurred in each calendar year in connection with the
          operation, ownership, management, maintenance and repair of the
          Building and the Property, including, but not limited to:
<PAGE>

          (i)   Labor costs, including, wages, salaries, social security and
                employment taxes, medical and other types of insurance,
                uniforms, training, and retirement and pension plans.

          (ii)  Management fees payable either to Landlord (if Landlord manages
                the Building and Property) or to a third party (such management
                fees not to exceed three percent (3%) of gross Building revenue
                during the initial five (5) years of the Term, and four percent
                (4%) of gross Building revenue thereafter provided that the
                management fee shall only increase to four percent (4%) if such
                level of management fee is, at the time, customary for buildings
                in the Chicago, Illinois vicinity), as well as the cost,
                including rent or imputed rent of equipping and maintaining a
                management office (if applicable), accounting and bookkeeping
                services, legal fees not attributable to leasing or collection
                activity, and other administrative costs.

          (iii) The cost of services, including amounts paid to service
                providers and the rental and purchase cost of parts, supplies,
                tools and equipment.

          (iv)  Premiums and commercially reasonable deductibles (ie, customary
                for Buildings in the Chicago, Illinois vicinity) paid by
                Landlord for insurance, including workers compensation, fire and
                extended coverage, earthquake (if the owners of similar
                buildings in the Chicago, Illinois vicinity at the time
                customarily carry earthquake insurance on their buildings; and
                provided that Tenant's Pro Rata Share of any individual
                deductible payment under such earthquake insurance shall not
                exceed $10,000.00), general liability, rental loss, elevator,
                boiler and other insurance customarily carried from time to time
                by owners of comparable buildings.

          (v)   Costs of electricity and charges for water, gas, steam and sewer
                and other utilities, but excluding (a) those charges for which
                Landlord is reimbursed by tenants and (b) the cost of
                electricity provided to any tenant who is billed directly by the
                applicable utility provider for the cost of such tenant's
                electricity consumption.

          (vi)  The amortized cost of capital improvements made to the Property
                which are: (A) performed primarily to reduce operating expense
                costs or otherwise improve the operating efficiency of the
                Property, (B) required to comply with any Laws that are enacted,
                or first interpreted to apply to the Property, after the date of
                this Lease, or (C) replacements of existing capital improvements
                or equipment. The cost of capital improvements, together with
                interest, shall be amortized by Landlord over such reasonable
                period as Landlord may determine.

     (d)  Exclusions to Operating Expenses.  Operating Expenses do not include:
          --------------------------------

          (i)    the cost of capital improvements (except as set forth above);

          (ii)   depreciation;

          (iii)  interest (except as provided above for the amortization of
                 capital improvements);

          (iv)   principal and interest payments of mortgage and other non-
                 operating debts of Landlord;

          (v)    the cost of repairs or other work to the extent Landlord is
                 reimbursed by insurance or condemnation proceeds or is
                 reimbursed directly by any other tenant of the Building (ie,
                 not as an Operating Expense);

          (vi)   the cost of leasing space in the Building, including attorneys'
                 fees incurred in the negotiation of leases and the cost of
                 constructing improvements for tenants, as well as brokerage
                 commissions;

          (vii)  costs incurred in connection with the sale, financing or
                 refinancing of the Building;

          (viii) organizational expenses associated with the creation and
                 operation of the entity which constitutes Landlord;
<PAGE>

          (ix)   the cost of any services which are provided to other tenants in
                 the Building or the Property which are not also provided to
                 Tenant;

          (x)    executive salaries or salaries of service personnel to the
                 extent that such executives or service personnel perform
                 services other than in connection with the management,
                 operation, repair or maintenance of the Building or the
                 Property ;

          (xi)   any cost or expense incurred by reason of the remediation or
                 clean-up of any contamination of the Building or the Property
                 or the soils or ground water underlying the Building or the
                 Property by Hazardous Materials (defined in Article 32 below),
                 except to the extent such contamination results from Tenant's
                 (or Tenant's agents', contractors', invitees', or employees')
                 activities; and

          (xii)  overhead costs and profit increments paid to subsidiaries or
                 affiliates of Landlord for services (other than management fees
                 which are limited pursuant to Section 4(c)(ii) above) on or for
                 the Building or the Property, to the extent only that the cost
                 of such service materially exceeds competitive costs of such
                 services were not so rendered by a subsidiary or affiliate.

     (e)  Property Taxes Defined.  "Property Taxes" shall mean:  (1) all real
          -----------------------
          estate taxes and other assessments on the Building and/or Property,
          including, but not limited to, assessments for special improvement
          districts and building improvement districts, taxes and assessments
          levied in substitution or supplementation in whole or in part of any
          such taxes and assessments and the Property's share of any real estate
          taxes and assessments under any reciprocal easement agreement, common
          area agreement or similar agreement as to the Property; (2) all
          personal property taxes for property that is owned by Landlord and
          used in connection with the operation, maintenance and repair of the
          Property; and (3) all costs and fees incurred in connection with
          seeking reductions in any tax liabilities described in (1) and (2),
          including, without limitation, any costs incurred by Landlord for
          compliance, review and appeal of tax liabilities. Notwithstanding the
          foregoing, Property Taxes shall not include any income, capital levy,
          capital stock, gift, estate or inheritance tax, unless imposed as a
          replacement for, or in lieu of Property Taxes.

     (f)  Gross Up.  If the Building is not at least one hundred percent (100%)
          --------
          occupied or fully tax assessed during any calendar year, Operating
          Expenses and Property Taxes shall be determined as if the Building had
          been one hundred percent (100%) occupied and fully taxed assessed
          during that calendar year. In addition, if any particular work or
          service otherwise included in Operating Expenses is not furnished to a
          tenant or occupant of the Building who is undertaking to perform such
          work or service itself, Operating Expenses shall be deemed to be
          increased by an amount equal to the additional Operating Expenses
          which would have incurred if Landlord had furnished such work to such
          tenant or occupant.

5.   Compliance with Laws; Use.
     -------------------------

     (a)  Generally.  The Premises shall be used only for the Permitted Use and
          ---------
          for no other use whatsoever. The Equipment Space shall be used only
          for the uses described in Article 6 below. Tenant shall not use or
          permit the use of the Premises or Equipment Space for any purpose
          which is illegal, dangerous to persons or property or which, in
          Landlord's reasonable opinion, unreasonably disturbs or interferes
          with the operations of any other tenants of the Building or in any way
          interferes with the operation of the Building. Any equipment to be
          installed within the Building, Premises or Equipment Space by Tenant
          that, in Landlord's reasonable determination, may cause unsafe (in
          Landlord's reasonable determination) vibrations which may be
          transmitted to the structure of the Building or unreasonable levels of
          noise shall be installed and maintained by Tenant, at Tenant's sole
          cost and expense, in such a manner as Landlord may determine to be
          necessary in order to eliminate such vibration or noise. Tenant shall
          comply with all Laws, including the Americans with Disabilities Act,
          regarding the operation of Tenant's business and the use, condition,
          configuration and occupancy of the Premises and Equipment Space.
          Tenant shall comply with the rules and regulations of the Building
          attached as Exhibit C and such other reasonable rules and regulations
          adopted by Landlord from time to time promptly following notice by
          Landlord of the adoption of such rules and regulations. Tenant shall
          also cause its agents, contractors, subcontractors, employees,
          customers, and subtenants to comply with all rules and regulations.
          Notwithstanding the foregoing to the contrary, Tenant shall not be
          responsible for (a) making any alterations to the Building (excluding
          any Leasehold Improvements [defined in Section 8(b) below]), except to
          the extent such alterations are required due to
<PAGE>

          Tenant's particular use of the Premises or Equipment Space or
          alterations made by or on behalf of Tenant to the Premises or
          Equipment Space, or (b) any remediation of Hazardous Materials which
          exist in the Premises prior to the Commencement Date.

     (b)  Labor Relations.  Tenant shall not take any action which would violate
          ---------------
          Landlord's labor contracts or which would cause a work stoppage,
          picketing, labor disruption or dispute, or interfere with Landlord's
          or any other tenant's or occupant's business or with the rights and
          privileges of any person lawfully in the Building ("Labor
          Disruption"). Tenant shall take the actions necessary to resolve the
          Labor Disruption, and shall have pickets removed and, at the request
          of Landlord, immediately terminate any work in the Premises that gave
          rise to the Labor Disruption, until Landlord gives its written consent
          for the work to resume. Tenant shall have no claim for damages against
          Landlord or any of the Landlord Related Parties, nor shall the
          Commencement Date be extended as a result of the above actions.

     (c)  Riser Use.  Tenant, at Tenant's sole cost and expense, shall have
          ---------
          the right in common with other tenants in the Building to install
          Tenant's conduit (said conduits and the contents thereof being
          referred to herein as "Cable") in the Building's horizontal and
          vertical pathways, risers and ducts ("Risers") in an amount not to
          exceed the following:

          (i)   for the purposes of installing and maintaining Tenant's fiber to
                the Premises, up to eight (8) 4" conduits originating from two
                diverse fiber entrances (for a total of sixteen (16) 4" conduits
                to the Premises);

          (ii)  for the purposes of routing Tenant's Rooftop Equipment to the
                Premises, up to four (4) 16" outside diameter conduits; and

          (iii) for the purposes of routing Tenant's Electrical Equipment to the
                Premises, a quantity reasonably required by Tenant and approved
                by Landlord to accommodate the reasonable needs of such
                Electrical Equipment.

All such work of installation will be carried out in compliance with Article 8;
provided that all work within the Risers shall be performed by a contractor
specified by Landlord or chosen from Landlord's list of approved contractors or
otherwise reasonably approved by Landlord; subject to the compliance of Tenant's
contractor, Carlson Associates, Inc. ("Carlson"), with the provisions of Section
5(b) above and Article 8 below, Landlord hereby approves Tenant's selection of
Carlson to perform work within the Risers pursuant to this Section 5(c).

6.   Equipment Space.  Tenant shall have the right to use the Equipment Space as
     ---------------
follows:

     (a)  Equipment Space Generally.  Tenant, at Tenant's sole cost and
          -------------------------
          expense, may:

          (i)  utilize up to a total of [*] Rentable Square Feet on the Building
               roof and Building penthouse (made up of approximately [*]
               Rentable Square Feet on the Building roof and approximately [*]
               Rentable Square Feet in the Building penthouse) in the areas
               generally identified in Exhibit B ("Rooftop Equipment Space") to
               install, maintain and operate Tenant's supplemental air
               conditioning equipment and/or transmission equipment which Tenant
               uses for purposes of providing telecommunication and data
               services used in the operation of Tenant's internal business
               activities ("Rooftop Equipment");

          (ii) use:

               (A)  up to [*] Rentable Square Feet of space on the first floor
                    of the Building in the areas identified in Exhibit B for the
                    purpose of installing, maintaining and operating up to
                    twelve (12) generators; and

*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

               (B)  an area to be located underground outside of the Building
                    (such location to be mutually agreed upon by Landlord and
                    Tenant, provided that Tenant's consent to Landlord's
                    proposed location will not be unreasonably withheld) to
                    accommodate up to a 15,000 gallon fuel storage tank (as of
                    the date of this Lease, Landlord is currently in the process
                    of procuring a variance to allow, in part, Tenant to place
                    underground fuel storage tanks in Landlord's desired
                    location outside of the Building; Landlord will use diligent
                    efforts to promptly procure such variance and shall keep
                    Tenant apprised of the anticipated schedule of such
                    procurement process, including any material delays or
                    changes. If Landlord fails to procure such variance on or
                    before December 31, 1999, and such failure will materially
                    delay the time period for Tenant to commence its business
                    operations in the Premises, Landlord will allow Tenant to
                    place such fuel storage in the lower level of the Building);
                    and

       (iii)   use reasonable quantity of space required by Tenant's equipment
               ("Tenant's Equipment") in the lower level of the Building
               ("Electrical Space") in a location to be mutually agreed upon by
               Landlord and Tenant for Tenant's Electrical service as provided
               for in Section 7(a)(iv).

The items in subsection (ii) (A) and (ii) (B) above shall be collectively
referred to as the "Generator".  The areas utilized by the Generator are
referred to herein as "Generator Space". The Rooftop Equipment, Generator and
Electrical Equipment are collectively herein referred to as "Site Equipment".
As described in Article 1, the area of the Equipment Space shall be determined
by Landlord upon the final designation of the location of the Equipment Space,
and the area of the Equipment Space (as well as the Equipment Space Rent payable
hereunder) will be confirmed by the parties in the Commencement Letter issued by
Landlord.  Tenant shall be required to install generators which are not smaller
than 1,500 KW each.  Tenant shall have the right, at Tenant's expense, to
install up to two (2) 2" pipes from Tenant's fuel storage tank to each
individual generator actually installed by Tenant.  Tenant shall be required to
route all electrical distribution from each generator to the Electrical Space.
Within sixty (60) days after the Commencement Date, Tenant may elect, by
irrevocable written notice to Landlord, to reduce the amount of the Equipment
Space; Tenant's notice will specify the amount and location of such reduced
Equipment Space.  The area of such reduction shall be mutually agreed upon by
Landlord and Tenant and shall leave Landlord areas which, in Landlord's
reasonable opinion, may be used by Landlord or other tenants of the Building.
Additionally, at any time after the 24/th/ month following the Commencement
Date, Landlord may, by written notice to Tenant, reduce the Equipment Space by
removing therefrom any Equipment Space which Tenant has not, as of the date of
Landlord's notice, used (for example, if Tenant has as of the date of such
notice, installed ten (10) 1,500 KW generators, Landlord may reduce the
Generator Space as necessary to accommodate two generators); if Landlord so
elects to reduce the Equipment Space, the Equipment Space Rent shall be adjusted
accordingly. The exact location and configuration of Tenant's Site Equipment is
subject to Landlord's approval, in accordance with Article 8, and the Site
Equipment shall be installed in locations which, in Landlord's reasonable
opinion, may be used by Landlord or other tenants if Landlord elected to reduce
the Equipment Space as provided for above.

     (b)  [INTENTIONALLY OMITTED]

     (c)  Equipment Space Interference.  If, any electrical, electromagnetic,
          ----------------------------
          radio frequency or other interference of equipment existing prior to
          Tenant's installation shall result from the operation of any Site
          Equipment located in the Equipment Space, Landlord will notify Tenant,
          and if such interference is not cured within one (1) business day
          following delivery of such notice, Tenant agrees that Landlord may, at
          Landlord's option, shut down Tenant's equipment upon eight (8) hours
          prior notice to Tenant; provided, however, if an emergency situation
          exists, which Landlord reasonably determines in its sole discretion to
          be attributable to Tenant's Site Equipment, Landlord shall immediately
          notify Tenant verbally, who shall act immediately to remedy the
          emergency situation. Should Tenant fail to so remedy said emergency
          situation, Landlord may then act to shut down Tenant's equipment.
          Tenant shall indemnify Landlord and hold it harmless from all
          expenses, costs, damages, losses, claims or other liabilities arising
          out of said shutdown. Tenant agrees to cease operations (except for
          intermittent testing on a schedule approved by Landlord) until the
          interference has been corrected to the satisfaction of Landlord. If
          such interference has not been corrected within thirty (30) days,
          Landlord may, at its option, either terminate Tenant's right to use
          the Equipment Space forthwith, or require that Tenant immediately
          remove the specific item of Equipment Space causing such interference.

     (d)  Generator Use.  Tenant agrees that will only run the Generator during
          -------------
          emergency circumstances and during customary testing hours as
          determined by Landlord in its reasonable discretion.
<PAGE>

     (e)  Subleasing/Use by Third Parties. Subject to Tenant's Co-location
          -------------------------------
          rights pursuant to Section 11(a) below, Tenant shall not be permitted
          to sublicense, license or share its Equipment Space with third parties
          without the prior written consent of Landlord, which consent Landlord
          may withhold in its sole discretion. In addition, Tenant shall not use
          the Rooftop Equipment Space to enable other providers of
          Communications Services (defined below) to provide Communications
          Services to any tenant, occupant or licensee of the Building or to any
          tenant, occupant or licensee of any other building. Tenant may not
          allow any other provider of telecommunications, video, data or related
          services ("Communications Services") to locate any equipment in the
          Rooftop Equipment Space for any purpose whatsoever.

7.   Services.
     --------

     (a)  Landlord's Obligation.  Landlord will provide the following services:
          ---------------------

          (i)    Water to restrooms in Common Areas;

          (ii)   Janitorial service to the Common Areas on Business Days. Tenant
                 shall provide, and pay directly for, janitorial services to the
                 Premises pursuant to a janitorial contract with a provider
                 approved by Landlord (such approval not to be unreasonably
                 withheld);

          (iii)  Elevator service;

          (iv)   Electricity as follows: Following the Rent Commencement Date,
                 dedicated commercial utility power consisting of the
                 availability of two (2) 4,000 amp services, one out of each
                 utility vault in the lower level of the Building (Tenant, at
                 Tenant's expense, may provide for additional power). Tenant
                 shall be responsible for all costs and expenses required to
                 utilize such power including but not limited to bringing power
                 from service entrances, transient voltage surge suppressors,
                 meter cabinets and distribution to the Premises and Equipment
                 Space. Meter cabinets and paralleling switchgear for Tenant's
                 use will be placed by Tenant, at Tenant's expense, in the lower
                 level of the Building. Landlord's obligation to furnish
                 electrical and other utility services shall be subject to the
                 rules and regulations of the supplier of such electricity of
                 other utility services and the rules and regulations of any
                 municipal or other governmental authority regulating the
                 business of providing electricity and other utility services.
                 Notwithstanding the foregoing, and subject to the provisions of
                 Section 7(c)(ii) below, Landlord shall at all times be able to
                 shut down the utility services to the Premises or to the
                 Equipment Space in connection with any maintenance operation
                 conducted for the Building. Landlord agrees to use reasonable
                 efforts to cooperate with Tenant in obtaining temporary
                 alternative power during scheduled maintenance operations, but
                 shall have no obligation hereunder to provide alternative power
                 from emergency power sources. Prior to shutting down any
                 electrical power servicing Tenant's Site Equipment, Landlord
                 agrees to give Tenant reasonable prior written notice, except
                 in emergency situations.

          (v)    Security Service as follows: manned security 24-hours per day,
                 365 days per year. Landlord shall not be deemed to have
                 warranted the efficiency or efficacy of any security personnel,
                 services, procedures or equipment and Landlord shall not be
                 liable in any manner for the failure of such security
                 personnel, services, procedures or equipment to prevent or
                 control, or apprehend anyone suspected of personal injury,
                 property damage or any criminal conduct in, on or about the
                 Property.

          (vi)   Heating, ventilation and air conditioning in reasonable
                 quantities to Common Areas.

          (vii)  Upon Tenant's request, if available at Landlord's sole
                 discretion, hot or cold water for Tenant's heating and air-
                 conditioning use within the Premises.

          (viii) Access. Tenant access to the Building and the Premises 24 hours
                 per day 365 days per year.

          (ix)   Fiber Optic Access. Access to the Building, to Tenant's fiber
                 access providers. All costs associated with such installation
                 shall be born by Tenant or Tenant's fiber access providers.
<PAGE>

     (b)  Utilities Generally.  Tenant, at Tenant's sole cost, shall cause
          -------------------
          electricity and other utilities serving the Premises and Equipment
          Space to be separately metered (where possible) and Tenant will pay
          the cost of all consumption and excess utility charges in the Premises
          and/or the Equipment Space directly to the utility provider. If, at
          any time, it is no longer feasible for Tenant to contract directly
          with the utility provider for any services, Tenant shall reimburse
          Landlord, within thirty (30) days on invoice therefore, for the actual
          cost of the consumption of any such service and excess utility charges
          in the Premises and/or the Equipment Space, as directly billed by the
          utility provider as reasonably determined by Landlord.

     (c)  Interruptions; Failures.
          -----------------------

          (i)    No failure to furnish, or any stoppage of, any services herein
                 resulting from any cause (including, without limitation, any
                 interruption in electrical service or other utilities to the
                 Premises and/or Equipment Space) shall make Landlord liable in
                 any respect for damages to any person, property or business, to
                 be construed as an eviction of Tenant, or entitle Tenant to any
                 abatement of Rent or other relief from any of Tenant's
                 obligations under this Lease. Additionally, Tenant expressly
                 acknowledges that Landlord reserves the right from time to time
                 upon reasonable advance notice to Tenant (except in the case of
                 emergency) to discontinue some or all of the services provided
                 by Landlord hereunder if necessary in Landlord's judgment to
                 effect any repair or maintenance obligations. Should any
                 malfunction of any systems or facilities occur within the
                 Property or should maintenance or alterations of such systems
                 or facilities become necessary, Landlord shall repair the same
                 promptly and with reasonable diligence, and Tenant shall in no
                 event have any claim for rebate, abatement of Rent, or damages
                 because of any malfunctions in or any interruptions of any
                 service to be provided however, regardless of the case. Tenant
                 hereby waives the provisions of any applicable existing or
                 future law, ordinance or governmental regulation permitting the
                 termination of this Lease due to an interruption, failure or
                 inability to provide any services. Notwithstanding the
                 foregoing, if: (a) Landlord ceases to furnish any service to
                 the Premises for a period in excess of five (5) consecutive
                 days after Tenant notifies Landlord (and any Mortgagee,
                 provided Tenant has been notified of the name and address of
                 such Mortgagee) of such cessation; (b) such cessation arises
                 out of the act or omission of Landlord and does not arise as a
                 result of an act or omission of Tenant; (c) such cessation is
                 not caused by a fire or other casualty (in which case Article
                 16 shall control) or by Force Majeure; (d) the restoration of
                 such service is reasonably within the control of Landlord; and
                 (e) as a result of such cessation, the Premises, or a material
                 portion thereof, is rendered untenantable (meaning that Tenant
                 is unable to use the Premises in the normal course of its
                 business) and Tenant in fact ceases to use the Premises, or
                 material portion thereof, then Tenant, as its sole remedy,
                 shall be entitled to receive an abatement of Base Rent payable
                 hereunder during the period beginning on the sixth (6th)
                 consecutive day of such cessation and ending on the day when
                 the service in question has been restored. In the event the
                 entire Premises has not been rendered untenantable by the
                 cessation in service, the amount of abatement that Tenant is
                 entitled to receive shall be prorated based upon the percentage
                 of the Premises so rendered untenantable and not used by
                 Tenant. The requirements set forth in clauses (b) and (d)
                 above, as well as the requirement that the cessation not be due
                 to Force Majeure as set forth in clause (c) above, shall not
                 apply to the extent Landlord receives rental interruption
                 insurance proceeds.

          (ii)   Notwithstanding any other provisions of this Lease to the
                 contrary, neither Landlord nor any of Landlord's agents,
                 employees or contractors shall unreasonably interfere with the
                 Site Equipment or Leasehold Improvements. Landlord agrees that,
                 except in the case of emergency (in which event Landlord will
                 use diligent efforts to provide advance written facsimile or
                 telephonic notice) prior to carrying out any construction,
                 maintenance or repair activities which are reasonably
                 anticipated to affect the Premises or the Site Equipment,
                 Landlord shall provide reasonable written or telephonic notice
                 to Tenant of the intent to carry out such work. Tenant shall
                 have the right, at Tenant's sole cost and expense and at
                 Tenant's own risk, to monitor and inspect such work, provided
                 that such actions do not unreasonably interfere with the
                 performance of such work on behalf of Landlord. Landlord and
                 Landlord's contractors, employees and agents shall exercise due
                 care in carrying out any such work so as to minimize
                 disturbance to Tenant. If any such work performed by Landlord
                 materially interferes with Tenant's ability to use the Premises
                 or Site Equipment for a period of three (3) consecutive
                 Business Days, Tenant may send notice to Landlord (and to any
                 Mortgagee,
<PAGE>

                 provided Tenant has been notified of the name and address of
                 such Mortgagee) ("Interference Notice") specifying the nature
                 of the interference and the cause of such interference. If
                 Landlord does not commence to cure such interference within two
                 (2) Business Days following delivery of Tenant's Interference
                 Notice and use its best efforts to continue such cure, Tenant
                 may send a second Interference Notice to Landlord (and to any
                 Mortgagee, provided Tenant has been notified of the name and
                 address of such Mortgagee) stating that if Landlord does not
                 commence to cure such interference within two (2) additional
                 Business Days (and thereafter use its best efforts to continue
                 such cure), Tenant intends to use its self-help rights set
                 forth below. If Landlord (or Landlord's Mortgagee) fails to
                 commence the cure of such interference within three (3)
                 additional Business Days following delivery of such second
                 (2nd) Interference Notice, Tenant may effect the cure of such
                 interference, and Landlord shall reimburse Tenant for the
                 reasonable cost actually incurred by Tenant in performing such
                 work. To the fullest extent permitted under applicable law,
                 Tenant will indemnify, defend, protect and hold Landlord
                 harmless from and against any and all loss, cost, damage or
                 liability arising in any manner out of any damage to the
                 Project or to the equipment of other Building occupants or
                 interruption to the operation of the Project or other Building
                 occupants as a consequence of the performance of such work
                 performed by Tenant or Tenant's contractors, agents,
                 representatives or employees. The foregoing shall not be deemed
                 to prohibit Tenant from seeking injunctive relief to prevent or
                 remedy such interference.

8.   Alterations.
     -----------

     (a)  Initial Tenant Improvements. Prior to the Rent Commencement Date,
          ---------------------------
          Landlord shall substantially complete the Landlord Work. Tenant, upon
          the full and final execution and delivery of this Lease and all
          prepaid Rent and the Security Deposit required hereunder, shall have
          the right to perform initial alterations and improvements in the
          Premises and the Equipment Space, as well as the installation of Site
          Equipment and the installation of Cable in the Risers (the "Initial
          Tenant Improvements").

     (b)  Notice and Plans Regarding Subsequent Alterations. Tenant shall not
          -------------------------------------------------
          make alterations, additions or improvements in the Premises, Equipment
          Space or Risers following the completion of the Initial Tenant
          Improvements (collectively referred to as "Alterations") (all
          improvements to the Premises or Equipment Space, as well as Tenant's
          Cable placed in the Risers, including without limitation, the Initial
          Tenant Improvements and any Alterations, are referred to herein as
          "Leasehold Improvements") without first obtaining the written consent
          of Landlord in each instance, which consent shall not be unreasonably
          withheld or delayed. Notwithstanding the foregoing, Landlord's consent
          shall not be required for any Alteration that satisfies all of the
          following criteria: 1) costs less than $25,000.00; 2) is of a cosmetic
          nature such as painting, wallpapering, hanging pictures and installing
          carpeting; and 3) will not affect the systems or structure of the
          Building and does not require work to be performed inside the walls or
          above the ceiling of the Premises; provided that even if consent is
          not required, Tenant shall still comply with all the other provisions
          of this Article 8 (including, without limitation, the obligation to
          provide Landlord with advance notice of any such work). Landlord will
          approve or disapprove any proposed Alteration within three (3) weeks
          following Tenant's submission to Landlord of all information required
          hereunder, together with a request for Landlord's consent.

     (c)  Procedures. Prior to installing any Leasehold Improvements, Tenant
          ----------
          shall submit to Landlord for Landlord's approval, detailed plans and
          specifications of the planned installation, the contractors to be
          retained by Tenant to perform any Leasehold Improvements or Risers. In
          no event will Landlord's approval of Tenant's plans be deemed a
          representation that they comply with applicable laws, ordinances,
          rules or regulations or that they will not cause interference with
          other communications operations, such responsibility being solely
          Tenant's. Landlord's approval of the general contractor to perform any
          Leasehold Improvements shall not be unreasonably withheld, but will
          not be considered to be unreasonably withheld if any such general
          contractor (i) does not have trade references reasonably acceptable to
          Landlord, (ii) does not maintain insurance (including, without
          limitation, builder's risk insurance) as reasonably required by
          Landlord, (iii) does not have the ability to be bonded for the work in
          an amount of no less than one million dollars ($1,000,000.00), (iv)
          does not provide current financial statements reasonably acceptable to
          Landlord, (v) would violate Section 5(b) above or (vi) is not licensed
          as a contractor in the State in which the Building is located. The
          foregoing is not intended to be an exclusive list of the reasons why
          Landlord may reasonably withhold its consent to a general contractor.
          Landlord will have the right to require that Tenant procure
<PAGE>

          payment and performance bonds equal to one hundred ten percent (110%)
          of the contract price in each instance. Prior to starting work, Tenant
          shall furnish Landlord with copies of contracts; necessary permits and
          approvals; evidence of contractor's and subcontractor's insurance in
          amounts reasonably required by Landlord; and any security for
          performance that is reasonably required by Landlord. Tenant will be
          responsible to pay for all utilities consumed during construction. No
          such work will commence unless and until Tenant has given Landlord all
          necessary permits and approvals and sufficient notice and opportunity
          to post appropriate notices of non-responsibility. All work shall be
          constructed in a good and workmanlike manner using materials of a
          quality that is at least equal to the quality reasonably designated by
          Landlord as the minimum standard for the Building and shall not
          interfere with any work being performed by Landlord or other tenants
          in the Building. Upon completion of any Leasehold Improvements, Tenant
          shall furnish Landlord with: (1) general contractor and architect's
          completion affidavits, (2) full and final waivers of lien (other than
          the lien of any Lender (as defined in Article 12 below), (3) receipted
          bills covering all labor and materials expended and used, (4) as-built
          plans of the Leasehold Improvements, and (5) the certification of
          Tenant and its architect that the Leasehold Improvements have been
          installed in a good and workmanlike manner in accordance with the
          approved plans, and in accordance with applicable laws, codes and
          ordinances. Landlord may designate reasonable rules, regulations and
          procedures for the performance of work in the Building and, to the
          extent reasonably necessary to avoid disruption to the occupants of
          the Building, shall have the right to designate the time when any such
          work may be performed. Tenant shall reimburse Landlord within thirty
          (30) days after receipt of an invoice for reasonable sums paid by
          Landlord for third party examination of Tenant's plans for any such
          work. In addition, within thirty (30) days after receipt of an invoice
          from Landlord, Tenant shall pay Landlord a fee for Landlord's
          oversight and coordination of any Leasehold Improvements equal to
          Landlord's reasonable cost of review of plans and construction
          supervision. If Landlord determines that the Building has been damaged
          during installation of the Leasehold Improvements, Landlord shall
          notify Tenant and Tenant immediately shall repair the damage. If
          Tenant fails to immediately repair the damage, Tenant shall pay to
          Landlord upon demand the cost, as reasonably determined by Landlord,
          of repairing any damage to the Building caused by such installation.

9.   Maintenance.
     -----------

     (a)  Tenant's Maintenance and Repair Obligations. Tenant, at Tenant's own
          -------------------------------------------
          expense, will keep the interior of the Premises, including but not
          limited to all Tenant's Property, and any Equipment Space and Site
          Equipment, including, without limitation, including all light
          fixtures, all mechanical, electrical and plumbing facilities and
          equipment, lamps, fans and any exhaust, fire suppression or air
          conditioning equipment and systems, electrical motors and all other
          appliances and equipment of every kind and nature located in the
          Premises and/or Equipment Space in good order, repair and condition at
          all times during the Term. In addition, Tenant, at Tenant's sole cost
          and expense subject to the prior approval of Landlord, and within any
          reasonable period of time specified by Landlord, will promptly and
          adequately repair all damage to the Premises and/or Equipment Space
          and replace or repair all damaged or broken fixtures and
          appurtenances; provided however, that, at Landlord's option, if Tenant
          fails to make such repairs within a reasonable time after written
          request by Landlord, Landlord may, but need not, make such repairs and
          replacements, and Tenant shall pay Landlord the cost thereof upon
          being billed for same. Tenant shall also be responsible for all pest
          control within the Premises and for all trash removal for the
          Premises.

     (b)  Landlord's Maintenance Obligations. Landlord shall keep in good order
          -----------------------------------
          repair and condition (i) the Common Areas, (ii) the foundation and
          subflooring of the Building and the structural condition of the roof,
          and the exterior walls of the Building (but excluding the interior
          surfaces of exterior walls and the interior and exterior of all
          windows, doors, ceiling and plateglass, which shall be maintained and
          repaired by Tenant), and (iii) the Building's elevators.

10.  Entry by Landlord Landlord, its agents, contractors and representatives may
     -----------------
     enter the Premises to inspect or show the Premises (during the final nine
     (9) months of the Term), make repairs, alterations or additions to the
     Premises, and to conduct or facilitate repairs, alterations or additions to
     any portion of the Building, including other tenants' premises. Except in
     emergencies, Landlord shall provide Tenant with reasonable prior notice of
     entry into the Premises, which may be given orally, will use reasonable
     efforts to schedule any such entry so as to cooperate with Tenant's
     schedule, and will allow Tenant to accompany Landlord during any such
     entry. Entry by Landlord shall not constitute constructive eviction or
     entitle Tenant to an abatement or reduction of Rent.
<PAGE>

11.  Assignment and Subletting.
     -------------------------

     (a)  Generally. Except in connection with a Permitted Transfer (defined
          ---------
          below), Tenant shall not assign, sublease, transfer or encumber any
          interest in this Lease or allow any third party to use any portion of
          the Premises (collectively or individually, a "Transfer") without the
          prior written consent of Landlord, which consent shall not be
          unreasonably withheld if Landlord does not elect to exercise its
          termination rights below. It is agreed that Landlord's consent shall
          not be considered unreasonably withheld if: (1) the proposed use is
          not the Permitted Use; (2) the proposed transferee's financial
          condition does not meet the criteria Landlord uses to select Building
          tenants having similar leasehold obligations; (3) the proposed
          transferee's business is not suitable for the Building considering the
          business of the other tenants, or would result in a violation of
          another tenant's rights; (4) the proposed transferee is a governmental
          agency or a present or prospective occupant of the Building; (5)
          Tenant is in default after the expiration of the notice and cure
          periods in this Lease; or (6) any portion of the Building or Premises
          would likely become subject to additional or different Laws as a
          consequence of the proposed Transfer. Notwithstanding the foregoing,
          Landlord will not withhold its consent solely because the proposed
          subtenant or assignee is a present or prospective occupant of the
          Building if (i) Landlord does not have space available for lease in
          the Building that is sufficient to meet the space requirements of the
          proposed subtenant or assignee, as reasonably determined by Landlord
          or if (ii) the assignee or subtenant is a prospective occupant of the
          Building who proposes to occupy less than [*] rentable square feet of
          space. Notwithstanding the foregoing, so-called "co-location" (ie, the
          leasing or licensing of a portion of the Premises or on an equipment,
          equipment rack or services basis to third parties (as used herein,
          "Co-location")) will not be considered a Transfer hereunder; provided,
          that in the event greater than fifty percent (50%) of the Premises is
          used for Co-location for a single third party (or for third parties
          who are affiliated with each other and thus are, in effect, a single
          third party, as reasonably determined by Landlord), then it will be
          considered a Transfer and subject to the provisions of this Article.
          Tenant shall not be entitled to receive monetary damages based upon a
          claim that Landlord unreasonably withheld its consent to a proposed
          Transfer and Tenant's sole remedy shall be an action to enforce any
          such provision through specific performance or declaratory judgment.
          Any attempted Transfer in violation of this Article shall, at
          Landlord's option, be void. Consent by Landlord to one or more
          Transfer(s) shall not operate as a waiver of Landlord's rights to
          approve any subsequent Transfers. In no event shall any Transfer or
          Permitted Transfer release or relieve Tenant from any obligation under
          this Lease.

