Document:

Exhibit 10.3

                            FIRST AMENDMENT TO LEASE

                            KINGSTON ANDRITA LLC
                            c/o Kingston Investors Corp.
                              135 East 57th Street
                            New York, New York 10021

                                                  May 15, 2002

Playboy Entertainment Group, Inc.
9242 Beverly Boulevard
Beverly Hills, California  90210

            Re:   Lease dated as of September 20, 2001 between Kingston Andrita
                  LLC, as landlord, and Playboy Entertainment Group, Inc., as
                  tenant, covering premises located at 3030 Andrita Street, Los
                  Angeles, California (the "Lease")

Ladies and Gentlemen:

Reference is made to the captioned Lease. Capitalized terms used, but not
defined, herein, shall have the meanings ascribed to them in the Lease.

In consideration of Ten Dollars ($10.00) and other good and valuable
consideration, the receipt of which hereby is acknowledged, this is to confirm
our agreement to amend the Lease as follows:

1.    The last paragraph of Section 2.2(d)(i) of the Lease hereby is amended as
      follows: (a) the date "June 1, 2002" is deleted from each place it
      appears, and the date "August 1, 2002" is substituted therefor; (b) the
      date "June 15, 2002" is deleted from each place it appears, and the date
      "August 15, 2002" is substituted therefor; and (c) the date "June 30,
      2002" is deleted from each place it appears, and the date "August 31,
      2002" is substituted therefor.

2.    The first paragraph of Section 2.2(d)(ii) of the Lease hereby is amended
      as follows: the date "June 15, 2002" is deleted from each place it
      appears, and the date "August 1, 2002" is substituted therefor.

3.    You have requested an open ceiling modification to that portion of
      Landlord's Work being performed in the Playboy Office Space, which
      modification currently is estimated to cause the cost of Landlord's Work
      to increase by approximately $90,000. Notwithstanding that pursuant to the
      terms of the Lease the cost of such modification would be a Playboy Office
      Work Change Cost, the actual cost of such open ceiling modification shall
      be deemed to be Shared Excess with respect to the Playboy Office Space,
      and you will pay for 50% of such increased cost in accordance with Section
      15.3(e)(y) of the Lease. That portion of such actual increased cost which
      is the responsibility of the undersigned shall be excluded from

<PAGE>
                                      -2-

      Landlord's share of the Shared Excess solely for purposes of the
      calculation of the increase in Base Rent pursuant to Section 2.2(e) of the
      Lease.

4.    At your request, the existing approved plans for Landlord's Work will be
      modified by the undersigned in order to provide more natural light by
      leaving existing windows exposed in offices on the Fletcher Drive side of
      the premises, as per the plan attached hereto as Exhibit A (rather than to
      cover them as contemplated by such existing approved plans for Landlord's
      Work). Notwithstanding that pursuant to the terms of the Lease the cost of
      such modification would be a Playboy Office Work Change Cost, the
      undersigned shall be responsible for 100% of any increase in the cost of
      Landlord's Work that is caused by such changes (i.e., such cost shall not
      be deemed to be a Playboy Office Work Change Cost or Shared Excess), and,
      provided they are consistent with the changes contemplated by Exhibit A
      attached hereto, the modifications to such existing plans to be made by
      the undersigned due to such changes shall not be subject to your approval.

5.    Notwithstanding anything in the Lease to the contrary, the Master Control
      Room Rent Start Date shall be deemed to be the earlier of (a) that date on
      which you commence to use or occupy all or part of the Master Control Room
      for any purpose and (b) the date on which the work set forth in those
      certain Directrix Plans dated 11/16/01 and the Andrita Studios-Directrix
      Specifications dated November 2001 (excluding permanent air conditioning
      and a certificate of occupancy [or its equivalent]) with respect to the
      Master Control Room (the "MCR" Work) is substantially completed. The MCR
      Work shall be deemed substantially completed when it is completed to such
      an extent that only minor or insubstantial details of construction,
      mechanical adjustment or decoration shall remain to be performed, the
      completion of which shall not materially interfere with the use of the
      Master Control Room for its intended use. In addition, in the event that
      any Tenant Delay causes a delay in the substantial completion of the MCR
      Work, then the MCR Work shall be deemed substantially completed on the
      date on which it would have been substantially completed but for such
      Tenant Delay.

6.    The undersigned hereby waives any Tenant Delays that may have occurred
      through the date hereof with respect to the performance of Landlord's
      Work. Nothing herein, however, shall constitute a waiver by the
      undersigned of any Tenant Delay that occurs after the date hereof.

Except as set forth hereinabove, all of the terms, covenants and conditions of
the Lease hereby are ratified and confirmed and shall remain in full force and
effect.

Each party hereto represents and warrants that it has not dealt with any broker
or brokers in connection with this letter agreement and agrees to defend, save
and hold the other harmless from any claims for fees and commissions and against
any liability (including reasonable attorneys' fees and disbursements) by reason
of the indemnifying party's breach of such representation and warranty.

This letter agreement shall be binding upon and shall inure to the benefit of
the parties hereto and their respective successors and permitted assigns.

This letter agreement may be executed in counterparts, each of which shall be
deemed to be an original, and all of which, taken together, shall constitute one
and the same agreement.

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                                      -3-

This letter agreement shall be deemed to constitute the First Amendment to the
Lease.

Each party hereby agree to execute such other or further documentation as may
reasonably be required in order to effectuate the intended purposes of this
letter agreement.

Kindly indicate your agreement to the foregoing by signing this letter agreement
in the space provided below.

                                                 Very truly yours,

                                                 KINGSTON ANDRITA LLC

                                                 By: /s/ E. Peter Krulewitch
                                                     ---------------------------
                                                         Name:
                                                         Title:

ACCEPTED AND AGREED TO:

PLAYBOY ENTERTAINMENT GROUP, INC.

By: /s/ James L. English
   ---------------------------------
    Name: James L. English
    Title: President

CONSENTED TO:

Playboy Enterprises, Inc., Guarantor

By: /s/ Howard Shapiro
   ---------------------------------
    Name: Howard Shapiro
    Title: Ex. VP

CapitalSource Finance LLC

By: /s/ Michael C. Szwajkowski
   ---------------------------------
    Name: Michael C. Szwajkowski
    Title: Managing Director

<PAGE>

                                   EXHIBIT A

                               [map of floor plan]EXHIBIT 10.4

                              Industrial Net Lease

                             2706 Media Center Drive
                         Los Angeles Media Tech Center I
                          Los Angeles, California 90031

                       LOS ANGELES MEDIA TECH CENTER, LLC,
                      a Delaware limited liability company,

                                   as Landlord

                                       and

                            PLAYBOY ENTERPRISES, INC.
                             a Delaware corporation

                                    as Tenant

                                       1
<PAGE>

                                Table of Contents

Section                                                                     Page

1.    Basic Provisions.........................................................1
      1.1      Parties.........................................................1
      1.2      Premises........................................................1
      1.3      Term............................................................1
      1.4      Base Rent.......................................................1
      1.5      Tenant's Share of Operating Expenses............................1
      1.6      Intentionally Deleted...........................................1
      1.7      Security Deposit................................................1
      1.8      Permitted Use...................................................1
      1.9      Parking.........................................................1
      1.10     Addenda.........................................................1
      1.11     Exhibits........................................................1
      1.12     Address for Rent Payments.......................................1

2.    Premises and Common Areas................................................1
      2.1      Letting.........................................................1
      2.2      Common Areas - Definition.......................................2
      2.3      Common Areas - Tenant's Rights..................................2
      2.4      Common Areas - Rules and Regulations............................2
      2.5      Common Area Changes.............................................2

3.    Term.....................................................................2
      3.1      Term............................................................2
      3.2      Delay in Possession.............................................2
      3.3      Commencement Date Certificate...................................2

4.    Rent.....................................................................2
      4.1      Base Rent.......................................................2
      4.2      Operating Expenses..............................................3

5.    Security Deposit.........................................................6

6.    Use......................................................................6
      6.1      Permitted Use...................................................6
      6.2      Hazardous Substances............................................6
      6.3      Tenant's Compliance with Requirements..........................10
      6.4      Inspection; Compliance with Law................................10
      6.5      Tenant Move-in Questionnaire...................................10

7.    Maintenance, Repairs, Trade Fixtures and Alterations....................10
      7.1      Tenant's Obligations...........................................10
      7.2      Landlord's Obligations.........................................10
      7.3      Alterations....................................................11
      7.4      Surrender/Restoration..........................................11

8.    Insurance; Indemnity....................................................11
      8.1      Payment of Premiums............................................11
      8.2      Tenant's Insurance.............................................11
      8.3      Landlord's Insurance...........................................11
      8.4      Release and Waiver of Subrogation..............................12
      8.5      Indemnity......................................................12
      8.6      Exemption of Landlord from Liability...........................12

9.    Damage or Destruction...................................................12
      9.1      Termination Right..............................................12
      9.2      Intentionally Deleted..........................................13

10.   Real Property Taxes.....................................................13
      10.1     Payment of Real Property Taxes.................................13
      10.2     Real Property Tax Definition...................................13
      10.3     Additional Improvements........................................13
      10.4     Joint Assessment...............................................13
      10.5     Tenant's Property Taxes........................................13

11.   Utilities...............................................................13

12.   Assignment and Subletting...............................................13
      12.1     Landlord's Consent Required....................................13

13.   Default; Remedies.......................................................14
      13.1     Default........................................................14
      13.2     Remedies.......................................................14
      13.3     Late Charges...................................................15
      13.4     Default by Landlord............................................15

14.   Condemnation............................................................16

                                       -i-
<PAGE>

15.   Estoppel Certificate and Financial Statements...........................16
      15.1     Estoppel Certificate...........................................16
      15.2     Financial Statement............................................16

16.   Additional Covenants and Provisions.....................................16
      16.1     Severability...................................................16
      16.2     Interest on Past-Due Obligations...............................16
      16.3     Time of Essence................................................16
      16.4     Landlord Liability.............................................16
      16.5     No Prior or Other Agreements...................................16
      16.6     Notice Requirements............................................17
      16.7     Date of Notice.................................................17
      16.8     Waivers........................................................17
      16.9     Holdover.......................................................17
      16.10    Cumulative Remedies............................................17
      16.11    Binding Effect: Choice of Law..................................17
      16.12    Landlord.......................................................17
      16.13    Attorneys' Fees and Other Costs................................17
      16.14    Landlord's Access; Showing Premises; Repairs...................17
      16.15    Signs..........................................................17
      16.16    Termination; Merger............................................18
      16.17    Quiet Possession...............................................18
      16.18    Subordination; Attornment; Non-Disturbance.....................18
      16.19    Rules and Regulations..........................................18
      16.20    Security Measures..............................................18
      16.21    Reservations...................................................18
      16.22    Conflict.......................................................19
      16.23    Offer..........................................................19
      16.24    Amendments.....................................................19
      16.25    Multiple Parties...............................................19
      16.26    Authority......................................................19
      16.27    Letter of Credit...............................................19
      16.28    Right of First Offer...........................................19
      16.29    Consent/Duty to Act Reasonably.................................20
      16.30    Abatement of Rent..............................................20
      16.31    Brokers........................................................21

                                      -ii-

<PAGE>

                                    Glossary

      The following terms in the Lease are defined in the paragraphs opposite
the terms.

         Term                                            Defined in Paragraph

         Additional Rent                                            4.1
         Applicable Requirements                                    6.3
         Assign                                                     12.1
         Base Rent                                                  1.4
         Basic Provisions                                           1
         Building                                                   1.2
         Building Operating Expenses                                4.2(b)
         Code                                                       12.1(a)
         Commencement Date                                          1.3
         Commencement Date Certificate                              3.3
         Common Areas                                               2.2
         Common Area Operating Expenses                             4.2(b)
         Condemnation                                               14
         Default                                                    13.1
         Expiration Date                                            1.3
         HVAC                                                       4.2(a)(x)
         Hazardous Substance                                        6.2
         Indemnity                                                  8.5
         Industrial Center                                          1.2
         Landlord                                                   1.1
         Landlord Entities                                          6.2(c)
         Lease                                                      1.1
         Lenders                                                    6.4
         Mortgage                                                   16.18
         Operating Expenses                                         4.2
         Party/Parties                                              1.1
         Permitted Use                                              1.8
         Premises                                                   1.2
         Prevailing Party                                           16.13
         Real Property Taxes                                        10.2
         Rent                                                       4.1
         Reportable Use                                             6.2
         Requesting Party                                           15
         Responding Party                                           15
         Rules and Regulations                                      2.4, 16.19
         Security Deposit                                           1.7, 5
         Taxes                                                      10.2
         Tenant                                                     1.1
         Tenant Acts                                                9.2
         Tenant's Entity                                            6.2(c)
         Tenant's Share                                             1.5
         Term                                                       1.3
         Use                                                        6.1

                                     -iii-
<PAGE>

                              Industrial Net Lease

1. Basic Provisions ("Basic Provisions").

      1.1 Parties. This Lease ("Lease") dated April 23, 2002 is made by and
between Los Angeles Media Tech Center, LLC, a Delaware limited liability company
("Landlord"), and Playboy Enterprises, Inc., a Delaware corporation ("Tenant"),
(collectively, the "Parties" or individually, a "Party").

      1.2 Premises. The premises ("Premises"), which are the subject of this
Lease, are located in the industrial center commonly known as Los Angeles Media
Tech Center I (the "Industrial Center"). The Premises are:

            [x] Approximately 60,000 square feet of space, as measured by the
BOMA Standard as described in Section 2.1 of this Lease, located at 2706 Media
Center Drive, Suite 100, Los Angeles, CA as depicted on Exhibit A. This space is
a part of the building ("Building") which is also identified on Exhibit A.

If the Premises are all of the Building, there shall, for purposes of this
Lease, be no distinction between the words "Premises" or "Building." Tenant
shall have nonexclusive rights to the Common Areas (as defined in Paragraph 2.2
below) but, except as specifically provided herein, shall not have any rights to
the roof, exterior walls, or utility raceways of the Building or to any other
buildings in the Industrial Center. The Industrial Center consists of the
Premises, the Building, the Common Areas, the land upon which they are located,
and all other buildings and improvements within the boundaries of the Industrial
Center.

      1.3 Term. Ten (10) years ("Term") commencing on August 1, 2002 (the
"Scheduled Commencement Date") subject to the provisions of Section 3.2 below
and ending ten (10) years thereafter ("Expiration Date") subject to Tenant's
rights to extend the Term in accordance with Addendum 2. The Scheduled
Commencement Date, or any later date upon which the Term commences, is here
called the "Commencement Date."

      1.4 Base Rent. $99,000 per month ("Base Rent"). $99,000.00 is payable on
execution of this Lease for the first full month's Base Rent.

      1.5 Tenant's Share of Operating Expenses ("Tenant's Share").

          (a)      Common Area Operating Expenses:    15.06%
                                                      -----
          (b)      Building Operating Expenses:       71.25%
                                                      -----

      1.6 Intentionally Deleted. .

      1.7 Security Deposit. $99,000.00 ("Security Deposit")

      1.8 Permitted Use ("Permitted Use"). The Premises shall be used solely for
offices including offices for multimedia entertainment and other related office
uses, including, without limitation, offices for the operation of an adult
entertainment company, but only to the extent permitted by the certificate of
occupancy issued by the City of Los Angeles, California.

      1.9 Parking. A number of non-exclusive and non-designated parking spaces
equal to 3.5 spaces per 1,000 rentable square feet of the Premises at no charge
to Tenant during the initial term and any extensions thereto.

      1.10 Addenda. Attached hereto are the following Addenda, all of which
constitute a part of this Lease:

           (a)      Addendum 1:       Rent Adjustment Addendum
           (b)      Addendum 2:       Option to Extend
           (c)      Addendum 3:       Tenant Improvement Addendum

      1.11 Exhibits. Attached hereto are the following Exhibits, all of which
constitute a part of this Lease:

         Exhibit A: Description of Premises
         Exhibit B: Commencement Date Certificate
         Exhibit C: Tenant Move-in and Lease Renewal Environmental Questionnaire
         Exhibit D: Intentionally Deleted
         Exhibit E: Agreement and Covenant Not to Sue
         Exhibit F: Comfort Letter

      1.12 Address for Rent Payments. All amounts payable by Tenant to Landlord
shall, until further notice from Landlord, be paid to Landlord at the following
address:

      Los Angeles Media Tech Center, LLC
      c/o Legacy Partners Commercial, Inc.
      P.O. Box 847636
      Dallas, TX  75284-7636

2. Premises and Common Areas.

      2.1 Letting. Landlord hereby leases to Tenant and Tenant hereby leases
from Landlord the Premises upon all of the terms, covenants, and conditions, set
forth in this Lease. The statement of square footage set forth in this Lease

                                      -1-
<PAGE>

or that may have been used in calculating Base Rent and/or Operating Expenses is
reasonable and is based upon the standards set forth in ANSI Z69.1-1996, as
promulgated by the Building Owners and Managers Association ("BOMA Standard").

      2.2 Common Areas - Definition. "Common Areas" are all areas and facilities
outside the Premises and within the exterior boundary line of the Industrial
Center and interior utility raceways within the Premises that are provided and
designated by the Landlord from time to time for the general nonexclusive use of
Landlord, Tenant, and other tenants of the Industrial Center and their
respective employees, suppliers, shippers, tenants, contractors, and invitees.

      2.3 Common Areas - Tenant's Rights. Landlord hereby grants to Tenant, for
the benefit of Tenant and its employees, suppliers, shippers, contractors,
customers, and invitees, during the term of this Lease, the nonexclusive right
to use, in common with others entitled to such use, the Common Areas as they
exist from time to time, subject to any rights, powers, and privileges reserved
by Landlord under the terms hereof or under the terms of any rules and
regulations or covenants, conditions, and restrictions governing the use of the
Industrial Center.

      2.4 Common Areas - Rules and Regulations. Landlord shall have the
exclusive control and management of the Common Areas and shall have the right,
from time to time, to establish, modify, amend, and enforce reasonable Rules and
Regulations with respect thereto in accordance with Paragraph 16.19.

      2.5 Common Area Changes. Landlord shall have the right, in Landlord's sole
discretion, from time to time:

            (a) to make changes to the Common Areas, including, without
limitation, changes in the locations, size, shape, and number of driveways,
entrances, parking spaces, parking areas, loading and unloading areas, ingress,
egress, direction of traffic, landscaped areas, walkways, and utility raceways;

            (b) to close temporarily any of the Common Areas for maintenance
purposes so long as reasonable access to the Premises remains available;

            (c) to designate other land outside the boundaries of the Industrial
Center to be a part of the Common Areas;

            (d) to add additional buildings and improvements to the Common
Areas;

            (e) to use the Common Areas while engaged in making additional
improvements, repairs, or alterations to the Industrial Center, or any portion
thereof; and

            (f) to do and perform such other acts and make such other changes
in, to, or with respect to the Common Areas and Industrial Center as Landlord
may, in the exercise of sound business judgment, deems to be appropriate.
However, Landlord shall not make any changes to the Common Areas which would
materially (i) deprive Tenant of access to or parking for the Premises as set
forth in Section 1.9 of this Lease or (ii) interfere with Tenant's use and
enjoyment of the Premises.

