Document:

Exhibit 10.3

            Standard Form of Agreement Between Owner and Architect
                   With Standard Form of Architect's Services

This Agreement is derived from:

                            AIA Document B141 - 1997
                        1997 Edition - Electronic Format

This document has important legal consequences. Consultation with an attorney is
encouraged with respect to its completion or modification AUTHENTICATION OF THIS
ELECTRONICALLY DRAFTED AIA DOCUMENT MAYBE MADE BY USING AIA DOCUMENT D401

Copyright 1917, 1926, 1948, 1951, 1953, 1958, 1961, 1963, 1966, 1967, 1970,
1974, 1977, 1987 C1997 by The American Institute of Architects Reproduction of
the material herein or substantial quotation of it's provisions without written
permission of the AIA violates the copyright laws of the United States and will
subject the violator to legal prosecution.

TABLE OF ARTICLES

1.1 INITIAL INFORMATION

1.2 RESPONSIBILITIES OF THE PARTIES

1.3 TERMS AND CONDITIONS

1.4 SCOPE OF SERVICES AND OTHER SPECIAL TERMS AND CONDITIONS

1.5 COMPENSATION

AGREEMENT made as of the 31st day of January in the year 2000
in words, indicate day, month and, year)

BETWEEN the Architect's client identified as the Owner:
(Name, address and other information)

Windsor Woodmont. LLC
2231 Valdina Street
Dallas Texas 75207
Attention: Daniel Robinowitz

and the Architect:
(Name, address and other information)

Paul Steelman, Ltd.
3330 West Desert Inn Road
Las Vegas, NV 89102

For the following Project:
(Include detailed description of Project)

Architect's Project #99180 - Black Hawk Casino by Hyatt. The project is
generally defined as a casino which shall include without limitation (i) an
approximately 50,000 square foot casino facility, (ii) various food and beverage
and entertainment amenities including one Food Court, one Buffet area. and one
Gourmet Restaurant, and (iii) an approximately 400,000 square foot parking
garage building capable of holding approximately 800 passenger vehicles. and
approximately 60,000 square feet of which will be utilized for back-of-house
facilities.

The Owner and Architect agree as follows.

<PAGE>

ARTICLE 1.1 INITIAL INFORMATION

1.1.1 This Agreement is based on the following information and assumptions.
(Note the disposition for the following items by inserting the requested
information or a statement such as "not applicable. * unknown at time or "to be
determined later by mutual agreement)

Architect's Scope of Work includes Architecture, Interior Design, Lighting and
Graphics Design, which includes Structural Engineering for the Casino Building
and garage building (except for pre-cast concrete elements in the garage
building), exterior design of the parking garage and Kitchen,/Food Service,
consulting services for the Project, all as more particularly described in
Paragraph 2.8.3

1.1.2    PROJECT PARAMETERS

1.1.2.1       The objective or use is:
(identify or describe if appropriate proposed use or goals.)
Casino/Entertainment facility

1.1.2.2 The physical parameters are:
(identify or describe if appropriate site, location, dimensions, or other
pertinent information, such as geotechnical reports about the site.)
The project is located in the City of Black Hawk, Gilpin County, State of
Colorado and is legally described on Exhibit A attached hereto, and consists of,
(i) an approximately 50.000 square foot casino facility, (ii) various food and
beverage and entertainment amenities including one Food Court, one Buffet area,
and one Gourmet Restaurant. and (iii) an approximately 400,000 square foot
parking garage building capable of holding approximately 800 passenger vehicles.
and approximately 60,000 square feet of which will be utilized for back-of-house
facilities

1.1.2.3 The Owner's Program is:
(identify pertinent legal information, including, if appropriate, land surveys
and legal descriptions and restrictions of the site.)
The program has been previously supplied. The layout of the master plan is
currently being revised jointly by the Architect and the Owner.

1.1.2.4 The legal parameters are:
(Identify, documentation or state the manner in which the program will be
developed.)
This Agreement shall be interpreted and governed according to the laws of the
State of Colorado. in which the Project is located

1.1.2.5 The financial parameters are as follows.

Not Applicable

1.1.2.6 The time parameters are:
(Identify. if appropriate milestone dates, durations or fast track scheduling.)
set forth in Exhibit D attached hereto

1.1.2.7 The proposed procurement or delivery method for the Project is:
(Identify, method such as competitive bid, negotiated contract or construction
management.)

Not Applicable

1.1.2.8 Other parameters are:
(identify special characteristics or needs of the Project such as energy,
environmental or historic preservation requirements.)
No others at time of execution

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1.1.3    PROJECT TEAM

1.1.3.1 The Owner's Designated Representative is:
(List name, address and other information)

Timothy Rose
Windsor Woodmont. LLC
8117 Golfer's Oasis
Las Vegas. NV 89149
(702) 396-4764

1.1.3.2 The persons or entities, in addition to the Owner's Designated
Representative who are at Owner's option required to review the Architect's
submittals to the Owner are:
(List name. address and other information)

Building Sciences. Inc.
8150 North Central Expressway
Suite 1100
Dallas, Texas 75206
(214) 369-7474
Attention: Ray Wood

1.1.3.3 The Owner's other consultants and contractors are:
(List disciplines and if known identify, them by name and address)

PCL Construction (General Contractor)
2000 South Colorado Boulevard
Tower 2, Suite 2-500
Denver, CO 80222
(303) 565-6501
Attention: Mike Gattenbein

D. H. Blattner Construction (Excavation Contractor)
16733 CO Road
P.O. Box 37
Avon, MN 56310
(320) 356-7351
Attention: Mark Widman

1.1.3.4 The Architect's Designated Representative is:
(List name, address and other information.)

Paul Steelman
Ron Davison
Steve Anderson
Paul Steelman, Ltd.
3330 West Desert Inn Road
Las Vegas, NV 89102
(702) 873-0221

1.1.3.5 The consultants retained at the Architect's expense are:
(List discipline and if known, identify them by name and address.)

Martin & Peltyn (Structural)
1909 South Hones Boulevard
Suite A
Las Vegas, NV 89146
(702) 248-7000

<PAGE>

Abrams & Tanaka Associates
3214 Nebraska Avenue
Santa Monica, CA 90404
Attention: Ryan Nevins

1.1.4    Other important initial information is:
No other information required at time of execution

1.1.5 When the services under this Agreement include contract administration
services, the General Conditions of the Contract for Construction shall be the
edition of AIA Document A201 current as of the date of this Agreement. The
Owner's agreements with the General Contractor and the Excavation Contractor
utilize modified forms of the AIA Document A201, and the Owner shall provide
copies of those agreements to the Architect.

1.1.6 The information contained in this Article 1. 1 may be reasonably relied
upon by the Owner and Architect in determining the Architect's compensation.
Both parties however recognize that such information may change and in that
event the Owner and the Architect shall negotiate appropriate adjustments in
schedule compensation and Change in Services in accordance with Paragraph 1.13.