     (b)  Request; Landlord's Options. As part of its request for Landlord's
          consent to a Transfer, Tenant shall provide Landlord with financial
          statements (audited if available) for the proposed transferee, a
          complete copy of the proposed assignment, sublease and other
          contractual documents and such other information as Landlord may
          reasonably request. Landlord shall, by written notice to Tenant within
          twenty (20) days of its receipt of the required information and
          documentation, either: (1) consent to the Transfer by the execution of
          a consent agreement in a form reasonably designated by Landlord or
          reasonably refuse to consent to the Transfer in writing; or (2) if the
          proposed Transfer is an assignment of Tenant's interest in this Lease
          (other than a Permitted Transfer) or is a sublease (other than a
          Permitted Transfer) for a term (including any option or renewal terms
          or any subsequently negotiated option or renewal terms) in excess of
          five (5) years or which runs through substantially the remainder of
          the Term, exercise the right to terminate this Lease with respect to
          the portion of the Premises that Tenant is proposing to assign or
          sublet, together with a pro rata share of the Equipment Space. Any
          such termination described in clause (2) above, shall be effective on
          the proposed effective date of the Transfer for which Tenant requested
          consent. Tenant shall pay to Landlord, Landlord's actual costs
          (including reasonable attorney's fees) incurred in Landlord's review
          of any Permitted Transfer (defined below) or requested Transfer.
          Notwithstanding the foregoing, if Landlord would be entitled, pursuant
          to clause (2) above to terminate this Lease with respect to all or any
          portion of the Premises (and the applicable pro rata share of the
          Equipment Space), Tenant, prior to entering into such a Transfer,
          shall have the right to advise Landlord (the "Prior Notice") of its
          intention to enter into such Transfer. Such Prior Notice shall
          describe the space Tenant intends to sublet or assign and the
          effective date thereof. Landlord, within twenty (20) days after
          receipt of the Prior Notice, shall have the right to terminate this
          Lease with respect to the space that Tenant intends to sublet or
          assign (inclusive of a pro rata share of the Equipment Space) as of
          the effective date set forth in the Prior Notice. If Landlord fails to

* CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

          exercise its right to terminate within twenty (20) days after the
          Prior Notice, for the next six (6) months thereafter Landlord may not
          elect to terminate in connection with a proposed subletting or
          assignment of the space described in the Prior Notice.

     (c)  Excess Consideration. Tenant shall pay Landlord fifty percent (50%) of
          --------------------
          all rent and other consideration which Tenant receives as a result of
          a Transfer that is in excess of the Rent payable to Landlord for the
          portion of the Premises and Term covered by the Transfer, following
          the recovery by Tenant of Tenant's reasonable costs of the following
          costs incurred by Tenant in connection with the Transfer:

          (i)   commercially reasonable brokerage commissions;

          (ii)  reasonable attorneys' fees; and

          (iii) tenant improvement costs incurred by Tenant in constructing
                space to be occupied by the assignee or subtenant, as opposed to
                improvements to be constructed in space in which Tenant shall
                retain occupancy.

          Tenant shall pay Landlord for Landlord's share of any excess within
          thirty (30) days after Tenant's receipt of such excess consideration.
          If Tenant is in Monetary Default (defined below), Landlord may require
          that all sublease payments be made directly to Landlord, in which case
          Tenant shall receive a credit against Rent in the amount of any
          payments received (less Landlord's share of any excess).

     (d)  Transfer of Shares/Rights; Permitted Transfers. Except as provided
          ----------------------------------------------
          below with respect to a Permitted Transfer, if Tenant is a
          corporation, limited liability company, partnership, or similar
          entity, and if the ownership of a majority of the voting shares/rights
          of Tenant at any time changes for any reason (including but not
          limited to a merger, consolidation or reorganization), such change of
          ownership or control, shall constitute a Transfer. The foregoing shall
          not apply so long as Tenant is an entity whose outstanding stock is
          listed on a recognized security exchange, or if at least eighty
          percent (80%) of its voting stock is owned by another entity, the
          voting stock of which is so listed. Notwithstanding the foregoing to
          the contrary, Tenant may assign its entire interest under this Lease
          or sublet the Premises to a wholly owned corporation, partnership or
          other legal entity or affiliate, subsidiary or parent of Tenant or to
          any successor to Tenant by purchase, merger, consolidation or
          reorganization (hereinafter, collectively, referred to as "Permitted
          Transfer") without the consent of Landlord, provided: (i) Tenant is
          not in default under this Lease; (ii) if such proposed transferee is a
          successor to Tenant by purchase, merger, consolidation or
          reorganization, (A) if Tenant does not survive such transaction as an
          ongoing enterprise, the continuing or surviving entity shall own all
          or substantially all of the assets of Tenant and shall have a net
          worth which is at least equal to the greater of Tenant's net worth at
          the date of this Lease or Tenant's net worth at the date of the
          Transfer; and (B) if Tenant survives such transaction as an ongoing
          enterprise, the continuing or surviving entity shall own all or
          substantially all of the assets of Tenant at the Premises and the
          surviving Tenant and the assignee or sublessee, in the aggregate,
          shall have a net worth which is at least equal to the greater of
          Tenant's net worth at the date of this Lease or Tenant's net worth at
          the date of the Transfer; (iii) such proposed transferee operates the
          business in the Premises for the Permitted Use and no other purpose;
          and (iv) in no event shall any Permitted Transfer release or relieve
          Tenant from any of its obligations under this Lease. Tenant shall give
          Landlord written notice at least ten (10) days prior to the effective
          date of such Permitted Transfer. As used herein: (a) "parent" shall
          mean a company which owns a majority of Tenant's voting equity; (b)
          "subsidiary" shall mean an entity wholly owned by Tenant or at least
          fifty-one percent (51%) of whose voting equity is owned by Tenant; and
          (c) "affiliate" shall mean an entity controlled, controlling or under
          common control with Tenant. Notwithstanding the foregoing, sale of a
          controlling interest in shares of equity of any affiliate or
          subsidiary to which this Lease has been assigned or transferred other
          than to another parent, subsidiary or affiliate of the original Tenant
          named hereunder shall be deemed to be an assignment requiring the
          consent of Landlord hereunder. Additionally, no public offering of
          Tenant's stock or private placement of Tenant's stock shall be
          considered a Transfer or included when aggregating a transfer of
          voting shares or rights under this Section.
<PAGE>

12.  Liens.
     -----

     (a)  Generally. Tenant shall not permit mechanic's or other liens to be
          ---------
          placed upon the Property, Premises or Tenant's leasehold interest in
          connection with any work or service done or purportedly done by or for
          benefit of Tenant. If a lien is so placed, Tenant shall, within ten
          (10) days of notice from Landlord of the filing of the lien, fully
          discharge the lien by settling the claim which resulted in the lien or
          by bonding or insuring over the lien in the manner prescribed by the
          applicable lien Law. If Tenant fails to discharge the lien, then, in
          addition to any other right or remedy of Landlord, Landlord may bond
          or insure over the lien or otherwise discharge the lien. Tenant shall
          reimburse Landlord for any amount paid by Landlord to bond or insure
          over the lien or discharge the lien, including, without limitation,
          reasonable attorneys' fees within thirty (30) days after receipt of an
          invoice from Landlord.

     (b)  Subordination.  Notwithstanding the provisions of Section 12(a) above,
          -------------
          provided Tenant is not in default hereunder, Landlord agrees to
          subordinate any statutory or other lien for Rent to Tenant's lenders
          ("Lender"), if any, requiring a priority position under the following
          circumstances:

          (i)   Lender is financing Tenant's purchase of the trade fixtures,
                equipment or inventory in which Landlord is subordinating its
                lien rights (the "Equipment");

          (ii)  Tenant shall furnish Landlord, for Landlord's prior written
                consent and approval, with a complete schedule of the Equipment
                financed pursuant to the terms hereof and a copy of any UCC-1 or
                other financing statement which Lender and Tenant intend to file
                with respect to such Equipment, which shall be updated, subject
                to Landlord's prior written approval, in the event of any
                changes;

          (iii) Tenant shall be prohibited from financing any non-moveable
                fixture or permanent improvement to the leasehold or Building
                (provided that Landlord acknowledges that Tenant intends to
                include, as part of the Equipment to be financed, some or all of
                the following: supplemental HVAC units, generators, chillers,
                cages and racks);

          (iv)  Tenant shall cause any and all Lenders to give Landlord notice
                of any public or private sale by such Lender of Tenant's
                Equipment;

          (v)   no public or private sale by any Lender shall be held on the
                Premises or Property; and

          (vi)  Lender can enter the Premises or Property for purpose of removal
                of the Equipment only if:

                (A)  permitted by the agreement between Lender and Tenant; and

                (B)  Lender agrees to restore or repair all damage to the
                     Premises, Equipment Space and Property caused by such
                     removal; and

                (C)  Lender gives Landlord notice in the event that any of
                     Tenant's moveable trade fixtures or Equipment are removed
                     from the Premises, Equipment Space and Property; and

                (D)  Lender indemnifies Landlord for any claim, liability or
                     expense (including reasonable attorney's fees) arising out
                     of or in connection with Lender's removal of the Equipment
                     and Lender's entry and activities upon the Premises,
                     Equipment Space and Property.

          (vii) Landlord's subordination shall not be effective unless and until
                a separate agreement is entered into between Lender and Landlord
                respecting the foregoing items; Landlord agrees to enter into an
                agreement in the form of Exhibit G attached hereto.
                                         ---------

13.  Indemnity and Waiver of Claims.
     ------------------------------

     (a)  Tenant's Indemnity.  Except to the extent caused by the negligence or
          ------------------
          willful misconduct of Landlord or any Landlord Related Parties
          (defined below), Tenant shall indemnify, defend and hold Landlord, its
          trustees,
<PAGE>

          members, principals, beneficiaries, partners, officers, directors,
          employees, Mortgagee(s) (defined in Article 26) and agents ("Landlord
          Related Parties") harmless against and from all liabilities,
          obligations, damages, penalties, claims, actions, costs, charges and
          expenses, including, without limitation, reasonable attorneys' fees
          and other professional fees, which may be imposed upon, incurred by or
          asserted against Landlord or any of the Landlord Related Parties and
          arising out of or in connection with any damage or injury occurring in
          the Premises, Equipment Space, or Risers (provided such damage or
          injury to Risers is the result of any act or omission of Tenant or
          Tenant Related Parties) or any acts or omissions (including violations
          of Law) of Tenant, its trustees, members, principals, beneficiaries,
          partners, officers, directors, employees and agents ("Tenant Related
          Parties") or any of Tenant's transferees, contractors or licensees.

     (b)  Exculpation. Landlord and the Landlord Related Parties shall not be
          -----------
          liable for, and Tenant waives, all claims for loss or damage to
          Tenant's business or loss, theft or damage to Leasehold Improvements
          or Tenant's Property or the property of any person claiming by,
          through or under Tenant resulting from: (1) wind or weather; (2) the
          failure of any sprinkler, heating or air-conditioning equipment, any
          electric wiring or any gas, water or steam pipes; (3) the backing up
          of any sewer pipe or downspout; (4) the bursting, leaking or running
          of any tank, water closet, drain or other pipe; (5) water, snow or ice
          upon or coming through the roof, skylight, stairs, doorways, windows,
          walks or any other place upon or near the Building; (6) any act or
          omission of any party other than Landlord or Landlord Related Parties;
          and (7) any causes not reasonably within the control of Landlord.
          Tenant shall insure itself against such losses under Article 14 below.

14.  Insurance.  Tenant shall carry and maintain the following insurance
     ---------
     ("Tenant's Insurance"), at its sole cost and expense: (1) Commercial
     General Liability Insurance applicable to the Premises, the Equipment
     Space, the portion of any Risers containing Tenant's Cable and their
     respective appurtenances providing, on an occurrence basis, a minimum
     combined single limit of $5,000,000.00; (2) All Risk Property Insurance,
     including flood, written at replacement cost value and with a replacement
     cost endorsement covering all of Tenant's trade fixtures, equipment,
     furniture and other personal property within or serving the Premises, any
     Leasehold Improvements, and Site Equipment as well as all Cable ("Tenant's
     Property"); (3) Workers' Compensation Insurance as required by the state in
     which the Premises is located and in amounts as may be required by
     applicable statute; and (4) Employers Liability Coverage of at least
     $1,000,000.00 per occurrence; and (5) such other amounts, types or levels
     of insurance as Landlord may reasonable prescribe, including, without
     limitation, increases in the levels of coverage described above. Any
     company writing any of Tenant's Insurance shall have an A.M. Best rating of
     not less than A-VIII. All Commercial General Liability Insurance policies
     shall name Tenant as a named insured and Landlord (or any successor), any
     property manager retained by Landlord to manage the Building, and their
     respective members, principals, beneficiaries, partners, officers,
     directors, employees, and agents, and other designees of Landlord as the
     interest of such designees shall appear, as additional insureds. All
     policies of Tenant's Insurance shall contain endorsements that the
     insurer(s) shall give Landlord and its designees at least thirty (30) days'
     advance written notice of any change, cancellation, termination or lapse of
     insurance. Tenant shall provide Landlord with a certificate of insurance
     evidencing Tenant's Insurance prior to the earlier to occur of the
     Commencement Date or the date Tenant is provided with possession of the
     Premises for any reason, and upon renewals at least fifteen (15) days prior
     to the expiration of the insurance coverage. So long as the same is
     available at commercially reasonable rates, Landlord shall maintain so
     called All Risk property insurance on the Building at replacement cost
     value, as reasonably estimated by Landlord, as well as commercially
     reasonable levels of liability insurance coverage. Except as specifically
     provided to the contrary, the limits of either party's insurance shall not
     limit such party's liability under this Lease.

15.  Subrogation.  Notwithstanding anything in this Lease to the contrary,
     -----------
     Landlord and Tenant shall cause their respective insurance carriers to
     waive any and all rights of recovery, claim, action or causes of action
     against the other and their respective trustees, principals, beneficiaries,
     partners, officers, directors, agents, and employees, for any loss or
     damage that may occur to Landlord or Tenant or any party claiming by,
     through or under Landlord or Tenant, as the case may be, with respect to
     Tenant's Property, the Building, the Premises and the Equipment Space, any
     additions or improvements to the foregoing, or any contents thereof,
     including all rights of recovery, claims, actions or causes of action
     arising out of the negligence of Landlord or any Landlord Related Parties
     or the negligence of Tenant or any Tenant Related Parties, which loss or
     damage is (or would have been, had the insurance required by this Lease
     been carried) covered by insurance.

16.  Casualty Damage.
     ---------------
<PAGE>

     (a)  Landlord's Options. If all or any part of the Premises is damaged by
          ------------------
          fire or other casualty, Tenant shall immediately notify Landlord in
          writing. During any period of time that all or a material portion of
          the Premises is rendered untenantable as a result of a fire or other
          casualty, the Rent shall abate for the portion of the Premises that is
          untenantable and not used by Tenant. Landlord shall have the right to
          terminate this Lease if: (1) the Building shall be damaged so that, in
          Landlord's reasonable judgment, substantial alteration (ie, work which
          will take in excess of one hundred eighty (180) days) or
          reconstruction of the Building shall be required (whether or not the
          Premises has been damaged); (2) Landlord is not permitted by Law to
          rebuild the Building in substantially the same form as existed before
          the fire or casualty; (3) the Premises have been materially damaged
          and there is less than one (1) year of the Term remaining on the date
          of the casualty; or (4) a material uninsured loss to the Building
          occurs (provided that Landlord has complied with Article 14 above
          regarding insurance to be maintained by Landlord). Landlord may
          exercise its right to terminate this Lease by notifying Tenant in
          writing within one hundred twenty (120) days after the date of the
          casualty. If Landlord does not terminate this Lease, Landlord shall
          commence and proceed with reasonable diligence to repair and restore
          the Building (excluding any Tenant's Property, which Tenant shall
          repair). In no event shall Landlord be required to spend more than the
          insurance proceeds received by Landlord. Landlord shall not be liable
          for any loss or damage to Tenant's Property or to the business of
          Tenant resulting in any way from the fire or other casualty or from
          the repair and restoration of the damage. Landlord and Tenant hereby
          waive the provisions of any Law relating to the matters addressed in
          this Article, and agree that their respective rights for damage to or
          destruction of the Premises shall be those specifically provided in
          this Lease.

     (b)  Tenant's Option.  If all or any portion of the Premises shall be made
          ---------------
          untenantable by fire or other casualty, Landlord shall, with
          reasonable promptness, cause an architect or general contractor
          selected by Landlord to provide Landlord and Tenant with a written
          estimate of the amount of time required to substantially complete the
          repair and restoration of the Premises and make the Premises
          tenantable again, using standard working methods ("Completion
          Estimate"). If the Completion Estimate indicates that the Premises
          cannot be made tenantable within two hundred ten (210) days from the
          date the repair and restoration is started, then regardless of
          anything in Section 16(a) above to the contrary, either party shall
          have the right to terminate this Lease by giving written notice to the
          other of such election within ten (10) days after receipt of the
          Completion Estimate. Tenant, however, shall not have the right to
          terminate this Lease if the fire or casualty was caused by the
          negligence or intentional misconduct of Tenant, any Tenant Related
          Parties or any of Tenant's transferees, contractors or licensees.

17.  Condemnation.  Either party may terminate this Lease if the whole or any
     ------------
     material part of the Premises shall be taken or condemned for any public or
     quasi-public use under Law, by eminent domain or private purchase in lieu
     thereof (a "Taking"). Landlord shall also have the right to terminate this
     Lease if there is a Taking of any portion of the Building or Property which
     would leave the remainder of the Building unsuitable for use in a manner
     comparable to the Building's use prior to the Taking. In order to exercise
     its right to terminate the Lease, Landlord or Tenant, as the case may be,
     must provide written notice of termination to the other within forty-five
     (45) days after the terminating party first receives notice of the Taking.
     Any such termination shall be effective as of the date the physical taking
     of the Premises or the portion of the Building or Property occurs. If this
     Lease is not terminated, the Rentable Square Footage of the Building, the
     Rentable Square Footage of the Premises and Tenant's Pro Rata Share shall,
     if applicable, be appropriately adjusted. In addition, Rent for any portion
     of the Premises taken or condemned shall be abated during the unexpired
     Term of this Lease effective when the physical taking of the portion of the
     Premises occurs. All compensation awarded for a Taking, or sale proceeds,
     shall be the property of Landlord, any right to receive compensation or
     proceeds being expressly waived by Tenant. However, Tenant may file a
     separate claim at its sole cost and expense for Tenant's Property and
     Tenant's reasonable relocation expenses, provided the filing of the claim
     does not diminish the award which would otherwise be receivable by
     Landlord.

18.  Security Deposit.
     ----------------

     (a)  Tenant's Security Deposit, which shall be delivered by Tenant to
          Landlord, together with the first (1st) month's payment of Base Rent
          and Equipment Space Rent concurrently with Tenant's delivery to
          Landlord of this Lease as executed by Tenant, shall be held by
          Landlord, without liability for interest, as security for the
          performance of Tenant's obligations under this Lease. Landlord shall
          not be required to keep the Security Deposit segregated from other
          funds of Landlord. Tenant shall not assign or in any way encumber the
          Security Deposit. Upon the occurrence of any default by Tenant (beyond
          the giving of acceptable notice and
<PAGE>

          the passage of applicable grace periods), Landlord shall have the
          right, without prejudice to any other remedy, to use the Security
          Deposit, or portions thereof, to the extent necessary to pay any
          arrearages in Rent, and any other damage, injury or expense. Following
          any such application of all or any portion of the Security Deposit,
          Tenant shall pay to Landlord, on demand, the amount so applied in
          order to restore the Security Deposit to its original amount (or if
          the Security Deposit is a Letter of Credit, Tenant may either deliver
          cash, a replacement Letter of Credit, or an additional Letter of
          Credit). Provided Tenant is not in default hereunder, Landlord will
          return any unapplied portion of the Security Deposit to Tenant within
          thirty (30) days following the later to occur of (i) the expiration of
          the Term, and (ii) Tenant's vacancy of the Premises and Building in
          accordance with the provisions of this Lease.

     (b)  If the Security Deposit is in the form of a Letter of Credit , the
          Letter of Credit shall

          (i)    be in form and substance satisfactory to Landlord;

          (ii)   name Landlord as its beneficiary;

          (iii)  be drawn on an FDIC insured financial institution satisfactory
                 to the Landlord;

          (iv)   expressly allow Landlord to draw upon it:

                 (A)  in the event that the Tenant is in default under the Lease
                      by delivering to the issuer of the Letter of Credit
                      written notice that Landlord is entitled to draw
                      thereunder pursuant to the terms of this Lease; or

                 (B)  if Tenant, within sixty (60) days prior to expiration of
                      the Letter of Credit then held by Landlord, fails to
                      provide Landlord with a replacement Letter of Credit
                      meeting the requirements herein;

          (v)    expressly state that it will be honored by the issuer without
                 inquiry into the accuracy of any such notice or statement made
                 by Landlord;

          (vi)   expressly permit multiple or partial draws up to the stated
                 amount of the Letter of Credit;

          (vii)  expressly provide that it is transferable to any successor of
                 Landlord; and

          (viii) expire no earlier than sixty (60) days after the Expiration
                 Date (alternatively, the Letter of Credit [and any renewals or
                 replacements thereof] may be for a term of not less than one
                 (1) year; in such event Tenant agrees that it shall from time
                 to time, as necessary, [whether as a result of a draw on the
                 Letter of Credit by Landlord pursuant to the terms hereof or as
                 a result of the expiration of the Letter of Credit then in
                 effect], renew or replace the original and any subsequent
                 Letter of Credit so that a Letter of Credit, in the amount
                 required hereunder, is in effect until a date which is at least
                 sixty (60) days after the Expiration Date. If Tenant fails to
                 furnish such renewal or replacement at least thirty (30) days
                 prior to the stated expiration date of the Letter of Credit
                 then held by Landlord, Landlord may draw upon such Letter of
                 Credit and hold the proceeds thereof [and such proceeds need
                 not be segregated] as a Security Deposit pursuant to the terms
                 of this Article 18).

     (c)  Any renewal of or replacement for the original or any subsequent
          Letter of Credit shall meet the requirements for the original Letter
          of Credit as set forth above, except that such replacement or renewal
          shall be issued by a national bank satisfactory to Landlord at the
          time of the issuance thereof. Landlord agrees that in the event of any
          event which would give Landlord the right to draw upon the Letter of
          Credit, Landlord shall only draw down such amount as Landlord
          reasonably believes to be necessary to cure or remedy any default on
          the part of Tenant and to reimburse Landlord for any costs, expenses
          or liability incurred in connection with such default; notwithstanding
          the foregoing, if the amount of any draw upon the Letter of Credit
          exceeds the amount necessary to reimburse Landlord for such costs,
          expenses or liability, any excess proceeds of any draw on the Letter
          of Credit shall be held by Landlord as a Security Deposit pursuant to
          the provisions of this Article 18.
<PAGE>

19.  Events of Default.  Tenant shall be considered to be in default of this
     -----------------
     Lease upon the occurrence of any of the following events of default:

     (a)  Monetary Default. Tenant's failure to pay when due all or any portion
          ----------------
          of the Rent ("Monetary Default"), five (5) days after written notice
          to Tenant; provided, that Landlord shall be required to deliver any
          such notice only twice during any twelve (12) month period, and any
          subsequent failure to pay any Rent when due in any twelve (12) month
          period following Landlord's delivery of written notice of Monetary
          Default shall automatically be a default, without the necessity of
          written notice from Landlord or a five (5) day grace period.

     (b)  Non-Monetary Default. Tenant's failure (other than a Monetary Default)
          --------------------
          to comply with any term, provision or covenant of this Lease, if the
          failure is not cured within fifteen (15) days after written notice to
          Tenant. However, if Tenant's failure to comply cannot reasonably be
          cured within fifteen (15) days, Tenant shall be allowed additional
          time (not to exceed sixty (60) days) as is reasonably necessary to
          cure the failure so long as: (1) Tenant commences to cure the failure
          within fifteen (15) days, and (2) Tenant diligently pursues a course
          of action that will cure the failure and bring Tenant back into
          compliance with the Lease. However, if Tenant's failure to comply
          creates a hazardous condition, the failure must be cured immediately
          upon notice to Tenant. In addition, if Landlord provides Tenant with
          notice of Tenant's failure to comply with any particular term,
          provision or covenant of the Lease on three (3) occasions during any
          twelve (12) month period, Tenant's subsequent violation of such term,
          provision or covenant shall, at Landlord's option, be an incurable
          event of default by Tenant.

     (c)  Insolvency Matters. Tenant becomes insolvent, makes a transfer in
          ------------------
          fraud of creditors, or files a petition in bankruptcy, or makes an
          assignment for the benefit of creditors, or admits in writing its
          inability to pay its debts when due.

     (d)  Taking of Leasehold Estate. The leasehold estate is taken by process
          --------------------------
          or operation of Law.

20.  Remedies.
     --------

     (a)  Generally. Upon any default, Landlord shall have the right without
          ---------
          notice or demand (except as provided in Article 19) to pursue any of
          its rights and remedies at Law or in equity, including any one or more
          of the following remedies:

          (i)   Terminate this Lease, in which case Tenant shall immediately
                surrender the Premises and Equipment Space to Landlord. If
                Tenant fails to surrender the Premises and/or Equipment Space,
                Landlord may, in compliance with applicable Law and without
                prejudice to any other right or remedy, enter upon and take
                possession of the Premises and/or Equipment Space and expel and
                remove Tenant, Tenant's Property and any party occupying all or
                any part of the Premises and/or Equipment Space. Tenant shall
                pay Landlord on demand the amount of all past due Rent and other
                losses and damages which Landlord may suffer as a result of
                Tenant's default, whether by Landlord's inability to relet the
                Premises and/or Equipment Space on satisfactory terms or
                otherwise, including, without limitation, all Costs of Reletting
                (defined below) and any deficiency that may arise from reletting
                or the failure to relet the Premises and/or Equipment Space.
                "Costs of Reletting" shall include all costs and expenses
                incurred by Landlord in reletting or attempting to relet the
                Premises and/or Equipment Space, including, without limitation,
                reasonable legal fees, brokerage commissions, the cost of
                alterations and the value of other concessions or allowances
                granted to a new tenant.

          (ii)  Terminate Tenant's right to possession of the Premises and/or
                Equipment Space and, in compliance with applicable Law, expel
                and remove Tenant, Tenant's Property and any parties occupying
                all or any part of the Premises and/or Equipment Space. Landlord
                may (but shall not be obligated to) relet all or any part of the
                Premises and/or Equipment Space, without notice to Tenant, for a
                term that may be greater or less than the balance of the Term
                and on such conditions (which may include concessions, free rent
                and alterations of the Premises and/or Equipment Space) and for
                such uses as Landlord in its absolute discretion shall
                determine. Landlord may collect and receive all rents and other
                income from the reletting. Tenant shall pay Landlord on demand
                all past
<PAGE>

                due Rent, all Costs of Reletting and any deficiency arising from
                the reletting or failure to relet the Premises and/or Equipment
                Space. Landlord shall not be responsible or liable for the
                failure to relet all or any part of the Premises and/or
                Equipment Space or for the failure to collect any Rent. The re-
                entry or taking of possession of the Premises and/or Equipment
                Space shall not be construed as an election by Landlord to
                terminate this Lease unless a written notice of termination is
                given to Tenant.

          (iii) In lieu of calculating damages under Sections 20(a)(i) or
                20(a)(ii) above, Landlord may elect to receive as damages the
                sum of (a) all Rent accrued through the date of termination of
                this Lease or Tenant's right to possession, and (b) an amount
                equal to the total Rent that Tenant would have been required to
                pay for the remainder of the Term discounted to present value at
                the Prime Rate (defined in Section 20(b) below) then in effect,
                minus the then present fair rental value of the Premises for the
                remainder of the Term, similarly discounted, after deducting all
                anticipated Costs of Reletting.

     (b)  Remedies; Cumulative Interest. Unless expressly provided in this
          -----------------------------
          Lease, the repossession or re-entering of all or any part of the
          Premises and/or Equipment Space shall not relieve Tenant of its
          liabilities and obligations under the Lease. No right or remedy of
          Landlord shall be exclusive of any other right or remedy. Each right
          and remedy shall be cumulative and in addition to any other right and
          remedy now or subsequently available to Landlord at Law or in equity.
          If Landlord declares Tenant to be in default, Landlord shall be
          entitled to receive interest on any unpaid item of Rent at an annual
          rate equal to the Prime Rate plus four percent (4%). For purposes
          hereof, the "Prime Rate" shall be the per annum interest rate publicly
          announced as its prime or base rate by a federally insured bank
          selected by Landlord in the state in which the Building is located.
          Forbearance by Landlord to enforce one or more remedies shall not
          constitute a waiver of any default.

     (c)  Mitigation. Landlord agrees to use reasonable efforts to mitigate
          ----------
          damages, provided that such reasonable efforts shall not require
          Landlord to relet the Premises or Equipment Space in preference to any
          other space in the Building or to relet the Premises or Equipment
          Space to any party that Landlord could reasonably reject as a
          transferee pursuant to Article 11 hereof.

21.  Limitation of Liability; Landlord's Transfer.  Notwithstanding anything to
     --------------------------------------------
     the contrary contained in this Lease, the liability of Landlord (and of any
     successor Landlord) to Tenant shall be limited to the equity interest of
     Landlord in the Building. Tenant shall look solely to Landlord's equity
     interest in the Building for the recovery of any judgment or award against
     Landlord. Neither Landlord nor any Landlord Related Party shall be
     personally liable for any judgment or deficiency. Before filing suit for an
     alleged default by Landlord, Tenant shall give Landlord and the
     Mortgagee(s) (defined in Article 26 below) whom Tenant has been notified
     hold Mortgages (defined in Article 26 below) on the Property, Building,
     Premises or Equipment Space, notice and reasonable time to cure the alleged
     default. Landlord shall have the right to transfer and assign all of its
     rights and obligations under this Lease and in the Building and/or Property
     referred to herein, and upon such transfer Landlord shall be released from
     any further obligations hereunder, and Tenant agrees to look solely to the
     successor in interest of Landlord for the performance of such obligations.

22.  No Waiver.  Either party's failure to declare a default immediately upon
     ---------
     its occurrence, or delay in taking action for a default shall not
     constitute a waiver of the default. Either party's failure to enforce its
     rights for a default shall not constitute a waiver of its rights regarding
     any subsequent default. Receipt by Landlord of Tenant's keys to the
     Premises shall not constitute an acceptance or surrender of the Premises.

23.  Quiet Enjoyment.  Tenant shall, and may peacefully have, hold and enjoy the
     ---------------
     Premises and Equipment Space, subject to the terms of this Lease, provided
     Tenant pays the Rent and fully performs all of its covenants and
     agreements. This covenant and all other covenants of Landlord shall be
     binding upon Landlord and its successors only during its or their
     respective periods of ownership of the Building, and shall not be a
     personal covenant of Landlord or the Landlord Related Parties.

24.  Relocation.  [INTENTIONALLY OMITTED]
     ----------
<PAGE>

25.  Holding Over.  If Tenant fails to surrender the Premises and Equipment
     ------------
     Space at the expiration or earlier termination of this Lease, occupancy of
     the Premises and/or Equipment Space after the termination or expiration
     shall be that of a tenancy at sufferance. Tenant's occupancy of the
     Premises and/or Equipment Space during the holdover shall be subject to all
     the terms and provisions of this Lease and Tenant shall pay an amount (on a
     per month basis without reduction for partial months during the holdover)
     equal to one hundred fifty percent (150%) of the Rent due for the period
     immediately preceding the holdover. No holdover by Tenant or payment by
     Tenant after the expiration or early termination of this Lease shall be
     construed to extend the Term or prevent Landlord from immediate recovery of
     possession of the Premises and/or Equipment Space by summary proceedings or
     otherwise. In addition to the payment of the amounts provided above, Tenant
     shall be liable to Landlord for all damages, including, without limitation,
     consequential damages, that Landlord suffers from the holdover.

26.  Subordination to Mortgages; Estoppel Certificate.  Tenant accepts this
     ------------------------------------------------
     Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground
     lease(s) or other lien(s) now or subsequently arising upon the Building or
     the Property, and to renewals, modifications, refinancings and extensions
     thereof (collectively referred to as a "Mortgage"). The party having the
     benefit of a Mortgage shall be referred to as a "Mortgagee". Upon request
     from a Mortgagee, Tenant shall execute a commercially reasonable
     subordination agreement in favor of the Mortgagee. In lieu of having the
     Mortgage be superior to this Lease, a Mortgagee shall have the right at any
     time to subordinate its Mortgage to this Lease. If requested by a
     successor-in-interest to all or a part of Landlord's interest in the Lease,
     Tenant shall, without charge, attorn to the successor-in-interest. Landlord
     and Tenant shall each, within ten (10) days after receipt of a written
     request from the other, execute and deliver an estoppel certificate to
     those parties as are reasonably requested by the other (including a
     Mortgagee or prospective purchaser). The estoppel certificate shall include
     a statement certifying that this Lease is unmodified (except as identified
     in the estoppel certificate) and in full force and effect, describing the
     dates to which Rent and other charges have been paid, representing that, to
     such party's actual knowledge, there is no default (or stating the nature
     of the alleged default) and indicating other matters with respect to the
     Lease that may reasonably be requested. Tenant agrees to modify this Lease
     as reasonably requested by any Mortgagee, provided such modifications do
     not materially impair Tenant's rights or increase Tenant's obligations
     under the Lease. Notwithstanding the foregoing, upon written request by
     Tenant, Landlord will use reasonable efforts to obtain a non-disturbance,
     subordination and attornment agreement from Landlord's then current-
     Mortgagee on such Mortgagee's then current standard form of agreement.
     "Reasonable efforts" of Landlord shall not require Landlord to incur any
     cost, expense or liability to obtain such agreement, it being agreed that
     Tenant shall be responsible for any fee or review costs charged by
     Mortgagee. Upon request of Landlord, Tenant will execute the Mortgagee's
     form of non-disturbance, subordination and attornment agreement (subject to
     Tenant's approval, which will not be unreasonably withheld, conditioned or
     delayed) and return the same to Landlord for execution by the Mortgagee.
     Landlord's failure to obtain a non-disturbance, subordination and
     attornment agreement for Tenant shall have no effect on the rights,
     obligations and liabilities of Landlord and Tenant or be considered to be a
     default by Landlord hereunder but in the event that Landlord fails to
     procure such agreement from Landlord's Mortgagee, Tenant will not be
     obligated to subordinate its interest in this Lease to the lien of the
     Mortgagee in question. As of the date of this Lease, Landlord represents to
     Tenant that there is no Mortgage encumbering the Building or the Property.

27.  Attorneys' Fees.  If either party institutes a suit against the other for
     ---------------
     violation of or to enforce any covenant or condition of this Lease, or if
     either party intervenes in any suit in which the other is a party to
     enforce or protect its interest or rights, the prevailing party shall be
     entitled to all of its costs and expenses, including, without limitation,
     reasonable attorneys' fees.

