Document:

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                                                                    Exhibit 10.1

                                    PIER 70

                                     LEASE

                                    BETWEEN

                              TRIAD PIER 70 LLC,
                    a Washington limited liability company

                                   as Lessor

                                      and

                      GO2NET INC., a Delaware corporation

                                   as Lessee
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                               TABLE OF CONTENTS

<TABLE>
<S>                                                                                      <C>
1.   DEFINITIONS.......................................................................... 4
2.   AGREEMENT TO LEASE................................................................... 5
3.   CONDITION OF PREMISES................................................................ 5
     3.1    Existing Condition............................................................ 5
     3.2    Lessor's Work................................................................. 5
     3.3    Lessee's Work................................................................. 6
4.   TERM................................................................................. 6
     4.1    Initial Term.................................................................. 6
     4.2    Holding Over.................................................................. 6
5.   RENT................................................................................. 6
     5.1    Base Rent..................................................................... 6
     5.2    Additional Rent for Operating Expenses........................................ 6
            5.2.1     Definition of Expenses.............................................. 6
            5.2.2     Arbitration of Expense Disputes..................................... 7
            5.2.3     Payment of Expenses................................................. 8
            5.2.4     Adjustment of Lessee's Share........................................ 9
            5.2.5     Proration of Expenses............................................... 9
            5.2.6     Lessor's Books and Records.......................................... 9
     5.3    Intentionally Deleted......................................................... 9
     5.4    Late Charges.................................................................. 9
     5.5    Security Deposit.............................................................. 9
6.   TAXES................................................................................10
     6.1    Real Property Taxes...........................................................10
     6.2    Business and License Taxes....................................................10
     6.3    Personal Property Taxes.......................................................10
7.   USE OF PREMISES......................................................................11
     7.1    Permitted Uses................................................................11
     7.2    Compliance with Laws..........................................................11
     7.3    Intentionally Deleted.........................................................11
     7.4    Intentionally Deleted.........................................................11
     7.5    Prohibited Uses...............................................................11
            7.5.1     Interference with Lessee............................................11
            7.5.2     Waste...............................................................11
            7.5.3     Violation of Law....................................................11
            7.5.4     Increase in Insurance Premiums......................................11
            7.5.5     Hazardous Substances................................................11
            7.5.6     Signage.............................................................12
     7.6    Lessee's Construction.........................................................12
     7.7    Lessor's Reservations.........................................................12
            7.7.1     Use of Appurtenant Improvements.....................................12
            7.7.2     Lessor's Alterations and Additions..................................12
            7.7.3     Lessor's Excavation.................................................12
            7.7.4     Entry by Lessor.....................................................13
            7.7.5     Common Areas and Facilities.........................................13
8.   LESSEE'S ALTERATIONS AND ADDITIONS...................................................13
9.   MAINTENANCE..........................................................................14
     9.1    Lessor's Obligations..........................................................14
     9.2    Lessee's Obligations..........................................................14
10.  LIENS................................................................................14
11.  UTILITIES............................................................................15
     11.1   Services Provided.............................................................15
     11.2   Interruption of Services......................................................15
12.  LESSEE'S ASSUMPTION OF RISK AND INDEMNITY............................................15
     12.1   Lessor Not Liable.............................................................15
     12.2   Lessee's Indemnification......................................................15
     12.3   Waiver of Subrogation.........................................................16
     12.4   Liability Insurance...........................................................16
13.  RECONSTRUCTION OF DAMAGE BY CASUALTY.................................................17
     13.1   Repair Requirements; Abatement of Rent........................................17
     13.2   Cancellation of Lease.........................................................17
     13.3   Repair of Lessee's Property...................................................17
14.  EMINENT DOMAIN.......................................................................17
     14.1   Total Condemnation............................................................17
     14.2   Partial Condemnation..........................................................17
     14.3   Lessor's Damages..............................................................18
     14.4   Lessee's Damages..............................................................18
     14.5   Temporary Taking..............................................................18
     14.6   Voluntary Sale................................................................18
15.  LESSEE'S DEFAULT.....................................................................18
16.  LESSOR'S REMEDIES UPON DEFAULT.......................................................18
17.  LESSOR'S DEFAULT.....................................................................20
18.  LESSEE'S REMEDIES UPON DEFAULT.......................................................20
19.  ASSIGNMENT AND SUBLETTING............................................................20
     19.1   Required Consents.............................................................20
     19.2   Lessor's Options and Approval Standards.......................................20
     19.3   Permitted Transfers...........................................................20
     19.4   No Releases...................................................................21
     19.5   Conditions to Lessor's Consent................................................21
20.  GENERAL PROVISIONS...................................................................22
     20.1   Rules and Regulations.........................................................22
     20.2   Interpretation................................................................22
            20.2.1    Plats and Riders....................................................22
            20.2.2    Construction as Covenants...........................................22
            20.2.3    Section Headings....................................................22
            20.2.4    Time of Performance.................................................22
            20.2.5    Partial Invalidity..................................................22
            20.2.6    Rent................................................................22
            20.2.7    United States Funds.................................................22
            20.2.8    Choice of Law.......................................................22
     20.3   Legal Relationships...........................................................22
            20.3.1    Authority of Parties................................................22
            20.3.2    No Partnership......................................................22
            20.3.3    Joint Obligation....................................................22
            20.3.4    Successors and Assigns..............................................22
     20.4   Remedies and Liability........................................................22
            20.4.1    Cumulative Remedies.................................................22
            20.4.2    Guaranty............................................................23
            20.4.3    No Waivers..........................................................23
            20.4.4    Inability to Perform................................................23
            20.4.5    Sale of Premises by Lessor..........................................23
            20.4.6    Limitation on Liability.............................................23
            20.4.7    Attorneys'Fees......................................................23
     20.5   Lenders'Requirements..........................................................23
            20.5.1    DNR; Lenders'Required Revisions.....................................23
            20.5.2    Lessee's Statement..................................................23
            20.5.3    Subordination, Attornment...........................................23
     20.6   Brokers.......................................................................24
     20.7   Venue.........................................................................24
     20.8   Notices.......................................................................24
     20.9   Recordation...................................................................24
     20.10  Entire Agreement..............................................................24
     20.11  Additional Provisions.........................................................24
</TABLE>
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                               BASIC LEASE TERMS

Date of Lease:                     July 20, 1999

Lessor:                            Triad Pier 70 LLC, a Washington limited
                                   liability company

Lessor's Address:                  2815 Alaskan Way, Suite 228
                                   Seattle, WA 98121

Lessee:                            GO2NET INC., a Delaware corporation

Lessee's Address:                  The Premises.

Guarantor:                         n/a.

Guarantor's Address:               n/a

Premises:                          The Second and Third Floors, Pier 70, 2815
                                   Alaskan Way, Seattle, King County,
                                   Washington; as depicted on EXHIBIT A

Approximate Square Feet:           Phase I Space: Approximately 57,211 rentable
                                   square feet ("RSF") on the Second and Third
                                   Floors as depicted on EXHIBIT A; and Phase II
                                   Space: approximately 5,136 RSF on the Third
                                   Floor as depicted on EXHIBIT A; all of which
                                   shall be subject to final measurement by
                                   Lessor pursuant to ANSI/BOMA Z65.1-1996
                                   (Standard Method for Measuring Floor Area in
                                   Office Buildings) ("BOMA Standard").

                                   The approximately 37,000 RSF of the Phase I
                                   Space on the west side of the Building (the
                                   "Initial Phase I Space") (as depicted on
                                   EXHIBIT A attached hereto). The approximately
                                   20,200 RSF of the Phase I Space on the east
                                   side of the Building is hereinafter referred
                                   to as the "Remaining Phase I Space."

                                   In addition, delivery of possession of the
                                   Phase II Space is contingent on Lessor
                                   obtaining all requisite permits and approvals
                                   therefor, which Lessor shall use its
                                   reasonable best efforts to obtain. Lessor
                                   shall provide Lessee updates on the status of
                                   the permit and approval process for the Phase
                                   II Space not less frequently than on a
                                   monthly basis.

Term:                              Seven (7) years, (the "Term"), on the Lease
beginning                          Commencement Date; plus two (2) options to
                                   extend the Term by five (5) years each, as
                                   more particularly described hereinbelow.

Occupancy Date:                    The date on which Lessor notifies Lessee in
                                   writing that the Lessor's Work is
                                   "substantially complete" as to the affected
                                   space. The term "substantially complete"
                                   shall be defined as the date on which Lessee
                                   shall have full access to enter the Premises
                                   for purposes of initiating its Tenant
                                   Improvements.

Anticipated Occupancy Date:        November 1, 1999 as to the Initial Phase I
                                   Space; December 1, 1999 as to Remaining Phase
                                   I Space; and August 1, 2001 as to the Phase
                                   II Space.

Lease Commencement Date:           The date that is ninety (90) days following
                                   the actual Occupancy Date as to the Initial
                                   Phase I Space.

                                   If the actual Occupancy Date as to the
                                   Initial Phase I Space has not occurred by
                                   January 1, 2000 (such date to be extended by
                                   one (1) day for each one (1) day of delay
                                   caused by Lessee), Lessee may terminate this
                                   Lease and receive a full refund of its
                                   Security Deposit and any pre-paid Rent.

                                   If the actual Occupancy Date as to the
                                   Remaining Phase I Space has not occurred by
                                   January 31, 2000 (such date to be extended by
                                   one (1) day for each one (1) day of delay
                                   caused by Lessee), Lessee may terminate this
                                   Lease and receive a full refund of its
                                   Security Deposit and any pre-paid Rent.

                                   If Lessor does not receive the necessary
                                   building permit for the Phase I Space by July
                                   30, 1999, Lessee will have the right to
                                   terminate this Lease and receive a full
                                   refund of its Security Deposit and any pre-
                                   paid Rent.

Base Rent Commencement Date:       The Base Rent Commencement Date shall be
                                   the Lease Commencement Date.

Operating Expense                  The Operating Expense Commencement Date shall
Commencement Date:                 be the Lease Commencement Date.

Termination Date:                  11:59 p.m. on day before the seventh (7th)
                                   anniversary of the Lease Commencement Date.

Permitted Uses:                    General office use only.

Base Rent:                         (a) From the Commencement Date until the end
                                   of the 24th calendar month, Base Rent shall
                                   be paid at an annual rate of $19.00 per RSF.

                                   (b) From the beginning of the 25th calendar
                                   month of the initial Term until the end of
                                   the 48th calendar month, Base Rent shall be
                                   paid at an annual rate of $21.00 per RSF.

                                   (c) From the beginning of the 49th calendar
                                   month of the initial Term until the
                                   Termination Date of the Initial Term, Base
                                   Rent shall be paid at an annual rate of
                                   $23.00 per RSF.

                                   Base Rent for any Extended Term shall be as
                                   determined pursuant to the Additional
                                   Provisions set forth at EXHIBIT D.

Lessee's Initial Share of          The ratio between the total RSF of the
Expenses:                          Premises and the total RSF of the Building
                                   (subject to periodic adjustment by Lessor
                                   pursuant to Section 5 below).

Security Deposit:                  $150,000.00

Tenant Improvement Allowance:      $25.00 per RSF of the Premises; plus $0.15
                                   per RSF for space planning costs;

                                   all as more particularly set forth in
                                   EXHIBIT E.

Parking:                           As set forth in EXHIBIT D.

Antenna License:                   As set forth in EXHIBIT G.

EXHIBITS                           Exhibit A  Schematic of Premises
                                   Exhibit B  Legal Description of Property
                                   Exhibit C  Rules and Regulations
                                   Exhibit D  Additional Provisions
                                   Exhibit E  Work Letter Agreement
                                   Exhibit F  Sign Agreement and Criteria
                                   Exhibit G  Form of Antenna License

<PAGE>

                              GENERAL LEASE TERMS

     1. DEFINITIONS. The capitalized terms used in this Lease shall have the
meanings ascribed thereto in the Basic Lease Terms or as otherwise specifically
defined herein. Any reference to "BUILDING" in this Lease shall mean the
building in which the Premises are located, including the pier and pier pilings
on which the building is situated. Any reference to "LAND" in this Lease shall
mean the land described in EXHIBIT B upon which the Building is located.

     Lessee acknowledges that this Lease is subject to a ground lease between
the State of Washington acting by and through the Washington State Department of
Natural Resources (as lessor) and Triad Pier 70 LLC (as lessee) dated July 1,
1987, and recorded July 10, 1987, under Recording No. 8707101227 (the "DNR
Ground Lease"), as the same may be amended or replaced from time to time. Lessee
further acknowledges and agrees that: (i) this Lease is subject and subordinate
to the DNR Ground Lease and any and all renewals, modifications, replacements
and extensions thereof, whether now or hereafter executed; (ii) the Term of this
Lease may not extend beyond the term of the DNR Ground Lease, and any extension
or renewal options in this Lease for any periods beyond the current term of the
DNR Ground Lease shall be void and of no effect as to such periods; (iii) this
Lease and all rights and privileges of Lessee are subject to any consents that
may be required from DNR pursuant to the DNR Ground Lease, and any provision
hereof requiring the consent of Lessor shall also be deemed to require the
consent of DNR as and to the extent required under the DNR Ground Lease, which
DNR may grant or withhold in its sole discretion; and (iv) Lessee shall not by
act or omission cause a default or breach under the DNR Ground Lease or take any
action in contravention of the DNR Ground Lease. In addition,

     (a)  This Lease shall be consistent with and subject to all the terms and
conditions of the DNR Ground Lease;

     (b)  If this Lease conflicts with the DNR Ground Lease, the latter shall
control;

     (c)  The Term of this Lease (including any Extended Term) shall end before
the termination date of the DNR Ground Lease or any renewal term thereof;

     (d)  This Lease shall terminate if the DNR Ground Lease terminates, whether
upon expiration of the term of the DNR Ground Lease, failure to exercise any
option to renew the DNR Ground Lease, cancellation by the State of Washington of
the DNR Ground Lease, surrender of the premises demised by the DNR Ground Lease,
or for any other reason; provided that Lessor shall not shorten the term of the
DNR Ground Lease without Lessee's prior written consent;

     (e)  By execution hereof, Lessee acknowledges receipt of a copy of the DNR
Ground Lease;

     (f)  Lessee shall not prepay to Lessor more than one (1) month's rent;

     (g)  Lessee acknowledges that there is no privity of contract between the
State of Washington and Lessee;

     (h)  Lessee shall remove all Lessee improvements and trade fixtures upon
termination of this Lease (provided that, if DNR requires such removal, Lessor
shall accomplish same it Lessor's sole expense); and

     (i) Lessee's use of the Premises shall conform and be subject to the
permitted uses of the DNR Ground Lease.

Notwithstanding anything to the contrary in the foregoing, Lessor will use
reasonable efforts to obtain any renewals, modifications, replacements and/or
extensions of the DNR Ground Lease as may be necessary in order to preserve
Lessee's rights under this Lease. However, lessor shall be liable to Lessee for
all damages suffered by Lessee if Lessor breaches the DNR Ground Lease. Lessee
shall attorn to DNR at DNR's request upon any termination of the DNR Ground
Lease.

<PAGE>

Lessor represents that it has not received any notices of default from DNR under
the DNR Ground Lease and is unaware of any existing uncured defaults by DNR
thereunder. Lessor agrees to provide Lessee with copies of any notices of
default received by Lessor from DNR under the DNR Ground Lease. Lessor also
agrees to use commercially reasonable efforts to obtain nondisturbance
protection from DNR in favor of Lessee, including the right for Lessee to
continue as a direct tenant of DNR should the DNR Ground Lease ever be
terminated, and the right for Lessee to cure defaults by Lessor as tenant under
the DNR Ground Lease.

The parties acknowledge that Lessor has commenced renegotiation of the DNR
Ground Lease. In connection therewith, while such renegotiation is in progress,
Lessor shall provide Lessee with periodic updates, status reports, and
communications (e.g., letters of intent and proposals) relating thereto with the
intention of keeping Lessee reasonably apprised of the status thereof. The
foregoing sentence, however, shall not be interpreted to require Lessor to
conclude such renegotiations, or to achieve any particular outcome with respect
thereto. Lessee agrees to treat all such information received by it as
confidential, proprietary information and shall not release or divulge any such
information to any third party without the prior written consent of Lessor. If
Lessee is requested, pursuant to or required by applicable law or regulation or
by legal process, to disclose any such information, Lessee further agrees that
it will provide Lessor with prompt notice of any such request to enable Lessor
to seek a protective order or other appropriate remedy and/or waive compliance
with the provisions of this Lease. The parties agree that damages may not be an
adequate remedy in the event of a breach or threatened breach of this
confidentiality clause, and Lessor shall accordingly be entitled, without proof
of special damages, to seek injunctive or other appropriate equitable relief
against Lessee in the event of such a breach or threatened breach hereunder.

     2. AGREEMENT TO LEASE. For and in consideration of Lessee's performance of
its covenants herein provided, Lessor does hereby lease to Lessee, and Lessee
does hereby lease from Lessor, all of the Premises on and subject to the terms,
covenants and conditions herein contained.

     3. CONDITION OF PREMISES.

          3.1  EXISTING CONDITION. Subject to the completion of Lessor's Work as
provided in Section 3.2 below, and except as otherwise provided herein, the
Premises are leased to Lessee in the condition existing on the first day of the
Term hereof without warranty, express or implied, as to the physical condition
thereof, and Lessee acknowledges that Lessee has inspected the Premises and
accepts the same in such condition, "as-is", subject to unperformed Lessor's
Work under Exhibit E hereto, and without any representations or warranties by
Lessor. Lessee understands and acknowledges that Lessor is anticipating
undertaking a substantial renovation of the Building, Common Areas and the pier,
which is expected to commence sometime in 1999 or 2000, depending on a number of
factors yet to be determined. Lessor offers no warranty of when such renovation
will commence or the impact it may have on the Building or Lessee's business
either before or after the renovation; however, once commenced, the proposed
renovation shall be substantially completed on or before May 1, 2000, subject to
force majeure, changes in the general contract conditions, and delays caused by
Lessee, and with the understanding that build-out of interior tenant spaces is
not considered part of such "renovation."

Notwithstanding the foregoing, Lessor represents that, on or before completion
of the Lessor's Work, the Building is or shall be in good condition, both
structurally and mechanically, including electrical, HVAC, water and sewer
systems. Lessor does represent and warrant that the Building will be renovated
to a first class condition, suitable for general office purposes.

          3.2  LESSOR'S WORK. Subject to delays for force majeure and reasons
beyond its reasonable control, Lessor shall promptly commence and pursue in good
faith to completion any Lessor's Work identified in EXHIBIT E attached hereto.
All of the costs and expenses incurred by Lessor in performing Lessor's work
(except due to the negligence or delay of Lessee or its agents, employees or
contractors, or due to change orders requested by Lessee) shall be paid by
Lessor. Lessor shall use reasonable efforts to complete Lessor's Work on or
before the Anticipated Occupancy Date set forth in the Basic Lease Terms above.
Lessee and Lessor acknowledge that Lessee may perform Lessor's Work
simultaneously while Lessee is performing Lessee's Work, provided that Lessee's
Work does not interfere with or otherwise delay the completion of Lessor's Work.
If Lessor is unable to deliver possession of the Premises to Lessee by the
Anticipated Occupancy Date, Lessor shall not be liable for any damage, injury or

<PAGE>

loss arising therefrom, but Lessee shall have the termination rights as set
forth in the Basic Lease Terms.

          3.3  LESSEE'S WORK. Subject to delays caused by Lessor or for reasons
beyond Lessee's control (excluding the inability of Lessee to make any monetary
payment), Lessee shall promptly commence and pursue in good faith to completion
any Lessee's Work identified in EXHIBIT E attached hereto. Subject to
reimbursement for a portion of the costs of Lessee's Work pursuant to EXHIBIT E,
all of the costs and expenses incurred by Lessee in performing Lessee's Work
shall be paid by Lessee. Lessee's Work shall be performed in accordance with the
provisions of EXHIBIT E below. Lessee's Work shall be completed and the Premises
ready for occupancy no later than one hundred eighty (180) days after the
Occupancy Date. Base Rent shall commence being due and payable on a monthly
basis on the Base Rent Commencement Date regardless whether the Lessee's Work
has been completed by that time.

     4. TERM.

          4.1  INITIAL TERM. The Lease shall be for the Term indicated in the
Basic Lease Terms.

          4.2  HOLDING OVER. If Lessee remains in possession of the Premises or
any part thereof after the expiration of the Term hereof with the consent of
Lessor, such occupancy shall be a tenancy from month to month at a base rental
equal to one hundred twenty-five percent (125%) of the last monthly Base Rent,
plus all other rent payable hereunder, and upon all the terms hereof applicable
to a month to month tenancy.

     5. RENT.

          5.1  BASE RENT. Commencing on the Base Rent Commencement Date, Lessee
shall pay 1/12th of the then-applicable annual Base Rent rate in advance on or
before the first day of each month of this Lease. Said rental shall be paid to
Lessor in advance without notice, demand, deduction or offset, in lawful money
of the United States of America, at Lessor's address listed in the Basic Lease
Terms or such other place as Lessor may from time to time designate to Lessee in
writing.

          5.2  ADDITIONAL RENT FOR OPERATING EXPENSES.

               5.2.1 DEFINITION OF EXPENSES. "EXPENSES" shall mean the total
reasonable costs and expenses paid or incurred by Lessor during the Term in
connection with the ownership, management, operation, insurance, maintenance and
repair of the Land and Building and which, in accordance with accepted
principles of sound accounting and management practice used by Lessor are
properly chargeable to the Land, the portion of the Building upon which Lessee's
Share of Expenses is calculated, and the Common Areas, including, without
limitation (a) the cost of air conditioning, electricity, heating, mechanical,
ventilation, water and sewer and all other utilities (notwithstanding those
HVAC, electricity and water services for which Lessee will be paying separately,
and provided that the costs of utilities consumed by any restaurants or other
retail users in the Building shall be separately metered or otherwise
determined, and excluded), the cost of trash removal, security and security
systems, landscaping and plant maintenance, and general upkeep, including
janitorial services (provided, that Lessee shall be responsible for providing
janitorial service to the Premises at its sole cost), and the cost of supplies
and equipment and all maintenance and service contracts in connection therewith,
(b) the cost of operation, repairs, maintenance and cleaning, (c) the cost of
fire, extended coverage, plate glass, sprinkler, public liability, property
damage, rental interruption and other insurance, (d) wages, salaries and other
labor costs, including taxes, insurance, retirement, medical and other employee
benefits for any person to the extent such costs are directly attributable to
such person's duties in connection with the operation, maintenance, and repair
of the Building; (e) fees, charges and other costs, including management fees,
consulting fees. legal fees and accounting fees, of all independent contractors
engaged by Lessor or reasonably charged by Lessor if Lessor performs management
services in connection with the Land and Building, (f) the cost of any license,
permit or inspection fees, and (g) reasonable reserves to cover costs of long-
term programmed maintenance, including, without limitation, HVAC and any
elevator system maintenance (subject, however, to the limitations described
below to the extent any of the foregoing costs must be capitalized under
generally accepted accounting and management principles), (h) payments of "Rent"
as defined in Section 3.14 of the DNR Ground Lease, "Other Expenses" described
in Section 4 therein and other additional rent under the DNR Ground Lease, as
<PAGE>

the same may be extended, amended, renewed, replaced, and/or renegotiated from
time to time; EXCLUDING, however, late charges, penalties or similar fees
thereunder not caused by Lessee, and, (i) subject to the reasonable prior
approval of Lessee, any other costs and expenses of any other kind reasonably
incurred in managing, operating, owning, maintaining and repairing the Land and
Building.

The following shall be EXCLUDED from Expenses (unless Lessee's prior approval
therefor has been obtained): (j) costs of any special services rendered to
individual tenants (including Lessee) for which a special charge is made; (k)
other costs billed to and paid by individual tenants (including Lessee); (l)
costs paid by proceeds of insurance; (m) [intentionally deleted]; (n) costs
incurred to repair, change, improve, replace or correct defects in the pending
1999/2000 redesign, renovation, and/or rehabilitation of the Building, Common
Areas or Pier; (o) costs for which Lessor is reimbursed; (p) Lessor's
management, administrative, or overhead costs except as otherwise specifically
permitted elsewhere herein to be included; (q) property management fees
exceeding the LESSER of (1) three percent (3%) of the Base Rents collected for
the Building in such year, or (2) market rates for such management fees; (r)
breach by Lessor of any contractual obligation; (s) professional fees incurred
in connection with the enforcement of other leases in the Building, the proposed
renegotiation of the DNR Ground Lease, or relating solely to Lessor's ownership
of the Building (e.g., professional fees to prepare Lessor's tax returns or to
refinancing debt); (t) promotional or advertising costs; (u) costs of rental
concessions or buyouts for other tenants in the Building; (v) costs of
renovating or otherwise decorating premises leased to other tenants; (w)
expenses incurred in connection with relocating tenants in the Building; (x)
costs due to Lessor's gross negligence or intentional misconduct; (y) costs due
to the cleaning of hazardous materials in existence in the Building, Common
Areas or Pier prior to Lessee's occupancy of the Premises or which was caused by
Lessor's negligence; (z) costs incurred due to the violation by Lessor of any
applicable law; and (aa) costs required to be capitalized in accordance with
generally accepted accounting and management practices (except that Expenses
shall include the costs of any capital repairs, improvements, betterments,
and/or replacements, including without limitation replacements to piers and
pilings, provided that such costs shall be amortized over the useful life of the
item, together with interest on the unamortized balance at the prime rate of
interest then being charged by Seattle-First National Bank). As used in this
Lease, "Lessee's Share of Expenses" will be determined based on the ratio
between the total RSF of the Premises and the total RSF of the Building. Lessor
and Lessee acknowledge that, but for relatively limited spaces within the
Building occupied by other tenants, the Building is wholly occupied by Lessee.
Lessor acknowledges Lessee's concerns regarding operating costs, including but
not limited to matters such as insurance, security services, janitorial
contracts and roof and HVAC maintenance contracts. Lessor agrees that, if Lessee
so elects and appoints a Lessee Facility Coordinator, Lessor shall permit the
Lessee Facility Coordinator to review (but not disapprove) the annual budget and
to meet with the Lessee Facility Coordinator on a quarterly basis regarding
Operating Costs and the entry into maintenance and service contracts. Except in
an emergency, and with respect to Operating Costs reasonably controllable by
Lessor (i.e., by way of example only and without limitation, not including taxes
or insurance expenses), Lessor shall not enter into any unbudgeted contract for
more than Ten Thousand Dollars ($10,000) without prior consultation with
(without, however, the necessity of obtaining the approval of) the Lessee
Facility Coordinator. Further, Lessor shall not, without the prior written
consent of Lessee, include as Expenses professional fees from property managers
or other consultants which are affiliated or otherwise related to Lessor to the
extent such fees exceed three percent (3%) of Base Rents collected from the
Building in the applicable Lease Year.

               5.2.2 ARBITRATION OF EXPENSE DISPUTES. In the event that Lessee
disputes the reasonableness of any item(s), or the cost thereof, listed in
Lessor's Expense Statement, either party may demand binding arbitration pursuant
to the provisions set forth below.

          (1)  STATUTE OF LIMITATIONS. All statutes of limitations which would
otherwise be applicable and any limitations upon claims set forth in this
Section shall apply to any arbitration proceeding under this Section.

          (2)  NOTICE OF DEMAND. Either party may demand arbitration by
notifying the other party in writing in accordance with the notice provisions of
this Lease. The notice shall describe the reasons for such demand, the amount
involved, if any, and the particular remedy sought, and shall specifically
reference the required five (5) day response time specified in subsection (3)
<PAGE>

below. The notice shall also list the name of one arbitrator qualified in
accordance with subsection (4).

          (3)  RESPONSE. The party that has not demanded arbitration shall
respond to the notice of demand within five (5) calendar days of receipt of such
notice by delivering a written response in accordance with the notice provisions
of this Lease. The response shall list the name of a second arbitrator qualified
in accordance with Subsection (4). The response shall also describe
counterclaims, if any, the amount involved, and the particular remedy sought. If
a party fails to respond timely to the notice of demand, the arbitrator selected
by the party making such demand under Subsection (2) shall resolve the dispute,
controversy or claim within seven (7) calendar days of the deadline for
response.

          (4)  QUALIFIED ARBITRATOR. Any arbitrator selected in accordance with
Subsections (2) and (3) shall be any natural person not employed by or
associated with or who has an interest in either of the parties or any parent or
affiliated partnership, corporation or other enterprise thereof. Such arbitrator
shall also be a property management professional, developer, commercial real
estate broker with at least ten (10) years experience in the downtown Seattle
real state market, or an attorney or judge with at least ten (10) years
experience in the legal profession. The parties may, if they agree, at any time
prior to one (1) day before the arbitration hearing, agree to have a single
arbitrator hear and decide the case, and who that single arbitrator will be.

          (5)  APPOINTMENT OF THIRD ARBITRATOR. If a party responds timely to a
notice of demand for arbitration under Subsection (3), the two arbitrators shall
appoint a third arbitrator who shall be qualified in accordance with subsection
(4). Such third arbitrator shall be appointed within seven (7) calendar days of
receipt by the party demanding arbitration of notice of response provided for
under Subsection (4). If the two arbitrators fail to timely appoint a third
arbitrator, the third arbitrator shall be appointed by the parties if they can
agree within a period of five (5) calendar days. If the parties cannot timely
agree, then either party may request the appointment of such third arbitrator by
the Presiding Judge of the Superior Court of King County, Washington, and both
parties hereby agree not to raise any question as to the court's full power and
jurisdiction to entertain such application and to make such appointment;
provided that the other party shall not raise any question as to the court's
full power and jurisdiction to entertain such application and to make such
appointment.

          (6)  ARBITRATION HEARING; DISCOVERY; VENUE. The arbitration hearing
shall commence within ten (10) calendar days of appointment of the third
arbitrator as described in Subsection (5). The hearing shall in no event last
longer than two (2) calendar days. There shall be no discovery or dispositive
motion practice (such as motions for summary judgment or to dismiss or the like)
except as may be permitted by the arbitrators; and any such discovery or
dispositive motion practice permitted by the arbitrators shall accommodate to
the maximum extent practical the time limits contained herein. The arbitrators
shall not be bound by any rules of civil procedure or evidence, but rather shall
consider such writings and oral presentations as reasonable business persons
would use in the conduct of their day to day affairs, and may require the
parties to submit some or all of their case by written declaration or such other
manner of presentation as the arbitrators may determine to be appropriate. It is
the intention of the parties to limit live testimony and cross examination to
the extent absolutely necessary to insure a fair hearing to the parties on
significant and material issues. Venue of any arbitration hearing conducted
pursuant to this Section shall be in Seattle, Washington. It is also the
intention of the parties that any such arbitration shall not interfere with the
continued use and occupancy of the Premises by Lessee.

          (7)  DECISION. The arbitrators' decision shall be made in no event
later than seven (7) calendar days of the commencement of the arbitration
hearing described in Subsection (6). If three (3) arbitrators are appointed, a
majority decision shall prevail. The award shall be final and judgment may be
entered in any court having jurisdiction thereof. The arbitrators may award
specific performance of the affected provisions of this Lease. The arbitrators
may also require remedial measures as part of any award. The arbitrators may
award attorneys' fees and costs to the more prevailing party.

               5.2.3 PAYMENT OF EXPENSES. Commencing on the Lease Commencement
Date, Lessee shall pay to Lessor without notice, demand, deduction or offset and
as additional rent, one-twelfth (1/12th) of Lessee's Share of Expenses for each
year of the Term of this Lease on or before the first day of each month of such

<PAGE>

Expense year, in advance, in an amount estimated by Lessor and billed by Lessor
to Lessee. With reasonable promptness after the expiration of each calendar year
in which Lessee is obligated to pay Expenses, Lessor shall furnish Lessee with a
statement ("LESSOR'S EXPENSE STATEMENT") setting forth in reasonable detail the
Expenses for such year and the Lessee's Share of Expenses. If Lessee's Share of
the actual Expenses paid by Lessee for such year is greater than the amount paid
by Lessee, Lessee shall pay to Lessor the difference between the amount paid by
Lessee and Lessee's Share of actual Expenses within fifteen (15) days after the
receipt of Lessor's Expense Statement, and if the total amount paid by Lessee
for any such year shall exceed Lessee's Share of actual Expenses for such year,
such excess shall be credited against the next installment of the estimated
Expenses or other rent due from Lessee to Lessor, or refunded to Lessee if at
the end of the term of this Lease.

               5.2.4 ADJUSTMENT OF LESSEE'S SHARE. Lessor shall have the right
to adjust Lessee's Share of any item comprising Expenses to allocate such
Expenses among tenants in the Building in a reasonable and equitable manner
based primarily upon the usage of and benefits afforded to such tenants;
provided that Lessor can provide reasonable evidence justifying any such
adjustment; and provided further that such Expenses shall not be so adjusted to
increase Lessee's share thereof merely because one or more other leased premises
at the Building are vacant.

               5.2.5 PRORATION OF EXPENSES. If any part of the first or the last
years of the Lease Term shall include part of a calendar year, Lessee's
obligations under this Section shall be apportioned so the Lessee shall pay only
for such parts of such years as are included in the Lease Term. Lessor may,
pending the determination of the amount of actual Expenses for the partial year
in which the Term ends, furnish Lessee with a statement of estimated actual
excess Expenses and Lessee's Share thereof for such partial Expense Year. Within
fifteen (15) days after receipt of such estimated statement, Lessee shall remit
to Lessor, as additional rent, the amount of Lessee's Share of anticipated
Expenses. If there shall be an underpayment of Lessee's Share of Expenses,
Lessee shall remit the amount of such underpayment to Lessor within fifteen (15)
days of receipt of such statement, and if there shall have been an overpayment,
Lessor shall remit the amount of any such overpayment to Lessee within fifteen
(15) days of the issuance of such statement.

               5.2.6 LESSOR'S BOOKS AND RECORDS. Lessor shall keep full and
accurate books of account covering Expenses. Lessee shall have the right, at
Lessee's cost, and within six months after Lessee's receipt of Lessor's Expense
statement as described Section 5.2.3, to inspect and audit such books of account
annually for the immediately preceding year at a reasonable time on ten (10)
days' prior written notice to Lessor. Except in the event that Lessor has
intentionally or fraudulently misstated actual Expenses for any such year,
failure of Lessee to object to an audit of such books of account within such
six-month period shall constitute Lessee's waiver of the right to object to,
challenge, audit or contest the collection or allocation of Expenses for such
year. If an audit discloses an overpayment of Expenses, Lessee shall receive a
credit against the next payment of Expenses required, or a refund if at the end
of the Lease term.

          5.3  [Intentionally deleted].

          5.4  LATE CHARGES. Lessee acknowledges that late payment of rent or
other sums due hereunder will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain.
Such costs include, but are not limited to, processing charges and late charges
which may be imposed upon Lessor by terms of any mortgage or deed of trust
covering the Premises. Accordingly, if any rent shall not be received by Lessor
or Lessor's designee within fifteen (15) days after it is due, Lessee shall pay
to Lessor a late charge equal to five percent (5%) of such overdue amount, plus
any reasonable attorneys' fees incurred by Lessor by reason of Lessee's failure
to pay rent or other charges when due hereunder; provided, that if Lessee pays
any rent five (5) or more days late on three (3) or more occasions in any
twelve-month period, then the aforementioned 15-day grace period shall, for the
remainder of the term hereof, be reduced to five (5) days. Acceptance of such
late charges by Lessor shall not constitute a waiver of Lessee's default with
respect to such overdue amount or prevent Lessor from exercising any of the
other rights and remedies granted hereunder. Acceptance of late rent without
collecting a late charge shall not be a waiver of Lessor's rights under this
Section.