ARTICLE 1.2 RESPONSIBILITIES OF THE PARTIES

1.2.1 The Owner and the Architect shall cooperate with one another to fulfill
their respective obligations under this Agreement. Both parties shall endeavor
to maintain good working relationships among all members of the Project team.

1.2.2 OWNER

1.2.2.1 Unless otherwise provided under this Agreement the Owner shall provide
full information in a timely manner regarding requirements for and limitations
on the Project. The Owner shall furnish to the Architect, within 15 days after
receipt of a written request, information necessary and relevant for the
Architect to evaluate, give notice of or enforce lien rights.

1.2.2.2 The Owner shall periodically update the budget for the Project,
including that portion allocated for the Cost of the Work. The Owner shall not
significantly increase or decrease the overall budget, the portion of the budget
allocated for the Cost of the Work, or contingencies included in the overall
budget or a portion of the budget without the agreement of the Architect to a
corresponding change in the Project scope and quality.

1.2.2.3 The Owner's Designated Representative identified in Paragraph 1. 1.3.4
shall be authorized to act on the Owner's behalf with respect to the Project.
The Owner or the Owner's Designated Representative shall render decisions in a
timely mariner pertaining to documents submitted by the Architect in order to
avoid unreasonable delay in the orderly and sequential progress of the
Architect's services.

1.2.2.4 The Owner shall furnish the services of consultants other than those
designated in Paragraph 1.1.3 or authorize the Architect to furnish them as a
Change in Services when such services are requested by the Architect and are
reasonably required by the scope of the Project. The Owner's services are more
particularly set forth in Paragraph 2.8.3.

1.2.2.5 Unless otherwise provided in this Agreement the Owner shall furnish
tests, inspections and reports required by law or the Contract Documents, such
as structural, mechanical, and chemical tests, tests for air and water
pollution, and tests for hazardous materials.

1.2.2.6 The Owner shall furnish all legal, insurance and accounting services,
including auditing services, that may be reasonably necessary at any time for
the Project to meet the Owner's needs and interests.

1.2.2.7 The Owner shall provide prompt written notice to the Architect if the
Owner becomes aware of any fault or defect in the Project, including any errors,
omissions or inconsistencies in the Architect's Instruments of Service.

1.2.3     ARCHITECT

1.2.3.1 The services performed by the Architect, Architect's employees and
Architect's consultants shall be as enumerated in Article 1.4.

<PAGE>

1.2.3.2 The Architect's services shall be performed as expeditiously as is
consistent with professional skill and care and the orderly progress of the
Project. Attached to this Agreement as Exhibit D is a schedule for the
performance of the Architect's services. This schedule shall include allowances
for periods of time required for the Owner's review, for the performance of the
Owner's consultants. and for approval of submissions by authorities having
jurisdiction over the Project. Time limits established by this schedule approved
by the Owner shall not, except for reasonable cause. be exceeded by the
Architect or Owner.

1.2.3.3 The Architect's Designated Representative identified in Paragraph 1.
1.3.4 shall be authorized to act on the Architect's behalf with respect to the
Project.

1.2.3.4 The Architect shall maintain the confidentiality of information
specifically designated as confidential by the Owner unless withholding such
information would violate the law, create the risk of significant harm to the
public or prevent the Architect from establishing a claim or defense in an
adjudicatory proceeding. The Architect shall require of the Architect's
consultants similar agreements to maintain the confidentiality of information
specifically designated as confidential by the Owner.

1.2.3.5 Except with the Owner's knowledge and consent, the Architect shall not
engage in any activity, or accept any employment, interest or contribution that
would reasonably appear to compromise the Architect's professional judgment with
respect to this Project.

1.2.3.6 The Architect review laws, codes, and regulations applicable to the
Architect's services. The Architect shall respond in the design of the Project
to requirements imposed by governmental authorities having jurisdiction over the
Project. The Architect covenants and agrees that ail architectural and
engineering services provided hereunder shall be performed by, or under the
direction of, architects and engineers licensed to practice under the laws of
the State of Colorado, and that the Architect shall comply with all
architectural and engineering licensing requirements of such State.

1.2.3.7 The Architect shall be entitled to rely on the accuracy and completeness
of services and information furnished by the Owner. The Architect shall provide
prompt written notice to the Owner if the Architect becomes aware of any errors,
omissions or inconsistencies in such services or information.

1.1.3.8 The Architect shall be responsible for the coordination of all drawings
and design documents relating to the Architect's design and used on the Project,
regardless of whether such, drawings and documents are prepared or performed by
Architect or by Architect's consultants. The Architect shall coordinate such
drawings and design documents with those provided by the Owner and the Owner's
consultants, provided, however, the Architect shall not be responsible for any
errors or omissions in such documents not provided by the Architect or
Architect's consultants.

ARTICLE 1.3 TERMS AND CONDITIONS

1.3.1    COST OF THE WORK

1.3.1.1 The Cost of the Work shall be the total cost or. to the extent the
Project is not completed, the estimated cost to the Owner of all elements of the
Project designed or specified by the Architect, and such items as are designed
by the Owner.

1.3.1.2 The Cost of the Work shall include the cost at current market rates of
labor and materials furnished by the Owner and equipment designed, specified,
selected or specially provided for by the Architect, including the costs of
management or supervision of construction or installation provided by a separate
construction manager or contractor, plus a reasonable allowance for their
overhead and profit. In addition. a reasonable allowance for contingencies shall
be included for market conditions at the time of bidding and for changes in the
Work.

1.3.1.3 The Cost of the Work does not include the compensation of the Architect
and the Architect's consultants, the costs of the land, rights-of-way and
financing or other costs that are the responsibility of the Owner.

1.3.2  INSTRUMENTS OF SERVICE

1.3.2.1 Drawings, specifications and other documents. including those in
electronic form, prepared by the Architect and the Architect's consultants are
Instruments of Service for use solely with respect to this Project. The
Architect and the Architect's consultants shall be deemed the authors and owners
of their respective Instruments of Service and shall retain all common law,
statutory and other reserved rights, including copyrights. Notwithstanding the
foregoing, upon its payment of the Architect's compensation under this
Agreement, the Owner shall have the right to use the Instruments of Service as
necessary in connection with any subsequent repairs of, or modifications to, the
Project.

<PAGE>

Insert D: In the event of any use, reuse, or modification of the Architect's
Drawings, Specifications, or other documents prepared by the Architect except as
permitted under the terms of this Agreement, whether such use, reuse, or
modification is made by he Owner, the Owner's employees, agents, consultants,
contractors or any third party over which the Owner has a contractual
relationship or can exercise effective control, the Owner agrees to defend,
indemnify and hold harmless the Architect, its officers, directors, and
employees from and against any claims, suits, demands, losses, and expenses,
including fees accruing or resulting to any and all persons, firms, or any other
legal entity, on account of any damage or loss to attorneys property or persons,
including death, arising out of such unauthorized use, reuse, or modification.