28.  Notices.  If a demand, request, approval, consent or notice (collectively
     -------
     referred to as a "Notice") shall or may be given to either party by the
     other, the Notice shall be in writing and delivered by hand or sent by
     registered or certified mail with return receipt requested, or sent by
     overnight or same day courier service at the party's respective Notice
     Address(es) set forth in Article 1, except that if Tenant has vacated the
     Premises (or if the Notice Address for Tenant is other than the Premises,
     and Tenant has vacated such address) without providing Landlord a new
     Notice Address, Landlord may serve Notice in any manner described in this
     Article or in any other manner permitted by Law. Notice shall be deemed to
     have been received or given on the earlier to occur of (i) actual delivery,
     or the date on which delivery is refused, or (ii) if Tenant has vacated the
     Premises or the other Notice Address of Tenant without providing a new
     Notice Address, three (3) days after Notice is deposited in the U.S. mail
     or with a courier service in the manner described above. Either party may,
     at any time, change its Notice Address by giving the other party written
     Notice of the new address in the manner described in this Article.
<PAGE>

29.  Excepted Rights.  This Lease does not grant any rights to light or air over
     ---------------
     or about the Building. Except as expressly set forth in this Lease,
     Landlord excepts and reserves exclusive to itself the use of: (1) roofs,
     (2) telephone, electrical and janitorial closets, (3) equipment rooms, (4)
     rights to the land and improvements below the floor of the Premises, (5)
     the improvements and air rights above the Premises, (6) the improvements
     and air rights outside the demising walls of the Premises, and (7) the
     areas within the Premises used for the installation of utility lines and
     other installations serving all occupants of the Building. Landlord has the
     right to change the Building's name or (if required by governmental
     authority) address. Landlord also has the right to make such other changes
     to the Property and Building as Landlord deems appropriate (including the
     right to add additional floors to the Building or to reduce the size of the
     Building), provided the changes do not materially affect Tenant's ability
     to use the Premises or the Equipment Space. Landlord shall also have the
     right (but not the obligation) to temporarily close the Building if
     Landlord reasonably determines that there is an imminent danger of
     significant damage to the Building or of personal injury to Landlord's
     employees or the occupants of the Building. The circumstances under which
     Landlord may temporarily close the Building shall include, without
     limitation, electrical interruptions, hurricanes and civil disturbances. A
     closure of the Building under such circumstances shall not constitute a
     constructive eviction nor entitle Tenant to an abatement or reduction of
     Rent. Landlord reserves the right to temporarily reduce Tenant's allocation
     of parking spaces as required during modifications to the Property.

30.  Surrender of Premises.  At the expiration or earlier termination of this
     ---------------------
     Lease or Tenant's right of possession, Tenant shall remove Tenant's
     Property from the Premises, Equipment Space and Risers, and quit and
     surrender the Premises, Equipment Space and the Risers (using Landlord's
     specified contractor to perform any such work affecting the Risers) to
     Landlord, broom clean, and in good order, condition and repair and in
     compliance with all applicable laws, ordinary wear and tear excepted; any
     such work will be performed in accordance with Article 8 above. If Tenant
     fails to so remove any of Tenant's Property prior to the termination of
     this Lease or of Tenant's right to possession, Landlord, at Tenant's sole
     cost and expense, shall be entitled (but not obligated) to remove and store
     Tenant's Property, Tenant shall pay Landlord, upon demand, the expenses and
     storage charges incurred for Tenant's Property. Landlord shall not be
     responsible for the value, preservation or safekeeping of Tenant's
     Property. In addition, if Tenant fails to remove Tenant's Property from the
     Premises or storage, as the case may be, within thirty (30) days after
     written Notice, Landlord may deem all or any part of Tenant's Property to
     be abandoned, and title to Tenant's Property shall be deemed to be
     immediately vested in Landlord.

31.  Parking.  Tenant shall be allowed in common with all other Building
     -------
     occupants to use the parking area associated with the Building for Tenant's
     parking requirements up to fifteen (15) spaces. Tenant shall pay Landlord
     as Additional Rent hereunder, the monthly parking rates as established by
     Landlord. Tenant shall not exceed its allocation of parking spaces as
     described herein.

32.  Environmental Matters/Hazardous Materials:
     -----------------------------------------

     (a)  Hazardous Materials Disclosure Certificate: Prior to executing this
          ------------------------------------------
          Lease, Tenant has completed, executed and delivered to Landlord
          Tenant's initial Hazardous Materials Disclosure Certificate (the
          "Initial HazMat Certificate"), a copy of which is attached hereto as
          Exhibit E and incorporated herein by this reference. Tenant covenants,
          represents and warrants to Landlord that, to the best of Tenant's
          knowledge after due inquiry, the information on the Initial HazMat
          Certificate is true and correct and accurately describes the use(s) of
          Hazardous Materials which will be made and/or used on the Premises or
          the Equipment Space by Tenant. Commencing with the date which is one
          year from the Commencement Date, and continuing every year thereafter
          after Landlord's written request, Tenant will complete, execute, and
          deliver to Landlord, a Hazardous Materials Disclosure Certificate (the
          "HazMat Certificate") describing Tenant's present use of Hazardous
          Materials on the Premises or the Equipment Space, and any other
          reasonably necessary documents as requested by Landlord. The HazMat
          Certificate required hereunder shall be in substantially the form as
          that which is attached hereto as Exhibit E.

     (b)  Definition of Hazardous Materials:  As used in this Lease, the term
          ---------------------------------
          Hazardous Materials shall mean and include (i) any hazardous or toxic
          wastes, materials or substances, and other pollutants or contaminants,
          which are or become regulated by any Environmental Laws; (ii)
          petroleum, petroleum by products, gasoline, diesel fuel, crude oil or
          any fraction thereof; (iii) asbestos and asbestos containing material,
          in any form, whether friable or non-friable; (iv) polychlorinated
          biphenyls; (v) radioactive materials; (vi) lead and lead-containing
          materials; (vii) any other material, waste or substance displaying
          toxic, reactive, ignitable or corrosive characteristics, as all such
          terms are used in their broadest sense, and are defined or become
<PAGE>

          defined by any Environmental Law (defined below); or (h) any materials
          which cause or threatens to cause a nuisance upon or waste to any
          portion of the Premises, Equipment Space, the Building, the Property
          or any surrounding property; or poses or threatens to pose a hazard to
          the health and safety of persons on the Premises, Equipment Space,
          Building, the Property or any surrounding property.

     (c)  Prohibition; Environmental Laws: Except for, and to the extent of, the
          -------------------------------
          Hazardous Materials specified in the Initial HazMat Certificate,
          Tenant shall not be entitled to use nor store any Hazardous Materials
          on, in, or about the Premises, Equipment Space, the Building, the
          Property, or any portion of the foregoing, without, in each instance,
          obtaining Landlord's prior written consent thereto. If Landlord
          consents to any such usage or storage, then Tenant shall be permitted
          to use and/or store only those Hazardous Materials that are necessary
          for Tenant's business and to the extent disclosed in the HazMat
          Certificate and as expressly approved by Landlord in writing, provided
          that such usage and storage is only to the extent of the quantities of
          Hazardous Materials as specified in the then applicable HazMat
          Certificate as expressly approved by Landlord and provided further
          that such usage and storage is in full compliance with any and all
          local, state and federal environmental, health and/or safety-related
          laws, statutes, orders, standards, courts' decisions, ordinances,
          rules and regulations (as interpreted by judicial and administrative
          decisions), decrees, directives, guidelines, permits or permit
          conditions, currently existing and as amended, enacted, issued or
          adopted in the future which are or become applicable to Tenant or all
          or any portion of the Premises (collectively, the "Environmental
          Laws"). Tenant agrees that any changes to the type and/or quantities
          of Hazardous Materials specified in the most recent HazMat Certificate
          may be implemented only with the prior written consent of Landlord,
          which consent may be given or withheld in Landlord's reasonable
          discretion. Landlord shall have the right at all times during the
          Term, upon reasonable advance notice to Tenant (except in the case of
          emergency) to (i) inspect the Premises and Equipment Space, (ii)
          conduct tests and investigations to determine whether Tenant is in
          compliance with the provisions of this Article 32, and (iii) request
          lists of all Hazardous Materials used, stored or otherwise located on,
          under or about the Building, Premises, Equipment Space, and the
          Property. The cost of all such inspections, tests and investigations
          shall be proportionately borne by Tenant commensurate with the extent
          of Hazardous Materials revealed by any such inspection, test or
          investigation to be present in, on or about the Premises, Equipment
          Space, Building or Property arising from or related to the intentional
          or negligent acts or omissions of Tenant or any of Tenant's employees,
          agents, contractors or representatives and all other costs and
          expenses shall be borne by parties other than Tenant. However, in the
          event any such inspection, test or investigation reveals that there
          are not any Hazardous Materials present in, on or about the Premises,
          Building, Equipment Space or Property arising from or related to the
          intentional or negligent acts or omissions of Tenant or Tenant's
          employees, agents, contractors or representatives then Tenant shall
          not be responsible for any of the cost of such inspections, tests and
          investigations. The aforementioned rights granted herein to Landlord
          and its representatives shall not create (a) a duty on Landlord's part
          to inspect, test, investigate, monitor or otherwise observe the
          Premises, Building, Equipment Space, Property or the activities of
          Tenant and Tenant's employees, agents, contractors or representatives
          or invitees with respect to Hazardous Materials, including without
          limitation, Tenant's operation, use and any remediation related
          thereto, or (b) liability on the part of Landlord and its
          representatives for Tenant's use, storage, disposal or remediation of
          Hazardous Materials, it being understood that Tenant shall be solely
          responsible for all liability in connection therewith.

     (d)  Tenant's Environmental Obligations:  Tenant shall give to Landlord
          ----------------------------------
          immediate verbal and follow-up written Notice of any spills, releases,
          discharges, disposals, emissions, migrations, removals or
          transportation of Hazardous Materials on, under or about the Premises,
          Equipment Space, Building or Property. Tenant, at its sole cost and
          expense, covenants and warrants to promptly investigate, clean up,
          remove, restore and otherwise remediate (including, without
          limitation, preparation of any feasibility studies or reports and the
          performance of any and all closures) any spill, release, discharge,
          disposal, emission, migration or transportation of Hazardous Materials
          arising from or related to the intentional or negligent acts or
          omissions of Tenant or Tenant's employees, agents, contractors or
          representatives such that the affected portions of the Premises,
          Equipment Space, Building, Property and any adjacent property are
          returned to the condition existing prior to the appearance of such
          Hazardous Materials. Any such investigation, clean up, removal,
          restoration and other remediation shall only be performed after Tenant
          has obtained Landlord's prior written consent, which consent shall not
          be unreasonably withheld so long as such actions would not potentially
          have a material adverse long-term or short-term effect on any portion
          of the Premises, Equipment Space, the Building, or the Property.
          Notwithstanding the foregoing, Tenant shall be entitled to respond
          immediately to an emergency without first obtaining Landlord's prior
          written consent. Tenant, at its sole cost and
<PAGE>

          expense, shall conduct and perform, or cause to be conducted and
          performed, all closures as required by any Environmental Laws or any
          agencies or other governmental authorities having jurisdiction
          thereof. If Tenant fails to so promptly investigate, clean up, remove,
          restore, provide closure or otherwise so remediate, Landlord may, but
          without obligation to do so, take any and all steps necessary to
          rectify the same and Tenant shall promptly reimburse Landlord, upon
          demand, for all costs and expenses to Landlord of performing
          investigation, clean up, removal, restoration, closure and remediation
          work. All such work undertaken by Tenant, as required herein, shall be
          performed in such a manner so as to enable Landlord to make full
          economic use of the Premises, Equipment Space, the Building and
          Property, and after the satisfactory completion of such work.

     (e)  Environmental Indemnity: In addition to Tenant's obligations as set
          -----------------------
          forth hereinabove, to the fullest extent permitted under applicable
          law, Tenant agrees to, and shall, protect, indemnify, defend (with
          counsel reasonably acceptable to Landlord) and hold Landlord and,
          Landlord's Related Parties harmless from and against any and all
          claims, judgments, damages, penalties, fines, liabilities, losses
          (including, without limitation, diminution in value of any portion of
          the Premises, Equipment Space, the Building, the Property, damages for
          the loss of or restriction on the use of rentable or usable space, and
          from any adverse impact of Landlord's marketing of any space within
          the Premises, Equipment Space, Building and/or Property), suits,
          administrative proceedings and costs (including, but not limited to,
          attorneys' and consultant fees and court costs) arising at any time
          during or after the Term of this Lease in connection with or related
          to, directly or indirectly, the use, presence, transportation,
          storage, disposal, migration, removal, spill, release or discharge of
          Hazardous Materials on, in or about any portion of the Premises,
          Equipment Space, the Building, or the Property as a result (directly
          or indirectly) and to the extent of the acts or omissions of Tenant or
          any of Tenant's employees, agents, invitees, contractors or
          representatives. Neither the written consent of Landlord to the
          presence, use or storage of Hazardous Materials in, on, under or about
          any portion of the Premises, Equipment Space, the Building, and/or the
          Property, nor the strict compliance by Tenant with all Environmental
          Laws shall excuse Tenant and Tenant's officers and directors from its
          obligations of indemnification pursuant hereto. Tenant shall not be
          relieved of its indemnification obligations under the provisions of
          this Section 32(e) due to Landlord's status as either an "owner" or
          "operator" under any Environmental Laws.

     (f)  Survival: Tenant's obligations and liabilities pursuant to the
          --------
          provisions of this Article 32 shall survive the expiration or earlier
          termination of this Lease. If it is determined by Landlord that the
          condition of all or any portion of the Premises, Equipment Space, the
          Building, and/or the Property is not in compliance with the provisions
          of this Lease with respect to Hazardous Materials, including without
          limitation all Environmental Laws at the expiration or earlier
          termination of this Lease, then in Landlord's sole discretion,
          Landlord may require Tenant to hold over possession of the Premises
          and/or Equipment Space until Tenant can surrender the Premises and/or
          Equipment Space to Landlord in the condition in which the Premises
          and/or Equipment Space existed as of the Commencement Date and prior
          to the appearance of such Hazardous Materials except for reasonable
          wear and tear, including without limitation, the conduct or
          performance of any closures as required by any Environmental Laws. For
          purposes hereof, the term "reasonable wear and tear" shall not include
          any deterioration in the condition or diminution of the value of any
          portion of the Premises, Equipment Space, the Building, and/or the
          Property in any manner whatsoever related to directly, or indirectly,
          Hazardous Materials. Any such holdover by Tenant will be with
          Landlord's consent, will not be terminable by Tenant in any event or
          circumstance and will otherwise be subject to the provisions of this
          Lease.

33.  Miscellaneous.
     -------------

     (a)  Governing Law. This Lease and the rights and obligations of the
          -------------
          parties shall be interpreted, construed and enforced in accordance
          with the Laws of the state in which the Building is located and
          Landlord and Tenant hereby irrevocably consent to the jurisdiction and
          proper venue of such state. If any term or provision of this Lease
          shall to any extent be invalid or unenforceable, the remainder of this
          Lease shall not be affected, and each provision of this Lease shall be
          valid and enforced to the fullest extent permitted by Law. The
          headings and titles to the Articles and Sections of this Lease are for
          convenience only and shall have no effect on the interpretation of any
          part of the Lease.
<PAGE>

     (b)  Memorandum of Lease. Following the mutual execution and delivery of
          -------------------
          this Lease, Tenant, upon written request to Landlord, should have the
          right to record a Memorandum of Lease reflecting Tenant's leasehold
          interest as created hereby; provided, that such Memorandum is in form
          and substance satisfactory to Landlord, in Landlord's reasonable
          determination, and that Landlord shall have the right to require
          Tenant to simultaneously deliver to Landlord a quitclaim deed of
          Tenant's leasehold interest in form and substance reasonably
          satisfactory to Landlord for recording by Landlord upon the expiration
          or sooner termination of this Lease.

     (c)  Waiver of Jury Trial. Landlord and Tenant hereby waive any right to
          --------------------
          trial by jury in any proceeding based upon a breach of this Lease.

     (d)  Force Majeure. Whenever a period of time is prescribed for the taking
          -------------
          of an action by Landlord or Tenant, the period of time for the
          performance of such action shall be extended by the number of days
          that the performance is actually delayed due to fire, windstorm,
          flood, explosion, collapse of structures, governmental preemption or
          prescription, unavailability of utilities, strikes, acts of God,
          shortages of labor or materials, war, civil disturbances and other
          causes beyond the reasonable control of the performing party ("Force
          Majeure"). However, events of Force Majeure shall not extend or delay
          any date or period of time for the payment of Rent or other sums
          payable by either party or any period of time for the written exercise
          of an option or right by either party.

     (e)  Brokers. Tenant represents that it has dealt directly with and only
          -------
          with the Broker(s) described in Article 1 as a broker in connection
          with this Lease. Tenant shall indemnify and hold Landlord and the
          Landlord Related Parties harmless from all claims of any other brokers
          claiming to have represented Tenant in connection with this Lease.
          Landlord agrees to indemnify and hold Tenant and the Tenant Related
          Parties harmless from all claims of any brokers claiming to have
          represented Landlord in connection with this Lease.

     (f)  Authorizations, Etc.. Tenant covenants, warrants and represents that:
          --------------------
          (1) each individual executing, attesting and/or delivering this Lease
          on behalf of Tenant is authorized to do so on behalf of Tenant; (2)
          this Lease is binding upon Tenant; and (3) Tenant is duly organized
          and legally existing in the state of its organization and is qualified
          to do business in the state in which the Premises are located. If
          there is more than one Tenant, or if Tenant is comprised of more than
          one party or entity, the obligations imposed upon Tenant shall be
          joint and several obligations of all the parties and entities.
          Notices, payments and agreements given or made by, with or to any one
          person or entity shall be deemed to have been given or made by, with
          and to all of them.

     (g)  Time of Essence. Time is of the essence with respect to Tenant's
          ---------------
          exercise of any expansion, renewal or extension rights granted to
          Tenant (if any). This Lease shall create only the relationship of
          landlord and tenant between the parties, and not a partnership, joint
          venture or any other relationship. This Lease and the covenants and
          conditions in this Lease shall inure only to the benefit of and be
          binding only upon Landlord and Tenant and their permitted successors
          and assigns.

     (h)  Survival.  The expiration of the Term, whether by lapse of time or
          --------
          otherwise, shall not relieve either party of any obligations which
          accrued prior to or which may continue to accrue after the expiration
          or early termination of this Lease.

     (i)  No Offer.  Landlord has delivered a copy of this Lease to Tenant for
          --------
          Tenant's review only, and the delivery of it does not constitute an
          offer to Tenant or an option. This Lease shall not be effective
          against any party hereto until an original copy of this Lease has been
          signed and delivered by such party.

     (j)  Integration. All understandings and agreements previously made between
          -----------
          the parties are superseded by this Lease, and neither party is relying
          upon any warranty, statement or representation not contained in this
          Lease. This Lease may be modified only by a written agreement signed
          by Landlord and Tenant.

     (k)  Graphics. Tenant shall have the right to (i) one listing in the
          --------
          Building's directory on the ground floor lobby, to be provided by
          Landlord using the Building's standard lettering and (ii) one
          Building-standard entry sign on or adjacent to the entrance to the
          Premises, to be provided at Tenant's expense.
<PAGE>

     (l)  [INTENTIONALLY OMITTED]

     (m)  Confidentiality.
          ---------------

          (i)  Landlord shall use reasonable efforts to keep all Confidential
               Information of Tenant (defined below) confidential; as used
               herein "Confidential Information of Tenant" shall mean any data
               or information pertaining to Tenant or Tenant's business,
               regardless of medium that is provided by Tenant to Landlord,
               including Tenant's plans and specifications or electrical power
               requirements, site plans, or copies of any such information but
               shall exclude any information (a) approved in writing by Tenant
               for release to third parties, (b) that Landlord possess
               independently of Tenant, (c) that Tenant places in the public
               domain or (d) except as may be approved in writing by Tenant for
               release to third parties or as may be required by applicable law
               or as Landlord may , in Landlord's good faith business judgment,
               disclose in confidence to Landlord's counsel, lenders, or
               investors, contractors, engineers, architects, project managers
               in the course of the operation of the Building and Property.

          (ii) Tenant agrees to use reasonable efforts to keep confidential the
               terms and conditions of this Lease, and not to disclose the terms
               and conditions of this Lease to any third parties except as may
               be approved in writing by Landlord for release to third parties
               or as may be required by applicable law or as Tenant may, in
               Tenant's good faith business judgment, disclose in confidence to
               Tenant's counsel, lenders, or investors.

     (n)  Financial Information. Tenant, within 15 days after request (but no
          ---------------------
          more often than once per calendar quarter), shall provide Landlord
          with a current financial statement and such other information as
          Landlord may reasonably request. Landlord shall use reasonable efforts
          to maintain such information as confidential.

34.  Entire Agreement.
     ----------------

     This Lease and the following exhibits and attachments constitute the entire
agreement between the parties and supersede all prior agreements and
understandings related to the Premises, including all lease proposals, letters
of intent and other documents:

Exhibit A (Outline and Location of Premises)
Exhibit B (Outline and Location of Equipment Space)
Exhibit C (Rules and Regulations)
Exhibit D (Commencement Letter)
Exhibit  E (Haz Mat Certificate)
Exhibit F (Tenant Options)
Exhibit G (Form Agreement Regarding Lender's Security Interest)

                             LANDLORD:  CARLYLE-CORE CHICAGO LLC,
                                        a Delaware limited liability company

                                By:     /s/ Fred Ezra
                                   ---------------------------------------------
                                Name:   Fred Ezra
                                     -------------------------------------------
                                Title:  Manager
                                      ------------------------------------------

                             TENANT:  EQUINIX, INC.,
                                      a Delaware corporation

                                By:     /s/ Albert M. Avery, IV
                                   ---------------------------------------------
                                Name:   Albert M. Avery, IV
                                     -------------------------------------------
                                Title:  President
                                      ------------------------------------------

                                By:     /s/ Jay S. Adelson
                                   ---------------------------------------------
                                Name:   Jay S. Adelson
                                     -------------------------------------------
                                Title:  Vice President
                                      ------------------------------------------
<PAGE>

                                   EXHIBIT A
                                   ---------

                                   PREMISES
                                   --------

                      [GRAPHIC OF FLOOR PLAN OF PREMISES]

                              EXHIBIT A - Page 1
<PAGE>

                                   EXHIBIT B
                                   ---------

                                EQUIPMENT SPACE
                                ---------------

                  [GRAPHIC OF FLOOR PLAN OF EQUIPTMENT SPACE]

                              EXHIBIT B - Page 1
<PAGE>

                                   EXHIBIT C
                                   ---------

                        BUILDING RULES AND REGULATIONS
                        ------------------------------

     The following rules and regulations shall apply, where applicable, to the
Premises, the Building, the parking garage (if any), the Property and the
appurtenances.  Capitalized terms have the same meaning as defined in the Lease.

1.   Sidewalks, doorways, vestibules, halls, stairways and other similar areas
     shall not be obstructed by Tenant or used by Tenant for any purpose other
     than ingress and egress to and from the Premises.  No rubbish, litter,
     trash, or material shall be placed, emptied, or thrown in those areas.  At
     no time shall Tenant permit Tenant's employees to loiter in Common Areas or
     elsewhere about the Building or Property.

2.   Plumbing fixtures and appliances shall be used only for the purposes for
     which designed, and no sweepings, rubbish, rags or other unsuitable
     material shall be thrown or placed in the fixtures or appliances.  Damage
     resulting to fixtures or appliances by Tenant, its agents, employees or
     invitees, shall be paid for by Tenant, and Landlord shall not be
     responsible for the damage.

3.   No signs, advertisements or notices shall be painted or affixed to windows,
     doors or other parts of the Building, except those of such color, size,
     style and in such places as are first approved in writing by Landlord as
     specifically provided for in the Lease.

5.   Landlord will be provided with keys to the Premises.

6.   All contractors, contractor's representatives and installation technicians
     performing work in the Building shall be subject to Landlord's prior
     approval and shall be required to comply with Landlord's standard rules,
     regulations, policies and procedures, which may be revised from time to
     time.

7.   Tenant shall not:  (1) make or permit any improper, objectionable or
     unpleasant noises or odors in the Building, or otherwise interfere in any
     way with other tenants or persons having business with them; (2) solicit
     business or distribute, or cause to be distributed, in any portion of the
     Building, handbills, promotional materials or other advertising; or (3)
     conduct or permit other activities in the Building that might, in
     Landlord's sole opinion, constitute a nuisance.

8.   No animals, except those assisting handicapped persons, shall be brought
     into the Building or kept in or about the Premises.

9.   Tenant shall not use or occupy the Premises in any manner or for any
     purpose which might injure the reputation or impair the present or future
     value of the Premises or the Building. Tenant shall not use, or permit any
     part of the Premises to be used, for lodging, sleeping or for any illegal
     purpose.

10.  Tenant shall not install, operate or maintain in the Premises or in any
     other area of the Building, electrical equipment that would overload the
     electrical system beyond its capacity for proper, efficient and safe
     operation as determined solely by Landlord.

11.  Tenant shall not operate or permit to be operated a coin or token operated
     vending machine or similar device (including, without limitation,
     telephones, lockers, toilets, scales, amusement devices and machines for
     sale of beverages, foods, candy, cigarettes and other goods), except for
     machines for the exclusive use of Tenant's employees.

12.  Bicycles and other vehicles are not permitted inside the Building or on the
     walkways outside the Building, except in areas designated by Landlord.

13.  Landlord may from time to time adopt systems and procedures for the
     security and safety of the Building, its occupants, entry, use and
     contents.  Tenant, its agents, employees, contractors, guests and invitees
     shall comply with Landlord's systems and procedures.

                              EXHIBIT C - Page 1
<PAGE>

14.  Landlord shall have the right to prohibit the use of the name of the
     Building or any other publicity by Tenant that in Landlord's sole opinion
     may impair the reputation of the Building or its desirability.  Upon
     written notice from Landlord, Tenant shall refrain from and discontinue
     such publicity immediately.

15.  Tenant shall not canvass, solicit or peddle in or about the Building or the
     Property.

16.  Neither Tenant nor its agents, employees, contractors, guests or invitees
     shall smoke or permit smoking anywhere in the Building.

                              EXHIBIT C - Page 2
<PAGE>

                                   EXHIBIT D
                                   ---------

                              COMMENCEMENT LETTER
                              -------------------

                                   (EXAMPLE)

Date:

Tenant:

Address:_______________________________
_______________________________________
_______________________________________

Re:  Commencement Letter with respect to that certain Lease dated as of
     ______________, _____ by and between CARLYLE-CORE CHICAGO LLC, a Delaware
     limited liability company, as Landlord, and ______________________________,
     as Tenant, for ____________ square feet of Rentable Area on the _______
     floor of the Building located at [*], Chicago, Illinois.

Dear :

In accordance with the terms and conditions of the above referenced Lease,
Tenant accepts possession of the Premises and agrees:

1.   The Commencement Date is _________________;

2.   The Rent Commencement Date is __________________;

3.   The Rentable Area of the Building is __________ Rentable Square Feet;

4.   The Rentable Area of the Premises is _________ Rentable Square Feet;

5.   Tenant's Pro Rata Share is _________%;

6.   The Rentable Area of the Equipment Space is _________ Rentable Square Feet;

7.   The schedule of Base Rent payable during the Term is as follows:

8.   The schedule of Equipment Space Rent payable during the term is as follows:

9.   The Expiration Date is _____________________.

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

                              EXHIBIT D - Page 1
<PAGE>

Please acknowledge your acceptance of possession and agreement to the terms set
forth above by signing all 3 counterparts of this Commencement Letter in the
space provided and returning 2 fully executed counterparts to my attention.

Sincerely,

_______________________________

Agreed and Accepted:

            Tenant:____________________________
            By:_____________________________________
            Name:___________________________________
            Title::_________________________________
            Date:___________________________________

                              EXHIBIT D - Page 2
<PAGE>

                                   EXHIBIT E
                                   ---------

                  HAZARDOUS MATERIALS DISCLOSURE CERTIFICATE
                  ------------------------------------------

Your cooperation in this matter is appreciated.  Initially, the information
provided by you in this Hazardous Materials Disclosure Certificate is necessary
for the Landlord (identified below) to evaluate and finalize a lease agreement
with you as tenant.  After a lease agreement is signed by you and the Landlord
(the "Lease"), on an annual basis in accordance with the provisions of the
Lease, you are to provide an update to the information initially provided by you
in this certificate.  The information contained in the initial Hazardous
Materials Disclosure Certificate and each annual certificate provided by you
thereafter will be maintained in confidentiality by Landlord subject to release
and disclosure as required by (i) any lenders and owners and their respective
environmental consultants, (ii) any prospective purchaser(s) of all or any
portion of the property on which the Premises are located, (iii) Landlord to
defend itself or its lenders, partners or representatives against any claim or
demand, and (iv) any laws, rules, regulations, orders, decrees, or ordinances,
including, without limitation, court orders or subpoenas.  Any and all
capitalized terms used herein, which are not otherwise defined herein, shall
have the same meaning ascribed to such term in the signed Lease.  Any questions
regarding this certificate should be directed to, and when completed, the
certificate should be delivered to:

Landlord:  CARLYLE-CORE CHICAGO LLC
           c/o Core Location Realty Associates of Chicago LLC
           4520 East-West Highway, Suite 650
           Bethesda, Maryland  20814

Name of Tenant:   _____________________________________________________________

Mailing Address:  _____________________________________________________________
_______________________________________________________________________________

Contact Person, Title and Telephone Number(s): ________________________________
_______________________________________________________________________________
_______________________________________________________________________________

Contact Person for Hazardous Waste Materials Management and Manifests and
Telephone Number(s): __________________________________________________________
_______________________________________________________________________________
_______________________________________________________________________________

Address of Premises:    [*], Chicago, Illinois

1.   GENERAL INFORMATION:

     Describe the initial proposed operations to take place in, on, or about the
Premises or Equipment Space, including, without limitation, principal products
processed, manufactured or assembled services and activities to be provided or
otherwise conducted.  Existing tenants should describe any proposed changes to
on-going operations.
_______________________________________________________________________________
_______________________________________________________________________________

2.   USE, STORAGE AND DISPOSAL OF HAZARDOUS MATERIALS

     2.1  Will any Hazardous Materials be used, generated, stored or disposed of
in, on or about the Premises or Equipment Space?  Existing tenants should
describe any Hazardous Materials which continue to be used, generated, stored or
disposed of in, on or about the Premises or Equipment Space.

          Wastes                     Yes [_]            No [_]
          Chemical Products          Yes [_]            No [_]
          Other                      Yes [_]            No [_]

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

                              EXHIBIT E - Page 1
<PAGE>

          If Yes is marked, please explain: ___________________________________
_______________________________________________________________________________
_______________________________________________________________________________

     2.2  If Yes is marked in Section 2.1, attach a list of any Hazardous
Materials to be used, generated, stored or disposed of in, on or about the
Premises or Equipment Space, including the applicable hazard class and an
estimate of the quantities of such Hazardous Materials at any given time;
estimated annual throughput; the proposed location(s) and method of storage
(excluding nominal amounts of ordinary household cleaners and janitorial
supplies which are not regulated by any Environmental Laws); and the proposed
location(s) and method of disposal for each Hazardous Material, including, the
estimated frequency, and the proposed contractors or subcontractors. Existing
tenants should attach a list setting forth the information requested above and
such list should include actual data from on-going operations and the
identification of any variations in such information from the prior year's
certificate.

3.   STORAGE TANKS AND SUMPS

     3.1  Is any above or below ground storage of gasoline, diesel, petroleum,
or other Hazardous Materials in tanks or sumps proposed in, on or about the
Premises or Equipment Space? Existing tenants should describe any such actual or
proposed activities.

          Yes [_]        No [_]

          If yes, please explain: _____________________________________________
_______________________________________________________________________________
_______________________________________________________________________________

4.   WASTE MANAGEMENT

     4.1  Has your company been issued an EPA Hazardous Waste Generator I.D.
Number?  Existing tenants should describe any additional identification numbers
issued since the previous certificate.

          Yes [_]        No [_]

     4.2  Has your company filed a biennial or quarterly reports as a hazardous
waste generator?  Existing tenants should describe any new reports filed.

          Yes [_]        No [_]

          If yes, attach a copy of the most recent report filed.

5.   WASTEWATER TREATMENT AND DISCHARGE

     5.1  Will your company discharge wastewater or other wastes to:

          ______ storm drain?       ______ sewer?
          ______ surface water? ______ no wastewater or other wastes discharged

          Existing tenants should indicate any actual discharges. If so,
describe the nature of any proposed or actual discharge(s).
_______________________________________________________________________________
_______________________________________________________________________________

                              EXHIBIT E - Page 1
<PAGE>

     5.2  Will any such wastewater or waste be treated before discharge?

          Yes [_]        No [_]

          If yes, describe the type of treatment proposed to be conducted.
Existing tenants should describe the actual treatment conducted.
_______________________________________________________________________________
_______________________________________________________________________________

6.   AIR DISCHARGES

     6.1  Do you plan for any air filtration systems or stacks to be used in
your company's operations in, on or about the Premises or Equipment Space that
will discharge into the air; and will such air emissions be monitored? Existing
tenants should indicate whether or not there are any such air filtration systems
or stacks in use in, on or about the Premises or Equipment Space which discharge
into the air and whether such air emissions are being monitored.

          Yes [_]        No [_]

          If yes, please describe: ____________________________________________
_______________________________________________________________________________
_______________________________________________________________________________

     6.2  Do you propose to operate any of the following types of equipment, or
any other equipment requiring an air emissions permit? Existing tenants should
specify any such equipment being operated in, on or about the Premises or
Equipment Space.

          ______ Spray booth(s)   ______ Incinerator(s)
          ______ Dip tank(s)      ______ Other (Please describe)
          ______ Drying oven(s)   ______ No Equipment Requiring Air Permits

          If yes, please describe: ____________________________________________
_______________________________________________________________________________
_______________________________________________________________________________

7.   HAZARDOUS MATERIALS DISCLOSURES

     7.1  Has your company prepared or will it be required to prepare a
Hazardous Materials management plan ("Management Plan") pursuant to Fire
Department or other governmental or regulatory agencies' requirements? Existing
tenants should indicate whether or not a Management Plan is required and has
been prepared.

          Yes [_]        No [_]

          If yes, attach a copy of the Management Plan. Existing tenants should
attach a copy of any required updates to the Management Plan.

                              EXHIBIT E - Page 2
<PAGE>

8.   ENFORCEMENT ACTIONS AND COMPLAINTS

     8.1  With respect to Hazardous Materials or Environmental Laws, has your
company ever been subject to any agency enforcement actions, administrative
orders, or consent decrees or has your company received requests for
information, notice or demand letters, or any other inquiries regarding its
operations?  Existing tenants should indicate whether or not any such actions,
orders or decrees have been, or are in the process of being, undertaken or if
any such requests have been received.