3. Term.

      3.1 Term. The Commencement Date, Expiration Date, and Term of this Lease
are as specified in Paragraph 1.3.

      3.2 Delay in Possession. Landlord shall use commercially reasonable
efforts to deliver the Premises to Tenant by the Scheduled Commencement Date. If
for any reason beyond Landlord's reasonable control, Landlord cannot deliver
possession of the Premises to Tenant by the Scheduled Commencement Date in the
condition required hereunder, Landlord shall not be subject to any liability
therefor, nor shall such failure affect the validity of this Lease or the
obligations of Tenant hereunder. In such case, Tenant shall not, except as
otherwise provided herein, be obligated to pay Rent or perform any other
obligation of Tenant under the terms of this Lease until Landlord delivers
possession of the Premises to Tenant in the condition required hereunder. If
Landlord is unable to deliver the Premises to Tenant by the Scheduled
Commencement Date in the condition required hereunder for any reason except for
one caused by Tenant or its agents or contractors, the term of the Lease shall
commence on the earlier of (a) the date Tenant takes possession of the Premises
for the conduct of its business or (b) 20 days following notice to Tenant that
Landlord is prepared to tender possession of the Premises to Tenant in the
condition required hereunder. If possession of the Premises is not delivered to
Tenant within 60 days after the Scheduled Commencement Date and such delay is
not due to Tenant's acts, failure to act, or omissions, Tenant may by notice in
writing to Landlord given at any time prior to Landlord's delivery of the
Premises in the condition required hereunder cancel this Lease and the parties
shall be discharged from all obligations hereunder. If such written notice of
Tenant is not received by Landlord within said 20-day period, Tenant's right to
cancel this Lease shall terminate.

      3.3 Commencement Date Certificate. At the request of Landlord, Tenant
shall execute and deliver to Landlord a completed certificate ("Commencement
Date Certificate") in the form attached hereto as Exhibit B.

4. Rent.

      4.1 Base Rent. Tenant shall pay to Landlord Base Rent and other monetary
obligations of Tenant to Landlord under the terms of this Lease (such other
monetary obligations are herein referred to as "Additional Rent") in lawful
money of the United States, without offset or deduction, except as expressly
provided herein, in advance on or before the first day of each month. Base Rent
and Additional Rent for any period during the term hereof which is for less than
one full month shall be prorated based upon the actual number of days of the
month involved. Payment of Base

                                      -2-
<PAGE>

Rent and Additional Rent shall be made to Landlord at its address stated herein
or to such other persons or at such other addresses as Landlord may from time to
time designate in writing to Tenant. Base Rent and Additional Rent are
collectively referred to as "Rent." All monetary obligations of Tenant to
Landlord under the terms of this Lease are deemed to be Rent.

      4.2 Operating Expenses. Tenant shall pay to Landlord on the first day of
each month during the term hereof, in addition to the Base Rent, Tenant's Share
of all Operating Expenses in accordance with the following provisions:

            (a) "Operating Expenses" are all reasonable costs incurred by
Landlord relating to the ownership and operation of the Industrial Center,
Building, and Premises including, but not limited to, the following:

                  (i)   The operation, repair, maintenance, and replacement in
                        neat, clean, good order, and condition of the Common
                        Areas, including parking areas, loading and unloading
                        areas, trash areas, roadways, sidewalks, walkways,
                        parkways, driveways, landscaped areas, striping,
                        bumpers, irrigation systems, drainage systems, lighting
                        facilities, fences and gates, exterior signs, and tenant
                        directories.

                  (ii)  Water, gas, electricity, telephone, and other utilities
                        servicing the Common Areas.

                  (iii) Trash disposal, property management, and security
                        services.

                  (iv)  Intentionally omitted

                  (v)   Real Property Taxes.

                  (vi)  Premiums for the insurance policies maintained by
                        Landlord under Paragraph 8 hereof.

                  (vii) Intentionally omitted

                  (viii) Intentionally omitted

                  (ix)  Maintenance of the Building including, but not limited
                        to, painting, caulking, and repair and replacement of
                        Building components, including, but not limited to,
                        roof, elevators, and fire detection and sprinkler
                        systems.

                  (x)   Heating, ventilating, and air conditioning systems
                        ("HVAC").

                  (xi)  If Tenant fails to maintain the Premises, any expense
                        incurred by Landlord for such maintenance.

            (b) Notwithstanding any other provision of this Lease, Operating
Expenses shall not include:

                  1.    Leasing commissions and/or expenses and advertising and
                        promotional expenses.

                  2.    Legal fees or other professional or consulting fees in
                        connection with the negotiation of tenant leases.

                  3.    Repairs required to cure violations of laws enacted
                        prior to the date of the Lease.

                  4.    The cost of repairs or replacements incurred by reason
                        of fire or other casualty or condemnation.
                        Notwithstanding the foregoing, Landlord's reasonable
                        insurance deductibles shall be deemed as Operating
                        Expenses.

                  5.    Damage and repairs necessitated by the negligence or
                        willful misconduct of Landlord, Landlord's employees or
                        agents.

                  6.    Compensation paid to officers or executives of the
                        Landlord above the level of property manager.

                  7.    That portion of salaries of service personnel to the
                        extent such salaries are applicable and relate to
                        performance of services by such personnel other than in
                        connection with the management, operation, repair or
                        maintenance of the Industrial Center.

                  8.    Legal fees, accounting fees and other expenses incurred
                        specifically in connection with disputes with tenants or
                        occupants of the Industrial Center or associated with
                        the enforcement of the terms of any leases with tenants
                        of the defense of Landlord's title or interest in the
                        Industrial Center or any part thereof.

                  9.    Costs (including permits, licensing and inspection fees)
                        incurred in renovations or otherwise improving,
                        decorating, painting, or altering space generally held
                        for lease to tenants or other occupants (excluding
                        common areas) in the Industrial Center.

                  10.   Any cash or other consideration paid by Landlord on
                        account of, with respect to, or in

                                      -3-
<PAGE>

                        lieu of the tenant work or alterations, excluding the
                        Common Areas.

                  11.   Cost of any service provided to tenants or other
                        occupants of the Industrial Center for which Landlord is
                        entitled to be reimbursed.

                  12.   Interest and principal payments on mortgages and/or
                        refinancing costs and rent under any ground lease.

                  13.   Depreciation.

                  14.   Costs involved in the organization of Industrial Center
                        ownership.

                  15.   Costs incurred to monitor, remove, remediate,
                        encapsulate or otherwise contain any environmental
                        problems in the Industrial Center, or otherwise incurred
                        in complying with the requirements of any governmental
                        authority, laws, ordinances or regulations pertaining to
                        environmental problems, except for those costs caused by
                        Tenant or arising from Tenant's use of the Premises.

                  16.   Landlord shall not collect in excess of one hundred
                        percent (100%) of Operating Expense and shall not
                        recover any items of cost more than once.

                  17.   Costs incurred by Landlord to the extent that Landlord
                        is reimbursed by insurance proceeds or is otherwise
                        reimbursed.

                  18.   Advertising and promotional expenditures (whether for
                        existing tenants or in order to attract new tenants),
                        and costs of acquisition and maintenance of signs in or
                        on the Project identifying the owner of the Project or
                        other tenants except to the extent such identification
                        is incorporated into any directional, monument or
                        directory signs.

                  19.   Marketing costs, including leasing commissions,
                        attorneys' fees (in connection with the negotiation and
                        preparation of letters, deal memos, letters of intent,
                        leases, subleases and/or assignments), space planning
                        costs, and other costs and expenses incurred in
                        connection with the lease, sublease and/or assignment
                        negotiations and transactions with present or
                        prospective tenants or other occupants of the Project.

                  20.   Costs, including permit, license and inspection costs,
                        incurred with respect to the installation of tenants' or
                        other occupants' improvements made for tenants or other
                        occupants in the Building or incurred in renovating or
                        otherwise improving, decorating, painting or
                        redecorating vacant space for tenants or other occupants
                        of the Building.

                  21.   Expenses in connection with services or other benefits
                        which are not offered to Tenant or for which Tenant is
                        charged for directly.

                  22.   Costs incurred by Landlord due to the violation by
                        Landlord or any tenant of the terms and conditions of
                        any lease of space in the Building.

                  23.   Any costs expressly excluded from Operating Expenses
                        elsewhere in the Lease.

                  24.   Management fees paid or charged by Landlord in
                        connection with the management of the Building to the
                        extent such management fee is in excess of three percent
                        (3%) of the rent received from the Project.

                  25.   Salaries and other benefits paid to the employees of
                        Landlord to the extent not otherwise customarily
                        included in or covered by a management fee paid or
                        charged by landlords of similar projects in the vicinity
                        of the Project in connection with the management of such
                        properties, provided that in no event shall Operating
                        Expenses include salaries and/or benefits attributable
                        to personnel above the level of onsite Project manager.

                  26.   Rent for any office space occupied by Project management
                        personnel to the extent the size or rental rate of such
                        office space exceeds the size or fair market rental
                        value of office space occupied by management personnel
                        of the comparable projects in the vicinity of the
                        Project.

                  27.   Amounts paid to Landlord or to subsidiaries or
                        affiliates of Landlord for goods and/or services in the
                        Project to the extent the same exceeds the costs of such
                        goods and/or services rendered by unaffiliated third
                        parties on a competitive basis.

                  28.   Landlord's general corporate overhead and general and
                        administrative expenses.

                  29.   Any compensation paid to clerks, attendants or other
                        persons in commercial concessions operated by Landlord.

                  30.   Services provided, taxes attributable to, and costs
                        incurred in connection with the

                                      -4-
<PAGE>

                        operation of the retail, restaurant, and garage
                        operations in the Project, and any replacement garages
                        or parking facilities and any shuttle services.

                  31.   Costs arising from the negligence or willful misconduct
                        of Landlord or other tenants or occupants of the Project
                        or their respective agents, employees, licensees,
                        vendors, contractors, or providers of materials or
                        services.

                  32.   Notwithstanding any contrary provision of the Lease,
                        including, without limitation, any provision relating to
                        capital expenditures, costs arising from the presence of
                        "Hazardous Materials" as that term is defined below, in
                        or about the Project or Land including, without
                        limitation, Hazardous Materials in the ground water or
                        soil, not placed in the Building or Project by Tenant.

                  33.   Costs arising from Landlord's charitable or political
                        contributions.

                  34.   Costs for sculpture, paintings or other objects of art.

                  35.   Costs arising from latent defects in the shell and core
                        of the Building or any tenant improvements or repair
                        thereof.

                  36.   Costs (including in connection therewith all attorneys'
                        fees and costs of settlement judgments and payments in
                        lieu thereof) arising from claims, disputes or potential
                        disputes in connection with potential or actual claims
                        litigation or arbitrations pertaining to Landlord and/or
                        the Project, except for the costs of enforcement of any
                        warranties on the Premises or the Project.

                  37.   Costs associated with the operation of the business of
                        the partnership or entity which constitutes Landlord as
                        the same are distinguished from the costs of operation
                        of the Project, including partnership accounting and
                        legal matters, costs of defending any lawsuits with any
                        mortgagee (except as the actions of Tenant may be in
                        issue), costs of selling, syndicating, financing,
                        mortgaging or hypothecating any of Landlord's interest
                        in the Project, costs incurred in connection with any
                        disputes between Landlord and its employees, between
                        landlord and Project management, or between Landlord and
                        other tenants or occupants.

                  38.   Any other expenses which would not normally be treated
                        as Operating Expenses by landlords of the Comparable
                        Buildings.

                  39.   Any excess profits taxes, franchise taxes, gift taxes,
                        capital stock taxes, inheritance and succession taxes,
                        estate taxes, federal and state income taxes, and other
                        taxes to the extent applicable to Landlord's general or
                        net income (as opposed to rents or receipts).

                  40.   Penalties incurred as a result of Landlord's negligence,
                        inability or unwillingness to make payments of, and/or
                        to file any tax or informational returns with respect
                        to, any Real Property Taxes, when due.

                  41.   The cost of any repair, replacement or improvement which
                        under federal tax laws may not be fully deductible in
                        the year in which incurred.

            (c) Tenant's Share of Operating Expenses that are not specifically
attributed to the Premises or Building ("Common Area Operating Expenses") shall
be that percentage shown in Paragraph 1.5(a). Tenant's Share of Operating
Expenses that are attributable to the Building ("Building Operating Expenses")
shall be that percentage shown in Paragraph 1.5(b).

            (d) The inclusion of the improvements, facilities, and services set
forth in Subparagraph 4.2(a) shall not impose any obligation upon Landlord
either to have said improvements or facilities or to provide those services.

            (e) Tenant shall pay monthly in advance, on the same day that the
Base Rent is due, Tenant's Share of estimated Operating Expenses. Landlord shall
deliver to Tenant within 90 days after the expiration of each calendar year a
reasonably detailed statement showing Tenant's Share of the actual Operating
Expenses incurred during the preceding year. If Tenant's estimated payments
under this Paragraph 4(e) during the preceding year exceed Tenant's Share as
indicated on said statement, Tenant shall be credited the amount of such
overpayment against the next payment of Rent due. If Tenant's estimated payments
under this Paragraph 4.2(e) during said preceding year were less than Tenant's
Share as indicated on said statement, Tenant shall pay to Landlord the amount of
the deficiency within 30 days after delivery by Landlord to Tenant of said
statement. Not more than twice each lease year Landlord may adjust the amount of
the estimated Tenant's Share of Operating Expenses and HVAC maintenance costs to
reflect Landlord's reasonable estimate of such expenses for the year provided
that Landlord's notice of such increase shall set forth in reasonable detail the
basis of such increase.

            (f) Notwithstanding anything to the contrary set forth in the Lease,
in the event of any dispute regarding the amount due with respect to Tenant's
Share of Operating Expenses, Tenant shall have the right, after reasonable
notice and at reasonable times, to inspect and photocopy Landlord's accounting
records at Landlord's office in Los Angeles, California. If, after such
inspection and photocopying, Tenant continues to dispute the amount of Tenant's
Share of Operating Expenses, Tenant shall be entitled to retain an independent,
certified public accountant, not being remunerated on a contingency basis, to
audit and/or review Landlord's records to determine the proper amount of

                                      -5-
<PAGE>

Tenant's Share of Operating Expenses. If such audit or review reveals that
Landlord has overcharged Tenant, then Tenant may so notify Landlord and if
Landlord does not object to such results by written notice to Tenant within
thirty (30) days after the results of such audit are made available to Landlord,
Landlord shall reimburse Tenant the amount of such overcharge plus interest
thereon at the Interest Rate. If Landlord so objects, the dispute shall be
submitted to arbitration in accordance with the rules of the American
Arbitration Association. Tenant agrees to pay the cost of Tenant's audit,
provided that if such audit reveals that the Landlord's determination of
Tenant's Share of Operating Expenses as set forth in any final statement sent to
Tenant was in error by more than three percent (3%), Landlord shall pay the cost
of such audit. The payment by Tenant of any amounts with respect to Tenant's
Share of Operating Expenses shall not preclude Tenant from questioning the
correctness of any final statement provided by Landlord. In the event that any
other tenant audits or reviews Operating Expenses and an adjustment in Operating
Expenses payable by such Tenant is made, Landlord shall send the results of such
audit or review to Tenant to allow Tenant to determine whether Tenant is
entitled to a similar adjustment. Tenant may elect to perform any audit
hereunder using its own partners and employees. In such event, if Landlord would
otherwise be obligated hereunder to pay the cost of the audit, then Landlord
shall pay Tenant the fees and expenses which Tenant would have charged a third
party for such an audit.

            (g) Notwithstanding anything to the contrary contained in this
Lease, when depreciation or amortization is permitted to be included in
Operating Expenses, the subject item shall be amortized over its reasonably
anticipated useful life in accordance with the Internal Revenue Code and/or
generally accepted accounting principles, to the extent applicable. Landlord
agrees that (i) Landlord will not collect or be entitled to collect from Tenant
with respect to Operating Expenses, an amount greater than Tenant's Share of the
Operating Expenses actually paid by Landlord in connection with the operation of
the Project or Building, (ii) Landlord shall make no profit from Landlord's
collections of Operating Expenses, (iii) all assessments and premiums which are
not specifically charged to Tenant because of what Tenant has done, which can be
paid by Landlord in installments, shall be paid by Landlord in the maximum
number of installments permitted by law and not included as Operating Expenses
except in the year in which the assessment or premium installment is actually
paid; and (iv) Landlord shall reduce the amount of Operating Expenses by any
refund or discount Landlord receives in connection with any costs or
expenditures previously included in Operating Expenses. To the extent that an
expense is not specifically included or excluded as a component of Operating
Expenses in the definition of "Operating Expenses," whether such expense shall
be treated as an Operating Expense shall be determined in accordance with
generally accepted accounting principles, consistently applied.

5. Security Deposit. Tenant shall deposit with Landlord upon Tenant's execution
hereof the Security Deposit set forth in Paragraph 1.7 as security for Tenant's
faithful performance of Tenant's obligations under this Lease. If Tenant fails
to pay Base Rent or Additional Rent or otherwise defaults under this Lease (as
defined in Paragraph 13.1) and in each case after notice and the expiration of
any applicable cure period, Landlord may use the Security Deposit for the
payment of any amount due Landlord or to reimburse or compensate Landlord for
any liability, cost, expense, loss, or damage (including reasonable attorneys'
fees) which Landlord may suffer or incur by reason thereof. Tenant shall on
demand pay Landlord the amount so used or applied so as to restore the Security
Deposit to the amount set forth in Paragraph 1.7. Landlord shall not be required
to keep all or any part of the Security Deposit separate from its general
accounts. Landlord shall, at the expiration or earlier termination of the term
hereof and after Tenant has vacated the Premises, return to Tenant that portion
of the Security Deposit not used or applied by Landlord. No part of the Security
Deposit shall be considered to be held in trust, to bear interest, or to be
prepayment for any monies to be paid by Tenant under this Lease.