1.3.2.2 Upon execution of this Agreement, the Architect grants to the Owner a
nonexclusive license to reproduce the Architect's Instruments of Service solely
for purposes of constructing, using, and maintaining the Project, provided that
the Owner shall comply with all obligations, including prompt payment of all
sums when due, under this Agreement. The Architect shall obtain similar
nonexclusive licenses from the Architect's consultants consistent with this
Agreement. Any termination of this Agreement prior to completion of the Project
shall terminate this license. Upon such termination. the Owner shall refrain
from making further reproductions of Instruments of Service and shall return to
the Architect within seven days of termination all originals and reproductions
in the Owner's possession or control. If and upon the date the Architect is
adjudged in default of this Agreement, the foregoing license shall be deemed
terminated and replaced by a second, nonexclusive license permitting the Owner
to authorize other similarly credentialed design professionals to reproduce and,
where permitted by law, to make changes, corrections or additions to the
Instruments of Service solely for purposes of completing, using and maintaining
the Project.

1.3.2.3 Except for the licenses granted in Subparagraph 1.3.2.2. no other
license or right shall be deemed granted or implied under this Agreement. The
Owner shall not assign, delegate, sublicense, pledge or otherwise transfer any
license granted herein to another parry without the prior written agreement of
the Architect. However. the Owner shall be permitted to authorize the
Contractor, Subcontractors, Sub-subcontractors and material or equipment
suppliers to reproduce applicable portions of the Instruments of Service
appropriate to and for use in their execution of the Work by license granted in
Subparagraph 1.3.2.2. Submission or distribution of Instruments of Service to
meet official regulatory requirements or for similar purposes in connection with
the Project is not to be construed as publication in derogation of the reserved
fights of the Architect and the Architect's consultants. The Owner shall not use
the Instruments of Service for future additions or alterations to this Project
or for other projects. unless the Owner obtains the prior written agreement of
the Architect and the Architect's consultants. Any unauthorized use of the
Instruments of Service shall be at the Owner's sole risk and without liability
to the Architect and the Architect's consultants.

1.3.2.4

Insert E: 1.3.2.4 In order to facilitate the design and coordination of the
Project with the design consultants, the Architect will provide plan drawings
and/or other data on electronic media in an AutoCAD format subject to the
following conditions:

The Architect's Instruments of Service hereunder are the printed hard copy
drawings and specifications issued for the Project whereas electronic media,
including CADD files, are tools for their preparation. In all events, the
printed hard copies shall take precedence over the electronic media.

The Architect retains ownership of the printed hard copy drawings and
specifications and the electronic media. The Owner is granted a license for
their use, but only in the operation and maintenance of the Project or as
otherwise set forth in this Agreement. Use of these materials for the
modification or extension or expansion of this Project or on any other Project,
unless under the direction and permission of the Architect, is prohibited. Any
unauthorized use of the electronic media and/or data shall be at the Owner's
sole risk and without liability to the Architect and the Architect's
consultants.

Because the data stored in electronic media form can be altered, either
intentionally or unintentionally, by transcription, machine error, environmental
factors or by an operator, the Owner agrees to indemnify, defend and hold the
Architect and its officers, employees and the Architects' consultants harmless
from and against any and all claims, liabilities, damages, losses and costs,
including but not limited to costs of defense arising out of any changes to or
modification of the data in electronic media form, provided, however that such
indemnification shall not extend to any such changes or modifications made by
the Architect and its officers and employees and the consultants.

1.3.3    CHANGE IN SERVICES

1.3.3.1 Change in Services of the Architect, including services required of the
Architect's consultants, maybe accomplished after execution of this Agreement,
without invalidating the Agreement, if mutually agreed in writing, if required
by circumstances beyond the Architect's control, or if the Architect's services
are affected by any of the circumstances described in Article 3.3. In the
absence of mutual agreement in writing, the Architect shall notify the owner
prior to providing such services. If the Owner deems that all or a part of such

<PAGE>

Change in Services is not required. the Owner shall give prompt written notice
to the Architect. and the Architect shall have no obligation to provide those
services. Except for a change due to the fault of the Architect. Change in
Services of the Architect shall entitle the Architect to an adjustment in
compensation pursuant to Paragraph 1.5.2. and to any Reimbursable Expenses
described in Subparagraph 1.3-9.2 and Paragraph 1.5,

1.3.4  MEDIATION

1.3.4.1 Any claim, dispute or other matter in question arising out of or related
to this Agreement shall be subject to mediation as a condition precedent to
arbitration or the institution of legal or equitable proceedings by either
parry. If such matter relates to or is the subject of a lien arising out of the
Architect's services. the Architect may proceed in accordance with applicable
law to comply with the lien notice or filing deadlines prior to resolution of
the matter by mediation or by arbitration.

1.3.4.2 The Owner and Architect shall endeavor to resolve claims, disputes and
other matters in question between them by mediation which. unless the parties
mutually agree otherwise, shall be in accordance with the Construction Industry
Mediation Rules of the American Arbitration Association currently in effect.
Request for mediation shall be filed in writing with the other parry to this
Agreement and with the American Arbitration Association. The request may be made
concurrently with the filing of a demand for arbitration but, in such event,
mediation shall proceed in advance of arbitration or legal or equitable
proceedings, which shall be stayed pending mediation, unless stayed for a longer
period by agreement of the parties or court order.

1.3.4.3 The parties shall share the mediator's fee and any filing fees equally.
The mediation shall be held in the place where the Project is located, unless
another location is mutually agreed upon. Agreements reached in mediation shall
be enforceable as settlement agreements in any court having jurisdiction thereof

1.3.5 ARBITRATION

1.3.6 Any claim. dispute or other matter in question arising out of or related
to this Agreement shall be subject to arbitration. Prior to arbitration, the
parties shall endeavor to resolve disputes by mediation in accordance with
Paragraph 1.3.4.

1.3.6.1 Claims, disputes and other matters in question between the parties that
are not resolved by mediation shall be decided by arbitration which, unless the
parties mutually agree otherwise, shall be in accordance with the Construction
Industry Arbitration Rules of the American Arbitration Association currently in
effect. The demand for arbitration shall be filed in writing with the other
party to this Agreement and with the American Arbitration Association.

1.3.6.2 A demand for arbitration shall be made within a reasonable time after
the claim. dispute or other matter in question has arisen. In no event shall the
demand for arbitration be made after the date when institution of legal or
equitable proceedings based on such claim, dispute or other matter in question
would be barred by the applicable statute of limitations.

1.3.6.3 No arbitration arising out of or relating to this Agreement shall
include, by consolidation or joinder or in any other manner, an additional
person or entity not a parry to this Agreement, except by written consent
containing a specific reference to this Agreement and signed by the Owner,
Architect, and any other person or entity sought to be joined. Consent to
arbitration involving an additional person or entity shall not constitute
consent to arbitration of any claim, dispute or other matter in question not
described in the written consent or with a person or entity not named or
described therein. The foregoing agreement to arbitrate and other agreements to
arbitrate with an additional person or entity duly consented to by parties to
this Agreement shall be specifically enforceable in accordance with applicable
law in any court having jurisdiction thereof.