          Yes [_]        No [_]

          If yes, describe the actions, orders or decrees and any continuing
compliance obligations imposed as a result of these actions, orders or decrees
and also describe any requests, notices or demands, and attach a copy of all
such documents. Existing tenants should describe and attach a copy of any new
actions, orders, decrees, requests, notices or demands not already delivered to
Landlord pursuant to the provisions of Article 32 of the signed Lease.

_______________________________________________________________________________
_______________________________________________________________________________
_______________________________________________________________________________

     8.2  Have there ever been, or are there now pending, any lawsuits against
your company regarding any environmental or health and safety concerns?

          Yes [_]        No [_]

          If yes, describe any such lawsuits and attach copies of the
complaint(s), cross-complaint(s), pleadings and all other documents related
thereto as requested by Landlord. Existing tenants should describe and attach a
copy of any new complaint(s), cross-complaint(s), pleadings and other related
documents not already delivered to Landlord pursuant to the provisions of
Article 32 of the Lease.

_______________________________________________________________________________
_______________________________________________________________________________
_______________________________________________________________________________

9.   PERMITS AND LICENSES

     9.1  Attach copies of all Hazardous Materials permits and licenses
including a Transporter Permit number issued to your company with respect to its
proposed operations in, on or about the Premises or Equipment Space, including,
without limitation, any wastewater discharge permits, air emissions permits, and
use permits or approvals. Existing tenants should attach copies of any new
permits and licenses as well as any renewals of permits or licenses previously
issued.

The undersigned hereby acknowledges and agrees that this Hazardous Materials
Disclosure Certificate is being delivered in connection with, and as required
by, Landlord in connection with the evaluation and finalization of a Lease and
will be attached thereto as an exhibit; that this Hazardous Materials Disclosure
Certificate is being delivered in accordance with, and as required by, the
provisions of Article 32 of the Lease; and that Tenant shall have and retain
full and complete responsibility and liability with respect to any of the
Hazardous Materials disclosed in the HazMat Certificate notwithstanding
Landlord's receipt and/or approval of such certificate.

Tenant further agrees that none of the following described acts or events shall
be construed or otherwise interpreted as either (a) excusing, diminishing or
otherwise limiting Tenant from the requirement to fully and faithfully perform
its obligations under the Lease with respect to Hazardous Materials, including,
without limitation, Tenant's indemnification of the Landlord and all Landlord
Related Parties and compliance with all Environmental Laws, or (b) imposing upon
Landlord, directly or indirectly, any duty or liability with respect to any such
Hazardous Materials, including, without limitation, any duty on Landlord to
investigate or otherwise verify the accuracy of the representations and
statements made therein or to ensure that Tenant is in compliance with all
Environmental Laws:  (i) the delivery of such certificate to Landlord and/or
Landlord's acceptance of such certificate, (ii) Landlord's review and approval
of such certificate, (iii) Landlord's failure to obtain such certificate from
Tenant at any time, or (iv) Landlord's actual or constructive knowledge of the
types and quantities of Hazardous Materials being used, stored, generated,
disposed of or transported on or about the Premises or Equipment Space by Tenant
or Tenant's employees, agents, contractors or representatives.  Notwithstanding
the foregoing or anything to the contrary contained herein, the undersigned
acknowledges and agrees that Landlord and its partners, lenders and
representatives may, and will,

                              EXHIBIT E - Page 3
<PAGE>

rely upon the statements, representations, warranties, and certifications made
herein and the truthfulness thereof in entering into the Lease and the
continuance thereof throughout the term, and any renewals thereof, of the Lease.

I (print name)______________, acting with full authority to bind the (proposed)
Tenant and on behalf of the (proposed) Tenant, certify, represent and warrant
that the information contained in this certificate is true and correct.

TENANT:

By:    ________________________

Title: ________________________

Date:  ________________________

                              EXHIBIT E - Page 4
<PAGE>

                                   EXHIBIT F
                                   ---------

                                TENANT OPTIONS
                                --------------

1.   RENEWAL OPTION
     --------------

     A.   Tenant shall have one right to extend the Term (the "Renewal Option")
          for an additional period of five (5) years (the "Renewal Term")
          commencing on the day following the Expiration Date of the Term, if:

          1.   Landlord receives notice of exercise of the Renewal Option
               ("Initial Renewal Notice") nine (9) full calendar months prior to
               the expiration of the initial Term and not more than twelve (12)
               full calendar months prior to the expiration of the initial Term;
               and

          2.   Tenant is not in default under the Lease and no event which, with
               notice, the passage of time, or both, would constitute a default
               hereunder on the part of Tenant exists at the time that Tenant
               delivers its Initial Renewal Notice or at the time Tenant
               delivers its Binding Notice (as defined below); and

          3.   No portion of the Premises in excess of twenty percent (20%) of
               the Rentable Area of the Premises is sublet at the time that
               Tenant delivers its Initial Renewal Notice or at the time Tenant
               delivers its Binding Notice, other than in connection with a
               Permitted Transfer; and

          4.   The Lease has not been assigned prior to the date that Tenant
               delivers its Initial Renewal Notice or prior to the date Tenant
               delivers its Binding Notice other than in connection with a
               Permitted Transfer; and

          5.   Tenant executes and returns the Renewal Amendment (hereinafter
               defined) within thirty (30) days after submission to Tenant of an
               accurate Renewal Amendment.

     B.   The initial Base Rent rate and Equipment Space Rent rate during the
          Renewal Term shall equal the Prevailing Market (hereinafter defined)
          rate per Rentable Square Foot, determined in the manner set forth
          below.

     C.   Tenant shall pay Additional Rent (i.e. Operating Expenses and Property
          Taxes) for the Premises during any Renewal Term in accordance with the
          Lease.

     D.   Within thirty (30) days after receipt of Tenant's Initial Renewal
          Notice, Landlord shall advise Tenant of the applicable Base Rent rate
          for the Premises and Equipment Space Rent rate for the Renewal Term.
          Tenant, within thirty (30) days after the date on which Landlord
          advises Tenant of the Base Rent rate and Equipment Space Rent rate for
          the Renewal Term, shall either (i) give Landlord final binding written
          notice ("Binding Notice") of Tenant's exercise of its option, or (ii)
          if Tenant disagrees with Landlord's determination, provide Landlord
          with written notice of rejection (the "Rejection Notice").  If Tenant
          fails to provide Landlord with either a Binding Notice or Rejection
          Notice within such thirty (30) day period, Tenant's Renewal Option
          shall be null and void and of no further force and effect.  If Tenant
          provides Landlord with a Binding Notice, Landlord and Tenant shall
          enter into the Renewal Amendment (as defined below) upon the terms and
          conditions set forth herein.  If Tenant provides Landlord with a
          Rejection Notice, Landlord and Tenant shall work together in good
          faith to agree upon the Prevailing Market Base Rent rate and Equipment
          Space Rent rate during the Renewal Term.  Upon agreement, Landlord and
          Tenant shall enter into the Renewal Amendment in accordance with the
          terms and conditions hereof.  Notwithstanding the foregoing, if
          Landlord and Tenant are unable to agree upon the Prevailing Market
          Base Rent rate and Equipment Space Rent rate for the Premises within
          thirty (30) days after the date on which Tenant provides Landlord with
          a Rejection Notice, then Tenant may, on or before the thirty-fifth
          (35th) day following Tenant's delivery of the Rejection Notice, either
          rescind Tenant's exercise of the Renewal Option or elect to submit the
          matter to arbitration; if Tenant fails to timely make an election,
          Tenant will be deemed to have submitted the matter to arbitration.  If
          the matter is submitted to arbitration, the Prevailing Market Base
          Rent rate and Equipment Space Rent rate payable as of commencement of
          the Renewal Term shall be determined as follows:

                              EXHIBIT F - Page 1
<PAGE>

          1.   Within ten (10) days after the thirty-fifth (35th) day described
               above, Tenant, at its sole expense, shall obtain and deliver in
               writing to Landlord a determination of the Prevailing Market Base
               Rent rate and Equipment Space Rent rate for the Premises and
               Equipment Space, for a term equal to the Renewal Term, from a
               real estate broker ("Tenant's Broker") licensed in the State of
               Illinois and engaged in the leasing of commercial real estate in
               the Chicago, Illinois vicinity for at least the immediately
               preceding five (5) years; such determination shall be stated in a
               single "per square foot per annum (or month)" figure, for ease of
               comparison.  If Landlord accepts such determination, the
               Prevailing Market Base Rent rate and Equipment Space Rent rate
               payable by Tenant during the Renewal Term shall be equal to the
               amount determined by Tenant's Broker.  If Tenant fails to timely
               deliver such determination, the Prevailing Market Base Rent rate
               and Equipment Space Rent rate as quoted by Landlord shall
               control.

          2.   If Landlord does not accept such determination, within fifteen
               (15) days after receipt of the determination of Tenant's Broker,
               Landlord shall designate a similarly qualified broker
               ("Landlord's Broker").  If the two Brokers are appointed by the
               parties as set forth above, such Brokers shall promptly meet and
               attempt to agree upon the applicable Prevailing Market Base Rent
               rate and Equipment Space Rent rate.  If such Brokers are unable
               to agree within fifteen (15) days following the appointment of
               Landlord's Broker, the Brokers shall select a third broker
               meeting the qualifications set forth above within ten (10) days
               after the last date the two Brokers are given to agree upon the
               applicable Prevailing Market Base Rent rate and Equipment Space
               Rent rate.  The Third Broker shall be a person who has not
               previously acted and is not currently acting in any capacity for
               either party.

          3.   The Third Broker shall conduct its own independent investigation
               of the applicable Prevailing Market Base Rent rate and Equipment
               Space Rent rate, and shall be instructed not to advise either
               party of its determination, except as follows: when the Third
               Broker has made its determination (which shall be completed
               within fifteen (15) days after the appointment of the Third
               Broker), it shall advise Landlord and Tenant and establish a
               date, at least five (5) days after the giving of notice by such
               Third Broker to Landlord and Tenant, on which it will disclose
               its determination.  Such meeting shall take place in Landlord's
               office unless otherwise mutually agreed by the parties.  After
               having initialed the paper on which its determination is set
               forth, the Third Broker shall place its determination in a sealed
               envelope.  Landlord's Broker and Tenant's Broker shall each set
               forth their determination (each stated in a single "per rentable
               square foot per annum (or month)" figure) on a separate piece of
               paper, initial the same, and place them in sealed envelopes.
               Each of the three envelopes shall be marked with the name of the
               party whose determination is inside the envelope.  In the
               presence of the Third Broker, the determination of the Prevailing
               Market Base Rent rate and Equipment Space Rent rate by Landlord's
               Broker and Tenant's Broker shall be opened and examined.  If the
               higher of the two determinations submitted by Landlord's Broker
               and Tenant's Broker is one hundred and five percent (105%) or
               less of the amount set forth in the lower determination, the
               average of the two determinations shall be the Prevailing Market
               Base Rent rate and Equipment Space Rent rate, the envelope
               containing the determination by the Third Broker shall be
               destroyed and the Third Broker shall be instructed not to
               disclose its determination.  If either party's envelope is blank,
               or does not set forth a determination, the determination of the
               other party shall prevail and be treated as the Prevailing Market
               Base Rent rate and Equipment Space Rent rate.  If the higher of
               the two determinations is more than one hundred and five percent
               (105%) of the amount of the other determination, the envelope
               containing the Third Broker's determination shall be opened, the
               Prevailing Market Base Rent rate and Equipment Space Rent rate
               shall, in such event, be the rent proposed by either Landlord's
               Broker or Tenant's Broker which is closest to the determination
               of Prevailing Market Base Rent rate and Equipment Space Rent rate
               by the Third Broker; if the two are equidistant, the Prevailing
               Market Base Rent rate and Equipment Space Rent rate shall be
               equal to the Third Broker's determination.

          4.   Landlord shall pay the costs and fees of Landlord's Broker in
               connection with any determination hereunder, and Tenant shall pay
               the costs and fees of Tenant's Broker in connection with such
               determination.  The costs and fees of any Third Broker shall be
               paid one-half by Landlord and one-half by Tenant.  Tenant
               expressly acknowledges that any costs, fees and commissions
               arising in

                              EXHIBIT F - Page 2
<PAGE>

               favor of any broker or other party hired by Tenant to represent
               Tenant in the negotiation of the extension of the term of the
               Lease shall be borne solely by Tenant.

          5.   If the amount of the Prevailing Market Base Rent rate and
               Equipment Space Rent rate is not known as of the commencement of
               the Renewal Term, then Tenant shall continue to pay the
               Prevailing Base Rent rate and Equipment Space Rent rate in effect
               immediately prior to the expiration of the initial Term until the
               amount of the Prevailing Market Base Rent rate and Equipment
               Space Rent rate are determined.  When such determination is made,
               Tenant shall pay Landlord any deficiency to Landlord upon demand
               or Landlord will credit any overpayment against rent next due and
               payable under the Lease.

     E.   If Tenant is entitled to and properly exercises its Renewal Option,
          Landlord shall prepare an amendment (the "Renewal Amendment") to
          reflect changes in the Base Rent, Equipment Space Rent, Term,
          Expiration Date and other appropriate terms.  The Renewal Amendment
          shall be:

          1.   sent to Tenant within a reasonable time after receipt of the
               Binding Notice; and

          2.   executed by Tenant and returned to Landlord in accordance with
               Section 1.A.5 above.

          An otherwise valid exercise of the Renewal Option shall, at Landlord's
          option, be fully effective whether or not the Renewal Amendment is
          executed.

     F.   For purpose hereof, "Prevailing Market" shall mean the arms length
          fair market annual rent rate per rentable square foot under renewal
          leases and amendments in the Building entered into on or about the
          date on which the Prevailing Market is being determined hereunder for
          space comparable to the Premises and Equipment Space in the Building.

                              EXHIBIT F - Page 3
<PAGE>

                                   EXHIBIT G
                                   ---------

                            SAMPLE LETTER OF CREDIT

                           ________________________
                        [Name of Financial Institution]

                                             Irrevocable Standby
                                             Letter of Credit
                                             No. ______________________
                                             Issuance Date: ___________
                                             Expiration Date: _________
                                             Applicant: _______________

Beneficiary
-----------

[Insert Owner Name]
_____________________________
_____________________________
_____________________________

Ladies/Gentlemen:

     We hereby establish our Irrevocable Standby Letter of Credit in your favor
for the account of the above referenced Applicant in the amount of
____________________ U.S. Dollars ($____________________) available for payment
at sight by your draft drawn on us when accompanied by the following documents:

1.   An original copy  of this Irrevocable Standby Letter of Credit.

2.   Beneficiary's dated statement purportedly signed by one of its officers
     reading: "This draw in the amount of ______________________ U.S. Dollars
     ($____________) under your Irrevocable Standby Letter of Credit No.
     ____________________ represents funds due and owing to us as a result of
     the Applicant's failure to comply with one or more of the terms of that
     certain lease by and between ______________________, as landlord, and
     _____________, as tenant."

     It is a condition of this Irrevocable Standby Letter of Credit that it will
be considered automatically renewed for a one year period upon the expiration
date set forth above and upon each anniversary of such date, unless at least
thirty (30) days prior to such expiration date or applicable anniversary
thereof, we notify you in writing by certified mail, return receipt requested,
that we elect not to so renew this Irrevocable Standby Letter of Credit. A copy
of any such notice shall also be sent to: CARLYLE-CORE CHICAGO LLC, c/o Core
Location Realty Associates of Chicago LLC, 4520 East-West Highway, Suite 650,
Bethesda, Maryland 20814, Attention: Management Agent.

In addition to the foregoing, we understand and agree that you shall be entitled
to draw upon this Irrevocable Standby Letter of Credit in accordance with 1. and
2. above in the event that we elect not to renew this Irrevocable Standby Letter
of Credit and, in addition, you provide us with a dated statement purportedly
signed by one of Beneficiary's officers stating that the Applicant has failed to
provide you with an acceptable substitute irrevocable standby letter of credit
in accordance with the terms of the above referenced lease.  We further
acknowledge and agree that:  (a) upon receipt of the documentation required
herein, we will honor your draws against this Irrevocable Standby Letter of
Credit without inquiry into the accuracy of Beneficiary's signed statement and
regardless of whether Applicant disputes the content of such statement; (b) this
Irrevocable Standby Letter of Credit shall permit partial draws and, in the
event you elect to draw upon less than the full stated amount hereof, the stated
amount of this Irrevocable Standby Letter of Credit shall be automatically
reduced by the amount of such partial draw; and (c) you shall be entitled to
assign your interest in this Irrevocable Standby Letter of Credit from time to
time to an entity or individual who is succeeding to your position as the
landlord under the Lease without our approval and without charge.  In the event
of an assignment, we reserve the right to require reasonable evidence of such
assignment as a condition to any draw hereunder.

                              EXHIBIT G - Page 1
<PAGE>

     This Irrevocable Standby Letter of Credit is subject to the Uniform Customs
and Practice for Documentary Credits (1993 revision) ICC Publication No. 500.

     We hereby engage with you to honor drafts and documents drawn under and in
compliance with the terms of this Irrevocable Standby Letter of Credit.

     All communications to us with respect to this Irrevocable Standby Letter of
Credit must be addressed to our office located at ____________________________
to the attention of __________________________________.

                                                  Very truly yours,

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

                                                          [name]
                                                  -----------------------

                                                         [title]
                                                  -----------------------

                              EXHIBIT G - Page 2
<PAGE>

                                   EXHIBIT H
                                   ---------

                AGREEMENT REGARDING LENDER'S SECURITY INTEREST
                         IN TENANT'S PERSONAL PROPERTY
                         -----------------------------

     THIS AGREEMENT is entered into as of the ____ day of _________, 19__, by
and between _______________________________________, a(n)
_________________________ ("Landlord"), _____________________________________,
(a)n ________________________ ("Tenant") and _____________________________, a(n)
_______________________ ("Lender"), with reference to the following facts:

A.   Landlord and Tenant have heretofore entered into a written lease dated
     ____________, 19__, as same may be amended from time to time (the "Lease")
     for certain premises (the "Premises") and equipment space (the "Equipment
     Space") located in that certain office building known as the Lakeside
     Technology Center (the "Building") located at [*], Chicago, Illinois.

B.   Tenant desires to borrow money from Lender in the principal sum of
     ____________________________________ Dollars ($____________) (the "Loan").

C.   Lender desires to obtain a security interest in the Tenant's personal
     property located within the Premises and/or Equipment Space described in
     Exhibit A attached hereto (the "Collateral") until such Loan is repaid.

D.   Landlord is willing to subordinate its rights in the Collateral to the
     rights of Lender's security interest upon the terms and conditions
     hereinafter set forth.

     NOW, THEREFORE, in consideration of the premises and other good and
     valuable consideration, the receipt and sufficiency of which are hereby
     acknowledged, the parties hereto agree as follows:

     1.   The only property affected by this Agreement is that Collateral
          specifically listed on Exhibit A attached hereto.  Any property not
          described in Exhibit A shall not be subject to the terms of this
          Agreement and Landlord shall be entitled, to the extent provided by
          the Lease and by law, to exercise any lien, right or remedy against
          such other property.

     2.   Lender acknowledges that it has no security interest in any property
          located in, or about, the Premises or Equipment Space other than the
          Collateral listed on Exhibit A.

     3.   Notwithstanding anything to the contrary contained in the Lease, until
          such time as Tenant repays in full to Lender the Loan which is secured
          by the Collateral, the Collateral shall remain the personal property
          of Tenant subject to the security interest of Lender.  Lender shall
          notify Landlord when the obligations of Tenant to repay the Loan have
          been satisfied and discharged.

     4.   Landlord does hereby subordinate any and all claims or rights in and
          to the Collateral to the security interest of Lender in the
          Collateral; provided, however, that this subordination nor shall not
          prevent Landlord from exercising any lien on any property of Tenant,
          including the Collateral, or enforcing any judgment by levying upon
          any property of Tenant, including the Collateral, so long as Landlord
          recognizes Lender's prior right to the Collateral.  Except as
          expressly provided herein, the provisions of any security and other
          agreements between Tenant and Lender shall at all times be subject and
          subordinate to all covenants, terms and conditions of the Lease and
          all of Landlord's rights thereunder.

     5.   Lender can enter the Premises or Equipment Space for purpose of
          removal of the Collateral only if:

          (a)  permitted by the Loan Agreement between Lender and Tenant;

          (b)  Lender gives Landlord ten (10) days prior written notice;

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

                              EXHIBIT H - Page 1
<PAGE>

          (c)  Lender enters the Premises or Equipment Space for purpose of
               removal of the Collateral at such time and in such manner as
               Landlord reasonably may determine so as to minimize disruption to
               the operation of the Building;

          (d)  Lender and Tenant agree, jointly and severally, promptly to
               repair any damage to the Premises or to the Building caused by
               the removal of the Collateral or, if Landlord shall, in its sole
               discretion, elect to make such repairs, to pay to Landlord upon
               demand the costs and expenses incurred in connection therewith;

          (e)  Tenant and Lender agree, jointly and severally, to restore the
               Premises or Equipment Space to the condition the Premises were in
               prior to the installation of the Collateral;

          (f)  there shall be no display nor public nor private sale of the
               Collateral in or on the Building; and

          (g)  Lender hereby indemnifies Landlord for any claim, liability or
               expense (including reasonable attorneys' fees) arising out of or
               in connection with Lender's removal of the Collateral and
               Lender's entry and activities upon the Premises or Equipment
               Space and the Building.

     6.   If Landlord shall fail to demand strict compliance with any provision
          hereof, such failure shall not constitute a waiver of any right or
          remedy to which Landlord may be entitled.

     7.   If Tenant should be in default under the terms of the Lease, and such
          default results in (a) the termination of the Lease or (b) claims by
          Landlord for rent due, Lender shall submit to Landlord within ten (10)
          days after Landlord's demand, a certified statement showing:

          (i)   the original amount of funds supplied by Lender to Tenant;

          (ii)  the amount paid by Tenant to date; and

          (iii) the amount due from Tenant to Lender.

          In the event Lender sells the Collateral to satisfy claims against
          Tenant, all funds derived from the sale of the Collateral, to the
          extent that such funds are in excess of the amount owed to the Lender,
          shall belong to Landlord, subject to the terms of the Lease, to
          satisfy any claim which Landlord may have.

     8.   Landlord shall have the right, but not the obligation, to cure any
          default by Tenant under any agreement between Lender and Tenant
          concerning the Collateral.  Lender agrees to notify Landlord in
          writing of any default on the part of Tenant under its agreement with
          Tenant concerning the Collateral and further agrees that Lender shall
          not exercise any of its rights with respect to the Collateral unless
          Landlord has received the aforesaid notice and has not, within thirty
          (30) days after the date thereof, cured such default or if the default
          cannot be cured within thirty (30) days, has not commenced curing and
          is not diligently prosecuting the cure of Tenant's default; provided,
          however, that nothing contained in this Agreement shall require
          Landlord to cure any such default or otherwise to perform the
          obligations of Tenant to Lender.

     9.   A default by Tenant under its agreement with Lender concerning the
          Collateral shall be deemed a default by Tenant under the Lease.

     10.  This Agreement contains the entire understanding between the parties
          hereto.  Any modification shall be effective only if in writing and
          signed by the parties hereto.

                              EXHIBIT H - Page 1
<PAGE>

     11.  Landlord's address for notices is:

          CARLYLE-CORE CHICAGO LLC
          c/o Core Location Realty Associates of Chicago LLC
          4520 East-West Highway, Suite 650
          Bethesda, Maryland  20814
          Attention:  Mark Ezra

          With a copy to:

          Shartsis, Friese & Ginsburg LLP
          One Maritime Plaza, 18th Floor
          San Francisco, California  94111
          Attention:  Jonathan M. Kennedy, Esq.

          and

          The Carlyle Group
          1001 Pennsylvania Avenue
          Suite 220 South
          Washington, DC  20004
          Attention:  Gary Block

          Tenant's address for notices is:

          Equinix, Inc.
          901 Marshall Street, 2nd Floor
          Redwood City, California 94063
          Attention:  Mr. Art Chinn

          Lender's address for notices is:

          ______________________________
          ______________________________
          ______________________________
          Attention:  __________________

     12.  This Agreement shall be governed by and construed in accordance with
          the laws of the state in which the Building is located.

     13.  This Agreement shall be binding upon and inure to the benefit of the
          heirs, executors, administrators, successors and assigns of the
          respective parties hereto.

                              EXHIBIT H - Page 2
<PAGE>

IN WITNESS WHEREOF, the parties hereto have entered into this Agreement as of
the date set forth above.

                         LANDLORD:  CARLYLE-CORE CHICAGO LLC,
                                    a Delaware limited liability company

                              By: ________________________________________
                              Name: ______________________________________
                              Title: _____________________________________

                         TENANT:    ______________________________________
                                    a(n) _________________________________

                              By: ________________________________________
                              Name: ______________________________________
                              Title: _____________________________________

                         LENDER:    ______________________________________,
                                    a(n) _________________________________

                              By: ________________________________________
                              Name: ______________________________________
                              Title: _____________________________________

                              EXHIBIT H - Page 3
<PAGE>

                                   EXHIBIT A

                              LIST OF COLLATERAL
                              ------------------

                              EXHIBIT H - Page 4<PAGE>

                                                                   EXHIBIT 10.11

                                 LEASE BETWEEN

                             LAING BEAUMEADE, INC.
                             ---------------------

                                   Landlord

                                      AND

                                 EQUINIX, INC.
                                 -------------

                                    Tenant
<PAGE>

                               TABLE OF CONTENTS

                                                                            Page
                                                                            ----
1.  GRANT/TERM/USE........................................................     1
2.  RENT..................................................................     2
3.  CONSTRUCTION AND ACCEPTANCE OF LEASED PREMISES........................     2
4.  OPERATING EXPENSES....................................................     2
5.  SECURITY DEPOSIT......................................................     5
6.  UTILITIES.............................................................     5
7.  MAINTENANCE AND REPAIR BY LANDLORD....................................     6
8.  CONTROL...............................................................     6
9.  OCCUPANCY BY TENANT...................................................     7
10.  INSURANCE; INDEMNITY.................................................     7
11.  REPAIRS..............................................................     9
12.  TENANT'S PROPERTY....................................................     9
13.  IMPROVEMENTS AND ALTERATIONS BY TENANT...............................    10
14.  CASUALTY.............................................................    11
15.  SUBLETTING AND ASSIGNMENT............................................    12
16.  LIENS................................................................    12
17.  CONDEMNATION.........................................................    13
18.  PARKING..............................................................    14
19.  ACCESS...............................................................    15
20.  SIGNS................................................................    15
21.  SUBORDINATION........................................................    16
22.  TENANT'S DEFAULT.....................................................    16
23.  LANDLORD'S REMEDIES..................................................    17
24.  QUIET ENJOYMENT......................................................    19
25.  FINANCING............................................................    19
26.  HOLDOVER TENANCY.....................................................    20
27.  ESTOPPEL CERTIFICATE/FINANCIAL STATEMENT.............................    20
28.  MISCELLANEOUS........................................................    21
EXHIBIT "A" - Leased Premises.............................................    27
EXHIBIT "B" - Land Description............................................    28
EXHIBIT "C" - Annual Base Rent............................................    29
EXHIBIT "D" - Work Agreement..............................................    30
EXHIBIT "E" - Rules and Regulations.......................................    35
EXHIBIT "F" - Special Stipulations........................................    39
EXHIBIT "G" - Roof License Agreement......................................    45
EXHIBIT "H" - Construction Criteria.......................................    51
EXHIBIT "I" - Subordination, Non-Disturbance and Attornment Agreement.....    55
EXHIBIT "J" - Landlord's Approved General Contractor List.................    39
EXHIBIT "K" - Special Tenant Requirements.................................    40
<PAGE>

key terms
               (a)  "Additional Rent" is defined in Section 2.
               (b)  "Base Rent" is defined in Section 2.
               (c)  "Commencement Date" is defined in Section 1(b).
               (d)  "Common Areas" is defined in Section 1(a).
               (e)  "Declaration" is defined in Section 4(b).
               (f)  "Lease Year" is defined in Section 2(b).
               (g)  "Mortgagee" and "Mortgage" are defined in Section 21.
               (h)  "Prime Rate" is defined in Section 11.
               (i)  "Rent" is defined in Section 2.
               (j)  "Tenant's Prorata Share" is defined in Section 4(a).
               (k)  "Term" is defined in Section 1(b).
<PAGE>

                                     LEASE
                                     -----

          THIS LEASE (the "Lease") is made as of the 18th day of November, 1998
                                                     ----        --------    --
by and between Equinix, Inc. ("Tenant"), a Delaware corporation, and Laing
               ------------                --------------------      -----
Beaumeade, Inc. ("Landlord"), a Georgia corporation.
---------------               ---------------------

          WITNESSETH THAT, for and in consideration of the rentals herein
reserved, the mutual covenants an agreements herein set forth and other good and
valuable consideration, the receipt and adequacy of which we hereby
acknowledged, the parties hereto, intending to be legally bound, hereby covenant
and agree as follows:

          1.   GRANT/TERM/USE.  (a) Subject to the terms, conditions and
               --------------
provisions hereof, Landlord does hereby demise, lease and let unto Tenant, and
Tenant does hereby rent and take from Landlord, approximately [*] square feet
                                                              ---
of space (the "Leased Premises") located at [*], Suite C, Ashburn, Virginia
20147 (as outlined on Exhibit "A" attached hereto and made a
                      -----------
part hereof), being a portion of that certain building (the "Building") located,
or to be constructed by Landlord, at Laing at Beaumeade, on the land (the
                                     ------------------
"Land") described on Exhibit "B" attached hereto and made a part hereof,
                     -----------
together with the nonexclusive revocable license to use, in common with all
others entitled to such use, the Common Areas. The Building, Common Areas and
Land are hereinafter sometimes collectively referred to as the "Project." The
term "Common Areas" is hereby defined as those areas forming a part of the Land
and/or Building designated by Landlord for the non-exclusive, general common use
of tenants and their employees, agent, licenses, invoices and the like,
including, without limitation, all parking areas, access roads, trash pickup
and/or dumpster areas, truckways, driveways, loading docks, delivery and pick-up
passages and areas, sidewalks, ramps, landscaped and planted areas, retaining
walls, roof, exterior walls (including window frames but excluding window
panes), downspouts, lighting facilities and the like.

               (b)  This Lease shall be in full force and effect from the date
first above written. The term of this Lease (the "Term") shall be for a period
of one hundred twenty months commencing on January 15, 1999.  The term
   ------------------                      ----------------
"Commencement Date" is hereby defined as January 15, 1999.
                                         ----------------

               (c)  Tenant shall use and occupy the entire Leased Premises
during the entire Term solely as a general office and telecommunications service
center with related legal uses, and may not use all or any portion of the Leased
Premises for any other purpose whatsoever. Tenant agrees not to use the Leased
Space for mobile indoor storage. For purposes of this paragraph, "mobile indoor
storage" shall be defined as the delivery, receipt and storage of specialty
crates containing personal property of the general public. The term "mobile
indoor storage" is defined to exclude (a) traditional moving and storage
operations, (b) freight forwarding, (c) with respect to a tenant located within
the buildings described on Exhibit B, the warehousing or storage of such
tenant's own property within the premises demised to such tenant or the
warehousing or storage within the premises demised to such tenant of property
sold by such tenants to their customers or (d) indoor self storage. The term
"mobile indoor storage" shall include indoor self storage or any other type of
self storage business. In addition, but not by way of limitation, Tenant shall
not lease any portion of said buildings to those entities known as
___________________
*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       1
<PAGE>

(a) Shurgard or Shurgard to Go, (b) Public Storage or Public Storage PUD
Division, or (c) Door to Door.

          2.   RENT. Commencing on the Commencement Date, Tenant shall, and
               ----
hereby covenants and agrees to, pay to Landlord during each Lease Year of the
Term an annual base rental. ("Base Rent") as set forth on Exhibit "C" attached
                                                          -----------
hereto and made a party hereof. The term "Lease Year" is hereby defined as each
successive twelve consecutive month period beginning on the Commencement Date.
The annual Bases Rent shall be paid by Tenant in lawful money of the United
States in equal consecutive monthly installments on or before the first day of
each calendar month in advance. Base Rent for any partial month shall be
prorated at the rate of 1/30th of the monthly Base Rent per day. Tenant shall
pay to Landlord as additional rent ("Additional Rent") hereunder all charges and
other amounts required to be paid by Tenant to Landlord under this Lease,
whether or not designated herein as rent or additional rent. The term "Rent" is
hereby defined as Base Rent and Additional Rent. All Rent shall be paid by
Tenant to Landlord, without any deduction, setoff or counterclaim whatsoever, at
Landlord's address set forth at Section 28(b) hereof.

          3.   CONSTRUCTION AND ACCEPTANCE OF LEASED PREMISES. (a) Landlord
               ----------------------------------------------
shall have absolutely no obligation to provide any construction to the Leased
Premises. Tenant agrees to lease the Leased Premises in "as is", "where is"
condition. Landlord makes no warranty, either express or implied, as to the
nature of or suitability of any improvements located within the Leased Premises.
(b) Tenant agrees to furnish to Landlord all final and permanent certificates of
occupancy, permits and licenses from all applicable local authorities necessary
or required with respect to the occupation and use of the Leased Premises by
Tenant as herein contemplated;

          4.   OPERATING EXPENSES. (a) In addition to Base Rent, Tenant shall
               ------------------
pay as Additional Rent during each Lease Year of the Term, Tenant's Prorata
Share of (i) Common Area Maintenance Expenses, (ii) Real Estate Taxes and (iii)
Insurance Costs. "Tenant's Prorata Share" shall be the percentage determined by
dividing the total leasable area of the Leased Premises by the total leasable
area of the Building. On the date hereof, Tenant's Prorata share is projected to
be [*]% ([*]).
   ----  ---

               (b)  "Common Area Maintenance Expenses" shall mean any and all
costs and expenses whatsoever incurred or paid by Landlord relating to or in
connection with operating, maintaining, repairing, managing and replacing, and
providing services to, the Building, Common Areas and the Land (and all
easements, rights and appurtenances thereto), including but not limited to: (i)
costs and expenses of operating, maintaining, repairing, replacing, lighting,
painting, decorating and cleaning the Project, removing snow, ice and debris
therefrom, and policing and regulating traffic therein and thereon; (ii)
assessments or charges imposed pursuant to the Declaration of Covenants,
Conditions and Restrictions of [*], as amended, superseded or supplemented, from
                               ---
time to time (as amended, superseded or supplemented, the "Declaration"); (iii)
costs and expenses of supplies and equipment and maintenance and service
contracts; (iv) costs and expenses of replacing, repairing, repaving and
striping pavements, curbs, walkways, parking areas, driveways and truckways,
drainage and lighting, facilities and other Common Areas amenities; (v) all
utility expenses, costs and charges including water and sewer charges; (vi)
contributions with respect

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       2
<PAGE>

to, and costs and expenses of maintenance, repair and replacement of, on and
off-site utility systems serving the Project; (vii) all landscaping (including,
but not limited to, maintenance and new and replacement plantings); (viii)
consulting and management fees not to exceed four percent (4%) of actual
expenses and all other fees, charges and costs of or by contractors and agents
employed by Landlord; (xi) commissions, wages, salaries and other labor costs
and all persons engaged in such maintenance, operation, repair, management and
the like (including, but not limited to, taxes, insurance, medical and other
benefits); (xii) any capital expenditures incurred either to reduce Common Area
Maintenance Expenses, to comply with any governmental law, order, requirement or
regulation or to replace existing structures, equipment and machinery, such
capital costs to be amortized over such reasonable period as Landlord shall
determine, together with interest at the rate paid by Landlord on any funds
borrowed for such expenditures; (xiii) legal and accounting fees and charges
(except as otherwise provided hereinafter); and (xiv) any other expenses or
charges included in Common Area Maintenance Expenses with respect to comparable
office-warehouse buildings in the Ashburn, Virginia area. Common Area
                                  -----------------
Maintenance Expenses shall not incur any of the following: ground rent; interest
and amortization of funds surrounded by Landlord (except as specifically
provided above); leasing commissions and advertising, legal, and space planning
expenses incurred in procuring tenants for the Building; and salaries, wages, or
other compensation paid to officers or executives of Landlord in their
capabilities as officers and executives. Landlord agrees that any and all cost
and expenses for such above-mentioned repairs, improvements, maintenance, and
service contracts, or any work commenced by any trade or contractor in excess of
$5,000.00 per event, must be competitively bid with award of such contract or
bid to the lowest qualified bidder.