          5.5  SECURITY DEPOSIT. Lessee shall pay the Security Deposit to Lessor

<PAGE>

concurrently with Lessee's execution and delivery of this Lease. Lessor shall
hold the Security Deposit to secure the faithful performance by Lessee of all of
the terms, covenants, and conditions of this Lease to be kept and performed by
Lessee during the Term hereof. If Lessee defaults with respect to any provision
of this Lease beyond any applicable grace or cure periods, Lessor may (but shall
not be required to) use, apply or retain all or any part of this Security
Deposit for the payment of rent or any amount which Lessor may spend by reason
of Lessee's default or to compensate Lessor for any other loss or damage which
Lessor may suffer by reason of Lessee's default. If any portion of the Security
Deposit is so used or applied, Lessee shall, within ten (10) days after written
demand therefor, deposit cash with Lessor in an amount sufficient to restore the
Security Deposit to its original amount. Lessor shall not be required to keep
the Security Deposit separate from its general funds, and Lessee shall not be
entitled to interest on such deposit. If Lessee fully and faithfully performs
every obligation of Lessee under this Lease, the Security Deposit or any balance
thereof shall be returned to Lessee (or, at Lessor's option, to the last
assignee of Lessee's interests hereunder) within 30 days after the expiration of
the Lease Term and after Lessee has vacated the Premises. In the event of
termination of Lessor's interest in this Lease, Lessor shall transfer the
Security Deposit to Lessor's successor-in-interest, whereupon Lessor shall have
no further liability for the return of or any accounting for the Security
Deposit.

     6. TAXES. Lessee shall and agrees to pay all of the taxes referred to in
this Section.

          6.1  REAL PROPERTY TAXES. Commencing on the Lease Commencement Date,
Lessee shall pay Real Property Taxes to the extent the same are in the
proportion the square footage of the Premises bears to the square footage of the
Building against which such Real Property Taxes are assessed and are fairly
attributable to the Term of this Lease. Lessee shall pay one-twelfth (1/12th) of
its share of Real Property Taxes each month with and in addition to its monthly
payment of Lessee's Share of Expenses. If any such Real Property Taxes have not
yet been assessed, such payments shall be based upon Lessor's estimate thereof
and adjusted by Lessor after such assessment is made so as to correspond
Lessee's payments to its share of the actual amounts levied. "REAL PROPERTY
TAXES" shall mean all real and personal property taxes, leasehold excise tax,
assessments and charges levied upon or with respect to the Land and Building,
including the Common Areas. Real Property Taxes shall include, without
limitation, taxes on tenant improvements which are paid for by Lessor and not
reimbursed by tenants; all general real property taxes, charges, and general and
special assessments for transit, housing, police, fire, roadways, sidewalks,
utility service systems and components, and other governmental services or
purported benefits to the Land or Building, and service payments in lieu of
taxes; and any other tax, fee or excise, however described, that may be levied
or assessed as a substitute for, or as an addition to, in whole or in part, any
other Real Property Taxes. Real Property Taxes shall not include any local,
state or federal income, franchise, profit, estate, inheritance, gift, or
transfer taxes of Lessor unless, due to a change in the method of taxation, any
such tax is levied or assessed against Lessor as a substitute for, in whole or
in part, any other tax that would otherwise constitute a Real Property Tax. If
at any time during the Lease Term, any governmental authority levies or assesses
against Lessor any tax, fee or excise on (a) rents payable under any lease of
space or accruing from the use of space in the Building, (b) the business of
renting space in the Building, (c) the act of entering into this Lease or any
other lease of space in the Building, or (d) the use or occupancy by tenants of
any space in the Building, such tax, fee or excise shall constitute a Real
Property Tax. Real Property Taxes shall also include reasonable legal fees,
costs and disbursements incurred in connection with proceedings to contest,
determine or reduce Real Property Taxes (provided that Lessor agrees to obtain
Lessee's prior written consent prior to contesting or attempting to reduce or
determine Real Property Taxes).

          6.2  BUSINESS AND LICENSE TAXES. Lessee shall pay all license and
excise fees and occupation taxes covering its business conducted on the
Premises. If any governmental authority levies a tax or license fee on rents
payable under this Lease or rents accruing from use of the Premises or a tax or
license fee in any form against Lessor or Lessee because of or measured by or
based upon income derived from the leasing or rental thereof, or a transaction
privilege tax, such tax or license fee shall be paid by Lessee, either directly
if required by law, or by reimbursing Lessor for the amount thereof upon demand.

          6.3  PERSONAL PROPERTY TAXES. Lessee shall pay all taxes which are
fairly attributable to the Term hereof and which are assessed against all of

<PAGE>

Lessee's leasehold improvements, equipment, furniture, fixtures and any other
personal property located in the Premises. If any or all of Lessee's leasehold
improvements, equipment, furniture, fixtures and other personal property shall
be assessed and taxed with the real property, Lessee shall pay to Lessor its
share of such taxes within thirty (30) days after delivery to Lessee by Lessor
of a statement in writing setting forth the amount of such taxes applicable to
Lessee's property.

     7. USE OF PREMISES.

          7.1  PERMITTED USES. Lessee shall use the Premises solely for the
Permitted Use identified in the Basic Lease Terms. Lessee shall not use or
permit the Premises to be used for any other purpose without the prior written
consent of Lessor. Lessor represents and warrants that existing land use and
zoning laws, codes and ordinances permit the Permitted Uses at the Premises.

          7.2  COMPLIANCE WITH LAWS. Lessee shall, at its sole cost and expense,
promptly comply with all laws, statutes, ordinances and governmental rules,
regulations or requirements now in force or which may hereafter be in force
relating to Lessee's use of the Premises and the condition of the Tenant
Improvements, and with the requirements of any board of fire insurance
underwriters or other similar bodies now or hereafter constituted, relating to,
or affecting the condition or use of the Premises, excluding structural changes
to the Building not related to or affected by Lessee's improvements or use of
the Premises. Without limiting the foregoing, and except for the Lessor's Work
or any future work undertaken by Lessor in or about the Building, Lessee shall
at all times keep, use and improve the Premises in compliance with the ADA, and
shall be solely responsible for any changes to the Premises or changes to the
Common Areas necessitated thereby relating in any way to Lessee's use,
occupancy, or improvement to the Premises. Lessee shall maintain the Premises in
a clean and sanitary condition. Lessee shall fully indemnify Lessor with respect
to the obligations set forth in this Section. Lessor represents and warrants
that, as of the applicable Occupancy Date for each portion of the Premises, that
portion and the Building (other than Lessee's improvements) shall be in
compliance with applicable laws, codes and ordinances, including without
limitation the ADA.

          7.3  [Intentionally deleted].

          7.4  [Intentionally deleted].

          7.5  PROHIBITED USES. Without limiting the restrictions to the uses
expressly permitted by this Lease, the Lessee further agrees as follows:

               7.5.1 INTERFERENCE WITH LESSEE. Lessee shall not do or permit
anything to be done in or about the Premises which will in any way obstruct or
interfere with the rights of other tenants or occupants of the Building or use
or allow the Premises to be used for any use that will lessen the reputation of
the Premises or be reasonably objectionable to other tenants.

               7.5.2 WASTE. Lessee shall take good care of and not commit or
allow to be committed any waste in or upon the Premises.

               7.5.3 VIOLATION OF LAW. [Intentionally deleted.]

               7.5.4 INCREASE IN INSURANCE PREMIUMS. Lessee shall not permit
anything to be done in or about the Premises or bring or keep anything therein
which will in any way increase the existing rate or affect any fire or other
insurance upon the Premises or any of its contents or cause a cancellation of
any insurance policy covering any part of said Premises or contents.

               7.5.5 HAZARDOUS SUBSTANCES. Except for cleaning solvents and
other similar substances which are required for the Permitted Use, all of which
shall be used, handled, stored, transported and disposed of by Lessee in
accordance with all laws and regulations, Lessee shall not use, generate,
transport, treat, store, dispose of or otherwise handle Hazardous Substances on
the Premises without the prior written consent of Lessor. Lessor may withhold
such consent in its sole discretion or may condition such consent upon Lessee's
agreement to comply with requirements designed by Lessor. The term "HAZARDOUS
SUBSTANCES" shall mean any and all hazardous, toxic, infectious or radioactive
substances, wastes or materials as defined or listed by any federal, state or
local statute, regulation or ordinance pertaining to the protection of human
health or the environment and shall specifically include petroleum oil and its
fractions. Upon expiration or termination of this Lease for any reason, Lessee

<PAGE>

shall remove from the Premises all Hazardous Substances and their containers
brought onto the Premises by Lessee or its employees, agents, licensees,
contractors or subtenants, and Lessee shall certify in writing to Lessor that no
Hazardous Substance has been leaked, spilled, released or disposed on or about
the Premises by Lessee or its employees, agents, licensees, contractors or
subtenants during the Term of the Lease.

     Notwithstanding the foregoing, Lessor shall hold Lessee harmless from any
claims, demands, actions, liabilities, expenses, damages and obligations of any
nature--including costs of clearance and remedial measures--for any
contamination existing on the Premises prior to occupation thereof by Lessee or
caused by Lessor subsequent thereto, whether or not discovered prior to or after
the Commencement Date.

               7.5.6 SIGNAGE. Lessee shall not erect or place, or permit to be
erected or placed, or maintain any signs of any nature or kind whatsoever on the
exterior walls or windows of the Premises or elsewhere in the Building, except
as set forth in EXHIBIT F, without Lessor's prior written consent, which consent
shall not be unreasonably withheld and which shall be deemed given if not
disapproved by Lessor within ten (10) business days of submittal of signage
materials by Lessee. Notwithstanding the parties' agreement regarding signage as
set forth in EXHIBIT F, Lessee agrees to abide by all reasonable signage rules
and regulations, if any, promulgated by Lessor and to install, at its sole
expense, any signs required thereby. If the Building is designated as a historic
building, Lessee acknowledges that it may be subject to special rules and
restrictions regarding the size, design and character of all signs, and that all
such signs shall be subject to such rules and restrictions. All signage is also
subject to the Lessor's Sign Criteria attached hereto as EXHIBIT F.

     Lessor shall install at its expense tenant identification signage in the
main lobby of the Building and on the Building's monument sign near the entrance
thereto. Lessee shall also have the right to install at its sole cost and
expense signage as set forth in Exhibit F, subject to all applicable laws, codes
and ordinances. Lessor shall also provide marquee signage to Lessee.

          7.6  LESSEE'S CONSTRUCTION. Lessee shall construct all tenant
improvements and shall conduct its operations so as to comply with the ADA to
the extent applicable. Lessee hereby indemnifies and holds Lessor harmless
against any and all costs, expenses, legal fees, fines and penalties incurred by
Lessor due to the failure of Lessee to comply with the ADA (provided, however,
such indemnity shall not extend to ADA matters which are included as part of
Lessor's Work, which shall be the sole responsibility of Lessor).

          7.7  LESSOR'S RESERVATIONS. Lessee acknowledges that this Lease is
granted subject to the following reserved rights and interests:

               7.7.1 USE OF APPURTENANT IMPROVEMENTS. Lessor reserves all air
rights over the Premises, the use of the exterior walls and the roof; the right
to install, maintain, use, repair and replace pipes, ducts, conduits and wires
leading through the Premises in locations which will not materially interfere
with Lessee's use thereof to serve other parts of the Building, and the right to
use the land below the Premises in any manner not materially interfering with
Lessee's use of the Premises.

               7.7.2 LESSOR'S ALTERATIONS AND ADDITIONS. Provided that there is
no material interference with Lessee's use of the Premises, Lessor reserves the
right at any time to make alterations or additions to and to build additional
stories on the Building and to construct improvements adjoining the same.
Provided that there is no material interference with Lessee's use of the
Premises, Lessor also reserves the right from time to time to add land, parking
areas and other improvements to the Land, to include the same within the Common
Areas, to establish reasonable rules and regulations regarding tenants' access
thereto, to assess reasonable charges therefor, and to make alterations thereof
and improvements thereon.

               7.7.3 LESSOR'S EXCAVATION. If Lessor authorizes any excavation
upon land adjacent to the Premises, Lessee shall permit the person doing the
excavation to enter the Premises for the purpose of doing such work as Lessor
deems necessary to preserve the walls of the Building from injury or damage and
to support the same by proper piers, pilings, or foundations, without any claim
for damage or indemnification against Lessor or diminution or abatement of rent,
provided that there is no material interference with Lessee's use of the
Premises caused thereby.
<PAGE>

               7.7.4 ENTRY BY LESSOR. Lessor reserves and shall at any and all
times have the right, upon not less than twenty-four (24) hours' prior written
notice except in an emergency, to enter the Premises to inspect the same, to
submit said Premises to prospective purchasers or tenants, to post notices of
nonresponsibility, to repair the Premises and any portion of the Building of
which the Premises are a part that Lessor may deem necessary or desirable,
without abatement of rent, and Lessor may for that purpose erect scaffolding and
other necessary structures where reasonably required by the character of the
work to be performed, except the entrance to the Premises shall not be blocked
thereby if the same can reasonably be avoided. Except to the extent caused by
Lessor's gross negligence, Lessee waives any claim for damages or for any injury
or inconvenience to or interference with Lessee's business, any loss of
occupancy or quiet enjoyment of the Premises, and any other loss occasioned
thereby. For each of the aforesaid purposes, Lessor shall at all times have and
retain a key with which to unlock all of the doors in, upon and about the
Premises, excluding Lessee's vaults, safes and files, and Lessor shall have the
right to use any means to open said doors in an emergency to obtain entry to the
Premises, all without liability to Lessee unless and to the extent Lessee
suffers actual damages caused by any failure of Lessor to exercise reasonable
care for Lessee's property under the circumstances of the entry. Lessor shall at
all times keep Lessee apprised as to who has the key to the Premises. Any entry
to the Premises obtained by Lessor pursuant to this Lease or applicable law
shall not be construed to be a forcible or unlawful entry into, or a detainer
of, the Premises or an eviction of Lessee from the Premises or any portion
thereof. Subject to the other provisions of this Lease, Lessee shall have access
to the Premises 24 hours a day, seven days a week.

               7.7.5 COMMON AREAS AND FACILITIES. Lessor gives to Lessee and its
agents, employees, contractors and invitees a nonexclusive license to use the
common areas and facilities which are designed for access and use by all of
Lessor's tenants at the Building (the "COMMON AREAS"), subject to Lessor's
rights to:

               (1)  Establish and enforce reasonable uniform and
     nondiscriminatory rules and regulations for the maintenance, management,
     use and operation of the Common Areas.

               (2)  Close any of the Common Areas to the extent required in the
     reasonable opinion of Lessor to prevent a dedication of any of the Common
     Areas or the accrual of any rights of any person or of the public to the
     Common Areas.

               (3)  Close any of the Common Areas temporarily for purposes of
     cleaning, maintenance, repair, alterations, improvements or additions.

               (4)  Designate other property to become part of the Common Areas.

               (5)  Make changes to the Common Areas, including, without
     limitation, changes in the arrangement and/or location of passageways,
     doors, doorways, corridors, elevators, stairs, or toilets; provided,
     however, Lessor shall not make any change which will prevent access to the
     Premises or materially change the character of the Building.

               (6)  Limit access to parts of the Common Areas to retail or
     office tenants and their respective employees, agents, invitees and
     licensees.

     8.   LESSEE'S ALTERATIONS AND ADDITIONS. Other than Lessee's Work as
provided elsewhere in this Lease, and except for nonstructural alterations,
additions or improvements costing less than $5,000 per calendar year, Lessee
shall not make or allow to be made any alterations, additions or improvements to
the Premises or any part thereof or change to the appearance of the Premises
without the prior written consent of Lessor in each instance, not to be
unreasonably withheld. Any alterations, additions or improvements to the
Premises made by Lessee shall be at Lessee's sole cost and expense and made by a
contractor approved by Lessor. Any alterations, additions or improvements to the
Premises, including, but not limited to, wall covering, paneling and built-in
cabinet work, but excepting trade fixtures, shall at once become a part of the
realty and belong to Lessor and shall be surrendered with the Premises unless
Lessor requires the same or any portion thereof to be removed upon the
expiration or termination of this Lease. Notwithstanding the foregoing, at the
time Lessor reviews Lessee's plans and specifications for proposed alterations,
additions and improvements, Lessor shall inform Lessee which must be so removed;
provided that Lessor may elect to require Lessee to remove any and all

<PAGE>

alterations, additions and improvements made in violation of the first sentence
of this Section 8. If and to the extent Lessor requires such removal, Lessee
shall, at its expense, remove its alterations, additions or improvements upon
the expiration or termination of this Lease and promptly repair any damage to
the Premises caused by such removal.

     9.   MAINTENANCE.

          9.1  LESSOR'S OBLIGATIONS. Subject to inclusion as Expenses (provided
that expenses for any of the following items that constitute capital repairs,
improvements, betterments, and/or replacements must be amortized over the useful
life of the item, together with interest on the unamortized balance at the prime
rate of interest then being charged by Seattle-First National Bank), Lessor
shall maintain or cause to be maintained in reasonably good order and condition
the common and public areas and facilities of the Building; the central heating,
ventilation and air conditioning, water, sewer, fire protection, exterior
mechanical and exterior electrical distribution systems and equipment serving
the Building; and the structural portions of the roof, piers, pier pilings, and
Building, and shall provide patrolled security service to the Building. Lessor
shall be solely responsible for keeping the Building in good condition and
repair except as otherwise specifically set forth herein as an obligation of
Lessee. If any such maintenance or repair is required because of the act or
omission of Lessee or any person claiming through Lessee, or any of their
respective agents, employees, contractors, or invitees, all costs and expenses
incurred by Lessor which are not reimbursed by Lessor's insurance (or would not
be covered by insurance which Lessor is required elsewhere in this Lease to
maintain) shall be paid by Lessee on demand. Lessor shall not be liable for any
failure to make any such repairs or to perform any maintenance unless such
failure shall continue for an unreasonable time after written notice of the need
of such repairs or maintenance is given to Lessor by Lessee (such period not to
exceed thirty (30) days, but provided, however, that if the nature of the
required repair or maintenance is such that more than thirty (30) days are
required for its cure (including, for instance, the time required to obtain
necessary construction permits and approvals), then Lessor shall not be deemed
to be in default if it commences such cure within such thirty (30)-day period
and thereafter diligently prosecutes the same to completion). Except as
otherwise provided in this Lease, there shall be no abatement of rent and no
liability of Lessor by reason of any injury to or interference with Lessee's
business arising from the making of any repairs, alterations or improvements in
or to any portion of the Building or the Premises or in or to fixtures,
appurtenances and equipment therein. Lessee shall not have the right to make
repairs at Lessor's expense.

          9.2  LESSEE'S OBLIGATIONS. Lessee shall, at Lessee's sole cost and
expense, keep the Premises and every part thereof in good condition and repair
(except to the extent otherwise specifically set forth herein as an obligation
of Lessor), including, without limitation, the maintenance, replacement and
repair of any doors and door hardware, windows, plate glass, glazing, plumbing,
pipes, grease traps, vents and hoods, exhaust systems, and electrical wiring and
conduits within the Premises. Lessee shall, upon the expiration or sooner
termination of this Lease, surrender the Premises to Lessor in good condition,
broom clean, ordinary wear and tear and damage by condemnation and by casualty
excepted. Any damage to adjacent premises or Common Areas caused by Lessee's use
of the Premises which is not reimbursed by Lessor's insurance (or would not be
covered by insurance which Lessor is required elsewhere in this Lease to
maintain) shall be repaired upon Lessor's demand at the sole cost and expense of
Lessee. In addition, Lessee agrees to provide janitorial services to the
Premises at its sole cost.

     10.  LIENS. Lessee shall keep the Premises and the property in which the
Premises are situated free from any liens arising out of any work performed,
materials furnished or obligations incurred by Lessee. Lessor may require, at
Lessor's sole option, that Lessee provide to Lessor, at Lessee's sole cost and
expense, a lien and completion bond in an amount equal to one hundred fifty
percent (150%) of the estimated cost of any improvements, additions or
alterations in the Premises which Lessee desires to make to insure Lessor
against any liability for mechanics' and materialmen's liens and to insure
completion of the work. If a lien is asserted because of work performed by or
for Lessee, Lessee shall, within ten (10) days after Lessor's request, either
cause the lien claim to be paid in full or shall post a lien release bond in the
amount of one hundred fifty percent (150%) of the amount of the lien. If Lessee
fails to do so, Lessor may pay the amount of the lien and recover the amount so
paid plus interest at twelve percent (12%) per annum from Lessee.

<PAGE>

     11.  UTILITIES.

          11.1 SERVICES PROVIDED. Lessor shall install and operate at Lessor's
cost metering systems in or around the Premises to measure Lessee's use of
electricity, water and HVAC, and Lessee shall pay for such utility use (in the
case of water and electricity, directly to the utility provider; and in the case
of HVAC, to Lessor). Lessee shall thus be solely responsible for determining the
amount and duration of use of the HVAC, water and electricity supplied to the
Premises. Lessee, at its sole cost and expense, may install a back-up generator
in a location reasonably acceptable to Lessor.

          11.2 INTERRUPTION OF SERVICES. Unless due to the gross negligence or
willful omission of Lessor, Lessor shall not be in default under this Lease and
shall not be liable for any damage directly or indirectly resulting from, nor
shall Lessee be relieved of any of its obligations hereunder by reason of:

               (1)  The installation, use or interruption of use of any
     equipment in connection with the furnishing of any utilities or services.

               (2)  The failure to perform or furnish, or the delay in
     performing or furnishing, any maintenance, repair, utilities or services
     where such failure or delay is caused by acts of God, the elements, labor
     disturbances of any character, any other accidents or other conditions
     beyond the reasonable control of Lessor, or by the making of repairs or
     improvements to the Premises or the Building.

               (3)  The limitation, curtailment, rationing or restriction of use
     of water or electricity, gas or any other form of energy or any other
     service or utility serving the Premises or the Building by a public
     authority or utility supplier. Lessor shall be entitled to cooperate
     voluntarily in a reasonable manner with the efforts of national, state, or
     local government agencies or utility suppliers in reducing energy or other
     resource consumption.

     12. LESSEE'S ASSUMPTION OF RISK AND INDEMNITY.

          12.1 LESSOR NOT LIABLE. Except to the extent caused by Lessor's breach
of this Lease or the gross negligence or intentional misconduct of Lessor or any
of its officers, agents, employees, guests or invitees, Lessor or its agents
shall not be liable for any loss or damage to persons or property resulting from
fire, explosion, falling plaster, steam, gas, electricity, water or rain which
may leak from any part of the Building or from the pipes, appliances or plumbing
works therein or from the roof, street or subsurface or from any other place.
Except to the extent caused by Lessor's breach of this Lease or the gross
negligence or intentional misconduct of Lessor or any of its officers, agents,
employees, guests or invitees, Lessor shall in no event be responsible for any
loss to the property or injury of Lessee, or any loss or injury of any agent,
independent contractor, employee, licensee, invitee or customer of Lessee,
however the same may occur, and Lessee shall be solely responsible for carrying
insurance against such loss. Lessor shall not be liable for any damages arising
from any act or neglect of any other tenant of the Building. Lessee shall give
prompt notice to Lessor in case of casualty or accidents in the Premises. Lessor
shall obtain and maintain throughout the Term property and liability insurance
in amounts and with coverages and deductibles as may be required pursuant to the
DNR Ground Lease and otherwise that would be maintained by reasonably prudent
holders of similarly situated properties in the general vicinity of the
Building.

          12.2 LESSEE'S INDEMNIFICATION. Except to the extent Lessor has
specifically waived its right of recovery in this Lease, Lessee shall indemnify
and hold Lessor harmless against and from any and all claims arising from
Lessee's use of the Premises or from the conduct of its business or from any
activity, work or other things done, permitted or suffered by Lessee in or about
the Premises, and shall further indemnify and hold harmless Lessor against and
from any and all claims arising from any breach or default in the performance of
any obligation on Lessee's part to be performed under the terms of this Lease,
or arising from any act or negligence of Lessee, or any officer, agent,
employee, guest or invitee of Lessee, and from all costs, attorneys' fees and
liabilities incurred in connection with the defense of any such claim or any
action or proceeding brought thereon. In any action or proceeding brought
against Lessor by reason of such claim, Lessee, upon notice from Lessor, shall
defend the same at Lessee's expense by counsel reasonably satisfactory to
Lessor. Lessee, as a material part of the consideration to Lessor, hereby
assumes all risk of damage to property or injury to persons in, upon or about

<PAGE>

the Premises, from any cause other than Lessor's gross negligence or intentional
misconduct, and Lessee hereby waives all claims in respect thereof against
Lessor. In no event shall any indemnity in the Lease by Lessee apply to the
extent of the gross negligence or intentional misconduct of Lessor or its
agents, employees, contractors, or invitees.

               12.2.1 LESSOR'S INDEMNIFICATION. Except to the extent Lessee has
specifically waived its right of recovery in this Lease, Lessor shall indemnify
and hold Lessee harmless against and from any and all claims arising from any
breach or default in the performance of any obligation on Lessor's part to be
performed under the terms of this Lease, or arising from any intentional
misconduct or gross negligence of Lessor, or any officer, agent, employee, guest
or invitee of Lessor, and from all costs, attorneys' fees and liabilities
incurred in connection with the defense of any such claim or any action or
proceeding brought thereon. In any action or proceeding brought against Lessee
by reason of such claim, Lessor, upon notice from Lessee, shall defend the same
at Lessor's expense by counsel reasonably satisfactory to Lessee. In no event
shall any indemnity in the Lease by Lessor apply to the extent of the gross
negligence or intentional misconduct of Lessee or its agents, employees,
contractors, or invitees.

               12.2.2 WAIVER OF INDUSTRIAL INSURANCE ACT IMMUNITY. Solely for
the purpose of effectuating each party's indemnification obligations under this
Lease, and not for the benefit of any third parties (including but not limited
to employees of Lessor or Lessee), each party specifically and expressly waives
any immunity that may be granted it under this Washington State Industrial
Insurance Act, Title 51 RCW. Furthermore, the indemnification obligations under
this Lease shall not be limited in any way by any limitation on the amount or
type of damages, compensation or benefits payable to or for any third party
under Worker Compensation Acts, Disability Benefit Acts or other employee
benefit acts. The parties acknowledge that the foregoing provisions of this
Section have been specifically and mutually negotiated between the parties.

          12.3 WAIVER OF SUBROGATION. As long as and to the full extent their
respective insurers so permit, Lessor and Lessee hereby mutually waive their
respective rights of recovery against each other for any property damage to the
extent insured by any insurance policies or which would have been insured had
the parties maintained the policies required hereunder to be maintained. Each
party shall make a good faith effort to obtain any special endorsements required
by their insurer to evidence its agreement with such waiver.

          12.4 LIABILITY INSURANCE. Lessee shall, at Lessee's expense, obtain
and keep in force during the Term of this Lease a policy of comprehensive public
liability insurance insuring Lessor and Lessee against any liability arising out
of the ownership, use, occupancy or maintenance of the Premises and all areas
appurtenant thereto. Such insurance shall be issued by and insurance company
licensed to do so in the State of Washington having a rating of no less than A-
VIII by A.M. Best, written on a claims made basis and encompass all occurrences
within the Term of this Lease in the amount of not less than Three Million
Dollars ($3,000,000) per occurrence for personal injury or death and property
damage. The limit of any such insurance shall not, however, limit the liability
of Lessee hereunder. If Lessee shall fail to procure and maintain said
insurance, Lessor may, but shall not be required to, procure and maintain same,
but at the expense of Lessee. Lessee shall deliver to Lessor copies of policies
of liability insurance required herein or Evidence of Insurance showing the
existence and amounts of such insurance with loss payable clauses satisfactory
to Lessor listing Lessor as an additional insured, with an endorsement requiring
at least thirty (30) days' prior written notice to Lessor prior to cancellation
or modification. All such policies shall be written as primary policies not
contributing with and not in excess of coverage which Lessor may carry. Said
policy, or an exact copy thereof, Evidences thereof issued by the insurer or its
authorized agent, and receipts evidencing the timely payment of all premiums
therefor shall be promptly delivered to Lessor upon request.

     Not more frequently than every three years during the Term of this Lease,
Lessor may require increases in the amount of liability coverage required to be
maintained by Lessee if Lessor reasonably determines that increased coverages
are consistent with then prudent leasing practices for similarly situated uses.

     If, during the Term of this Lease, Lessee sells alcoholic beverages from
the Premises (whether or not a license is required for the sale of such
beverages), Lessee shall also maintain liquor liability insurance in such
amounts, and with such coverages and endorsements, as Lessor may reasonably
require.

<PAGE>

     13. RECONSTRUCTION OF DAMAGE BY CASUALTY.

          13.1 REPAIR REQUIREMENTS; ABATEMENT OF RENT. If the Premises are
damaged by fire or other insured casualty and the estimated costs to repair the
same are less than Two Hundred Fifty Thousand Dollars ($250,000), Lessor shall
repair the same; provided, however, Lessor may elect not to restore damage (a)
which occurs within the last six (6) months of the Lease Term (unless Lessee has
exercised a renewal option), (b) which is not covered by Lessor's insurance
policy (permitted deductibles excepted) or the proceeds of which are not
available to pay the costs of restoration, or (c) any other portion of the
Building is damaged to the extent Lessor elects not to restore the same. If the
Premises or any other portion of the Building are so damaged and Lessor's
estimate of the repair costs exceeds Two Hundred Fifty Thousand Dollars
($250,000), either party may elect to cancel this Lease; provided that, if this
Lease is not cancelled by either party and Lessor so elects to repair, Lessor
shall not be obligated to spend more than the amount of the insurance proceeds
paid for such casualty. If Lessor elects to repair the damage, it shall
diligently pursue such repair, subject to force majeure, to completion in a
commercially reasonable manner, and this Lease shall remain in effect and Lessee
shall be entitled to a proportionate reduction of the Base Rent from the date of
damage and while such repairs are being made, such proportionate reduction to be
based upon the extent to which the damage and repairs interfere with the
business carried on by Lessee in the Premises. If the damage is due to the fault
or neglect of Lessee or its employees, there shall be no abatement of rent.

          13.2 CANCELLATION OF LEASE. In any situation where a party has the
right to cancel the Lease as aforesaid due to damage or destruction, that party
shall give written notice of said election within sixty (60) days after the date
of the damage and this Lease shall end as of the date specified in such notice.
If this Lease is so canceled, all interest of Lessee in the Premises shall
terminate on the date specified in such notice and the rent shall be paid up to
the date of such termination, with Base Rent reduced by the extent, if any, to
which such damage interfered with the business carried on by Lessee in the
Premises. If Lessor is not able to complete restoration of the Building within
twelve (12) months following the date of damage, Lessee may elect to terminate
this Lease (provided that the damage was not due to the fault or negligence of
Lessee or its agents, employees or independent contractors).

          13.3 REPAIR OF LESSEE'S PROPERTY. Lessor shall not be required to
repair any injury or damage by fire or other cause, or to make any repairs or
replacements of any leasehold improvements, fixtures, any plate glass anywhere
on or about the Premises, or other personal property of Lessee. Lessee shall
promptly repair all such items following any such casualty.

     14. EMINENT DOMAIN.

          14.1 TOTAL CONDEMNATION. If the whole of the Premises shall be
acquired or condemned by eminent domain for any public or quasi-public use or
purpose, then the Term of this Lease shall terminate and cease as of the date
that title or possession shall be transferred in such proceeding, whichever
shall first occur, and all rent shall be paid up to that date and Lessee shall
have no claim against Lessor for the value of any unexpired Term of this Lease.

          14.2 PARTIAL CONDEMNATION. If more than twenty percent (20%) of the
Premises is appropriated or condemned by eminent domain, or if such portion of
the Land or Building is appropriated or condemned which materially affects the
ability of Lessee physically to operate its business and Lessor is unable to
remodel in such a way as to restore the Premises, then Lessor and Lessee both
shall have the right to terminate this Lease upon notice to the other party
within thirty (30) days after being notified of the appropriation or
condemnation. This Lease shall be deemed terminated as of the date title or
possession shall be transferred to the condemning authority, whichever shall
first occur. If less than twenty percent (20%) of the Premises is appropriated
or condemned or if such portion of the Land or Building is appropriated or
condemned which does not affect Lessee's ability to operate its business, or if
neither party elects to terminate the Lease as provided herein, then Lessor
promptly shall restore the Premises to a condition comparable to its condition
at the time of the appropriation or condemnation, less the portion lost in the
appropriation or condemnation, and this Lease shall continue in full force and
effect; provided, however, the Base Rent and Lessee's Share of Expenses due
hereunder shall abate, as of the date title or possession shall be transferred
to the condemning authority, whichever shall first occur, to an amount equal to
the base rent otherwise payable multiplied by a fraction, the numerator of which

<PAGE>

is the square footage of space remaining in the Premises and the denominator of
which is the square footage of space originally part of the Premises.

          14.3 LESSOR'S DAMAGES. In the event of any condemnation or taking,
whether whole or partial, Lessee shall not be entitled to any part of the award
as damages or otherwise for such condemnation, Lessee hereby expressly waiving
any claim or right to any part thereof.

          14.4 LESSEE'S DAMAGES. Although all damages in the event of any
condemnation are to belong to Lessor, Lessee shall have the right to claim and
recover from the condemning authority, but not from Lessor, such amount as may
be separately awarded or recoverable by Lessee in Lessee's own right on account
of any and all damage to Lessee's property by reason of the condemnation and for
or on account of any costs or loss to which Lessee might be put in removing
furniture, fixtures and equipment.

          14.5 TEMPORARY TAKING. No temporary taking of the Premises and/or of
Lessee's rights therein or under this Lease shall terminate this Lease or give
Lessee any right to any abatement of rent hereunder. Any award made to Lessee by
reason of any such temporary taking shall belong entirely to Lessee, and Lessor
shall not be entitled to share therein.

          14.6 VOLUNTARY SALE. A voluntary sale by Lessor to any public body or
agency having the power of eminent domain, either under threat of condemnation
or while condemnation proceedings are pending, shall be deemed to be a taking
under the power of eminent domain.

     15. LESSEE'S DEFAULT. The occurrence of any one or more of the following
events shall constitute a default and breach of this Lease by Lessee:

               (1)  The vacating or abandonment of the Premises by Lessee or the
     failure of Lessee to keep the Premises continuously open for business to
     the public as required by this Lease.

               (2)  Lessee's failure to make any payment of rent or any other
      payment required to be made by Lessee hereunder, as and when due, where
      such failure shall continue for a period of three (3) days after written
      notice thereof by Lessor to Lessee.