1.3.6.4 The award rendered by the arbitrator or arbitrators shall be final, and
judgment may be entered upon it in accordance with applicable law in any court
having jurisdiction thereof.

1.3.7 CLAIMS FOR CONSEQUENTIAL DAMAGES

The Architect and the Owner waive consequential damages for claims, disputes or
other matters in question arising out of or relating to this Agreement. This
mutual waiver is applicable, without limitation, to all consequential damages
due to either party's termination in accordance with Paragraph 1.3.9. The
foregoing provisions shall not affect either of the parties' entitlements to
insurance coverage provided in connection with the Project.

1-3.8 MISCELLANEOUS PROVISIONS

1.3.8.1 This Agreement shall be governed by the law of the State in which the
Project is located.

<PAGE>

1.3.8.2 Terms in this Agreement shall have the same meaning as those in the
edition of AIA Document A201. General Conditions of the Contract for
Construction, current as of the date of this Agreement.

1.3.8.3 Causes of action between the parties to this Agreement pertaining to
acts or failures to act shall be deemed to have accrued and the applicable
statutes of limitations shall commence to run not later than either the date of
Substantial Completion for acts or failures to act occurring prior to
Substantial Completion or the date of issuance of the final Certificate for
Payment for acts or failures to act occurring after Substantial Completion. In
no event shall such statutes of limitations commence to run any later than the
date when the Architect's services are substantially completed.

1.3.8.4 To the extent damages are covered by property insurance during
construction, the Owner and the Architect waive all rights against each other
and against the contractors, consultants, agents and employees of the other for
damages. except such rights as they may have to the proceeds of such insurance
as set forth in the edition of AIA Document A20 1. General Conditions of the
Contract for Construction. current as of the date of this Agreement. The Owner
or the Architect, as appropriate, shall require of the contractors, consultants.
agents and employees of any of them similar waivers in favor of the other
parties enumerated herein.

1.3.8.5 Nothing contained in this Agreement shall create a contractual
relationship with or a cause of action in favor of a third party against either
the Owner or Architect.

1.3.8.6 Unless otherwise provided in this Agreement, the Architect and
Architect's consultants shall have no responsibility for the discovery.
presence, handling, removal or disposal of or exposure of persons to hazardous
materials or toxic substances in any form at the Project site.

1.3.8.7 The Architect shall have the right to include photographic or artistic
representations of the design of the Project among the Architect's promotional
and professional materials. The Architect shall be given reasonable access to
the completed Project to make such representations. However. the Architect's
materials shall not include the Owner's confidential or proprietary information
if the Owner has previously advised the Architect in writing of the specific
information considered by the Owner to be confidential or proprietary. The Owner
shall provide professional credit for the Architect in the Owner's promotional
materials for the Project.

1.3.8.8 If the Owner requests the Architect to execute certificates. the
proposed language of such certificates shall be submitted to the Architect for
review at least 14 days prior to the requested dates of execution. The Architect
shall not be required to execute certificates that would require knowledge,
services or responsibilities beyond the scope of this Agreement.

1.3.8.9 The Owner and Architect, respectively, bind themselves. their partners,
successors, assigns and legal representatives to the other party to this
Agreement and to the partners, successors, assigns and legal representatives of
such other party with respect to ail covenants of this Agreement. Neither the
Owner nor the Architect shall assign this Agreement without the written consent
of the other, except that the Owner or Affiliate may assign this Agreement to an
institutional lender providing financing for the Project, or to an Affiliate of
the Owner. In such event, the lender shall assume the Owner's rights and
obligations under this Agreement. The Architect shall execute all consents
reasonably required to facilitate such assignment. For the purposes of this
Agreement, "Affiliate" means any person or entity which is controlled by,
controls or is under common control with, the Owner.

1.3.8.10 If either party hereto shall commence any action against the other
party hereto because of any breach or default under this Agreement, the
prevailing party shall be entitled to payment from the nonprevailing party of
reasonable attorneys' fees and accountants' fees, in addition to any
disbursements.

1.3.8.11 Notwithstanding anything to the contrary in this Agreement, the parties
hereto acknowledge and agree that (i) Owner shall have the right, upon the
closing of the financing for the Project, to assign and pledge all of the
Owner's right, title and interest in and to this Agreement, together with the
Instruments of Service and license granted to Owner herein, to the trustee (the
"Trustee") of those certain lenders providing financing for the Project pursuant
to a Collateral Assignment agreement (the "Collateral Agreement") between the
Owner and the Trustee, (ii) the Collateral Agreement shall provide, inter alia,
that the Architect shall provide written notice to the Trustee of any default by
the Owner under this Agreement concurrently with the delivery of any notice of
default to the Owner, and that the Trustee shall have the right (but not the
obligation) to cure any default by the Owner within a reasonable period of time
after such default by the Owner, in which case the Architect shall accept such
cure by the Trustee and not terminate the Agreement for such default, and (iii)
the Architect shall consent to such Collateral Agreement in writing in such form
reasonably requested by the Trustee.

<PAGE>

1.3.10.2 Reimbursable Expenses are in addition to compensation for the
Architect's services and include expenses incurred by the Architect and
Architect's employees and consultants directly related to the Project, as
identified in the following Clauses:

     .1 transportation in connection with the Project, authorized out-of-town
travel and subsistence, and electronic communications,

     .2 fees paid for securing approval of authorities having jurisdiction over
the Project:

     .3 reproductions, plots, standard form documents, postage, handling and
delivery of Instruments of Service,

     .4 expense of overtime work requiring higher than regular rates if
authorized in advance by the Owner:

     .5 renderings. models and mock-ups requested by the Owner;

     .6 expense of professional liability insurance dedicated exclusively to
this Project or the expense of additional insurance coverage or limits requested
by the Owner in excess of that set forth in this Agreement:

     .7 reimbursable expenses as designated in Paragraph 1.5;

     .8 other similar direct Project-related expenditures.

     .9 In the event on-site representation, in addition to the on-site
representation set forth in Exhibit F. is required, all travel, lodging, rental
cars, meals and incidental expenses will be reimbursed by Owner.

1.3.10.3 Records of Reimbursable Expenses. of expenses pertaining to a Change in
Services, and of services performed on the basis of hourly rates or a multiple
of Direct Personnel Expense shall be available to the Owner or the Owner's
authorized representative at mutually convenient times.

1.3.10.4 Direct Personnel Expense is defined as the direct salaries of the
Architect's personnel engaged on the Project and the portion of the cost of
their mandatory and customary contributions and benefits related thereto, such
as employment taxes and other statutory employee benefits, insurance, sick
leave, holidays, vacations, employee retirement plans and similar contributions.