6. Use.

      6.1 Permitted Use. Tenant shall use and occupy the Premises only for the
Permitted Use set forth in Paragraph 1.8. Tenant shall not commit any nuisance,
permit the emission of any objectionable noise or odor, suffer any waste, make
any use of the Premises which is contrary to any law or ordinance, or which will
invalidate or increase the premiums for any of Landlord's insurance. Tenant
shall not service, maintain, or repair vehicles on the Premises, Building, or
Common Areas. Tenant shall not store foods, pallets, drums, or any other
materials outside the Premises. Except as otherwise provided in this Lease,
Tenant shall be solely responsible, at its sole cost, for ensuring that the
Premises including, but not limited to, the fire protection systems, are in
compliance with all government or quasi-governmental requirements for Tenant's
use and also adequate to meet the needs of Tenant's use.

      6.2 Hazardous Substances.

            Covenants, Conditions and Disclosures

            (a) Reportable Uses Require Consent. The term "Hazardous Substance,"
as used in this Lease, shall mean any substance designated as a hazardous
substance under Section 101(14) of the Comprehensive Environmental Response,
Compensation, and Liability Act ("CERCLA"), 42 U.S.C. 9601(14) or regulated as a
hazardous waste under the Resource Conservation and Recovery Act, 42 U.S.C. 6901
et seq. or otherwise designated, identified, defined or regulated as a hazardous
substance or material under any federal, state or local law, rule, regulation or
ordinance. Hazardous Substance shall also include hydrocarbons, petroleum,
gasoline, crude oil, or any products or by-products thereof. Tenant shall not
engage in any activity in or about the Premises which constitutes a Reportable
Use (as hereinafter defined) of Hazardous Substances without (i) the express
prior written consent of Landlord, which shall not be unreasonably withheld; and
(ii) in compliance in a timely manner (at Tenant's sole cost and expense) with
all Applicable Requirements (as defined in Paragraph 6.3). "Reportable Use"
shall mean (i) the installation or use of any above or below ground storage
tank, (ii) the generation, possession, storage, use, transportation, or disposal
of a Hazardous Substance that requires a permit from, or with respect to which a
report, notice, registration, or business plan is required to be filed with, any
governmental authority, and (iii) the presence in, on, or about the Premises of
a Hazardous Substance with respect to which any Applicable Requirements require
that a notice be given to persons entering or occupying the Premises or
neighboring properties. Notwithstanding the foregoing, Tenant may, in compliance
with all Applicable Requirements, use any ordinary and customary materials
reasonably required to be used by Tenant in the normal course of the Permitted
Use, so long as such use is not a Reportable Use and does not expose the

                                      -6-
<PAGE>

Premises or neighboring properties to any meaningful risk of contamination or
damage, or expose Landlord to any liability therefor. In addition, Landlord may
(but without any obligation to do so) condition its consent to any Reportable
Use of any Hazardous Substance by Tenant upon Tenant's giving Landlord such
additional assurances as Landlord, in its reasonable discretion, deems necessary
to protect itself, the public, the Premises, and the environment against damage,
contamination, injury, and/or liability therefor, including but not limited to
the installation (and, at Landlord's option, removal on or before Lease
expiration or earlier termination) of reasonably necessary protective
modifications to the Premises (such as concrete encasements) and/or the deposit
of an additional Security Deposit.

            (b) Duty to Inform Landlord. If Tenant knows, or has reasonable
cause to believe, that a Hazardous Substance is located in, under, or about the
Premises or the Building, Tenant shall immediately give Landlord written notice
thereof, together with a copy of any statement, report, notice, registration,
application, permit, business plan, license, claim, action, or proceeding given
to, or received from, any governmental authority or private party concerning the
presence, spill, release, discharge of, or exposure to such Hazardous Substance.
Tenant shall not cause or permit any Hazardous Substance to be spilled or
released in, on, under, or about the Premises (including, without limitation,
through the plumbing or sanitary sewer system).

            (c) Indemnification. Tenant shall indemnify, protect, defend, and
hold Landlord, Landlord's affiliates, Lenders (as hereinafter defined), and the
officers, directors, shareholders, partners, employees, managers, independent
contractors, attorneys and agents of the foregoing ("Landlord Entities") and the
Premises harmless from and against any and all damages, liabilities, judgments,
costs, claims, liens, expenses, penalties, loss of permits, and attorneys' and
consultants' fees arising out of or involving (1) any Hazardous Substance used,
stored or brought onto the Premises (including, without limitation, any deposit
or placement of Hazardous Substances) by or for Tenant or by any of Tenant's
employees, agents, contractors, servants, visitors, suppliers, or invitees (such
employees, agents, contractors, servants, visitors, suppliers, and invitees as
herein collectively referred to as "Tenant Entities") or (2) any breach by
Tenant or any of the Tenant Entities of any of the provisions of Section 6 of
this Lease. Tenant's obligations under this Section shall include, but not be
limited to, the effects of any interference with UPRC's Access Rights (as
hereinafter defined) and/or DTSC's (as hereinafter defined) activities on the
Real Property, the effects by any contamination or injury to person, property,
or the environment created by Tenant or any Tenant Entity through the release of
any Hazardous Substance, and the cost of investigation (including reasonable
consultants' and attorneys' fees and testing), removal, remediation, restoration
and/or abatement thereof. Tenant's obligations under this Section shall survive
the Expiration Date or earlier termination of this Lease.

            (d) Environmental Condition.

                  (i) Environmental Disclosures. Landlord hereby discloses to
            Tenant and Tenant hereby acknowledges that it understands and
            accepts the following:

                        (A) Prior to Landlord's acquisition of the real property
                  underlying the Industrial Center (the "Real Property"), the
                  Real Property was owned by UNION PACIFIC RAILROAD COMPANY, a
                  Delaware corporation (formerly known as Southern Pacific
                  Transportation Company, a Delaware corporation) ("UPRC"). UPRC
                  continues to own certain real properties adjacent to and near
                  the Real Property (the "Retained UPRC Property"). The Real
                  Property and the Retained UPRC Property shall be collectively
                  referred to herein as "Taylor Yard." The Real Property lies
                  within the Cypress Park area of the City of Los Angeles. The
                  Real Property consists of approximately forty nine (49) acres,
                  bounded by a number of small businesses between the northeast
                  property boundary and San Fernando Road, by the Glendale
                  Freeway on the north, the Metrolink Tracks on the west, and a
                  Federal Express Facility on the south. Construction and
                  operations at the Taylor Yard railroad property began around
                  1900. In the 1980s, Southern Pacific Transportation Company
                  entered into an agreement with the State of California,
                  California Environmental Protection Agency, Department of
                  Toxic Substances Control ("DTSC") to separate Taylor Yard into
                  a sale parcel and an active yard portion. Within the sale
                  parcel, the "North Track Area" generally coincides with the
                  Real Property. The Real Property was previously used by UPRC
                  primarily for rail car storage and for making up trains.

                        (B) As a result of UPRC's operations on the Taylor Yard
                  and operations of third parties on properties in the vicinity
                  of the Taylor Yard, releases of certain Hazardous Substances
                  have occurred on and under the Real Property, including,
                  without limitation, in the groundwater underlying the Real
                  Property. Phase 1 of the Real Property is currently developed.
                  Taylor Yard is a State Priority List site, and similar to
                  other properties in the Cypress Park area, Taylor Yard is
                  located within the Study Area of the Los Angeles Department of
                  Water and Power's Pollock Wellfield, known as the United
                  States Environmental Protection Agency's ("EPA") National
                  Priority List Area 4 in the southern portion of the San
                  Fernando Valley Groundwater Basin due to contaminant levels in
                  the groundwater underlying these properties.

                        (C) Prior to the current development, UPRC has conducted
                  substantial remediation on the Real Property and the Retained
                  UPRC Property under the jurisdiction of the DTSC. These
                  actions by UPRC led to the DTSC's issuance of a no further
                  action letter dated March 6, 1998 for surface and near surface
                  soil at the Real Property and DTSC's approval of the Real
                  Property for unrestricted development. To further assure that
                  any impacted soil on the Real Property was adequately
                  addressed, a soil management plan was followed for all grading
                  operations conducted by Landlord on the Real Property. While
                  substantial quantities of soil were removed during grading
                  operations, a minimal amount was discovered to be impacted and
                  moved off-site for the existing Phase I development.

                        (D) As a result of the Hazardous Substances releases
                  that have occurred on, about and into the groundwater
                  underlying the Real Property, environmental investigations,
                  monitoring and remediation activities have been, are being and
                  will continue to be conducted by UPRC on the Real

                                      -7-
<PAGE>

                  Property during and after the term of this Lease pursuant to
                  certain governmental agreements and requirements, including,
                  without limitation, the requirements of the DTSC. There is
                  presently situated within or may hereinafter be situated
                  within Taylor Yard (including the Real Property) certain
                  remediation equipment, including, without limitation,
                  groundwater monitoring wells, a treatment system and
                  associated wells, manifolds, vaults, hatches, conduits, pipes,
                  manholes and monitoring devices.

                        (E) In connection with Landlord's acquisition of the
                  Real Property, Landlord and the DTSC entered into that certain
                  Agreement and Covenant Not to Sue (the "PPA"), a copy of which
                  is attached hereto as Exhibit E. The PPA provides Landlord
                  with assurances that the DTSC will not look to Landlord for
                  the performance of any response actions concerning any
                  contamination caused by any hazardous substances, pollutants
                  or contaminants, present or existing at, on or under the Real
                  Property (including within the groundwater beneath the Real
                  Property) prior to the date Landlord acquired the Real
                  Property (the "Pre-Existing Environmental Condition"). In
                  return, Landlord has agreed in the PPA to, among other things,
                  exercise due care concerning the Pre-Existing Environmental
                  Condition and to provide access to the Real Property to UPRC,
                  DTSC and others to perform necessary response actions
                  concerning the Pre-Existing Environmental Conditions, all as
                  more particularly described in the PPA. In addition to the
                  foregoing, Landlord obtained a letter dated December 9, 1998
                  from the EPA ("Comfort Letter"), a copy of which is attached
                  hereto as Exhibit F. The Comfort Letter provides Landlord with
                  assurances that the EPA will not take any enforcement action
                  against Landlord due to the Pre-Existing Environmental
                  Condition.

                        (F) In acquiring the Real Property from UPRC and in
                  entering into the PPA, Landlord agreed to provide UPRC and the
                  DTSC access to the Real Property to perform response actions
                  required on the Real Property. Landlord discloses to Tenant
                  and Tenant acknowledges and agrees that (1) UPRC will continue
                  to perform remediation activities on the Real Property until
                  such time that the DTSC, or any successor governmental agency
                  having "lead agency" jurisdiction, issues a certificate of
                  completion or "closure letter" stating that all remediation
                  activities at Taylor Yard have been completed; (2) UPRC has
                  the absolute right to control any and all negotiations,
                  investigations, testing, actions and resolutions with the
                  DTSC, and any other governmental agencies arising out of,
                  incidental to or in connection with UPRC's remediation
                  activities at Taylor Yard; and (3) UPRC and UPRC's agents,
                  contractors and consultants ("Agents") are entitled to enter
                  and use the Real Property for purposes of performing UPRC's
                  remediation activities, including, without limitation, for the
                  purpose of maintaining and operating certain groundwater
                  monitoring and treatment equipment currently or hereafter
                  located on the Real Property, installing such additional
                  equipment and performing such additional activities as may be
                  required from time to time by the DTSC (collectively, "UPRC's
                  Access Rights"). UPRC has agreed with Landlord that, in
                  exercising UPRC's Access Rights, (i) any monitoring wells and
                  related on-site equipment installed by UPRC and remedial work
                  performed by UPRC in accordance with its separate agreement
                  with the DTSC will be installed and/or performed in
                  coordination with Landlord's development of the Real Property,
                  (ii) it will use commercially reasonable efforts to minimize
                  any damage to the improvements on the Real Property and any
                  interference with any tenant or other occupant on the Real
                  Property, and (iii) that except in an emergency situation,
                  UPRC will provide Landlord with ten days' prior written notice
                  of its intent to enter upon the Property.

                        Should Tenant's use and occupancy of the Premises be
                  materially interfered with as a result of the exercise of
                  UPRC's Access Rights (such that Tenant's use and enjoyment of
                  the Premises is precluded) ("Material Interference"), any rent
                  due under this Lease during the period of such interference
                  will be abated to the extent of the Material Interference.
                  Within thirty (30) days of the commencement of the Material
                  Interference, Landlord and Tenant shall confer as to whether
                  the Material Interference will be remedied within six (6)
                  months of its commencement ("Remedy Period"). If the parties
                  agree that the Material Interference will be remedied so that
                  Tenant may use and enjoy the Premises pursuant to this Lease
                  ("Remedy") before the end of the Remedy Period this Lease
                  shall remain in full force and effect. If the parties agree
                  that the Remedy will take longer than the Remedy Period,
                  Tenant may elect to terminate the Lease upon ten (10) days'
                  written notice sent to Landlord. If the parties cannot agree
                  that the Remedy will take longer than the Remedy Period, the
                  parties shall within five (5) days after either party delivers
                  a written notice of such disagreement, attempt to agree on an
                  environmental consultant to resolve the dispute. If the
                  parties cannot agree on an environmental consultant, each
                  party shall submit the name of an environmental consultant
                  with whom neither it nor its leasing counsel has done
                  business, and the two names shall be placed in a container and
                  one name shall be selected from the container by Landlord. The
                  determination of the selected environmental consultant shall
                  be final as to issue of whether the Remedy can be effected
                  within the Remedy Period.

                  (ii) Tenant Acknowledgments.

                        (A) Except as otherwise expressly set forth in this
                  Lease, Tenant acknowledges and agrees that it is accepting the
                  Premises, the Building, the Common Area and the Industrial
                  Center "AS IS" without any representation or warranty of
                  Landlord, express, implied or statutory, as to Hazardous
                  Substances or the environmental condition of the Real
                  Property, and Tenant hereby waives any and all statutory and
                  common law claims it may have against Landlord limited to the
                  Pre-Existing Environmental Conditions of the Real Property
                  that have been disclosed to Tenant, including, without
                  limitation, any claims under CERCLA.

                        (B) Section 25359.7 of the California Health and Safety
                  Code requires owners of non-residential real property who
                  know, or have reasonable cause to believe, that any release of
                  hazardous substance has come to be located on or beneath the
                  real property to provide written notice of such to a lessee of
                  the real property. Landlord hereby discloses to Tenant that
                  certain Hazardous Substances have

                                      -8-
<PAGE>

                  been released on the Real Property, as are summarized in the
                  PPA. By execution of this Lease, Tenant (1) acknowledges its
                  receipt of the foregoing notice given pursuant to Section
                  25359.7 of the California Health and Safety Code; (2) is fully
                  aware of the matters described in the PPA; and (3) after
                  receiving advice of its legal counsel, waives any and all
                  rights Tenant may have to assert that Landlord has not
                  complied with the requirements of Section 25359.7 of the
                  California Health and Safety Code.

                        (C) Tenant acknowledges and understands that it is
                  accepting the Premises subject to UPRC's Access Rights and the
                  provisions of the PPA.

                        (D) Tenant acknowledges and agrees that with respect to
                  the Pre-Existing Environmental Conditions: (1) Tenant shall
                  not have the right to enter into discussions, negotiations and
                  other dealings with the DTSC, or any other governmental
                  agencies, or to conduct, any investigation, remediation or
                  other work on the Real Property (except as required pursuant
                  to subparagraph (E) below); (2) Tenant shall not communicate
                  with the DTSC or any other governmental agencies with respect
                  to UPRC's remediation activities on the Real Property except
                  for communications to the extent required by law, in which
                  event Tenant shall give Landlord notice thereof; (3) except
                  for ordinary office use, Tenant will not perform any
                  activities on the Real Property or otherwise take any action
                  which could increase the extent or cost of UPRC's compliance
                  with the requirements of the DTSC relating to the remediation
                  activities at the Real Property; (4) Tenant shall provide
                  access to UPRC and/or its Agents for activities deemed
                  necessary by the DTSC to complete its remediation obligations
                  at the Real Property; and (5) Tenant shall provide access to
                  the Real Property to the DTSC or any other governmental
                  agencies having jurisdiction thereof and to each of their
                  employees, contractors and consultants.

                  (iii) Landlord Acknowledgments.

                        (A) Permitted Use. Landlord warrants and represents that
                  to its actual knowledge, there is no agreement, notice, order,
                  decree or permit by and between Landlord and DTSC or UPRC
                  relating to the investigation, monitoring or remediation of
                  the Pre-Existing Environmental Condition that prohibits or
                  materially and permanently impairs the Permitted Use of the
                  Premises by Tenant.

                        (B) Notices. Landlord acknowledges and agrees that it
                  will forward to Tenant, within seven (7) days of receipt, a
                  copy of any notice of intent to enter upon the Premises
                  received from UPRC under Paragraph 6.2(d)(i)(F).

                        (C) Tenant's Representations Regarding Hazardous
                  Substances. Upon the expiration or earlier termination of this
                  Lease, Tenant agrees to promptly remove from the Premises, the
                  Building, the Common Area and the Industrial Center, and fully
                  remediate to Landlord's and its Lender's sole, absolute and
                  subjective satisfaction, at its sole cost and expense, any and
                  all Hazardous Substances, including any equipment (including,
                  without limitation, underground and/or aboveground storage
                  tanks) or systems containing Hazardous Substances which are
                  installed, brought upon, stored, used, generated or released
                  upon, in, under or about the Premises, the Building, the
                  Common Area, and/or the Industrial Center or any portion
                  thereof by Tenant or any of the Tenant Entities, all of which
                  activities shall be subject to Landlord's consent rights and
                  other provisions of this Lease. In the event of any release of
                  Hazardous Substances caused or permitted by Tenant or any of
                  the Tenant Entities, Tenant shall immediately notify Landlord,
                  and Landlord shall have the right, but not the obligation, to
                  cause Tenant, at Tenant's sole cost and expense, to
                  immediately take all steps Landlord deems necessary or
                  appropriate to remediate such release and prevent any similar
                  future release to the sole, absolute and subjective
                  satisfaction of Landlord and Landlord's Lenders.

                        (D) Tenant's Review of Documents and Acceptance of
                  Conditions. By executing this Lease, Tenant acknowledges that
                  it has had the opportunity to review the PPA, the Comfort
                  Letter and the environmental condition of the Real Property
                  reflected therein and accepts the conditions reflected therein
                  and the conditions thereof.