               (3)  Except as provided in (1), (2) and (4) of this Section, any
     failure by Lessee to observe or perform any of the covenants, conditions or
     provisions of this Lease to be observed or performed by Lessee where such
     failure shall continue for a period of thirty (30) days after written
     notice thereof by Lessor to Lessee; provided, however, that if the nature
     of Lessee's default is such that more than thirty (30) days are reasonably
     required for its cure, then Lessee shall not be deemed to be in default if
     Lessee commences such cure within five (5) days after Lessor's notice and
     thereafter diligently prosecutes such cure to completion.

               (4)  The making by Lessee of any general assignment or general
     arrangement for the benefit of creditors; or the filing by or against
     Lessee of a petition to have Lessee adjudged a bankrupt, of a petition or
     reorganization or arrangement under any law relating to bankruptcy (unless,
     in the case of a petition filed against Lessee, the same is dismissed
     within ninety (90) days); or the appointment of a trustee or a receiver to
     take possession of substantially all of Lessee's assets located at the
     Premises or of Lessee's interest in this Lease, where possession is not
     restored to Lessee within ninety (90) days; or the attachment, execution or
     other judicial seizure of substantially all of Lessee's assets located at
     the Premises or of Lessee's interest in this Lease, where such seizure is
     not discharged in ninety (90) days.

               (5)  Any assignment or subletting by Lessee in violation of this
     Lease.

     16. LESSOR'S REMEDIES UPON DEFAULT. In the event of any default under or
breach of this Lease by Lessee (after any applicable cure periods have expired),
Lessor may, at any time thereafter, with or without notice or demand and without
limiting any right or remedy which Lessor may have by reason of such default or
breach, exercise any of the following remedies:

               (1)  Lessor may continue this Lease in full force and effect, and
     this Lease shall continue in full force and effect as long as Lessor does
     not terminate this Lease, and Lessor shall have the right to collect rent

<PAGE>

     and other amounts when due.

               (2)  Lessor may terminate Lessee's right to possession of the
     Premises at any time by giving written notice to that effect and may relet
     the Premises and no other notice shall be required. Lessee shall be liable
     immediately to Lessor for all costs Lessor incurs in reletting the Premises
     or any part thereof, including, without limitation, broker's commissions,
     expenses of cleaning the Premises required by the reletting and like costs.
     Reletting may be for a period shorter or longer than the remaining Term of
     this Lease and for a part or all of the Premises. No act by Lessor other
     than giving written notice to Lessee shall terminate this Lease. Acts of
     maintenance, efforts to relet the Premises or the appointment of a receiver
     on Lessor's initiative to protect Lessor's interest under this Lease shall
     not constitute a termination of Lessee's right to possession. On
     termination, Lessor has the right to remove all Lessee's personal property
     which Lessee does not remove and store same at Lessee's cost and to recover
     from Lessee as damages:

     (i)   The worth at the time of award of unpaid rent and other sums due and
           payable which had been earned at the time of termination; plus

     (ii)  The worth at the time of award of the amount by which the unpaid rent
           and other sums which would have been payable after termination but
           before the time of award exceeds the amount of such rent loss that
           Lessee proves could have been reasonably avoided; plus

     (iii) The worth at the time of award of the amount by which the unpaid rent
           and other sums due and payable for the balance of the regularly
           scheduled Term and any exercised extensions thereof after the time of
           award exceeds the amount of such rent loss that Lessee proves can be
           reasonably avoided; plus

     (iv)  The other amounts which are necessary to compensate Lessor for the
           damages proximately caused by Lessee's failure to perform Lessee's
           obligations under this Lease or which would be likely to result
           therefrom: (1) in retaking possession of the Premises; (2) in
           maintaining, repairing, preserving, restoring, replacing, cleaning,
           altering or rehabilitating the Premises or any portion thereof,
           including such acts for reletting to a new lessee or lessees; (3) for
           leasing commissions; or (4) for any other costs necessary or
           appropriate to relet the Premises. Lessor shall also be entitled to
           recover the unamortized cost of any Lessor's Work, Tenant Improvement
           Allowance, and free/reduced rent periods or other incentives granted
           to Lessee under this Lease, such unamortized portion being determined
           by reference to the number of months during which Lessee was not in
           default under this Lease and the total number of months in the
           initial Lease Term and any exercised extensions thereof, all on a
           straight line basis. The "worth at the time of award" of the amounts
           referred to in subsections (i) and (ii) above is computed by allowing
           interest at the Default Rate (as hereinafter defined) on the unpaid
           rent and other sums due and payable from the termination date through
           the date of award. The "worth at the time of award" of the amount
           referred to in subsection (iii) above is computed by discounting such
           amount at the discount rate of the Federal Reserve Bank of San
           Francisco at the time of award.

               (3)  Lessor may perform or provide the same, together with
     interest on such costs accruing at the lesser rate (the "DEFAULT RATE") of
     (i) twelve percent (12%) per annum, or (ii) the maximum rate permitted by
     applicable law, computed from the date of Lessor's payment of such costs to
     the date of reimbursement.

               (4)  Lessor may have a receiver appointed for Lessee to take
     possession of the Premises and to apply any rent collected from the
     Premises and to exercise all other rights and remedies granted to Lessor as
     an attorney-in-fact for Lessee.

               (5)  Lessor may attach, assemble, store and dispose of all of
     Lessee's fixtures and property remaining on the Premises.

               (6)  Lessor may pursue any other remedy now or hereafter
     available to Lessor under the laws or judicial decisions of the State of
     Washington. Lessor may sue periodically to recover damages as they accrue
     under this Lease, and no one action for accrued damages shall be a bar to a

<PAGE>

     later action for damages subsequently accruing.

     17. LESSOR'S DEFAULT. Lessor shall not be in default unless Lessor fails
to perform obligations required of Lessor within a reasonable time, but in no
event later than thirty (30) days after written notice by Lessee to Lessor and
to the holder of any first mortgage or deed of trust covering the Premises whose
name and address shall have theretofore been furnished to Lessee in writing and
specifying how Lessor has failed to perform such obligations and the acts
required to cure the same; provided, however, that if the nature of Lessor's
obligation is such that more than thirty (30) days are required for performance,
Lessor shall not be in default if Lessor commences performance within such
thirty (30) day period and thereafter diligently prosecutes the same to
completion. A Lessor default under the DNR Ground Lease that results in a
termination thereof shall also constitute a default under this Lease.

     18. LESSEE'S REMEDIES UPON DEFAULT. Lessee shall have the right to recover
its actual damages caused by any default of Lessor under this Lease. In no event
shall Lessee have the right to offset damages against rent or to terminate this
Lease as a result of Lessor's default, or to seek consequential or punitive
damages against Lessor for a default hereunder.

     19. ASSIGNMENT AND SUBLETTING.

          19.1 REQUIRED CONSENTS. Lessee shall not, without the prior written
consent of Lessor, which shall not be unreasonably withheld, delayed or
conditioned, pursuant to the terms and conditions below, assign or hypothecate
this Lease or any interest herein or sublet the Premises or any part thereof, or
permit the use of the Premises by any party other than Lessee. For the purposes
hereof, any corporate or partnership dissolution, liquidation or merger, which
results in a change of ownership of a majority of Lessee's shares, and any
transfer of the corporate shares or general partnership interests holding a
majority of the voting rights in Lessee, whether in a single or any number of
transactions cumulatively, shall be considered an assignment of this Lease. Any
of the foregoing acts without Lessor's prior written consent shall be void and
shall, at the option of Lessor, terminate this Lease. This Lease shall not, nor
shall any interest of Lessee herein, be assignable by operation of law without
the written consent of Lessor. Lessor may not exercise any recapture rights when
Lessee requests consent for subleases with terms of not more than two (2) years
which demise not more than 5,000 RSF.

          19.2 LESSOR'S OPTIONS AND APPROVAL STANDARDS. If Lessee desires to
assign this Lease or sublet all or any part of the Premises, Lessee shall give
notice to Lessor setting forth the terms and provisions of the proposed
assignment or sublease and the identity of the proposed assignee or subtenant.
Lessee shall promptly supply Lessor with such information concerning the
business background and financial condition of such proposed assignee or
subtenant as Lessor may reasonably request. Lessor shall have the option,
exercisable by notice given to Lessee within (20) days after Lessee's notice is
given, either to (i) sublet such space from Lessee at the rental and on the
other terms set forth in this Lease for the Term set forth in Lessee's notice
(excluding any provisions restricting further assignments or subletting), or, in
the case of an assignment, to terminate this Lease by written notice to Lessee;
(ii) approve the subletting or assignment, under the terms and conditions of
Sections 19.4 and 19.5 below; or (iii) deny the requested assignment or
subletting by written notice to Lessee. If Lessor elects to terminate this Lease
pursuant to (ii) above, Lessee may, by written notice given to Lessor within ten
(10) days after receipt of Lessor's written termination notice, elect to rescind
its request for consent, whereupon Lessor's termination notice shall be
ineffective and this Lease shall continue in full force and effect as if Lessee
had not requested Lessor consent to an assignment.

          19.3 PERMITTED TRANSFERS. Notwithstanding the provisions above, Lessee
may assign this Lease or sublet the Premises or any portion thereof, without the
Lessor's consent and without extending any recapture or termination option to
Lessor, to any corporation which controls, is controlled by or is under common
control with Lessee, or to any corporation resulting from a merger or
consolidation with Lessee, or to any person or entity which acquires all the
assets of Lessee's business as a going concern, provided that (a) the assignee
or sublessee assumes, in full, the obligations of Lessee under this Lease, and
(b) the Premises continue to be occupied and used only for the purposes
expressly permitted by this Lease, and (c) the transferee (and any guarantors
thereof) has a net worth of not less than $20 million and otherwise satisfies
Lessor's then-current credit standards for tenants of the Building, and in
Lessor's reasonable opinion has the financial strength and stability to perform

<PAGE>

all obligations under this Lease to be performed by Lessee as and when they fall
due.

          19.4 NO RELEASES. No subletting or assignment (including those deemed
approved pursuant to Section 19.3) shall release Lessee from Lessee's
obligations under this Lease or alter the primary liability of Lessee to pay the
rent and to perform all other obligations to be performed by Lessee hereunder.
As a condition to Lessor's approval, any potential assignee otherwise approved
by Lessor shall assume all obligations of Lessee under this Lease and shall be
jointly and severally liable with Lessee for the payment of rent and performance
of all terms, covenants and conditions of this Lease. The acceptance of rent by
Lessor from any other person shall not be deemed to be a waiver by Lessor of any
provision hereof. Consent to one assignment or subletting shall not be deemed
consent to any subsequent assignment or subletting. In the event of default by
an assignee or subtenant of Lessee or any successor of Lessee in the performance
of any of the terms hereof, Lessor may proceed directly against Lessee without
the necessity of exhausting remedies against such assignee, subtenant or
successor. Lessor may consent to subsequent assignments of the Lease or
sublettings or amendments or modifications to the Lease with assignees of Lessee
after notice to Lessee, or any successor of Lessee, but without obtaining its or
their consent thereto, and any such actions shall not relieve Lessee of
liability under this Lease.

          19.5 CONDITIONS TO LESSOR'S CONSENT. If Lessor has not elected option
(i) in Section 19.2 above, it will not unreasonably withhold its consent to an
assignment or subletting if all of the following conditions precedent are fully
and completely satisfied:

               (1)  The proposed transferee (and any guarantors thereof) has a
     net worth of not less than $20 million and otherwise satisfies Lessor's
     then-current credit standards for tenants of the Building, and in Lessor's
     reasonable opinion has the financial strength and stability to perform all
     obligations under this Lease to be performed by Lessee as and when they
     fall due; and

               (2)  The proposed transferee will use the Premises for a purpose
     which in Lessor's reasonable opinion will be lawful, is consistent with the
     permitted uses of the Premises pursuant to this Lease, is consistent with
     the general character of business carried on by tenants of first-class
     waterfront buildings, does not conflict with any exclusive rights or
     covenants not to compete in favor of any other tenant or proposed tenant in
     the Building, will not increase the likelihood of damage or destruction,
     will not increase the rate or wear and tear on the Premises or Building,
     will not likely cause an increase in Lessor's insurance premiums for the
     Building (unless the proposed transferee agrees to pay for such increase),
     and will not require new tenant improvements to the Building or the
     Premises;

               (3)  Lessee has paid to Lessor a fee of $750.00 in advance each
     time Lessee or any permitted assignee, subtenant, or other transferee
     requests Lessor's consent, to compensate Lessor for the time and expense
     incurred in reviewing such request; and

               (4)  The assignment or sublease shall be on the same terms set
     forth in the request notice given to Lessor;

               (5)  No assignment or sublease shall be valid and no assignee or
     sublessee shall take possession of the Premises until an executed
     counterpart of such assignment or sublease and the assignee's or
     sublessee's assumption of Lessee's obligations under this Lease has been
     delivered to Lessor;

               (6)  No assignee or sublessee shall have a further right to
     assign or sublet except on the terms herein contained or as otherwise
     permitted in this Lease; and

               (7)  Half of any sums or other economic consideration received by
     Lessee as a result of such assignment or subletting, however denominated
     under the assignment or sublease, which exceed, in the aggregate, (i) the
     total sums which Lessee is obligated to pay Lessor under this Lease
     (prorated to reflect obligations allocable to any portion of the Premises
     subleased), plus (ii) any real estate brokerage commissions or fees payable
     in connection with such assignment or subletting, shall be paid to Lessor
     as additional rent under this Lease without affecting or reducing any other

<PAGE>

     obligations of Lessee hereunder.

     20. GENERAL PROVISIONS.

          20.1 RULES AND REGULATIONS. Lessee shall faithfully observe and comply
with the reasonable rules and regulations that Lessor shall from time to time
promulgate and/or modify with respect to use of the Premises, Common Areas and
common facilities. The rules and regulations shall be binding upon Lessee thirty
(30) days after delivery of a copy of them to Lessee. Lessor shall not be
responsible to Lessee for the nonperformance of any of said rules and
regulations by any other tenants. A copy of Lessor's current rules are attached
hereto as EXHIBIT C.

          20.2 INTERPRETATION.

               20.2.1 PLATS AND RIDERS. Clauses, plats, riders and addenda, if
any, affixed to this Lease are a part hereof.

               20.2.2 CONSTRUCTION AS COVENANTS. Wherever in this Lease it is
provided that either party shall or will make any payment or perform or refrain
from performing any act or obligation, each such provision shall, even though
not so expressed, be construed as an express covenant to make such payment or to
perform, or not to perform, as the case may be, such act or obligation.

               20.2.3 SECTION HEADINGS. The Section headings and article titles
of this Lease shall have no effect upon the construction or interpretation of
any part hereof.

               20.2.4 TIME OF PERFORMANCE. Time is of the essence of this Lease
and each and all of its provisions in which performance is a factor.

               20.2.5 PARTIAL INVALIDITY. Any provision of this Lease which is
held to be invalid, void or illegal by any court of competent jurisdiction shall
in no way affect, impair or invalidate any other provision hereof.

               20.2.6 RENT. All references to "rent" in this Lease shall include
Base Rent, Lessee's Share of Expenses, and all other charges and fees payable by
Lessee hereunder.

               20.2.7 UNITED STATES FUNDS. All sums herein mentioned shall be
conclusively deemed to refer to the lawful currency of the United States.

               20.2.8 CHOICE OF LAW. This Lease shall be governed by the laws of
the State of Washington.

          20.3 LEGAL RELATIONSHIPS.

               20.3.1 AUTHORITY OF PARTIES. Each individual executing this Lease
on behalf of Lessee represents and warrants that he or she is duly authorized to
execute and deliver this Lease and that this Lease is binding upon Lessee in
accordance with its terms.

               20.3.2 NO PARTNERSHIP. This Lease shall not be construed as
establishing a partnership or joint venture between Lessor and Lessee, and
neither party shall be liable for the debts or obligations of the other, except
to the extent specifically and expressly agreed to herein. Except as provided
herein, neither party hereto may make any representation or create any liability
on behalf of the other, and no rights in any third party shall arise by virtue
of these presents.

               20.3.3 JOINT OBLIGATION. If there be more than one Lessee or
assignee of Lessee, the obligations hereunder imposed shall be joint and
several.

               20.3.4 SUCCESSORS AND ASSIGNS. The covenants and conditions
herein contained, subject to the restrictions upon assignments, apply to and
bind the heirs, successors, executors, administrators and assigns of the parties
hereto.

          20.4 REMEDIES AND LIABILITY.

               20.4.1 CUMULATIVE REMEDIES. No remedy or election hereunder shall
be deemed exclusive but shall, wherever possible, be cumulative with all other
remedies available at law or in equity.
<PAGE>

               20.4.2 GUARANTY. [Intentionally deleted].

               20.4.3 NO WAIVERS. No express or implied waiver by either party
of any event of default shall in any way be or be construed to be a waiver of
any future or subsequent event of default. The written waiver by either party of
any term, covenant or condition herein contained shall not be deemed to be a
waiver of such term, covenant or condition or any subsequent breach of the same
or any other term, covenant or condition herein contained. The subsequent
acceptance of rent hereunder by Lessor shall not be deemed to be a waiver of any
preceding default by Lessee of any term, covenant or condition of this Lease,
other than the failure of Lessee to pay the particular rental so accepted,
regardless of Lessor's knowledge of such preceding default at the time of the
acceptance of such rent.

               20.4.4 INABILITY TO PERFORM. Except to the extent otherwise
provided in this Lease, and except for Lessee's monetary obligations hereunder,
this Lease and the obligations of the parties hereunder shall not be affected or
impaired because such party is unable to fulfill any of its obligations
hereunder or is delayed in doing so if such inability or delay is caused by
reason of strike, labor troubles, acts of God or any other cause beyond the
reasonable control of such party.

               20.4.5 SALE OF PREMISES BY LESSOR. In the event of any sale of
the Premises by Lessor, Lessor shall automatically be released from all
liability under this Lease arising out of any act, occurrence or omission
occurring after the consummation of such sale.

               20.4.6 LIMITATION ON LIABILITY. Anything in this Lease to the
contrary notwithstanding, no shareholder, trustee, officer, employee or agent of
the parties shall be personally liable for any debt, claim, demand, judgment,
decree, liability or obligation of any kind (in tort, contract or otherwise)
(each of which, a "Claim") of, against or with respect to such party arising out
of any action taken or omitted to be taken for or on behalf of such party under
and pursuant to this Lease. With respect to Claims against Lessor, resort shall
be made solely to Lessor's interest in the Land and Building for the payment or
performance thereof.

               20.4.7 ATTORNEYS' FEES. If any action or proceeding is brought by
either party against the other under this Lease, the substantially prevailing
party shall be entitled to recover from the other party the reasonable fees of
its attorneys and court costs in such action or proceeding, including costs of
appeal and on petition for review, if any.

          20.5 LENDERS' REQUIREMENTS.

               20.5.1 DNR, LENDERS' REQUIRED REVISIONS. Lessee agrees to make
such changes herein as may be requested by Lessor's lenders or DNR so long as
such do not increase amounts due from Lessee hereunder or otherwise materially
alter its rights or obligations hereunder.

               20.5.2 LESSEE'S STATEMENT. Lessee shall, upon not less than ten
(10) days' prior written notice from Lessor, execute, acknowledge and deliver to
Lessor a statement in writing (a) certifying that this Lease is unmodified and
in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease as so modified is in full force and
effect) and the date to which the rental and other charges are paid, (b)
acknowledging that there are not, to Lessee's knowledge, any uncured defaults on
the part of Lessor hereunder, or specifying such defaults if any are claimed,
and (c) setting forth the date of commencement of rents and expiration of the
Term hereof. Any such statement may be relied upon by any prospective purchaser
or encumbrancer of all or any portion of the Land.

               20.5.3 SUBORDINATION, ATTORNMENT. Upon the request of Lessor,
Lessee shall, in writing, subordinate its rights hereunder to the lien of any
mortgage or deed of trust to any bank, insurance company or other lending
institution, now or hereafter in force against the Premises; provided that, with
respect to mortgages and deeds of trust granted subsequent to the date of mutual
execution hereof, Lessee's use and occupancy of the Premises shall not be
disturbed so long as Lessee is not in default beyond applicable notice and cure
periods. If any proceedings are brought for foreclosure, or in the event of the
exercise of the power of sale under any mortgage or deed of trust made by Lessor
covering the Premises, Lessee shall attorn to the purchaser upon any such
foreclosure or sale and recognize such purchaser as Lessor under this Lease. The

<PAGE>

provisions of this Section to the contrary notwithstanding, and so long as
Lessee is not in default hereunder, this Lease shall remain in full force and
effect for the full Term hereof. Lessor agrees that if Lessee timely pays the
Rent and performs the terms and provisions hereunder, Lessee shall hold and
enjoy the Premises during the Term, free of lawful claims by any party acting by
or through Lessor, subject to all other terms and provisions of this Lease.

          20.6 BROKERS. Each party warrants that it has had no dealings with any
real estate broker or agent in connection with the negotiation of this Lease
other than CB Richard Ellis, Inc., (Lessor's broker) and Flinn Ferguson
(Lessee's broker) and each party knows of no other real estate broker or agent
who is entitled to a commission in connection with this Lease. Lessor shall pay
a fee to Flinn Ferguson for services rendered of $3.50 per RSF of the Premises,
one-half (1/2) of which shall be paid to Flinn Ferguson upon execution of this
Lease, and the remaining one-half (1/2) of which shall be paid to Flinn Ferguson
on the Occupancy Date as to the Initial Phase I Space.

          20.7 VENUE. The venue of any action brought to interpret or enforce
any of the terms of this Lease or otherwise adjudicate the rights or liabilities
of the parties hereto shall be laid in the county in which the Premises are
located.

          20.8 NOTICES. All notices and demands which may or are to be required
or permitted to be given hereunder shall be in writing. All notices and demands
by Lessor to Lessee shall be sent by U.S. mail, postage prepaid, addressed to
Lessee at its address listed below or to such other place as Lessee may from
time to time designate in a written notice to Lessor. All notices and demands by
Lessee to Lessor shall be sent by U.S. mail, postage prepaid, addressed to
Lessor at the address listed below, and to such other person or place as Lessor
may from time to time designate in a notice to Lessee. The parties' initial
addresses for notices shall be as stated in the Basic Lease Terms.

          20.9 RECORDATION. Neither Lessor nor Lessee may record this Lease.

               20.10  ENTIRE AGREEMENT. This Lease contains all of the
agreements of the parties hereto with respect to any matter covered or mentioned
in this Lease, and no prior agreements or understanding pertaining to any such
matters shall be effective for any purpose. No provision of this Lease may be
amended or added to except by an agreement in writing signed by the parties
hereto or their respective successors in interest. This Lease shall not be
effective or binding upon any party until fully executed by both parties hereto.

               20.11  ADDITIONAL PROVISIONS. Any additional provisions of this
Lease are set forth in EXHIBIT D attached hereto and by this reference
incorporated herein. IN WITNESS WHEREOF, the parties have executed this Lease as
of the day and year first above written.

LESSOR:                                 TRIAD PIER 70 LLC, a Washington limited
                                        liability company

                                        By:
                                           -------------------------------------
                                        Print Name:  Frederick W. Grimm
                                        Title:  Managing Member

LESSEE:                                 GO2NET INC., a Delaware corporation

                                        By:
                                           -------------------------------------
                                        Print Name:  Ethan A. Caldwell
                                        Title:  General Counsel and Corporate
                                                Secretary
                                        Address (Until the Occupancy Date as to
                                        the Initial Phase I Premises):

                                                   Go2Net, Inc.
                                                   999 Third Avenue, Suite 4700
                                                   Seattle, WA  98104
<PAGE>

STATE OF WASHINGTON
                       ss.
COUNTY OF KING

     I certify that I know or have satisfactory evidence that FREDERICK W. GRIMM
is the person who appeared before me, and said person acknowledged that said
person signed this instrument, on oath stated that said person was authorized to
execute the instrument and acknowledged it as the MANAGING MEMBER of TRIAD PIER
70 LLC, a limited liability company, to be the free and voluntary act of such
limited liability company for the uses and purposes mentioned in the instrument.

  Dated this _____ day of ___________, 1999.

                                     -----------------------------------------
                                               (Signature of Notary)

                                     -----------------------------------------
                                         (Legibly Print or Stamp Name of Notary)
                                       Notary public in and for the state of
                                       Washington, residing at
                                                               -----------------
                                       My appointment expires
                                                              ------------------

STATE OF
         -------------
                        ss.
COUNTY OF
          ------------

     I certify that I know or have satisfactory evidence that ETHAN A. CALDWELL
is the person who appeared before me, and said person acknowledged that said
person signed this instrument, on oath stated that said person was authorized to
execute the instrument and acknowledged it as the General Counsel and Corporate
Secretary of GO2NET INC., a Delaware corporation, to be the free and voluntary
act of such corporation for the uses and purposes mentioned in the instrument.

  Dated this _____ day of ___________, 1999.

                                     -----------------------------------------
                                              (Signature of Notary)

                                     -----------------------------------------
                                         (Legibly Print or Stamp Name of Notary)
                                     Notary public in and for the state of
                                     _____________  , residing at ______________
<PAGE>

                                   EXHIBIT A

                            [Schematic of Premises]

                                     -A-1-
<PAGE>

                                   EXHIBIT B

                           Legal Description of Land

FEE INTEREST - Lots 1, 2, 3 and 4, Block 169, Supplemental Plat of Seattle
Tidelands in King County, Washington

LEASEHOLD INTEREST - All of the harbor area lying in front of Lots 1, 2, 3 and
4, Block 169, Supplemental Plat of Seattle Tidelands in King County, Washington,
bounded by the inner and outer harbor lines and the northerly line of said Lot 1
and the south line of said Lot 4, both extended to said outer harbor line, as
shown on the official maps of Seattle Tidelands on file in the office of the
Commissioner of Public Lands at Olympia, Washington.

All situated in the County of King, State of Washington.

                                     -B-1-
<PAGE>

                                   EXHIBIT C

                             Rules and Regulations

1.   No sign, placard, picture, advertisement, name or notice shall be
inscribed, displayed, printed or affixed on or to any part of the outside or
inside of the Building or the Premises without the written consent of Lessor
first had and obtained and Lessor shall have the right to remove any such sign,
placard, picture, advertisement, name or notice without notice to and at the
expense of the Lessee.

     a.   All approved signs or lettering on doors shall be printed, affixed,
or inscribed by a person approved by Lessor and shall conform to the standard
Building Graphics.

     b.   Lessee shall not place anything or allow anything to be placed on or
near the glass of any window, door, partition or wall which in Lessor's opinion
may appear unsightly from the outside of the Premises.

2.   The directory of the Building will be provided exclusively for the display
of the name and location of Lessee only and Lessor reserves the right to exclude
any other names thereon.

3.   The sidewalks, halls, passages, exits, entrances, elevators and stairways,
balconies and roof are not for the use of the general public and Lessor shall in
all cases retain the right to control and prevent access thereto by all persons
whose presence, in the judgment of the Lessor, shall be prejudicial to the
safety, character, reputation and interest of the Building and its Lessees,
provided that nothing herein contained shall be construed to prevent such access
to persons with whom Lessee normally deals in the ordinary course of Lessee's
business, unless such persons are engaged in illegal activities. Lessee,
Lessee's employees or invitees shall not go upon the roof of the Building.

4.   Lessee shall not alter any lock or install any new or additional locks or
any bolts on any door of the Premises without the written consent of Lessor.

5.   The toilet rooms, urinals, washbowls and other apparatus shall not be used
for any purpose other than that for which they were constructed and no foreign
substance of any kind whatsoever shall be thrown therein and the expense of any
breakage, stoppage or damage resulting from the violation of this rule shall be
borne by the Lessee, who, or whose employees or invitees, shall have caused it.

6.   Lessee shall not overload the floor of the Premises or mark, drive nails,
screw, or drill into partitions, woodwork or plaster, or in any way deface the
Premises or any part thereof. No boring, cutting or stringing of wires or laying
of linoleum or other similar floor covering shall be permitted except with the
prior written consent of Lessor and as Lessor may direct.

                                     -C-1-
<PAGE>

7.   No furniture, freight, or equipment of any kind shall be brought into the
Building without the consent of Lessor and all moving of the same into or out of
the Building shall be done at such time and in such a manner as Lessor shall
designate. Lessor shall have the right to prescribe the weight, size and
position of all safes and other heavy equipment brought into Building, and also
the times and manner of moving same in and out of the Building. Safes or other
heavy objects shall, if considered necessary by Lessor, stand on wood strips of
such thickness as is necessary to properly distribute the weight. Lessor will
not be responsible for loss of or damage to any such safe or property from any
cause and all damage done to the Building by moving or maintaining any such safe
or other property shall be repaired at the expense of Lessee. There shall not be
used in any space, or in the public halls of the Building, either by Lessee or
others, any hand truck, except those equipped with rubber tires and rubber side
guards.

8.   Lessee shall not cause any unnecessary labor by reason of Lessee's
carelessness or indifference in the preservation of good order and cleanliness.

9.   Lessee shall not use, keep or permit to be used or kept, any noxious gas
or substance in the Premises, or permit or suffer the Premises to be occupied
or used in a manner offensive or objectionable to Lessor or other occupants of
the Building by reason of noise, odors, and/or vibrations or interfere in any
way with other Lessees, or those having business therein, nor shall any animals
or birds be brought in or kept in or about the Premises or the Building. Lessee
shall not make or permit to be made, any unseemly or disturbing noise or disturb
or interfere with occupants of this or neighboring Buildings or Premises, or
those having business with them, whether by the use of any musical instrument,
radio, phonograph, unusual noise, or in any other way. Lessee shall not throw
anything out of doors, windows, or down the passageways.

10.  The Premises shall not be used for manufacturing or for the storage of
merchandise except as such storage may be incidental to the permitted uses of
the Premises. The Premises shall not be used for lodging or sleeping or for any
illegal purposes.

11.  Lessee shall not use or keep in the Premises or the Building, any kerosene,
gasoline or inflammable or combustible fluid or materials, or use any method of
heating or air conditioning other than supplied by Lessor.

12.  Lessor will direct electricians as to where and how telephone and computer
wires are to be introduced. No boring or cutting for wires will be allowed
without the consent of Lessor. The location of telephones, call boxes and other
office equipment affixed to the Premises shall be subject to the approval of the
Lessor.

13.  All keys to offices, rooms and toilet rooms shall be obtained from
Lessor's Building Management Office and Lessee shall not, from any other source
duplicate, obtain keys or have keys made. Lessee, upon termination of tenancy,
shall deliver to Lessor the keys of the office, rooms and toilet rooms, which
shall have been furnished, or shall pay Lessor the cost of replacing same or of
changing the lock or locks opened by such lost key if Lessor deems it necessary
to make such change.

                                     -C-2-
<PAGE>

14.   Lessee shall not lay linoleum, tile, carpet or other similar floor
covering so that the same shall be affixed to the floor of the Premises in any
manner, except as approved by Lessor. The expense of repairing any damage
resulting from a violation of this rule or removal of any floor covering shall
be borne by the Lessee by whom, or whose contractors, employees, or invitees,
the damage shall have been caused.

15.   No furniture, packages, supplies, equipment or merchandise will be
received in the Building or carried up or down in the elevators except between
such hours and through such doors in and in such elevators as shall be
designated by Lessor.

16.   Access to the Building, or the halls, corridors, elevators, or stairways
in the building, or to the Premises, may be refused unless the person seeking
access is known to the person or employee of the Building in charge and has a
pass or is properly identified. Lessor shall in no case be liable for damages
for any error with regard to the admission to or exclusion from the Building of
any person. In case of invasion, mob, riot, public excitement, or other
commotion, Lessor reserves the right to prevent access to the Building during
the continuance of same by closing the doors for the safety of the Lessees and
protection of property in the Premises and the Building. Lessor reserves the
right to close and keep locked all entrance and exit doors of the building on
legal holidays, and on other days between the hours of 10 p.m. and 8 a.m., and
during such further hours as Lessor may deem advisable for the adequate
protection of said Building and the property of its Lessees.

17.   Lessee shall see that the doors of the Premises are closed and securely
locked before leaving the Building and must observe strict care and caution that
all water faucets or water apparatus are entirely shut off before Lessee or
Lessee's employees leave the Building, and that all electricity shall be
likewise carefully shut off, so as to prevent waste or damage, and for any
default or carelessness Lessee shall make good all injuries sustained by Lessee,
other Lessees, or occupants of the Building.

18.   Lessor reserves the right to exclude or expel from the Building any
person, who, in the judgment of Lessor, is intoxicated or under the influence
of liquor or drugs, or who shall in any manner act in violation of any of the
rules and regulations of the Building.

19.   The requirements of Lessee will be attended to only upon application at
the Building Office. Employees of Lessor shall not perform any work or do
anything outside of their regular duties unless under special instruction from
Lessor, and no employee will admit any persona (Lessee or otherwise) to any
office without specific instructions from Lessor.

20.   Lessor shall have the right, exercisable without notice, and without
liability to Lessee, to change the name and the street address of the Building
of which the Premises are a part.

21.   Lessee agrees that it shall comply with all fire and security regulations
that may be issued from time to time by Lessor or governing agencies and Lessee
also shall provide Lessor with the name of a designated responsible employee to
represent Lessee in all matters pertaining to such fire or security regulations.

                                     -C-3-
<PAGE>

22.   Lessor reserves the right, by written notice to Lessee, to rescind, alter
or waive any rule or regulation at any time prescribed for the Building when,
in Lessor's judgment, it is necessary, desirable or proper for the best
interest of the Building and its Lessees.

23.   Lessee shall not disturb, solicit or canvass any occupant of the Building
and shall cooperate to prevent same.

24.   Without the written consent of Lessor, Lessee shall not use the name of
the building in connection with or in promoting or advertising the business of
Lessee, except as Lessee's address.

25.   In the event of any Lessee oriented security systems, information on such
system shall be provided to building management.

26.   All loose trash and wet garbage transported to the dumpster via Common
Areas must be contained in sealed, leak proof plastic bags.

                                     -C-4-
<PAGE>

                                   EXHIBIT D

                             Additional Provisions

1.    OPTION TO EXTEND: Lessor hereby grants to Lessee two (2) options to extend
the Term of this Lease for five (5) years each for all but not part of the
Premises subject to the following conditions (provided, that in no event shall
Lessee have any option to extend this Lease or occupy any portion of the
Premises beyond the current term of the DNR Ground Lease).

     (a)  Lessee shall provide Lessor written notice of Lessee's election to
exercise an option not later than two hundred ten (210) days and not sooner than
two hundred and forty (240) days prior to the then-effective expiration date of
this Lease. Lessee shall not have the right to exercise the second extension
option unless it has duly exercised the first extension option and is occupying
the Premises at the end of the first extended term.

     (b)  These options are personal to Lessee and may not be exercised or
assigned, voluntarily or involuntarily, by or to any person or entity other than
Lessee, except to permitted assignees under Section 19.3 of the Lease or to
other assignees, transfers to whom Lessor has granted its consent pursuant to
Section 19. Notwithstanding any provision in the grant of this option to the
contrary, Lessee shall have no right to exercise any option at any time (i)
after which a non-curable default has occurred or after Lessee has received
notice of a curable default which has not been cured, or (ii) in the event that
there have been three or more material, curable defaults under the Lease,
whether or not cured.

     (c)  All terms and conditions of this Lease shall apply to each extended
term, except for Base Rent, which shall be Basic Rent during the applicable
extended term shall be Fair Market Rental Value.