ARTICLE 1.4 SCOPE OF SERVICES AND OTHER SPECIAL TERMS AND CONDITIONS

1.4.1 Enumeration of Parts of the Agreement. This Agreement represents the
entire and integrated agreement between the Owner and the Architect and
supersedes all prior negotiations, representations or agreements, either written
or oral. This Agreement may be amended only by written instrument signed by both
Owner and Architect. This Agreement comprises the documents listed below.

1.4.1.1 Standard Form of Agreement Between Owner and Architect. AIA Document
B141-1997.

1.4.1.2 Standard Form of Architect's Services: Design and Contract
Administration, AIA Document B141-1997, or as follows:
(List other documents, if any, delineating Architect's scope of services.)

1.4.1.3 Other documents as follows:
(List other documents, if any forming part of the Agreement)

Exhibit A -  Legal Description
Exhibit B -  Architect's Professional Rates
Exhibit C -  Financial  Parameters
Exhibit D -  Schedule  for  Performance
Exhibit E -  Schedule of Values for  Performance
Exhibit F -  On-Site  Representation  by the Architect
Exhibit G -  Responsibility Matrix

1.4.2 Special Terms and Conditions. Special terms and conditions that modify
this Agreement are as follows:
None.

<PAGE>

ARTICLE 1.5 COMPENSATION

1.5.1 For the Architect's services as described under Article 1.4. compensation
shall be computed as follows: Two Million Dollars ($2,000,000.00), of which the
Initial Installment (defined below) of Five Hundred Thousand Dollars
($500,000.00) shall be paid as set forth in Subparagraph 1.5.7. and the balance
of One Million Five Hundred Thousand Dollars ($1,500,000.00) shall be invoiced
and paid monthly on a percentage of completion basis. pursuant to the schedule
of values set forth in Exhibit E. The parties hereto acknowledge that a portion
of the $ 1,500,000.00 sum, in the amount of Two Hundred Thousand Dollars
$200,000.00) (the "Reimbursable Expense Allocation"), is specifically allocated
for the purpose of reimbursing the Architect for the Reimbursable Expenses due
under the terms of this Agreement.

1.5.2 If the services of the Architect are changed as described in Subparagraph
1.3.3.1 and Subparagraph 3.3. the Architect's compensation shall be adjusted.
Such adjustment shall be calculated as described below or, if no method of
adjustment is indicated in this Paragraph 1.5.2. in an equitable manner.
(Insert basis of compensation, including rates and multiples of Direct Personnel
Expense for Principals and employees, and identify Principals and classify
employees, if required. Identify specific services to which particular methods
of compensation apply.)

1.5.3 For a Change in Services of the Architect's consultants, compensation
shall be computed as a multiple of one (1) times the amounts billed to the
Architect for such services.

1.5,4 For Reimbursable Expenses as described in Subparagraph 1.3.10.2. and any
other items included in Paragraph 1.5 as Reimbursable Expenses, the compensation
shall be computed as a multiple of one (1) times the expenses incurred by the
Architect, and the Architect's employees and consultants. Notwithstanding
anything to the contrary contained in this Agreement, the Architect understands
and agrees that the payments by the Owner to the Architect for Reimbursable
Expenses incurred by the Architect in its performance of the Basic Services
shall not exceed in the aggregate the Reimbursable Expense Allocation without
written authorization from the Owner it being expressly agreed by the parties
hereto that any Reimbursable Expenses incurred by the Architect in performing
the Basic Services which are in excess of such maximum amount without written
authorization from the Owner shall be borne by the Architect without
reimbursement by the Owner.

1.5.5 Payments on account of the Architect's Additional Services and for
Reimbursable Expenses shall be made within 30 days following monthly submittals
of the Architect's statement of services rendered or expenses incurred, and
supporting documentation reasonably required by the Owner, including, without
limitation. the documentation specified in Paragraph 1.5.7. The Architect shall
present each month a statement of additional services rendered and reimbursable
expenses incurred for the preceding month.

1.5.6 The rates and multiples for services of the Architect and the Architect's
consultants as set forth in this Agreement shall be adjusted in accordance with
their normal salary review practices.

1.5.7 An initial payment of Five Hundred Thousand Dollars ($500,000.00) (the
"Initial Installment") shall be made upon funding of the Project from the
proceeds of the construction loan being obtained in connection with this Project
to compensate the Architect for the fair value of the services rendered by the
Architect as of the date of this Agreement. The Owner acknowledges such initial
payment shall be applied to outstanding consultant invoices arising for services
rendered on the Project before it was suspended.

1.5.8 Payments are due and payable thirty (30) days from the date of the
Architect's invoice. Amounts unpaid forty five (45) days after the invoice date
shall bear interest at the rate entered below, or in the absence thereof at the
legal rate prevailing from time to time at the location of the Project. (Insert
rate of interest agreed upon.) One and one-fourth percent (1-1/4%) monthly.

(Usary laws and requirements under the Federal Truth in Lending Act, similar
state and local consumer credit laws and other regulations at the Owner's and
Architects principal places of business, the location of the Project and
elsewhere may affect the validity of this provision. Specific legal advice
should be obtained with respect to deletions or modifications, and also
regarding requirements such as written disclosurers or waivers.)

1.5.9 If the services covered by this Agreement have not been completed within
the later of (i) twenty (20) months of the date hereof, or (ii) within sixty
(60) days of the Contractor achieving Substantial Completion, through no fault
of the Architect, extension of the Architect's services beyond that time shall
be compensated as provided in Paragraph 1.5.2.

<PAGE>

This Agreement entered into as of the day and year first written above.

0WNER

WINDSOR WOODMONT, LLC

A Colorado limited liability company

By:  /s/  Daniel P. Robinowitz
   ------------------------------------
          Daniel P. Robinowitz, Manager

ARCHITECT

PAUL STEELMAN, LTD.

A Nevada professional corporation

By:  /s/  Paul C. Steelman
   ----------------------------------
          Paul C. Steelman, President

<PAGE>

                     Standard Form of Architect's Services:
                       Design and Contract Administration

                            AIA Document 13141 - 1997
                        1997 Edition - Electronic Format

This document has important legal consequences. Consultation with an attorney is
encouraged with respect to its completion or modification AUTHENTICATION OF THIS
ELECTRONICALLY DRAFTED ALA DOCUMENT MAY BE MADE BY USING ALA DOCUMENT D40 L

Copyright 1917, 1926, 1948, 1951, 1953, 1958, 1961, 1963, 1966, 1967, 1970,
1974, 1977, 1987, C1997 by The American Institute of Architects Reproduction of
the material herein or substantial quotation of its provisions without written
permission of the ALA violates the copyright laws of the United States and will
subject the violator to legal prosecution

TABLE OF ARTICLES

2.1 PROJECT ADMINISTRATION SERVICES

2.2 SUPPORTING SERVICES

2.3 EVALUATION AND PLANNING SERVICES

2.4 DESIGN SERVICES

2.5 CONSTRUCTION PROCUREMENT SERVICES

2.6 CONTRACT ADMINISTRATION SERVICES

2.7 FACILITY OPERATION SERVICES

2.8 SCHEDULE OF SERVICES

2.9 MODIFICATIONS

ARTICLE 3 ADDITIONAL SERVICES

ARTICLE 4 INTENTIONALLY OMITTED

ARTICLE 5 INDEMNIFICATION AND INSURANCE

Architect's Project #99180

ARTICLE 2.1 PROJECT ADMINISTRATION SERVICES

2.1.1  The Architect shall manage the Architect's services and administer the
Project. The Architect shall consult with the Owner, research applicable design
criteria, attend Project meetings, communicate with members of the Project team
and issue progress reports. The Architect shall coordinate the services provided
by the Architect and the Architect's consultants with those services provided by
the Owner and the Owner's consultants.