                        (E) Tenant Liability for Pre-Existing Environmental
                  Conditions. So long as Tenant and the Tenant Entities are in
                  material compliance with all of the requirements of this
                  Section 6 hereof, and Tenant and/or the Tenant Entities did
                  not cause or contribute to the Pre-Existing Environmental
                  Conditions, Tenant shall not have any liability to Landlord
                  under this Lease for the Pre-Existing Environmental
                  Conditions, and Landlord hereby waives, subject to the first
                  two clauses of this sentence, any and all statutory and common
                  law claims it may have against Tenant limited to the
                  Pre-Existing Environmental Conditions including, without
                  limitation, any claims under CERCLA. Landlord shall indemnify,
                  protect, defend and hold Tenant, and the officers, directors,
                  shareholders, managers, agents and partners of Tenant,
                  harmless from and against any and all losses, liabilities,
                  claims, suits, orders, directives, judgments, damages and
                  costs, including, without limitation, reasonable attorneys'
                  fees and costs of litigation (collectively, "Liabilities")
                  arising out of or in connection with the Pre-Existing
                  Environmental Conditions, including, without limitation,
                  Liabilities arising out of or in connection with (i) any
                  monitoring, removal, encapsulation or remediation activities,
                  on or about the Industrial Center and (ii) any acts or
                  omissions of UPRC and/or DTSC. Notwithstanding the foregoing,
                  (1) under no circumstances shall Landlord be liable for injury
                  to Tenant's business, for any loss of income or profit
                  therefrom, or any indirect, consequential, or punitive damages
                  and (2) Landlord's obligation to indemnify Tenant, as provided
                  in this subparagraph (E), shall be conditioned upon Tenant's
                  material compliance with the terms and provisions of this
                  Section 6. The foregoing indemnification shall survive the
                  Expiration Date or earlier termination of this Lease.
                  Notwithstanding any provision of this Lease to the contrary,
                  Landlord shall have no obligation to indemnify, defend or hold
                  Tenant or any Tenant Entities harmless with respect to any
                  claims brought by any party to the extent the facts,
                  circumstances

                                      -9-
<PAGE>

                  or conditions on which such claims are based have been caused
                  or contributed to by Tenant or any Tenant Entities and
                  Tenant's indemnification obligations under this Section 6
                  shall remain in full force and effect to such extent.

      6.3 Tenant's Compliance with Requirements.. Tenant shall, at Tenant's sole
cost and expense, fully, diligently, and in a timely manner comply with all
"Applicable Requirements," which term is used in this Lease to mean all laws,
rules, regulations, ordinances, directives, covenants, easements, and
restrictions of record as of the Commencement Date, permits, the requirements of
any applicable fire insurance underwriter or rating bureau, and the commercially
reasonable recommendations of Landlord's engineers and/or consultants, relating
in any manner to the Premises (including but not limited to matters pertaining
to (a) industrial hygiene, (b) environmental conditions on, in, under, or about
the Premises, including soil and groundwater conditions, and (c) the use,
generation, manufacture, production, installation, maintenance, removal,
transportation, storage, spill, or release of any Hazardous Substance), now in
effect or which may hereafter come into effect. Tenant shall, within 5 days
after receipt of Landlord's written request, provide Landlord with copies of all
documents and information, if any, evidencing Tenant's compliance with any
Applicable Requirements, and shall immediately upon receipt notify Landlord in
writing (with copies of any documents involved) of any threatened or actual
claim, notice, citation, warning, complaint, or report pertaining to or
involving failure by Tenant or the Premises to comply with any Applicable
Requirements. Notwithstanding anything to the contrary contained in this Lease,
Applicable Requirements shall also include any "high pile" storage requirements
of the City of Los Angeles or any other governmental authority.

      6.4 Inspection; Compliance with Law. In addition to Landlord's
environmental monitoring and insurance program, Landlord and the holders of any
mortgages, deeds of trust, or ground leases on the Premises ("Lenders") shall
have the right to enter the Premises at any time in the case of an emergency,
and otherwise at reasonable times upon reasonable notice, for the purpose of
inspecting the condition of the Premises and for verifying compliance by Tenant
with this Lease and all Applicable Requirements. Landlord shall be entitled to
employ experts and/or consultants in connection therewith to advise Landlord
with respect to Tenant's use of the Premises. The cost and expenses of any such
inspections shall be paid by the party requesting same unless a violation of
Applicable Requirements exists or is imminent, or the inspection is requested or
ordered by a governmental authority and in either of such events relates to
Tenant's use of the Premises. Tenant shall upon request reimburse Landlord or
Landlord's Lender, as the case may be, for the costs and expenses of such
inspections if the same determine that Tenant violated Applicable Requirements
in any material manner.

      6.5 Tenant Move-in Questionnaire. Prior to executing this Lease, Tenant
has completed, executed and delivered to Landlord Tenant's Move-in and Lease
Renewal Environmental Questionnaire (the "Tenant Move-in Questionnaire"), a copy
of which is attached hereto as Exhibit C and incorporated herein by this
reference. Tenant covenants, represents and warrants to Landlord that the
information on the Tenant Move-in Questionnaire is true and correct and
accurately describes the use(s) of Hazardous Substances which will be made
and/or used on the Premises by Tenant.

7. Maintenance, Repairs, Trade Fixtures and Alterations.

      7.1 Tenant's Obligations. Subject to the provisions of Paragraph 7.2
(Landlord's Obligations), Paragraph 9 (Damage or Destruction), and Paragraph 14
(Condemnation), Tenant shall, at Tenant's sole cost and expense and at all
times, keep the Premises and every part thereof in good order, condition, and
repair (whether or not such portion of the Premises requiring repair, or the
means of repairing the same, are reasonably or readily accessible to Tenant and
whether or not the need for such repairs occurs as a result of Tenant's use, any
prior use, the elements, or the age of such portion of the Premises) including,
without limiting the generality of the foregoing, all equipment or facilities
specifically and exclusively serving the Premises, such as plumbing, heating,
ventilating, electrical, lighting facilities, fired or unfired pressure vessels,
fire hose connectors if within the Premises, fixtures, interior walls, interior
surfaces of exterior walls, ceilings, floors (but not the slab which is
Landlord's responsibility), windows, doors, plate glass, and skylights, but
excluding any items which are the responsibility of Landlord pursuant to
Paragraph 7.2 below or elsewhere in this Lease. Tenant's obligations shall
include restorations, replacements, or renewals when necessary to keep the
Premises and all improvements thereon or a part thereof in good order,
condition, and state of repair.

      7.2 Landlord's Obligations. Subject to the provisions of Paragraph 6
(Use), Paragraph 7.1 (Tenant's Obligations), Paragraph 9 (Damage or
Destruction), and Paragraph 14 (Condemnation), Landlord, at its expense and not
subject to such reimbursement requirements as are provided in Paragraph 4.2,
shall keep in good order, condition, and repair the roof structure, foundations
and exterior walls of the Building and utility systems within the Industrial
Center. Landlord, subject to reimbursement pursuant to Paragraph 4.2, shall keep
in good order, condition, and repair the air conditioning systems servicing the
Premises, Building roof membrane, and Common Areas. Landlord shall also repair
or replace, and at Landlord's sole cost and expense, any part of the Premises
damaged as a result of Landlord's or Landlord's employees, agents, contractors
or invitee's negligent or intentional act or omission. Notwithstanding any
provision set forth in this Lease to the contrary, if Tenant provides written
notice (or oral notice in the event of an emergency) to Landlord of an event or
circumstance which requires the action of Landlord with respect to repair and/or
maintenance, and Landlord fails to provide such action within a reasonable
period of time, given the circumstances, after the receipt of such notice, but
in any event not later than fifteen (15) days after receipt of such notice, then
Tenant may proceed to take the required action upon delivery of an additional
ten (10) day notice to Landlord specifying that Tenant is taking such required
action, and if such action was required under the terms of the Lease to be taken
by Landlord, then Tenant shall be entitled to prompt reimbursement by Landlord,
then Tenant shall be entitled to prompt reimbursement by Landlord of Tenant's
reasonable costs and expenses in taking such action, plus interest thereon at
the Interest Rate. Further, if Landlord does not deliver a detailed written
objection to Tenant within thirty (30) days after receipt of an invoice from
Tenant of its costs of taking action which Tenant claims should have been taken
by Landlord, and if such invoice from Tenant sets forth a reasonably
particularized breakdown of its costs and expenses in connection with taking
such action on behalf of Landlord, then Tenant shall be entitled to deduct from
rent payable by Tenant under this Lease, the amount set forth in such invoice.
If, however, Landlord delivers to Tenant within thirty (30) days after receipt
of Tenant's

                                      -10-
<PAGE>

invoice, a written objection to the payment of such invoice, setting forth with
reasonable particularity Landlord's reasons for its claim that such action did
not have to be taken by Landlord pursuant to the terms of the Lease or that the
charges are excessive, then Tenant shall not be entitled to such deduction from
rent except with respect to the amounts set forth in Tenant's subject invoice
which Landlord does not contend to be excessive, and Tenant may proceed to claim
a default by Landlord.

      7.3 Alterations. Tenant shall not make nor cause to be made any
alterations or installations in, on, under, or about the Premises without
Landlord's prior written consent which shall not be unreasonably withheld or
delayed. Notwithstanding the foregoing Tenant may make nonstructural cosmetic
alterations to the Premises at a cost not exceeding $50,000 per lease year
without Landlord's prior written consent provided Tenant gives Landlord fifteen
(15) days' prior written notice of same.

      7.4 Surrender/Restoration. Tenant shall surrender the Premises by the end
of the last day of the Lease term or any earlier termination date, clean and
free of debris and in good operating order, condition, and state of repair,
ordinary wear and tear and damage by casualty or which Landlord is required to
repair excepted. Without limiting the generality of the above, Tenant shall
remove all tenant improvements designated by Landlord by written notice to
Tenant at the time Tenant requests Landlord's consent to or gives any notice of
any Alteration and/or Tenant Improvements and cause all lights to be in good
operating condition. All of Tenant's personal property, including moveable
furniture, equipment not attached to the Building or the Premises, may be
removed by Tenant prior to the expiration of the Term; provided, however, that
Tenant shall repair all damage caused by such removal prior to the expiration of
the Term, and provided, further, that any of Tenant's personal property not so
removed shall, at the option of Landlord, upon five (5) business days' notice to
Tenant (unless Tenant effectuates the removal within such five (5) business day
period), automatically become the property of Landlord upon the expiration or
termination of this Lease. Thereafter, Landlord may retain or dispose of in any
manner the personal property not so removed, without any liability whatsoever to
Tenant. Notwithstanding the foregoing, Tenant shall not be required to remove
any of the improvements made pursuant to the Tenant Work Letter attached as
Addendum Three to this Lease, except those which are specifically designated by
Landlord in Schedule 1 to Addendum 3. Thereafter, Tenant shall only be required
to remove those Alterations for which Tenant was required to obtain Landlord's
prior written consent provided Landlord at the time of granting such consent
informed Tenant that such Alterations would have to be removed at the end of the
Term or earlier termination.

8. Insurance; Indemnity.

      8.1 Payment of Premiums. The cost of the premiums for the insurance
policies required to be maintained by Landlord under this Paragraph 8 shall be a
Common Area Operating Expense reimbursable pursuant to Paragraph 4.2 hereof.
Premiums for policy periods commencing prior to, or extending beyond, the term
of this Lease shall be prorated to coincide with the corresponding Commencement
Date and Expiration Date.

      8.2 Tenant's Insurance.

            (a) At its sole cost and expense, Tenant shall maintain in full
force and effect during the Term of the Lease the following insurance coverages
insuring against claims which may arise from or in connection with the Tenant's
operation and use of the Premises.

                  (i) Commercial General Liability insurance with minimum limits
of $1,000,000 per occurrence and $3,000,000 general aggregate for bodily injury,
personal injury, and property damage. If reasonably required by Landlord, host
liquor liability coverage will be included. Such insurance shall be endorsed to
include Landlord, its lenders and its property managers as additional insureds,
shall be primary and noncontributory with any Landlord insurance, and shall
provide severability of interests between or among insureds.

                  (ii) Workers' Compensation insurance with statutory limits and
Employers Liability with a $500,000 per accident limit for bodily injury or
disease.

                  (iii) Automobile Liability insurance covering all owned,
nonowned, and hired vehicles with a $1,000,000 per accident limit for bodily
injury and property damage.

                  (iv) Property insurance against "all risks" at least as broad
as the current ISO Special Form policy, including earthquake and flood, for loss
to any tenant improvements or betterments, floor and wall coverings, and
business personal property on a full insurable replacement cost basis with no
coinsurance clause.

            (b) Upon Landlord's request Tenant shall deliver to Landlord
certificates of all insurance reflecting evidence of required coverages prior to
initial occupancy, and annually thereafter.

            (c) If, in the opinion of Landlord's insurance advisor, the amount
or scope of such coverage is deemed inadequate at any time during the Term,
Tenant shall increase such coverage to such reasonable amounts or scope as
Landlord's advisor deems adequate and as shall be customarily required of
tenants in the vicinity of the Industrial Center.

            (d) All insurance required under Paragraph 8.2 (i) shall be issued
by insurers licensed to do business in the state in which the Premises are
located and which are rated A:VII or better by Best's Key Rating Guide and (ii)
shall be endorsed to provide at least 30-days prior notification of cancellation
or material change in coverage to said additional insureds.

      8.3 Landlord's Insurance. Landlord shall maintain "all risks" coverage as
broad as the current ISO Special Form policy, including earthquake and flood
(provided such coverage is customarily carried by owners of similarly situated
commercial properties in the City of Los Angeles, covering the buildings within
the Industrial Center,

                                      -11-
<PAGE>

Commercial General Liability insurance, and such insurance in such amounts and
covering such other liability or hazards as deemed appropriate by Landlord. The
amount and scope of coverage of Landlord's insurance shall be determined by
Landlord from time to time in its sole discretion and shall be subject to such
deductible amounts as Landlord may elect.

      8.4 Release and Waiver of Subrogation. To the extent permitted by law and
with permission of their insurance carriers, Landlord and Tenant release one
another and each waive any right to recover against the other on account of any
and all claims Landlord or Tenant may have against the other with respect to
loss or damage customarily covered by an "all risk" policy of insurance with
replacement cost coverage, whether or not such insurance is actually in effect.

      8.5 Indemnity. Subject to the provisions of Section 8.4 above, Tenant
shall protect, defend, indemnify, and hold Landlord and Landlord Entities
harmless from and against any and all loss, claims, liability, or costs
(including court costs and attorneys' fees) incurred by reason of:

            (a) any damage to any property (including but not limited to
property of any Landlord Entity) or death, bodily, or personal injury to any
person occurring in or about the Premises, the Building, or the Industrial
Center to the extent that such injury or damage shall be caused by or arise from
any actual or alleged act, neglect, fault, or omission by or of Tenant, its
agents, servants, employees, invitees (to the extent they are in the Premises),
contractors, suppliers, subtenants, or visitors (to the extent they are in the
Premises);

            (b) the conduct or management of any work or anything whatsoever
done by the Tenant on or about the Premises;

            (c) Tenant's failure to comply with any and all governmental laws,
ordinances, and regulations applicable to the condition or use of the Premises
or its occupancy; or

            (d) any breach or default on the part of Tenant in the performance
of any covenant or agreement to be performed pursuant to this Lease.

            (e) Notwithstanding any provisions of this Section 8 to the contrary
and subject to the release and waiver provisions of Section 8.4, Tenant shall
not be required to indemnify and hold Landlord harmless from any loss, cost,
liability, damage or expense, including, but not limited to, penalties, fines,
attorneys' fees or costs (collectively, "Claims"), to any person, property or
entity resulting from the acts, omissions or willful misconduct of Landlord or
its agents, contractors, servants, employees or licensees in connection with
Landlord's activities in the Building (except for damage to the Tenant
Improvements and Tenant's personal property, fixtures, furniture and equipment
in the Premises, to the extent Tenant is required to obtain the requisite
insurance coverage pursuant to this Lease) or the Industrial Center. Landlord
shall indemnify and hold Tenant harmless from any such Claims, including, but
not limited to, Claims arising from any noncompliance of the Building and/or the
Industrial Center with any laws relating to disabled access, or Claims arising
from the presence in the Premises, the Building and/or the Industrial Center of
hazardous substances, except to the extent such hazardous substances were placed
in or on the Premises, the Building and/or the Industrial Center by Tenant
(Landlord's indemnity hereunder will survive the expiration of the Term of, or
any termination of, this Lease); provided, however, to the extent any damage or
repair obligation is covered by insurance obtained by Landlord as part of
Operating Expenses, but is not covered by insurance obtained by Tenant, then
Tenant shall be relieved of its indemnity obligation up to the amount of the
insurance proceeds which Landlord is entitled to receive. Tenant's agreement to
indemnify and hold Landlord harmless pursuant to this Lease Section 8.5 and the
exclusion from Tenant's indemnity and Landlord's agreement to indemnify and hold
Tenant harmless pursuant to this addendum provision are not intended to and
shall not relieve any insurance carrier of its obligations under policies
required to be carried by Landlord or Tenant, respectively, pursuant to this
Lease to the extent that such policies cover the results of such acts, omissions
or willful misconduct. If Landlord or Tenant has been or at any time hereafter
is granted the right to self insure or if either party breaches this agreement
by its failure to carry required insurance, such failure shall automatically be
deemed to be a covenant and agreement by Landlord or Tenant, respectively, to
self-insure to the full extent of such required coverage, with full waiver of
subrogation.

            The provisions of this Paragraph 8.5 shall, with respect to any
claims or liability accruing prior to such termination, survive the Expiration
Date or earlier termination of this Lease.

      8.6 Exemption of Landlord from Liability. Except to the extent caused by
the negligence or willful misconduct of Landlord, its officers, directors,
partners, employees, contractors or agents, Landlord shall not be liable for and
Tenant waives any claims against Landlord for injury or damage to the person or
the property of Tenant, Tenant Entities, or any other person in or about the
Premises, Building, or Industrial Center from any cause whatsoever, including,
but not limited to, damage or injury which is caused by or results from (a)
fire, steam, electricity, gas, water, or rain, or from the breakage, leakage,
seepage, back up of sewers or drains, obstruction, or other defects of pipes,
fire sprinklers, wires, appliances, plumbing, air conditioning, or lighting
fixtures or (b) from the condition of the Premises, other portions of the
Building, or Industrial Center. Landlord shall not be liable for any damages
arising from any act or neglect of any other tenant of Landlord nor from the
failure by Landlord to enforce the provisions of any other lease in the
Industrial Center. Notwithstanding Landlord's negligence or breach of this
Lease, Landlord shall under no circumstances be liable for injury to Tenant's
business, for any loss of income or profit therefrom, or any indirect,
consequential, or punitive damages.

9. Damage or Destruction.

      9.1 Termination Right. Tenant shall give Landlord prompt written notice of
any damage to the Premises. Subject to the provisions of Paragraph 9.2, if the
Premises or the Building shall be damaged to such an extent that there is
substantial interference with the conduct of Tenant's business for a period
exceeding 90 consecutive days with the conduct by Tenant of its business at the
Premises, Tenant, at any time prior to the later of (i) sixty (60) days from the
date

                                      -12-
<PAGE>

of casualty or (ii) commencement of repair of the Premises and following 10 days
written notice to Landlord, may terminate this Lease effective 30 days after
delivery of such notice to Landlord. Such termination shall not excuse the
performance by Tenant of those covenants which under the terms hereof survive
termination. Rent shall be abated in proportion to the degree of interference
during the period that there is such substantial interference with the conduct
of Tenant's business at the Premises. Abatement of rent and Tenant's right of
termination pursuant to this provision shall be Tenant's sole remedy for
casualty damage to the Premises, the Building or the Industrial Center.