          (1)  The term "Fair Market Rental Value" shall be the rental rate
that comparable Premises for the same term of the applicable extended term
would command on the open market at the time of commencement thereof, as
determined jointly by Lessor and Lessee. For purposes hereof, the term
"comparable Premises" shall mean premises similar in size and location to the
Premises with similar improvements and amenities, including any improvements
installed upon Lessee's initial occupancy of Premises.

          (2)  If Lessor and Lessee cannot agree upon the Fair Market Rental
Value of the Premises within thirty (30) days after Lessor's receipt of the
renewal notice, then Lessor and Lessee shall agree within ten (10) days
thereafter on one real estate appraiser (who shall be a Member of the American
Institute of Real Estate Appraisers or equivalent) who will determine the Fair
Market Rental Value of the Premises. If Lessor and Lessee cannot mutually agree
upon an appraiser within said ten (10) day period, then one M.A.I. qualified
appraiser shall be appointed by Lessee and one M.A.I. qualified appraiser shall
be appointed by Lessor within ten (10) days of notice by one party to the other
of such disagreement. The two appraisers shall determine the Fair Market Rental
Value of the Premises within twenty (20) days of their appointment; provided,
however, if either party fails to appoint an appraiser within such ten (10) day
period, then the determination of the appraiser first appointed shall be final,
conclusive and binding upon both parties. The appraisers appointed

                                     -D-1-
<PAGE>

shall proceed to determine Fair Market Rental Value within twenty (20) days
following such appointment. The conclusion shall be final, conclusive and
binding upon both Lessor and Lessee. If said appraisers should fail to agree,
but the difference in their conclusions as to Fair Market Rental Value is ten
percent (10%) or less of the lower of the two appraisals, the Fair Market
Rental Value shall be deemed the average of the two.

          (3)  If the two appraisers should fail to agree on the Fair Market
Rental Value, and the difference between the two appraisals exceeds ten percent
(10%), then the two appraisers thus appointed shall appoint a third M.A.I.
qualified appraiser, and in case of their failure to agree on a third appraiser
within ten (10) days after their individual determination of the Fair Market
Rental Value, either party may apply to the Presiding Judge of the Superior
Court for the county in which the Premises are situated, requesting said Judge
to appoint the third M.A.I. qualified appraiser. The third appraiser so
appointed shall promptly determine the Fair Market Rental Value of the Premises
and the average of the appraisals of the two closest appraisers shall be final,
conclusive and binding upon both parties. The fees and expenses of said third
appraiser or the one appraiser Lessor and Lessee agree upon, shall be borne
equally by Lessor and Lessee. Lessor and Lessee shall pay the fees and expenses
of their respective appraiser if the parties fail to agree on a single
appraiser. All M.A.I. appraisers appointed or selected pursuant to this
subsection shall have at least ten (10) years' experience appraising commercial
properties in the Seattle, Washington area.

2.   PARKING. Subject to changes to the Building that may occur due to the
possible addition to the Premises of the Second Floor Expansion Premises
described in Section 3 below of this Exhibit D, the Building contains or will
contain approximately 76 parking stalls on Level 1 and approximately 57 parking
stalls on Level 2. Lessee's parking rights shall be as follows:

     (a)  LEVEL 1:

          (1)   From 6 a.m. - 6 p.m., available parking stalls on Level 1 may be
used on a nonexclusive basis by Lessee and its customers, employees, and
invitees ("Lessee Permittees"), who shall self-park at the Hourly Market Rate
based on availability.

          (2)   From 6 p.m. - 6 a.m., all parking on Level 1 shall only be
available through the valet, at the prevailing market rate.

     (b)  LEVEL 2:

          (1)   From 6 a.m. - 7 p.m. on weekdays, all parking stalls on Level 2
may be used by the Lessee Permittees as follows: 20 reserved stalls shall be
marked for Lessee's exclusive use during this time period, for each of which
Lessee shall pay the 24-hour Reserved Monthly Market Rate; and 37 unreserved
stalls may be used exclusively by Lessee and by its 37 Lessee Permittees. Lessee
shall pay the 12-hour Unreserved Monthly Market Rate for these 37 unreserved
stalls.

          (2)   From 6 p.m. - 6 a.m. on weekdays, and all day on weekends, users
of the 20 reserved stalls may continue to use the reserve stalls as set forth in
paragraph 2(b)(1) above. Access to the 37 unreserved stalls shall be restricted
to valet only. Notwithstanding the above,

                                     -D-2-
<PAGE>

the 37 Lessee Permittees need not vacate the stalls in which they parked prior
to 6 p.m., and Lessor reserves the right to charge Lessee, at the Market Hourly
Rate, for all vehicles parked in the 37 unreserved stalls after 7 p.m. on
weekdays and at any time on weekends.

All parking is subject to appropriate governmental rules and regulations and
limiting conditions of other tenant leases of the Building. In all cases, Market
Rates shall be determined by Lessor in its sole discretion. Lessee understands
and agrees that, except as specifically set forth above, Lessee's rights to the
referenced parking stall(s) are on an "unreserved, non-exclusive" basis. Lessee
further understands there is no free parking for Lessee's Permittees. Unless
otherwise instructed by written notice from Lessor, Lessee shall coordinate all
parking arrangements with Lessor's parking operator, currently Diamond Parking
("Operator"). Lessee may arrange for customer validation with Operator at
Lessee's expense. Lessee's parking of vehicles shall be as directed by Lessor or
Operator. Lessor reserves the absolute right to reduce or rearrange a portion of
the parking stalls at the Building caused by or resulting from any future use,
development, remodeling or renovation of the Building, in which case Lessee's
rights to parking may thereupon be diminished or canceled by Lessor; provided,
however, that Lessee's 57 parking stalls noted above shall not be reduced,
diminished or cancelled.

3.   ANTENNA LICENSE. Lessee's rights to install antenna/ae on the roof of the
Building are conditioned on mutual execution of an Antenna License Agreement in
the form attached as Exhibit G hereto on or before the Commencement Date.

4.   SECOND FLOOR EXPANSION PREMISES. Subject to the terms and conditions
herein, that portion of the second floor parking area comprising approximately
21,000 RSF and depicted on Exhibit A attached hereto (the "Second Floor
Expansion Premises") shall be added to the Premises.

     (a)  Upon mutual execution hereof, Lessor shall investigate the feasibility
of converting the Second Floor Expansion Premises from parking to office use,
including without limitation analyzing economic, permitting, structural,
financing, and construction matters, in Lessor's sole discretion.

     (b)  If Lessor has not, within forty-five (45) days after mutual execution
hereof (the "Decision Date"), satisfied or waived this feasibility contingency,
the Second Floor Expansion Premises shall NOT be added to the Premises.

     (c)  If Lessor satisfies or waives the foregoing feasibility contingency by
the Decision Date, it shall provide written notice thereof to Lessee, in which
event:

          (1)   The Second Floor Expansion Premises shall be deemed added to the
Premises as of the date of such notice and be considered part of the Premises
for all purposes and subject to all the terms and conditions of the Lease, as
modified herein, and Lessee's percentage share of the Building shall be
appropriately increased;

          (2)   By the date that is three hundred sixty (360) days from the date
of mutual execution hereof, and subject to Lessor's receipt of all necessary
governmental permits and

                                     -D-3-
<PAGE>

approvals and any consent required from DNR, Lessor shall have substantially
completed the renovation of the Second Floor Expansion Premises at its sole
expense to substantially the same quality and pursuant to substantially the same
specifications as the Lessor's Work for the existing Premises;

          (3)   Lessee shall then commence and diligently pursue to completion
its build-out of the Second Floor Expansion Premises at its sole expense to
substantially the same quality and pursuant to substantially the same
specifications as Lessee's Work for the existing Premises;

          (4)   As of the date that is ninety (90) days after the date Lessor's
Work as to the Second Floor Expansion Premises is substantially completed,
Lessee shall commence paying (x) Lessee's Proportionate Share of Expenses as to
the Second Floor Expansion Premises, and (y) Base Rent as to the Second Floor
Expansion Premises at the same per-RSF rates applicable to the remainder of the
Premises, subject to adjustment at the same times and at the same rates as set
forth therein for the remainder of the Premises.

     (d)  Lessee shall pay any of Lessor's legal, consulting, engineering and
permitting costs which are directly attributable to the Second Floor Expansion
Premises (which such costs shall be subject to the prior approval of Lessee).

                                     -D-4-
<PAGE>

                                   EXHIBIT E

                             Workletter Agreement

     All terms herein that are defined in the body of the Lease to which this
Exhibit is attached shall have the meanings provided for them in the body of the
Lease. The term "Lessee's Work" shall mean any work performed by Lessee, whether
Lessee's Initial Work or work subsequent thereto.

SECTION I  OCCUPANCY DATE; DELIVERY OF PREMISES BY LESSOR

1.   Except as may be otherwise specifically set forth in this Lease, Lessee
shall take the Premises in an "AS IS" condition and all work to be performed at
the Premises shall be performed by Lessee at Lessee's expense.

2.   Lessor does not warrant any information Lessor may have furnished or will
furnish Lessee regarding the Premises. It shall be Lessee's responsibility to
verify existing field conditions and measurements of the Premises. Lessee's
failure to verity the existing conditions and measurements of the Premises shall
not relive Lessee of any expenses or responsibilities resulting from such
failure, nor shall Lessor have any liability or obligations to Lessee arising
from such failure.

3.   Lessor will provide a "vanilla shell" at Lessor's expense (such work to be
completed not later than the time by which Lessee's Work is to be completed), as
provided below:

     (a)  Finished common areas including proposed lobbies, stairways and
parking areas;

     (b)  Restrooms in the Premises and finished elevators serving the Premises;

     (c)  HVAC stubbed to the Premises (Lessee to provide distribution);

     (d)  Exterior walls insulated and exterior windows installed walls ready
for Lessee's electrical work and Lessee's installation of sheetrock;

     (e)  Finished window systems including frames and sills;

     (f)  Base building electrical capacity in an amount not to exceed 15 watts
per square foot for Lessee to operate standard office computer equipment, and
lighting; a maximum cooling of 15 watts per square foot for heat generated by
miscellaneous equipment, lighting and people;

     (g)  Emergency lighting shall be installed and operational throughout all
building common areas as required by code;

     (h)  Life safety: sprinkler heads installed and operational throughout the
core and common areas of the building; sprinklers installed in the Premises
adequate for shell condition;

                                     -E-1-
<PAGE>

     (i)  Floor ready for Lessee's floor covering;

     (j)  Parking Lot paved and lined, card readers and gate(s) installed;

     (k)  Utility costs during Lessee's Work; and

     (l)  A telecommunications conduit in a central location for Lessee's use.

     (m)  Shell and core Building systems (e.g., electrical, HVAC, and
sprinklers, etc.) shall be commissioned by Lessor at its sole expense pursuant
to City of Seattle Energy Code Section 1416 (Completion Requirements); provided
that Lessee shall recommission all such Building Systems at its sole expense
upon completion of Lessee's Work, using Lessor's commissioning agent(s).

4.   Lessor may complete Lessor's Work simultaneously with Lessee performing
Lessee's Work.

5.   Lessor at Lessor's cost shall apply for, seek and obtain all permits,
licenses and approvals required for applicable governmental entities for
construction of Lessor's Work. Lessor may terminate this Lease if it has not
received all governmental and non-governmental permits and approvals required to
perform Lessor's Work and related improvements to the Building, Common Areas,
and related areas (including without limitation all shoreline permits and
approvals; master use permits and approvals, and building permits).

6.   Lessor shall use good faith, reasonable efforts to deliver the Premises to
Lessee with Lessor's Work substantially completed on or before the Anticipated
Occupancy Date set forth in the Basic Lease Terms, subject to force majeure, any
delays caused by Lessee, and any other cause beyond the reasonable control of
Lessor. As used herein, "substantially complete" shall mean completion of
Lessor's Work EXCEPT for (i) minor "punch list" items that can be completed
prior to final completion of Lessee's Work without material interference with
Lessee's Work, and (ii) work that Lessor cannot complete until Lessee performs
necessary portions of the Lessee's Work.

7.   Lessor shall cause its general contractor to maintain, during the
performance of Lessor's Work and Lessor's proposed renovation to the Building,
insurance with the coverages and limits described in the certificate(s)
attached at the end of this Exhibit E and by this reference incorporated
herewith.

SECTION II LESSEE'S WORK

     PART ONE.  General Criteria for Lessee's Work.

1.   Subject to the provision of the Lease, including this Exhibit, Lessee shall
construct all improvements to the Premises as provided in this Exhibit.

                                     -E-2-
<PAGE>

2.   Lessee shall perform Lessee's Work in accordance with all Laws including,
without limitation, the building codes of the jurisdiction in which the Land
is located and all requirements of the ADA.

3.   Lessee shall prepare its plans and specifications for its Work in
accordance with this Exhibit.

4.   Lessee's Work and, except to the extent as may be specifically otherwise
provided in the Lease, all subsequent work in the Premises which Lessee may
wish to perform, shall be subject to the advance written approval by Lessor,
which shall be deemed given if Lessor does not, within five (5) business days
after receipt of plans and specifications from Lessee, disapprove same.

5.   Lessee shall, prior to commencement of Work, obtain all required building
and other permits at Lessee's expense and post said permits at the Premises as
required.

6.   The loads imposed by Work at the Premises (including dead and live loads)
shall not exceed the allowable load capacity of the existing structural systems
and components thereof.

7.   Lessee shall use only new or like-new materials for the Work, including
improvements, equipment, trade fixtures and all other fixtures. Notwithstanding
the foregoing, Lessee my reuse portions of existing improvements subject to
Lessor's prior written approval, provided that said approval shall in no manner
relieve Lessee from the requirement that all Work comply with this Lease and
all Laws. Reuse of existing improvements shall be clearly indicated on Lessee's
Drawings (as defined below). Lessor makes no warranty or representation as to
the condition or suitability of existing improvements reused by Lessee.

8.   Lessee shall make no marks or penetrations into the roof, upper floor
decks, exterior walls, or floors, unless approved by Lessor in advance.

9.   If any Lessee's Work being performed by Lessee to connect to Lessor's
utilities requires access through the Premises of any other tenant or otherwise
will affect any other tenant and Lessor has approved such Work, Lessee shall be
responsible for coordinating such Work with such other tenant, restoring said
tenant's premises to its original condition following the Work, and
compensating said other tenant for any costs incurred by it on account of such
Work.

10.  Lessee shall retain Lessor's identification signs or, at Lessee's cost,
provide new signs for Lessor's utilities, valves, and other such devices in the
Premises.

11.  Lessor may at its election require testing as to Lessee's work affecting
the Building's structural components and major Building systems (i.e., fire/life
safety issues, code compliance, and plumbing and electrical systems), and Lessee
shall cooperate with any reasonable testing procedure, including without
limitation IR scanning.

12.  No approval from Lessor with respect to any aspect of Lessee's Work shall
be valid unless in writing.

                                     -E-3-
<PAGE>

13.  Lessee acknowledges that the Lease Commencement Date and the Base
Commencement Date shall not be delayed due solely to the fact that Lessee's
Work has not been completed by such dates or due solely to the fact that Lessee
is not open for business as of such dates.

     PART TWO.  Special Matters for Lessee's Work

1.   Grease Traps (if any). Lessee's Work shall include a point-of-use grease
interceptor within the Premises in accordance with applicable laws and subject
to Lessor's approval. Lessee shall maintain and clean the interceptor and
adjacent areas and arrange for disposal from the Building.

2.   Venting. Lessee shall provide a separate exhaust system for the Premises so
that no odors or other contaminants emanate beyond the Premises, all subject to
Lessor's approval. Such exhaust system shall not interfere with any other HVAC
system on the Building's roof.

SECTION III.   PROCEDURES AND SCHEDULES FOR THE COMPLETION OF PLANS AND
               SPECIFICATIONS

1.   All prints, drawing information and other materials to be furnished by
Lessee as required hereinafter, shall be delivered to Lessor. Lessee's
preliminary drawings and specifications are herein referred to as the
"Preliminary Drawings" and Lessee's final drawings and specifications are herein
referred to as the "Working Drawings". The Preliminary Drawings and Working
Drawings are sometimes referred to herein as the "Drawings." Lessor agrees to
treat the Drawings as confidential and shall not, without Lessee's prior written
consent or as may be required by applicable laws or court order, disclose same
to anyone other than those employees, agents and contractors of Lessor as
necessary in order to perform Lessor's obligations under the Lease.

2.   Lessee shall, at its sole expense, utilize the services of an architect and
engineer selected by it to prepare all Drawings. Said architect and engineer
shall be registered in the State of Washington. All Drawings shall be submitted
to Lessor for approval in the form of three (3) sets of blueline prints.

Lessee shall, with the Drawings, furnish sample boards indicating materials,
color selections and finishes to be used. Lessee shall also submit to Lessor
such further information on Lessee's planned electrical and mechanical usages at
the Premises as requested by Lessor (herein referred to as "Mechanical/
Electrical Design Submittal Forms"). Lessee shall accurately indicate on the
Plans any existing equipment or conditions that Lessee proposes to reuse.

3.   Lessee shall submit the Preliminary Drawings to Lessor on or before the
date that is forty-five (45) days after mutual execution of this Lease. The
Preliminary Drawings shall include interior floor plans, interior elevations,
reflected ceiling plan(s) and storefront elevations, mechanical plans,
electrical plans, plumbing plans, and signage design, size and location. With
the Preliminary Drawings Lessee shall submit a color rendering of Lessee's
proposed storefront and signage, and a sample board of the materials to be used
in the storefront and interior of the

                                     -E-4-
<PAGE>

Premises. Lessor shall use reasonable efforts to send notification to Lessee
that it approves or disapproves the Preliminary Drawings within five (5)
business days after receipt thereof (Lessor's approval not to be unreasonably
withheld). If Lessor disapproves, Lessee shall within ten (10) days after
receipt of Lessor's disapproval, send Lessor revised Preliminary Drawings
addressing Lessor's comments. This procedure shall be repeated until Lessor
has approved the Preliminary Drawings. Lessor may give approval "as noted" in
which event the changes noted by Lessor shall be deemed incorporated into the
Preliminary Drawings; provided, if Lessee notifies Lessor within five (5)
days thereafter that it does not accept said changes, then the Preliminary
Drawings shall be deemed disapproved on account of the changes Lessor had
requested.

4.   After Lessor approves the Preliminary Drawings, Lessee shall submit the
Working Drawings for Lessor approval. The Working Drawings shall include
detailed final drawings for architectural, electrical, mechanical, sprinkler and
plumbing and all other work to be performed by Lessee and shall be prepared
consistent with the approved Preliminary Drawings. Lessor shall use reasonable
efforts to send notification to Lessee that it approves or disapproves of the
Working Drawings within five (5) business days after receipt thereof (Lessor's
approval not to be unreasonably withheld). If Lessor disapproves, Lessor shall
specify the reasons for the disapproval. If Lessor disapproves, Lessee shall
within ten (10) days after receipt of Lessor's disapproval, send Lessor revised
Working Drawings addressing Lessor's comments. This procedure shall be repeated
until Lessor has approved the Working Drawings. Lessor may give approval "as
noted" in which the changes noted by Lessor shall be deemed incorporated into
the Working Drawings; provided, if Lessee notifies Lessor within five (5) days
thereafter that it does not accept said changes, the Working Drawing shall be
deemed disapproved on account of the absence of the changes Lessor had
requested.

5.   The approval by Lessor or Lessor's agent of any Drawings or of Lessee's
Work shall not constitute an implication, representation or certification by
Lessor or Lessor's agent that either said Drawings or Lessee's Work is accurate,
sufficient, efficient or in compliance with insurance and indemnity
requirements, or any Laws, including but not limited to code and the Americans
with Disabilities Act, the responsibility for which belongs solely to Lessee.

6.   In those instances where multiple standards and requirements apply with
respect to Lessee's Work, the strictest of such standards and/or requirements
shall control unless prohibited by applicable Law.

SECTION IV.  PERMITS AND APPROVALS

     Lessee at Lessee's cost shall apply for, seek and obtain all permits,
licenses and approvals required for applicable governmental entities for
construction of Lessee's Work. Copies of all such permits and approvals shall be
submitted to Lessor before any construction work for Lessee's Work commences.

SECTION V.   CONSTRUCTION

                                     -E-5-
<PAGE>

1. Lessee may not commence any Work until this Lease has been fully executed,
Lessor has approved Lessee's Working Drawings, all required insurance Evidences
have been furnished Lessor, all building permits have been obtained, and Lessee
has complied with all other requirements herein and elsewhere in this Lease.

2. A representative of Lessee shall meet with Lessor prior to start of
construction to discuss construction-related items. Lessee's representative
shall contact the Lessor's representative in advance to schedule said meeting at
a mutually satisfactory time.

3. Without limitation to any provision of this Lease, prior to commencement of
any Work at the Premises Lessee shall furnish Lessor the following:

     a.   The names, addresses, representatives and telephone numbers of the
general contractor and all subcontractors ("Lessee's Contractors").

     b.   Amount of the general contract.

     c.   Evidence of Insurance evidencing the insurance required of Lessee and
Lessee's general contractors as provided in this Lease, including this Exhibit.

     d.   A copy of the building permit(s).

     e.   A detailed construction schedule.

     f.   Proof that Lessee's general contractor is licensed to work in the
State of Washington.

     g.   A specific job-site safety program, as required by the State of
Washington.

4. All Lessee's contractors shall be bonded, licensed contractors, having good
labor relations, capable of working in harmony with other contractors in
Building, and shall be subject to Lessor's prior approval, not to be
unreasonably withheld. Lessee shall coordinate Lessee's Work with other
construction work at the Building, if any.

5. Lessee's general contractor shall maintain at the Premises during
construction a complete set of approved Working Drawings bearing Lessor's
approval stamp.

6. Prior to the commencement of construction, Lessor shall have the right to
post, in a conspicuous location, on Lessee's Premises, as well as recorded with
the City of Seattle, a Notice of Nonresponsibility.

7. Prior to the commencement of construction, Lessee shall provide to Lessor a
payment and performance bond in the amount of Lessee's Work.

8. Temporary Facilities.

                                     -E-6-
<PAGE>

     a.   If not already available in the Premises, Lessee shall provide
temporary heat, air-conditioning and ventilation for the Premises during
construction if Lessee desires the same.

     b.   Lessee shall make the necessary temporary electrical connections at
its sole cost at a source designated by Lessor prior to beginning its Work at
the Premises so that it shall have electricity during its construction period.

     c.   If Lessee requires water service during construction and Lessor is
able to provide it, Lessor shall do so at a designated location and bill Lessee
as Lessor reasonably determines.

     d.   Lessee shall place all trash in trash containers at a pick-up area or
areas designated by Lessor. Lessee shall be responsible for breaking down boxes.
Lessee shall furnish its own trash containers at its cost unless Lessor elects
to furnish the containers. Lessee shall provide trash removal service at
Lessee's own cost from the pick-up areas unless Lessor elects to provide the
trash removal service. Lessee shall not permit trash to accumulate within the
Premises or in the Common Areas adjacent to the Premises.

     Lessee shall be solely responsible for removal from the Premises and legal
disposal of any containers considered as hazardous waste by the local sanitation
authority and Lessee shall take all precautions to assure that such containers
are not placed in Lessor's disposal containers.

     Lessor may utilize a recycle bin refuse program and, if made available to
Lessee, Lessee shall take necessary precautions to sort reuse and to prevent
cross contamination of recycle containers.

     e.   Lessee shall take all necessary precautions to contain construction
"wash-up" liquids (such as grout wash, paint wash, etc.) and prevent entry of
such liquids into Lessor's sanitary or storm waste system, and Lessee shall not
allow any release of any material directly or indirectly into Elliott Bay. All
construction wash-up shall be conducted at a location designated by Lessor.

9.   Upon substantial completion of Lessee's Work, Lessee shall notify Lessor.
Upon said notification, Lessor shall inspect the Premises and, if the Premises
are constructed in accordance with the approved Drawings, Lessor shall issue a
Letter of Acceptance for the Premises. If Lessor reasonably believes the
Premises have not been constructed in accordance with the approved Drawings,
Lessor shall so notify Lessee or Lessee's Contractor. Lessee shall not open
prior to Lessor's issuance of a Letter of Acceptance. Lessee shall furnish
Lessor a copy of a certificate of occupancy for the Premises before Lessee opens
for business.

10.  All work performed by Lessee during its construction period, or otherwise
during the Term, shall be performed so as to cause the least possible
interference with other tenants and the operation of the Building, and Lessor
shall have the right to impose reasonable requirements with respect to timing
and performance of the Work in order to minimize such interference. Work causing
noise, odor or vibration outside the Premises shall be performed only during
hours the stores at the Building are not open. Lessee shall take all
precautionary steps to protect is facilities and the facilities of others
affected by the Work (including flooring in the vicinity of the

                                     -E-7-
<PAGE>

Premises) and shall police same properly. Construction equipment and materials
are to be located in confined areas and truck traffic is to be routed to and
from the site as directed by Lessor so as not to burden the construction or
operation of the Building. All Work shall be confined to the Premises. Lessee's
Contractor shall coordinate with Lessor's on-site representative for the
delivery and removal of its equipment and materials. Lessor shall have the right
to order Lessee and Lessee's contractor or subcontractor who willfully violates
the above requirements to cease work and to remove its equipment and employees
from the Building. Lessee and/or Lessee's contractor shall take precautions to
protect adjacent tenants and tenants on common air distribution systems from
airborne dust, dirt and contaminants, VOC's (volatile organic compounds such as
paint thinner or varnish vapors) including, if necessary, isolating or otherwise
protecting Lessor's central air distribution and return air systems (including
return air plenum) from entry of these potential contaminants. Lessee and its
contractors shall not limit customer access to the Spirit of Puget Sound during
normal business hours.

11.  Contractor Insurance. Lessee shall cause its general contractor and all
subcontractors to maintain during the construction period the following
insurance: (i) commercial general liability insurance, with limits of not less
than $2 million per occurrence (the portion of such coverage over $1 million may
be provided under an umbrella or excess liability policy), for personal injury,
bodily injury or death or property damage or destruction, arising out of or
relating to the contractor's work at or in connection with the Premises and
completed operations for one (1) year following job completion and shall provide
for a waiver of subrogation by the insurance company; (ii) worker's compensation
insurance with respect to each contractor's workers at the site or involved in
the Lessee's Work, in the amount required by statute; (iii) employer's liability
insurance in the amount of at least $1,000,000.00 per accident and at least
$1,000,000.00 for disease, each employee; (iv) comprehensive automobile
liability insurance covering all owned, hired or non-owned vehicles, including
the loading and unloading thereof, with limits of not less than $2 million per
occurrence (the portion of such coverage over $1 million may be proved under an
umbrella or excess liability policy); and (v) builder's risk property insurance
upon the entire Lessee's Work to the full replacement cost value thereof.
Lessor, Lessor's managing agent, and other such parties as designated by Lessor,
shall be additional insureds under (i), naming owner/Lessor, tenant, general
contractor, and all subcontractors. All insurance required hereunder shall be
provided by responsible insurers rated at least A and VIII in the then current
edition of Best's Key Rating Insurance Guide and shall be licensed in the State
in which the Building is located. Lessee shall provide, or cause its contractors
to provide, Evidence of such insurance prior to any Lessee's Work being
performed at the Premises. Such Evidence shall state that the coverage may not
be changed or cancelled without at least thirty (30) day's prior written notice
to Lessor.

SECTION VI.  COSTS; COMPLETION

Subject to partial reimbursement up to the amount of the Tenant Improvement
Allowance and the Space Planning Allowance described below, costs of all Lessee
Work shall be paid promptly by Lessee, and Lessee shall have no authority to
cause liens or other encumbrances to attach as to the Premises. Lessee shall
reimburse Lessor's construction coordination fee and shall pay Lessor's space
planners, architects and contractors to the extent they incur expenses in

                                     -E-8-
<PAGE>

connection with the Lessee Work. Lessee shall be entitled to payment of Tenant
Improvement Allowance, but payment or nonpayment thereof shall not relieve
Lessee of its responsibility and pay for all costs of the Lessee's Work.

Lessor shall reimburse an amount up to $25.00 per RSF of the Premises (the
"Tenant Improvement Allowance") towards Lessee's hard and soft costs actually
incurred in the design, permitting, and installation of Lessee's Work. In
addition, Lessor shall reimburse an amount up to $0.15 per RSF of the Premises
(the "Space Planning Allowance") towards Lessee's actual preliminary space
planning costs. The foregoing shall be paid to Lessee within fifteen (15) days
after final completion of Lessee's Work and upon Lessor's receipt of the
following items and any other items Lessor deems reasonably necessary to
ascertain completion of the Lessee's Work in conformance with the final approved
Working Drawings and applicable building permits:

     1.   Final copy of Lessee's As-Built Plans with changes (if any) from final
          approved Working Drawings noted
     2.   Issuance of temporary or permanent Certificate of Occupancy and
          Lessee's occupancy of the Premises
     3.   Contractor Payment of Debt and Claims (AIA G706)
     4.   Contractor Release and Liens (AJA G706A)
     5.   General Release and Waiver of Mechanic's Lien

                                     -E-9-
<PAGE>

        [ATTACH LESSOR'S GENERAL CONTRACTOR'S INSURANCE CERTIFICATE(S)]

                                    -E-10-
<PAGE>

                                   EXHIBIT F

                          Sign Agreement and Criteria

1. GENERAL. All business identification signage shall comply with building
standard requirements as may from time to time be prescribed by Lessor.

2. PRIOR CONSENT. Any sign or sign light placed on the Premises or building by
Lessee shall require Lessor's prior written consent. Such consent shall not be
unreasonably withheld, provided, however, that the size, design, color and
location of any such sign must in any event conform to the architecture, style
and appointments of the building, which conformance shall be in the sole
discretion of Lessor. No marquee, advertising matter, awning or other structure
shall be place on or about the Premises or Building by Lessee without the prior
written consent of Lessor. Lessor may demand the removal of signs which are not
so approved, and Lessee's failure to comply with said request within 48 hours
will constitute a breach of this Section and will entitle Lessor to terminate
this Lease, or, in lieu thereof, to cause the sign to be removed and the
building repaired at the sole expense of Lessee. At the termination of this
Lease, Lessee will remove all signs placed by it upon the Premises, and will
repair any damage caused by such installation or removal. All signs must comply
with City of Seattle sign ordinances and will be placed in accordance with
required permits.

3. EXTERIOR SIGNAGE. Lessee may not affix and maintain upon the glass panes and
supports of the show windows and within twelve inches (12") of any window and
upon the exterior walls of the Premises any signs, advertising matter, names,
awning, canopy, marquee, decoration, insignia, trademarks, letters or other
thing of any kind (exclusive of the signs, if any, which may be provided for in
the original construction or improvement plans and specifications approved by
the Lessor or Lessee hereunder, and which conform to the Lessor's sign criteria)
without the prior written consent of the Lessor. Anything to the contrary in
this Lease notwithstanding, Lessee shall not affix any sign to the roof or erect
any free standing/self supporting signs any place outside the Leased Premises.
Except as set forth in Section 5 below of this Exhibit F, Lessor hereby reserves
the exclusive right to the use, for any purpose whatsoever, of the roof and
exterior of the walls of the Premises or the building of which the Premises are
a part. In the event Lessee shall install any sign which does not meet the
Lessor's sign criteria, Lessor shall have the right and authority without
liability to Lessee to enter upon the Premises, remove and store the subject
sign and repair all damages caused by the removal of the sign. All costs and
expenses incurred by Lessor shall be immediately paid by Lessee as Additional
Rent. The Lessor reserves the right to remove the Lessee's sign during any
period when Lessor repairs, restores, constructs or renovates the Premises or
the Building of which the Premises is a part. Lessee shall, however, erect one
(1) sign on the front of the Premises not later than the date Lessee opens for
business, in accordance with a design to be prepared by Lessee and approved in
writing by Lessor. Lessee's sign must comply with all requirements and codes of
the local authorities.

                                     -F-1-
<PAGE>

4. INTERIOR SIGNAGE. Except as otherwise herein provided, Lessee shall have the
right, at its sole cost and expense, to erect and maintain within the interior
of the Premises all signs and advertising customary or appropriate in the
conduct of a Lessee's business, provided, however, that Lessee shall upon demand
of the Lessor immediately remove any sign, advertisement, decoration, lettering
or notice which Lessee has placed or permitted to be placed on, upon or about
the Premises and which Lessor reasonably deems objectionable or offensive, and
if Lessee fails or refuses to do, the Lessor may enter upon the Premises and
remove the same at Lessee's cost and expense in this connection. Lessee
acknowledges that the Premises are a part of an integrated development, and
agrees that control of all signs by Lessor is essential to the maintenance of
uniformity, propriety and the aesthetic values in or pertaining to the
development.

5. PRE-APPROVED SIGNAGE. Lessor hereby approves, to the extent indicated on the
attached diagrams, the following signage on the Building, which Lessee may, upon
receipt of applicable permits and approvals, install on the Building at its sole
cost and expense:

               Exhibit F-1 - Signage on East Facade of Building;

               Exhibit F-2 - Signage on West Facade of Building;

               Exhibit F-3 - Signage on North Side of Building; and,

               Exhibit F-4 - Signage on South Side of Building.

Lessee shall be solely responsible for ensuring that all signage listed in this
Section 5 complies with all laws, codes and regulations regarding signage
enacted by the City of Seattle or any other state or local regulatory authority.
Should the City of Seattle, or any other state or local authority, require
Lessee to make any alterations to the size, location or composition of the signs
listed, Lessee shall not have the right to make such changes without the consent
of the Lessor; not to be unreasonably withheld, and provided that Lessee shall
not increase the size or total number of signs on the Building.

                                     -F-2-
<PAGE>

                                   EXHIBIT G

                           ANTENNA LICENSE AGREEMENT

     This Antenna License Agreement (the "AGREEMENT") made as of this _____ day
of _____________, 1999, between TRIAD PIER 70 LLC, a Washington limited
liability company ("LICENSOR"), and GO2NET INC., a Delaware corporation
("LICENSEE").