          Notwithstanding anything to the contrary contained in this Lease, it
is expressly understood that Common Area Expenses do not include (i) amounts due
under loans encumbering the Leased Premises, or payments of rent under ground
leases of the Leased Premises, (ii) depreciation of the Building or of any
building service equipment, (iii) brokerage commissions in connection with
leasing all or a portion of the Building or Land, (iv) attorneys' fees,
accounting costs and other costs directly related to leasing space in the
Building or Land, except in the context of reviewing, negotiating, and/or
drafting of any assignment or sublease proposed by any Tenant, (v) physical
damage to property caused by the active negligence or willful misconduct of
Landlord or its employees, agents or contractors, (vi) all cost incurred by
Landlord to investigate remedial Hazardous Waste or Hazardous Materials to the
extent Landlord is not otherwise indemnified against such costs by Tenant
pursuant to this Lease, (vii) costs incurred by Landlord for repairing damage
which costs are actually recovered for insurance proceeds (or if Landlord fails
to carry insurance which it is required to carry under this Lease, the costs
that would have been recovered from insurance proceeds had Landlord carried such
insurance) or condemnation awards and (viii) Landlord's overhead and
administrative costs to the extent exceeding management fee charges permitted
pursuant to the provisions of this Paragraph.

               (c)  "Real Estate Taxes" shall mean any and all real estate
taxes, assessments, water and sewer tests and charges, liens, charges, levies
and other governmental impositions and charges of every kind and nature
whatsoever, general or special, ordinary or extraordinary, foreseen or
unforeseen, assessed, levied or imposed upon, or arising in connection with, the
fixtures, machinery, equipment or systems, in, upon or used in connection with
the operation of the Building or the Land; including, but not limited to,
metropolitan district water

                                       3
<PAGE>

and sewer charges, any assessments for public facilities or improvements for the
areas in which the Project is located and taxes, assessments, charges and the
like upon this Lease or any rents from the use, occupancy or possession of the
Project. If, because of any change in the method of taxation of real estate or
because of the enactment of any new tax by federal, state, county or local
government, any other tax or assessment is imposed upon Landlord, or the rents
or income derived from the Project, in substitution for, or in lieu of, or in
addition to, any tax or assessment which would otherwise be included within Real
Estate Taxes hereunder. Real Estate Taxes shall also include all expenses
incurred by Landlord in obtaining or attempting to obtain a reduction of Real
Estate Taxes, including, but not limited to legal fees. Tenant may in good faith
contest or appeal the amount of any personal taxes or Real Estate Tax or
assessment at Tenant's expense directly to the taxing authority, but in such
event, Tenant shall indemnify Landlord against liability therefor. Landlord will
reasonably cooperate at Tenant's expense in joining such appeal if required by
the taxing authority.

Notwithstanding the foregoing, the term "Real Estate Taxes" shall not include
estate, inheritance, transfer, gift or franchise taxes of Landlord or any tax or
governmental charge based upon the net or gross income or receipts of the
Landlord except for any tax on gross income or receipts of the Landlord except
for any tax or gross income or receipts applied solely to rents from real
property.

               (d)  "Insurance Costs" shall mean all insurance expenses incurred
by Landlord relating to all insurance of whatsoever nature kept or caused to be
kept by Landlord in connection with the ownership, operation, use or management
of the Project, including, but not limited to, any and all policies of fire and
extended coverage insurance (including, without limitation, extended and broad
form coverage risks, mud slide, land subsidence, flood and earthquake), rent and
business interruption insurance, boiler insurance, sprinkler insurance,
comprehensive general public liability insurance (including, without limitation,
an all-risk liability endorsement) and excess liability insurance.

               (e)  Tenant's Prorata Share of such Common Area Maintenance
Expenses, Real Estate Taxes and Insurance Costs for each calendar year shall be
paid in monthly installments in advance on the first day of each calendar month,
commencing with the Commencement Date, in amounts reasonably estimated by
Landlord to be "Tenant's Prorata Share thereof based upon, among other things,
actual expenses, if any, incurred with respect to the immediately preceding
calendar year. Such estimates may be revised, at any time and from time to time
during such calendar year (but in no event more often than 4 times during any
calendar year), in which event Tenant shall immediately commence making monthly
payments hereunder pursuant to such new statement and, in addition, with the
next monthly payment of Base Rent, pay to Landlord the difference between
monthly payments for the preceding months based on such revised statement and
the amount actually paid by Tenant with respect to such preceding months; it
being understood, acknowledged and agreed, however, that as to Common Area
Maintenance Expenses, Real Estate Taxes and Insurance Costs payable or paid in
advance by Landlord, Tenant covenants and agrees to pay Tenant's Prorata Share
thereof within 10 days after receipt of Landlord's written demand therefor.
Within 120 days following the expiration of such calendar year, Landlord shall
furnish to Tenant a written statement showing the actual amount of Tenant's
Prorata share of Common Area Maintenance Costs, Real Estate Taxes and Insurance
Costs for such calendar year and the payments thereto made by Tenant and known
as

                                       4
<PAGE>

the "Year End Report." If the payments made by Tenant shall exceed Tenant's
actual share of such costs, Tenant shall, provided Tenant is not in default
hereunder, be entitled to a credit for such excess against payments next
thereafter due to Landlord pursuant to this Section 4; it being understood,
acknowledged and agreed, however, that if Tenant is indebted to Landlord
hereunder in any amount for any reason whatsoever, Landlord may deduct such
amount owned from such overpayment and if on or after termination of this Lease,
the overpayment will be returned to Tenant within thirty (30) days after the
Year end Report referenced in the proceeding sentence. If Tenant's share of such
costs shall exceed the payments made by Tenant, Tenant shall pay to Landlord the
deficiency within 30 days after Landlord shall submit the aforesaid statement to
Tenant. Tenant's obligations pursuant to this Section 5 shall survive the
expiration or sooner termination of this Lease. Landlord's failure to provide
the statement called for above in this Section 5(e) shall not release or relieve
Tenant of Tenant's obligations under this Section 5 or elsewhere in this Lease.

          5.   SECURITY DEPOSIT. Upon the execution of this Lease, Tenant shall
               ----------------
pay to Landlord $[*] ("the Deposit") as security for the faithful performance by
Tenant of all of the terms, covenants, and conditions of this Lease (including,
but not limited to, the payment of Rent). The Security Deposit shall be given in
cash in the minimum amount of $[*]. In the event Tenant pays to Landlord the
full amount of the Security Deposit in the form of cash, Tenant may elect to
convert $[*] of the Security Deposit into the form of an unconditional,
irrevocable letter of credit in the name of the Landlord and payable upon
presentation at a federally-insured national bank in the Commonwealth of
Virginia, in such form and content as landlord shall reasonably require, or in
such form as Landlord may approve, or in a combination of the foregoing. Upon
Landlord's receipt of an approved letter of credit, Landlord shall refund to
Tenant the full amount of the letter of credit up to a maximum amount of $[*]
within thirty (30) days. Landlord may, but is not obligated to, without waiving
or satisfying such Event of Default, or waiving or limiting any other rights or
remedies of Landlord or limiting Tenant's liability to Landlord, apply all or
any portion of the Deposit on account of any Event of Default hereunder, as well
as on account of any expense incurred or paid, or damages suffered, by Landlord
in connection with such failure, and Tenant, within ten (10) days following
receipt of written notice of demand, shall replenish the amount necessary to
restore the full Deposit. Landlord may commingle the Deposit with any other
accounts that Landlord holds, and Landlord shall not be obligated to pay any
interest accrued on the Deposit to Tenant. In the event of a sale or other
transfer of the Project (or Landlord's interest therein), Landlord shall have
the right to transfer to such purchaser or other party the Deposit and Landlord
thereupon shall be released by Tenant from all liability for the return thereof,
and Tenant agrees to look to the new landlord solely for the return thereof.

          6.   UTILITIES.  Tenant shall be solely responsible for, and promptly
               ---------
pay as and when due, all changes and assessments for heat, gas, electricity,
telephone and other utilities used, consumed or provided to or on the Leased
Premises and shall, at Tenant's sole cost and expense, arrange with the
appropriate utility companies for the provision, augmentation or modification of
such utilities to the Leased Premises. Notwithstanding anything herein to the
contrary, Landlord shall not be liable in any respect for any damages
whatsoever, whether to or with respect to person, property, Tenant's business or
otherwise, for interruption in, or stoppage, suspension or curtailment of, any
utility service or system (whether caused by or arising out of Landlord's need
to make repairs or any other reason whatsoever), nor shall the same

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       5
<PAGE>

(a) constitute a constructive eviction or interference or disturbance with
Tenant's use, possession or enjoyment of the Leased Premises, (b) constitute
grounds for abatement, reduction or rebate, in whole or in part, of Rent or any
other sum payable by Tenant hereunder, or (c) release or relieve Tenant of or
from any Tenant's obligations hereunder. In the event landlord shall elect, or
be required by governmental authorities, to install in the Leased Premises
individual meters or other devices to measure any or all of the utilities
consumed in the Leased Premises, Tenant shall pay to Landlord the charges
incurred for such meters and the installation thereof in the Leased Premises. If
any such utilities are not separately measured, Tenant shall pay to Landlord,
within thirty (30) days after Tenant's receipt of Landlord's written demand
therefor, Tenant's allocable share of such utilities as reasonably determined by
Landlord.

          7.   MAINTENANCE AND REPAIR BY LANDLORD.  Landlord shall, subject to
               ----------------------------------
the provisions of Sections 14 and 17 hereof and so long as Tenant is not in
default hereunder, keep the foundation, the exterior walls (except plate glass
windows, doors, door closure devices, window and door frames, molding, locks and
hardware and painting or other treatment of interior walls, all of which shall
be Tenant's responsibility to maintain, replace and repair) and the roof of the
Leased Premises in good repair, ordinary wear and tear excepted. Any repairs
required to be made by Landlord under this Lease which are occasioned by the
act, omission or negligence of Tenant, or Tenant's agents, employees,
subtenants, licensees, invitees, visitors, contractors, servants, customers or
others acting, through or under Tenant or for or on behalf of Tenant
(collectively, "Tenant's Agents"), shall be paid for by Tenant, at any time and
from time to time, upon receipt of Landlord's demand to the extent not covered
by any net insurance proceeds paid or payable to Landlord therefor. In the event
that the Leased Premises should become in need of repairs required to be made by
Landlord hereunder, Tenant shall immediately give written notice thereof to
Landlord and Landlord shall not be obligated in any way to commence any such
repairs until a reasonable time shall have elapsed after Landlord's receipt of
such written notice. Notwithstanding the above, because of the sensitive nature
of Tenant's business and equipment, if Landlord does not repair roof leaks
within five (5) business days of written notice of such leaks from Tenant, then
Tenant may make the repairs and shall invoice Landlord for the reasonable cost
of such repairs, which Landlord will pay to Tenant within thirty (30) days of
receipt of the invoice and reasonably substantial evidence of completion of the
repairs. Notwithstanding anything contained herein, Tenant shall use the roof
manufacturers' approved roof installation and repairs contractors only to
perform any repairs.

          8.   CONTROL.  The Common Areas shall be subject to Landlord's
               -------
reasonable management and control and shall be operated and maintained in such
manner as Landlord, in its reasonable discretion, shall determine. Without
limiting the generality of the immediately preceding sentence, Landlord reserves
the exclusive right to install, construct, remove, maintain and operate lighting
systems, facilities, improvements, buildings, equipment and signs on, in or to
all parts of the Common Areas and the Building; increase, reduce or change the
number, size, height, layout, or locations of buildings, walks, driveways and
truckways, parking areas and/or Common Areas now or hereafter forming a part of
the Project; make alterations or additions to the Building; close temporarily
all or any portion of the Common Areas to make repairs, changes or to avoid
public dedication; grant easements, or replat or subdivide or make such other
changes to the Land, as Landlord shall deem necessary; place, relocate and
operate utility lines through, over or under the Leased Premises necessary to
serve

                                       6
<PAGE>

other portions of the Building; and use or permit the use of all or any portion
of the roof of the Building.

          9.   OCCUPANCY BY TENANT.  (a) Tenant covenants and agrees to, at its
               -------------------
sole cost and expense, observe and comply with the provisions of (i) all matters
of record (including, but not limited to, the Declaration and all Mortgages),
(ii) all building, zoning, fire and other governmental laws, ordinances,
regulations, requirements, codes, certificates of occupancy and rules, (iii) the
orders and directives (pursuant to law) of public officials applicable to the
Leased Premises and/or the balance of the Project or the conduct of the business
in the Leased Premises by Tenant, (iv) all rules, regulations, orders and
requirements of carriers of insurance insuring the Project; and (v) the Rules
and Regulations, attached hereto as Exhibit "F" and made a part hereof, and any
                                    -----------
additions thereto and modifications thereof as adopted by Landlord from time to
time.  Notwithstanding anything herein to the contrary, Tenant, at its sole cost
and expense, shall make any and all repairs, alterations, additions and
improvements of any nature whatsoever required by any governmental authority by
reason of Tenant's use or occupancy of the Leased Premises.

               (b)  Tenant shall not keep or allow to be kept anything within
the Leased Premises or use or permit the use of the Leased Premises for any
purpose or in any manner, which causes or might cause an increase in the
insurance premium cost of, or invalidate or breach or conflict with, any
insurance policy carried on all or any part of the Project, or cause any
existing or prospective insurer to refuse to issue any insurance policy with
respect to all or any portion of the Project or the Landlord's business, or
cerate any risk of fire or other hazard. Notwithstanding the above, Landlord
acknowledges Tenant's use of Equipment and Tenant's Generator which may cause an
increase in Landlord's insurance premium cost which increase related to Tenant's
use of Equipment and Tenant's Generator shall be paid as Additional Rent, upon
receipt of Landlord's demand therefor, any such increased premium cost due to or
associated with Tenant's unique use or occupation of the Leased Premises or
Tenant's storage of goods. Tenant, at its sole cost and expense, shall comply
with all rules, regulations, orders and requirements of the American Insurance
Association (formerly the National Board of Fire Underwriters) and of any other
similar body having jurisdiction over the Project).

          10.  INSURANCE; INDEMNITY.  (a) Tenant shall, at Tenant's sole cost
               --------------------
and expense, carry and keep in force at all times during the Term (i) a policy
of comprehensive general public liability insurance, together with a contractual
liability endorsement, with limits of not less than $1,000,000 in respect of
bodily injury to or death of any one person, an amount not less than $2,000,000
in respect to bodily injuries or death(s) occurring in any one occurrence and an
amount not less than $500,000 in respect of property damaged or destroyed; (ii)
fire and extended coverage insurance covering the full replacement cost of all
alterations, additions, partitions, improvements, equipment, furniture, fixtures
and inventory made or placed by Tenant in the Lease Premises against "all-risk"
of physical loss; (iii) worker's compensations insurance with limits not less
than that required by law; and (iv) such additional amounts of insurance and
additional types of coverage as Landlord may reasonably request from time to
time. Tenant's liability hereunder shall not be limited to the insurance
coverage maintained, or required to be maintained pursuant hereto by Tenant. All
such policies shall be with companies licensed to do business in the state in
which the Land is located, and from a responsible company satisfactory to
Landlord, and contain a waiver of subrogation as contemplates in Section 10(d)
below.

                                       7
<PAGE>

Landlord, and Landlord's Mortgagee if requested by Landlord, shall be named as
additional insurers under such insurance policies. All such insurance policies
shall be primary and non-contributing with any insurance carried by the
Landlord, shall be written on an "occurrence" basis and not on a "claims-made"
basis, and shall contain endorsements requiring 45 days' notice to Landlord
prior to any cancellation or any reduction in amount of coverage. Tenant shall
deliver to Landlord as a condition precedent to Tenant's taking occupancy of the
Leased Premises (but not to Tenant's obligation to pay Rent), A complete
duplicate copy of all such policies maintained by Tenant, and shall also deliver
copies thereof to Landlord not less than 30 days prior to the expiration date of
each such policy. Tenant's failure to comply with any of the requirements of
this Section 10(a) shall be an Event of Default.

               (b)  Neither Landlord, nor any of the Landlord's partners,
officers, members, directors, agents or employees, shall, to the extent
permitted by law, have any liability to Tenant, or to Tenant's Agents, for any
damage, injury, loss or claim based on or arising out of any cause whatsoever,
including, without limitation, the following; repair to any portion of the
Leased Premises, Building or Common Areas; interruption in the use of the Leased
Premises or any equipment therein; any accident or damage resulting from any use
or operation by Landlord, Tenant or any person or entity of heating, cooling,
electrical, sewerage or plumbing equipment or apparatuses; termination of this
Lease by Landlord for damage to the Lease Premises or the Building; fire,
robbery, theft, vandalism, mysterious disappearance or any other casualty;
actions of any other tenant of the Building or of any other person or entity;
failure or inability to furnish any service specified in this Lease; and leakage
in any part of the Leased Premises or the Building from water, rain, ice or snow
that may leak into, or flow from, any part of the Leased Premises or the
Building, or from drains, pipes or plumbing fixtures in the Leased Premises or
the Building. Notwithstanding the foregoing, Landlord shall not except as set
forth in Section 10(d) below or elsewhere herein, be released from liability to
Tenant for any injury caused by Landlord's willful misconduct or gross
negligence. In no event, however, shall Landlord have any liability to Tenant on
account of any claims for the interruption of or loss to Tenant's business or
for any indirect damages or consequential losses.

               (c)  Tenant shall, to the extent permitted by law, reimburse
Landlord for, and shall defend (upon Landlord's request), indemnify and hold
Landlord, its partners, officers, members, directors, employees and agents
harmless from and against, any and all costs, damages, claims, liabilities,
expenses (including, but not limited to, attorneys' fees and court and
litigation costs), losses, demands, actions, causes of action, judgements,
proceedings and obligations of any nature whatsoever suffered by or claimed
against Landlord, directly or indirectly, resulting from, based on or arising
out of, in whole or in part, (i) the possession, use and/or occupancy of the
Leased Premises or the business conducted therein or therefrom (whether or not
damage or loss occurs in or on the Leased Premises, the Common Areas or
elsewhere); (ii) any act or omission of Tenant, or any of Tenant's Agents;
and/or (iii) any breach of the provisions of Section 28(u) hereof). The
provisions of Section 10(b) above and this Section 10(e) shall survive the
expiration or sooner termination of this Lease with respect to any claims,
liabilities and the like attributable to acts, omissions, occurrences and/or
conditions existing or occurring prior to such expiration or termination.

               (d)  Without limiting the provisions of Section 10(b) above or
any other provisions hereof as to Landlord, Landlord and Tenant each hereby
release the other from

                                       8
<PAGE>

any and all liability or responsibility to the other or any one claiming through
or under them, by way of subrogation or otherwise, from or with respect to any
loss or damage to property caused by fire or any other perils insured under
policies of insurance covering such property (but only to the extent of the
insurance proceeds payable under such policies), even if such loss or damage is
attributable to the fault or negligence of the other party, or anyone for whom
such party may be responsible, including any other tenants or occupants of the
Building. The foregoing notwithstanding, this mutual release shall be applicable
and in force and effect only to the extent lawful at the time any claim is made,
and in any event only with respect to loss or damage occurring during such times
as the releasor's policies shall contain a clause or endorsement providing that
any such release shall not adversely affect or impair said policies or prejudice
the right of the releasor to recover thereunder. Landlord and Tenant shall
request their respective insurance carriers to include in its policies such a
clause or endorsement. If additional cost shall be charged therefor, the party
responsible for procuring such insurance shall pay such additional costs. If
Tenant fails to obtain or maintain any such property insurance policies as
required hereunder, Tenant's release of Landlord shall remain and be deemed in
full force and effect as to the coverage thereof as if such policies, and an
insurer's waiver of subrogation endorsement, were obtained and in full force and
effect; provided, however, that nothing herein shall excuse Tenant's failure to
maintain any insurance required hereunder or constitute a waiver or limitation
of any other rights and remedies of Landlord in the event Tenant fails to
maintain any insurance.

          11.  REPAIRS.  Except as to Landlord's obligations pursuant to
               -------
Sections 7, 14 and 17 hereof, and in addition to all other repair, maintenance
and replacement obligations of Tenant act forth herein, Tenant agrees to
maintain the Leased Premises at all times during the Term in a neat, clean and
sanitary condition and in good order and repair and shall make all needed
repairs and replacements thereto. Such maintenance, replacement and repair shall
be at the sole cost of Tenant and shall include, but not be limited to, the
maintenance, replacement and repair of floor coverings, ceilings and walls,
front and rear doors, all glass on the Leased Premises, all plumbing units,
pipes and connections, and all heating, ventilating and air conditioning
equipment and systems.

          12.  TENANT'S PROPERTY. Furnishings, equipment, machinery and trade
               -----------------
fixtures that can be installed by Tenant with or without drilling, cutting or
otherwise defacing the Leased Premises (collectively, "Tenant's Personal
Property") may be installed by Tenant on the Leased Premises and shall be the
property of Tenant. On the expiration of this Lease, if Tenant is not in default
hereunder, Tenant may remove any such property (and shall remove any such
property if directed by Landlord) and shall repair any damage caused by such
removal and reimburse Landlord for Landlord's cost of so repairing the Lease
Premises. If Tenant fails to remove the Tenant's Personal Property as required
under this Lease, Landlord may do so and Landlord shall not be liable for any
loss or damage to such property of Tenant which may occur during Landlord's
removal thereof, or Landlord may treat such property as abandoned and remove and
keep the same, and Tenant shall pay the entire cost of such removal to
Landlord's written demand therefor. Tenant agrees to pay all taxes on Tenant's
Personal Property and if such taxes are levied against Landlord, or the assessed
valued of the Project is increased by inclusion of a value placed on such
property, Tenant shall pay such taxes to Landlord on demand if Landlord is
required to pay such taxes (or reimburse Landlord on demand if Landlord pays
such taxes). Notwithstanding anything herein to the contrary, any property
placed by Tenant in or about the Leased Premises or the Building shall be at the
sole risk of Tenant, and Landlord

                                       9
<PAGE>

shall not in any manner be responsible therefor. The provisions of this Section
12 shall survive the expiration or sooner termination of this Lease.
Notwithstanding the above, Tenant shall have the right to install equipment and
trade fixtures in the manner and extent set forth in Exhibit "K" hereto.

          13.  IMPROVEMENTS AND ALTERATIONS BY TENANT:  (a) Without Landlord's
               --------------------------------------
prior written approval (which may be withheld in Landlord's reasonable
discretion), Tenant may not make or permit any additions, improvements,
alterations, substitutions, replacements or modifications, structural or
otherwise, to the Leased Premises (including, but not limited to, all
electrical, heating, ventilating, air conditioning, plumbing or mechanical
systems within the Leased Premises) (collectively, the "Alterations"), or attach
any machines, equipment and fixtures (other than the Tenant's Personal Property
provided the same are installed at no cost or expense to Landlord), which may be
made or installed by either party upon the Leased Premises shall be and remain
the property of Landlord and shall remain upon and be surrendered with the
Leased Premises, unless Landlord requests their removal at such time that the
Landlord approves and gives consent, in which event Tenant shall remove the same
and restore the Leased Premises to its original condition at Tenant's sole cost
and expense and Tenant shall pay the entire cost of such removal to Landlord
upon Tenant's receipt of Landlord's written demand therefor. If Tenant fails to
remove such Alterations and property and restore the Leased Premises as
aforesaid, Landlord may do so and Tenant shall pay the entire cost thereof to
Landlord as Additional Rent within 10 days after Tenant's receipt of Landlord's
written demand therefor. Any such Alterations performed by Tenant shall be done,
at Tenant's sole cost and expense, in strict conformity with any plans and
specifications approved by Landlord prior to Tenant commencing such work and in
such a manner to minimize interference with other construction in the Building
or on the Land in progress and with the use or enjoyment of all or any portion
of the balance of the Project by any other tenants. All work performed shall be
done in a good and workmanlike manner by contractors approved by Landlord and
with materials of comparable quality, value, utility and appearance as
originally installed in the Leased Premises. Landlord's consent to or approval
of and Alterations (or the plans and specifications therefor) shall not
constitute a representation or warrant by Landlord, nor Landlord's acceptance,
that the same comply with (a) sound architectural and/or engineering practices,
or (b) applicable laws, regulations, rules, codes, ordinances and other
governmental requirements, and Tenant shall be solely responsible for enduring
all compliance with the matters referred to in (a) and (b) above in this
sentence. In each instance in which Landlord's approval is requested or required
hereunder, Tenant shall reimburse Landlord as Additional Rent, upon receipt of
written demand therefor, for all out-of-pocket cost and expenses incurred or
paid by Landlord during such review process.

               (b)  Nothing contained in this Lease shall be deemed or construed
in any way as constituting the consent or request of, or order or authorization
by, Landlord, express or implied, by inference or otherwise, to any contractor,
subcontractor, laborer or materialman for the performance of any labor, or the
furnishing of any materials, that would give rise to the filing of any lien
against the Leased Premises, or the Project, or any part thereof. Landlord shall
have the right to post and keep posted on the Leased Premises any notices that
may be provided by law or which Landlord may deem to be proper for the
protection of Landlord, the Leased Premises and the Project from such lien(s).

                                       10
<PAGE>

          14.  CASUALTY.  (a) If the Leased Premises is destroyed or damaged by
               --------
fire, earthquake or other casualty (collectively, a "Casualty") and Landlord
does not elect to terminate this Lease as herein provided, Landlord shall,
subject to the terms hereof and obtaining all necessary public approvals and
solely to the extent of net insurance proceeds actually received by Landlord
(and free of all claims by Mortgagees and others and all expenses), and provided
such Casualty is not due to the negligence or wrongful acts of Tenant, or any of
Tenant's Agents (subject, however, to subrogation rights as set forth in
Paragraph 10(d)), proceed in a reasonable manner to rebuild and restore the
Leased Premises or such part thereof as may be destroyed or damaged to as near
its former conditions as circumstances will reasonably permit. During the period
of such rebuilding and restoration, Base Rent shall, provided such Casualty is
not due to the negligence or other wrongful acts of Tenant, or any of Tenant's
Agents, be abated in the same ratio as the square footage of the portion of the
Leased Premises rendered untenantable, to the extent, and so long as, however,
the Leased Premises remains untenantable. If, however, Landlord shall reasonably
determine that such destruction or damage cannot be repaired within one hundred
eighty (180) days after the date of such Casualty, either Landlord or Tenant may
elect to terminate this Lease by giving written notice of such election to
Tenant within 90 days after the date of such Casualty, in which event this Lease
and the tenancy created hereunder shall terminate as of the date of such notice
and Rent shall (except to the extent Tenant has continued to make use of all or
any of the Leased Premises) be abated as of such date of such Casualty. Tenant
agrees to give notice to Landlord of any Casualty occurring in, on, or about the
Leased Premises within 24 hours from the occurrence thereof.

               (b)  If Landlord is required to repair the Leased Premises under
the provisions of this Section 14, Landlord's obligation shall be limited to the
Landlord's Work, excluding, in any event, all alterations, fixtures or signs
installed by Tenant and all floor coverings, furniture, equipment and
decorations or other Tenant's Personal Property. Tenant, at Tenant's expense,
shall promptly perform all repairs and restoration not required to be done by
Landlord and shall promptly re-enter the Leased Premises to perform such work.

               (c)  Anything contained herein to the contrary notwithstanding,
if (i) the proceeds of Landlord's insurance (recovered or recoverable) as a
result of any damage to the Leased Premises by any Casualty (exclusive of rent
insurance) shall be insufficient to pay fully for the cost of repair of the
Leased Premises, (ii) the Leased Premised shall be damaged by a Casualty which
is not covered by Landlord's insurance, or (iii) the Building is more than fifty
percent (50%) damaged by fire or other casualty (although the Leased Premises
may not be affected) that Landlord decides in Landlord's sole and absolute
discretion not to rebuild or construct the Building, Landlord shall have the
right to terminate this Lease by giving written notice of such termination to
Tenant within 90 days after the date of such Casualty in which event this Lease
and the tenancy created hereunder shall terminate as of the date of such notice
and Rent shall (except to the extent Tenant has continued to make use of all or
any of the Leased Premises) be abated as of the date of such Casualty.
Notwithstanding the above, as to the event of (i) or (ii) above, if Landlord
elects to terminate this Lease, the Tenant may prevent this termination if,
within fifteen (15) days of the receipt of Landlord's notice of its election to
terminate, that Tenant agrees at its sole expense to make the repairs and
restoration work not covered by insurance and to continue its occupancy and
tenancy under the Lease. In the event the Rent shall only abate to the date
Tenant elects to restore the Leased Premises at its expense.

                                       11
<PAGE>

          15.  SUBLETTING AND ASSIGNMENT.  Without the prior written consent of
               -------------------------
Landlord in each instance, which consent may not be unreasonably withheld in
Landlord's reasonable discretion. Tenant shall not directly or indirectly (in
one or more transaction), voluntarily, involuntarily or by operation of law,
assign transfer, pledge, mortgage or otherwise hypothecate or encumber all or
any portion of Tenant's legal or equitable interest in this Lease or in the
Leased Premises, nor sublet all or any portion of the Leased Premises, nor enter
into any management, license, concession or other contract or agreement which
provides for a direct or indirect transfer of operating control over the
business operated in, or the use of occupancy of, the Leased Premises. Any
direct or indirect transfer, sale, pledge or other disposition, in a single
transaction or cumulatively during the Term, of at least 25% of the ownership
interests in Tenant (or any lesser percentage if sufficient to transfer voting
control (if Tenant is a corporation) or management control (if Tenant is a
partnerships)), as well as of any general partnership interest in Tenant if
Tenant is a limited partnership, shall each be deemed an assignment of this
Lease; provided, however, that this limitation shall not apply with respect to
the transfer of voting stock in a corporation, all the outstanding voting stock
of which is listed on a national securities exchange as defined in the
Securities Exchange Act of 1934. Any assignment, sublease or other such transfer
without Landlord's prior written consent shall be voidable by Landlord and
Landlord's election, shall constitute an Event of Default hereunder. Consent of
Landlord to one or more assignments, subletting or encumbering of this Lease or
the Leased Premises shall not operate as a waiver of Landlord's rights (and the
requirement of Landlord's consent), or be deemed Landlord's consent, with
respect to any subsequent assignment, subletting or encumbering. Notwithstanding
any assignment or subletting, Tenant, and each and every guarantor of this Lease
and Tenant's obligations hereunder, shall at all times remain fully and
primarily responsible and liable for the payment of all Rent and other monetary
obligations herein specified and for the compliance with and performance of all
of the Tenant's other obligations under this Lease. Landlord's consent, if any,
to any assignment or sublease will not be effective unless and until (a)
Landlord receives a fully executed copy of the assignment or sublease agreement,
(b) in the case of an assignment, Tenant delivers to Landlord an assumption of
liability agreement in form satisfactory to Landlord including as assumption of
the assignee of all of the obligations of Tenant and the assignee's ratification
of, and agreement to be bound by, all of the terms, conditions and provisions of
this Lease, and (c) Landlord is fully reimbursed by Tenant of Landlord's costs
and fees, including, but not limited to, attorney's fees, incurred in processing
and evaluating any requests for assignment or subletting by Tenant.
Notwithstanding anything to the contrary in this paragraph 15, Tenant may,
without Landlord's prior consent and without Landlord's participation in any
proceeds, sublet the Premises or assign the lease to: (i) a subsidiary,
affiliate, division or corporation controlling, controlled by or under common
control with Tenant; (ii) a successor corporation related to Tenant, by merger,
consolidation, non bankruptcy reorganization, or governmental action; or (iii) a
purchaser of substantially all of Tenant's assets located in the Leased
Premises. For the purpose of this Lease, sale of Tenant's capital stock through
any public exchange shall not be deemed an assignment, subletting or any other
transfer of the Lease or the Leased Premises.

          16.  LIENS.  Tenant shall keep the Project free and clear of and from
               -----
any and all liens or encumbrances arising out of any work performed, materials
furnished or obligations incurred by Tenant or otherwise arising out of Tenant's
use or occupancy of the Leased Premises. An Event of Default shall exist of at
any time any such lien or encumbrance is filed, claimed or recorded against, or
otherwise exists with respect to, the Leased Premises or the

                                       12
<PAGE>

Building and Tenant shall fail to have said lien or encumbrance discharged of
record, or bonded over so as to forever remove such lien or encumbrance as an
encumbrance upon the Project, within 15 days (or if American Institute of
Architects contract form, thirty (30) days) from the date such lien or
encumbrance is filed, claimed or recorded against, or otherwise exists with
respect to, the Project. Tenant shall promptly notify Landlord if Tenant learns
that a lien has been, is about to or might be filed against the Premises.

          17.  CONDEMNATION.  (a) In the event of a taking by any public or
               ------------
quasi-public authority under the power of eminent domain, condemnation or
expropriation, or in the event of a conveyance in lieu thereof, (all of which
events are herein collectively referred to as a "Taking"), of the whole of the
Leased Premises, then this Lease shall terminate effective upon the date title
to the Leased Premises vests in the condemning authority and Base Rent and
Additional Rent shall be adjusted as of such date.

               (b)  In the event of a Taking of less than 25% of the Leased
Premises, then this Lease shall terminate only as to the part taken as of the
date title vests in the condemning authority. In the event of a Taking of more
than 25% (but less than all) of the Leased Premises, then Landlord shall have
the right to terminate this Lease by written notice given to Tenant effective
within 60 days after the date title vests in the condemning authority.

               (c)  If the nature, location or extent of any Taking affecting
the Building (whether or not including the Leased Premises) or the Land is such
that Landlord elects in Landlord's sole and absolute discretion to demolish all
or a portion of the Building, then Landlord may terminate the Lease by giving at
least 60 days' written notice of termination to Tenant at any time after such
Taking. This Lease shall terminate on the date specified in such notice, and
monthly Base Rent and Additional Rent shall be adjusted to such date.