      9.2 Intentionally Deleted.

10. Real Property Taxes.

      10.1 Payment of Real Property Taxes. Landlord shall pay the Real Property
Taxes due and payable during the term of this Lease and, except as otherwise
provided in Paragraph 10.3, such payments shall be a Common Area Operating
Expense reimbursable pursuant to Paragraph 4.2.

      10.2 Real Property Tax Definition. As used herein, the term "Real Property
Taxes" is any form of tax or assessment, general, special, ordinary, or
extraordinary, imposed or levied upon (a) the Industrial Center or Building, (b)
any interest of Landlord in the Industrial Center or Building, (c) Landlord's
right to rent or other income from the Industrial Center or Building, and/or (d)
Landlord's business of leasing the Premises. Real Property Taxes include (a) any
license fee, commercial rental tax, excise tax, improvement bond or bonds, levy,
or tax; (b) any tax or charge which replaces or is in addition to any of such
above-described "Real Property Taxes," and (c) any reasonable fees, expenses, or
costs (including attorneys' fees, expert fees, and the like) incurred by
Landlord in protesting or contesting any assessments levied or any tax rate
provided that Tenant will receive the benefit of any reduction in Real Property
Taxes arising out of such proceeding should such proceeding be successful. Real
Property Taxes for tax years commencing prior to, or extending beyond, the term
of this Lease shall be prorated to coincide with the corresponding Commencement
Date and Expiration Date. Real Property Taxes excludes Landlord's franchise,
gift, gross receipts (provided such gross receipts tax is not in lieu of any
Real Property Tax), inheritance and incomes taxes.

      10.3 Additional Improvements. Operating Expenses shall not include Real
Property Taxes attributable to improvements placed upon the Industrial Center by
other tenants or by Landlord for the exclusive enjoyment of such other tenants.
Tenant shall, however, pay to Landlord at the time Operating Expenses are
payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes
if assessed by reason of improvements placed upon the Premises by Tenant or at
Tenant's request.

      10.4 Joint Assessment. If the Building is not separately assessed, Real
Property Taxes allocated to the Building shall be an equitable proportion of the
Real Property Taxes for all of the land and improvements included within the tax
parcel assessed.

      10.5 Tenant's Property Taxes. Tenant shall pay prior to delinquency all
taxes assessed against and levied upon Tenant's improvements, fixtures,
furnishings, equipment, and all personal property of Tenant contained in the
Premises or stored within the Industrial Center.

11. Utilities. Tenant shall pay directly to the provider for all utilities and
services supplied to the Premises, including but not limited to electricity,
telephone, security (in addition to that which Landlord is required to provide
hereunder), gas, and cleaning of the Premises, together with any taxes thereon.

12. Assignment and Subletting.

      12.1 Landlord's Consent Required.

            (a) Except as provided below, Tenant shall not assign, transfer,
mortgage, or otherwise transfer or encumber (collectively, "assign") or sublet
all or any part of Tenant's interest in this Lease or in the Premises without
Landlord's prior written consent, which consent shall not be unreasonably
withheld. Landlord's failure to disapprove a proposed transferee of this Lease
within 15 days of Landlord's receipt of written notice of such proposed transfer
and all information affecting the Relevant Criteria (defined hereafter) shall
constitute Landlord's consent to that transfer. Relevant criteria ("Relevant
Criteria") in determining reasonability of consent include, but are not limited
to, credit history of a proposed assignee or sublessee, references from prior
landlords, any change or intensification of use of the Premises or the Common
Areas, and any limitations imposed by the Internal Revenue Code and the
Regulations promulgated thereunder relating to Real Estate Investment Trusts.
Assignment or sublet shall not release Tenant from its obligations hereunder.
Tenant shall not (i) sublet, assign, or enter into other arrangements in which
the amounts to be paid by the sublessee or assignee thereunder would be based,
in whole or in part, on the income or profits derived by the business activities
of the sublessee or assignee; (ii) sublet the Premises or assign this Lease to
any person or entity in which Landlord owns an interest, directly or indirectly
(by applying constructive ownership rules set forth in Section 856(d)(5) of the
Internal Revenue Code (the "Code"); or (iii) sublet the Premises or assign this
Lease in any other manner which could cause any portion of the amounts received
by Landlord pursuant to this Lease or any sublease to fail to qualify as "rents
from real property" within the meaning of Section 856(d) of the Code, or which
could cause any other income received by Landlord to fail to qualify as income
described in Section 856(c)(2) of the Code. The requirements of this Section
12.1 shall apply to any further subleasing by any subtenant. Notwithstanding the
foregoing, in the event of any assignment or subletting to which Landlord
consents, Landlord shall receive fifty percent (50%), in the event of a
sublease, of any rent received by Tenant above the rent then being paid by
Tenant to Landlord less any commissions, marketing expense, attorney's fees,
leasehold improvement costs or other costs or expenses paid by Tenant for such
sublease. In addition, Landlord shall receive fifty percent (50%), in the event
of an assignment, of any profit derived by Tenant from such assignment less any
commissions, marketing expense, attorney's fees, leasehold improvement costs or
other costs or expenses paid by Tenant for such assignment. In the event of any
assignment or subletting, Tenant shall pay to Landlord or its authorized
managing agent (as directed by Landlord) a fee of $1,200.00 to cover Landlord's
costs

                                      -13-
<PAGE>

of review, negotiation, preparation or execution of any documentation regarding
such assignment or subletting.

            (b) Notwithstanding anything to the contrary contained in this
Lease, Tenant shall have the right, without Landlord's consent, to assign this
lease or sublease all or any portion of the Premises to (i) an entity with which
it may merge or consolidate, (ii) any entity which controls, is controlled by,
or is under common control with, Tenant, and/or (iii) a purchaser of all or
substantially all of Tenant's assets, provided that in the event of any such
assignment, the assignee executes an agreement assuming Tenant's obligations,
provided the surviving or successor entity has a net worth of $100,000,000.00 or
Tenant delivers to Landlord a written guaranty of Tenant's obligations under
this Lease from an entity having a net worth of at least $100,000,000.00. In the
event of such an assignment or sublease pursuant to this Section, Tenant shall
be released of its obligations arising under this Lease.

13. Default; Remedies.

      13.1 Default. The occurrence of any one of the following events shall
constitute an event of default on the part of Tenant ("Default"):

            (a) the abandonment of the Premises by Tenant;

            (b) failure to pay any installment of Base Rent, Additional Rent, or
any other monies due and payable hereunder, said failure continuing for a period
of 5 days after notice the same was not paid when due;

            (c) a general assignment by Tenant or any guarantor for the benefit
of creditors;

            (d) the filing of a voluntary petition of bankruptcy by Tenant or
any guarantor; the filing of a voluntary petition for an arrangement; the filing
of a petition, voluntary or involuntary, for reorganization; or the filing of an
involuntary petition by Tenant's creditors or guarantors which is not dismissed
within 90 days;

            (e) receivership, attachment, of other judicial seizure of the
Premises or all or substantially all of Tenant's assets on the Premises which is
not vacated within 30 days;

            (f) failure of Tenant to maintain insurance as required by Paragraph
8.2 for a period of ten (10) days after notice;

            (g) any breach by Tenant of its covenants under Paragraph 6.2 which
is not cured within ten (10) days after notice or such longer period as may be
reasonably required provided Tenant commences such cure within said 10 days and
diligently prosecutes same to completion;

            (h) failure in the performance of any of Tenant's covenants,
agreements, or obligations hereunder (except those failures specified as events
of Default in other Paragraphs of this Paragraph 13.1 which shall be governed by
such other Paragraphs), which failure continues for 20 days after written notice
thereof from Landlord to Tenant; provided that, if Tenant has exercised
reasonable diligence to cure such failure and such failure cannot be cured
within such 20-day period despite reasonable diligence, Tenant shall not be in
default under this subparagraph unless Tenant fails thereafter diligently and
continuously to prosecute the cure to completion;

      13.2 Remedies. In the event of any Default by Tenant, Landlord shall have
any or all of the following remedies:

            (a) Termination. In the event of any Default by Tenant, then in
addition to any other remedies available to Landlord at law or in equity and
under this Lease, Landlord shall have the immediate option to terminate this
Lease and all rights of Tenant hereunder by giving written notice of such
intention to terminate. In the event that Landlord shall elect to so terminate
this Lease then Landlord may recover from Tenant:

                  (1) the worth at the time of award of any unpaid Rent and any
other sums due and payable which have been earned at the time of such
termination; plus

                  (2) the worth at the time of award of the amount by which the
unpaid Rent and any other sums due and payable which would have been earned
after termination until the time of award exceeds the amount of such rental loss
Tenant proves could have been reasonably avoided; plus

                  (3) the worth at the time of award of the amount by which the
unpaid Rent and any other sums due and payable for the balance of the term of
this Lease after the time of award exceeds the amount of such rental loss that
Tenant proves could be reasonably avoided; plus

                  (4) any other amount necessary to compensate Landlord for all
the detriment proximately caused by Tenant's failure to perform its obligations
under this Lease or which in the ordinary course would be likely to result
therefrom, including, without limitation, any costs or expenses incurred by
Landlord (i) in retaking possession of the Premises; (ii) in maintaining,
repairing, preserving, restoring, replacing, cleaning, the Premises or any
portion thereof, including such acts for reletting to a new lessee or lessees;
(iii) for leasing commissions; or (iv) for any other costs necessary or
appropriate to relet the Premises; plus

                  (5) such reasonable attorneys' fees incurred by Landlord as a
result of a Default, and costs in the event suit is filed by Landlord to enforce
such remedy; and plus

                  (6) at Landlord's election, such other amounts in addition to
or in lieu of the foregoing as may be permitted from time to time by applicable
law. As used in subparagraphs (1) and (2) above, the "worth at the time of
award" is computed by allowing interest at an annual rate equal to ten percent
(10%) per annum or the maximum rate

                                      -14-
<PAGE>

permitted by law, whichever is less. As used in subparagraph (3) above, the
"worth at the time of award" is computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award,
plus one percent (1 %). Tenant waives redemption or relief from forfeiture under
California Code of Civil Procedure Sections 1174 and 1179, or under any other
present or future law, in the event Tenant is evicted or Landlord takes
possession of the Premises by reason of any Default of Tenant hereunder.

            (b) Continuation of Lease. In the event of any Default by Tenant,
then in addition to any other remedies available to Landlord at law or in equity
and under this Lease, Landlord shall have the remedy described in California
Civil Code Section 1951.4 (Landlord may continue this Lease in effect after
Tenant's Default and abandonment and recover Rent as it becomes due, provided
tenant has the right to sublet or assign, subject only to reasonable
limitations).

            (c) Re-entry. In the event of any Default by Tenant, Landlord shall
also have the right, with or without terminating this Lease, in compliance with
applicable law, to re-enter the Premises and remove all persons and property
from the Premises; such property may be removed and stored in a public warehouse
or elsewhere at the cost of and for the account of Tenant.

            (d) Reletting. In the event of the abandonment of the Premises by
Tenant or in the event that Landlord shall elect to re-enter or shall take
possession of the Premises pursuant to legal proceeding or pursuant to any
notice provided by law, then if Landlord does not elect to terminate this Lease
as provided in Paragraph a, Landlord may from time to time, without terminating
this Lease, relet the Premises or any part thereof for such term or terms and at
such rental or rentals and upon such other terms and conditions as Landlord in
its sole discretion may deem advisable with the right to make alterations and
repairs to the Premises. In the event that Landlord shall elect to so relet,
then rentals received by Landlord from such reletting shall be applied in the
following order: (1) to reasonable attorneys' fees incurred by Landlord as a
result of a Default and costs in the event suit is filed by Landlord to enforce
such remedies; (2) to the payment of any indebtedness other than Rent due
hereunder from Tenant to Landlord; (3) to the payment of any costs of such
reletting; (4) to the payment of the costs of any alterations and repairs to the
Premises; (5) to the payment of Rent due and unpaid hereunder; and (6) the
residue, if any, shall be held by Landlord and applied in payment of future Rent
and other sums payable by Tenant hereunder as the same may become due and
payable hereunder. Should that portion of such rentals received from such
reletting during any month, which is applied to the payment of Rent hereunder,
be less than the Rent payable during the month by Tenant hereunder, then Tenant
shall pay such deficiency to Landlord. Such deficiency shall be calculated and
paid monthly. Tenant shall also pay to Landlord, as soon as ascertained, any
costs and expenses incurred by Landlord in such reletting or in making such
alterations and repairs not covered by the rentals received from such reletting.

            (e) Termination. No re-entry or taking of possession of the Premises
by Landlord pursuant to this Addendum shall be construed as an election to
terminate this Lease unless a written notice of such intention is given to
Tenant or unless the termination thereof is decreed by a court of competent
jurisdiction. Notwithstanding any reletting without termination by Landlord
because of any Default by Tenant, Landlord may at any time after such reletting
elect to terminate this Lease for any such Default.

            (f) Cumulative Remedies. The remedies herein provided are not
exclusive and Landlord shall have any and all other remedies provided herein or
by law or in equity.

            (g) No Surrender. No act or conduct of Landlord, whether consisting
of the acceptance of the keys to the Premises, or otherwise, shall be deemed to
be or constitute an acceptance of the surrender of the Premises by Tenant prior
to the expiration of the Term, and such acceptance by Landlord of surrender by
Tenant shall only flow from and must be evidenced by a written acknowledgment of
acceptance of surrender signed by Landlord. The surrender of this Lease by
Tenant, voluntarily or otherwise, shall not work a merger unless Landlord elects
in writing that such merger take place, but shall operate as an assignment to
Landlord of any and all existing subleases, or Landlord may, at its option,
elect in writing to treat such surrender as a merger terminating Tenant's estate
under this Lease, and thereupon Landlord may terminate any or all such subleases
by notifying the sublessee of its election so to do within fifteen (15) days
after such surrender unless Landlord has given such subtenant a nondisturbance
agreement as provided herein.

            (h) Notice Provisions. Tenant agrees that any notice given by
Landlord pursuant to Paragraph 13.1 of the Lease shall satisfy the requirements
for notice under California Code of Civil Procedure Section 1161, and Landlord
shall not be required to give any additional notice in order to be entitled to
commence an unlawful detainer proceeding.

      13.3 Late Charges. Tenant hereby acknowledges that late payment by Tenant
to Landlord of Rent and other sums due hereunder will cause Landlord 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 and accounting charges. Accordingly, if any installment of Rent or
other sum due from Tenant shall not be received by Landlord or Landlord's
designee within 5 days after such amount shall be due and written notice and
thereafter after a second written notice within any twelve (12) month period,
then, without any requirement for notice to Tenant, Tenant shall pay to Landlord
a late charge equal to 5% of such overdue amount. The parties hereby agree that
such late charge represents a fair and reasonable estimate of the costs Landlord
will incur by reason of late payment by Tenant. Acceptance of such late charge
by Landlord shall in no event constitute a waiver of Tenant's Default with
respect to such overdue amount, nor prevent Landlord from exercising any of the
other rights and remedies granted hereunder. In addition, should Landlord be
unable to negotiate any payment made by Tenant on the first attempt by Landlord
and without any notice to Tenant, Tenant shall pay to Landlord a fee of $50.00
per item which the parties hereby agree represents a fair and reasonable
estimate of the costs Landlord will incur by reason of Landlord's inability to
negotiate such item(s).

      13.4 Default by Landlord. . Landlord shall be in default in the
performance of any obligation required to be performed by Landlord under this
Lease if Landlord has failed to perform such obligation within thirty (30) days
after

                                      -15-
<PAGE>

the receipt of notice from Tenant, and delivery of a copy of such notice to any
lender of Landlord of whom Tenant has been given prior written notice,
specifying in detail Landlord's failure to perform; provided, however, that if
the nature of Landlord's obligation is such that more than thirty (30) calendar
days are required for its performance, Landlord shall not be deemed in default
if it shall commence such performance within thirty (30) days and thereafter
diligently pursues the same to completion. Upon any such default by Landlord,
Tenant may exercise any of its rights provided in law or at equity and shall
have the right, but not the obligation, to cure any such default by Landlord and
to deduct the costs incurred by Tenant to cure such default, including legal
fees and expenses, from the amounts next due and owing under this Lease.

14. Condemnation. If the Premises or any portion thereof are taken under the
power of eminent domain or sold under the threat of exercise of said power (all
of which are herein called "condemnation"), this Lease shall terminate as to the
part so taken as of the date the condemning authority takes title or possession,
whichever first occurs. If more than 10% of the floor area of the Premises, or
more than 15% of the portion of the Common Areas designated for Tenant's
parking, is taken by condemnation, Tenant may, at Tenant's option, to be
exercised in writing within 15 days after Landlord shall have given Tenant
written notice of such taking (or in the absence of such notice, within 15 days
after the condemning authority shall have taken possession), terminate this
Lease as of the date the condemning authority takes such possession. If Tenant
does not terminate this Lease in accordance with the foregoing, this Lease shall
remain in full force and effect as to the portion of the Premises remaining,
except that the Base Rent shall be reduced in the same proportion as the
rentable floor area of the Premises taken bears to the total rentable floor area
of the Premises. No reduction of Base Rent shall occur if the condemnation does
not apply to any portion of the Premises or Tenant's parking. Any award for the
taking of all or any part of the Premises under the power of eminent domain or
any payment made under threat of the exercise of such power shall be the
property of Landlord; provided, however, that Tenant shall be entitled to any
compensation, separately awarded to Tenant, for Tenant's relocation expenses
and/or loss of Tenant's trade fixtures. In the event that this Lease is not
terminated by reason of such condemnation, Landlord shall to the extent of its
net severance damages in the condemnation matter, repair any damage to the
Premises or perform any work required to restore the Premises as closely as
possible to its original condition, as caused by such condemnation authority.
Notwithstanding the foregoing, in the event that Landlord gives written notice
to Tenant that the net severance damages are not sufficient to restore the
Premises or Tenant's parking to substantially its original condition, Tenant
may, within 10 days' of receipt of such notice give Landlord written notice
("Notice of Intent to Terminate") that it intends to terminate the Lease if
Landlord does not restore the Premises or parking at Landlord's cost to
substantially its original condition. If Tenant does not timely give the Notice
of Intent to Terminate the Lease shall remain in full force and effect as
modified by this Section 14. If Tenant gives the Notice of Intent to Terminate
and Landlord fails to respond to such Notice within 20 days thereafter stating
its intention to restore the Premises and parking to substantially its original
condition, the Lease shall terminate 30 days thereafter.