     WHEREAS, Licensor recognizes that Licensee desires to install ______ (__)
satellite communications dishes and _________ (__) communications antennae on
the roof of the building owned by Licensor commonly known as Pier 70, 2815
Alaskan Way, Seattle, King County, Washington (the "BUILDING") under the
conditions described herein; and

     NOW, THEREFORE, in consideration of the mutual covenants herein expressed
and for other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Licensee and Licensor hereby covenant and agree
as follows:

1.   GRANT.

     a. Licensor hereby grants to Licensee a irrevocable (except as and to the
extent early termination is permitted elsewhere herein) license (the "LICENSE")
to install, construct, operate, maintain, repair, replace and remove up to
____________ (___) satellite dishes not greater than _________-inches diameter
in size, and __________ (___) antennae not greater than ___________ (____) feet
in height (collectively, the "Antennae"), for Licensee's transmission of
communications signals to and reception of communications signals from an Earth
satellite or satellites or to and from microwave communications signals and
equipment, together with all related communications equipment and appurtenances
thereto, including, without limitation, all necessary conduits, raceways, wiring
and cable (collectively, the "EQUIPMENT") as more particularly set forth herein.

     b. Licensor shall provide the following "Licensed Space": The exterior
space (the roof space) consisting of approximately ____________ square feet, to
be used solely for the installation of the Antennae, to be located in the area
of the Roof of the Building as shown on EXHIBIT A, annexed hereto (the "Roof
Space"). All of Licensee's Equipment other than the Antennae and associated
wiring shall remain in Licensee's leased Premises pursuant to a Pier 70 Lease
between Licensor and Lessor and Licensee as Lessee of approximately even date
herewith (the "Lease"). Licensor reserves the right to require Licensee, at
Licensor's sole, reasonable discretion, and provided such relocation does not
provide any disruption to Licensee's existing feeds, upon ten (10) days prior
notice from Licensor, to: (i) relocate the Equipment on the roof to an
alternative site (the "RELOCATION SITE") on the roof during the Term hereof. If
Licensee fails to commence such relocation within such ten (10) day period and
thereafter diligently perform such relocation to completion, Licensor may effect
such relocation. Licensor shall reimburse Licensee for its reasonable expenses
incurred in connection with any relocation. Copies of all invoices for
relocation shall be delivered promptly to Licensor

                                     -G-1-
<PAGE>

     c. Upon relocation of Licensee, the Licensee's means of access and utility
lines will be relocated by Licensor or at Licensee's option, by Licensee as
required to operate and maintain the Equipment. And, thereafter, all references
to the Site in the Agreement will be deemed to be references to the Relocated
Site. Except as expressly provided in this Paragraph, in no event will the
relocation of Licensee's equipment, or any part thereof, under this Article
affect, alter, modify, or otherwise change any of the terms and conditions of
this Agreement.

     d. Following notice to and approval of Licensor, as set forth in Section 5
hereof, Licensee shall have the right to construct, where designated by Licensor
and at Licensee's sole cost and expense, the Equipment.

     e. The License granted herein is not exclusive. Licensor hereby reserves
the right to grant, renew or extend similar licenses or leases to others.
Without limiting the generality of the foregoing, Licensee acknowledges that the
Building is subject to a Communications Site Sublease Agreement dated May 12,
1997, between Licensor as Sublessor and AT&T Wireless Services of Washington,
Inc., as Sublessee, and that this License is subject and subordinate in all
respects to the rights of the Sublessee thereunder and to any other existing
communications sublessee/licensee.

     f. Nothing contained herein shall be construed as granting to Licensee any
leasehold, property or ownership rights in the Building, to confer upon Licensee
any right, title, estate or interest in the Licensed Space, or to create a
partnership or joint venture between Licensor and Licensee, it merely confers a
privilege to use and occupy the Licensed Space, on the terms set forth herein.

2.   TERM. Commencing on the date hereof, this Agreement shall be coterminous
with the Lease, as the same may be extended (the "TERM"). This Agreement shall
be automatically extended upon extension of the Lease pursuant to the terms
thereof.

3.   USE.

     a. The Equipment is solely for use for Licensee's internal business and the
benefits of the Equipment may not be provided by Licensee to third parties
(except this License may be transferred in connection with a transfer of the
Lease or the Premises permitted outright or approved pursuant to Section 19 of
the Lease). The Equipment may not be sold or rented by Licensee to third
parties, nor may Licensee sublet or assign any or all of the rights and
privileges granted to Licensee hereunder, except as otherwise provided for in
the Lease. Licensee shall operate the Equipment in compliance with all
applicable laws, regulations, and rules of the governmental authorities having
jurisdiction thereof and shall maintain all necessary licenses and permits with
respect thereto. Licensee shall specify in writing to Licensor, prior to any
installation or usage in any manner of the Site all the Equipment to be
installed (including, without limitation, the Antennae, cabling, wiring,
cabinets, panels or meters). Licensee agrees not to use or permit the use of the
Equipment for any purpose which is illegal, dangerous to life, limb or property
or which, in Licensor's reasonable opinion, creates a nuisance to other tenants
of the Building or materially increases the cost of insurance coverage with
respect to the Building.

                                     -G-2-
<PAGE>

     b.   High speed data and communications cabling of optical fiber or copper
conductor for plenums shall be at minimum, listed suitable for environmental air
plenum use, type CMP flame retarding with low smoke producing characteristics as
defined by NFPA and ANSI/UL standards. Cabling used in vertical risers shall be
at minimum, listed suitable for floor to floor and shaft application, type CMR,
CMP or MPR depending on the purpose, having fire resistant characteristics
capable of preventing the carrying of fire from floor to floor.

     c.   Licensee will not permit any unauthorized person or persons with
insufficient expertise or experience to enter the Licensed Space and maintain or
operate its Equipment. Licensee shall keep the Licensed Space locked and secured
at all times.

     d.   Licensee agrees that Licensee's Equipment, and the installation,
construction, maintenance, repair and operation of such Equipment shall in no
way damage the Building, interfere with the use of the Building or the operation
of communications devices by Licensor or by other tenants, occupants or
licensees of Licensor. If such damage or interference shall occur, Licensor
shall give Licensee written notice thereof and Licensee shall take immediate
action to correct the same. Licensor reserves the right to disconnect power to
Licensee's Equipment if Licensee fails to correct such problem within a
reasonable period of time after receipt of notice of such problem.

     e.   The location, specifications, method of installation, appearance and
safety of the Equipment and any changes or alterations thereto, shall at all
times during the Term be subject to Licensor's approval, which may be withheld
in Licensor's sole and absolute discretion.

4.   TAXES. Licensee shall pay Licensor or the appropriate taxing authority, if
applicable, if and when due, any sales, use, personal property, leasehold
excise, or other taxes or assessments which are assessed or due by reason of
this License or Licensee's use of the Building.

5.   CONSTRUCTION. PRIOR to the commencement of any work during the Term,
Licensee shall, at its sole cost and expense, prepare and deliver to Licensor
working drawings, plans and specifications (collectively, the "PLANS"),
detailing the location, method of installation, appearance and specifications of
the Equipment and the Licensed Space, in such detail as Licensor may require,
including, without limitation, any required utility connections and specifically
describing the proposed construction and work. No work shall commence until
Licensor has approved the Plans, which approval may be withheld in Licensor's
sole and absolute discretion. If Licensor does not approve or disapprove
Licensee's Plans within ten (10) days of receipt thereof, the Plans shall be
conclusively deemed approved by Licensor. All labor used in connection with the
installation, construction, operation, maintenance, repair, replacement and
removal of the Equipment shall at all times be such as, in the reasonable
opinion of Licensor, shall work in harmony with other trades at the Building.
Licensee shall:

     a.   Perform such construction in a workman like and safe manner consistent
with generally accepted construction standards and the requirements set forth at
EXHIBIT E to the Lease concerning the Lessee's Work defined (collectively, the
"RULES AND REGULATIONS");

                                     -G-3-
<PAGE>

     b.   Perform such construction and work in such a way as to cause no
interference with the operation of the Building or other tenants, licensees and
occupants of the Building;

     c.   Be responsible, at its sole cost and expense, for the installation of
any structural reinforcements or supports required in connection with the
Equipment; and

     d.   Before making any installations on the Roof space, in order to prevent
damage to the roof or roof area or the voiding or other problems with the
enforcement of the warranty of the roof, Licensee agrees to (1) provide Licensor
with Licensee's plans and specifications for any such installation and (2)
obtain Licensor's PRIOR written consent to such installation; and if Licensor
requires, Licensee at its sole cost and expense, have Licensee's roofing
contractor and/or designee perform any work that affects the roof, roof area or
roof warranty or have such roofing contractor and/or designee present during
such installation. Once such installation has been made, Licensee will not make
any material alterations to same without obtaining the prior written consent of
the Licensor. Licensor shall have the right to disapprove any installation(s) or
alterations that may void or adversely affect the roof warranty or roof
configuration. Notwithstanding the foregoing, if Licensor does not approve or
disapprove Licensee's plans and specifications within ten (10) days of receipt
thereof, Licensee's plans and specifications shall be conclusively deemed
approved by Licensor.

     e.   Licensee shall install its equipment at the sole cost, expense and
risk of Licensee, and in compliance with all federal, state and local building,
zoning, electric, telecommunications and safety codes, ordinances, standards,
regulations, laws and requirements including, without limitation, those of the
Federal Communications Commission. Licensee, at its sole cost and expense, shall
obtain any permits, licenses, variances or other approvals required with respect
to the installation or operation of the Equipment to be installed by Licensee or
to the alterations to be performed by the Licensee. Licensee shall deliver true
and complete copies thereof to Licensor, but at no cost to Licensor, PRIOR to
commencing any installations or alterations. Licensor shall, at Licensee's
request, but at no cost to Licensor, reasonably cooperate with Licensee to
insure that any and all permits, licenses, variances and other approvals are
obtained.

6.   ELECTRIC UTILITIES.

     a.   At the request of Licensor, Licensee shall pay the costs associated
with installation of a separate electrical panel and meter for the Equipment and
shall be responsible for any and all electrical and HVAC costs attributable to
such Equipment. Licensee shall obtain Licensor's PRIOR written consent as to the
location and method of installation as to its electrical panel, meter or
electric or telephone utility lines. Licensor shall have no liability to
Licensee if the electricity available to Licensee for the Equipment shall not be
adequate to meet Licensee's needs.

     b.   Licensor shall use reasonable efforts to notify Licensee in advance of
any planned utility outages which may interfere with Licensee's use, but in no
event shall Licensor be liable to Licensee for any damages, direct or indirect,
resulting from any loss of power. Licensee shall at all times be responsible for
the provision of its own emergency or "backup power", and any such "backup
power" system installed by Licensee shall be the sole responsibility of
Licensee.

                                     -G-4-
<PAGE>

7.   LICENSEE'S COVENANTS. Licensee hereby covenants and agrees:

     a.   To keep the Licensed Space and the Equipment in good order, repair and
condition throughout the Term and promptly and adequately repair all damage to
the Building caused by Licensee, other than ordinary wear and tear and damage
from the elements;

     b.   Not to place any Equipment in the Licensed Space in excess of the
weight then reasonably supportable without causing damage to the Building;

     c.   To comply with all federal, state, county and municipal laws, orders,
rules and regulations applicable to the Equipment and the Building
(collectively, "GOVERNMENTAL LAWS") and the Rules and Regulations of the
Building;

     d.   Not to disrupt, affect or interfere with other providers of services
in the Building or with any occupant's use and enjoyment of its premises or the
common areas of the Building; and

     e.   That if any Governmental Law or any bureau, department, agency,
authority or official of any federal, state, county or municipal governmental or
quasi-governmental entity having jurisdiction, requires or recommends that any
change, modification or alteration be made to the Building, the Equipment and/or
the Licensed Space by reason of Licensee's use of the Equipment, the Licensed
Space or the Building, then Licensee shall, at its sole cost and expense,
promptly make any such change, modification or alteration. Notwithstanding the
foregoing, Licensor shall have the right to make any such change, modification
or alteration to the Equipment, the Licensed Space and/or the Building that may
be required or recommended and Licensee shall promptly reimburse Licensor; upon
receipt of invoices for such work, for all Licensor's costs and expenses
incurred in connection therewith.

8.   EQUIPMENT. The Equipment, and any other personal property of Licensee in
the Building, shall remain the property of Licensee, shall be there at the sole
risk of Licensee and Licensor shall not be liable for damage thereto or theft,
misappropriation or loss thereof, except in the event of Licensor's gross
negligence or willful misconduct. Any change in Equipment by Licensee shall
require the PRIOR written consent of Licensor; provided that Licensor will not
unreasonably withhold its consent to additional antennas. At the termination or
expiration of this Agreement, Licensee shall, at Licensee's sole cost and
expense, remove the Equipment and Licensee's personal property from the
Building, and repair all damage caused by such removal. Licensee shall repair
and restore the Licensed Space, unless requested otherwise by prior written
notice from Licensor, to its original condition at the time the Equipment was
installed, reasonable wear and tear excepted. Any property not so removed by the
expiration or termination of this Agreement shall be deemed the property of
Licensor, and Licensor may, in its sole and absolute discretion, remove the
Equipment and other property at Licensee's cost, and Licensee shall pay Licensor
promptly upon demand all costs and expenses incurred in removing such property.

9.   FREQUENCIES. Licensee shall furnish a copy of the Federal Communications
Commission or any other agency which grants that awards of frequencies to the
Licensee including a list of Licensee's frequencies.

                                     -G-5-
<PAGE>

     a.   Licensee shall not change its frequencies without prior written
consent of Licensor.

     b.   Licensor shall use reasonable efforts to prevent frequency
interference by existing licensees of tenants. Licensee shall conduct its own
investigation of existing frequencies. Subsequent to the commencement of the
Term hereof, and excluding existing antenna users and parties with pre-existing
communications facility rights at the Building, Licensor shall not install new
communications equipment on the Building if such equipment is likely to cause
interference with Licensee's operations as permitted hereby. If equipment
installed on the Building by Licensor after the commencement date hereof causes
such interference, Licensor shall cause such interference to cease within ten
(10) business days after notice thereof from Licensee. If equipment installed on
the Building after the Commencement Date hereof by other tenants, occupants of
users of communications equipment (other than existing antenna users and parties
with pre-existing communications facility rights at the Building) causes
interference with Licensee's uses as permitted herein, Licensor shall use
reasonable efforts, at no cost to Licensee, to cooperate with Licensee to cause
such interference to cease. If such interference does not cease promptly,
Licensee shall have the right to pursue any and all remedies it may have at law
or equity against the interfering party to enjoin or terminate such
interference, or Licensee may terminate this License upon thirty (30) days'
notice to Licensor.

     c.   Licensee's use shall not interfere with any existing licensees' or
tenants' frequencies.

     d.   Licensee shall be responsible to correct any interference its
frequency may cause.

10.  CONDITION OF LICENSED SPACE AND BUILDING. Licensor makes no warranty or
representation that the Licensed Space or the Building is suitable for the use
described in this Agreement, it being assumed that Licensee has satisfied itself
thereof. Licensee has inspected the Licensed Space and the Building, accepts the
same "as is" and agrees that Licensor is under no obligation to perform any work
or provide any materials to prepare the Licensed Space or the Building for
Licensee. Licensee acknowledges that Licensor has no obligation to assure or
guarantee Licensee the necessary connections to public streets, utilities or
adjacent buildings that may be necessary for the operation of Licensee's
Equipment in the Building.

11.  ACCESS.

     a.   Licensor shall provide Licensee unlimited access to the Licensed Space
so the Licensee may perform installation, operation, maintenance, replacement
repair and removal of the Equipment subject to reasonable rules, regulation and
restrictions as Licensor may from time to time deem necessary.

     b.   Licensee shall supply names and replacements therefor in writing to
Licensor for access to the Site. Arrangements for access shall be made in
advance with the Licensor through its designated security offices in the
Building.

     c.   Licensor shall have the right to enter the Site at any time in the
event of an emergency and at all reasonable times and upon reasonable notice for
the purpose of (1) inspecting

                                     -G-6-
<PAGE>

same, (2) making any repairs to the Site and performing any work therein as may
be necessary, in Licensor's judgment or (3) exhibiting the Site for the purpose
of sale, lease or financing.

12.  INDEMNIFICATION. Licensee, at its sole cost and expense, shall indemnify,
exonerate, defend and hold Licensor, its managing agent and their respective
principals, officers, directors, agents, employees and servants harmless from
and against any and all loss, cost, damage, liability, judgment and expense of
whatever kind arising directly or indirectly from the installation,
construction, operation, maintenance and repair of Licensee's Equipment or from
Licensee's breach of this Agreement, including, but not limited to, reasonable
attorneys' fees and disbursements, except to the extent such loss, damage, cost,
liability, judgment or expense is due to the gross negligence or willful
misconduct of Licensor or its employees, agents or invitees. Licensee's
indemnification obligations shall expressly include any and all environmental
damages, claims, damages, liabilities, judgments, losses and expenses incurred
in connection with this Agreement. The provisions of this Section 12 shall
survive the expiration or termination of this Agreement.

13.  INSURANCE.

     a.   Prior to the commencement of any work and during the Term, Licensee
shall obtain and maintain the following insurance, at its own cost and expense,
in amounts not less than those specified below:

          i.    Workers Compensation insurance in accordance with the laws of
     the State of Washington.

          ii.   Employer's contingent liability (stop gap) insurance in an
     amount not less than One Million Dollars ($1,000,000.00).

          iii.  Comprehensive General Liability for bodily injury liability and
     property damage liability with limits of Two Million Dollars
     ($2,000,000.00) combined single limit each occurrence.

          iv.   Fire and Extended Coverage insurance in an amount equal to full
     replacement cost of the Equipment and Licensee's other personal property at
     the Building.

     b.   Each insurance policy shall list as additional insureds Licensor and
its managing agent and shall provide for thirty (30) days prior notice of
modification or cancellation to each certificate holder. All policies of
insurance obtained by Licensee shall be issued by companies licensed to do
business in the State of Washington and be reasonably acceptable to Licensor.

     c.   If Licensee fails to obtain any of the insurance policies required by
this Section 13, Licensor shall have the right and option, but not the
obligation, to maintain any or all of such insurance to be provided by Licensee.
The premiums for any such insurance obtained by Licensor shall be payable by
Licensee.

     d.   Licensor and Licensee each release the other and their respective
agents and employees from all liability to each other, or anyone claiming
through or under them, by way of

                                     -G-7-
<PAGE>

subrogation or otherwise, for any loss or damage to property caused by or
resulting from risks insured against under this Agreement, pursuant to insurance
policies carried by the parties which are in force at the time of the loss or
damage. Licensor and Licensee shall each request its insurance carrier(s) to
include in policies provided pursuant to this Agreement an endorsement
recognizing this waiver of subrogation. The waiver of subrogation endorsement
need not be obtained if it incurs an additional cost for the affected policy,
unless following written notice, the other party elects to pay that additional
cost to obtain the waiver of subrogation endorsement. This provisions of this
Section 13(d) shall survive the termination or expiration of this Agreement.

14.  LIENS. Licensee shall be responsible for the satisfaction or payment of any
liens for any provider of work, labor, material or services claiming by, through
or under Licensee. Licensee shall also indemnify, hold harmless and defend
Licensor against any such liens, including the reasonable fees and disbursements
of Licensor's attorneys. Such liens shall be discharged by Licensee within
thirty (30) days after notice of filing thereof by bonding, payment or
otherwise.

15.  PERFORMANCE OF WORK. Licensee may contract or subcontract any portion of
work within the Building contemplated by this Agreement to any person or entity
competent to perform such work. In no event shall such subcontract relieve
Licensee of any of its obligations under this Agreement. Licensee agrees to
provide Licensor at least fifteen (15) days PRIOR written notice of the
commencement of any construction to enable Licensor to post and record notices
of non-responsibility.

16.  EVENTS OF DEFAULT. Each of the following occurrences shall constitute an
"Event of Default" under this Agreement:

     a.   Breach by Licensee of any monetary or non-monetary obligations under
this Agreement.

     b.   Abandonment of the Equipment during the Term.

     c.   Interference caused to pre-existing telecommunications facilities or
to tenants or other occupants of the Building, by the installation,
construction, operation, maintenance, replacement or repair of Licensee's
Equipment.

     d.   Licensee shall become insolvent or unable to pay its debts as they
become due, or takes any action to, or notifies Licensor that Licensee intends
to, file a petition under the U.S. Bankruptcy Code or under any similar law.

     e.   Breach or default under the Lease.

17.  TERMINATION; REMEDIES.

     a.   Upon occurrence of an Event of Default, the non-breaching party shall
give written notice to the breaching party, setting forth the nature of the
default. The breaching party shall have thirty (30) days to cure any non-
monetary default (except as set forth in Section 3(c) hereof) and five (5) days
to cure any monetary default. If the breaching party shall have failed to

                                     -G-8-
<PAGE>

cure such default within the applicable cure period, the non-breaching party may
elect to terminate this Agreement, whereupon Licensee shall, upon request by
Licensor, forthwith remove its Equipment from the Building in a neat and orderly
manner in accordance with this Agreement. In addition, either party may exercise
any and all remedies available to it at law or in equity.

     b.   If the Building is damaged by fire or other insured casualty and the
estimated costs to repair the same are less than Two Hundred Fifty Thousand
Dollars ($250,000), Licensor shall repair the same; provided, however, Licensor
may elect not to restore damage (a) which occurs within the last six (6) months
of the Term hereof, (b) which is not covered by Licensor's insurance policy
(permitted deductibles excepted) or the proceeds of which are not available to
pay the costs of restoration, or (c) any other portion of the Building is
damaged to the extent Licensor elects not to restore the same. If the Site or
any other portion of the Building is so damaged and Licensor's estimate of the
repair costs exceeds Two Hundred Fifty Thousand Dollars ($250,000), Licensor may
elect to cancel this License or repair the same, provided that Licensor shall
not be obligated to spend more than the amount of the insurance proceeds paid
for such casualty. If Licensor elects to repair the damage, it shall diligently
pursue such repair, subject to force majeure, to completion in a commercially
reasonable manner, and this License shall remain in full force and effect. If
Licensor elects to cancel this License as provided in this Section, Licensor
shall give written notice of said election within sixty (60) days after the date
Licensor becomes aware of the damage and this License shall end as of the date
specified in such notice. If this License is so canceled, all interest of
Licensor in the Site shall terminate on the date specified in such notice. If
Licensor is not able to complete restoration of the Building within twelve (12)
months following the date of damage, Licensee may elect to terminate this
License. Licensor shall not be required to repair any injury or damage by fire
or other cause, or to make any repairs or replacements of any leasehold
improvements, fixtures, any plate glass anywhere on or about the Site, or other
personal property of Licensee. Licensee shall promptly repair all such items
following any such casualty.

     c.   Anything to the contrary contained herein notwithstanding, if, during
the License Agreement Term, Licensor in its sole and absolute judgment, believes
that Licensee's use of the Site poses a human health or environmental hazard
that cannot be remediated or has not been remediated within 30 days after
Licensee has been notified thereof, then (1) Licensee shall immediately cease
all operations on the Site; (2) the Agreement shall terminate on 10 days prior
notice to Licensee and (3) Licensee shall remove all Equipment in the Site
installed by Licensee within 30 days thereafter.

18.  ASSIGNMENT. Licensee shall not sub-license, sublease, assign or otherwise
transfer this Agreement in whole in part or any interest herein, whether
voluntarily or involuntarily, or by operation of law, without the prior written
consent of the Licensor, which consent may be withheld or conditioned in
Licensor's sole discretion. Notwithstanding the foregoing, this Agreement shall
be automatically deemed assigned in the event of any assignment of all of
Licensee's interest as the Lessee under the Lease which is consented to by
Licensor as the Lessor thereunder or which is permitted outright. No assignment,
whether or not with Licensor's consent, shall relieve Licensee of any liability
hereunder. Copies of sub-license agreements must be submitted to Licensor for
approval.

                                     -G-9-
<PAGE>

19.  SURRENDER OF LICENSED SPACE.

     a.   Removal of Property - Upon the expiration or termination of the Term
of this Agreement, Licensee shall quit and surrender possession of the Licensed
Space to Licensor in good order, condition and repair, reasonable wear and tear
excepted, in a reasonable state of cleanliness. Licensee, if requested by
Licensor, shall remove any or all conduits, raceways, wiring, cable and
associated equipment installed by Licensee. If Licensee is not requested to
remove any such items it is agreed and understood any such items are and shall
remain the property of the Licensor. Licensee shall also repair at its expense
all damage to Licensed Space resulting from such removal.

     b.   Abandoned Property - Any property of Licensee not removed by Licensee
upon the expiration of the Term of this Agreement or within two (2) days after a
termination by reason of Licensee's default as provided in this Agreement, shall
be considered abandoned, and Licensor may remove any or all such items or
property and dispose of same in any manner at the expense of the Licensee.

20.  SUBORDINATION. This Agreement is and shall be subordinate to any
encumbrance now of record or recorded after the date of this Agreement affecting
the Building. Such subordination is effective without any further act of
Licensee. Nevertheless, Licensee shall from time to time upon written request
from Licensor, execute and deliver any documents or instruments that may be
reasonably required by Licensor to confirm or effectuate any subordination. If
Licensee fails to execute and deliver any such documents or instruments within
five (5) days' of receipt, Licensee irrevocably constitutes and appoints
Licensor as Licensee's special attorney-in-fact to execute and deliver any such
documents or instruments. Licensee shall attorn to any purchaser of the Building
at any foreclosure sale, or to any grantee or transferee designated in any deed
given in lieu of foreclosure, provided that any such purchaser, transferee or
grantee executes a commercially reasonable nondisturbance agreement in favor of
licensee.

21.  HOLDING OVER. Any holding over after the expiration or termination of the
Term of this Agreement without the consent of the Licensor shall be construed to
be a License from month to month upon the same provisions and conditions as
otherwise set forth herein except that the Fee shall equal 150% of the Fee
payable (without reduction) during the last month of the Term hereof. Licensee
shall indemnify and hold Licensor harmless from and against any liability,
costs, damages and expenses resulting from the delay by Licensee in surrendering
the Licensed Space, including any claims made by any succeeding or prospective
Licensee based on any such delay.

22.  NOTICES. Every notice required or permitted hereunder shall be in writing
and shall be deemed to have been duly given three (3) business days after
mailing by certified or registered mail, return receipt requested, or upon
receipt if delivered by courier, to the party's address set forth in the
introductory paragraph of the Agreement. Either party may change its address for
the purpose of notice hereunder by providing the other party with notice of the
new address.

23.  GOVERNING LAW. This Agreement shall be governed by and construed under the
laws of the State of Washington.

                                    -G-10-
<PAGE>

24.  ATTORNEYS' FEES. In the event of any action filed in relation to this
Agreement, the prevailing party shall be entitled to recover from the other
party reasonable attorneys' fees and disbursements.

25.  ENTIRE AGREEMENT. This Agreement constitutes the entire agreement in
connection with the subject matter hereof between the parties and all
representations and understandings have been merged herein.

26.  CONSTRUCTION. If any provision of this Agreement, or the application
thereof to any person or circumstance, shall to any extent, be invalid or
unenforceable, the remainder of this Agreement or the application of such
provision or provisions to persons or circumstances other than those as to whom
or which it is held invalid or unenforceable, shall not be affected thereby, and
every provision of this Agreement shall be valid and enforceable to the fullest
extent permitted by law.

LICENSOR:                                   LICENSEE:

TRIAD PIER 70 LLC, a Washington             GO2NET INC., a Delaware
limited liability company                   corporation

                                            By: __________________________

By: _________________________                   Title: ___________________

    Title:___________________

                                    -G-11-<PAGE>   1
                                                                 EXHIBIT 10.19.1

                                  OFFICE LEASE

                                 by and between

                              AMBER DRIVE I, L.L.C.
                      a Delaware limited liability company
                                   (LANDLORD)

                                       and

                               MCDATA CORPORATION,
                             a Delaware corporation
                                    (TENANT)

<PAGE>   2

                                TABLE OF CONTENTS
<TABLE>
<CAPTION>
                                                                                                            Page
                                                                                                            ----
<S>            <C>                                                                                          <C>
ARTICLE 1      DEMISE..........................................................................................1
         1.1   Demise..........................................................................................1

ARTICLE 2      TERM............................................................................................1
         2.1   Term............................................................................................1
         2.2   Supplemental Agreement..........................................................................2
         2.3   Landlord's Work.................................................................................2

ARTICLE 3      RENT............................................................................................2
         3.1   Base Rent.......................................................................................2
         3.2   Additional Rent.................................................................................3
         3.3   Interest on Late Payments and Late Payment Charge...............................................3

ARTICLE 4      TAXES AND OPERATING EXPENSE ADJUSTMENT..........................................................4
         4.1   Definitions.....................................................................................4
         4.2   Payments of Taxes and Operating Expenses........................................................8
         4.3   Reimbursement Survives Termination..............................................................9

ARTICLE 5      BUILDING SERVICES..............................................................................10
         5.1   Standard Services..............................................................................10
         5.2   Interruption of Standard Services..............................................................10
         5.3   Services Paid by Tenant........................................................................11
         5.4   Above-Standard Service Requirements............................................................11
         5.5   Cleaning.......................................................................................12
         5.6   Re-Lamping.....................................................................................12
         5.7   Landlord's Obligation..........................................................................12

ARTICLE 6      TENANT REPAIR..................................................................................12
         6.1   Damage by Tenant...............................................................................12
         6.2   Maintenance....................................................................................13
         6.3   Good Condition.................................................................................13
         6.4   Surrender......................................................................................13
         6.5   Broken Glass...................................................................................14

ARTICLE 7      ASSIGNMENT AND SUBLETTING......................................................................14
         7.1   Limitations....................................................................................14
         7.2   Acceptance of Performance......................................................................15
         7.3   Document Review................................................................................15
         7.4   Affiliated Entities............................................................................15

ARTICLE 8      TRANSFER BY LANDLORD AND LIMITED LIABILITY.....................................................15
         8.1   Transfer of Landlord's Interest................................................................15
         8.2   Limited Liability of Landlord..................................................................15

ARTICLE 9      USE OF PREMISES................................................................................16
         9.1   Use............................................................................................16
         9.2   Compliance with Rules and Regulations..........................................................16
</TABLE>

                                        i
<PAGE>   3

<TABLE>
<S>            <C>                                                                                          <C>
ARTICLE 10     INSURANCE......................................................................................16
         10.1  Tenant's Insurance.............................................................................16
         10.2  Landlord's Insurance...........................................................................18
         10.3  Subrogation....................................................................................18

ARTICLE 11     OBSERVANCE OF LAW..............................................................................19
         11.1  Law and Covenants..............................................................................19
         11.2  Taxes..........................................................................................19

ARTICLE 12     WASTE AND NUISANCE; ENVIRONMENTAL..............................................................19
         12.1  Waste and Nuisance.............................................................................19
         12.2  Environmental Covenant.........................................................................19
         12.3  Hazardous Substances...........................................................................20
         12.4  Environmental Laws.............................................................................20

ARTICLE 13     ENTRY BY LANDLORD..............................................................................21

ARTICLE 14     INDEMNIFICATION................................................................................21
         14.1  Indemnification by Tenant......................................................................21
         14.2  Indemnification by Landlord....................................................................21

ARTICLE 15     ALTERATIONS....................................................................................22
         15.1  Alterations by Tenant..........................................................................22
         15.2  Alterations by Landlord........................................................................23

ARTICLE 16     SIGNS AND ADVERTISING..........................................................................23

ARTICLE 17     SUBORDINATION TO MORTGAGES AND DEEDS OF TRUST..................................................24

ARTICLE 18     ESTOPPEL CERTIFICATE/FINANCIAL INFORMATION.....................................................25
         18.1  Estoppel Certificate...........................................................................25
         18.2  Financial Information..........................................................................25

ARTICLE 19     QUIET ENJOYMENT................................................................................25

ARTICLE 20     FIXTURES.......................................................................................25

ARTICLE 21     DAMAGE OR DESTRUCTION..........................................................................26
         21.1  Casualty.......................................................................................26
         21.2  Casualty Caused by Tenant......................................................................26

ARTICLE 22     CONDEMNATION...................................................................................27
         22.1  Eminent Domain.................................................................................27
         22.2  Damages........................................................................................27
         22.3  Restoration....................................................................................27
</TABLE>

                                       ii
<PAGE>   4

<TABLE>
<S>            <C>                                                                                          <C>
ARTICLE 23     LOSS AND DAMAGE AND DELAY......................................................................27
         23.1  Loss and Damage................................................................................27
         23.2  Delays.........................................................................................28

ARTICLE 24     DEFAULT AND REMEDIES...........................................................................28
         24.1  Default by Tenant..............................................................................28
         24.2  Remedies of Landlord...........................................................................29
         24.3  Landlord's Default.............................................................................31
         24.4  Personal Property Lien.........................................................................31

ARTICLE 25     HOLDING OVER...................................................................................32

ARTICLE 26     NOTICE.........................................................................................32
         26.1  Notice.........................................................................................32
         26.2  Change of Address..............................................................................33

ARTICLE 27     SECURITY DEPOSIT...............................................................................33

ARTICLE 28     MISCELLANEOUS PROVISIONS.......................................................................33
         28.1  Captions.......................................................................................33
         28.2  Waiver.........................................................................................33
         28.3  Entire Agreement...............................................................................33
         28.4  Severability...................................................................................34
         28.5  Modification...................................................................................34
         28.6  Governing Law..................................................................................34
         28.7  Successors and Assigns.........................................................................34
         28.8  Authorization to Execute.......................................................................34
         28.9  Guaranty of Lease..............................................................................34
         28.9  Approval of Documents..........................................................................34
         28.10 Prime Rate.....................................................................................34

ARTICLE 29     SUBSTITUTION OF PREMISES.......................................................................34

ARTICLE 30     RECORDING......................................................................................34

ARTICLE 31     REAL ESTATE BROKER.............................................................................35

ARTICLE 32     RENT PREPAYMENT................................................................................35

ARTICLE 33     OTHER PROVISIONS...............................................................................35
         33.1  Option to Extend...............................................................................35
         33.2  Parking........................................................................................37
         33.3  Vacation.......................................................................................37
         33.4  Antenna........................................................................................37
         33.5  Generator......................................................................................37
</TABLE>

                                       iii
<PAGE>   5

<TABLE>
<S>            <C>                                                                                             <C>
EXHIBIT A -         FLOOR PLAN..................................................................................A-1
EXHIBIT B -         LEGAL DESCRIPTION...........................................................................B-1
EXHIBIT C -         WORK LETTER.................................................................................C-1
EXHIBIT D -         SUPPLEMENTAL AGREEMENT......................................................................D-1
EXHIBIT E -         RULES AND REGULATIONS.......................................................................E-1
EXHIBIT F -         ANTENNA LICENSE.............................................................................F-1
EXHIBIT G -         JANITORIAL SPECIFICATIONS...................................................................G-1
EXHIBIT H -         COMPONENTS OF STANDARD TENANT FINISH FOR GENERAL OFFICE PURPOSES............................H-1
EXHIBIT I -         COMPONENTS OF SITE, SHELL AND CORE..........................................................I-1
EXHIBIT J -         ASSIGNMENT AND SUBLETTING FORMS.............................................................J-1
</TABLE>

                                       iv

<PAGE>   6

                                  OFFICE LEASE

         THIS OFFICE LEASE ("Lease") is made this __th day of October, 2000, by
and between AMBER DRIVE I, L.L.C., a Delaware limited liability company
("Landlord") and MCDATA CORPORATION, a Delaware corporation ("Tenant").

                                   WITNESSETH

                                    ARTICLE 1
                                     DEMISE

         1.1 Demise. Landlord does hereby lease to Tenant and Tenant hereby
leases from Landlord Suites 300, 400, 500, and 600 ("Premises") consisting of
approximately 95,936 rentable square feet ("Rentable Area"), such Premises being
generally depicted on the floor plan attached hereto as Exhibit A and
incorporated herein by this reference, which Premises may be adjusted as set
forth herein. The Premises are situated in that certain building known as 380
Interlocken Crescent located at 380 Interlocken Crescent, Broomfield, Colorado
("Building"), which Building is situated on that certain real Property
("Property") legally described in Exhibit B attached hereto and incorporated
herein by this reference, together with a non-exclusive right subject to the
provisions hereof, to use all appurtenances thereto, including, but not limited
to, any plazas, common areas, walkways or other areas in the Building or on the
Property designated by Landlord from time to time for the non-exclusive use of
the tenants of the Building, all of which inclusive of the Building are
hereinafter collectively called the "Building Complex".