               (d)  If there shall be a Taking, and this Lease is not terminated
as set forth above in this Section 17, then this Lease shall continue in full
force and proportion to the Base Rent shall be reduced to be that sum which
bears the same proportion to the Base Rent in effect immediately prior to such
Taking as the leasable area of the Leased Premises remaining after such Taking
bears to the leasable area of the Leased Premises immediately preceding such
Taking. Following receipt of the compensation awarded or payment made for such
Taking, Landlord shall commence to make all necessary repairs or alterations to
restore that portion of the Leased Premises remaining to as near its former
condition as the circumstances will reasonably permit; provided, however, that
Landlord shall in no event be required to spend for such repairs and alterations
any sums in excess of the amount of the compensation or payment for such Taking
actually received by Landlord (and free of all claims by Mortgagees and others)
which is attributable to the part of Leased Premises taken (excluding the
proportionate part thereof attributable to the then current market value of the
Project taken) less the cost of collecting such compensation or payment and
provided further that Landlord's obligation shall be limited to the Landlord's
Work and Landlord shall have no obligation to repair, restore or replace any
alterations, fixtures or signs made or installed by Tenant or any floor
coverings, furniture, equipment or decorations or other Tenant's Personal
Property (the repair, restoration and replacement of which shall be the sole
obligation of, and be promptly performed by, Tenant).

                                       13
<PAGE>

               (e)  Tenant shall have no claim against Landlord or the
condemning authority for any portion of the amount of the condemnation award or
settlement that may be claimed as damages by Tenant as a result of such Taking
or for the value of any unexpired Term, and all condemnation awards and similar
payments shall be paid and belong to Landlord. Notwithstanding the foregoing,
Tenant may make a separate claim against the condemning authority for a separate
award or payment for the value of Tenant's trade fixtures and for relocation
costs, provided such awards do not reduce Landlord's award.

          18.  PARKING.  Tenant agrees not to overburden the parking areas and
               -------
facilities and agrees to cooperate with Landlord and other tenants in the use of
parking areas and facilities, and, in any event, shall use such parking areas
and facilities in accordance with the terms and conditions of the Declaration
and such rules and regulations promulgated by Landlord. Tenant acknowledges and
agree that, except as set forth in the immediately following sentence, all
parking areas and facilities shall be for the non-exclusive use of all tenants
in the Building, their employees, invitees and others; provided, however, that
Tenant, its employees, invitees and customers, shall not have the right to use
any parking spaces or facilities which are reserved for handicapped parking
(unless handicapped, but subject to the rights of other handicapped persons) or
other tenants or which are otherwise set aside or reserved by Landlord. Landlord
hereby agrees to designate 54 parking spaces in the immediate vicinity of the
Leased Premises for the exclusive use of Tenant, its employers and invitees; it
being understood, acknowledged and agreed, however, that Landlord shall have no
obligation whatsoever to monitor or police the use of such parking spaces and
shall have no liability of any nature whatsoever if all or any of such spaces
are used by any other parties, including, but not limited to, other tenants in
the Building.

          19.  ACCESS.
               ------

               (a)  Leased Premises. Landlord acknowledges and agrees that the
Equipment at the Leased Premises is highly sensitive, requiring specialized
maintenance and care. It is essential to the successful operation of Tenant's
business that access to the Leased Promises be restricted to Tenant's employees
and agents. Landlord shall only have access to the Leased Premises for the
purposes for the purpose of making such alterations, repairs, improvements or
additions to the Leased Premises as required pursuant to this Lease. Landlord or
Landlord Parties shall give no less than two (2) days' prior written notice to
Tenant to each entry onto the Leased Premises and upon each entry, Landlord or
Landlord Parties shall be accompanied by a representative of Tenant. Landlord
acknowledges that due to the foregoing reasons, Landlord shall not have a key to
the Leased Premises during the Lease Term.

               (b)  Emergency Access - Leased Premises. In the event of an
Emergency, Landlord, or emergency personnel including fire or police department
personnel, may use force to enter the Leased Premises in order to remedy such
Emergency; provided, however that Landlord and such emergency personnel shall
use reasonable efforts to avoid causing damage to interfering with the
Equipment. Tenant shall, upon receipt of notice from Landlord, pay for all
damage to the Leased Premises or Building resulting from such forced entry by
Landlord or such emergency personnel into the Leased Premises, including without
limitation, damage to the door leading into the Leased Premises due to an
Emergency, as Additional Rent. For purposes of this Section, an "Emergency"
shall mean a condition in the

                                       14
<PAGE>

Leased Premises reasonably likely to cause imminent bodily harm to persons at
the Building or imminent and substantial damage to the Building.

               (d)  Building. Landlord acknowledges and agrees that in order to
accommodate Tenant's specialized utility needs, Tenant shall have a key to each
and every mechanical room located at the Building which contains equipment or
cabling of any kind relating to the Leased Premises of the Equipment, including
without limitation, boiler rooms and electrical rooms (the "Tenant Access
Mechanical Rooms"). Landlord further acknowledges and agrees that it is
essential to the successful operation of Tenant's business that access to each
and every Tenant Access Mechanical Room be restricted to only those of
Landlord's employees and agents who are trained as to the special requirements
of the Equipment and Tenant's specialized utility needs.

          20.  SIGNS.  All signs and symbols placed in the doors or windows or
               -----
elsewhere about the Leased Premises, or upon any other part of the Building,
including building directories, shall comply with and satisfy all conditions of
the Declaration and all laws, ordinances, regulations, requirements and the like
and shall, in any event, not be placed or installed without the prior written
approval of the Landlord. Any signs or symbols which have been placed without
approval may be maintained by Tenant at its sole cost and expense during the
Term and upon the expiration or sooner termination of this Lease all signs
installed by Tenant shall be removed and any damage resulting therefrom shall be
promptly repaired at Tenant's sole cost and expense. The provisions of this
Section 20 shall survive the expiration or sooner termination of this Lease.

          21.  SUBORDINATION.  This Lease, and the rights of Tenant hereunder,
               -------------
are and shall be, without further action by any party, subject and subordinate
to the lien, terms, conditions, operation and effect of any and all Mortgage(s)
now or hereafter encumbering or otherwise affecting the Land or Building and all
advances made or hereafter to be made upon the security hereof, and the rights
of any Mortgagee thereunder or with respect to each such Mortgage. The term
"Mortgage" means any mortgage, deed of trust, ground lease or other security or
financing instrument encumbering or otherwise affecting the Land or Building and
all renewals, replacements, modifications, consolidations, recasting,
refinancing or extensions thereof. At the election of any holder or beneficiary
of any Mortgage (collectively, a "Mortgagee"), this Lease shall be superior to
the lien of the applicable Mortgage. Upon request by Landlord, Tenant agrees to
execute whatever documentation may be required to further affect the provisions
of this Section 21 wherein such documentation shall include Landlord's standard
Non-Disturbance and Attornment clause. Tenant agrees that if any proceedings are
brought pursuant to a Mortgage (whether or not for foreclosure of the Mortgage)
or termination of any ground lease, Tenant, if requested to do so by the
purchaser or other successor to Landlord pursuant to foreclosure or other
proceedings under the Mortgage (including, but not limited to, any Mortgagee or
ground lessor), or pursuant to any conveyance in lieu of foreclosure, shall
recognize and attorn to such party as Landlord under this Lease, and shall make
all payments required hereunder to such new landlord without deduction or set-
off and, upon the request of such purchaser or other successor, execute, deliver
and acknowledge documents confirming such attornment. Tenant waives the
provisions of any law or regulation, now or hereafter in effect, which may give
or purport to give Tenant any right to terminate or otherwise adversely affect

                                       15
<PAGE>

this Lease and the obligations of Tenant hereunder in the event that any such
foreclosure or termination or other proceeding is prosecuted or completed.

          22.  TENANT'S DEFAULT.  Each of the following shall be an "Event of
               ----------------
Default" by Tenant hereunder:

               (a)  Tenant shall fail to pay when due any installment of Base
Rent and Additional Rent or any other charge or payment required of Tenant
hereunder;

               (b)  Subject to the provisions of Section 22(g) below, Tenant
shall violate or fail to perform any of the other terms, conditions, covenants
or agreements of this Lease, and such violation or failure shall continue for a
period of 30 days after Tenant's receipt of written notice thereof to Tenant
from Landlord;

               (c)  Tenant or any guarantor of this Lease shall (i) make a
general assignment for the benefit of its creditors, (ii) make a transfer in
fraud of creditors, (iii) admit in writing its general inability to pay its debt
when due, (iv) file any petition for, or answer seeking or concerning or
acquiescing to, bankruptcy, reorganization, moratorium, liquidation,
composition, extension, readjustment, arrangement, insolvency, dissolution or
similar relief under any federal, state or other statute, law or regulation or
otherwise, or (v) have filed against it any petition seeking any relief
mentioned in (iv) above in this sentence that is not stayed or dismissed within
30 days;

               (d)  Any execution, levy, attachment or other process of law
shall occur upon Tenant's Personal Property (or other property) or Tenant's
interest in the Leased Premises;

               (e)  (i) A trustee, receiver, liquidator or similar officer shall
be appointed for Tenant or any guarantor of this Lease for a substantial part of
Tenant's or any such guarantor's property and such appointment is consented or
acquiesced to by Tenant or any such guarantor, (ii) if not consented or
acquiesced to, such appointment shall not be stayed or dismissed within 30 days
after such appointment, or (iii) Tenant or any such guarantor shall seek the
appointment of any such trustee, receiver, liquidator or similar officer;

               (f)  Tenant shall vacate or abandon all or any of the Leased
Premises or shall remove or manifest an attempt to remove, not in the ordinary
cause of business, Tenant's goods and property from all or any of the Licensed
Premises such action will not constitute default under this lease if Tenant
continues to pay rent without default and the Leased Premises are kept secure;
and

               (g)  Any other act, failure or omission specifically referred to
herein as an Event of Default.

          23.  LANDLORD'S REMEDIES.
               -------------------

               (a)  If an Event of Default shall have occurred and be concurring
with regard to the making of any payment or the doing of any act herein required
to be made or done by Tenant, then Landlord may, but shall not be required to,
make such payment to do such act, and the making of such payment or the doing of
such act by Landlord shall not operate to cure

                                       16
<PAGE>

such Event of Default or to stop Landlord from the pursuit of any right or
remedy to which Landlord would otherwise be entitled. Any instrument(s) of Base
Rent and Additional Rent unpaid for 5 days after the date when due shall be
subject to a late charge equal to 5% of such installment payable as Additional
Rent to Landlord upon Tenant's receipt of Landlord's demand therefor. In
addition, any installments of Base Rent and Additional Rent not paid when due,
and any payments by Landlord hereunder on Tenant's behalf or for Tenant's
behalf, shall bear interest until paid at the rate that is 2 percentage points
above the Prime Rate (but in no event greater than the maximum rate permitted
under the laws of the state in which the land is located) and such interest, and
all amounts paid by Landlord on Tenant's behalf, shall constitute Additional
Rent hereunder due and payable upon Tenant's receipt of Landlord's demand
therefor. In addition to the foregoing, and without regard to whether this Lease
has been terminated, Tenant shall pay to landlord all costs incurred by
Landlord, including attorney's fees, with respect to any lawsuit or action
instituted or taken by Landlord to enforce the provisions of this Lease.

               (b)  If an Event of Default shall have occurred, Landlord, at
Landlord's option, may terminate this Lease by written notice to Tenant,
whereupon, on the date of such notice or any later termination date set forth
therein, all rights of Tenant hereunder shall expire and terminate, everything
herein required on the part of Landlord to be done and performed shall cease,
and this Lease shall end and terminate, except, and provided in all events,
however, that Tenant shall forever remain liable for all of Tenant's obligations
hereunder (including, but not limited to, the payment of Rent), no matter when
first accruing, occurring or arising, as herein provided over the entire Term as
if this Lease had not been terminated.

               (c)  If an Event of Default shall have occurred, with or without
terminating this Lease, Landlord may enter upon and take possession of the
Leased Premises and expel or remove Tenant and any other person who may be
occupying the Leased Premises or any part thereof, without being liable for
trespass, prosecution or any claim for any damages or liability therefor.
Landlord may thereupon make such alterations and repairs as, in Landlord's
absolute discretion, may be necessary to relet the Leased Premises or any part
thereof, alone or together with other portions of the Building, in Landlord's
name, Tenant's name or otherwise, without notice to Tenant, for such rent and
such use, and for such period of time and subject to such terms and conditions
as Landlord, in its absolute discretion, may deem advisable and receive the rent
therefor. Tenant shall be liable for any and all expenses (including, but not
limited to, attorneys' fees, disbursements and brokerage fees) incurred by
landlord in reentering and repossessing the Leased Premises, in correcting (but
not waiving or curing, or estopping Landlord from asserting any rights or
remedies with respect to) any default of Tenant, in painting, altering,
repairing or dividing the Leased Premises, in protecting and preserving the
Leased Premises by use of security guard and caretakers, and in reletting the
Leased Premises. Tenant shall, over the entire Term as if such repossession, and
any such termination had not occurred, remain liable for and pay to Landlord, on
demand, any deficiency between (i) the amount of Rent payable by the Tenant
hereunder, and (ii) any amount received by Landlord pursuant to any reletting
after deducting all of Landlord's expenses as described in the immediately
preceding sentence (all amounts so received by Landlord to be applied on account
of Tenant's obligations hereunder in any order that Landlord deems fit in
Landlord's sole discretion). Suit may be brought by Landlord at any time and
from time to time to enforce collection of such difference(s), and any suit
brought by Landlord to enforce collection of such

                                       17
<PAGE>

difference(s) for any one month shall not prejudice Landlord's right to enforce
the collection of any difference for any subsequent month(s) in subsequent
separate actions at any time and from time to time, as said damages shall have
been made more easily ascertainable by successive reletting. Landlord shall not
have any obligation to relet or attempt to relet all or any of the Leased
Premises and Landlord shall not be liable for any failure to relet the Leased
Premises or any part thereof or for any failure to collect any rent due upon any
such reletting. Notwithstanding any such reletting without termination, Landlord
may at any time thereafter elect to terminate this Lease for such prior Event of
Default. Tenant's liability shall survive the institution of summary proceedings
and the issuance of any warrant hereunder. No entry or taking possession of the
Leased Premises by Landlord will be construed as an election on Landlord's part
to terminate this Lease unless a written notice expressly stating such intention
is sent to Tenant.

               (d)  Landlord shall, to the extent permitted by law, have (in
addition to all other rights and remedies whatsoever) a right of distress for
rent and a lien on all of Tenant's personal property, except telecommunications
related equipment, and other property on the Leased Premises, as security of all
Rent and any other sums payable under this Lease.

               (e)  If Landlord terminates this Lease pursuant hereto, Landlord
shall be entitled to recover from Tenant at any time thereafter, and Tenant
shall pay to Landlord on demand, as and for liquidated and agreed final damages
for such Event of Default, an amount equal to the difference between (i) all
Base Rent and Additional Rent and other sums which would be payable under this
Lease from the date of such demand through the end of the Term (as if this Lease
had not been terminated), and (ii) the fair market rental value of the Leased
Premises over the same period (net of all expenses and all vacancy periods
reasonably projected by Landlord to be incurred in connection with the reletting
of the Leased Premises), discounted at the rate of five percent (5%) per annum.
Nothing herein shall be construed to affect or prejudice Landlord's right to
prove, and claim in full, unpaid Rent accrued prior to termination of this Lease
or Landlord's right to assert any indemnity claims pursuant hereto.

               (f)  Tenant, on its own behalf of all persons claiming by,
through or under Tenant, including all creditors, does hereby specifically waive
and surrender any and all rights and privileges, so far as if permitted by law,
which Tenant, and all such persons might otherwise have under any present or
future law (i) to redeem the Leased Premises or the Lease, (ii) to reenter or
repossess the Leased Premises, (iii) to restore the operation of this Lease,
with respect to any dispossession of Tenant by judgment or warrant of any court
or judge, or any re-entry by Landlord, or any expiration or termination, whether
such dispossession, re-entry, expiration or termination shall be by operation of
law or pursuant to the provisions of this Lease or (iv) to the benefit of any
law which excepts property from liability for debt or for distress for rent. The
words "dispossession," "re-enter," "entry," "re-entry," "re-entered," "possess,"
"repossession," "repossess," and "redeem" and the like as used in this Lease
shall not be deemed to be restricted to their technical legal meanings.

               (g)  Tenant hereby consents to the exercise of personal
jurisdiction over Tenant by the state court, and, if federal jurisdiction shall
be applicable, the United States District Court, with respect to the county in
which the Land is located.

                                       18
<PAGE>

               (h)  All and each of Landlord's rights and remedies set forth
herein shall be in addition to all rights and remedies at law or in equity or by
statute or otherwise, all of which are separate, distinct and cumulative and no
one of them, whether or not exercised by Landlord, shall be deemed in exclusion
of any of the others. Without limiting the generality of the foregoing, in the
event Tenant fails to take possession of the Leased Premises as herein required,
Tenant shall, among other things, be obligated to pay Landlord in full for all
Tenant improvements constructed or installed within the Leased Premises and for
all materials ordered at Tenant's request for the Leased Premises. The exercise
or beginning of the exercise by Landlord of any right or remedy shall not
prejudice the simultaneous or later exercise of any other rights or remedies.

          24.  QUIET ENJOYMENT. If, and so long as, Tenant pays the Rent and
               ---------------
fully performs and observes each and every term, covenant, obligation and
condition herein contained to be performed or observed by Tenant, Tenant shall
enjoy the Leased Premises during the Term without hindrance or molestation by
Landlord, subject to the terms, covenants and conditions of this Lease and the
lien, terms, conditions, operation and effect of any and all Mortgage(s) and the
rights of any Mortgage thereunder or with respect thereto.

          25.  FINANCING.
               ---------

               (a)  If, in connection with obtaining, or pursuant to, any
temporary, construction, permanent or other financing for the Building and/or
the Land, any lender shall request reasonable modifications of this Lease as a
condition to such financing. Tenant shall execute, acknowledge and deliver any
such modification to Landlord within ten (10) days after Tenant's receipt
thereof, provided such modifications do not increase the financial obligations
of Tenant hereunder or materially and adversely affect Tenant's use and
enjoyment of the Leased Premises as herein provided. Tenant agrees to give every
Mortgagee by certified mail, return receipt requested, a copy of any notice of
default served upon Landlord, provided that prior to such notice Tenant has been
notified in writing of the address of such Mortgagee.

               (b)  Tenant agrees that no Mortgagee shall be (i) bound by any
payment of Base Rent and Additional Rent for more than 1 month in advance, (ii)
bound by any amendment or modification of this Lease made without the consent of
such Mortgagee, (iii) liable for damages for any breach, act or omission of any
prior Landlord, (iv) bound to effect or pay for any construction for Tenant's
occupancy, (v) subject to any off-sets or defenses that Tenant may have against
any prior Landlord or (vi) have any obligation with respect to the Deposit of
Tenant's Prepaid Rent unless, and to the extent, the same has been physically
delivered to such Mortgagee.

          26.  HOLDOVER TENANCY. If (without execution of a new lease or written
               ----------------
extension) Tenant shall holdover after the expiration of the Term, then Tenant
shall, subject to Landlord's written consent but without execution of a new
lease, become a tenant at sufferance at a monthly rental equal to twice the Rent
due under the terms of this Lease, commencing said tenancy with the first day
next after the end of the Term. Tenant, as a tenant at sufferance, shall be
subject to all of the conditions and covenants of this Lease as though the
tenancy had originally been a monthly tenancy. During the holdover period, each
party hereto shall give to the other at least 30 days' written notice to quit
the Leased Premises, except in the event of

                                       19
<PAGE>

nonpayment of Rent when due, or the breach of any other covenant or default
hereunder by Tenant (without giving effect to any notice or right to cure
period), in which event Tenant shall not be entitled to any notice to quit, the
usual 30 days' notice to quit being expressly waived. The foregoing shall not
constitute Landlord's consent to any holdover by Tenant. Notwithstanding the
foregoing, if Landlord shall desire to regain possession of the Leased Premises
by any legal action or process in force in the jurisdiction in which the Land is
located, and Landlord shall have the right to recover all direct or indirect
costs, expenses, legal expenses, attorneys' fees, damages, loss of profits or
any other costs incurred by Landlord as a result of Tenant's failure or
inability to deliver possession of the Leased Premises to Landlord when required
under this Lease.

          27.  ESTOPPEL CERTIFICATE/FINANCIAL STATEMENT. Within 10 days after
               ----------------------------------------
request therefor from Landlord, Tenant shall deliver, in recordable form, a
certificate to any proposed Mortgage or purchaser, or to Landlord, together with
a true and correct copy of this Lease, certifying (i) whether this Lease is in
full force and effect and without modification, (ii) the amount of any prepaid
rent and/or security deposit paid by Tenant to Landlord, (iii) whether Landlord
has performed all of Landlord's obligations due to be performed under this Lease
and/or whether there are any defenses, counterclaims, deductions, or offsets
outstanding or other excuses for Tenant's performance under this Lease, (iv)
whether or not the Term has commenced and Tenant has accepted possession of the
Leased Premises, (v) the Commencement Date, (vi) the amount of Rent currently
due and payable, and (vii) any other information reasonable requested by
Landlord or such proposed Mortgage or purchaser. Tenant covenants and agrees
that, at any time, within 30 days after notice and demand by Landlord, Tenant
will furnish to Landlord Tenant's most recent financial statements as of the end
of Tenant's last fiscal year certified by an independent certified public
accountant or Tenant's chief financial officer, and Tenant consents to the
delivery of same by Landlord to lenders or prospective lenders or purchasers of
all or part of the Project or of any interest in a Mortgage.

          28.  MISCELLANEOUS.
               -------------

               (a)  Amendment. This Lease may not be amended or modified except
                    ---------
in writing and signed by Landlord and Tenant.

               (b)  Notices. All notices required by this lease shall be in
                    -------
writing and shall be effective, if mailed, when mailed by certified mail, return
receipt requested, or, if sent by messenger, when personally delivered, as
follows (or to such other address designated by written notice thereof to the
other given in accordance with the terms of this Section 28(b)):

          Notice to Landlord:                          Notice to Tenant:

          Laing Beaumeade, Inc.                        Equinix, Inc.
          c/o Laing Properties, Inc.                   [*]
          2401 Pennsylvania Avenue, N.W.               Suite C
          Washington, D.C. 20037-1730                  Ashburn Virginia 20147
          Attention: General Manager

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       20
<PAGE>

          With a copy to:                         With a copy to:

          Laing Beaumeade, Inc.                   Equinix, Inc.
          c/o Laing Properties, Inc.              901 Marshall Street
          5901-B Peachtree-Dunwoody Road          Redwood City, CA 94063
          Atlanta, Georgia 30328
          Attention:  General Counsel

               (c)  Binding Effect. Subject to the provision of Section 15
                    --------------
hereof and all other restrictions set forth herein, this Agreement shall be
binding upon and inure to the benefit of the parties hereto and their successors
and assigns.

               (d)  Limitation Of Landlord's Liability. Notwithstanding any
                    ----------------------------------
provision to the contrary contained herein, Tenant shall look solely to the
estate and interest of Landlord in and to the land and the Building, and
Landlord shall have no personal liability, in the event of any claim against
Landlord arising out of or in connection with this Lease, the relationship of
Landlord and Tenant, or Tenant's use of the Leased Premises, and Tenant agrees
that the liability of Landlord arising out of or in connection with this Lease,
the relationship of Landlord and Tenant, or Tenant's use of the Leased Premises,
shall be limited solely to such estate and interest of Landlord in as to the
Land and the Building and that Landlord shall have no personal liability as
provided above in this sentence. No properties or assets of Landlord other than
the estate and interest of Landlord in and to the land and the Building, and no
property owned by any partner of Landlord, shall be subject to levy, execution
or other enforcement procedures for the satisfaction of any judgment (or other
judicial process) or for the satisfaction of any other remedy of Tenant arising
out of or in connection with this Lease, the relationship of Landlord and Tenant
or Tenant's use of the Leased Premises. Further, in no event whatsoever shall
any partner in Landlord have any liability or responsibility whatsoever arising
out of or in connection with this Lease, the relationship of Landlord and
Tenant, or Tenant's use of the Leased Premises.

               (e)  Accord And Satisfaction. No receipt and retention by
                    -----------------------
Landlord of any payment tendered by Tenant in connection with this Lease, or
application of the Deposit, will give rise to, or support or constitute, and
accord and satisfaction, notwithstanding any accompanying statement, instrument
or other assertion to the contrary (whether by notation on a check or in a
transmittal letter or otherwise), unless Landlord expressly agrees in a separate
writing to an accord and satisfaction.

               (f)  Severability. If any term or provision, or any portion
                    ------------
thereof, of this Lease, or the application thereof to any person or
circumstances shall, to any extent, be illegal, invalid or unenforceable, the
remainder of this Lease or the application of such term or provision to persons
or circumstances other than those as to which it is held illegal, invalid or
unenforceable, shall not be affected thereby, and each term and provision of
this Lease shall be valid and be enforced to the fullest extent permitted by
law. It is the intention of the parties hereto that if any such provision is
held to be illegal, invalid or unenforceable, there will be added in lieu
thereof a provision as similar in terms to such provision as is legal, valid and
enforceable.

                                       21
<PAGE>

               (g)  Waiver/Consent. No term, condition or provision of this
                    --------------
Lease shall be deemed waived, unless waived in writing by the party against whom
such waiver is to be enforced. One or more waivers of any covenant, term or
condition of this Lease by either party shall not be construed as a waiver of a
subsequent breach of the same covenant, term or condition. The consent or
approval by either party to or of any act by the other party requiring such
consent or approval hereunder shall not be deemed to waive or render unnecessary
consent to or approval of any subsequent similar act.

               (h)  Time.  Time is of the essence hereof.
                    ----

               (i)  Applicable Law.  This License shall be construed according
                    --------------
to the laws of the Commonwealth of Virginia in which the Land is located.

               (j)  Anticipatory Repudiation. If, prior to the commencement of
                    ------------------------
the Term, Tenant notifies Landlord of or otherwise unequivocally demonstrates an
intention to repudiate this Lease, Landlord may, at its option, consider such
anticipatory repudiation a breach of this Lease and an Event of Default
hereunder. In addition to any other remedies available to Landlord hereunder or
at law or in equity or by statute or otherwise, Tenant shall pay in full for all
tenant improvements constructed or installed within the Leased Premises as of
the date of such breach and for materials ordered at Tenant's request for the
Licensed Premises, attorneys' fees, brokerage fees, costs of reletting and loss
of Rent.

               (k)  Entire Agreement. This Lease sets forth all the covenants,
                    ----------------
promises, agreements, conditions and understandings between Landlord and Tenant
concerning the Leased Premises, Building, and Project, and there are no
covenants, promises, agreements, conditions or understandings, either oral or
written, between them other than as set forth herein.

               (l)  Waiver of Jury Trial. Landlord and Tenant each hereby waive
                    --------------------
trial by jury in any action, proceeding or counterclaim brought by either of
them against the other, on any claim or matter whatsoever arising out of or in
any way connected with this Lease, the relationship of Landlord and Tenant,
Tenant's use and occupancy of the Leased Premises and/or any claim of injury or
damage.

               (m)  Captions. Any headings preceding the text of the several
                    --------
Sections or Subsections hereof are inserted solely for convenience of reference
and shall not constitute a part of this Lease, nor shall they affect the
meaning, construction or effect of this Lease.

               (n)  Force Majeure. In the event that Landlord shall be delayed,
                    -------------
hindered in or prevented from the performance of any act or obligation required
hereunder by reason of acts of God, strikes, lockouts, labor troubles or
disputes, inability to procure or shortage of materials or labor, failure of
power or any utilities whatsoever, delay in transportation, fire, vandalism,
accident, flood, severe weather, other casualty, restrictive governmental laws,
regulation, or orders (including, but not limited to, mandated changes in plans
and specifications or the Landlord's Work resulting from changes in pertinent
codes and regulations or interpretations thereof), riot, insurrection, civil
commotion, sabotage, explosion, war, natural or local emergency, acts or
omissions of others, including, but not limited to, Tenant, or other reasons of
a similar or dissimilar nature not solely the fault of, or under the

                                       22
<PAGE>

exclusive control of, Landlord, then performance of such act shall be excused
for the period of the delay and the period for the performance of any such act
shall be extended for the period equivalent to the period of such delay.

               (o)  Surrender. Tenant agrees to yield up and surrender the
                    ---------
Leased Premises, at the expiration or earlier termination of this Lease, clean
and neat, and in the same condition and repair in which they are required to be
kept by Tenant throughout the Term, reasonable wear and tear excepted.

               (p)  Effect of Submission. The submission by Landlord to Tenant
                    --------------------
of this Lease shall not constitute a reservation of, or an option for, the
leasing of the Leased Premises and this Lease shall have no binding force and
effect unless and until executed by Landlord and Tenant and, if required
pursuant to applicable loan documents, approved by any current Mortgagee.

               (q)  Recording. Tenant shall not record this Lease or a
                    ---------
memorandum or other notice thereof without the written consent of Landlord
(which consent may be withheld in Landlord's sole and absolute discretion), and
Tenant's recording of this Lease or a memorandum or other notice hereof will be
void and an Event of Default hereunder.

               (r)  Independent Covenants. Tenant's covenants to pay Rent, and
                    ---------------------
any other payments required of Tenant hereunder, are independent of all other
covenants and agreements herein contained. All obligations of Landlord hereunder
shall be construed as covenants, not as conditions.

               (s)  Brokers.  Landlord and Tenant represent and warrant to each
                    -------
other that, except as set forth below in this Section 28(s), neither has had any
dealings, negotiations or consultations with respect to the Leased Premises or
this transaction with any broker or other intermediary. In the event that any
broker or other intermediary claims a commission or other compensation with
respect to this transaction, the party alleged to have created the right to such
commission or compensation shall be responsible for and will indemnify and save
harmless the other party from and against any and all costs, fees, expenses
(including, without limitation, reasonable attorneys' fees), liabilities and
claims incurred or suffered by the other party as a result thereof. Landlord
                                                                    --------
hereby represents that in the event GSHH/LBG, LLC representing Landlord is
                                    -----------------------------------
entitled to a commission with respect to the transaction herein contemplated,
Landlord shall be responsible for a reasonable commission pursuant to terms and
--------
conditions contained in separate agreements.

               (t)  Counterparts. This Lease may be executed in counterparts,
                    ------------
each of which shall constitute one and the same agreement.

               (u)  Hazardous Waste.  The term "Hazardous Substance," as used in
                    ---------------
this Lease, shall mean pollutants, petroleum, contaminants, infections, toxic or
hazardous waste, asbestos, radioactive materials, polychlorinated biphenyls or
any other substances, materials or debris, the removal of which is required or
the use, handling, deposit, or storage of which is restricted, prohibited,
regulated or penalized by any "Environmental Law", which term shall mean any
federal, state or local law, statute, ordinance, rule, code, regulation or
requirement

                                       23
<PAGE>

directly or indirectly relating to pollution or protection of the environment.
Except as consented to by Landlord pursuant to this Lease, Tenant hereby
covenants and agrees, for itself, its agents, contractors, subtenants and
employees, that (i) no activity will be conducted on all or any part of the
Leased Premises or balance of the project that will produce or cause the release
of any Hazardous Substances or otherwise violate or fail to comply with any
Environmental Law; (ii) the Leased Premises and the balance of the Project will
not be used in any manner for the storage (for any period of time whatsoever) of
any Hazardous Substances; (iii) no portion of the Leased Premises or balance of
the Project will be used as a landfill or a dump; (iv) no underground tanks of
any type will be installed on the Lease Premises or the balance or the Project;
(v) no surface or subsurface conditions shall exist or come into existence that
constitute, or with the passage of time may constitute, a public or private
nuisance on the Leased Premises or the balance of the Project; and (vi) no
Hazardous Substances shall be brought onto or into the Leased Premises or
balance of the Project. If any such Hazardous Substance is brought or found
located in or on the Leased Premises, the same shall be immediately removed by
Tenant, with proper disposal, and all required cleanup procedures shall be
diligently undertaken pursuant to all Environmental Laws, by Tenant, at Tenant's
sole cost and expense. If, at any time during or after the Term, the Leased
Premises are found to be so contaminated or subject to said conditions, or if
Tenant shall, by act or omission, breach any of its obligations under this
Section 28(u), an Event of Default shall exist. The provisions of this Section
28(u) shall survive the expiration or earlier termination of this Lease.

               (v)  Authority.  Tenant represents and warrants that the
                    ---------
individual executing this Lease on behalf of Tenant is authorized to execute and
deliver this Lease; that Tenant is validly formed or organized and in good
standing in the state of its incorporation or formation and authorized to
transact business in the jurisdiction in which the Land is located; that Tenant
has the power and authority to enter into this Lease; and that all action
required to authorize Tenant to enter into this Lease has been taken. Upon
receipt of Landlord's request, Tenant will provide Landlord with evidence
satisfactory to Landlord confirming all of the above representations and
warranties.

               (w)  Joint and Several.  In the event this Lease is executed by
                    -----------------
more than one party as Tenant, the liability of all such parties shall be deemed
to be joint and several for all purposes hereunder.

               (x)  Transfer by Landlord.  In the event of any sale, transfer or
                    --------------------
other disposition of Landlord's interest in the Project, Landlord shall
automatically and without any further act or instrument be released and relieved
of and from any and all obligations and liabilities of Landlord occurring from
and after the day of any such transfer and in such event Landlord's successor or
transferee by accepting such sale, transfer or assignment shall thereby
automatically assume and be liable for all obligations and liabilities of
Landlord which accrue from and after such sale or transfer and Tenant agrees to
look solely to such successor or transferee for the performance of any such
duties and obligations and in satisfaction of all such obligations and
liabilities under this Lease Agreement, notwithstanding that all pre-paid rent,
pre-paid Common Area Maintenance fees and all Security Deposits are transferred
to Landlord's successor or transferee.

                            (SIGNATURES TO FOLLOW)

                                       24
<PAGE>

          IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be
duly executed as of the date first above written.

                                   LANDLORD:

WITNESS:                           Laing Beaumeade, Inc.,
                                   a Georgia corporation

   [signature illegible]           By:    [signature illegible]   (SEAL)
-----------------------------         -----------------------------

                                   Its:  E.V.P.