15. Estoppel Certificate and Financial Statements.

      15.1 Estoppel Certificate. Each party (herein referred to as "Responding
Party") shall within 10 days after written notice from the other Party (the
"Requesting Party") execute, acknowledge, and deliver to the Requesting Party,
to the extent it can truthfully do so, an estoppel certificate in a form
reasonably acceptable to the Requesting Party, or if Landlord to any of
Landlord's lenders or any prospective purchasers of the Premises or the
Industrial Center as the case may be, plus such additional information,
confirmation, and statements as be reasonably requested by the Requesting Party.

      15.2 Financial Statement. If Landlord desires to finance, refinance, or
sell the Building, Industrial Center, or any part thereof, Tenant and all
Guarantors shall deliver to any potential lender or purchaser designated by
Landlord such financial statements of Tenant and such Guarantors as may be
reasonably required by such lender or purchaser, including but not limited to
Tenant's financial statements for the past 3 years. All such financial
statements shall be received by Landlord and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.
Notwithstanding the foregoing, this section shall be of no force and effect
provided Tenant remains a company publicly traded on the New York Stock Exchange
or the NASDAQ.

16. Additional Covenants and Provisions.

      16.1 Severability. The invalidity of any provision of this Lease, as
determined by a court of competent jurisdiction, shall not affect the validity
of any other provision hereof.

      16.2 Interest on Past-Due Obligations. Any monetary payment due Landlord
or Tenant hereunder not received by such party within 10 days following the date
on which it was due shall bear interest from the date due at 10% per annum, but
not exceeding the maximum rate allowed by law in addition to the late charge
provided for in Paragraph 13.3.

      16.3 Time of Essence. Time is of the essence with respect to the
performance of all obligations to be performed or observed by the Parties under
this Lease.

      16.4 Landlord Liability. Tenant, its successors, and assigns shall not
assert nor seek to enforce any claim for breach of this Lease against any of
Landlord's assets other than (i) Landlord's interest in the Industrial Center,
(ii) the proceeds of such interest, or (iii) any available insurance proceeds or
coverage. Tenant agrees to look solely to such interest for the satisfaction of
any liability or claim against Landlord under this Lease. In no event whatsoever
shall Landlord (which term shall include, without limitation, any general or
limited partner, trustees, beneficiaries, officers, directors, or stockholders
of Landlord) ever be personally liable for any such liability. Notwithstanding,
Landlord shall be liable for return of any money or instruments delivered to
Landlord as security for Tenant's obligations under this Lease to the extent
that same have not been transferred to any successor in interest.

      16.5 No Prior or Other Agreements. This Lease contains all agreements
between the Parties with respect

                                      -16-
<PAGE>

to any matter mentioned herein, and supersedes all prior or contemporaneous oral
or written agreements or understandings.

      16.6 Notice Requirements. All notices required or permitted by this Lease
shall be in writing and may be delivered in person (by hand, messenger, or
courier service) or may be sent by U.S. Postal Service Express Mail or other
nationally recognized overnight courier, with postage prepaid, or by facsimile
transmission during normal business hours, or other manner as required by
statute, and shall be deemed sufficiently given if served in a manner specified
in this Paragraph 16.6. The addresses noted adjacent to a Party's signature on
this Lease shall be that Party's address for delivery or mailing of notice
purposes. Either Party may by written notice to the other specify a different
address for notice purposes, except that upon Tenant's taking possessing of the
Premises, the Premises shall constitute Tenant's address for the purpose of
mailing or delivering notices to Tenant. A copy of all notices required or
permitted to be given to Landlord hereunder shall be concurrently transmitted to
such party or parties at such addresses as Landlord may from time to time
hereafter designate by written notice to Tenant.

      16.7 Date of Notice. Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown on
the receipt card, or if no delivery date is shown, the postmark thereon. If sent
by regular mail, the notice shall be deemed given two (2) business days after
the same is addressed as required herein and mailed with postage prepaid.
Notices delivered by United States Express Mail or an overnight courier that
guarantees next day delivery shall be deemed given 24 hours after delivery of
the same to the United States Postal Service or courier. If any notice is
transmitted by facsimile transmission or similar means, the same shall be deemed
served or delivered upon telephone or facsimile confirmation of receipt of the
transmission thereof, provided a copy is also delivered via hand or overnight
delivery or certified mail. If notice is received on a Saturday, Sunday, or
legal holiday, it shall be deemed received on the next business day.

      16.8 Waivers. No waiver by Landlord or Tenant of a Default by the other
shall be deemed a waiver of any other term, covenant, or condition hereof, or of
any subsequent Default by Landlord or Tenant, as applicable of the same or any
other term, covenant, or condition hereof.

      16.9 Holdover. Tenant has no right to retain possession of the Premises or
any part thereof beyond the expiration or earlier termination of this Lease. If
Tenant holds over with the consent of Landlord: (a) the Base Rent payable shall
be increased to 125% of the Base Rent applicable during the month immediately
preceding such expiration or earlier termination; (b) Tenant's right to
possession shall terminate on 30 days notice from Landlord; and (c) all other
terms and conditions of this Lease shall continue to apply. Nothing contained
herein shall be construed as a consent by Landlord to any holding over by
Tenant. Tenant shall indemnify, defend, and hold Landlord harmless from and
against any and all claims, demands, actions, losses, damages, obligations,
costs, and expenses, including, without limitation, attorneys' fees incurred or
suffered by Landlord by reason of Tenant's failure to surrender the Premises
within sixty (60) days of the expiration of the Term or earlier termination of
this Lease in accordance with the provisions of this Lease.

      16.10 Cumulative Remedies. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies in
law or in equity.

      16.11 Binding Effect: Choice of Law. This Lease shall be binding upon the
Parties, their personal representatives, successors, and assigns, and be
governed by the laws of the State in which the Premises are located. Any
litigation between the Parties hereto concerning this Lease shall be initiated
in the county in which the Premises are located.

      16.12 Landlord. The covenants and obligations contained in this Lease on
the part of Landlord are binding on Landlord, its successors, and assigns only
during their respective period of ownership of an interest in the Building. In
the event of any transfer or transfers of such title to the Building, Landlord
(and, in the case of any subsequent transfers or conveyances, the then grantor)
shall be concurrently freed and relieved from and after the date of such
transfer or conveyance, without any further instrument or agreement, of all
liability with respect to the performance of any covenants or obligations on the
part of Landlord contained in this Lease thereafter to be performed, provided
the grantee or transferee assumes all such obligations.

      16.13 Attorneys' Fees and Other Costs. If any Party brings an action or
proceeding to enforce the terms hereof or declare rights hereunder, the
Prevailing Party (as hereafter defined) in any such proceeding shall be entitled
to reasonable attorneys' fees. The term "Prevailing Party" shall include,
without limitation, a Party who substantially obtains or defeats the relief
sought. Landlord shall be entitled to attorneys' fees, costs, and expenses
incurred in the preparation and service of notices of Default and consultations
in connection therewith, whether or not a legal action is subsequently commenced
in connection with such Default or resulting breach. Tenant shall reimburse
Landlord on demand for all reasonable legal, engineering, and other professional
services expenses incurred by Landlord in connection with all requests by Tenant
or any lender of Tenant for consent, waiver or approval of any kind.

      16.14 Landlord's Access; Showing Premises; Repairs. Landlord and
Landlord's agents shall have the right to enter the Premises at any time, in the
case of an emergency, and otherwise at reasonable times upon reasonable notice
and, if reasonably required by Tenant accompanied by a representative of Tenant,
for the purpose of showing the same to prospective purchasers, lenders, and
making such alterations, repairs, improvements, or additions to the Premises or
to the Building, as Landlord may reasonably deem necessary and which are
permitted under the Lease. Landlord may at any time during the last 180 days of
the term hereof place on or about the Premises any ordinary "For Lease" signs
and show same to prospective tenants upon reasonable advance notice to Tenant.
All such activities of Landlord shall be without abatement of rent or liability
to Tenant.

      16.15 Signs. Tenant shall not place any signs at or upon the exterior of
the Premises or the Building, except that Tenant may, with Landlord's prior
written consent, install (but not on the roof) such signs as are reasonably
required to advertise Tenant's own business so long as such signs are in a
location reasonably designated by Landlord and comply

                                      -17-
<PAGE>

with sign ordinances and the signage criteria established for the Industrial
Center by Landlord.

      16.16 Termination; Merger. Unless specifically stated otherwise in writing
by Landlord, including by means of delivery of a nondisturbance agreement
pursuant to Section 16.18 of this Lease, the voluntary or other surrender of
this Lease by Tenant, the mutual termination or cancellation hereof, or a
termination hereof by Landlord for Default by Tenant, shall automatically
terminate any sublease or lesser estate in the Premises; provided, however,
Landlord shall, in the event of any such surrender, termination, or
cancellation, have the option to continue any one or all of any existing
subtenancies. Landlord's failure within 10 days following any such event to make
a written election to the contrary by written notice to the holder of any such
lesser interest shall constitute Landlord's election to have such event
constitute the termination of such interest.

      16.17 Quiet Possession. Upon payment by Tenant of the Base Rent and
Additional Rent for the Premises and the performance of all of the covenants,
conditions, and provisions on Tenant's part to be observed and performed under
this Lease, Tenant shall have quiet possession of the Premises for the entire
term hereof, subject to all of the provisions of this Lease.

      16.18 Subordination; Attornment; Non-Disturbance.

            (a) Subordination. This Lease shall be subject and subordinate to
any ground lease, mortgage, deed of trust, or other hypothecation or mortgage
(collectively, "Mortgage") now or hereafter placed by Landlord upon the real
property of which the Premises are a part, to any and all advances made on the
security thereof, and to all renewals, modifications, consolidations,
replacements, and extensions thereof, provided that the holder of the Mortgage
shall have delivered to Tenant a nondisturbance agreement in commercially
reasonable form and substance. Within 30 days of the execution and delivery of
this Lease, Landlord shall deliver to Tenant a nondisturbance agreement from the
holder of any existing Mortgage in commercially reasonable form. Tenant agrees
that any person holding any Mortgage shall have no duty, liability, or
obligation to perform any of the obligations of Landlord under this Lease unless
and until it shall succeed to Landlord's interest in the Premises and then only
to the extent of any duty, liability or obligation accruing after such lender
has actually succeeded to Landlord's interest. In the event of Landlord's
default with respect to any such obligation, Tenant will give any Lender, whose
name and address have previously been furnished in writing to Tenant, notice of
a default by Landlord. Tenant may not exercise any remedies for default by
Landlord unless and until Landlord and the Lender shall have received written
notice of such default and a reasonable time (not less than 30 days) shall
thereafter have elapsed without the default having been cured. If any Lender
shall elect to have this Lease superior to the lien of its Mortgage and shall
give written notice thereof to Tenant, this Lease shall be deemed prior to such
Mortgage. The provisions of a Mortgage relating to the disposition of
condemnation and insurance proceeds shall prevail over any contrary provisions
contained in this Lease.

            (b) Attornment. Subject to the nondisturbance provisions of
subparagraph (c) of this Paragraph 16.18, Tenant agrees to attorn to a Lender or
any other party who acquires ownership of the Premises by reason of a
foreclosure of a Mortgage. In the event of such foreclosure, such new owner
shall not: (i) be liable for any act or omission of any prior landlord or with
respect to events occurring prior to acquisition of ownership, provided such new
owner cures any defaults of a continuing nature, (ii) be subject to any offsets
or defenses which Tenant might have against any prior Landlord, or (iii) be
liable for security deposits not received by such new owner or be bound by
prepayment of more than one month's rent not received by new owner.

            (c) Non-Disturbance. With respect to a Mortgage entered into by
Landlord after the execution of this Lease, Tenant's subordination of this Lease
shall be subject to receiving assurance (a "nondisturbance agreement") from the
Mortgage holder, in commercially reasonable form, that Tenant's possession and
this Lease will not be disturbed so long as Tenant is not in default and attorns
to the record owner of the Premises.

            (d) Self-Executing. The agreements contained in this Paragraph 16.18
shall be effective without the execution of any further documents; provided,
however, that upon written request from Landlord or a Lender in connection with
a sale, financing, or refinancing of Premises, Tenant and Landlord shall execute
such further writings as may be reasonably required to separately document any
such subordination or nonsubordination, attornment, and/or nondisturbance
agreement, as is provided for herein.

      16.19 Rules and Regulations. Tenant agrees that it will abide by, and use
its reasonable best efforts to cause its employees, suppliers, shippers,
customers, tenants, contractors, and invitees to abide by, all reasonable rules
and regulations ("Rules and Regulations") which Landlord may make from time to
time for the management, safety, care, and cleanliness of the Common Areas, the
parking and unloading of vehicles, and the preservation of good order, as well
as for the convenience of other occupants or tenants of the Building and the
Industrial Center and their invitees. Landlord shall not be responsible to
Tenant for the noncompliance with said Rules and Regulations by other tenants of
the Industrial Center. Landlord shall enforce all Rules and Regulations in a
nondiscriminatory manner. No such Rules and Regulations shall deprive Tenant of
the material use and enjoyment of the Premises.

      16.20 Security Measures. Tenant acknowledges that the rental payable to
Landlord hereunder does not include the cost of guard service or other security
measures. Landlord has no obligations to provide same. Tenant assumes all
responsibility for the protection of the Premises, Tenant, its agents, and
invitees and their property from the acts of third parties. Notwithstanding the
foregoing, Landlord shall provide the following security service to the
Industrial Center:

         Monday-Friday from 7am-11pm one guard providing exterior patrol of the
site and manning of the kiosk at the entrance to the Industrial Center. A roving
patrol (one tour) is provided between 11pm and 7am; and

         Weekends and holidays roving patrol vehicle tours the site one time
between 7am and 7pm and twice between 7pm and 7am..

      16.21 Reservations. Landlord reserves the right to grant such easements
that Landlord deems necessary and

                                      -18-
<PAGE>

to cause the recordation of parcel maps, so long as such easements and maps do
not materially interfere with the use and enjoyment of the Premises by Tenant or
materially impair access to or parking for the Premises. Tenant agrees to sign
any documents reasonably requested by Landlord to effectuate any such easements
or maps.

      16.22 Conflict. Any conflict between the printed provisions of this Lease
and the typewritten or handwritten provisions shall be controlled by the
typewritten or handwritten provisions.

      16.23 Offer. Preparation of this Lease by either Landlord or Tenant or
Landlord's agent or Tenant's agent and submission of same to Tenant or Landlord
shall not be deemed an offer to lease. This Lease is not intended to be binding
until executed and delivered by all Parties hereto.

      16.24 Amendments. This Lease may be modified only in writing, signed by
the parties in interest at the time of the modification.

      16.25 Multiple Parties. Except as otherwise expressly provided herein, if
more than one person or entity is named herein as Tenant, the obligations of
such persons shall be the joint and several responsibility of all persons or
entities named herein as such Tenant.

      16.26 Authority. Each person signing on behalf of Landlord or Tenant
warrants and represents that she or he is authorized to execute and deliver this
Lease and to make it a binding obligation of Landlord or Tenant.

      16.27 Letter of Credit. Prior to execution of a construction contract
("Letter of Credit Due Date") by Landlord for construction of the improvements
set forth in the Tenant Work Letter (Addendum Three to this Lease), Tenant shall
deposit with Landlord a Letter of Credit ("Letter of Credit") as security for
Tenant's faithful performance of Tenant's obligations under this Lease. Said
Letter of Credit shall be an at sight, irrevocable and unconditional negotiable
letter of credit, in the form and containing the terms required herein, payable
in the County of Los Angeles, California running in favor of Landlord issued by
Credit Suisse First Boston or another solvent, nationally recognized bank with a
long-term rating of BBB or higher, under the supervision of the Superintendent
of Banks of the State of California, or a National Banking Association, in the
amount of Two Million and no/100 Dollars ($2,000,000.00). The Letter of Credit
shall be: (a) maintained in effect, whether through replacement, renewal or
extension, from the Letter of Credit Due Date through ten (10) days after the
expiration of the term except as detailed below; (b) acceptable to Landlord in
its sole discretion as to its form and terms (and the bank issuing same); (c)
fully assignable and transferable by Landlord and permit partial draws; (d)
subject to the Uniform Customs and Practices for Documentary Credits (1993-Rev)
International Chamber of Commerce Publication #500, and (e) contain the
following conditions: "This letter of credit is given in connection with a lease
dated April 23, 2002 between the beneficiary, as landlord and applicant, as
tenant (the "Lease"). This letter of credit shall be payable upon presentation
of sight draft accompanied only by a written statement from a member of
beneficiary stating either of the following: (1) that applicant is in default
under the Lease after the giving of notice and expiration of any applicable cure
period, or (2) that less than fifteen (15) days remains prior to the expiration
of this letter of credit and the same has not been extended or replaced with a
letter of credit which satisfies the requirements contained in the Lease. If
Tenant defaults under this Lease (as defined in Paragraph 13.1) after the giving
of notice and expiration of any applicable cure period, Landlord may draw on the
entire the Letter of Credit. If, at Landlord's sole option, Landlord draws on
only a portion of the Letter of Credit, Tenant shall within twenty (20) days of
demand pay Landlord the amount so used or applied so as to restore the Letter of
Credit. Landlord shall not be required to keep all or any part of the proceeds
of the Letter of Credit separate from its general accounts. Subject to the
following, Landlord shall, at the expiration or earlier termination of the term
and after Tenant has vacated the Premises, return to Tenant that portion of the
Letter of Credit not used or applied by Landlord. No part of the Letter of
Credit shall be considered to be held in trust, to bear interest, or to be
prepayment for any monies to be paid by Tenant under this Lease. Notwithstanding
the foregoing, and provided that Tenant is not in default under the terms of
this Lease beyond any applicable cure or grace period, the Letter of Credit
shall be reduced to One Million Five Hundred Thousand Dollars ($1,500,000.00) on
the last day of the twelfth (12th) month after the date of issuance, to One
Million Dollars ($1,000,000) on the last day of the twenty-third (23th) month
after the date of issuance, and released in its entirety and returned to Tenant
or the issuing bank on the last day of the thirty-sixth (36th) month from the
date of issuance.