         Such letting and hiring is upon and subject to the terms, conditions
and covenants herein set forth, and Tenant covenants as a material part of the
consideration for this Lease to keep and perform each and all of said terms,
conditions and covenants by it to be kept and performed and that this Lease is
made upon the condition of such performance.

                                    ARTICLE 2
                                      TERM

         2.1 Term. The term of this Lease and Tenant's obligation to pay rent
shall commence on a Suite by Suite basis on the earlier to occur of (a) February
26, 2001 for the first Suite, February 26, 2001, for the second Suite, March 26,
2001, for the third Suite, and April 23, 2001 for the fourth Suite or (b) the
date upon which Tenant takes occupancy of all or any portion of the respective
Suite ("the Suite Commencement Dates") and shall end at 5:00 p.m. on the last
day of the sixtieth (60th) month after the Suite Commencement Date for the
fourth Suite, unless sooner terminated as herein provided ("Lease Term"). The
period from the Suite Commencement Date for the first Suite and the Suite
Commencement Date for the fourth Suite shall be called the Interim Lease Term."
During the Interim Lease Term the Tenant shall pay Base Rent on a staggered
basis as each Suite Commencement Date occurs and to the extent that any Suite
Commencement Date occurs on other than the first day of a calendar month, the
Base Rent and Additional Rent shall be prorated accordingly. The respective
Suite Commencement Date shall be in the following order, unless Tenant prior to
getting a building permit for the first Suite upon which it intends to commence

<PAGE>   7

Tenant Improvement Work, requests from Landlord a different order, the approval
of which will not be unreasonably withheld or denied by Landlord.

<TABLE>
<CAPTION>
               Suite Number                    Suite Commencement Date
               ------------                    -----------------------
<S>                                <C>
                 Suite 400         February 26, 2001 (first Suite Commencement Date)

                 Suite 300         February 26, 2001 (second Suite Commencement Date)

                 Suite 500         March 26, 2001 (third Suite Commencement Date)

                 Suite 600         April 23, 2001 (fourth Suite Commencement Date)
</TABLE>

         2.2 Supplemental Agreement. Within five (5) days after the Commencement
Date for each Suite, Tenant agrees to execute a Supplemental Agreement in the
form attached as Exhibit D and incorporated herein by this reference, setting
forth the commencement and termination dates of the term of this Lease in
accordance with Section 2.1 above and such other information as the parties may
agree to as set forth therein, including the actual Rentable Area of the
Premises, Base Rent and Tenant's Pro Rata Share as defined herein.

         2.3 Landlord's Work. Other than as set forth in the Work Letter,
Landlord shall have no obligation for the completion or condition of the
Premises and Tenant shall accept the Premises in its "AS IS" condition as of the
date Landlord delivers possession thereof in accordance with the provisions of
the Work Letter, subject to any Punch List Items as defined in the Work Letter
and Warranty as set forth in the Work Letter.

                                    ARTICLE 3
                                      RENT

         3.1 Base Rent. Tenant agrees to pay as base annual rent ("Base Rent")
during the Lease Term in amounts set forth in the following schedule:

<TABLE>
<CAPTION>
                                         BASE RENT PER SQUARE
                PERIOD                   FOOT OF RENTABLE AREA     MONTHLY BASE RENT*        ANNUAL BASE RENT*
                ------                   ---------------------     ------------------        -----------------
<S>                                      <C>                       <C>                       <C>
          Interim Lease Year                    $18.75                     $                        $

          First Lease Year                      $18.75                     $                        $

          Second Lease Year                     $19.13                     $                        $

          Third Lease Year                      $19.51                     $                        $

          Fourth Lease Year                     $19.90                     $                        $

          Fifth Lease Year                      $20.30                     $                        $
</TABLE>

         *In the Supplemental Agreement for the fourth Suite, the parties will
         set forth the schedules for Monthly Base Rent and Annual Base Rent.

                                        2
<PAGE>   8

         Base Rent which shall be payable in equal monthly installments without
notice, deduction, set-off or abatement (except as set forth in Articles 21 and
22 hereof this Lease) to Landlord at the address for Landlord set forth in
Article 26 or such other address as Landlord may notify Tenant of in writing, in
lawful money of the United States payable in advance on the first day of each
month. If the Lease Term commences or terminates on a day other than the first
or last day of a calendar month respectively, then the installments of Base Rent
for such month or months shall be prorated based on the actual number of days in
such month and the installments so prorated shall be paid in advance. The term
"Lease Year" shall mean each twelve (12) full month period subsequent to the
first Lease Year. If the Lease Term begins on a date other than the first day of
a month, the first Lease Year shall commence on the first day of the calendar
month following the Fourth Suite Commencement Date and shall continue until the
last day of the twelfth (12th) full month thereafter. Base Rent for any such
partial month containing the Commencement Date shall be prorated for such month
and shall be due and payable on the Commencement Date.

         3.2 Additional Rent. Any other sums of money or charges to be paid by
Tenant pursuant to the provisions of this Lease are designated as "Additional
Rent". A failure to pay Additional Rent shall be treated in all events as the
failure to pay rent.

         3.3 Interest on Late Payments and Late Payment Charge.

         (a) Any rent (whether Base Rent or Additional Rent) or other amount due
from Tenant to Landlord under this Lease not paid when due shall bear interest
from the notice and cure period until the date paid at the rate of one and
one-half percent (1 1/2%) per month ("Default Rate"), but the payment of such
interest shall not excuse or cure any default by Tenant under this Lease.
Failure to charge or collect such interest in connection with any one or more
such late payments shall not constitute a waiver of Landlord's right to charge
and collect such interest in connection with any other or similar or like late
payments.

         (b) Notwithstanding the above, in the event any rent or other amounts
owing hereunder are not paid within five (5) days after the due date, then
Landlord and Tenant agree that Landlord will incur additional administrative
expenses, the amount of which will be difficult if not impossible to determine.
Accordingly, in addition to such required payment, Tenant shall pay to Landlord
an additional late charge for any such late payment in the amount of five
percent (5%) of the amount of such late payment.

         (c) Notwithstanding the above, Landlord shall give written notice of
non-payment to Tenant and if Landlord receives payment of such amounts due
within five (5) days of such notice, then Landlord shall waive the interest and
late charge on such late payment for the first two (2) late payments in any
calendar year. Landlord (a) shall have no obligation to waive such interest or
late charge more than twice during any calendar year; and (b) shall have no
obligation to waive any interest or late charge if Tenant is in default under
this Lease beyond any applicable cure, grace or notice period.

                                        3
<PAGE>   9

                                    ARTICLE 4
                     TAXES AND OPERATING EXPENSE ADJUSTMENT

         In addition to Base Rent, Tenant shall reimburse Landlord for Real
Estate Taxes and Operating Expenses (which sum may be adjusted pursuant to
Section 4.2) for the Building Complex as hereinafter set forth in this Section.

         4.1 Definitions. The following terms shall have the following meanings
with respect to the provisions of this Lease:

                 (1) "Tenant's Pro Rata Share" shall mean that fraction, the
numerator of which is the Rentable Area of the Premises as determined by
Landlord and the denominator of which is estimated to be approximately 240,186
rentable square feet being the total Rentable Area of the Building Complex as
determined by Landlord for the fourth Suite which calculation shall be
determined by Landlord and included in the Supplemental Agreement for the fourth
Suite. If any space is added to or subtracted from the Premises Tenant's Pro
Rata Share shall be adjusted by Landlord accordingly. Landlord's system for
measurement of rentable area shall be in accordance with the Standard Method of
Measuring Floor Area in Office Buildings of the Building Owners and Managers
Association International (ANSI/BOMA Z65.9-1996) including question and answer
section. Landlord and Tenant agree that the Rentable Area of the Premises will
be as set forth in the final Space Plans as more specifically set forth in
Exhibit C and this Lease shall be adjusted accordingly, including Tenant's Pro
Rata Share, monthly and annual Base Rent calculation and aggregate Allowances,
if any. When the Rentable Area of the Premises has been determined in accordance
with the final Space Plan neither Tenant's Base Rent nor its Pro Rata Share may
be adjusted (except as set forth in Articles 7, 21 and 22 hereof)
notwithstanding any remeasurement of the Building or of the Premises by Landlord
or Tenant. Notwithstanding the above, during the Interim Lease Term Tenant's Pro
Rata Share shall be calculated for each Suite as of such Suite's respective
Suite Commencement Date, and Tenant shall not pay its Pro Rata Share of Real
Estate Taxes and Operating Expenses in any month applicable to a Suite prior to
such Suite's respective Suite Commencement Date.

                 (2) "Real Estate Taxes" shall include (i) any form of
assessment (including any so-called "special" assessments), license tax,
business license fee, business license tax, commercial rental tax, levy, charge,
or tax, imposed by any authority having the direct power to tax, including any
city, county, state or federal government, or any school, agricultural,
lighting, water, drainage or other improvement or special district thereof,
against the Premises, the Building, Property, or Building Complex or any legal
or equitable interest of Landlord therein; and (ii) any assessments, tax, fee,
levy or charge in substitution, partially or totally, of or in addition to any
assessment, tax, fee, levy or charge previously included within the definition
of Real Estate Taxes, including, without limitation, those which may be imposed
by governmental agencies for such services as fire protection, street, sidewalk
and road maintenance, refuse removal and for other governmental services
formerly provided without charge to property owners or occupants. It is the
intention of Landlord and Tenant that all such new and increased assessments,
taxes, fees, levies and charges be included within the definition of Real Estate
Taxes for purposes of this Lease. The following shall also be included within
the definition of Real Estate Taxes for purposes of this Lease, provided,
however, that Tenant shall pay Landlord the entire amount thereof: (x) any tax
allocable to or measured by the area of the Premises or the rental payable
hereunder, including without limitation, any gross income, privilege, sales or
excise tax levied by the State, any political subdivision thereof, city,
municipal or federal government, with respect to the receipt of such rental, or
upon or with respect to the possession, leasing, operating, management,
maintenance, alteration, repair, use or

                                        4
<PAGE>   10

occupancy by Tenant of the Premises or any portion thereof; and (y) any tax upon
this transaction or any document to which Tenant is a party, creating or
transferring an interest or an estate in the Premises. "Real Estate Taxes" shall
not include Landlord's federal or state income, franchise, inheritance or estate
taxes. "Real Estate Taxes" included in this definition mean taxes or assessments
in the year assessed, without regard to the year in which same become due or
payable.

                 (3) "Operating Expenses" shall mean all maintenance and
operating costs of any kind or nature with respect to the operation, ownership
and maintenance of the Building Complex and shall include, but not be limited
to, the cost of building supplies, window cleaning, costs incurred in connection
with all energy sources for the Building Complex such as propane, butane,
natural gas, steam, electricity, solar energy and fuel oil; the costs of water
and sewer service, janitorial services, both interior and exterior, general
maintenance, repair and decorating of the Building Complex including the heating
and air conditioning systems and structural components of the Building;
landscaping, maintenance, repair and striping of all parking areas; insurance,
including fire and extended coverage and public liability insurance and any
rental insurance and all risk insurance carried by Landlord, including, without
limitation, insurance carried pursuant to Section 10.2; labor costs incurred in
the operation and maintenance of the Building Complex, including wages and other
payments; costs to Landlord for Workmen's Compensation and disability insurance;
payroll taxes and welfare fringe benefits; professional building management
fees, legal, accounting, inspection and reasonable consultation fees incurred in
connection with the Building Complex; any association or similar fees or dues;
costs of complying with recorded restrictions, covenants and/or easements; any
expense attributable to costs incurred by Landlord for any capital improvements
or structural repairs to the Building or Property required by any change in the
laws, ordinances, rules, regulations or otherwise which were not in effect on
the date Landlord obtained its building permit to construct the Building
required by any governmental or quasi-governmental authority having jurisdiction
over the Building which costs shall be amortized over the useful life of the
capital improvements or structural repair; and any costs incurred by Landlord in
making capital improvements or other modifications to the Building or any part
thereof, not excluded in Section 4.1(c) (viii) below, which costs shall be
amortized over the useful life of such improvement or modification with interest
on the unamortized amount at the rate of the greater of ten and one-half percent
(10.5%) per annum or three percent (3%) above the Prime Rate (as defined in
Section 28.11), in accordance with such reasonable life and amortization
schedules and shall be determined in accordance with generally accepted
accounting principles ("GAAP"). Operating Expenses shall expressly exclude the
following:

                        (1) Costs of maintenance and repair reimbursed by
insurance proceeds;

                        (2) Alterations or other specific costs attributable
solely to other tenant's space in the Building which under the terms of the
respective lease is such tenant's responsibility;

                        (3) Landlord's income taxes;

                        (4) Leasing commissions, advertising and marketing
expenses, tenant finish for other tenants of the Building Complex, costs of
preparing leases and other costs of Landlord related solely to leasing space for
other tenants in the Building Complex;

                                       5
<PAGE>   11

                        (5) Interest on debt or amortization payments on any
mortgages or deeds of trust, ground lease rent or other charges or expenses in
connection with the financing or refinancing of the Building Complex;

                        (6) Landlord's costs in enforcing leases for other
tenants in the Building Complex including without limitation, all legal fees,
costs and expenses to collect rent arrearages and recover possession;

                        (7) Any charge for depreciation of the Building;

                        (8) The cost of any structural additions to the Building
without the consent of Tenant, unless required by any change in laws or designed
primarily to reduce Operating Expenses as set forth in Section 4.1(c);

                        (9) Landlord's general overhead;

                        (10) costs incurred in connection with alterations,
additions or improvements in order to comply with local building codes and
amendments, regulations and directives to Title III of the Americans with
Disabilities Act, of any portion of the Building Complex [except the common
areas of the Building Complex which costs are incurred in order to comply with
changes thereto enacted or promulgated after the date of the issuance of the
Building Permit for the Building];

                        (11) costs related to the presence existing prior to the
date of this Lease on, in or under the Land, the Building or both, or the
clean-up or remediation of Hazardous Materials;

                        (12) costs or services or other benefits which are not
offered to Tenant, but which are offered to and provided another tenant or
occupant of the Building Complex;

                        (13) expenses for which Landlord has been reimbursed
from insurance, from another tenant (other than pursuant to an operating expense
clause similar to the one in the Tenant's lease) or from another source;

                        (14) expenses which are covered by construction or
equipment warranties;

                        (15) excessive management fees, which are not within the
market for fees charged by comparable companies for single comparable
properties, and comparable property management companies shall exclude companies
owned by the owner of the property, companies in operation less than ten (10)
years and companies that manage fewer than ten (10) comparable commercial office
buildings;

                        (16) expenses to repair latent defects in the structural
elements of the Building core and shell;

                        (17) expenses caused solely from the actual violation of
laws by Landlord, including fees, penalties, and attorneys fees associated
therewith;

                                       6
<PAGE>   12

                        (18) costs or expenses paid directly by any tenant;

                        (19) costs caused solely by Landlord's gross negligence
or wilful misconduct;

                        (20) costs incurred due to the violation by Landlord of
the terms and conditions of any lease or contract;

                        (21) costs incurred with vehicle parking operations,
except to the extent that such costs are more than all revenues obtained solely
from such parking operations;

                        (22) art and objects of art;

                        (23) political or charitable contributions; and

                        (24) costs in excess of the market costs of any goods or
services acquired from any affiliate of Landlord or any of its agents (or
affiliate of any partner, member, shareholder, director, officer of Landlord or
any of its agents).

         Notwithstanding any other provisions of this Lease to the contrary, in
determining Operating Expenses (a) the total of Operating Expenses charged to
all tenants of the Building shall not exceed 100% of the Operating Expenses for
the Building; (b) no item of Operating Expenses shall be included more than
once; (c) accounting for Operating Expenses shall be in accordance with
generally accepted accounting principles consistently applied; (d) Operating
Expenses shall reflect all cash discounts, trade discounts or quantity discounts
received by Landlord in the purchase of any goods or services; (e) if capital
items are leased, rather than purchased, Operating Expenses for any period shall
reflect no more than the amortized amount that would be included in Operating
Expenses, had the item been purchased.

                  (4) "Variable Operating Expenses" shall mean those Operating
Expenses which vary with occupancy levels or which vary with areas serviced
based upon occupied Rentable Area or which are paid directly by tenants of the
Building. Landlord may equitably make adjustments to Operating Expenses to
account for such Variable Operating Expenses.

                  (5) If during any year of the term of this Lease, including
the Interim and First Lease Year or portion thereof, the Building is less than
ninety-five percent (95%) occupied for periods greater than one hundred eight
(180) consecutive days, those Operating Expenses which vary with occupancy
levels of the Building shall be equitably adjusted by Landlord to reflect the
level of Operating Expenses which reasonably would be incurred if the Building
were ninety-five (95%) occupied.

                  (6) Landlord shall not charge Tenant for any increases in
"Controllable Operating Expenses" after the second full calendar year of the
Lease Term which are greater than five percent (5%) of the prior year's
Controllable Operating Expenses cumulative over the Lease Term with each year's
Controllable Operating Expenses grossed up to 95% occupancy if the Building is
less than fully occupied. For purposes hereof, "Controllable Operating Expenses"
shall mean costs and expenses that Landlord can contract for at an hourly rate.
For example, Landlord can

                                       7
<PAGE>   13

control the hourly rate for snow removal, which hourly rate will be subject to
the above cap; however, Landlord cannot control the number of times snow removal
will be necessary during the year and there shall be no limit on snow removal
costs attributable to the number of times that snow removal occurs. In no event
shall there be any cap on any expenses attributable to taxes, insurance or
utilities.

         4.2 Payments of Taxes and Operating Expenses. It is hereby agreed that
during each Lease Year of the Lease Term Tenant shall pay to Landlord Tenant's
Pro Rata Share of the amount of the Operating Expenses and Real Estate Taxes for
the Building Complex as set forth above. It is agreed that Tenant shall, during
each calendar year pay to Landlord an estimate of Tenant's Pro Rata Share of
such Real Estate Taxes and Operating Expenses as hereinafter set forth.
Beginning on the Commencement Date, Tenant shall pay to Landlord each month on
the first day of the month an amount equal to one-twelfth (1/12) of Tenant's Pro
Rata Share of the Real Estate Taxes and Operating Expenses for the calendar year
in question as reasonably estimated by Landlord, with an adjustment to be made
between the parties at a later date as hereinafter provided. If the Commencement
Date is not the first day of a calendar month, Tenant shall pay a prorated
portion of its Pro Rata Share of such Real Estate Taxes and Operating Expenses
for such partial month on the Commencement Date. Furthermore, Landlord may from
time to time but no more than three (3) times during any Lease Year furnish
Tenant with notice of a re-estimation of the amount of Tenant's Pro Rata Share
and Tenant shall commence paying its re-estimated Pro Rata Share on the first
day of the month following receipt of said notice. As soon as practicable
following the end of any calendar year, Landlord shall submit to Tenant a
statement (the "Settlement Statement"). The Settlement Statement shall set out
in reasonable detail the actual amount of Operating Expenses and Real Estate
Taxes incurred for the Building Complex for the calendar year, including a
detailed breakdown of each separate category of Operating Expenses, the amount
thereof, and the major cost components included in each category and reflecting
the amount of any adjustment of any Operating Expenses which vary with occupancy
and how such adjustments were calculated and setting forth the exact amount of
Tenant's Pro Rata Share of the Real Estate Taxes and Operating Expenses for the
calendar year just completed and the difference, if any, between Tenant's actual
Pro Rata Share of the Real Estate Taxes and Operating Expenses for the calendar
year just completed and the estimated amount of Tenant's Pro Rata Share of the
Real Estate Taxes and Operating Expenses (which were paid in accordance with
this subparagraph) for such year. Such Settlement Statement shall also set forth
the amount of the estimated Real Estate Taxes and Operating Expenses
reimbursement for the new calendar year computed in accordance with the
foregoing provisions. To the extent that Tenant's Pro Rata Share of the actual
Real Estate Taxes and Operating Expenses for the period covered by such
Settlement Statement is higher than the estimated payments which Tenant
previously paid during the calendar year just completed, Tenant shall pay to
Landlord the difference within thirty (30) days following receipt of said
Settlement Statement from Landlord. To the extent that Tenant's Pro Rata Share
of the actual Real Estate Taxes and Operating Expenses for the period covered by
the Settlement Statements is less than the estimated payments which Tenant
previously paid during the calendar year just completed, Landlord shall at its
option either refund said amount to Tenant within thirty (30) days or credit the
difference against Tenant's estimated reimbursement for such Real Estate Taxes
and Operating Expenses for the current year. Any excess estimated payments made
by Tenant which have not been refunded or applied as credits to Tenant's Rent
obligations under the Lease, shall, at the end of the term, be promptly refunded
to Tenant. In addition, with respect to the monthly reimbursement, until Tenant
receives such statement, Tenant's monthly reimbursement for the new calendar
year shall continue to be paid at the then current rate,

                                       8
<PAGE>   14

but Tenant shall commence payment to Landlord of the monthly installments of
reimbursement on the basis of the statement beginning on the first day of the
month following the month in which Tenant receives such statement.

         Tenant's obligation with respect to its Pro Rata Share of the Real
Estate Taxes and Operating Expenses shall survive the expiration or early
termination of this Lease and Landlord shall have the right to retain the
Security Deposit, to the extent there is a Security Deposit, or so much thereof
as it deems necessary, to secure payment of Tenant's Pro Rata Share of the
actual Real Estate Taxes and Operating Expenses for the portion of the final
calendar year of the Lease during which Tenant was obligated to pay such
expenses. If Tenant occupies the Premises for less than a full calendar year
during the first or last calendar years of the term hereof, Tenant's Pro Rata
Share for such partial year shall be calculated by proportionately reducing the
Real Estate Taxes and Operating Expenses to reflect the number of months in such
year during which Tenant occupied the Premises. Tenant shall pay its Pro Rata
Share within fifteen (30) days following receipt of notice thereof.

         Tenant shall have the right, but not more than once per annum, at any
time within one (1) year after a Settlement Statement of actual Real Estate
Taxes and Operating Expenses for a particular calendar year has been rendered by
Landlord as provided herein, and delivered to Tenant (the "Review Period") at
Tenant's sole cost and expense, to examine and review Landlord's books and
records during normal business hours and after reasonable notice, at Landlord's
office within the Building Complex or in metropolitan Denver, Colorado relating
to the determination of such Real Estate Taxes and Operating Expenses. Unless
Tenant objects to the statement provided by Landlord within sixty (60) days of
receipt of such statement, the adjustment and statement shall be deemed
conclusive. Notwithstanding anything above, should Tenant exercise the Review
Period for two different calendar years at the same time, Tenant shall be
allowed concurrent review.

         In the event of any error in the statement, the amount due the other
shall be paid or credited, if applicable, within thirty (30) days of the
determination of the error. In the event that the error shows an excess payment
by Tenant of three percent (3%) or more of the total actual Operating Expense
liability of Tenant for such year, then Landlord shall pay the reasonable costs
of such review within thirty (30) days of final resolution of any dispute
regarding the error.

         4.3 Reimbursement Survives Termination. In the event of the termination
of this Lease by expiration of the stated term or for any other cause or reason
whatsoever prior to the determination of rental adjustment as hereinafter set
forth, Tenant's agreement to reimburse Landlord up to the time of termination
shall survive termination of the Lease and Tenant shall pay any amount due to
Landlord within fifteen (30) days after being billed therefor. In the event of
the termination of this Lease by expiration of the stated term or for any other
cause or reason whatsoever, except default by Tenant of any of the terms or
provisions of this Lease, prior to the determination of rental adjustments as
hereinabove set forth, Landlord's agreement to refund any excess additional
rental paid by Tenant up to the time of termination shall survive termination of
the Lease and Landlord shall pay the amount due to Tenant within fifteen (30)
days of Landlord's determination of such amount or within thirty days after
determination of any adjustment. This covenant shall survive the expiration or
termination of this Lease.

                                       9
<PAGE>   15

         If the last year of the term of this Lease ends on any day other than
the last day of December, any payment due to Landlord of Tenant's Pro Rata Share
of Real Estate Taxes and Operating Costs shall be prorated on the basis by which
the number of days in such partial year bears to 365.

         Any failure of Landlord to furnish Tenant with an estimate of its Pro
Rata Share of Real Estate Taxes and Operating Expenses or any statements as set
forth in this Section 4 shall not act to relieve Tenant of its liability
therefor; and with respect to any deficiencies, Tenant agrees to pay same within
fifteen (30) days of written demand from Landlord.

                                    ARTICLE 5
                                BUILDING SERVICES

         5.1 Standard Services. Landlord agrees to furnish to the Premises
during regular business hours from 7:00 a.m. to 6:00 p.m. Mondays through
Fridays and from 8:00 a.m. to 1:00 p.m. Saturdays, except for Holidays, as the
same are defined in Exhibit E, and subject to the Rules and Regulations of the
Building as set forth in Exhibit E, and subject to the rules and regulations of
the Building, reasonably adopted by the Landlord in accordance with Article 9 of
this Lease, heat and air conditioning for the use and occupancy of the Premises,
passenger elevator service and freight elevator service, subject to scheduling
by Landlord, limited access security system and electrical power consistent with
Exhibit I attached hereto. Landlord shall also furnish: (i) electric current to
be supplied for lighting the Premises and public halls and for the operation of
Ordinary Office Equipment, as defined below; (ii) janitorial and cleaning
services, and (iii) domestic water in reasonable quantity. Elevator service
shall mean service either by non-attended automatic elevators or elevators with
attendants at the option of Landlord. Landlord shall also furnish to the
Premises (at rates reasonably set by Landlord) not in excess of Landlord's
reasonable estimate of the actual costs thereof, heating and air conditioning
(HVAC) during times other than regular business hours and such other items as
are not provided for herein, provided Tenant gives Landlord not less than
twenty-four (24) hours notice of Tenant's needs for such additional heating or
air conditioning. Notwithstanding the above, Landlord shall use reasonably
efforts to furnish the Premises with heating and air conditioning in less than
twenty-four (24) hours notice. Landlord shall also, at said times, maintain and
keep lighted the common stairs, entries, and toilet rooms in the Building that
would reasonably be subject to use by Tenant, its agents and employees during
other than regular business hours. Landlord also has the right to charge Tenant
for energy costs (in amounts not in excess of Landlord's reasonable estimate of
the actual costs thereof) incurred because of Tenant's above Building average
usage at any time or by reason of usage of the Premises or the Building during
other than regular business hours. For purposes hereof, Ordinary Office
Equipment shall include current (or comparable to current) everyday office
equipment, both in size of the equipment and number of units utilized within the
Premises, for office tenants in first class office buildings in Broomfield,
Colorado and shall specifically exclude computers or other equipment that
require special cooling, venting or generators for the operation thereof.
Landlord and Tenant acknowledge that there may be special twenty-four (24) hour
HVAC and electrical power requirements for the customer service area as approved
pursuant to Exhibit C hereof and that checkmeters or submeters may be installed
in conjunction therewith.

         5.2 Interruption of Standard Services. Tenant agrees that Landlord
shall not be liable for failure to supply any heating, air conditioning,
elevator, janitorial services, electric current, or any other service described
in Section 5.1 above during any period if Landlord uses reasonable diligence to
restore or to supply such services or electric current, it being further agreed
that Landlord reserves the right to temporarily discontinue such services or any
of them, or electric current at such times

                                       10
<PAGE>   16

as may be necessary by reason of accident, unavailability of employees, repairs,
alterations, or improvements, or whenever by reason of strikes, lockouts, riots,
acts of God, legal requirements or any other happening or occurrence beyond the
reasonable control of Landlord. If Landlord is unable to furnish such services
or electric current, Landlord shall not be liable for damages to persons or
property for any such discontinuance, nor shall such discontinuance in any way
be construed as a constructive or actual eviction of Tenant or cause an
abatement of rent or operate to release Tenant from any of Tenant's obligations
hereunder. Landlord's obligation to furnish services or electric current shall
be conditioned upon the availability of adequate energy sources from the public
utility companies presently serving the Building Complex. Landlord shall have
the right to reduce heating, cooling or lighting within the Premises and in the
public area in the Building as required by any mandatory or voluntary fuel or
energy-saving program. Furthermore, due to energy code design requirements as
promulgated from time to time, Tenant hereby acknowledges that it may on certain
days experience discomfort with the heating and air conditioning cycle, and
Landlord shall have no responsibility or liability therefor. Landlord shall use
reasonable efforts to mitigate the interruption of standard services.

         Notwithstanding the foregoing, Landlord hereby agrees that if there is
an interruption or discontinuance of the services which Landlord has agreed to
provide that renders the Premises untenantable and such interruption or
discontinuance is within Landlord's reasonable control and continues for a
period of seven (7) or more consecutive days after Landlord receives written
notice thereof from Tenant (each an "Unauthorized Interruption"), Tenant's rent
shall abate provided that Landlord can recover such rent through Landlord's rent
loss/business interruption insurance covering the Building and Landlord has not
corrected or remediated the cause of such Unauthorized Interruption within such
seven (7) day period. Such abatement shall commence at the end of said seven (7)
day period and continue until such time as the Premises are rendered tenantable.
In any case, Tenant's rent shall not abate (or shall partially abate) as
follows: (a) if the Unauthorized Interruption is the result of any willful
misconduct or negligent acts on the part of Tenant, its agents, contractors,
employees, express or implied invitees, or servants, or due to Tenant's default,
rent shall not abate, (b) if Tenant continues to nonetheless use any part of the
Premises for conducting its business, rent shall abate only in proportion to the
part rendered untenantable and not so used, (c) if Landlord's rent loss/business
interruption insurance will only cover a portion of Tenant's rent, the rent
shall abate only as to the portion covered by such insurance, and (d) if
Tenant's assignees, sublessees or other transferees are not entitled to rent
abatement, rent shall not abate.

         5.3 Services Paid by Tenant. Unless otherwise provided by Landlord,
Tenant shall separately arrange with the applicable local public authorities or
utilities, as the case may be, for the furnishing of and payment for all
telephone services as may be required by Tenant in the use of the Premises.
Tenant shall directly pay for telephone services, including the establishment
and connection thereof, at the rates charged for such services by said authority
or utility, and the failure of Tenant to obtain or to continue to receive such
services for any reason whatsoever shall not relieve Tenant of any of its
obligations under this Lease. Tenant shall have limited access to the conduits
and risers consistent with what is approved by Landlord pursuant to Exhibit C.

         5.4 Above-Standard Service Requirements. If heat-generating machines or
equipment other than Ordinary Office Equipment, including telephone equipment,
cause the temperature in the Premises, or any part thereof, to exceed the
temperatures the Building's air conditioning system would be able to maintain in
such Premises were it not for such heat generating equipment, then

                                       11
<PAGE>   17

Landlord reserves the right to install supplementary air conditioning units in
the Premises, and the cost thereof, including the cost of installation and the
cost of operation and maintenance thereof, shall be paid by Tenant to Landlord
upon demand by Landlord.

         Tenant shall not, without the written consent of Landlord (which
consent shall not be unreasonably withheld or delayed), use any apparatus or
device which will in any way increase the amount of electricity or water which
Landlord determines to be reasonable for use of the Premises as general office
space, nor connect with electric current (except through existing electrical
outlets in the Premises) or water pipes any apparatus or device for the purposes
of using electric current, other energy or water. Landlord shall have the right
to install one or more separately checkmetered or submetered electrical circuits
to serve all of Tenant's equipment, machinery or appliances which equipment,
machinery or appliances requires electrical current supplied to the Premises as
the same is determined by Landlord which costs of checkmetering or submetering
shall be payable by Tenant to Landlord upon demand. Tenant agrees to reimburse
Landlord for the submetered electrical current utilized by Tenant at the rates
charged to Landlord to purchase electrical current for the Building, such
reimbursement to be made within fifteen (30) days of the date of the billing
therefor; such billing to occur no more frequently than monthly. To the extent
that Tenant pays Landlord directly for the electrical services through
checkmetering or submetering, those expenses will not be included in the
Operating Expenses.

         5.5 Cleaning. Tenant shall not provide any janitorial or cleaning
services without Landlord's written consent (which may be given or withheld in
Landlord's sole discretion), and then only subject to supervision of Landlord,
at Tenant's sole responsibility, and by a janitorial or cleaning contractor or
employees at all times satisfactory to Landlord.

         5.6 Re-Lamping. Landlord shall have the exclusive right to make any
replacement of Building standard electric light bulbs, fluorescent tubes and
ballasts in the Building Complex throughout the Lease Term and any renewal
thereof. Landlord may adopt a system of relamping and reballasting periodically
on a group basis as may be required in accordance with good management practice.

         5.7 Landlord's Obligation. Subject to the provisions of this Lease and
provided Tenant is not in default hereunder beyond any applicable cure period,
Landlord agrees (as an Operating Expense to the extent provided in this Lease)
to keep and maintain the Building Complex and to provide standard services
therefor in a manner and at levels reasonably consistent with first class office
buildings of similar age, size and structure in Broomfield, Colorado.

                                    ARTICLE 6
                                  TENANT REPAIR

         6.1 Damage by Tenant. Except as set forth in Article 21, if the
Building Complex, the Building, the Premises or any portion thereof including
but not limited to the elevators, boilers, engines, pipes and other apparatus,
or members of elements of the Building (or any of them) used for the purpose of
climate control of the Building or operating the elevators, or if the water
pipes, drainage pipes, electric lighting or other equipment of the Building or
the roof or outside walls of the Building or parking facilities of Landlord and
also Tenant Improvements (as hereinafter defined) including but not limited to
the carpet, wall covering, doors and woodwork, become damaged or are destroyed
through the negligence, or misuse of Tenant, its servants, agents,

                                       12
<PAGE>   18

employees or anyone permitted by Tenant to be in the Building, or through it or
them to the extent that fault is reasonably established, then the cost of the
necessary repairs, replacements or alterations shall be borne by Tenant who
shall pay the same within thirty (30) days of receipt of an invoice for such
costs to Landlord as Additional Rent. Landlord shall have the exclusive right,
but not the obligation, to make any repairs necessitated by such damage.
Notwithstanding the above, to the extent the damages are within the Premises,
Tenant shall have the option to repair the damage first, at its own cost and
expense provided that such damage does not adversely affect the operation of the
Building Systems. Tenant shall make such election within three (3) days of
receipt of written notice from Landlord and Tenant shall thereafter commence and
diligently prosecute same to completion.

         6.2 Maintenance. Tenant shall keep the Premises, including all fixtures
and improvements installed by Tenant or at Tenant's request, in good order,
condition and repair and in secure and lawful condition, ordinary wear and tear
excepted. If Tenant fails to keep the Premises in such good order, condition and
repair as required hereunder to the reasonable satisfaction of Landlord, and
Tenant fails to perform any such maintenance or repair within thirty (30) days
after receipt of Landlord's notice thereof, or if such repair or maintenance
cannot be performed within thirty (30) days, if Tenant fails to commence such
maintenance or repair within thirty (30) days after receipt of Landlord's notice
and thereafter diligently pursues such maintenance or repair to completion,
Landlord may restore the Premises to such good order and condition and make such
repairs without liability to Tenant for any loss or damage that may accrue to
Tenant's property or business by reason thereof, and upon completion thereof,
Tenant shall pay to Landlord, as Additional Rent, upon demand, the reasonable
cost of restoring the Premises to such good order and condition and the making
of the repairs. Notwithstanding the foregoing, Tenant shall not make any changes
to the base building or the HVAC. If as a result of any changes in governmental
laws, ordinances, rules or regulations after the date of this lease, the
Premises must be altered to lawfully accommodate the use or occupancy of Tenant,
such alterations shall be made only with Landlord's prior consent not to be
unreasonably withheld or delayed, and shall be made in accordance with Article
15 hereof and the entire cost shall be borne by Tenant. In no event shall the
requirement of Landlord's consent for alterations create any liability of
Landlord to Tenant or any third party arising from or related to such legal
requirements.