2.1.2 When Project requirements have been sufficiently identified, the Architect
shall prepare, and periodically update, a Project schedule that shall identify
milestone dates for decisions required of the Owner, design services furnished
by the Architect, completion of documentation provided by the Architect,
commencement of construction and Substantial Completion of the Work.

2.1.3 The Architect shall consider the value of alternative materials, building
systems and equipment, together with other considerations based on program,
budget and aesthetics in developing the design for the Project.

<PAGE>

2.1.4 Upon request of the Owner, the Architect shall make a presentation to
explain the design of the Project to representatives of the Owner.

2.1.5 The Architect shall submit design documents to the Owner at intervals
appropriate to the design process for purposes of evaluation and approval by the
Owner. The Architect shall be entitled to rely on approvals received from the
Owner in the further development of the design.

2.1.6 The Architect shall assist the Owner in connection with the Owner's
responsibility for filing documents required for the approval of governmental
authorities having jurisdiction over the Project.

2.1.7    EVALUATION OF BUDGET AND COST OF THE WORK

2.1.7.1 When the Project requirements have been sufficiently identified, the
Architect shall prepare a preliminary estimate of the Cost of the Work. This
estimate may be based on current area, volume or similar conceptual estimating
techniques. As the design process progresses through the end of the preparation
of the Construction Documents, the Architect shall update and refine the
preliminary estimate of the Cost of the Work. The Architect shall advise the
Owner of any adjustments to previous estimates of the Cost of the Work indicated
by changes in Project requirements or general market conditions. If at any time
the Architect's estimate of the Cost of the Work exceeds the Owner's budget, the
Architect shall make appropriate recommendations to the Owner to adjust the
Project's size, quality or budget, and the Owner shall cooperate with the
Architect in making such adjustments.

2.1.7.2 Evaluations of the Owner's budget for the Project, the preliminary
estimate of the Cost of the Work and updated estimates of the Cost of the Work
prepared by the Architect represent the Architect's judgment as a design
professional familiar with the construction industry. It is recognized, however,
that neither the Architect nor the Owner has control over the cost of labor,
materials or equipment, over the Contractor's methods of determining bid prices,
or over competitive bidding, Market or negotiating conditions. Accordingly, the
Architect cannot and does not warrant or represent that bids or negotiated
prices will not vary from the Owner's budget for the Project or from any
estimate of the Cost of the Work or evaluation prepared or agreed to by the
Architect.

2.1.7.3 In preparing estimates of the Cost of the Work. the Architect shall be
permitted to include contingencies for design and price escalation; to determine
what materials, equipment, component systems and types of construction are to be
included in the Contract Documents; to make reasonable adjustments in the scope
of the Project and to include in the Contract Documents alternate bids as may be
necessary to adjust the estimated Cost of the Work to meet the Owner's budget
for the Cost of the Work. If an increase in the Contract Sum occurTina after
execution of the Contract between the Owner and the Contractor causes the budget
for the Cost of the Work to be exceeded. that budget shall be increased
accordingly.

2.1.7.4    Intentionally Omitted

2.1.7.5    Intentionally Omitted

2.1.7.6    Intentionally Omitted

ARTICLE 2.2 SUPPORTING SERVICES

2.2.1 Unless specifically designated in Paragraph 2.8.3. the services in this
Article 2.2 shall be provided by the Owner or the Owner's consultants and
contractors if, and to the extent, necessary for the construction of the
Project.

2.2.1.1 The Owner shall furnish a program setting forth the Owner's objectives,
schedule, constraints and criteria, including space requirements and
relationships, special equipment, systems and site requirements.

2.2.1.2 The Owner shall furnish surveys to describe physical characteristics,
legal limitations and utility locations for the site of the Project, and a
written legal description of the site. The surveys and legal information shall
include, as applicable, grades and lines of streets, alleys, pavements and
adjoining property and structures; adjacent drainage; rights-of-way,
restrictions, easements, encroachments, zoning, deed restrictions, boundaries
and contours of the site; locations, dimensions and necessary data with respect
to existing buildings, other improvements and trees, and information concerning
available utility services and lines, both public and private, above and below
grade, including inverts and depths. All the information on the survey shall be
referenced to a Project benchmark.

2.2.1.3 The Owner shall fumish services of geotechnical engineers which may
include but are not limited to test borings, test pits, determinations of soil
bearing values, percolation tests, evaluations of hazadous materials, around

<PAGE>

corrosion tests and sensitivity tests, including necessary operations for
anticipating subsoil conditions, with reports and appropriate recommendations.

ARTICLE 2.3 EVALUATION AND PLANNING SERVICES

2.3.1 The Architect shall provide a preliminary evaluation of the information
furnished by the Owner under this Agreement, including the Owner's program and
schedule requirements and budget for the Cost of the Work, each in terms of the
other. The Architect shall review such information to ascertain that it is
consistent with the requirements of the Project and shall notify the Owner of
anv other information or consultant services that may be reasonably needed for
the Project.

2.3.2 The Architect shall provide a preliminary evaluation of the Owner's site
for the Project based on the information provided by the Owner of site
conditions, and the Owner's program, schedule and budget for the Cost of the
Work.

2.3.3 Intentionally Omitted

ARTICLE 2.4 DESIGN SERVICES

2.4.1 The Architect's design services shall include those services set forth in
Paragraph 2.8.3.

2.4.2    SCHEMATIC DESIGN DOCUMENTS

2.4.2.1 The Architect shall provide Schematic Design Documents based on the
mutually agreed-upon program, schedule, and budget for the Cost of the Work. The
documents shall establish the conceptual design of the Project illustrating the
scale and relationship of the Project components. The Schematic Design Documents
shall include a conceptual site plan, if appropriate, and preliminary building
plans, sections and elevations. At the Architect's option, the Schematic Design
Documents may include study models, perspective sketches, electronic modeling or
combinations of these media. Preliminary selections of major building systems
and construction materials shall be noted on the drawings or described in
writing.

2.4.3    DESIGN DEVELOPMENT DOCUMENTS

2.4.3.1 The Architect shall provide Design Development Documents based on the
approved Schematic Design Documents and updated budget for the Cost of the Work.
The Design Development Documents shall illustrate and describe the refinement of
the design of the Project, establishing the scope, relationships, forms, size
and appearance of the Project by means of plans, sections and elevations,
typical construction details, and equipment layouts. The Design Development
Documents shall include specifications that identify major materials and systems
and establish in general their quality levels.