      16.28 Right of First Offer. Commencing six (6) months after the
Commencement Date, Tenant shall have a continuing First Offer to Lease ("Right
of First Offer") contiguous space within the Building (the "Expansion Space") as
defined in Exhibit "A" attached hereto as the same becomes available for lease
to third parties. Tenant's Right of First Offer, as granted herein, is subject
to the following conditions:

            i. Tenant's Right of First Offer shall not be exercisable if, at
that time, Tenant is currently in default (beyond any applicable notice and cure
periods) in the performance of any of its obligations under the Lease;

            ii. Tenant's Right of First Offer shall be subject to Landlord's
review and reasonable approval of Tenant's then current financial condition,
taking into consideration the extent of the additional fiscal obligations to be
incurred by Tenant; and

            iii. The minimum term of the Expansion Space shall be co-terminus
with the term of this Lease at the rate determined as provided below.

            iv. If the Election Notice (as defined below) is not received by
Landlord prior to the last twenty-four (24) months of the initial Term of this
Lease, the Right of First Offer shall be null and void unless during the last
twenty-four (24) months of the initial Term Tenant concurrently delivers to
Landlord with the Election Notice a timely and proper notice of the exercise of
Tenant's option to extend the term of this Lease for the Premises and the
Expansion Space.

                                      -19-
<PAGE>

Provided the above conditions are satisfied, Landlord shall give Tenant written
notice, by facsimile and by mail, of the estimated date upon which Landlord can
deliver such space to Tenant, and the terms and conditions upon which Landlord
is willing to lease the Expansion Space ("Landlord's Availability Notice").
Tenant shall notify Landlord within five (5) business days following receipt of
Landlord's Availability Notice of Tenant's election to lease all the Expansion
Space upon those terms by written acceptance delivered to Landlord ("Election
Notice"). If Tenant fails to notify Landlord of Tenant's election to lease the
Expansion Space within the time specified herein, it shall be deemed that (i)
Tenant has elected not to lease said Expansion Space; and (ii) Landlord may
thereafter enter into a Lease Agreement with a third party, provided that if
such third party lease is negotiated with material terms and conditions more
favorable to such third party, Tenant shall have the right to accept such
revised terms and conditions within five (5) business days following receipt of
Landlord's notice. Time is of the essence herein.

This Right of First Offer is personal to Tenant and permitted transferees
pursuant to Section 12.1(b) and may not be assigned, voluntarily or
involuntarily, separate from or as a part of the Lease.

Should Tenant exercise this Right of First Offer, Landlord and Tenant shall
execute an amendment to this Lease, adding the Expansion Space to the Premises
and adjusting the Base Rent and Tenant's proportionate share of the items set
forth in Section 4 of this Lease.

      16.29 Consent/Duty to Act Reasonably. Regardless of any reference to the
words "sole" or "absolute" (but except for matters which would have an adverse
effect on the structural integrity of the Building Structure, (b) could have an
adverse effect on the Building Systems, or (c) could have an effect on the
exterior appearance of the Building, whereupon in each such case Landlord's duty
is to act in good faith and in compliance with this Lease), any time the consent
of Landlord or Tenant is required, such consent shall not be unreasonably
withheld, conditioned or delayed. Whenever this Lease grants Landlord or Tenant
the right to take action, exercise discretion, establish rules and regulations
or make allocations or other determinations (other than decisions to exercise
expansion, contraction, cancellation, termination or renewal options), Landlord
and Tenant shall act reasonably and in good faith and take no action which might
result in the frustration of the reasonable expectations of a sophisticated
tenant or landlord concerning the benefits to be enjoyed under this Lease.

      16.30 Abatement Of Rent When Tenant Is Prevented From Using the Premises.
In the event that Tenant is prevented from using, and does not use, the Premises
or any portion thereof, for five (5) consecutive business days (the "Eligibility
Period") as a result of (i) any repair, maintenance or alteration performed by
Landlord after the Commencement Date, or (ii) any failure to provide to the
Premises any of the essential utilities and services required to be provided in
this Lease, or (iii) any failure to provide access to the Premises, (iv) any
acts or omissions of UPRC and/or DTSC to the extent set forth in Section 6.2 of
this Lease, or (v) Tenant's inability to occupy the Premises due the existence
of Hazardous Substances. Tenant's obligation to pay Base Rent and Operating
Expenses shall be abated or reduced, as the case may be, from and after the
first (1st) day following the Eligibility Period and continuing until such time
that Tenant continues to be so prevented from using, and does not use, the
Premises or a portion thereof, in the proportion that the rentable square feet
of the portion of the Premises that Tenant is prevented from using, and does not
use, bears to the total rentable square feet of the Premises. To the extent
Tenant shall be entitled to abatement of rent because of a damage or destruction
or a taking pursuant to this Lease, then the Eligibility Period shall not be
applicable.

                                      -20-
<PAGE>

      16.31 Brokers. Landlord and Tenant warrant and represent that other than
First Property Realty Corporation, which has represented Tenant in this Lease,
and CB/Richard Ellis, which has represented Landlord in this Lease, they have
not been represented in any capacity by any real estate broker, salesperson, or
agent or any other person who might claim a fee in connection with the
representation or alleged representation of each respective party regarding the
Lease (collectively "Broker Claims"). Landlord and Tenant shall indemnify,
defend (by counsel satisfactory to the indemnified party) and hold harmless the
other, its partners, officers, shareholders, directors, employees, agents,
members, insurers, contractors, and attorneys from any claim, damage, loss or
liability arising from any and all Broker Claims arising from the breach of this
warranty and representation by the indemnifying party. Notwithstanding the
foregoing, should Landlord fail to pay any portion of the commission due First
Property Realty Corporation when due and after thirty days' written notice from
Tenant, Tenant may pay such commission to First Property Realty Corporation and
deduct said amount from the Base Rent or any additional rent next coming due
Landlord.

The parties hereto have executed this Lease at the place and on the dates
specified below their respective signatures.

Landlord:                                     Tenant:

LOS ANGELES MEDIA TECH CENTER, LLC,           PLAYBOY ENTERPRISES, INC.,
a Delaware limited liability company          a Delaware corporation

By: LEGACY PARTNERS 2361, L.P.,               By:    /s/ Howard Shapiro
                                                     ---------------------------
    a California limited partnership
                                              Name:    Howard Shapiro
                                                     ---------------------------
    By:    /s/ William A. Shubin
           ------------------------
                                              Title: Ex. VP & General Counsel
                                                     --------------------------
    Name:  William A. Shubin
           ------------------------
                                              Date:  4/22/02
                                                     ---------------------------
    Title: V.P.
           ------------------------
                                              Telephone:  312-751-8000
                                                          ----------------------
    Date:  4/23/02
           ------------------------
                                              Facsimile:  312-751-2818
                                                          ----------------------
    Telephone:    (213) 327-1101
                  -----------------
                                              Executed at: Chicago, IL
                                                           ---------------------
    Facsimile:    (213) 327-1147
                  -----------------

    Executed at:  Los Angeles, CA             By:   ____________________________
                  -----------------

    Address: 888 West Sixth St., Ninth Floor  Name:  ___________________________
               Los Angeles, CA  90017
                                              Title: ___________________________
By:   AMB PROPERTY, L.P.,
      a Delaware limited partnership          Date:  ___________________________

      By:  AMB PROPERTY CORPORATION,
           a Maryland corporation, its general partner

           By:      /s/ Martin Coyne
                    -----------------------------------

           Name:    Martin Coyne
                    -----------------------------------

           Title:   V.P.
                    -----------------------------------

           Date:    4/23/02
                    -----------------------------------

Landlord's Address:                           Tenant's Address:

Pier 1, Bay 1                                 680 N. Lakeshore Dr.
San Francisco, CA  94111                      Chicago, IL 60611
                                              Attn: Administrative Services
With a copy to:

Legacy Partners Commercial, Inc.
888 West Sixth St., Ninth Floor
Los Angeles, CA  90017
Attention:  Portfolio Vice President, LA Media Tech Center
Phone:   (213) 327-1105
Fax:     (213) 327-1137

If Tenant is a CORPORATION, the authorized officers must sign on behalf of the
corporation and indicate the capacity in which they are signing. The Lease must
be executed by the president or vice-president and the secretary or assistant
secretary, unless the bylaws or a resolution of the board of directors shall
otherwise provide, in which event, the bylaws or a certified copy of the
resolution, as the case may be, must be attached to this Lease.

                                      -21-
<PAGE>

                                   Addendum 1
                            Rent Adjustment Addendum

This Rent Adjustment Addendum is a part of the Lease dated April 23, 2002, by
and between Los Angeles Media Tech Center, LLC ("Landlord") and Playboy
Enterprises, Inc. ("Tenant") for the premises commonly known as Los Angeles
Media Tech Center I.

Monthly Base Rent for the each of the periods designated in this Addendum
("Adjustment Periods") shall be the amount calculated in accordance with the
alternative selected below ("Rent Adjustment Alternative"), but in no event
shall the monthly Base Rent for an Adjustment Period be less than the highest
monthly rent payable during the term preceding the Adjustment Period.

1.    Adjustment Periods:

      Month One through Month Thirty ("Period One")
      Month Thirty One through Month Sixty ("Period Two")
      Month Sixty One through Month Ninety ("Period Three")
      Month Ninety One through Month One Hundred Twenty ("Period Four")

2.    Rent Adjustment Alternatives:

      [x]      Fixed rent adjustment ("Fixed Rent Adjustment")
               $99,000.00 shall be the monthly Base Rent for Period One.
               $106,200.00 shall be the monthly Base Rent for Period Two.
               $114,600.00 shall be the monthly Base Rent for Period Three.
               $123,000.00 shall be the monthly Base Rent for Period Four.

3.    Notice: Notice of Rent Adjustments shall be made as specified in paragraph
      16.6 of the Lease.

                                      -1-

<PAGE>

                                   Addendum 2
                                Option to Extend

This Option to Extend Addendum is a part of the Lease dated April 23, 2002, by
and between Los Angeles Media Tech Center, LLC ("Landlord") and Playboy
Enterprises, Inc. ("Tenant") for the premises commonly known as Los Angeles
Media Tech Center I.

1. Option to Extend. Landlord hereby grants to Tenant the option to extend the
term of this Lease for two successive five (5) year periods (each an "Option
Period" and together the "Option Periods") commencing when the prior term
expires (the first Option Period herein called "Period One" and the second
Option Period called "Period Two").

2. Exercise Dates. For purposes of Paragraph 5 of this Addendum,

      a. the Last Exercise Date is six months prior to the date that the Option
Period would commence.

3. Monthly Base Rent. The monthly Base Rent for each month of an Option Period
shall be Market Rent as defined and determined below ("Rent Adjustment
Alternative")

4. Conditions to Exercise of Option. Tenant's right to extend is conditioned
upon and subject to each of the following:

      a. In order to exercise an option to extend, Tenant must give written
notice of such election to Landlord and Landlord must receive the same by the
Last Exercise Date. If proper notification of the exercise of an option is not
given and/or received, such option shall automatically expire. Options (if there
are more than one) may only be exercised consecutively. Failure to exercise an
option terminates that option and all subsequent options. Tenant acknowledges
that because of the importance to Landlord of knowing no later than the Last
Exercise Date whether or not Tenant will exercise the option, the failure of
Tenant to notify Landlord by the Last Exercise Date will conclusively be
presumed an election by Tenant not to exercise the option.

      b. Tenant shall have no right to exercise an option at any time which
Tenant is in Default, i.e., after notice and the expiration of any applicable
cure periods. The period of time within which an option may be exercised shall
not be extended or enlarged by reason of Tenant's inability to exercise an
option because of the provisions of this paragraph.

      c. All of the terms and conditions of this Lease, except where
specifically modified by this Addendum, shall apply.

6. Calculation of Rent Adjustment.

      a. Market Rent Adjustment. Four months prior to the commencement of each
Option Period the Parties shall negotiate in good faith to determine the Base
Rent for the Option Period. If agreement cannot be reached within thirty days,
then Landlord and Tenant shall each, no later than 90 days prior to the
commencement of the Option Period, make a reasonable determination of the fair
market rental for the Premises for the Option Period and submit such
determination, in writing, to arbitration in accordance with the following
provisions:

            (1) No later than 90 days prior to the commencement of the Option
Period, Landlord and Tenant shall each select a commercial leasing broker not
presently working with the party making such selection with at least 10 years
experience to act as an arbitrator. The two arbitrators so appointed shall, no
later than 75 days prior to the commencement of the Option Period, select a
third mutually acceptable industrial leasing broker to act as a third
arbitrator.

            (2) The three arbitrators, acting by a majority, shall no later than
75 days prior to the commencement of the Option Period, determine the Fair
Market Rental (as defined below) for the Premises for the Option Period. The
decision of a majority of the arbitrators shall be binding on the Parties. The
Fair Market Rental determination of Landlord or Tenant which is closest to the
fair market rental as determined by the arbitrators shall be the Base Rent for
the Option Period.

            (3) If either of the Parties fails to appoint an arbitrator within
the period required by this Addendum, the arbitrator timely appointed shall
determine the Base Rent for the Option Period.

            (4) The entire cost of such arbitration shall be paid by the party
whose Fair Market Rental submission is not selected.

Definition of Fair Market Rental. The Fair Market Rental shall mean the fair
market rental value for comparable space in similarly situated industrial/office
buildings located in the applicable geographical commercial/industrial
submarket. Fair Market Rental shall be determined assuming that neither Landlord
nor a prospective tenant is under any compulsion to rent. In determining the
Fair Market Rental, the parties and/or appraisers shall take into account: the
location of the Building; the location of the Premises within the Building; the
size of the Premises; the fact that the Lease is triple net; the
creditworthiness of Tenant; and free rent, tenant improvement allowances and
other similar tenant concessions, if any, then being granted to tenants in the
marketplace.

<PAGE>

Confirmation of Terms. After the Fair Market Rental has been set, the appraisers
shall immediately notify the parties. The Fair Market Rental so determined shall
be deemed to be the Base Rent for the option period. The parties shall
immediately execute a confirmation of the Lease stating the new Base Rent for
the option period, which option period shall then be deemed part of the "term"
hereof, for all purposes hereunder.

Continuation of Base Rent Payments. If for any reason the Fair Market Rental is
not determined prior to commencement of the option period, then Tenant shall
continue to pay the Base Rent applicable to the Premises immediately prior to
the option period, until the Fair Market Rental is established. Once
established, Tenant shall pay to Landlord within ten (10) business days, or
Landlord shall credit Tenant, as applicable, the difference between the Base
Rent already paid and the new Base Rent as determined pursuant to this Article.

                                      -2-
<PAGE>

                                 ADDENDUM THREE

                               TENANT WORK LETTER

      This Tenant Work Letter ("Tenant Work Letter") sets forth the terms and
conditions relating to the construction of improvements for the Premises. All
references in this Tenant Work Letter to "the Lease" shall mean the relevant
portions of the Lease to which this Tenant Work Letter is attached as Addendum
Three.

                                    SECTION 1

                                 BASE AND SHELL

      Landlord has previously constructed the base and shell of the Premises
(the "Base and Shell"), and Tenant shall accept the Base and Shell in its
current "As-Is" condition existing as of the date of the Lease except for that
Landlord shall complete in conjunction with the Tenant Improvements the
following prior to the Commencement Date: (i) cut and install windows on the
sides and rear exterior walls of the Building in the locations shown on the
rendering attached as Exhibit A-1, hereto, (ii) correct drainage problems so as
to avoid ponding of water between the Building and Building No. 6, and (iii) cut
and install skylights in the roof of the Building in the locations designated by
Tenant and reasonably acceptable to Landlord. Notwithstanding the foregoing,
Tenant shall pay the costs of completion of items (i) and (iii) above which
shall be part of the Tenant Improvement Allowance. Excluded from Tenant's
acceptance of the Base and Shell are any (i) latent defects, (ii) any aspects
thereof that do not comply with applicable laws; and (iii) defects or corrective
items not caused by Tenant or its employees, agents or contractors, of which
Tenant notifies Landlord within sixty (60) days of the Commencement Date. The
cost to correct any of the items described in clauses (i), (ii) or (iii) above
shall be paid by Landlord and shall not be deducted from the Tenant Improvement
Allowance (as defined below). Landlord shall install in the Premises certain
"Tenant Improvements" (as defined below) pursuant to the provisions of this
Tenant Work Letter. Except for the Tenant Improvement work described in this
Tenant Work Letter and except for the Tenant Improvement Allowance set forth
below, Landlord shall not be obligated to make or pay for any alterations or
improvements required to prepare the Premises, the Building or the Real Property
for Tenant's occupancy.

                                    SECTION 2

                               TENANT IMPROVEMENTS

      2.1 Tenant Improvement Allowance. Tenant shall be entitled to a one-time
tenant improvement allowance (the "Tenant Improvement Allowance") in the amount
of up to, but not exceeding Fifty Dollars ($50.00) per rentable square foot of
the Premises, as measured by Architect, for the costs relating to the design and
construction of Tenant's improvements which are affixed to or made part of the
Premises (the "Tenant Improvements"). In no event shall Landlord be obligated to
make disbursements pursuant to this Tenant Work Letter in a total amount which
exceeds the Tenant Improvement Allowance. Tenant shall not be entitled to
receive any cash payment or credit against Rent or otherwise for any portion of
the Tenant Improvement Allowance which is not used to pay for the Tenant
Improvement Allowance Items (as such term is defined below).

      2.2 Disbursement of the Tenant Improvement Allowance. Landlord shall make
disbursements of the Tenant Improvement Allowance to the Contractor (as such
term is defined below) in accordance with the provisions of the Construction
Contract (as defined below) provided that no such disbursement shall be made
unless and until (i) the same is approved by Architect (as defined below), and
(ii) Landlord has received from Tenant the required portion of the Over
Allowance Amount (as defined below). Landlord shall make disbursements of the
Tenant Improvement Allowance for payment of the fees of the Architect, Engineer
and other fees and costs incurred by Tenant in connection with the Tenant
Improvements to the extent permitted below, within ten (10) days of presentation
to Landlord of invoices therefor, together with reasonably detailed supporting
documentation of the fees and costs incurred, accompanied by appropriate lien
waivers and releases.

            2.2.1 The payment of the fees of the "Architect" and the
"Engineers," as those terms are defined in Section 3.1 of this Tenant Work
Letter;

            2.2.2 The payment of plan check, permit and license fees relating to
construction of the Tenant Improvements;

            2.2.3 The cost of construction of the Tenant Improvements,
including, without limitation, contractors' fees and general conditions, testing
and inspection costs, costs of utilities, and trash removal;

            2.2.4 Except as provided in Section 1 above, the cost of any changes
in the Base and Shell when such changes are required by the "Construction
Drawings" (as that term is defined in Section 3.1 of this Tenant Work Letter),
including if such changes are due to the fact that such work is prepared on an
unoccupied basis, such cost to include all direct architectural and/or
engineering fees and expenses incurred in connection therewith;

            2.2.5 The cost of any changes to the Construction Drawings or Tenant
Improvements required by any applicable laws;

            2.2.6 Sales and use taxes and Title 24 fees;

            2.2.7 Tenant's telephone and data cabling and electrical wiring
throughout its work stations; All other reasonable out-of-pocket costs expended
by Landlord or Tenant in connection with the construction of the Tenant
Improvements.