                                   TENANT:

WITNESS:                           Equinix, Inc.
                                   a Delaware corporation

   [signature illegible]           By:    /s/ Jay S. Adelson      (SEAL)
-----------------------------         -----------------------------

                                   Its:  CTO

WITNESS:

   [signature illegible]           By:    /s/ Albert M. Avery     (SEAL)
-----------------------------         -----------------------------

                                   Its:  CEO

                                       25
<PAGE>

                                  EXHIBIT "A"

                        DESCRIPTION OF LEASED PREMISES
                        ------------------------------

                            [Graphic of Floor Plan]

                                       26
<PAGE>

                                  EXHIBIT "B"

                               LAND DESCRIPTION
                               ----------------

                               [Graphic of Land]

                                       27
<PAGE>

                                  EXHIBIT "C"
                               ANNUAL BASE RENT
                               ----------------

<TABLE>
<CAPTION>
FROM                         TO             RENTAL RATE            MONTHLY                 ANNUALLY
<S>                   <C>                   <C>                    <C>                     <C>
Jan. 15, 1999         Jan. 31, 1999                $[*]               $[*]                    $[*]

Feb. 1, 1999          Jan. 31, 2000                $[*]               $[*]                    $[*]

Feb, 1, 2000          Jan. 31, 2001                $[*]               $[*]                    $[*]

Feb, 1, 2001          Jan. 31, 2002                $[*]               $[*]                    $[*]

Feb, 1, 2002          Jan. 31, 2003                $[*]               $[*]                    $[*]

Feb, 1, 2003          Jan. 31, 2004                $[*]               $[*]                    $[*]

Feb, 1, 2004          Jan. 31, 2005                $[*]               $[*]                    $[*]

Feb, 1, 2005          Jan. 31, 2006                $[*]               $[*]                    $[*]

Feb, 1, 2006          Jan. 31, 2007                $[*]               $[*]                    $[*]

Feb, 1, 2007          Jan. 31, 2008                $[*]               $[*]                    $[*]

Feb, 1, 2008          Jan. 31, 2009                $[*]               $[*]                    $[*]
</TABLE>

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       28
<PAGE>

                                  EXHIBIT "D"

                                WORK AGREEMENT
                                --------------

          THIS WORK AGREEMENT is entered into the 18th day of November 1998 by
and between Laing Beaumeade, Inc. ("Landlord") and Equinix, Inc. ("Tenant"), and
attached as Exhibit "D" to that certain Lease (the "Lease") of even date
herewith, by and between Landlord and Tenant.  All terms used in this Exhibit
"D" shall have the same meanings set forth in the Lease except as otherwise
defined herein.

     1.   Landlord's Work. It is hereby understood and acknowledged by the
          ---------------
parties hereto that Landlord is leasing the Leased Premises to Tenant in "as is"
condition with all faults, and that Landlord has made no representations
respecting the condition of the Leased Premises or the Project not expressly
contained herein. Landlord shall have no obligation to perform any work in, or
for the benefit of the Leased Premises except as follows:

          (a)  At no cost to Tenant, Landlord shall supply building standard
warehouse lighting and natural gas powered, ceiling mounted building standard
warehouse heaters, (the "Landlord's Work").

     2.   Tenant's Work. Tenant hereby agrees to provide all work and materials
          -------------
for the construction and/or installations of all alterations and improvements in
the Leased Premises (including interior construction, interior design,
telecommunications cabling and installation, and other associated finishes and
fixtures) required by Tenant for the operation of Tenant's business therein (the
"Tenant's Work") in accordance with (a) the final plans and working drawings
approved by Landlord, (b) all of the terms and conditions for making
improvements and alterations as set forth in Paragraph 13 of the Lease, (c) the
terms and conditions set forth in this Exhibit "D", and (d) all applicable
codes, laws and regulations. As part of the Tenant's Work, Tenant, at Tenant's
sole expense, shall install and maintain such fire extinguishers and other fire
protection devices as may be required from time to time by any agency having
jurisdiction thereof and/or the underwriters of the insurance company(ies)
insuring the Project. Tenant shall timely pay all expenses incurred by Tenant in
connection with the Tenant's Work, whether such payments are due contractors,
subcontractors or others.

     3.   Permits and Licenses. Tenant shall not commence the Tenant's Work
          --------------------
until Tenant has delivered to Landlord a building permit approved by the
applicable governmental authorities. Tenant shall be responsible for obtaining
all other necessary permits and licenses for the Tenant's Work and shall be
responsible for the payment of all fees associated therewith. Tenant shall also
be responsible for the performance of the Tenant's Work in accordance with all
applicable Federal, state and county laws, ordinances, regulations, restrictions
and codes (including, but not limited to, the Americans With Disabilities Act),
and in accordance with the provisions of Paragraph 13 of the Lease.

     4.   Insurance.
          ---------

          (a)  During the period commencing on the date Landlord tenders
possession of the Leased Premises for construction of the Tenant's Work and
continuing until the

                                       29
<PAGE>

construction of the Tenant's Work is complete. Tenant shall carry and maintain
at no expense to Landlord builder's completed value "all-risk" insurance,
including collapse and transit coverage.

          (b)  During the period commencing on the date Landlord tenders
possession of the Leased Premises or construction of the Tenant's Work and
continuing until the construction of the Tenant's Work is complete, Tenant shall
require each contractor and subcontractor performing all or any portion of the
Tenant's Work to carry and maintain or no expense to Landlord;

               (i)    comprehensive general liability insurance, including
contractor's liability coverage, contractual liability coverage, completed
operations coverage, Leased Premises-operations coverage, broad form property
damage endorsement and independent contractor's protective liability coverage in
an amount not less than Two Million Dollars ($2,000,000.00) combined single
limit per occurrence provided that such coverage may be provided through an
umbrella insurance policy affording comparable coverage, naming Landlord as an
additional insured and other meeting the criteria set forth in Paragraph 10 of
the Lease.

               (ii)   worker's compensation or other similar insurance in the
form and amounts required by law.

          (c)  Certified copies of insurance policies or certificates of
insurance for the foregoing coverage shall be delivered to Landlord prior to
commencement of the Tenant's Work and, on renewal of such policies, not less
than twenty (20) days before expiration of the term of the policy.

     5.  Temporary Utilities.
         -------------------

          (a)  Tenant shall pay the costs of all utilities furnished to the
Leased Premises during the period Tenant is performing the Tenant's Work.

          (b)  Tenant, at its expense, may provide temporary telephone service
to the Leased Premises during the period Tenant is performing the Tenant's Work.

     6.   Plans Approval; Schedule.
          ------------------------

          (a)  It is agreed that Tenant will develop construction drawings and
specifications for completion of the Tenant's Work to be performed in the Leased
Premises. All such construction drawings and specifications are expressly
subject to Landlord's written approval; however, notwithstanding any such
approval by Landlord, Tenant shall be solely responsible for the content of the
construction drawings and specifications (including compliance with all
applicable laws, including, but not limited to, compliance with the Americans
With Disabilities Act), and coordination of the construction drawings and
specifications with base Project design. Tenant shall reimburse Landlord upon
demand for the Landlord's reasonable out-of-pocket costs for review of Tenant's
plans, drawings and specifications (including, but not limited to, the cost of
review of mechanical, electrical and plumbing plans and review (if any) for
compliance with applicable laws). Tenant, upon written notice from Landlord,
shall immediately pay said costs to Landlord as Additional Rent under the Lease.

                                       30
<PAGE>

               (i)    Tenant will deliver to Landlord, for Landlord's approval,
Tenant's proposed construction schedule and a complete set of Tenant's
preliminary construction drawings and specifications for the entire Leased
Premises prepared by Tenant's architect. Such construction drawings and
specifications shall set forth, among other things:

                      (A)  the location of equipment;

                      (B)  the location and specification of telephone and other
communication outlets;

                      (C)  the location and specification of electrical outlets,
especially those required to accommodate items such as computers and 220 volt
equipment;

                      (D)  the location of heat-producing machines, and
specification of heat output (BTU/hour) and required operating conditions
(maximum/minimum temperature, hours of operation);

                      (E)  the location, manufacture, specifications and plans
for any heating, air conditioning or ventilation units to be installed in the
Leased Premises.

               (ii)   Within seven (7) days after such delivery, Landlord shall
deliver to Tenant in writing its approval of such construction drawings and
specifications or changes to such construction drawings and specifications that
will be required to obtain Landlord's approval.

               (iii)  Within seven (7) days after delivery of Landlord's report
containing required and/or suggested revisions to Tenant's preliminary
construction drawings and specifications, Tenant shall deliver to Landlord
Tenant's revised preliminary construction drawings and specifications containing
the required revisions and such suggested revisions as Tenant chooses to
incorporate, together with electrical and mechanical drawings prepared by a
professional engineer.

               (iv)   Within five (5) days after such delivery, Landlord shall
deliver its confirmation that all required revisions have been made (if such is
the fact) and its approval of the revised preliminary plans (or if all such
revisions have not been made, Landlord shall, within said 5 day period, not if
Tenant of any additional revisions which are required to obtain Landlord's
approval, and Tenant shall then cause such additional revisions to be made
within the time period specified in (iii) above). If within said 5 day period,
the Landlord's required revisions are fully incorporated into the preliminary
drawings, Landlord's approval of said revised preliminary drawings shall be
considered as Landlord's final approval.

          (b)  All construction drawings and specifications to be prepared by
Tenant or on Tenant's behalf pursuant to this Exhibit "D" shall be prepared at
Tenant's sole cost and expense.

          (c)  Landlord reserves the right from time to time to require, without
the consent or approval of Tenant, that Tenant modify, amend or change the
Tenant's final

                                       31
<PAGE>

construction drawings and specifications as may be necessary to comply with any
applicable law or regulation of any governmental authority or insurance board.

          (d)  Upon completion of the Tenant's Work, Tenant shall deliver to
Landlord one (1) complete Mylar film or "blue-line" set of "as-built" plans for
the Tenant's Work, and a copy of the Tenant's permanent certificate of occupancy
for the Leased Premises.

     7.   Coordination of Tenant's Work. Tenant shall, upon the execution of the
          -----------------------------
Lease, designate in writing to Landlord the individual ("Tenant's Agent") having
authority to approve plans and specifications on Tenant's behalf and to
authorize changes or additions to work during construction. Authorization by
Tenant's Agent shall be deemed to be authorization by Tenant.

     8.   Performance of Tenant's Work.
          ----------------------------

          (a)  Tenant agrees to complete at Tenant's sole cost and expense all
work to the Leased Premises as shown on the Tenant's final construction plans
and specifications and all other work necessary to complete the Leased Premises
for Tenant's occupancy.

          (b)  All materials used in the performance of the Tenant's Work shall
be of top quality and in new condition. All systems shall be in good working
order when completed. All equipment installed shall be Underwriter's Laboratory
approved and be covered by a standard manufacturers and installation warranties,
and Tenant shall perform, or cause its contractor to perform, all of the
Tenant's Work in a good and workmanlike manner and in compliance with all
applicable codes, laws and regulations.

          (c)  Subject to the provisions of paragraph 4(c) herein, Tenant shall
have the right to select its own contractors and subcontractors (subject to
Landlord's consent over such contractors and subcontractors, which consent shall
not be unreasonably withheld, conditioned or delayed) to perform any work in the
Leased Premises, provided that:

               (i)    the contractors employed in connection with the Tenant's
Work shall be licensed, bonded and reputable contractors, and shall comply with
any applicable law and reasonable work rules and regulations established by
Landlord from time to time for all work in the Leased Premises (including, but
not limited to those set forth herein in paragraph 10 of this Exhibit "D");

               (ii)   in Landlord's reasonable judgement, such work or the
identities or presence of such contractors or their subcontractors will not
result in delays, stoppages or other action or the threat thereof which may
interfere with construction progress of or delay in completion of other work in
the Building or in any other project then under construction by Landlord, or in
any manner impair any guarantee or warranty from Landlord's contractor or its
subcontractors, or conflict with any labor agreements applicable to the
construction of the Project by Landlord; and

               (iii)  each such contractor and subcontractor, and the nature and
extent of the work to be performed by it, shall be approved by Landlord (but
such approval shall not relieve Tenant of its responsibility to comply with the
applicable provisions of this Exhibit

                                       32
<PAGE>

nor constitute a waiver by Landlord of any of its rights under the Lease).
Tenant shall be responsible for negotiating all fees with Tenant's permitted
contractors and subcontractors, irrespective of whether Tenant employs
Landlord's contractor another contractor or subcontractor.

               (d)  Tenant shall defend, indemnify and hold harmless Landlord
and its property and asset managers and their respective agents, employees,
officers and partners, harmless from and against any claim, demand, loss,
damage, cost, liability, suit, or expense, whether occurring incurred or arising
before or after the Lease Commencement Date, arising from or out of or in
connection with, the performance of the Tenant's Work, and, without limiting the
foregoing. Landlord shall have the right to offset against the Tenant Allowance
(as defined below) any monies incurred, payable or paid by or on behalf of
Landlord with respect to which Landlord is entitled to be indemnified, or may
invoice the same as Additional Rent pursuant to the Lease and payable upon
demand from Landlord.

     9.   Construction Rules. Tenant hereby agrees that, with respect to any all
          ------------------
Tenant's Work, Tenant and each of Tenant's contractors, subcontractors,
suppliers, laborers and others performing all or any portion of the Tenant's
Work shall comply with the rules and regulations listed in Exhibit "H" attached
hereto.

                                       33
<PAGE>

                                  EXHIBIT "E"
                                  ----------

                             RULES AND REGULATIONS
                             ---------------------

          The following rules and regulations have been formulated for the
safety and well-being of all tenants of the Building.

          Landlord may waive the compliance by a tenant to any of these rules
and regulations, provided that (i)  no waiver shall be effective unless signed
by Landlord or Landlord's authorized agent, (ii)  any such waiver shall not
relieve such tenant from the obligation to comply with such rules or regulations
in the future unless expressly consented to by Landlord and (iii)  no waiver
granted to any tenant shall relieve any other tenant from the obligation of
complying with the rules and regulations unless such other tenant has received a
similar waiver in writing from the Landlord.

          Landlord shall not be responsible to any tenant for the non-observance
or violation of or by any other tenant of any of these rules and regulations at
any time.

          1.   The Common Areas shall not be obstructed or encumbered by Tenant
or used for any purpose other than ingress and egress to and from the Leased
Premises except as provided herein. Landlord shall have the right to control and
operate the Common Areas, except those areas as defined in Exhibit A of the
Lease, in such manner as Landlord, in Landlord's sole discretion, deems best for
the benefit of the tenants generally. No tenant shall permit the visit to the
Leased Premises of persons in such numbers or under such conditions as to
interfere with the use and enjoyment by other tenants of Common Areas.

          2.   No awning, antennas, or other projections shall be attached to
the outside walls of the Building, except as provided herein.

          3.   No showcases or other articles shall be put in front of or
affixed to any part of the exterior of the Building, nor placed in the halls,
corridors or vestibules or other Common Areas of the Building without the prior
written consent of Landlord.

          4.   The water and wash closets and other plumbing fixtures shall not
be used for any purposes other than those for which they were constructed, and
no sweepings, rubbish, rags, chemicals, paints cleaning fluids or other
substances shall be thrown or placed therein. Without limiting any of the
provisions of the Lease which this Exhibit C forms a part of and the rights and
remedies of Landlord thereunder, all damages resulting from any misuse of the
plumbing fixtures shall be borne by the tenant who, or whose servants,
employees, agents, visitors, or licensees, shall have caused the same.

          5.   There shall be no marking, painting, drilling into or other
forms(s) of defacing of any part of the Project (exclusive of the Leased
Premises) or of any part of the Leased Premises visible from the Common Areas.
Tenant shall not construct, maintain, use or operate within the Leased Premises
any electrical devices, wiring, or apparatus in connection with a loud speaker
system or other sound systems, except as

                                       34
<PAGE>

reasonably required for its communication system and approved prior to the
installation thereof by Landlord. No such loud speaker or sound system shall be
constructed, maintained, used or operated outside of the Leased Premises.

          6.   No bicycles, vehicles, animals, birds, or pets of any kind shall
be brought into or kept in or about the Leased Premises. No cooking (except for
hot-plate cooking by Tenant's employees for their own consumption, the equipment
for and location of which are first approved by Landlord) shall be done or
permitted by Tenant on the Leased Premised. Tenant shall not cause or permit any
unusual or objectionable odors to be produced upon or permeate of originate from
the Leased Premises. Tenant shall be obligated to maintain sanitary conditions
in any area approved by Landlord for food preparation and consumption.

          7.   Other than expressly permitted under the Lease, no spaced in the
Building shall be used for the manufacturing of goods, merchandise, or other
property, or for the sale or auction of merchandise, goods, or property of any
king. The office area of the Leased Premises may be used only for office use.

          8.   No tenant shall make, or permit to be made, any unseemly or
disturbing noises or disturb or interfere with occupants of the Building for
neighboring buildings or premises or those having business with them whether by
the use of any mechanical instrument, radio, talking machines, tape machine,
unmusical noise, other sound or sound system or in any other way. No tenant
shall throw anything out of the doors or windows or down the corridors or
stairs. In addition, Tenant shall not permit any vibrations from the operation
of Tenant's machines, fixtures, mechanical equipment or otherwise to exist to
any degree or extent as to be objectionable to Landlord or any other tenant(s)
in the Building.

          9.   No flammable, combustible, explosive, hazardous or toxic fluid,
chemical or substance shall be brought into, or kept or generated upon, the
Leased Premises or balance of the Project, except for materials defined by the
Federal Code of Regulations for consumer products with packaging as defined
under Department of Transportation Packaging Regulations CFR - 49, paragraph
171-100, except as provided herein.

          10.  No additional locks or bolts of any kind shall be placed upon any
of the doors or windows by any tenant, nor shall and changes be made in the
existing locks or mechanisms thereof, except as provided herein. The doors
leading to the Common Areas shall be kept closed during business hours except as
they may be used for ingress or egress. Each tenant shall, upon the termination
or expiration of its tenancy, restore to the Landlord all keys of or to offices,
storage, toilet rooms, or with respects to any and all other portions of the
Leased Premises or Building, either furnished to, or otherwise procured by, such
tenant, and in the event of the loss of any keys so furnished, such tenant shall
pay to Landlord the cost thereof.

          11.  Tenant shall not pay any employees on the Leased Premises, except
those actually working for Tenant on the Leased Premises.

                                       35
<PAGE>

          12.  Landlord reserves the right to exclude from the Building at all
times any person who is not known or does not properly identify himself to any
Building management, security guard on duty, or security system monitor. Each
tenant shall be responsible for all persons for whom he authorizes entry into or
exit out of the Building, and shall be liable to Landlord for all acts or
omissions of such persons.

          13.  The Leased Premises shall not, at any time, be used for lodging
or sleeping or any immoral or illegal purpose.

          14.  Tenant, before closing and leaving the Leased Premises at any
time, shall see that all windows are closed and all lights are turned off.

          15.  Landlord's employees shall not perform any work or do anything
outside of their regular duties, unless under special instruction from the
management of the Building. The requirements of tenants will be attended to only
upon application to Landlord and any such special requirements shall be billed
to the applicable tenant (and paid with the next installation of Base Rent) at
the schedule of charges maintained by Landlord from time to time or at such
charge as is agreed upon in advance by Landlord and such tenant.

          16.  Canvassing, soliciting, and peddling in the Building are
prohibited and each tenant shall cooperate to prevent the same.

          17.  There shall not be used in any space or in the public halls of
the Building, either by any tenant or by jobbers or others, in the delivery or
receipt of merchandise, any hand trucks except those equipped with rubber tires
and side guards, and each tenant shall be responsible to Landlord for any loss
or damage result from any deliveries of such tenant to the Building. All
material handling equipment used on the concrete warehouse floor shall have
rubber tires.

          18.  Mats, trash, or other objects shall not be placed in the Common
Areas. All trash shall be disposed of in a manner acceptable to Landlord.

          19.  No sign, advertisement, notice, or other lettering shall be
exhibited, inscribed, painted or affixed by any tenant on any part of the
outside or inside of the Building, or on any other portion of the Project,
without the prior written consent of the Landlord and the Beaumeade Owners
                                                          ----------------
Association Architectural Review Committee. In the event of the violation of the
-----------
foregoing by any tenant, Landlord may charge the expense incurred by such
removal to the tenant responsible for such violation.

20. INTENTIONALLY DELETED.

          21.  Tenant acknowledges and agrees that all company, non-company,
customer, contractor, and vendor trucks including but not limited to tractors
trailers, wheeled containers of any type, tractor cabs, cube and straight bed
trucks shall park only at the rear of, immediately adjacent to and in alignment
with the Tenant's Leased Premises. Such parking shall not infringe upon
neighboring tenant's dock and loading areas. All parked vehicles shall be
removed from the truck court no less than every ten

                                       36
<PAGE>

(10) days. In no event and at no time whatsoever shall Tenant's un-used vehicles
remain parked in the truck court, parking lots, or adjacent to the Building in
excess of ten (10) days. All non-wheeled containers, regardless of size, shall
be stored inside the Leased Premises. Tenant acknowledges and agrees that
parking in the front of Building shall be in common with other tenants and shall
be used only for employee, visitor and customer automobiles, pick-up trucks,
passenger vans, and motorcycles. In no event and at no time whatsoever shall
Tenant's parking of vehicles encroach upon the Project's Fire Lane(s). In no
event and at no time whatsoever shall Tenant's parking of vehicles include
boats, recreational vehicles, aircraft, trailers, cranes, campers, tents, or any
other vehicle or storage device which is not approved in writing, in advance by
Landlord.
<PAGE>

                                  EXHIBIT "F"
                             SPECIAL STIPULATIONS

1.   RENEWAL OPTION

     A.   Tenant shall have the right to renew this Lease for three (3)
          additional terms of five (5) years each commencing on February 1,
          2010, February 1, 2015 and February 1, 2020 (hereinafter referred to
          as the "Renewal Lease Term"). Said right to renewal shall be subject,
          however, to the following conditions precedent:

          1.   Tenant shall give Landlord written notice of its exercise of each
               such renewal option at least one hundred eighty (180) days prior
               to the expiration of the Term and each Renewal Lease Term: and

          2.   Tenant shall not be in material default in performance of or with
               respect to any of the terms, covenants, and conditions of the
               Lease.

     B.   All of the terms, covenants and conditions of this Lease shall
          continue in full force and effect during each Renewal Lease Term,
          except that Annual Base Rent shall be adjusted at the commencement of
          each Renewal Lease Term to the greater of the then prevailing market
          rate for renewing tenants in similar buildings in Ashburn, Virginia as
          defined by independent, third party industrial/warehouse real estate
          broker licensed and in good standing in the Commonwealth of Virginia
          or 103% of the base rental for the month prior to the expiration of
          the term or the expiration of the Renewal Lease Term.

2.   ENVIRONMENTAL MATTERS

     A.   Tenant covenants that it will not cause or permit, knowingly, and
          Hazardous Wastes to be brought upon, disposed on or stored in or on
          the Premises or any Hazardous Material to be released in, on or about
          the Premises and that it will comply with any and all applicable laws,
          ordinance, rules regulations and requirements respecting the presence,
          use or release of Hazardous Materials in, on or about the Premises,
          unless otherwise set forth herein.

     B.   Tenant covenants that it will immediately notify Landlord, in writing,
          of any existing, pending or threatened (a) investigation, inquiry,
          claim or action by any governmental authority in connection with any
          Environmental Laws; (b) third party claims; (c) regulatory actions:
          and/or (d) contamination of the Premises.

     C.   Tenant shall, at Tenant's expense, investigate, monitor, re-mediate,
          and/or clean up any Hazardous Material, Hazardous Waste, or other
          environmental condition on, about, or under the Premises required as a
<PAGE>

          result of Tenant's use of Hazardous Material or occupancy of the
          Premises.

     D.   Tenant covenants that it shall keep the Premises free of any lien
          imposed pursuant to any Environmental Laws.

     E.   Tenant shall indemnify, defend and hold Landlord harmless from and
          against any and all claims, judgements, damages, penalties, fines,
          costs (including without limitation, actual and reasonable attorney's
          fees and court costs), liabilities or losses (collectively, the
          "Tenant Indemnified Claims") resulting from (i) the presence of
          Hazardous Wastes in or about the Premises (other than Hazardous Wastes
          present as of the date of this Lease which are covered by Landlord's
          indemnity in subparagraph (F) below) or the release of Hazardous
          Materials in, on or about the Premises on or after the date of this
          Lease, except to the extent that the Tenant Indemnified Claims are
          caused by Landlord, its agents, employees or contractors, and (ii) any
          Hazardous Waste placed or any Hazardous Substances released elsewhere
          in Laing at Beaumeade by Tenant, its agents, invitees, employees and
          contractors.

     F.   Landlord shall indemnify, defined and hold Tenant harmless from and
          against any and all claims, judgments, damages, penalties, fines,
          costs (including without limitation, actual and reasonable attorney's
          fees and court costs), liabilities or losses (collectively, the
          "Landlord Indemnified Claims") resulting from the presence of
          Hazardous Wastes in or on the Premises as of the date of this Lease or
          the release of Hazardous Materials in or on the Premises as of the
          date of this Lease or the release of Hazardous Materials in or on the
          Premises prior to the date of this Lease, except to the extent that
          the Landlord Indemnified Claims are caused by Tenant, its agents,
          employees, invitees or contractors.

     G.   The provisions of this Special Stipulation "3" shall survive the
          expiration or termination of this Lease.

     H.   Landlord represents that, to the knowledge of this individual(s)
          executing this Lease on behalf of Landlord, no "Hazardous Waste", as
          said term defined in the Resource Conversation and Response Act, as
          amended 42 U.S.C. (S)6901 et. seq. ("RCRA"), has been brought upon,
          disposed or stored in or on the premises, and no hazardous material as
          hereinafter defined has been released in or on the Premises.

     I.   For the purpose of this Lease, the term "Hazardous Material", is
          defined to include those matters described in the Environmental
          Response Compensation and Liability Act, as amended, 42 U.S.C. (S)6901
          et. seq. (CERCLA"). As used herein the term "Hazardous Materials"
          shall also mean (1) asbestos, or any substance containing asbestos;
          (2)
<PAGE>

          polychlorinated biphenyls; (3) lead; (4) radon; (5) pesticides; (6)
          petroleum or any other substances containing hydrocarbons; (7) any
          substance which, when on the Premises, is prohibited by any
          Environmental Laws; and (8) any other substance, material or waste
          which, (i) by any Environmental Laws requires special handling or
          notification of any governmental authority in its collection, storage,
          treatment, or disposal or (ii) is defined or classified as hazardous,
          dangerous or toxic pursuant to any legal requirement.

     J.   For purposes of this Lease, Environmental Laws shall mean; any and all
          federal, state and local laws, statues, codes, ordinances,
          regulations, rules or other requirements to human health or safety or
          the environment, including, but not limited to, those applicable to
          the storage, treatment, disposal, handling and release of any
          Hazardous Waste or Hazardous Materials, all as amended or modified
          from time to time.

3.   LANDLORD'S CONSTRUCTION CRITERIA. Tenant is granted the right to select and
     authorize a general contractor, (hereinafter referred to as "Tenant's
     Contractor") to construct any improvements to the Premises, subject to the
     provisions contained in Exhibit "H" (hereinafter referred to as
     "Construction Criteria"), attached hereto and hereby incorporated herein.
     All costs associated with any contemplated improvements to Premises by
     Tenant shall be the sole responsibility of Tenant.

4.   RIGHT OF FIRST OFFER. During the Term of the Lease and each Renewal Lease
     Term, the Tenant shall have a one time right of first offer to lease
     contiguous space (hereinafter referred to as the "Expansion Premises",
     illustrated in Attachment "A", attached hereto and hereby incorporated
     herein) prior to the Expansion Premises being leased to a third party, on
     the same terms and conditions then in effect under the Lease, expect as
     follows:

     (d)  the term of the Expansion Premises shall be for a minimum of thirty
          six (36) months. In the event Tenant elects to exercise the right of
          first offer, the lease term for the Leased Premises shall be extended
          so as to expire co-terminus with the Expansion Premises space.

     (e)  the rent for the Expansion Premises shall be equal to the annual cost
          per square foot currently in effect for the Leased Premises at the
          date of occupancy and shall adjust annually as stated in Exhibit "C"
          of the Lease and Paragraph One above.

     (f)  the Expansion Premises shall be leased in "as is" condition.

     (g)  Tenant shall pay One Hundred Percent (100%) of all costs incurred with
          preparing the Expansion Premises for Tenant's occupancy.
<PAGE>

Landlord shall notify Tenant when the Expansion Premises are available to be
leased.  Tenant shall then have ten (10) days in which to notify Landlord in
writing exercising Tenant's right to lease the Expansion Premises on the terms
described above.  If Tenant exercises the right to lease the Expansion Premises,
said lease shall commence the earlier of ninety (90) days after Tenant's notice
exercising the right, or the date the Expansion Premises is available for lease.
After Tenant validly exercises the right of first offer provided herein, the
parties shall execute a lease expansion agreement for the Expansion Premises
using the Landlord's standard document.

The foregoing right of first offer shall apply only with respect to the
Expansion Premises and may not be exercised with respect to any other space.  If
Tenant shall fall to exercise such right of first offer after notice by Landlord
as provided herein, Landlord may freely lease the Expansion Premises and the
foregoing right of first offer shall be of no further force or effect.  In the
event Landlord falls to lease the Expansion Premises to a third party within one
hundred eighty (180) days from receipt of Tenant's notice to not exercise its
right of first offer, Tenant's right of first offer shall be re-instated based
on the same terms and conditions as previously agreed to.  The foregoing right
of first offer shall be subject and subordinate to any other rights of tenants
to lease the Expansion Premises, if such rights have already been granted prior
to the date of this Lease.

If Tenant shall exercise the right of first offer granted herein, Landlord does
not guarantee that the Expansion Premises will be available on the commencement
date for the lease thereof for any reason beyond Landlord's reasonable control.
In such event, Rent with respect to the Expansion Premises shall be abated until
Landlord legally delivers the same to Tenant, as Tenant's sole recourse.

Tenant's exercise of such right of first offer shall not operate to cure any
default by Tenant of any of the terms or provisions in the Lease, nor to
extinguish or impair any rights or remedies of Landlord arising by virtue of
such default.  The right of first offer shall, at Landlord's election, be null
and void, if Tenant is in default under the lease on the date the Tenant
exercises its rights hereunder or at anytime thereafter, and prior to the
commencement of the Lease for the Expansion Premises.  If the Lease or Tenant's
right to possession of the Premises shall terminate in any manner whatsoever
before Tenant shall exercise the right herein provided, or if Tenant shall have
subleased the Premises, then immediately upon such termination or sublease, the
right of first offer herein granted shall simultaneously terminate and become
null and void.  Such right is personal to Tenant.  Under no circumstances
whatsoever shall the subtenant under a sublease of the Premises have any right
to exercise the right of first offer granted herein unless such subtenant is a
wholly owned subsidiary of Tenant.  Tenant agrees that time in giving notices
hereunder is of the essence of this provision.

5.   RIGHT OF FIRST OFFER TO LEASE SPACE IN FUTURE BUILDING. Provided the Lease
     is not in default and Landlord elects to develop, construct and lease to
     the general public a fifth building immediately adjacent to [*], Ashburn,
     Virginia, Tenant shall have a one time right of first offer to lease 10,000
     or more square feet in the proposed building (hereinafter referred to as
     the

*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

<PAGE>

     "Future Premises", illustrated in Attachment "B", attached hereto and
     hereby incorporated herein) prior to the building being offered to lease to
     the general public on the same terms and conditions then in effect under
     the Lease, except as follows:

     (a)  the term of the Lease for the Future Premises shall be for a minimum
          of sixty (60) months. In the event Tenant elects to exercise the right
          of first offer, the lease term for the Leased Premises shall be
          extended so as to expire co-terminus with the Expansion Premises
          space. In the event the Tenant elects to exercise the right of first
          offer to lease the entire Future Premises, the lease term for the
          Leased premises shall be terminated so as to expire with Tenant's
          occupancy of the Future Premises.

     (b)  the rent for the Future Premises shall be equal to the annual cost per
          square foot  currently in effect for like warehouse buildings in the
          Ashburn, Virginia sub-market at the date of occupancy and shall adjust
          annually.

     (c)  the Future Premises shall be leased in "as is" condition.

     (d)  Tenant shall pay One Hundred Percent (100%) of all costs incurred with
          preparing the Future Premises for Tenant's occupancy.

Landlord shall notify Tenant seven (7) months in advance of when the Future
Premises are available to be leased.  Tenant shall then have thirty (30) days in
which to notify Landlord in writing exercising Tenant's right to lease the
Future Premises on the terms described above.  If Tenant exercises the right to
lease the Future Premises, said lease shall commence on the date the Future
Premises is available for lease.  After Tenant validly exercises the right of
first offer provided herein, the parties shall execute a lease agreement for the
Future Premises.  After Tenant validly exercised the right of first offer
provided herein, Tenant shall have the option to participate in the design,
planning, and construction of the portion of the Future Premises which Tenant
leases in order to prepare the leased premises for installation of Tenant's
equipment.  Under no circumstances whatsoever shall Tenant's participation
interfere with Landlord's ability to design, plan and construct the Future
Premises for lease to the general public.

The foregoing right of first offer shall apply only with respect to the Future
Premises and may not be exercised with respect to any other space.  If Tenant
shall fail to exercise such right of first offer after notice by Landlord as
provided herein, Landlord may freely lease the Future Premises and the foregoing
right of first offer shall be of no further force or affect.  The foregoing
right of first offer shall be subject and subordinate to any other rights of
tenants to lease the Future Premises, if such rights have already been granted
prior to the date of this Lease.

If Tenant shall exercise the right of first offer granted herein, Landlord does
not guarantee that the Future Premises will be available on the commencement
date for the lease thereof for any reason beyond Landlord's reasonable control.
In such event, Rent
<PAGE>

with respect to the Future Premises shall be abated until Landlord legally
delivers the same to Tenant, as Tenant's sole recourse.

Tenant's exercise of such right of first offer shall not operate to cure any
default by Tenant of any of the terms or provisions in the Lease, nor to
extinguish or impair any rights or remedies of Landlord arising by virtue of
such default.  The right of first offer shall, at Landlord's election, be null
and void, if Tenant is in default under the lease on the date the Tenant
exercises its rights hereunder or at any time thereafter, and prior to the
commencement of the Lease for the Future Premises.  If the Lease or Tenant's
right to possession of the Leased Premises shall terminate in any manner
whatsoever before Tenant shall exercised the right herein provided, or if Tenant
shall have subleased the Leased Premises, then immediately upon such termination
or sublease, the right of first offer herein granted shall simultaneously
terminate and become null and void.  Such right is personal to Tenant.  Under no
circumstances whatsoever shall the subtenant under a sublease of the Leased
Premises have any right to exercise the right of first offer granted herein.
Tenant agrees that time in giving notices hereunder is of the essence of this
provision.
<PAGE>

                                  EXHIBIT "G"

                            ROOF LICENSE AGREEMENT

          THIS AGREEMENT made as of this 18/th/ day of November, 1998 between
                                         -----        --------------
Laing Beaumeade, Inc. ("Licensor") and Equinix, Inc. ("Licensee"), having an
---------------------                  -------------
address at [*], Suite C, Ashburn, Virginia  20147.
           --------------------------------------

          1.   Premises and Duration. Licensor hereby grants to Licensee a
               license, subject to the terms and conditions herein set forth, to
               use certain premises shown on the drawing attached hereto as
               Exhibit A ("Roof Premises") located on the roof ("Roof") of the
               building known as Laing at Beaumeade ("Building") located at
                                 ------------------
               [*], Ashburn, Virginia 20147 for the purposes described in
               ----------------------------
               paragraph 4. below. The term of the license (the "Term") shall
               commence on [*] ("Commencement Date") and terminate on
                           ---
               January 31, 2009 ("Termination Date") unless terminated prior
               ----------------
               thereto as hereinafter provided.