2.4.4    CONSTRUCTION DOCUMENTS

2.4.4.1 The Architect shall provide Construction Documents based on the approved
Design Development Documents and updated budget for the Cost of the Work. The
Construction Documents shall set forth in detail the requirements for
constructionof the Project. The Construction Documents shall include Drawings
and Specifications that establish in detail the quality levels of materials and
systems required for the Project.

2.4.4.2 Construction drawings and specifications, or other construction
documents or construction contract documents submitted by the Architect to the
Owner for approval or to any contractors for bidding or negotiation, shall be
complete and in compliance with, and accurately reflect, all applicable codes,
ordinances, statutes, regulations and laws.

ARTICLE 2.5 CONSTRUCTION PROCUREMENT SERVICES

Intentionally Omitted

ARTICLE 2.6 CONTRACT ADMINISTRATION SERVICES

2.6.1    GENERAL ADMINISTRATION

2.6.1.1 The Architect shall provide administration of the Contract between the
Owner and the Contractor as set forth below and inthe edition of AIA Document
A201. General Conditions of the Contract for Construction. current as of the
date of this Agreement. Modifications made to the General Conditions, when
adopted as part of the Contract Documents, shall be enforceable under this
Agreement only to the extent that they are consistent with this Agreement.

<PAGE>

2.6.1.2 The Architect's responsibility to provide the Contract Administration
Services under this Agreement commences with the award of the initial Contract
for Construction and terminates at the issuance to the Owner of the final
Certificate for Payment. However, the Architect shall be entitled to a Change in
Services in accordance with Paragraph 2.8.2 when Contract Administration
Services extend 60 days after the date of Substantial Completion of the Work.

2.6.1.3 The Architect shall be a representative of and shall advise and consult
with the Owner during the provision of the Contract Administration Services. The
Architect shall have authority to act on behalf of the Owner only to the extent
provided in this Agreement unless otherwise modified by written amendment.

2.6.1.4 Duties, responsibilities and limitations of authority of the Architect
under this Article 2.6 shall not be restricted, modified or extended without
written agreement of the Owner and Architect with consent of the Contractor,
which consent will not be unreasonably withheld.

2.6.1.5 The Architect shall review properly prepared. timely requests by the
Contractor for additional information about the Contract Documents. A properly
prepared request for additional information about the Contract Documents shall
be in a form prepared or approved by the Architect and shall include a detailed
written statement that indicates the specific Drawings or Specifications in need
of clarification and the nature of the clarification requested.

2.6.1.6 If deemed appropriate by the Architect, the Architect shall on the
Owner's behalf prepare, reproduce and distribute supplemental Drawings and
Specifications in response to requests for information by the Contractor.

2.6.1.7 The Architect shall interpret and decide matters concerning  performance
of the Owner and Contractor under. and requirementsof. the Contract Documents on
written request of either the Owner or Contractor.  The Architect's  response to
such  requests  shall be made in writing  within any time limits  agreed upon or
otherwise with reasonable promptness.

2.6.1.8 Interpretations and decisions of the Architect shall be consistent with
the intent of and reasonably inferable from the Contract Documents and shall be
in writing or in the form of drawings. When making such interpretations and
initial decisions. the Architect shall endeavor to secure faithful performance
bv both Owner and Contractor. shall not show partiality to either, and shall not
be liable for the results of interpretations or decisions so rendered in good
faith.

2.6.1.9 The Architect shall render initial decisions on claims. disputes or
other matters in question between the Owner and Contractor as provided in the
Contract Documents. However, the Architect's decisions on matters relating to
aesthetic effect shall be final if consistent with the intent expressed in the
Contract Documents.

2.6.2    EVALUATIONS OF THE WORK

2.6.2.1 The Architect, as a representative of the Owner, shall visit the site at
intervals appropriate to the stage of the Contractor's operations, or as
otherwise agreed by the Owner and the Architect in Exhibit F, (1) to become
generally familiar with and to keep the Owner informed about the progress and
quality of the portion of the Work completed, (2) to endeavor to guard the Owner
against defects and deficiencies in the Work, and (3) to determine in general if
the Work is being performed in a manner indicating that the Work, when fully
completed, will be in accordance with the Contract Documents. However, the
Architect shall not be required to make exhaustive or continuous on site
inspections to check the quality or quantity of the Work. The Architect shall
neither have control over or charge of, nor be responsible for, the construction
means, methods, techniques, sequences or procedures, or for safety precautions
and programs in connection solely the Contractor's rights and responsibilities
under the Contract Documents.

2.6.2.2 The Architect shall report to the Owner known deviations from the
Contract Documents and from the most recent construction schedule submitted by
the Contractor. However, the Architect shall not be responsible for the
Contractor's failure to perform the Work in accordance with the requirements of
the Contract Documents. The Architect shall be responsible for the Architect's
ne2li!zent acts or omissions, but shall not have control over or charee of and
shall not be responsible for acts or omissions ofthe Contractor, Subcontractors,
or their agents or employees, or of any other persons or entities performing
portions of the Work.

2.6.2.3 The Architect shall at all times have access to the Work wherever it is
in preparation or progress.

2.6.2.4 Except as otherwise provided in this Agreement or when direct
communications have been specially authorized, the Owner shall endeavor to
communicate with the Contractor through the Architect about matters arising out
of or relating to the Contract Documents. Communications by and with the
Architect's consultants shall be through the Architect.

<PAGE>

2.6.5.2 The Architect shall review properly prepared, timely reaquests by the
Owner for changes in the Work, including adiustments to the Contract Sum or
Contract Time. A properly prepared request for a change in the Work shall be
accompanied by sufficient supporting data and information to permit the
Architect to make a reasonable determination without extensive investigation or
preparation of additional drawings or specifications. If the Architect
determines that requested changes in the Work are not materially different from
the requirements of the Contract Documents, the Architect may issue an order for
a minor change in the Work or recommend to the Owner that the requested change
be denied.

2.6.5.3 If the Architect determines that implementation of the requested changes
would result in a material change to the Contract thatmay cause an adjustment in
the Contract Time or Contract Sum, the Architect shall make a recommendation to
the Owner, who may authorize further investiaation of such change. Upon such
authorization, and based upon information furnished by the Contractor, if any,
the Architect shall estimate the additional cost and time that might result from
such change, including any additional costs attributable to a Change in Services
of the Architect. With the Owner's approval, the Architect shall incorporate
those estimates into a Chanae Order or other appropriate documentation for the
Owner's execution or negotiation with the Contractor.