         6.3 Good Condition. Tenant shall leave the Premises at the end of each
day in a reasonable condition for the purpose of allowing the performance of
Landlord's cleaning services hereinafter described.

         6.4 Surrender. At termination of this Lease, upon its expiration or
otherwise, Tenant shall remove from the Premises all personal property and trade
fixtures of Tenant; repair any damage caused by such removal; deliver up the
Premises with all improvements located thereon (except as herein provided) in
good repair and condition, reasonable wear and tear excepted, broom clean and
free of debris; execute and deliver such conveyance as Landlord may reasonably
deem necessary or desirable to evidence the same and any other conveyances
required pursuant to this Lease; and continue to insure all of the same; as
otherwise required pursuant hereto, until this section 6.4 has been complied
with. Tenant shall give written notice to Landlord at least thirty (30) days
prior to vacating and shall arrange to meet with Landlord for a joint inspection
of the Premises. In the event of Tenant's failure to give such notice or arrange
such joint inspection, Landlord's inspection at or

                                       13
<PAGE>   19

after Tenant's vacating the Premises shall be conclusively correct for purposes
of determining Tenant's responsibility for repairs and restoration.

         6.5 Broken Glass. Tenant shall pay on demand the cost of replacement
with identical quality, size and characteristics of glass broken on the
Premises, including outside windows and doors of the perimeter of the Premises
(including perimeter windows in the exterior walls) during the continuance of
this Lease, unless the glass shall be broken by Landlord, its servants, or
agents acting on its behalf or if the damage to the glass results from
structural or design defects.

                                    ARTICLE 7
                            ASSIGNMENT AND SUBLETTING

         7.1 Limitations. Except as set forth in Section 7.4 below, Tenant shall
not assign or in any manner transfer this Lease or any estate or interest
therein or sublet Premises or any part thereof, or grant any license, concession
or other right to occupy any portion of Premises (each a "Transfer") without the
prior written consent of Landlord as set forth herein. Landlord shall not
unreasonably withhold or delay consent to any Transfer provided Tenant requests
such consent in writing at least sixty (60) days prior to the proposed Transfer
and (i) Tenant is not in default of this Lease beyond any applicable cure
period, (ii) the use of the Premises does not violate the Lease, including the
Rules and Regulations attached hereto as Exhibit E and incorporated herein by
this reference, (iii) the proposed sublessee, assignee, licencee, concessionaire
or occupant ("Transferee") has a good business reputation, (iv) Tenant submits
the most current audited current financials (or such other financial information
as is available) for such Transferee, (v) Tenant submits the applicable form
attached hereto and incorporated herein by this reference ("Exhibit J") for
assignment, sublease, license or other transfer document ("Transfer Document")
for Landlord's prior review and approval, (vi) such Transferee is not a tenant
in the Building or in a building owned by Landlord or an affiliated entity of
Landlord, and (vii) the Transfer does not amend the Lease nor impose any
additional obligation or liability upon Landlord. In no event shall Tenant have
any right to Transfer if there exists any default under this Lease which remains
uncured after any applicable cure period. Consent by Landlord to one or more
Transfers shall not operate as a waiver of Landlord's rights under this section.
Any Transfer without Landlord's consent, where such consent is required
hereunder, shall be deemed void and confer no rights upon a third party.
Notwithstanding any Transfer, Tenant and any guarantor of Tenant's obligations
under this Lease shall at all times remain fully responsible and liable for the
payment of the rental herein specified and for compliance with all other terms
and conditions of this Lease. Without in any way limiting Landlord's right to
refuse to give consent, Landlord reserves the right in the event it does give
consent to impose such conditions upon its consent as Landlord deems reasonably
necessary, including but not limited to payment to Landlord of any and all sums
required to be paid under the terms and conditions of such Transfer Document
including sums in excess of Base Rent and to the requirement of additional
security which in Landlord's reasonable business judgment shall insure the
existing state of Premises and the rentals due under this Lease.

         Except as set forth in Section 7.4 below, neither this Lease nor any
interest therein shall be assignable as to the interest of Tenant by operation
of law, without the written consent of Landlord. Except as set forth in Section
7.4 below, a sale by Tenant of all or substantially all of its assets or all or
substantially all of its stock (if Tenant is a publicly traded corporation); a
merger of Tenant with another corporation; or the transfer of twenty five
percent (25%) or more of the stock of Tenant

                                       14
<PAGE>   20

if Tenant's stock is not publicly traded; or the transfer of twenty five percent
(25%) or more of the beneficial ownership interest in Tenant if Tenant is a
partnership or a limited liability company without the prior written consent of
Landlord, shall constitute a prohibited assignment hereunder.

         7.2 Acceptance of Performance. If this Lease be assigned or if the
Premises or any part thereof be sublet or occupied by anybody other than Tenant,
Landlord may, after default by Tenant of any of its obligations hereunder beyond
any applicable cure period, collect the rent from the assignee, subtenant or
occupant and apply the net amount collected to the rent herein reserved
retaining the remainder, if any, for the account of Landlord, but no such
assignment, subletting, occupancy or collection shall be deemed an acceptance of
the assignee, subtenant or occupant as the tenant hereof, or constitute a
release of Tenant from further performance by Tenant of the covenants on the
part of Tenant herein contained.

         7.3 Document Review. All Transfer Documents utilized by Tenant to
evidence any Transfer shall be subject to prior reasonable approval by Landlord
or its attorney. Tenant shall pay on demand all of Landlord's reasonable costs
and expenses, including reasonable attorney's fees, incurred in review and
approval of such Transfer Documents, which fees shall not exceed $1,500.00,
provided the subletting or assignment are on Landlord's applicable form attached
as Exhibit J and have not been modified.

         7.4 Affiliated Entities. Provided Tenant is not in default hereunder
beyond any applicable cure period, provided that Tenant cures any default prior
to the actual Transfer, Tenant may effect a Transfer to any Affiliated Entity
(as defined below) without Landlord's prior consent provided Tenant delivers to
Landlord a copy of the executed Transfer Document on a Landlord approved form to
Landlord within ten (10) days of such Transfer, which Transfer shall be subject
to all of the liabilities and obligations set forth herein and Tenant shall not
be released of any of its liabilities hereunder. In no event, however, shall any
such Transfer have any material adverse financial impact on Tenant's financial
status. Tenant shall, prior to such Transfer, provide written evidence
reasonably satisfactory to Landlord that there shall be no material adverse
financial impact on Tenant or Landlord resulting from such Transfer. For
purposes hereof, Affiliated Entity shall mean an entity which (i) controls, is
controlled by, or is in common control with Tenant; or (ii) results from the
merger or consolidation with Tenant or acquires all or substantially all of the
assets or stock of Tenant.

                                    ARTICLE 8
                   TRANSFER BY LANDLORD AND LIMITED LIABILITY

         8.1 Transfer of Landlord's Interest. In the event of a sale,
conveyance, or assignment by Landlord of Landlord's interest in the Building
Complex (other than a transfer for security purposes only), Landlord shall be
relieved from and after the date specified in any such notice of transfer or
assignment of all of Landlord's obligations and liabilities accruing thereafter
on the part of Landlord, and Tenant agrees to look only toward such assignee or
transferee of Landlord's interest for performance of obligations and liabilities
arising after the date of such transfer.

         8.2 Limited Liability of Landlord. Anything contained in this Lease to
the contrary notwithstanding, Tenant agrees that Tenant shall look solely to the
estate of Landlord in the Building Complex for the collection of any judgment
(or other judicial process) requiring the payment of

                                       15
<PAGE>   21

money by Landlord in the event of any default or breach by Landlord with respect
to any of the terms and provisions of this Lease to be observed or performed by
Landlord, subject, however, to the rights of the holder of any mortgage covering
the Building Complex, and no other assets of Landlord, its partners, agents,
employees, officers, or the employees or officers of any of its partners shall
be subject to levy, execution or other judicial process for the satisfaction of
Tenant's claim and Landlord shall not be liable for any such default or breach
except to the extent of Landlord's estate in the Building Complex.

                                    ARTICLE 9
                                 USE OF PREMISES

         9.1 Use. Except as expressly permitted by prior written consent of
Landlord, which may be given or withheld in its sole discretion, the Premises
shall not be used other than for general business office purposes, a customer
service center, (not to exceed 2,000 rentable square feet) and classroom
training space not to exceed training space for thirty (30) people. All use of
the Premises shall comply with the terms of this Lease and all applicable laws,
ordinances, regulations or other governmental ordinances, recorded restrictions,
covenants and easements and association rules and regulations from time to time
in existence, including, without limitation, obtaining any and all necessary
licenses and permits.

         9.2 Compliance with Rules and Regulations. Tenant and employees and all
persons visiting or doing business with Tenant in the Premises shall be bound by
and shall observe the Rules and Regulations as set forth in Exhibit E attached
hereto and incorporated herein by this reference which may, at Landlord's
reasonable discretion, be promulgated, amended, or expanded from time to time
during the Lease term by Landlord relating to the Building, the Building Complex
and/or the Premises of which notice in writing shall be given to Tenant and all
such rules and regulations as changed from time to time shall be deemed to be
incorporated into and form a part of this Lease. Tenant shall further be
responsible for the compliance with such rules and regulations by Tenant's
employees, agents, patrons and invitees. Any default in the performance or
observance of such rules and regulations shall be a default hereunder and
Landlord shall have all remedies provided for in this Lease in the event of
default by Tenant, Landlord however, shall not be responsible to Tenant for
nonobservance by any other tenant or person of any tenant or person of any such
rules and regulations. Landlord agrees to enforce the Rules and Regulations
against Tenant in a manner reasonably consistent with its enforcement of such
rules and regulations against other tenants; however, Tenant acknowledges that
certain rules or regulations may be specific to a tenant or use and that such
rules or regulations may not be applicable to all tenants and cannot be enforced
uniformly. For example, a tenant with a banquet area in its premises may have
different rules governing preparation and serving of food.

                                   ARTICLE 10
                                    INSURANCE

         10.1 Tenant's Insurance. Tenant shall, during its occupancy of the
Premises and during the entire term hereof, at its sole cost and expense,
obtain, maintain and keep in full force and effect, and with Tenant, Landlord,
the property manager and, to the extent Landlord provides Tenant with written
notice thereof mortgagees of Landlord named as additional insureds therein as
their respective interests may appear, the following types and kinds of
insurance:

                                       16
<PAGE>   22

                  (1) Upon property of every description and kind owned by
Tenant and located in the Building Complex or for which Tenant is legally liable
or installed by or on behalf of Tenant, including, without limitation,
furniture, fittings, installations, alterations, additions, partitions, fixtures
and anything in the nature of a leasehold improvement costing in excess of the
Tenant Improvement Work Allowances set forth in Exhibit C (the "Excess T.I") in
an amount not less than the full replacement cost thereof, with a Minimum
Coverage on the Special Causes of Loss Form including Sprinkler Leakage; and in
the event that there shall be a dispute as to the amount which comprises full
replacement cost, the decision of Landlord or the mortgagees of Landlord shall
be conclusive. In no event shall the deductible for such insurance be more than
$1,000.00.

                  (2) Bodily Injury Property Damage and Commercial General
Liability insurance including personal liability, contractual liability,
non-owned automotive liability, tenants' legal liability for the full
replacement costs of the Premises, and owners' and contractors' protective
insurance coverage and a cross-liability clause with respect to the Premises and
Tenant's use of any part of the Building Complex and which coverage shall
include the business operations conducted by Tenant and any other persons on the
Premises. Such policies shall be written on a comprehensive basis with limits of
not less than $2,000,000.00 with respect to injuries or death of one or more
persons, and not less than $1,000,000.00 with respect to property damage and not
less than $1,000,000.00 for any one occurrence, together with not less than a
$5,000,000 umbrella policy, and such higher limits for all such insurance as
Landlord or the mortgagees of Landlord may reasonably require. All policies
shall name Landlord, its managers and mortgagee to the extent Landlord provides
Tenant with written notice thereof as additional insureds. All policies shall be
primary and noncontributing over any valid and collectible insurance of any of
the additional insureds.

                  (3) Any other form or forms of insurance as Landlord or the
mortgagees of Landlord may reasonably require from time to time in form, in
amounts and for insurance risks consistent with then prevalent insurance
industry practices and policies.

                  (4) Business interruption insurance in such amounts as will
reimburse Tenant for direct or indirect loss of earnings attributable to all
perils commonly insured against by prudent tenants or attributable to prevention
of access to the Premises or to the Building as a result of such perils.

                  (5) Workers' Compensation Insurance and Employers liability
insurance in amounts as required by law.

                  (6) If Tenant performs any work on the Premises, prior to the
commencement of any such work, Tenant shall deliver to Landlord certificates
issued by insurance companies qualified to do business in the State of Colorado,
evidencing that workmen's compensation and public liability insurance and
property damage insurance, all with companies in form and in amounts
satisfactory to Landlord, are in force and effect and maintained by all
contractors and subcontractors engaged by Tenant to perform such work and shall
name Landlord, its manager and mortgagee to the extent Landlord provides Tenant
with written notice thereof as additional insureds. Landlord or its mortgagee
may require any other reasonable form or types of insurance of such parties, and
may be added as an additional insured thereunder if so requested. All policies
shall be primary and noncontributory over any valid collectible insurance made
available to any of the additional insureds.

                                       17
<PAGE>   23

         All policies shall be taken out with insurers acceptable to Landlord
and in form satisfactory from time to time to Landlord. Tenant agrees that
certificates of insurance, or, if required by Landlord or the mortgagees of
Landlord, certified copies of each such insurance policies will be delivered to
Landlord as soon as practicable after the placing of the required insurance, but
in no event later than ten (10) days after Tenant takes possession of all or any
part of the Premises. All policies shall contain an undertaking by the insurers
to notify Landlord and all additional insureds in writing not less than sixty
(60) days prior to any material change, cancellation or sooner termination
thereof.

         Tenant covenants and agrees that in the event of damage or destruction
to the leasehold improvements in the Premises covered by insurance as required
to be taken out by Tenant herein, and if Landlord or Tenant do not terminate
this Lease pursuant to Section 21.1 herein, Landlord and Tenant will coordinate
the repair of the Premises and Tenant will use the proceeds of such insurance
for the purpose of repairing or restoring the Excess T.I. to the extent that
such proceeds are reasonably necessary for repair of the leasehold improvements.
In the event that Landlord or Tenant are entitled to terminate the Lease
pursuant to Article 21, then if the Premises have also been damaged, Tenant
shall be entitled to certain proceeds attributable to the Excess T.I.

         10.2 Landlord's Insurance. Landlord agrees to carry during the term
hereof insurance for fire, extended coverage, vandalism and malicious mischief,
insuring the Building Complex (excluding foundations, excavations and other
non-insurable items) for the full insurable value thereof. Landlord may, but
shall not be obligated to, take out and carry any other form or forms of
insurance as it or the mortgagees of Landlord may reasonably determine to be
advisable. All costs of such insurance shall be included as Operating Expenses
and notwithstanding any contribution by Tenant to the cost of insurance
premiums, as provided in Article 4, Tenant acknowledges that it has no right to
receive any proceeds from any such insurance policies carried by Landlord, and
that such insurance will be for the sole benefit of Landlord, with no coverage
for Tenant for any risk insured against.

         10.3 Subrogation. The parties hereto agree that any and all fire,
extended coverage and/or property damage insurance which is required to be
carried by either shall be endorsed with a subrogation clause, substantially as
follows: "This insurance shall not be invalidated should the insured waive, in
writing prior to a loss, any and all right of recovery against any party for
loss occurring to the property described therein"; and each party hereto waives
all claims for recovery from the other party, its officers, agents or employees
for any loss or damage (whether or not such loss or damage is caused by
negligence of the other party), and notwithstanding any provisions contained in
this Lease to the contrary, as a result of damage to any of its real or personal
property insured under valid and collectible insurance policies to the extent of
the collectible recovery under such insurance or which would have been
collectible had the party carried the insurance required to be maintained
hereunder.

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<PAGE>   24

                                   ARTICLE 11
                                OBSERVANCE OF LAW

         11.1 Law and Covenants. Tenant shall comply with all provisions of any
applicable covenants, rules or restrictions including the architectural control
committee and all provisions of law, including without limitation, federal,
state, county and city laws, ordinances and regulations and any other
governmental, quasi-governmental or municipal regulations, which shall impose
any duty upon Landlord or Tenant, and which relate to Premises, including,
without limitation, the partitioning, equipment operation, alteration, occupancy
and use of the Premises, and to the making of any repairs, replacements,
alterations, additions, changes, substitutions or improvements of or to the
Premises. Moreover, Tenant shall comply with all applicable police, fire and
sanitary regulations imposed by any federal, state, county or municipal
authorities, or made by insurance underwriters, and to observe and obey all
governmental and municipal regulations and other requirements governing the
conduct of any business conducted in the Premises or the use or occupancy
thereof.

         11.2 Taxes. Tenant shall fully and timely pay all business and other
taxes, charges, rates, duties, assessments and license fees levied, rates
imposed, charged or assessed against or in respect of Tenant's occupancy of the
Premises or in respect of the personal property, trade fixtures, furniture and
facilities of Tenant or the business or income of Tenant on and from the
Premises, if any, as and when the same shall become due, and to indemnify and
hold Landlord harmless from and against all payment of such taxes, charges,
rates, duties, assessments and license fees and against all loss, costs, charges
and expenses occasioned by or arising from any and all such taxes, rates,
duties, assessments and license fees, excluding income tax, and to promptly
deliver to Landlord for inspection, upon written request of Landlord, evidence
satisfactory to Landlord of any such payments if requested.

                                   ARTICLE 12
                        WASTE AND NUISANCE; ENVIRONMENTAL

         12.1 Waste and Nuisance. Tenant shall not commit, suffer or permit any
waste or damage or disfiguration or injury to the Premises or common areas in
the Building Complex or the fixtures and equipment located therein or thereon,
or permit or suffer any overloading of the floors thereof and shall not place
therein any safe, heavy business machinery, heavy computers, heavy data
processing machines, or other heavy things without first obtaining the consent
in writing of Landlord which consent will not be unreasonably withheld or
delayed and, if requested, Landlord's architect or engineer (at Tenant's
expense), and not use or permit to be used any part of the Premises for any
dangerous, noxious or offensive trade or business, and shall not cause or permit
any nuisance, unreasonable noise or action in, at or on the Premises.

         12.2 Environmental Covenant. Tenant shall not cause or permit any
Hazardous Substance (as hereinafter defined), except for normal amounts of the
same which are necessary and normally used for the regular and normal cleaning
of the Premises and the operation of copiers, computers, fax machines, and
similar business machines for office use on the Premises, to be used, stored,
generated, or disposed of on, in or about the Premises, the Building, the
Property or the Building Complex by Tenant, or any of its agents, employees,
representatives, contractors, suppliers, customers, subtenants, concessionaires,
licensees, or invitees unless Tenant shall have received Landlord's prior
written consent, which Landlord may withhold or at any time revoke in its sole

                                       19
<PAGE>   25

discretion. Tenant shall indemnify, defend and hold harmless Landlord from and
against any and all claims, damages, fines, judgments, penalties, costs,
expenses, liabilities, or losses relating to any violation by Tenant of any
Environmental Law (as hereinafter defined) or of this Section 12.2 (including,
without limitation, a decrease in value of the Premises, damages caused by loss
or restriction of rentable or usable space, damages caused by adverse impact on
marketing of space, and any and all sums reasonably paid for settlement of
claims, attorneys' fees, consultant fees, and expert fees) incurred by or
asserted against Landlord arising during or after the term of this Lease as a
result thereof. This indemnification includes, without limitation, any and all
reasonable costs incurred because of any investigation of the site or any
cleanup, removal, testing, or restoration mandated or conducted by or on behalf
of any federal, state, or local agency or political subdivision. Without
limitation of the foregoing, if Tenant causes or permits the presence of any
Hazardous Substance on the Premises and that results in any contamination,
Tenant shall promptly, at its sole expense, take any and all necessary or
appropriate actions to return the Premises to the condition existing prior to
the presence of any such Hazardous Substance. Tenant shall first obtain
Landlord's written approval for any such remedial action which shall not be
unreasonably withheld or delayed.

         12.3 Hazardous Substances. As used herein, "Hazardous Substance" means
any substance that is regulated by any local government, the State of Colorado,
the United States government, or any agency, authority and/or instrumentality
thereof and includes any and all materials or substances that are defined as
"hazardous waste," "extremely hazardous waste," or a "hazardous substance"
pursuant to any Environmental Law. "Hazardous Substance" includes but is not
restricted to petroleum and petroleum byproducts, asbestos, explosives,
polychlorinated biphenyls ("PCBs") and infectious waste.

         12.4 Environmental Laws. As used herein, "Environmental Laws" means all
federal, state and local laws, including statutes, regulations, and
requirements, relating to the discharge of air pollutants, water pollutants or
process waste water or otherwise relating to the environment or Hazardous
Substances, including, but not limited to, the Federal Clean Water Act, the
Federal Resource Conservation and Recovery Act of 1976, the Federal
Comprehensive Environmental Responsibility Cleanup and Liability Act of 1980,
regulations of the Environmental Protection Agency, regulations of the Nuclear
Regulatory Agency, and regulations of any state department of natural resources
or state environmental protection agency, as amended or supplemented from time
to time, now or at any time hereafter in effect.

                                       20
<PAGE>   26

                                   ARTICLE 13
                                ENTRY BY LANDLORD

         Landlord and its agents shall have the right to enter the Premises at
all reasonable times for the purpose of examining or inspecting the same, to
supply janitorial services and any other services to be provided by Landlord to
Tenant hereunder, to show the same to prospective purchasers, lenders, tenants
or investors, and to make such alterations, repairs, improvements or additions,
whether structural or otherwise, to the Premises or to the Building as Landlord
may deem necessary or desirable. Landlord may enter the Premises for any of the
foregoing reasons including entry by means of a master key without liability to
Tenant including any claims of interference and without affecting this Lease or
Tenant's obligations under this Lease. Landlord shall use reasonable efforts to
avoid interference with Tenant's business in the Premises. Furthermore, except
for janitorial services or entry due to Landlord's reasonable belief that there
may be an emergency, Landlord shall provide Tenant with prior verbal notice of
proposed entry and Tenant shall have the right (but not the obligation) to have
a representative of Tenant accompany Landlord at all times when Landlord is
exercising its right of entry hereunder.

                                   ARTICLE 14
                                 INDEMNIFICATION

         14.1 Indemnification by Tenant. Tenant shall indemnify Landlord and
save it harmless from and against any and all claims, damages, fines, judgments,
penalties, costs, expenses, liability or losses (including loss of rentals
payable by Tenant or other tenants in the event of loss either directly or
indirectly caused by any negligent act or omission, willful misconduct or breach
of the Lease of or by Tenant, its agents, contractors, employees, servants,
licensees, or concessionaires or invitees or by anyone permitted to be on the
Premises by Tenant), claims, actions, damages, liability and expenses arising
out of or in connection with the use and/or occupancy of the Premises,
including, without limitation, from any occurrence in, upon or at the Premises
or any part thereof, occasioned wholly or in part by any negligent act or
omission, willful misconduct of Tenant or breach of the Lease of or by Tenant,
its agents, contractors, employees, servants, licensees, or concessionaires or
invitees or by anyone permitted to be on the Premises by Tenant. In the event
Landlord shall be made a party to any litigation commenced by or against Tenant
or by anyone permitted to be on the Premises by Tenant, its agents, contractors,
employees, servants, licensees, concessionaires or invitees, then Tenant shall
protect and hold Landlord harmless and shall pay all costs, expenses and
reasonable attorney's fees incurred or paid by Landlord in connection with such
litigation whether or not such action is contested or prosecuted to judgement.
All personal property on the Premises shall be at Tenant's sole risk, and
Landlord shall not be liable for any damage done to or loss of such personal
property or for damage or loss suffered by Tenant.

         14.2 Indemnification by Landlord. Landlord agrees to indemnify, defend
and hold Tenant harmless from and against any and all claims, damages, fines,
judgments, penalties, costs, expenses, liabilities or losses arising from any
governmental entity seeking to enforce against Tenant or seeking damages from
Tenant, or seeking to join Tenant in any legal action pertaining to the
violation by Landlord of any Environmental Law(s). The indemnity shall not be
binding upon any Mortgagee and Tenant shall look solely to the respective
landlord when such landlord is finally held to have

                                       21
<PAGE>   27

violated the Environmental Law. Neither the predecessor in interest nor the
successor in interest to such landlord shall be liable to Tenant for this
indemnity.

                                   ARTICLE 15
                                   ALTERATIONS

         15.1 Alterations by Tenant. Tenant shall not make, install or erect in
or to the Premises any installations, alterations, modifications, additions or
partitions without submitting the drawings and specifications to Landlord and
obtaining Landlord's prior written consent in each instance, which consent will
not be unreasonably withheld or delayed (in no event shall Tenant be permitted
to make any alterations to any portion of the Building or Building Complex other
than within the Premises as shown in the Construction Drawings approved pursuant
to the Work Letter). Furthermore, Tenant shall obtain Landlord's prior written
consent, which consent shall not be unreasonably withheld or delayed, to any
change or changes in such drawings or specifications submitted as aforesaid.
Tenant, upon prior notice to Landlord and compliance with all other provisions
hereof, may make alterations of a "cosmetic nature" without being subject to
Landlord's prior approval, however, Landlord can request, by notice to Tenant
within thirty (30) days of Tenant's notice to Landlord of Tenant's intent to
install such cosmetic alterations (as hereinafter defined), such alterations be
removed upon termination or earlier expiration of the Lease and the Premises
returned, at Tenant's expense, to their condition prior to the alteration,
subject to ordinary wear and tear. For purposes hereof, "cosmetic alterations"
shall be alterations of an aesthetic nature which do not require a building
permit and do not affect the structure of the Building or any of its systems
including HVAC, electrical or plumbing. Tenant shall pay the reasonable cost to
Landlord of having its architects, engineers, or other consultants review such
plans and changes thereto prior to proceeding with any work based on such
drawings or specifications. All such work shall be performed in a good and
workmanlike manner, free and clear of all mechanic's liens, and in compliance
with the provisions of Article 11 hereof, and once commenced shall be diligently
pursued through completion, and Landlord shall have no liability for the
performance of such work, notwithstanding its consent to any plans and
specifications. PROVIDED NEVERTHELESS that Landlord may, at its option, at
Tenant's expense, require that Landlord's contractors be engaged for any
mechanical or electrical work or other leasehold improvement. Without limiting
the generality of the foregoing, any work performed by or for Tenant shall be
performed by competent workmen whose labor union affiliations are not
incompatible with those of any workmen who may be employed in the Building
Complex by Landlord, its contractors or subcontractors. In addition to the above
all contractors and subcontractors must meet Landlord's specifications, as
reasonably determined by Landlord, for minimum requirements for insurance,
bonds, quality of work, experience and such other reasonably applicable factors.
Tenant shall submit to Landlord's reasonable supervision over construction,
shall provide Landlord upon request with reasonable financial assurances prior
to the commencement of alterations, and promptly pay to Landlord's or Tenant's
subcontractors, as the case may be, when due, the costs of all such work and of
all materials, labor and services involved therein and of all decoration and all
changes in the Building, its equipment or services necessitated thereby. Tenant
covenants that Tenant will not suffer or permit during the Term hereof any
mechanics' or other liens for work, labor, services or materials ordered by
Tenant or for the cost of which Tenant may be in any way obligated, to attach to
the Premises or to the Building Complex and that whenever and so often as any
such liens shall attach or claims therefor shall be filed, Tenant shall, within
twenty (20) days after Tenant has notice of the claim for lien, procure the
discharge thereof by payment or by giving security or in such other manner as is
or may be required or permitted by law or which shall

                                       22
<PAGE>   28

otherwise satisfy Landlord and or Landlord's mortgagee. Tenant hereby
indemnifies and saves Landlord harmless from and against any and all loss,
liability, damage, penalty, cost, expense or fee (including, without limitation,
court costs and reasonable attorneys' fees) incurred by or asserted against
Landlord as a result of the existence of any lien against the Building, Premises
or the Property as a result of any work done on behalf of Tenant or parties
claiming by or through Tenant. Tenant shall, at its own cost and expense, take
out or cause to be taken out any additional insurance or bonds reasonably
required by Landlord to protect Landlord's, the mortgagee's and Tenant's
interest during the period of alteration.

         At least five (5) days prior to the commencement of any work permitted
to be done by persons requested by Tenant on the Premises, Tenant shall notify
Landlord of the proposed work and the names and addresses of the persons
supplying labor and materials for the proposed work so that Landlord may avail
itself of the provisions of statutes such as Section 38-22-105(2) of the
Colorado Revised Statutes (1973). During any such work on the Premises,
Landlord, or its representatives, shall have the right to go upon and inspect
the Premises at all reasonable times in accordance with Section 13.1, and shall
have the right to post and keep posted thereon notices such as those provided
for by Section 38-22-105(2) C.R.S. (1973) or to take any further action which
Landlord may deem to be proper for the protection of Landlord's interest in the
Premises.

         15.2 Alterations by Landlord. Landlord hereby reserves the right at any
time and from time to time and without any liability to Tenant for any claims,
to make changes in, additions to, subtractions from or rearrangements of the
Building Complex, including, without limitation, all improvements at any time
thereof, all entrances and exits thereto, and to grant, modify and terminate
easements or other agreements pertaining to the Building Complex, including, but
not limited to, the entrance foyer and lobby, and the common corridors and to
make changes or additions to the pipes, conduits, ducts, utilities and other
building services in the Premises which serve other portions of the Building,
provided further that prior to the Commencement Date, Landlord may alter the
Premises to the extent found necessary by Landlord to accommodate changes in
construction design or facilities including major alterations but the Premises,
as altered, shall be in all material aspects comparable to the Premises as
defined herein. Any expense by Landlord of the above rights including entry upon
the Premises shall be without liability to Tenant, including any claims of
interference and without affecting this Lease or the obligations of Tenant under
this Lease. Landlord shall use commercially reasonable efforts to avoid
interference with Tenant's business in the Premises.

                                   ARTICLE 16
                              SIGNS AND ADVERTISING

         Except as set forth below, Tenant shall not install, paint, display,
inscribe, place or affix any sign, picture, advertisements, notice, lettering or
direction on any part of the Building Complex or in the interior of the Premises
or other portion of the Building any of which would be visible from outside the
Premises. Landlord will prescribe a uniform pattern of identification signs for
tenants to be placed on the outside corridor wall which is near the door leading
into the Premises and other than such identification signs, Tenant shall not
install, paint, display, inscribe, place or affix, or otherwise attach, any
sign, picture, advertisement, notice, lettering or direction on the inside or
outside of the Premises for exterior view without the written consent of
Landlord which may be given or withheld in Landlord's sole discretion.

                                       23
<PAGE>   29

                                   ARTICLE 17
                  SUBORDINATION TO MORTGAGES AND DEEDS OF TRUST

         This Lease and the rights of Tenant hereunder shall be and are hereby
made subject and subordinate to the lien of any mortgages or deeds of trust now
or hereafter existing against the Building Complex and to all renewals,
modifications, consolidations, replacements and extensions thereof and to all
advances made, or hereafter to be made, upon the security thereof; provided
however, Tenant's quiet enjoyment of the Premises shall not be disturbed and
this Lease shall remain in full force and effect so long as Tenant is not in
default hereunder after expiration of applicable notice and cure periods.
Although such subordination shall be self-operating, Tenant, or its successors
in interest, shall upon Landlord's request, execute and deliver within fifteen
(15) business days any and all instruments desired by Landlord, subordinating,
in the manner reasonably requested by Landlord, this Lease to any such mortgage
or deed of trust in accordance with the provisions hereof so long as each
instrument acknowledges Tenant's right to possession provided Tenant is not in
default. If Tenant fails to return the subordination documents within fifteen
(15) business days then all subordination documents at Landlord's option shall
irrevocably and conclusively be deemed affirmed and approved by Tenant and
Landlord may exercise any other right or remedy for Tenant's failure to execute
and return the subordination documents.

         Should any mortgage or deed of trust affecting the Building Complex be
foreclosed, then:

                  (1) the liability of the mortgagee, beneficiary or purchaser
at such foreclosure sale or transfer in lieu of foreclosure shall exist only as
to the liability and obligations of Landlord accruing or arising after the date
of such transfer and only so long as such mortgagee, beneficiary or purchaser is
the owner of the Building Complex and such liability shall not continue or
survive after further transfer of ownership; and

                  (2) the liability for any security deposits or prepaid rents
of the mortgagee, beneficiary or purchaser at such foreclosure sale or transfer
in lieu of foreclosure sale shall exist only to the extent that the mortgagee,
beneficiary or purchaser actually received the security deposits or prepaid
rents and failed to apply such sums in accordance with the Lease or, if
applicable, failed to transfer or assign such sums to any subsequent purchaser
or transferee.

                  (3) Tenant shall be deemed to have attorned, as Tenant under
this Lease, to the purchaser at any foreclosure sale thereunder or transferee
pursuant to a deed in lieu of foreclosure, and this Lease shall continue in full
force and effect as a direct lease between and binding upon Tenant and such
purchaser or transferee.

         As used in this Article 17 "mortgagee" and "beneficiary" shall include
successors and assigns of any such party, whether immediate or remote, the
purchaser of any mortgage or deed of trust, whether at foreclosure or otherwise,
and the successors, assigns and mortgagees and beneficiaries of such purchaser,
whether immediate or remote.

                                       24
<PAGE>   30

                                   ARTICLE 18
                   ESTOPPEL CERTIFICATE/FINANCIAL INFORMATION

         18.1 Estoppel Certificate. Tenant agrees that it will from time to
time, upon request by Landlord (for the benefit of Landlord and its designated
proposed mortgagee or purchaser), execute and deliver to Landlord within fifteen
(15) days after demand therefor an estoppel certificate on Landlord's form (or
the form of any prospective mortgagee or purchaser) certifying, among other
items, that this Lease is unmodified and in full force and effect (or if there
have been modifications, that the same is in full force and effect as so
modified) and, to the best of Tenant's knowledge, there are no defaults under
the Lease or if so specifying such defaults. Failure to return the estoppel
certificate within the fifteen (15) day period shall conclusively and
irrevocably be deemed an affirmation and approval of the estoppel certificate by
Tenant and Landlord may exercise any other right or remedy for Tenant's failure
to properly and/or timely execute and return the estoppel certificate. Landlord
agrees to provide Tenant, within fifteen (15) days after demand (but not more
than once during any Lease Year) an estoppel certificate certifying that this
Lease is unmodified and in full force and effect or if there have been
modifications, that the same is in full force and effect as so modified and to
the best of Landlord's knowledge, there are no defaults under the Lease or is so
specifying such defaults.