          2.   Rent.  On or before the first day of each month of the Term,
               Licensee shall pay Licensor Base Rent in the amount of [*]
                                                                      ---
               Dollars ($[*]). Base Rent shall be prorated for any partial
                         ---
               month at the rate of 1/30/th/ of the monthly amount. Base Rent
               shall be subject to Base Rent Escalations, as described in
               Paragraph 5. In addition to Base Rent, Licensee shall pay for
               electricity consumed in the Roof Premises, as described in
               Paragraph 22.

          3.   Security Deposit. Upon its execution of this Agreement, Licensee
               shall pay the amount of [*] Dollars $[*] ("Security Deposit")
               to Licensor.

          4.   Use. Licensee shall use the Roof Premises for the installation,
               maintenance, use and removal of the following items (the
               "Items"): any and all antenna, transmit and/or receiving
                         ----------------------------------------------
               equipment, cabling and appurtenances as necessary to utilize roof
               -----------------------------------------------------------------
               space for Licensee's intended use, and for no other purpose.
               ---------------------------------
               Licensee shall not use the Roof Premises or the Items so as to
               interfere in any way with the ability of other occupants of the
               Building or occupants of other buildings to receive radio,
               television, telephone, short-wave, long-wave or other signals of
               any sort, nor so as to interfere with the use by Licensor or such
               occupants of electric, electronic or other facilities, equipment,
               appliances, personal property and fixtures, nor so as to
               interfere in any way with the use of any antennae, satellite
               dishes or other electronic or electric equipment or facilities

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

               currently or hereafter located on the Roof or any other floor or
               area of the Building or other buildings. Licensee shall not use
               the Premises in any way so as to increase Licensor's insurance
               payments, and at Licensor's option shall pay such increases. The
               location of the Items within the Premises shall be subject to
               Landlord's advance written approval.

          5.   Indemnity and Insurance.  Licensee shall indemnify, defend and
               save harmless Licensor and its partners, trustees, beneficiaries,
               directors, officers, employees, affiliates and agents
               ("Indemnitees") from and against any and all claims and/or
               liability resulting from any act or omission of Licensee and/or
               Licensee's installation (including without limitation, damage
               cause by over stress), use, maintenance or removal of the items
               or use of the Roof Premises or Building. It is understood and
               agreed that all items kept, stored or maintained on the Roof
               Premises shall be so kept, stored or maintained at the sole risk
               of Licensee. Licensee shall notify its insurance carriers of this
               License Agreement and shall obtain any additional coverage or
               increase its policy limits as necessary to fully cover any loss
               relating to the Items, or Licensee's installation, use,
               maintenance or removal of the Items, or use of the Roof Premises.
               Licensee hereby waives all rights of subrogation of its insurers
               with respect to claims against the Indemnitees. Tenant shall
               maintain comprehensive general liability insurance with at least
               $2,000,000 combined single limit per occurrence, with the
               Indemnitees as additional insureds, workers compensation coverage
               in statutory amounts, and employer's liability insurance of at
               least $500,000 per occurrence.

          6.   Access to Premises.  Licensor shall permit Licensee reasonable
               access to the Roof Premises for the purposes permitted hereunder,
               during normal business hours at the Building upon reasonable
               advance notice and scheduling through Licensor's management and
               security personnel. Access after normal business hours may be
               granted by Licensor in its sole discretion and for such
               reasonable charges as Licensor shall impose. Licensor reserves
               the right to enter the Roof Premises, without notice, at any time
               for the purpose of inspecting the same, or of making repairs,
               additions, or alterations to the Building, and to exhibit the
               Roof Premises to prospective tenants, purchasers, or others, or
               for any other reason not inconsistent with Licensee's right
               hereunder. In connection with exercising such rights, Licensor
               may, if reasonably necessary temporarily disconnect and/or move
               the Items without liability to Licensee. The exercise by Licensor
               of any of its rights under this Paragraph shall not be deemed an
               eviction or disturbance of Licensee's use of the Roof Premises.
<PAGE>

          7.   Installation, Use, Alterations and Removal. Licensee shall not
               install the Items, or thereafter make any alterations, additions
               or improvements to the Roof Premises or the Items without
               Licensor's prior written consent. Licensee acknowledges that it
               has inspected the Roof Premises and agrees to accept the same "as
               is". Licensor shall approve or reject the proposed installation
               of the Items within a reasonable time after Licensee submits (1)
               plans and specifications for the installation of the Items, (2)
               copies of all required governmental and quasi-governmental
               permits, licenses, and authorizations which Licensee will obtain
               at its own expense, and (3) a certificate of insurance evidencing
               the coverage required herein. Licensor may withhold approval if
               the installation or operation of the Items may damage the
               structural integrity of the Building, interfere with any service
               provided by Licensor or any occupant, reduce the amount of
               leasable space in the Building, detract from the appearance of
               the Building, or for any other reasonable ground. Licensor may
               require that any installation or other work be done under the
               supervision of Licensor'' employees or agents, and in a manner so
               as to avoid damage to the Building. Upon termination of this
               Agreement, by expiration or otherwise, Licensee shall disconnect
               and remove the Items and fully repair and restore the Roof
               Premises to the same or a better condition that prior to this
               Agreement, ordinary wear and tear, and damage from fire or other
               casualty not the fault of Licensee excepted. Licensee shall
               promptly and properly repair during the Term and upon termination
               of this Agreement any roof leaks or other damage or injury to the
               Roof, the Building or the Roof Premises caused by Licensee's use
               of the Roof Premises or its installation, use, maintenance or
               removal of the Items. If Licensee does not immediately repair any
               such leaks, damage or injury or does not remove the Items when so
               required, Licensee hereby authorizes Licensor to make such
               repairs or remove and dispose of the Items and charge Licensee
               for all costs and expenses incurred in doing so. Licensor shall
               not be liable for any property so disposed of or removed by
               Licensor.

          8.   Assignment and Sublicensing. Licensee shall not, by operation of
               law or otherwise, assign or otherwise transfer or encumber this
               License or the rights granted hereunder, or sublicense the whole
               or any part of the Roof Premises. Licensee may not let any other
               party tie into or use the Items or the Roof Premises, and
               Licensee may not transmit or distribute signals through the Items
               to any parties not affiliated with Licensee. Any such transfer
               without Licensor's consent shall at Licensor's option be null,
               void and of no effect. If Licensee desires to assign or
               sublicense, Licensor may consent to the same in its absolute
               discretion and upon such terms and conditions as Licensor may
               impose. In the alternative,
<PAGE>

               Licensor may elect to terminate this Agreement, by written notice
               to Licensee within thirty (30) days after receiving Licensee's
               request for approval. Notwithstanding anything to the contrary in
               this Paragraph 8, Licensee may, without Landlord's prior consent
               and without Landlord's participation in any proceeds, sublet the
               Roof Premises or assign the license agreement to: (i) a
               subsidiary, affiliate, division or corporation controlling,
               controlled by or under common control with Licensee; (ii) a
               successor corporation related to Licensee, by merger,
               consolidation, non bankruptcy reorganization, or governmental
               action; or (iii) a purchaser of substantially all of Licensee's
               assets located in the Roof Premises. For the purpose of this
               License Agreement, sale of Licensee's capital stock through any
               public exchange shall not be deemed an assignment, subletting or
               any other transfer of the License Agreement or the Roof Premises.

          9.   License. The interest herein created is a license and no
               leasehold or tenancy is intended to be or shall be created
               hereby. Licensor, at its sole option may require Licensee to
               terminate operation of the Items, if Licensee or the Items is
               causing physical damage to the Building, if Licensee or the Items
               is disturbing or annoying any other occupant of the Building, or
               if Licensee defaults in any other way under this Agreement.

          10.  Entire and Binding Agreement. This Agreement contains all of the
               agreements between the parties relating to the Roof Premises and
               Items, and may not be modified in any manner other than by
               agreement, in writing, signed by both parties. The terms,
               covenants and conditions contained herein shall inure to the
               benefit of and be binding upon Licensor, Licensee and their
               successors and assigns, except as provided herein.

          11.  Heavy Objects. Licensee shall not bring into or install in the
               Roof Premises any objects, including the Items contemplated
               hereunder, the weight of which, singularly or in the aggregate,
               would exceed the maximum safe load per square foot of the Roof
               Premises. Licensee shall engage and cause a licensed and
               qualified engineer to certify the same to Licensor before
               Licensee shall install, affix or place the Items upon the Roof
               Premises.

          12.  Applicable Law. This Agreement shall be construed in accordance
               with the laws of the Commonwealth of Virginia.

          13.  Execution and Delivery. The submission of this Agreement for
               examination or execution does not constitute an offer or
               reservation of any option for the Roof Premises, and this
<PAGE>

               Agreement shall become effective only upon execution and
               delivery thereof by both parties.

          14.  Defaults.  In addition to any other specified herein, it shall be
               a default hereunder if Licensee vacates or abandons the Items or
               the Roof Premises for more than ten (10) consecutive days. In the
               event of any default which is not cured within five (5) days
               after written notice by Licensor, Licensor shall have the right
               to terminate this Agreement and recover the possession of the
               Roof Premises through peaceful self-help, forcible detainer
               proceedings or any other lawful means, and to recover all damages
               and losses sustained as a result of such default and termination
               of this Agreement, including without limitation loss of Rent that
               would otherwise be received hereunder. In the event of default,
               Licensor shall also have the right to discontinue providing
               electricity to the Roof Premises. In the event of any litigation
               between the parties, the prevailing party shall be entitled to
               receive its reasonable attorney's fees and costs as part of the
               judgment.

          15.  Recording.  Licensee shall not record this Agreement.

          16.  Lease. Any default under this Agreement shall be a default under
               the Lease, and any default under the Lease shall be a default
               under this Agreement.
<PAGE>

         EXHIBIT A TO EXHIBIT G, ROOF LICENSE AGREEMENT OF LEASE DATED
         NOVEMBER 18, 1998 BETWEEN LAING BEAUMEADE, INC. AND EQUINIX,
                     INC. SHOWING ROOF AREA CROSS HATCHED

                            [Graphic of Roof Area]
<PAGE>

                                  EXHIBIT "H"

                             CONSTRUCTION CRITERIA
     I.   REQUIREMENTS FOR TENANT PERFORMANCE OF TENANT CONSTRUCTION

1.        Proposed plans/scope of work shall be submitted to Landlord for review
          and approval prior to commencement of work.

2.        Tenant's selection of Contractors shall meet Landlord's approval
          criteria.

3.        Tenant's Contractors shall comply with Landlord's rules for working on
          the property.

4.        At completion of work, Tenant shall furnish Landlord with the
          following:

          a)  lien waivers, in a form satisfactory to Landlord, certifying that
               Contractors have been paid in full for work completed.

          b)  a copy of the "Occupancy Permit" from Loudoun County, Virginia.

II.       APPROVAL CRITERIA FOR TENANT CONTRACTORS

1.        Must have been in business a minimum of three (3) years operating
          under the same name.

2.        Must have a substantial history of successful Tenant work.

3.        Must have a history of performance of Tenant work quality equal to
          that proposed for the building.

4.        Must have a good credit history and be financially sound.

5.        Must meet Landlord's insurance requirements and supply Landlord with
          appropriate Certificates of Insurance.

6.        Tenant's Contractor must comply with the rules for operating on the
          property.

III.      CONTRACTOR'S INSURANCE REQUIREMENTS

1.   Prior to execution of contract agreements and commencing of work, all
     Tenant Contractors shall provide to Landlord a Certificate of Insurance
     indicating the following coverage and limits, and providing for a Thirty
     (30) Day Notice of Cancellation to Landlord of the stated policies or
     changes to coverage or limits.

2. Minimum Required Coverage and Limits:
<PAGE>

     A.   Comprehensive General Liability

          Minimum $500,000 combined single limit. (B.1. and P.D. combined).

     B.   Comprehensive Automobile Liability

          Minimum $500,000 combined single limit.

     C.   Umbrella Liability

          Minimum $1,000,000 combined single limit.

     D.   Worker's Compensation

          Statutory for the Commonwealth of Virginia and domicile of the
          Subcontractor.

     E.   Employer's Liability

          $100,000

     III. Public Liability Insurance shall be provided on the basis described
          below:

     A.   Comprehensive Automobile Liability Insurance
          --------------------------------------------

     1.   All owned or licensed vehicles.

     2.   All hired vehicles.

     B.   Comprehensive General Automobile Liability Insurance
          ----------------------------------------------------

          1.   Premises - Operations Liability

          2.   Independent Contractor's Protective Liability

          3.   Products and Completed Operations Liability

          4.   Personal Injury Coverage (employee exclusion eliminated)

          5.   "X, C, and U" Hazards

          6.   Broad Form Property Damage

          7.   Contractual Insurance

IV.       SPECIAL CONDITIONS - LOW-RISE BUILDINGS
<PAGE>

          1.   Clean-up of construction areas is to be performed on a daily
               basis. Public areas are to be kept clean at all times. Outside
               areas are to be kept clean at all times including the sweeping
               and hosing down of asphalt and walkways after deliveries.

          2.   Construction work of a loud nature, such as concrete coring or
               hammer drilling, is strictly prohibited during the weekday hours
               of 8:00 a.m. to 6:00 p.m. Screw guns are not to be used on
               demising walls during these hours as well.

          3.   Any welding and/or use of cutting torches shall be performed in
               strict adherence of OSHA Standards. This work shall only be
               performed in the presence of a Tenant Construction Management
               representative or Tenant's General Contractor Site Supervisor. A
               fire extinguisher shall be readily accessible in case of fire.
               Fireproof blankets are to be placed over combustibles in the
               area.

          4.   All construction employees are to park away from buildings so as
               not to interfere with tenant parking. No parking in visitors,
               maintenance, or handicapped spaces will be permitted.

          5.   If construction workers use utility sinks for clean-up, they are
               to clean the sink after usage. Use of toilet vanities for
               cleaning tools is prohibited. Do not use the utility sinks for
               the disposal of paint or sheet rock mud. Parking lot catch basins
               are not to be used for disposal of any cementatious waste, paint,
               sheet rock mud, etc.

          6.   No dumping of any kind is permitted on the development grounds.

          7.   Do not leave drink cans, bottles, etc sitting in the window
               sills. Put them in trash containers.

          8.   Raise blinds in the construction areas prior to commencement of
               work. Return to down position and clean upon completion.

          9.   Construction workers are to be fully clothed at all times.

          10.  No blaring radios are allowed. Definition of blaring shall be
               determined by the Tenant Coordinator and/or the Property Manager.

          11.  Contractor shall furnish his own cleaning equipment and supplies.

          12.  No equipment or materials shall be left sitting in public areas.

          13.  Tenant Coordinating Contractor shall furnish a portable toilet
               for the use of tenant construction personnel. Personnel are not
               to use the toilets of existing tenants.
<PAGE>

          14.  Tenant construction personnel are prohibited from using the
               phones of existing tenants.

          15.  Tenant construction personnel are to use rear doors of suite
               being constructed and under no circumstances is the front door to
               be used. Front door is to be kept locked at all times.

          16.  When demolition of an existing space occurs, the electrical
               contractor is responsible for removing all old phone lines and
               equipment. Care is to be taken to avoid removing lines for other
               tenants that may be in use. This cost is to be included in the
               contractor's bids.

          17.  Utility Interruption Procedures
               -------------------------------

               Contractor or Subcontractor, its employees, and assigns shall NOT
                                                                             ---
               disrupt any building or tenant utility, including but not limited
               to electrical, water, gas, telephone, sewer and elevator service,
               during the hours of 7:30 a.m. and 5:30 p.m. without the prior
               written approval of Laing Properties, Inc.  Additionally,
               Contractor or Subcontractor must give Laing Properties, Inc.
               twenty-four (24) hours verbal notice of any building or tenant
               utility disruption to occur between the hour of 5:30 p.m. and
               7:30 a.m.

          18.  Site Excavation Procedures
               --------------------------

               Any Contractor or Subcontractor planning to perform excavation
               work on a Laing Properties project MUST arrange to have all
               utilities located by the appropriate agency as well as arranging
               with Laing Properties to locate Laing's underground structures,
               including but not limited to irrigation, communication and power
               lines, prior to starting excavation.  Written authorization just
               be obtained from Laing Properties after all subsurface structures
               are located and prior to starting excavation.

          19.  Liquidated Damage Clause - Utilities and Site Excavation
               --------------------------------------------------------

               In consideration of the fact that actual damage for utility
               interruptions is difficult to estimate or compute, Contractor and
               Subcontractor agrees that a $500,000 per occurrence liquidated
               damage will be assessed against Contractor or Subcontractor for
               failure to give proper notice or obtain authorization and/or an
               $1,000.00 per occurrence liquidated damage will be assessed
               against Contractor or Subcontractor for an unauthorized
               interruption of utility service.
<PAGE>

                                  EXHIBIT "I"

            SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
            -------------------------------------------------------

          THIS AGREEMENT made as of the _______ day of __________________,
________ among ______________________ a national banking association chartered
pursuant to the laws of the United States of America (hereinafter referred to as
"Lender"), EQUINIX, INC., a California corporation (hereinafter referred to as
"Tenant"), and LAING BEAUMEADE, INC., a Georgia corporation, (hereinafter
referred to as the "Landlord").

                                  WITNESSETH

          WHEREAS, Landlord and Tenant have entered into a certain lease
(hereinafter referred to as the "Lease") executed as of November 18, 1998
                                                        -----------------
relating to a portion of the premises (the "Demised Premises") described in

Exhibit A attached hereto and by this reference made a part hereof (hereinafter
---------
referred to as the "Premises"); and

          WHEREAS, Lender has made or has committed to make a loan to Landlord
in the principal amount of $______________ secured by a deed of trust
(hereinafter referred to as the "Mortgage"), including an assignment of leases
and rents from Landlord to Lender, covering the Premises; and

          WHEREAS, Tenant has agreed that the Lease shall be subject and
subordinate to the Mortgage held by Lender, provided Tenant is assured of
continued occupancy of the Demised Premises under the terms of the Lease;

          NOW, THEREFORE, for and in consideration of the mutual covenants
herein contained, the sums of Ten Dollars ($10.00) and other good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged,
and notwithstanding anything in the Lease to the contrary it is hereby agreed as
follows.

1.   Lender, Tenant and Landlord do hereby covenant and agree that the Lease
     with all rights opinions, liens and charges created thereby, is and shall
     continue to be subject and subordinate in all respects to the Mortgage and
     to any renewals, modifications, consolidations, replacements and extensions
     thereof and to all advancements made thereunder.

2.   Lender does hereby agree with Tenant that, in the event Lender becomes the
     owner of the Premises by foreclosure, conveyance in lieu foreclosure or
     otherwise, so long as Tenant complies with and performs its obligations
     under the Lease, (a) Lender will take no action which will interfere with
     or disturb Tenant's possession or use of the Demise Premises or other
     rights under the Lease, and (b) the Demised Premises shall be subject to
     the Lease and Lender shall recognize Tenant as the tenant of the Demised
     Premises for the remainder of the term of the Lease in accordance with the
     provisions thereof, provided, however, that Lender shall not be subject to
     any offsets or defenses which Tenant might have against
<PAGE>

     any prior landlord except those which arose under the provisions of the
     Lease out of such landlord's default and accrued after Tenant had notified
     Lender and given Lender the opportunity to cure same as hereinbelow
     provided, nor shall Lender be liable for any act or omission of any prior
     landlord, nor shall Lender be bound by any rent or additional rent which
     Tenant might have paid for more than the modification of the Lease made
     without its consent.

3.   Tenant does hereby agree with Lender that in the event Lender becomes the
     owner of the premises by foreclosure, conveyance in lieu of foreclosure or
     otherwise, then Tenant shall attorn to and recognize Lender as the landlord
     under the Lease for the remainder of the term thereof; and Tenant shall
     perform and observe its obligations thereunder, subject only to the terms
     and conditions of the Lease. Tenant further covenants and agrees to execute
     and deliver upon request of Lender or its assigns, an appropriate agreement
     of attornment to Lender and any subsequent titleholder of the Premises.

4.   So long as the Mortgage remains outstanding and unsatisfied, Tenant will
     mail or deliver to Lender, at the address and in the manner hereinbelow
     provided, a copy of all notices permitted or required to be given to the
     landlord by Tenant under and pursuant to the terms and provisions of the
     Lease. At any time before the rights of the landlord shall have been
     forfeited or adversely affected because of any default of the landlord, or
     within the time permitted the landlord for curing any default under the
     Lease as therein provided (but not less than sixty (60) days from the
     receipt of notice), Lender may, but shall have no obligation to, pay any
     taxes and assessments, make any repairs and improvements, make any deposits
     or do any other act or thing required of the landlord by the terms of the
     Lease; and all payments so made and all things so done and performed by
     Lender shall be as effective to prevent the rights of the landlord from
     being forfeited or adversely affected because of any default under the
     Lease as the same would have been if done and performed by the landlord.

5.   Tenant acknowledges that Landlord will execute and deliver to Lender an
     assignment of the Lease as security for said loan, and Tenant hereby
     expressly consents to such assignment.

6.   Landlord and Tenant hereby certify to Lender that the Lease has been duly
     executed by Landlord and Tenant and is in full force and effect, that the
     Lease and any modifications and amendments specified herein are a complete
     statement of the agreement between Landlord and Tenant with respect to the
     leasing of the Demised Premises, and the Lease has not been modified or
     amended except as specified herein; that to the knowledge of Landlord and
     Tenant, no party to the Lease is in default thereunder; that no rent wider
     to the Lease has been paid more than thirty (30) days in advance of its due
     date; and that Tenant, as of this date, has no charge, lien or claim of
     offset under the Lease, or otherwise, against the rents or other charges
     due or to become due thereunder.
<PAGE>

7.   Unless and except as otherwise specifically provided herein, any and all
     notices, elections, approvals, consents, demands, requests and responses
     thereto ("Communications") permitted or required to be given under this
     Agreement shall be in writing, signed by or on behalf of the party giving
     the same, and shall be deemed to have been properly given and shall be
     effective upon the earlier of receipt thereof or deposit thereof in the
     United States mail, postage prepaid, certified with return receipt
     requested, to the other party at the address of such other party set forth
     hereinbelow or at such other address within the continental United States
     as such other party may designate by notice specifically designated as a
     notice of change of address and given in accordance herewith; provided,
     however, that the time period in which a response to any Communication must
     be given shall commence on the date of receipt thereof, and provided
     further that no notice of change of address shall be effective with respect
     to Communications sent prior to the time of receipt thereof. Receipt of
     Communications hereunder shall occur upon actual delivery whether by mail,
     telecopy transmission, messenger, courier service, or otherwise, to an
     individual party or to an officer or general or limited partner of a party
     or to any agent or employee of such party at the address of such party set
     forth hereinbelow, subject to change as provided hereinabove. An attempt
     delivery in accordance with the foregoing, acceptance of which is refused
     or rejected, shall be deemed to be and shall constitute receipt; and an
     attempted delivery in accordance with the foregoing by mail, messenger, or
     courier service (whichever is chosen by the sender) which is not completed
     because of changed address of which no notice was received by the Lender in
     accordance with this provision prior to the sending of the Communication
     shall also be deemed to be and constitute receipt. Any Communication, if
     given to Lender, must be addressed as follows, subject to change as
     provided hereinabove and, if given to Tenant, must be addressed as follows,
     subject to change as provided hereinabove:

                     EQUINIX, INC.
                     [*], Suite C
                     Ashburn, Virginia 20147
                     Attention: Branch Manager

and, if given to landlord, shall be addressed as follows:

                     Laing Beaumeade, Inc.
                     5901 B Peachtree Dunwoody Road, Suite 555
                     Atlanta, Georgia 30328
                     Attention: Robert K. Stubbs, Esq.

8.   This Agreement shall be binding upon and inure to the benefit of the
     parties hereto and their respective heirs, legal representatives,
     successors, successors-in-title and assigns. When used herein, the term
     "landlord" refers to Landlord and to any successor to the interest of
     Landlord under the Lease.

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

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

                                  LENDER:

                                  By: ___________________________________

                                  Title: ________________________________

                                  [BANK SEAL]

                                  TENANT:  EQUINIX, INC.,
                                  a California corporation

                                  By: ___________________________________

                                  Title: ________________________________

                                  Attest: _______________________________

                                  Title: ________________________________

                                  LANDLORD:  LAING BEAUMEADE, INC.,
                                  a Georgia corporation

                                  By: ___________________________________

                                  Title: ________________________________

                                  Attest: _______________________________

                                  Title: ________________________________
<PAGE>

                                  EXHIBIT "J"

                  LANDLORD'S APPROVED GENERAL CONTRACTOR LIST

1.   Fox Seko, 485 Spring Park  Place, Herndon, Virginia 22071; telephone
     703/904-2700; contract Jeff Roberts

2.   Fisher and Stracban, 11820 Coakley Circle, Rockville, Maryland 20852;
     telephone 301/881-6797; contact Richard Strachan

3.   J. R. Austin Co., 4981 Montgomery Lane, Bethesda, Maryland 20814; telephone
     301/657-7600; contact Scott Austin

4.   Kfoury Construction Group, 11307 Sunset Hills Road, Reston, Virginia 22090;
     telephone 703/736-100; contact Jeff Martello

5.   The Leapley Company, 1724 Kalorama Road, N.W., Washington, D.C. 20009;
     telephone 202/483-1800; contact Dennis Leapley

6.   G & F Associates, 3920 University Drive, Fairfax, Virginia 22030; telephone
     703/293-7000; contact Mark Geminyani

7.   R. W. Murray Co., 4511-A Daly Drive, Chantilly, Virginia 20151; telephone
     703/818-0980; contact Chuck Loving

8.   K. F. Brumback Construction Corporation, 323 Seneca Road, Great Falls,
     Virginia 22066; telephone 703/450-2725; contact Ken Brumback

9.   Minkoff Company, Inc., 5223 River Road, Bethesda, Maryland 20816; telephone
     301/652-8711; contact Jim Lippert

10.  Tucon Construction, 105 Executive Drive, Suite 200, Dulles, Virginia 20166;
     telephone 703/478-3500; contact Scott Houston

11.  Willett Custom Printing and Construction, Inc., P.O. Box 244, Port Tobacco,
     Maryland 20677; telephone 301/645-9638; contact Chris Willett

                                      39
<PAGE>

                                  EXHIBIT "K"

                          Special Tenant Requirements
                          ---------------------------

     Landlord and Tenant hereby agree that, notwithstanding anything contained
in the Lease to the contrary, the provisions set forth below shall be included
as part of the Lease and shall supersede any inconsistent provisions of the
Lease.  All references in the Lease and in this Exhibit to the Lease shall be
construed to mean the Lease (and all exhibits thereto), as amended and
supplemented by the Exhibit.  All terms not otherwise defined in the Exhibit
shall have the same meanings as set forth in the Lease.

     1.   Use.

          1.1  Tenant's Use of Premises and Buildings and Land.  Tenant is
               -----------------------------------------------
permitted (a) to construct, maintain, operate and repair electronic,
transmitting and receiving equipment and supporting structures on the Premises,
including the roof of the Building, (b) to construct, maintain, operate and
repair an equipment room on the Premises, including the construction of an
upgraded fire suppression system which shall be a dry pipe, pre-action water
based system and Tenant reserves the right to install an environmentally
approved, gas, fire suppression system, (c) to install, upgrade, maintain,
operate, and repair utility lines, transmission lines, and telecommunications
conduit and cabling (collectively, the "Conduits") in such locations on the
Building and Land as set forth in plans and specifications, which shall be
subject to Landlord's approval which shall not be unreasonably withheld,
conditioned or delayed, (d) reasonable ingress and ogress over existing roadways
on the Land for Tenant's truck and other vehicles, to maintain Tenant's
equipment, and the Conduits (collectively, "Equipment"). The Equipment shall
include, without limitation, the antenna, batteries, uninterruptible power
supply and such other equipment necessary thereto. Tenant shall have access to
and use of Premises, the Building and Land and the Conduits, 24 hours per day,
365 days per year.

          1.2  Tenant's Use of Conduit Ducts.  Tenant shall have the right to
               -----------------------------
install, maintain, operate and repair the Conduits in any of Landlord's conduit
ducts located on the Building and Land, so long as Tenant's use of the Conduits
does not Interfere with Landlord's use of Landlord's conduit ducts located on
the Building and Land, if required for provisioning of any utility service
provider to the building. Tenant will install separate conduit where applicable.

     2.   Compliance With Law.  Nothing contained in this Exhibit shall in any
          -------------------
way limit or negate Tenant's obligation to comply with laws in accordance with
the terms of the Lease.

     3.   Initial Installation and Testing.  Tenant shall have the right, at
          --------------------------------
Tenant's sole cost and expense, at any time following the execution of this
Lease by Tenant in a form mutually acceptable to Landlord and Tenant, to enter
upon the Building and Land and to carry out any tests, inspections, pre-
installation activities on the Building and Land as necessary for the
construction and installation of the Equipment, including without limitation,
engineering and environment surveys, physical inspections, soil test borings,
and underground trenching. Immediately following the completion of such tests,
inspections, or pre-installation activities, Tenant shall, at Tenant's sole cost
and expense, repair any damage to the Building ad Land

                                      40
<PAGE>

caused by such inspections or pre-installation activities, including re-paying
and re-landscaping any affected areas of the Building and Land. Any such entry
onto the Building and Land prior to the Commencement Date of the Lease shall be
on all of the terms and provisions of the Lease, expected for Tenant's
obligation to pay rent.

     4.   Equipment Ownership Surrender.  The Equipment shall be the property
          -----------------------------
of and owned by Tenant throughout the Lease Term, and shall in all event be
deemed trade fixtures, even if affixed to the Premises or Building or Land. On
or before the Expiration Date or earlier termination of this Lease. Tenant shall
remove its Equipment from the Premises and Building and Land and restore the
Leased Premises as outlined in Paragraph 13 (n) of this Lease. Landlord hereby
expressly waives and releases any and all contractual liens and security
interests or constitutional and/or statutory liens and security interests
arising by operation of law or under the Lease to which Landlord might now or
hereafter be entitled on any of the Equipment, Tenant's HVAC Unit or Tenant's
Generator. Landlord further agrees that the Equipment, Tenant's HVAC Unit, and
Tenant's Generator shall be exempt from execution, foreclosure, sale, levy,
attachment, for any Tenant default hereunder, and that the Equipment, Tenant's
HVAC Unit, and Tenant's Generator may be removed at any time from the Premises
or the Building and Land by Tenant.

     5.   Emergency Power Generator.  Tenant shall have the right, at any time
during the Lease Term, at Tenant's option and at Tenant's sole cost and expense:
(a) install and emergency power generators ("Tenant's Generator") on the Leased
Premises as noted on Exhibit A, in such location as reasonably approved by
Landlord, to provide back-up emergency power for the Equipment and for Tenant's
HVAC Unit, and (b) store fuel, above ground, on the Premises or elsewhere as
noted in Exhibit A, in such locations as reasonably approved by Landlord, in
such amounts as Tenant reasonably determines necessary for Tenant's Generator.

     6.   No Interference:  Relocation.
          ----------------------------

          6.1  No Interference.  Neither Landlord nor any of Landlord's agents,
               ---------------
employees, or contractors (collectively, the "Landlord Parties") shall interfere
in any way with the Equipment or with Tenant's access to the Equipment and
Antennas, the Conduits, Tenant's HVAC Unit, or Tenant's Generator (the
"Interference"). Landlord agrees that prior to Landlord's carrying out any
construction, maintenance or repair activities on the Land in the vicinity of,
the Antennas, the Conduits, Tenant's HVAC Unit, or Tenant's Generator (if such
are not located within the Premises), Landlord shall provide three (3) days'
prior written notice of Landlord's or Landlord Parties' intent to carry out such
construction, maintenance or repair work including the date, time and location
in which such work will take place. Tenant shall have the right to monitor and
inspect such work will take place. Tenant shall have the right to monitor and
inspect such work at Tenant's own risk, and at Tenant's sole cost and expense.
Landlord and Landlord's Parties shall exercise all due care in carrying out such
work. Landlord shall use reasonable efforts to immediately notify the Tenant's
designated contact person by telephone or facsimile in the event of Landlord's
actual knowledge of fire, power failure, bomb threats, or other unplanned events
which could adversely impact Tenant's operations.

                                      41
<PAGE>

          6.2  Remedies.  Upon written notice from Tenant, stating with
               --------
specificity that Landlord or one or more of the Landlord Parties is creating an
Interference in violation of Section 6.1 above, Landlord shall take immediately
all necessary measures at Landlord's sole cost and expense to eliminate the
Interference, including, hiring agents to work extended hours, until the
Interference is eliminated.

          6.3  Relocation.  In no event shall Landlord relocate Tenant or the
Equipment to other premises, or require Tenant to relocate its Equipment for any
length of time to any other location, either in or on the Building or Land or
elsewhere.

          7.   Co-Location.  Landlord acknowledges that Tenant's business to
               -----------
be conducted on the Premises requires the installation on the Premises of
certain communications equipment by certain licenses and customers of Tenant
(collectively, "Customers") in order for such Customers to interconnect with
Tenant's terminal facilities or to permit Tenant to manage or operate such
Customer's equipment, or otherwise as may be required pursuant to applicable
statutes and regulations. Notwithstanding anything to the contrary contained in
the Lease, Landlord hereby consents in advance to any sublease, license
agreements, "co-location agreement" or similar agreement (collectively,
"Customer License") between Tenant and such a Customer of the limited purpose of
permitting such arrangements as described above. The effectiveness of such
advance consent to a particular Customer License is conditioned upon such
Customer License being in writing and consistent with the provisions of this
Lease (although Tenant will only be required to provide Landlord a copy of the
executed Customer License if the Landlord requests it in writing).

          8.   Sound Control.  Tenant is responsible for taking the necessary
               -------------
measures to reduce the sound transmissions caused by the Equipment. In addition,
Tenant's Generator shall be installed in a weatherproof, walk-around type, sound
attenuating enclosure which shall limit the sound to no more that 85 dBA as
measured at three (3) feet from any side, top or bottom, under all operating
conditions.

          9.   Confidentiality.  Landlord shall keep all Confidential
               ---------------
Information of Tenant confidential. For the purposes of this Lease,
"Confidential Information" includes any data or information pertaining to Tenant
or Tenant's business, regardless of medium, that is provided by Tenant to
Landlord, including Tenant's plans and specifications or electrical power
requirements, site plans, or copies of any such information, but excludes any
information (a) approved in writing by Tenant for releases to third parties, (b)
that Landlord possesses independently of Tenant, or (o) that Tenant places in
the public domain.

          10.  Indemnity.  Tenant agrees that Paragraph 10 (c) of the Lease
               ---------
pertains to this Exhibit.

                                      42
<PAGE>

                                     LANDLORD:

WITNESS:                             Laing Beaumeade, Inc.
                                     a Georgia corporation

______________________________       By:  [signature illegible]   (SEAL)
                                          -------------------------

                                     Its: ______________________________

                                     TENANT:

WITNESS                              Equinix, Inc.
                                     a Delaware corporation

______________________________       By:  /s/ Jay S. Adelson   (SEAL)
                                          ----------------------

                                     Its:         CTO
                                           -----------------------------

WITNESS:

______________________________       By:  /s/ Albert M. Avery  (SEAL)
                                          ----------------------

                                     Its:        CEO
                                           -----------------------------

                                      43

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