<PAGE>

                                    SECTION 3

                              CONSTRUCTION DRAWINGS

      3.1 Selection of Architect/Construction Drawings. Tenant shall retain an
architect/space planner (the "Architect") to prepare the Construction Drawings.
Landlord shall designate and Tenant or the Architect shall retain engineering
consultants, whose fees shall be competitive with Engineers of similar quality
and experience performing similar services for landlords and tenants in the Los
Angeles area (the "Engineers") to prepare all plans and engineering working
drawings relating to the structural, mechanical, electrical, plumbing, HVAC,
life safety, and sprinkler work in the Premises. The plans and drawings,
including all amendments and modifications thereto, to be prepared by Architect
and the Engineers shall be known collectively as the "Construction Drawings."
Notwithstanding that any Construction Drawings are reviewed by Landlord or
prepared by the Engineers, and notwithstanding any advice or assistance which
may be rendered to Tenant by Landlord, Landlord shall have no liability
whatsoever in connection therewith and shall not be responsible for any
omissions or errors contained in the Construction Drawings, and Tenant's waiver
and indemnity set forth in Article 10 of the Lease shall specifically apply to
the Construction Drawings.

      3.2 Final Space Plan. Tenant has already met with Architect and provided
Architect with information regarding the preliminary layout and designation of
all proposed offices, rooms and other partitioning, and their intended use and
equipment to be contained therein (the "Information"). Based on such
Information, Tenant shall cause the Architect to prepare the final space plan
for Tenant Improvements in the Premises (collectively, the "Final Space Plan"),
which Final Space Plan shall include a layout and designation of all offices,
rooms and other partitioning, their intended use, and equipment to be contained
therein if other than customary office equipment. Tenant shall cause the
Architect to deliver the Final Space Plan to Landlord for Landlord's approval no
later than April 12, 2002. Landlord shall approve or reasonably disapprove the
Final Space Plan within ten (10) days after Landlord's receipt of the Final
Space Plan (or within five (5) days of any revisions thereto). Landlord's
failure to disapprove the Final Space Plan (or any revisions thereto) by written
notice to Tenant (which notice shall specify in detail the reasonable reasons
for Landlord's disapproval) within said ten (10) day or five (5) day period, as
applicable, shall be deemed to constitute Landlord's approval of the Final Space
Plan or such revisions. If Landlord reasonably disapproves the Final Space Plan,
Tenant shall cause Architect to revise the same as necessary and resubmit the
revised Final Space Plan to Landlord within five (5) days of Tenant's receipt of
Landlord's disapproval.

      3.3 Final Working Drawings. Based on the Final Space Plan, Tenant shall
cause the Architect and the Engineers to complete the architectural and
engineering drawings for the Premises, and Architect shall compile a fully
coordinated set of architectural, structural, mechanical, electrical and
plumbing working drawings in a form which is sufficiently complete as to allow
subcontractors to bid on the work and to obtain all applicable permits
(collectively, the "Final Working Drawings"). Tenant shall cause the Architect
to submit the same to Landlord for Landlord's reasonable approval on or before
May 17, 2002 which is thirty-five (35) days from April 12, 2002, the date of the
Final Space Plans. The Final Working Drawings shall incorporate modifications to
the Final Space Plan as necessary to comply with the floor load and other
structural and system requirements of the Building. Landlord shall approve or
reasonably disapprove the Final Working Drawings or any revisions thereto within
ten (10) days after receipt of the same; provided, however, that Landlord may
only disapprove the Final Working Drawings to the extent the same are not in
substantial conformance with the Final Space Plan Landlord's failure to
reasonably disapprove the Final Working Drawings or any revisions thereto by
written notice to Tenant (which notice shall specify in detail the reasonable
reasons for Landlord's disapproval) within said ten (10) day period shall be
deemed to constitute Landlord's approval of the Final Working Drawings or such
revisions. If Landlord reasonably disapproves the Final Working Drawings Tenant
shall cause Architect to revise the same as necessary and resubmit the revised
Final Working Drawings to Landlord within ten (10) days of Tenant's receipt of
Landlord's disapproval.

      3.4 Approved Working Drawings. The Final Working Drawings shall be
approved or deemed approved by Landlord (the "Approved Working Drawings") prior
to the commencement of the construction of the Tenant Improvements. Within five
(5) days of receipt of Landlord's approval of the Approved Working Drawings,
Tenant shall cause the Architect to submit the Approved Working Drawing to the
applicable local governmental agency for all applicable building permits
necessary to allow "Contractor" to commence and fully complete the construction
of the Tenant Improvements (the "Permits"). No changes which would directly or
indirectly delay the Substantial Completion of the Premises may be made without
the prior reasonable written consent of Landlord, provided that Landlord may
withhold its consent, in its sole discretion, to any change in the Approved
Working Drawings if such change would directly or indirectly delay the
Substantial Completion of the Premises beyond the Scheduled Commencement Date
(unless Tenant agrees to pay rent from and after said date).

      3.5 Time Deadlines. Tenant shall use commercially reasonable efforts to
cooperate with Architect, the Engineers and Landlord to complete all phases of
the Construction Drawings and the permitting process and to receive the Permits,
and with Contractor, for approval of the "Tenant Improvement Cost," as that term
is defined in Section 4.2 below as soon as possible after the execution of the
Lease and, in this regard, to the extent Landlord considers such meeting(s) to
be reasonably necessary, Tenant shall meet with Landlord (which meetings may be
telephonic) on a weekly basis to discuss Tenant's progress in connection with
the same. The time deadlines provided in this Section 3 shall be subject to
extension because of any delays caused by the Engineers ("Engineer Delays")
except to the extent such Engineer Delays are caused by Tenant.

                                    SECTION 4

                     CONSTRUCTION OF THE TENANT IMPROVEMENTS

      4.1 Contractor. The Approved Working Drawings shall be issued for full bid
to Turelk Contractors who shall bid the subcontracts to no less than three (3)
subcontractors proposed by Landlord (collectively "Contractors").

<PAGE>

Notwithstanding the foregoing, Landlord shall submit all bids received by
Landlord to Tenant for Tenant's approval, which shall not be unreasonably
withheld, delayed or conditioned.

         4.2 Tenant Improvement Cost. After the Approved Working Drawings are
signed by Landlord and Tenant, Landlord shall submit the Approved Working
Drawings to the Contractors for the purpose of obtaining bids ("Bids") from the
Contractors for construction of the Tenant Improvements. Upon receipt of the
Bids, Landlord and Tenant shall review same and within five (5) business days of
receipt of the Bids agree on the which of the Contractors will construct the
improvements (the contractor so selected is herein called the "Contractor"). The
Contractors shall be instructed to bid the work on a "Stipulated Sum" or "Cost
Plus with Guaranteed Maximum Price" basis and the contract to be executed
between the Contractor and Landlord shall be either a Stipulated Sum or Cost
Plus with Guaranteed Maximum Price Contract. Thereafter, Landlord shall provide
Tenant with a statement of costs for the Tenant Improvements which shall
include, as nearly as possible, the sum of the accepted Contractor's bid plus
the cost of all other Tenant Improvement Allowance Items to be incurred by
Tenant in connection with the construction of the Tenant Improvements (the
"Tenant Improvement Cost").

      4.3 Construction of Tenant Improvements by Landlord's Contractor under the
Supervision of Landlord.

            4.3.1 Over-Allowance Amount. Tenant shall be responsible to pay for
that portion of the Tenant Improvement Cost (the "Over-Allowance Amount") equal
to the difference between (i) the amount of the Tenant Improvement Cost and (ii)
the amount of the Tenant Improvement Allowance (less any portion thereof already
disbursed by Landlord, or in the process of being disbursed by Landlord, on or
before the preparation of the Tenant Improvement Cost Statement). The
Over-Allowance Amount shall be paid by Tenant to Landlord with each disbursement
of the Tenant Improvement Allowance, in proportion to the amount of the Tenant
Improvement Allowance being requested by such Disbursement Request. By way of
illustration of the foregoing sentence, if the Tenant Improvement Allowance were
$3 million, the Over-Allowance Amount were $500,000, and the amount requested in
a Disbursement Request were $750,000, then Tenant would pay to Landlord
concurrently with such Disbursement Request the sum of $125,000 (i.e. 750/3,000
or 25% of $500,000). If, after the Tenant Improvement Cost has been determined,
any revisions, changes, or substitutions shall be made to the Construction
Drawings or the Tenant Improvements and approved by both Landlord and Tenant,
any additional costs which arise in connection with such revisions, changes or
substitutions shall be added to the Tenant Improvement Cost and shall be paid by
Tenant to Landlord in accordance with the foregoing formula. Following
completion of the Tenant Improvements, Landlord shall deliver to Tenant a final
cost statement which shall indicate the final costs of the Tenant Improvement
Allowance Items, and if such cost statement indicates that Tenant has underpaid
or overpaid the Over-Allowance Amount, then within ten (10) business days after
receipt of such statement, Tenant shall deliver to Landlord the amount of such
underpayment or Landlord shall return to Tenant the amount of such overpayment,
as the case may be.

            4.3.2 Landlord Supervision. Landlord shall independently retain
Contractor to construct the Tenant Improvements in accordance with the Approved
Working Drawings and the Cost Proposal and Landlord shall supervise the
construction by Contractor. There shall be no charge by Landlord for such
supervision.

            4.3.3 Contractor's Warranties and Guaranties. Landlord hereby
assigns to Tenant all warranties and guaranties by Contractor relating to the
Tenant Improvements, which assignment shall be on a non-exclusive basis such
that the warranties and guarantees may be enforced by Landlord and/or Tenant,
and Tenant hereby waives all claims against Landlord, except those specifically
arising from Landlord's negligent or intentional acts or omissions relating to,
or arising out of the construction of, the Tenant Improvements.

                                    SECTION 5

                             SUBSTANTIAL COMPLETION;

                             LEASE COMMENCEMENT DATE

      5.1 Substantial Completion. For purposes of the Lease, including for
purposes of determining the Commencement Date (as set forth in Section 1.3 of
the Basic Provisions), the Premises shall be "Ready for Occupancy" upon
Substantial Completion of the Premises. For purposes of this Lease, "Substantial
Completion" of the Premises shall occur upon the completion of construction of
the Tenant Improvements in the Premises in accordance with the Approved Working
Drawings, with the exception of minor punch-list items the correction or
completion of which will not materially interfere with the conduct of Tenant's
business and any tenant fixtures, work-stations, built-in furniture, or
equipment to be installed by Tenant that are not the responsibility of the
Contractor pursuant to the Construction Contract.

      5.2 Tenant Delays. If there shall be a delay or there are delays in the
Substantial Completion of the Premises (as a result of any of the following
(collectively, "Tenant Delays"):

            5.2.1 Tenant's failure to timely approve any matter requiring
Tenant's approval, including Tenant's failure to timely perform any other
obligation or act required of Tenant hereunder within two (2) business days
after receipt by Tenant of written notice from Landlord that any such approval
is required of Tenant and has not been received by Landlord;

            5.2.2 a breach by Tenant of the terms of this Tenant Work Letter or
the Lease after notice and expiration of five (5) business days;

            5.2.3 Tenant's request for changes in the Approved Working Drawings
or Construction Drawings, provided Tenant is given notice of the potential delay
at the time the request is submitted or approved;

<PAGE>

            5.2.4 Tenant's requirement for materials, components, finishes or
improvements which are not available in a reasonable time (based upon the
anticipated date of the Commencement Date) provided Tenant is given notice of
such delay at the time Landlord approves the Final Working Drawings;

            5.2.5 changes to the Base and Shell required by the Approved Working
Drawings provided Tenant is given notice of such required changes at the time
Landlord approves the Final Working Drawings;

            5.2.6 any changes in the Construction Drawings and/or the Tenant
Improvements required by (i) applicable laws if such changes are directly
attributable to Tenant's use of the Premises or Tenant's specialized tenant
improvement(s) provided Tenant is given notice of such required changes at the
time Landlord approves the Final Working Drawings; or

            5.2.7 any other wrongful acts or omissions of Tenant, or its agents,
or employees after notice and expiration of five (5) business days; then,
notwithstanding anything to the contrary set forth in the Lease and regardless
of the actual date of the Substantial Completion of the Premises but provided
Landlord acts in a commercially reasonable manner to avoid or reduce the length
of such delay, the Commencement Date (as set forth in Section 1.3 of the Basic
Provisions) shall be deemed to be the date the Commencement Date would have
occurred if no Tenant Delays, as set forth above, had occurred.

                                    SECTION 6

                                  MISCELLANEOUS

      6.1 Tenant's Entry Into the Premises Prior to Substantial Completion.
Subject to the terms hereof and provided that Tenant and its agents do not
materially interfere with, or delay, Contractor's work in the Building and the
Premises, Contractor shall allow Tenant access to the Premises prior to the
Substantial Completion of the Premises for the purpose of Tenant installing
equipment, furniture or fixtures (including Tenant's data and telephone
equipment) in the Premises. Prior to Tenant's entry into the Premises as
permitted by the terms of this Section 6.1, Tenant shall submit a schedule to
Landlord and Contractor, for their reasonable approval, which schedule shall
detail the timing and purpose of Tenant's entry. In connection with any such
entry, Tenant's employees, agents, contractors, consultants, workmen, mechanics,
suppliers and invitees shall fully cooperate, work in harmony and not, in any
manner, materially interfere with Landlord or Landlord's Contractor, agents or
representatives in performing work in the Building and the Premises, or
materially interfere with the general operation of the Industrial Center. If at
any time any such person representing Tenant shall not be cooperative or shall
otherwise cause or threaten to cause any such disharmony or material
interference, including, without limitation, labor disharmony, and Tenant fails
to immediately institute and maintain corrective actions as directed by
Landlord, then Landlord may revoke Tenant's entry rights upon twenty-four (24)
hours' prior written notice to Tenant. Any such entry into and occupancy of the
Premises or any portion thereof by Tenant or any person or entity working for or
on behalf of Tenant shall be deemed to be subject to all of the terms,
covenants, conditions and provisions of the Lease, excluding only the covenant
to pay Rent (until the occurrence of the Commencement Date). Landlord shall not
be liable for any injury, loss or damage which may occur to any of Tenant's work
made in or about the Premises in connection with such entry or to any property
placed therein prior to the Lease Commencement Date (except for Landlord's or
Contractor's gross negligence or willful misconduct), the same being at Tenant's
sole risk and liability. Tenant shall be liable to Landlord for any damage to
any portion of the Premises, including the Tenant Improvement work, caused by
Tenant or any of Tenant's employees, agents, contractors, consultants, workmen,
mechanics, suppliers and invitees. In the event that the performance of Tenant's
work in connection with such entry causes extra costs to be incurred by
Landlord, Tenant shall promptly reimburse Landlord for Landlord's actual cost
incurred. In addition, Tenant shall hold Landlord harmless from and indemnify,
protect and defend Landlord against any loss or damage to the Building or
Premises and against injury to any persons caused by Tenant's actions pursuant
to this Section 6.1.

      6.2 Tenant's Representative. Tenant has designated Sue Shoemaker as its
sole representative with respect to the matters set forth in this Tenant Work
Letter, who, until further notice to Landlord, shall have full authority and
responsibility to act on behalf of the Tenant as required in this Tenant Work
Letter.

      6.3 Landlord's Representative. Landlord has designated Beth Calder as its
sole representative with respect to the matters set forth in this Tenant Work
Letter, who, until further notice to Tenant, shall have full authority and
responsibility to act on behalf of the Landlord as required in this Tenant Work
Letter.

      6.4 Time of the Essence in This Tenant Work Letter. Unless otherwise
indicated, all references herein to a "number of days" shall mean and refer to
business days. In all instances where Tenant is required to approve or deliver
an item, if no written notice of approval is given or the item is not delivered
within the stated time period, Landlord shall so notify Tenant and if Tenant has
not approved or disapproved the item within two (2) business days after receipt
of such notice, at the end of said 2-day period the item shall automatically be
deemed approved or delivered by Tenant and the next succeeding time period shall
commence.

      6.5 Tenant's Lease Default. Notwithstanding any provision to the contrary
contained in the Lease, if a Default by Tenant as described in Section 13.1 of
the Lease or any default by Tenant under this Tenant Work Letter has occurred at
any time on or before the Substantial Completion of the Premises, then (i) in
addition to all other rights and remedies granted to Landlord pursuant to the
Lease, at law and/or in equity, Landlord shall have the right to withhold
payment of all or any portion of the Tenant Improvement Allowance and/or
Landlord may cause Contractor to cease the construction of the Premises (in
which case, Tenant shall be responsible for any delay in the Substantial
Completion of the Premises caused by such work stoppage as set forth in Section
5.2 of this Tenant Work Letter), and (ii) all other obligations of Landlord
under the terms of this Tenant Work Letter shall be postponed until such time as
such Default is cured pursuant to the terms of the Lease (in which case, Tenant
shall be responsible for any delay in the Substantial

<PAGE>

Completion of the Premises caused by such inaction by Landlord). In addition, if
the Lease is terminated prior to the Commencement Date because of a default by
Tenant, in addition to any other remedies available to Landlord under the Lease,
at law and/or in equity, Tenant shall pay to Landlord, as Additional Rent under
the Lease, within five (5) days of receipt of a statement therefor, any and all
costs incurred by Landlord (including any portion of the Tenant Improvement
Allowance disbursed by Landlord) and not reimbursed or otherwise paid by Tenant
through the date of such termination in connection with the Tenant Improvements
to the extent planned, installed and/or constructed as of such date of
termination, including, but not limited to, any costs related to the removal of
all or any portion of the Tenant Improvements and restoration costs related
thereto.

      6.6 Termination. Notwithstanding anything in the Lease (including this
Tenant Work Letter) to the contrary, Landlord and Tenant shall each have the
right to terminate the Lease by giving the other written notice of the exercise
of such option (in which event the Lease shall cease and terminate as of the
date of such notice) in the event Landlord is unable to obtain the Permits for
the Tenant Improvements, through no fault of Landlord or its agents, within
three hundred sixty (360) days from the date of the full execution and delivery
of the Lease by Landlord and Tenant. Upon such termination, the parties shall be
relieved of all further obligations under the Lease except for those obligations
under the Lease which expressly survive the expiration or sooner termination of
the Lease.

<PAGE>

                          EXHIBIT A-1 to ADDENDUM THREE

                         [drawing of building elevation]

<PAGE>

                          SCHEDULE 1 TO ADDENDUM THREE

Pursuant to Section 7.4 of the Lease, Landlord shall require removal of the
following improvements at the expiration of the Term:

Reception desk in lobby
Suspended canopies
Restoration of loading dock to the use for which it was intended, i.e., removal
of floor, etc.
Removal of walled courtyard with restoration to parking areas
Removal of sculptural screening elements

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