         18.2 Financial Information. To the extent Tenant is not a public
company, Tenant shall, from time to time at reasonable intervals upon Landlord's
request, deliver to Landlord a copy of Tenant's most recent audited financial
statements, which audited financial statements shall be prepared by Tenant or
Tenant's accountant no less often than once per year in accordance with GAAP,
any interim financial statements which have been prepared after the date of the
most current audited financial statement, and 10Q's or 10K's when issued, if
any.

                                   ARTICLE 19
                                 QUIET ENJOYMENT

         Subject to the terms and provisions of this Lease, Landlord covenants
and agrees that Tenant shall peaceably and quietly have possession of the
Premises during the term hereof, without hindrance by Landlord or those claiming
by or through Landlord. Landlord shall not be liable for any interference by
other tenants or third parties nor shall this Lease or Tenant's obligations
hereunder be affected thereby other than as specifically set forth herein.

                                   ARTICLE 20
                                    FIXTURES

         Any or all installations, alterations, additions, partitions and
fixtures other than Tenant's trade fixtures in or upon the Premises, whether
placed there by Tenant or Landlord, shall become the property of Landlord,
without compensation therefor to Tenant, upon expiration or earlier termination
of the Lease. Notwithstanding anything herein contained, Landlord shall be under
no obligation to repair, maintain or insure such installations, alterations,
additions, partitions and fixtures or anything in the nature of a leasehold
improvement made or installed by or on behalf of Tenant. Landlord may elect that
any or all installations made or installed by or on behalf of Tenant be removed
at the end of the Lease Term and, if Landlord so elects, it shall be Tenant's
obligation to restore the Premises to the condition it was in previous to such
alterations, installations, partitions

                                       25
<PAGE>   31

and fixtures, on or before the termination of this Lease. Such removal and
restoration shall be at the sole expense of Tenant. Notwithstanding anything in
this Lease to the contrary, to the extent that Landlord's consent to any such
installation as set forth above is required, Landlord, if it gives such consent,
will, if requested in writing by Tenant, notify Tenant as to whether removal of
such installation will be required. Notwithstanding anything in this Lease to
the contrary, to the extent that Landlord's consent to any such installation as
set forth above is required, Landlord, if it gives such consent, will, if
requested in writing by Tenant, notify Tenant as to whether removal of such
installation will be required.

                                   ARTICLE 21
                              DAMAGE OR DESTRUCTION

                  21.1 Casualty. In the event that the Building should be
totally destroyed by fire, tornado or other casualty, or should be so damaged
that rebuilding or repairs cannot be completed in Landlord's reasonable
estimation within one hundred eighty (180) days after the date of such damage,
Landlord may, at its option, terminate this Lease in which event the rent shall
be abated during the unexpired portion of this Lease effective with the date of
such damage, or Landlord may proceed to rebuild the Building and the Premises.
Tenant may terminate this Lease upon thirty (30) days prior written notice to
Landlord if (i) it would take more than one hundred and eighty (180) days to
repair (as determined by Landlord) (ii) at least fifty percent (50%) of the
Premises, have been rendered untenantable (iii) neither Tenant nor its employees
caused the casualty and (iv) there are fewer than thirty-six (36) months
remaining in the applicable Lease Term as of the date of the casualty. In the
event the Building should be damaged by fire, tornado or other casualty, but
only to such extent that rebuilding or repairs in Landlord's reasonable
estimation can be completed within one hundred eighty (180) days after the date
of such damage, or if the damage cannot be repaired within such time frame but
Landlord does not elect to terminate this Lease, in either such event, Landlord
shall, within ninety (90) days after the date of such damage commence to rebuild
or repair the Building and shall proceed with reasonable diligence to restore
the Building to substantially the same condition in which it was immediately
prior to the happening of the casualty, except that Landlord shall not be
required to rebuild, repair or replace any part of the partitions, fixtures and
other improvements which may have been placed by Tenant or other tenants within
the Building. In the event any mortgagee under a deed of trust, security
agreement or mortgage on the Building should require that the insurance proceeds
be used to retire the mortgage debt, Landlord shall have no obligation to
rebuild and if Landlord so elects, this Lease shall terminate upon notice to
Tenant. Unless otherwise provided in this Lease, any insurance which may be
carried by Landlord or Tenant against loss or damage to the Building or to the
Premises shall be for the sole benefit of the party carrying such insurance and
under its sole control. If (i) the Premises are damaged or otherwise rendered
untenantable, (ii) this Lease is not terminated, and (iii) the casualty was not
caused by Tenant, its agents or employees then Rent shall equitably abate based
upon the portion of the Premises rendered untenantable from the date of the
casualty until restored.

         21.2 Casualty Caused by Tenant. Subject to the waiver of subrogation
clause in Section 10.3 of this Lease, if fire or other casualty causing injury
to the Premises or other parts of the Building shall have been caused by the
negligence or willful misconduct of Tenant, its agents, servants or employees,
or by any other persons entering the Building under express or implied
invitation of Tenant, such injury may be repaired by Landlord at the expense of
Tenant.

                                       26
<PAGE>   32

                                   ARTICLE 22
                                  CONDEMNATION

         22.1 Eminent Domain. If five percent (5%) or more of the Rentable Area
of the Premises is taken by eminent domain, or by conveyance in lieu thereof,
and if such taking interferes substantially with Tenant's use of the Premises,
then this Lease, at the option of either party evidenced by notice to the other
given within thirty (30) days from such taking or conveyance, shall forthwith
cease and terminate entirely. In the event of such termination of this Lease,
then rental shall be due and payable to the actual date of such termination. If
less than five percent (5%) of the Rentable Area of the Premises is taken, or if
five percent (5%) or more of the Premises is taken and neither party terminates
this Lease, this Lease shall cease and terminate as to that portion of the
Premises so taken as of the date of such taking, and the rental thereafter
payable under this Lease shall be abated pro rata from the date of such taking
in an amount by which that portion of the Rentable Area of the Premises so taken
shall bear to the Rentable Area of the Premises prior to such taking. If any
part of the Building Complex shall be taken by eminent domain, or by conveyance
in lieu thereof, and if such taking substantially interferes with Landlord's
ownership or use of the Building Complex in Landlord's reasonable determination,
Landlord, at its option, may upon thirty (30) days' notice to Tenant, terminate
this Lease as of the date of such taking.

         22.2 Damages. All compensation awarded for any taking (or the proceeds
of private sale in lieu thereof) of the Premises or Building Complex shall be
the property of Landlord and Tenant hereby assigns its interest in any such
award to Landlord; provided, however, Landlord shall have no interest in any
award made to Tenant for the taking of Tenant's fixtures and other personal
property or moving expenses if a separate award for such items is made to
Tenant.

         22.3 Restoration. If both Landlord and Tenant elect not to terminate
this Lease, Tenant shall remain in that portion of the Premises which shall not
have been appropriated or taken as herein provided, and Landlord agrees, at
Landlord's sole cost and expense (to the extent of condemnation proceeds to the
extent received), to, as soon as reasonably possible, restore the remaining
portion of the Premises to a complete unit of like quality and character as
existed prior to such appropriation or taking. If this Lease is not terminated
in accordance herewith and the condemnation has caused the Premises to be
untenantable, then Rent shall equitably be abated during such restoration.

                                   ARTICLE 23
                            LOSS AND DAMAGE AND DELAY

         23.1 Loss and Damage. Landlord shall not be liable or responsible in
any way for:

any death or injury arising from or out of any occurrence in, upon or at the
Building Complex or for damage to property of Tenant or others located on the
Premises, nor shall it be responsible in any event for damage to any property of
Tenant or others from any cause whatsoever, unless such damage, loss, injury or
death results from the intentional misconduct or gross or sole negligence of
Landlord, its agents or employees. Without limiting the generality of the
foregoing, Landlord shall not be liable for any injury or damage to persons or
property resulting from fire, explosion, falling plaster, steam, gas,
electricity, water, rain, snow or leaks from any part of the Premises or from
the pipes, appliances, plumbing works, roof, street, or subsurface of any floor
or ceiling or from any other place or because of dampness or climatic conditions
from any other cause of whatsoever kind.

                                       27
<PAGE>   33

Landlord shall not be liable for any damage whatsoever caused by any other
tenant or persons in or about the Building Complex, or by an occupant of
adjacent property thereto, or the public, or construction of any private, public
or quasi-public work. Other than as set forth above, all property of Tenant kept
or stored on the Premises shall be kept or stored at the risk of Tenant only and
Tenant shall indemnify Landlord in the event of any claims arising out of
damages to the same, including any subrogation claim by Tenant's insurers;

                  (1) any act or omission (including theft, malfeasance or
negligence) on the part of any agent, contractor or person from time to time
employed by Landlord to perform janitorial services or security services, or
repairs or maintenance services, in or about the Premises or the Building; or

                  (2) loss or damage, however caused, to money, securities,
negotiable instruments, papers or other valuables of Tenant.

         23.2 Delays. Whenever and to the extent that Landlord or Tenant shall
be unable to fulfill, or shall be delayed or restricted in the fulfillment of
any obligation hereunder in respect to the supply of or provision for, any
service or utility or the doing of any work or the making of any repairs by
reason of being unable to obtain the material, goods, equipment, service,
utility or labor required to enable it to fulfill such obligation or by reason
of any statute, law or any regulation or order passed or made pursuant thereto
or by reason of the order or direction of any administrator, controller or
board, or any governmental department or officer or other authority, or by
reason of not being able to obtain any permission or authority required thereby,
or by reason of any other cause beyond Landlord's or Tenant's reasonable
control, whether of the foregoing character or not, Landlord or Tenant, as the
case may be, shall be entitled to extend the time for fulfillment of such
obligation by a time equal to the duration of such delay or restriction, and
Tenant shall not be entitled to compensation for any inconvenience, nuisance or
discomfort thereby occasioned nor shall its obligations under this Lease be
affected thereby; provided that Landlord shall use reasonable efforts in good
faith to minimize any delays or restrictions.

                                   ARTICLE 24
                              DEFAULT AND REMEDIES

         24.1 Default by Tenant. The following events shall be deemed to be
events of default by Tenant under this Lease:

                  (1) Tenant shall fail to pay any installment of rent or any
other sum due to Landlord when due. Notwithstanding the above, Tenant shall not
be deemed in default if not more than twice during any calendar year it pays
such installment of rent or any other sum due Landlord within five (5) days of
receipt of written notice of nonpayment. After delivery of the two notices as
set forth above, Landlord shall give no other notices of nonpayment.

                  (2) Tenant shall fail to comply with any term, provision or
covenant of this Lease, other than payment of rent or other sums due to
Landlord, and shall not cure such failure within thirty (30) days after written
notice thereof to Tenant, provided, however that if such default cannot
reasonably be cured within such thirty (30) day period, Tenant shall not be
deemed in default if it

                                       28
<PAGE>   34

has commenced to cure, is diligently prosecuting same to completion, and
provides Landlord with reasonably satisfactory evidence of same.

                  (3) Tenant shall die, cease to exist as a corporation or
partnership or be otherwise dissolved or liquidated or become insolvent, or
shall make a transfer in fraud of creditors, or shall make an assignment for the
benefit of creditors or is otherwise unable to pay its debts as they come due.

                  (4) Tenant shall file a petition under any section or chapter
of the national bankruptcy act as amended or under any similar law or statute of
the United States or any state thereof, or have a petition filed or a request
for a receiver; or Tenant shall be adjudged bankrupt or insolvent in proceedings
filed against Tenant which proceeding is not dismissed within ninety (90) days
after the filing thereof.

                  (5) A receiver or trustee shall be appointed for all of the
Premises or for all or substantially all of the assets of Tenant.

                  (6) Except as set forth in Section 33.3, Tenant shall abandon
or vacate any portion of the Premises, in whole or in part.

                  (7) Tenant assigns or sublets in violation of the provisions
of this Lease.

                  (8) Tenant fails to deliver the instruments pursuant to
Articles 17 and 18 hereof, time being of the essence.

         24.2 Remedies of Landlord. Upon the occurrence of any such events of
default, Landlord shall have the option to pursue any one or more of the
following remedies without any notice or demand whatsoever:

                  (1) Terminate this Lease, in which event Tenant shall
immediately surrender the Premises to Landlord, and if Tenant fails to do so,
Landlord may, without prejudice to any other remedy which it may have for
possession or arrearages in rent, enter upon and take possession of the Premises
and expel or remove Tenant and any other person who may be occupying such
Premises or any part thereof, by force if necessary to the extent permitted by
law, without being liable for prosecution of any claim of damages therefor.

                  (2) Without terminating the Lease, enter upon and take
possession of the Premises and expel or remove Tenant and any other person who
may be occupying such Premises or any part thereof, by force if necessary to the
extent permitted by law, without being liable for prosecution or any claim for
damages therefor, and relet the Premises and receive the rent therefor.

                  (3) Enter upon the Premises, by force if necessary to the
extent permitted by law, without being liable for prosecution or any claim for
damages therefor, and do whatever Tenant is obligated to do under the terms of
this Lease; and Tenant agrees to reimburse Landlord on demand for any expenses
which Landlord may incur in thus effecting compliance with Tenant's obligations
under this Lease, and Tenant further agrees that Landlord shall not be liable
for any damages resulting to Tenant from such action, whether caused by the
negligence of Landlord or otherwise.

                                       29
<PAGE>   35

                  (4) Alter all locks and other security devices at the Premises
without terminating this Lease.

         Exercise by Landlord of any one or more of the remedies hereunder
granted or otherwise available shall not be deemed to be an acceptance of
surrender of the Premises by Tenant, whether by agreement or by operation of
law, it being understood that such surrender can be effected only by the written
agreement of Landlord and Tenant. No such alteration of locks or other security
devices and no removal or other exercise of dominion by Landlord over the
property of Tenant or others at the Premises shall be deemed unauthorized or
constitute a conversion, Tenant hereby consenting, after any event of default,
to the aforesaid exercise of dominion over Tenant's property within the
Premises. All claims for damages by reason of such reentry and/or repossession
and/or alteration of locks or other security devices are hereby waived, as all
claims for damages by reason of any distress warrant, forcible detainer
proceedings, sequestration proceedings or other legal process, to the extent
permitted by law. Tenant agrees that any reentry by Landlord may be pursuant to
judgment obtained in forcible detainer proceedings or other legal proceedings or
without the necessity for any legal proceedings, as Landlord may elect, and
Landlord shall not be liable in trespass or otherwise.

         In the event Landlord elects to terminate the Lease by reason of an
event of default then notwithstanding such termination, Tenant shall be liable
for and shall pay to Landlord, at the address specified for notice to Landlord
herein, the sum of all rental and other indebtedness accrued to date of such
termination, plus, as damages, an amount equal to the total rental hereunder for
the remaining portion of the Lease term (had such term not been terminated by
Landlord prior to the date of expiration as stated herein) less the reasonable
rental value for such remaining term (net of all reasonably estimated costs of
re-leasing for such remaining term).

         In the event that Landlord elects to repossess the Premises without
terminating the Lease, then Tenant shall be liable for and shall pay to Landlord
at the address specified for notice to Landlord herein, all rental and other
indebtedness accrued to the date of such repossession, plus rent required to
paid by Tenant to Landlord during the remainder of the Lease term until the date
of expiration of the term as stated herein diminished by any net sums thereafter
received by Landlord through reletting the Premises during such period (after
deducting reasonable expenses incurred by Landlord as provided below). In no
event shall Tenant be entitled to any excess of any rental obtained by reletting
over and above the rental herein reserved. Actions to collect amounts due by
Tenant to Landlord under this subparagraph may be brought from time to time, on
one or more occasions, without the necessity of Landlord's waiting until
expiration of the Lease term.

         In the event of any default or breach by Tenant, or (including a
threatened or anticipatory breach or default prior to the Fourth Suite
Commencement Date), Tenant shall also be liable and shall pay to Landlord, in
addition to any sums provided to be paid above, reasonable broker's fees
incurred by Landlord in connection with reletting the whole or any part of the
Premises; the reasonable costs of removing and storing Tenant's or other
occupants' property; the costs of repairing, altering, remodeling, or otherwise
putting the Premises into condition acceptable to a new tenant or tenants; and
all reasonable expenses incurred by Landlord in enforcing or defending
Landlord's rights and/or remedies, including reasonable attorney's fees whether
suit was actually filed or not.

                                       30
<PAGE>   36

         In the event of termination or repossession of the Premises for an
event of default, Landlord shall not have any obligation to relet or attempt to
relet the Premises or any portion thereof, or to collect rental after reletting;
and in the event of reletting, Landlord may relet the whole or any portion of
the Premises, or let the Premises as part of a larger premises, for any period
to any tenant and for any use or purpose.

         If Tenant shall fail to make any payment or cure any default hereunder
within the time herein permitted, Landlord, without being under any obligation
to do so and without thereby waiving such default, may make such payment and/or
remedy such other default for the account of Tenant (and enter the Premises for
such purpose), and thereupon Tenant shall be obligated to, and hereby agrees to
pay Landlord upon demand all costs, expenses and disbursements, including
reasonable attorney's fees incurred by Landlord in taking such remedial action.

         Landlord is entitled to accept, receive in cash or deposit any payment
made by Tenant for any reason or purpose or in any amount whatsoever, and apply
the same at Landlord's option to any obligation of Tenant and the same shall not
constitute payment of any amount owed except that to which Landlord has applied
the same. No endorsement or statement on any check or letter of Tenant shall be
deemed an accord and satisfaction or recognized for any purpose whatsoever. The
acceptance of any such check or payment shall be without prejudice to Landlord's
rights to recover any and all amounts owed by Tenant hereunder and shall not be
deemed to cure any other default nor prejudice Landlord's rights to pursue any
other available remedy.

         Landlord agrees to use reasonable efforts to mitigate its damages
however in no event shall Landlord be required to (i) lease space for less than
market rates applicable for comparable space in first-class buildings in
Broomfield, Colorado, (ii) expend any sums or (iii) lease the Premises prior to
any other available space in the Building or any building owned by Landlord or
an affiliated entity of Landlord.

         24.3 Landlord's Default. Landlord shall not be deemed in default
hereunder unless Tenant shall have given Landlord written notice of such default
specifying such default with particularity and Landlord shall thereupon have
thirty (30) days in which to cure any default unless such default cannot
reasonably be cured within such period wherein Landlord shall not be in default
if it commences to cure the default within the thirty (30) day period and
diligently pursues completion of same. In the event of any default, Tenant
agrees that its exclusive remedy shall be an action for damages. Tenant agrees
that it shall also give notice of default to any mortgagee (of which Tenant has
been notified in writing) and right to cure if Landlord fails to cure within any
applicable cure period, and if such mortgagee commences to cure (which shall
include for purposes hereof pursuing its remedies against Landlord) then
Landlord shall not be deemed in default hereof.

         24.4 Personal Property Lien. Intentionally Deleted

                                       31
<PAGE>   37

                                   ARTICLE 25
                                  HOLDING OVER

         If Tenant shall continue to occupy the Premises after the expiration of
this Lease with or without the consent of Landlord, and without any further
written agreement, Tenant shall be a tenant at Landlord's option from month to
month or from day to day at a monthly Base Rent equal to two hundred percent
(150%) of the last full monthly Base Rent payment due hereunder pro rata for any
partial month, and subject to all of the additional rentals, terms and
conditions herein set out except as to expiration of the Lease Term. Such
holding over may be terminated by Landlord upon ten (10) days notice. In the
event that Tenant fails to surrender the Premises upon termination or expiration
of this Lease or such holdover tenancy, then Tenant shall indemnify Landlord
against loss or liability resulting from any delay of Tenant in not surrendering
the Premises, including, but not limited to, any amounts required to be paid to
third parties who were to have occupied the Premises and any attorney's fees
related thereto.

                                   ARTICLE 26
                                     NOTICE

         26.1 Notice. Any notice, request, statement or other writing pursuant
to this Lease shall be deemed to have been given if sent by registered,
certified mail or recognized receipted overnight mail service, postage prepaid,
return receipt requested or delivered by hand to the party at the addresses set
forth below:

         TENANT:         McData Corporation
                         310 Interlocken Parkway
                         Broomfield, CO 80021
                         Attention: Dave Weishaar, VP Manufacturing
                         Phone: 303-460-9200
                         Fax: 303-465-4996

         With copy to:   McData Corporation
                         310 Interlocken Parkway
                         Broomfield, CO 80021
                         Attention: Tom McGimpsey, VP and General Counsel
                         Phone: 303-460-9200
                         Fax: 303-465-4996

         LANDLORD: AMBER DRIVE I, L.L.C.
                         c/o Prime West Real Estate Development, Inc.
                         6025 S. Quebec Street, Suite 110
                         Englewood, Colorado 80111
                         Attention: Stephen F. Clarke

         With copy to:   BROWNSTEIN HYATT & FARBER, P.C.
                         410 17th Street, 22nd Floor
                         Denver, Colorado  80202
                         Attention: Laura Jean Christman, Esq.

                                       32
<PAGE>   38

and such notice shall be deemed to have been received by Landlord or Tenant, as
the case may be, on the earlier of actual receipt or the second business day
after the date on which it shall have been so mailed.

         26.2 Change of Address. Any party may, by notice to the other, from
time to time, designate another address, which notices mailed more than ten (10)
days thereafter shall be addressed.

                                   ARTICLE 27
                                SECURITY DEPOSIT

         Tenant has deposited with Landlord the sum of Zero and 00/100 Dollars
($00.00) as security for the performance by Tenant of all of the terms,
covenants, and conditions required to be performed by it hereunder. Such sum
shall be returned to Tenant after a reasonable period after the expiration of
the Lease Term and delivery of possession of the Premises to Landlord if, at
such time, Tenant has fully performed all such terms, covenants and conditions.
Prior to the time when Tenant is entitled to the return of the security deposit,
Landlord shall be entitled to intermingle such deposit with its own funds and to
use same for such purposes as Landlord may determine. Tenant shall not be
entitled to any interest on the security deposit. In the event of default by
Tenant in performing any of its obligations under this Lease, Landlord may, in
addition to any other right or remedy available to Landlord hereunder, use,
apply, or retain all or any part of this security deposit for the payment of any
unpaid rent or for any other amount which Landlord may be required to expend by
reason of the default of Tenant, including any damages or deficiency in the
reletting of the Premises or any attorney's fees associated therewith,
regardless of the whether the accrual of such damages or deficiency occurs
before or after an eviction. If a portion of the security deposit is used or
applied by Landlord during the term hereof, Tenant shall, upon five (5) days
written demand, deposit with Landlord an amount sufficient to restore the
security deposit to its original amount.

                                   ARTICLE 28
                            MISCELLANEOUS PROVISIONS

         28.1 Captions. The captions used herein are for convenience only and do
not limit or amplify the provisions hereof. Whenever the singular is used the
same shall include the plural, and words of any gender shall include the other
gender.

         28.2 Waiver. 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 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 shall not be
deemed to waive or render unnecessary consent to or approval of any subsequent
similar act.

         28.3 Entire Agreement. This Lease contains the entire agreement between
the parties and no agreement shall be effective to change, modify or terminate
this Lease in whole or in part unless such agreement is in writing and duly
signed by the parties hereto.

                                       33
<PAGE>   39

         28.4 Severability. The invalidity or unenforceability of any provision
hereof shall not affect or impair any other provision.

         28.5 Modification. Should any future mortgagee or beneficiary under a
deed of trust require a modification of this Lease, which modification will not
bring about any increased cost or expense to Tenant or will not in any way
substantially or materially change the rights and obligations of Tenant
hereunder, then and in such event, Tenant agrees that this Lease may be so
modified.

         28.6 Governing Law. This Lease shall be governed by and construed
pursuant to the laws of the State of Colorado.

         28.7 Successors and Assigns. The covenants and conditions herein
contained shall inure to and bind the respective heirs, permitted successors,
executors, administrators and assigns of the parties hereto, and the terms
"Landlord" and "Tenant" shall include the successors and assigns of either such
party, whether immediate or remote, except as otherwise specifically set forth
in this Lease to the contrary.

         28.8 Authorization to Execute. The parties executing this Lease on
behalf of Tenant hereby covenant and warrant that (i) in the event Tenant
hereunder shall be a corporation, Tenant is a duly qualified corporation and all
steps have been taken prior to the date hereof to qualify Tenant to do business
in the State of Colorado; (ii) all franchise and corporate or other applicable
taxes have been paid to date, and all future forms, reports, fees and other
documents necessary to comply with applicable laws will be filed, Tenant is
authorized to perform its obligations under this Lease and the person executing
this Lease is duly authorized to do so on behalf of Tenant.

         28.9 Guaranty of Lease. Intentionally Omitted.

         28.9 Approval of Documents. Landlord's approval of Tenant's plans for
work performed by Landlord or Tenant in the Premises shall create no
responsibility or liability on the part of Landlord for their completeness,
design, sufficiency, or compliance with any laws, rules, or regulations of
governmental agencies or authorities.

         28.10 Prime Rate. As used herein, Prime Rate shall be the rate
published in the Midwestern Edition of The Wall Street Journal under "Money
Rates." If for any reason the prime rate is no longer published in The Wall
Street Journal, then Landlord shall select another financial publication and
reasonably equivalent announced rate as the "Prime Rate."

                                   ARTICLE 29
                            SUBSTITUTION OF PREMISES

         Intentionally Deleted

                                   ARTICLE 30
                                    RECORDING

         Tenant agrees not to place this Lease of record unless requested to
execute a Memorandum of Lease by Landlord, which may, at Landlord's option, be
placed of record.

                                       34
<PAGE>   40

         Any recording by Tenant without Landlord's prior written consent shall
at Landlord's option be deemed a default pursuant to Article 24 hereof and
Landlord shall have all of the rights and remedies set forth therein.

                                   ARTICLE 31
                               REAL ESTATE BROKER

         Landlord and Tenant each represent and warrant to the other that it has
not dealt with any broker in connection with this Lease, and that insofar as it
knows, no other broker negotiated or participated in the negotiations of this
Lease, or submitted or showed the Premises, or is entitled to any commission in
connection herewith (except Tenant's brokers McBride and Company LLC ("McBride")
and Landlord's listing brokers Cushman & Wakefield of Colorado, Inc.
("Cushman")) and each party agrees to indemnify the other against any liability
arising from a breach of this representation and warranty including reasonable
attorney's fees. Landlord shall pay Cushman's fee. The parties acknowledge that
McBride and Cushman have a separate agreement, regarding the payment of
McBride's fee.

                                   ARTICLE 32
                                 RENT PREPAYMENT

         Intentionally Omitted.

                                   ARTICLE 33
                                OTHER PROVISIONS

         33.1 Option to Extend.

                  (1) Tenant shall have an option to extend the Lease for one
(1) additional term of five (5) years. In order to exercise such option, Tenant
shall notify Landlord in writing at least two hundred seventy (270), but not
more than three hundred sixty (360), days prior to the expiration of the
respective lease term of its election to exercise the option, upon which time
Landlord shall submit in writing within thirty (30) days thereafter a proposal
for the then current Market Base Rental Rate (per rentable square foot per
annum) for the extended term. Tenant shall have thirty (30) days from the
receipt of said notice to (i) accept the proposed Market Base Rental Rate in
writing to Landlord, (ii) to reject the Market Base Rental Rate and elect the
appraisal process set forth below, or (iii) elect not to extend. If Tenant
elects not to extend or fails to timely exercise its option, time being of the
essence, [all of] the option(s) shall automatically terminate and be of no
further force and effect and this Lease shall terminate upon expiration of the
then Lease term. Any such extension shall be upon all of the terms, conditions
and covenants of this Lease except as to (A) the amount of Base Rent, which
shall be determined as set forth herein, (B) options to extend, options to
expand, and rights of refusal, which shall not be applicable, and (C) Tenant
allowances or other concessions which shall not be applicable to the extension
term. As used herein, "Market Base Rental Rate" shall mean the then Base Rental
Rate for comparable first class multi-tenant office buildings of comparable
size, location and age in Broomfield, Colorado, at such time, taking into
account the following factors: (i) rent per rentable square foot; (ii) operating
expenses and real estate tax

                                       35
<PAGE>   41

payments; (iii) current rental escalators; and (iv) rental concessions, if any,
as applicable to market renewals of leases.

                  (2) If Tenant, by written notice delivered no later than seven
(7) days after the date Landlord notifies Tenant of the Market Base Rental Rate,
objects to the Market Base Rental Rate determined by Landlord and elects to
submit the rate determination to appraisal, then, within seven (7) days of the
date of Tenant's objection, each party shall appoint a non-affiliated certified
M.A.I. Appraiser that has at least five (5) years' full-time commercial
appraisal experience in Broomfield, Colorado (or any successor county thereto)
to determine the Market Base Rental Rate, such process to be completed within
twenty (20) days after the date of the appointment of the last appraiser. If a
party does not appoint a qualified appraiser within five (5) days after the
other party has given notice of the name of its appraiser then the single
appraiser shall be the sole appraiser and shall set the Market Base Rental Rate.
The appraisers appointed by the parties shall meet promptly and attempt to set
the Market Base Rental Rate. If they are unable to agree on the Market Base
Rental Rate within twenty (20) days after the date the second appraiser has been
appointed, they shall elect a third appraiser meeting the qualifications stated
in this paragraph within seven (7) days after the last day the two (2)
appraisers are to set the Market Base Rental Rate. If the appraisers are unable
to agree on the third appraiser within said time frame, either of the parties to
this Lease, after giving five (5) days' prior written notice to the other party,
may apply to the then president of the real estate board of Denver, Colorado for
the selection of a third appraiser who meets the qualifications stated in this
Section, which selection shall be made within three (3) business days. All
determinations of Market Base Rental Rate shall be subject to the limitations on
Market Base Rental Rate set forth in the first paragraph of this Section. Each
of the parties shall pay for the appraiser appointed by it and shall bear
one-half of the cost of appointing the third appraiser and of paying the third
appraiser's fee. The third appraiser, however selected, shall be a person who
has not previously acted in any capacity for either party.

                  (3) Within twenty (20) days after the selection of the third
appraiser, the third appraiser shall determine the Market Base Rental Rate and
all three of the appraiser's Market Base Rental Rates shall be averaged
excluding any single Market Base Rental Rate which is either ten percent (10%)
higher or lower than the middle appraisal of Market Base Rental Rate and the
remaining appraisals shall then be averaged.

                  (4) If the Market Base Rental Rate is not established for the
extended term prior to its commencement, Tenant shall continue to pay the
applicable Base Rent required for the last full month of the Lease term until
the appraisers have made their determination. The Market Base Rental Rate in
question, when finally determined by the appraisers, shall be retroactive to the
commencement of the extension term, and the first Base Rent payment becoming due
after the determination of the applicable Market Base Rental Rate shall include
the retroactive amounts of monthly Base Rent installments accrued and unpaid. In
no event may either Landlord or Tenant elect not to extend the Lease based upon
the Market Base Rental Rate established in accordance herewith.

                  (5) This option to extend may not be exercised and the Lease
shall not be extended if Tenant is in default which default is not cured within
any applicable cure periods this Lease has been sublet or assigned.

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                  (6) Time is of the essence hereof, any failure of Tenant to
give any notice required hereunder within the required time period shall render
this option null and void.

                  (7) This option shall terminate with respect to any Suite that
is sublet or assigned in whole or in part. For example, if 15,000 rentable
square feet of Suite 600 are sublet for all or any portion of the Lease Term
then the option terminates as to all of Suite 600, including the portion not
sublet. The Tenant shall have the option to extend on only the Suites that it
has not sublet or assigned. In no event shall any subtenant or assignee have any
right to extend. Upon an extension exercised by Tenant in accordance herewith
for the remaining Suites which were not sublet nor assigned, then this Lease
will be amended reducing the Premises and Tenant's Pro Rata Share accordingly.
All determinations of Market Base Rental Rate shall be made based upon the
amended Premises.

         33.2 Parking. Landlord represents that the Building Complex shall be
constructed to provide not less than four and one-half (4.5) parking spaces for
every one thousand (1000) square feet of Rentable Area of the Building inclusive
of handicapped and visitor parking, subject to requirements of any governmental
entity and the architectural control committee. Should Landlord provide reserved
parking to any tenant in the Building, Tenant shall receive its proportionate
share of reserved parking. For example, if a two thousand square foot tenant
received two reserved parking spaces (1/1000 square feet), then Tenant would
receive one reserved space for every 1000 square feet leased by Tenant. If
Tenant already had one reserved parking space for every two thousand square feet
leased, it would receive only such additional reserved spaces to bring its ratio
to one space per thousand square feet of leased space. If other tenants are
required to pay for such reserved spaces, then Tenant's reserved spaces would be
paid for on the same terms.

         33.3 Vacation. Tenant may, provided it complies with all other terms of
the Lease including payment of Rent, vacate the Premises in whole or in part
provided Tenant gives Landlord thirty (30) days prior written notice of its
intent to vacate.

         33.4 Antenna. Tenant shall have the right at its own expense at any
time and from time to time during the term hereof, provided it is not in default
hereunder to install, repair, maintain and replace two (2) antennas or satellite
dishes pursuant to and in accordance with the Antenna License attached hereto as
Exhibit F attached hereto and incorporated herein by this reference.

         33.5 Generator. Prior to the First Suite Commencement Date the Landlord
and Tenant shall reasonably coordinate on the provision of supplemental
generator service for the customer service center located in the Tenant's
premises. If Landlord can reasonably accommodate Tenant using the generator for
the Building then the parties as part of the Tenant Improvement Work for the
respective Suite in which the customer service center is located shall
incorporate the provision of generator services to the customer service center.
The Tenant understands that using the Landlord's generator shall not subject
Landlord to any liability, cost or expense of any kind or nature, including any
failure of the generator to work or work properly, and Tenant, in consideration
of Landlord permitting Tenant the use of Landlord's generator, releases
Landlord, its agents, employees and property manager and agrees to hold such
parties harmless from any and all claims, damages or expenses of any kind or
nature arising from or related to the Landlord's generator. If Landlord and
Tenant cannot for any reason agree upon use of Landlord's generator then Tenant
shall have the right to install a generator solely for the use of its customer
service center on the roof of the Building. The

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<PAGE>   43

parties agree to enter into a "Generator License" Agreement for the generator
substantially in the same form as the Antenna License Agreement excluding
provisions unique to antennas and including provisions which would be applicable
to a small generator using natural gas.

                            [SIGNATURE PAGES FOLLOW]

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<PAGE>   44

         IN WITNESS WHEREOF, the parties hereto have executed this Lease this
6th day of October, 2000.

                            LANDLORD:

                            AMBER DRIVE I, L.L.C., a Delaware limited liability
                            company

                            By: AMBERJACK, LTD., an Arizona limited partnership,
                                its managing member

                                By: /s/ Steven F. Clark
                                Name: Steven F. Clark
                                Title: President Prime West Development, Inc.
                                       Agent for Landlord

                                By: /s/ James C. Crain
                                Name: James C. Crain
                                Title: V.P Operations, Prime West Developments,
                                       Inc. Agent for Landlord

                            TENANT:

                            MCDATA CORPORATION, a Delaware corporation

                            By: /s/ John F. McDonnell
                            Name: John F. McDonnell
                            Title: CEO, Chairman

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