2.6.5.4  The Architect shall maintain records relative to changes in the Work.

2.6.6    PROJECT COMPLETION

2.6.6.1 The Architect shall conduct inspections to determine the date or dates
of Substantial Completion and the date of final completion. shall receive from
the Contractor and forward to the Owner, for the Owner's review and records.
written warranties and related documents required by the Contract Documents and
assembled by the Contractor, and shall issue a final Certificate for Payment
based upon a final inspection indicating the Work complies with the requirements
of the Contract Documents. Upon issuance of the final Proiect Certificate for
Payment. the Architect shall provide the Owner with a set of reproducible
as-built Drawings in hard copy and on computer disk showing all significant
changes to the Drawings during the Construction Phase.

2.6.6.2 The Architect's inspection shall be conducted with the Owner's
Designated Representative to check conformance of the Work with the requirements
of the Contract Documents and to verify the accuracy and completeness of the
list submitted by the Contractor of Work to be completed or corrected.

2.6.6.3 When the Work is found to be substantially complete. the Architect shall
inform the Owner about the balance of the Contract Sum remaininQ to be paid the
Contractor, including any amounts needed to pay for final completion or
correction of the Work.

2.6.6.4 The Architect shall receive from the Contractor and forward to the
Owner: (1) consent of suretv or sureties, if any, to reduction in or partial
release of retainage or the making of final payment and (2) affidavits,
receipts, releases and waivers of liens or bonds indemnifying the Owner against
liens.

ARTICLE 2.7 FACILITY OPERATION SERVICES

2.7.1 The Architect shall meet with the Owner or the Owner's Designated
Representative promptly after Substantial Completion to review the need for
facility operation services.

2.7.2 Upon request of the Owner, and prior to the expiration of one year from
the date of Substantial Completion, the Architect shall conduct a meeting with
the Owner and the Owner's Designated Representative to review the facility
operations and performance and to make appropriate recommendations to the Owner.

ARTICLE 2.8 SCHEDULE OF SERVICES

2.8.1 Desian and Contract Administration Services beyond the following limits
shall be provided by the Architect as a Change in Services in accordance with
Paragraph 1.3.3:

     . 1 up to two (2) reviews of each Shop Drawing, Product Data item, sample
and similar submittal of the Contractor.

     .2 up to the amount of visits to the site by the Architect over the
duration of the Project, as more particularly set forth in Exhibit F attached
hereto.

<PAGE>

2.8.2 The following Design and Contract Administration Services shall be
provided by the Architect as a Change in Services in accordance with Paragraph
1.3.3:

     .1 review of a Contractor's submittal out of sequence from the submittal
schedule agreed to by the Architect:

     .2 responses to the Contractor's requests for information where such
information is available to the Contractor from a careful study and comparison
of the Contract Documents, field conditions, other Owner-provided information.
Contractor-prepared coordination drawings. or prior Project correspondence or
documentation:

     .3 Change Orders and Construction Change Directives requiring evaluation of
proposals, including the preparation or revision of Instruments of Service:

     .4 providing consultation concerning, replacement of Work resulting from
fire or other cause during construction:

     .5 evaluation of an extensive number of claims submitted by the Owner's
consultants, the Contractor or others in connection with the Work:

     .6 evaluation of substitutions proposed bv the Owner's consultants or
contractors and making subsequent revisions to Instruments of Service resultine
therefrom.

     .7 preparation of design and documentation for alternate bid or proposal
requests proposed by the Owner, or

     .8 Contract Administration Services provided 60 days after the date of
Substantial Completion of the Work.

2.8.3 The Architect shall furnish or provide the following services only if
specifically designated:
<TABLE>
<CAPTION>

Services                                   Responsibility              Location of Service Description.
                                 (Architect, 0wner or Not Provided)

<S>                                        <C>
 .1 Programming                              Owner

 .2 Architectural Design-Casino              Architect

 .3 Architectural Design

   Garage Building and Facade               Architect

 .4 Land Survey Services                     Owner

 .5 Geotechnical Services                    Owner

 .6 Space Schematics/Flow Diagrams           Architect

 .7 Economic Feasibility Survey              Owner

 .8 Site Analysis and Selection              Owner

 .9 Environmental Studies and Reports        Owner

 .10 Owner Supplied Data Coordination        Architect

 .11 Schedule Development and Monitoring     Owner

 .12 Civil Desipn                            Owner

 .13 Landscape Design                        Owner

 .14 Interior Desien                         Architect

</TABLE>

<PAGE>

 .15 Value Analysis                          Owner

 .16 Detailed Cost Estimating                Owner

 .17 Full Term On-Site Project

     Representation (per Exhibit F)         Architect

 .18 Construction Management                 Owner

 .19 Start-up Assistance                     0wner

 .20 Record Drawings                         Architect

 .21 Post-Contract Evaluation                Owner

 .22 Lighting Design-Casino                  Architect

 .23 Ligthinge Design-Garage Building        Owner

 .24 Graphic Design                          Architect

 .25 Kitchen Design and Consultant           Architect

 .26 Structural Engineering-Casino           Architect

 .27 Structural Engineering-Garage Building

    (except pre-cast concrete)              Architect

 .28 Structural Engineering-Garage Building

    (pre-cast concrete)                     Owner

 .29 Mechanical Engineering                  Owner

 .30 Electrical Engineering                  Owner

 .31 Audio Visual Design                     Owner

 .32 Security                                Owner

Description of Services.
(Insert descriptions of the services designated)

The above Services shall conform to the Responsibiliry Matrix for the Project
developed in connection with the construction agreement, a copy of which is
attached hereto as Exhibit G.

ARTICLE 2.9 MODIFICATIONS

2.9.1 Modifications to this Standard Form of Architect's Services: Design and
Contract Administration, if any, are as follows: as set forth in this Agreement,
as of the date of execution.

ARTICLE 3 ADDITIONAL SERVICES

ARTICLE 3.1 GENERAL

3.1.1 The services described in this Article 3 are not included in the
Architect's services unless so identified in Article 2, and they shall be paid
for by the Owner as provided in this Agreement, in addition to the compensation
for the Architect's Services. The services described under Articles 3.2 and 3.4
shall only be provided if authorized or confirmed in writing by the Owner. The
Contingent Additional Services described in Article 3.3 shall be provided as
described in Subparagraph 1.3.3. 1.

<PAGE>

ARTICLE 3.2 PROJECT REPRESENTATION BEYOND BASIC SERVICES

3.2.1 If more extensive representation at the site than is described in
Subparagraph 2.6.2. 1. and Subparagraph 3.4.9 is required, the Architect shall
provide one or more Project Representatives to assist in carrying out such
additional on-site responsibilities.

3.2.2 Project Representatives shall be selected, employed and directed by the
Architect, and the Architect shall be compensated therefor as agreed by the
Owner and Architect.

3.2.3 Through the observations by such Project Representatives, the Architect
shall endeavor to provide further protection for the Owner against defects and
deficiencies in the Work, but the furnishing of such project representation
shall not modify the rights, responsibilities or obligations of the Architect as
described elsewhere in this Agreement.

ARTICLE 3.3 CONTINGENT ADDITIONAL SERVICES

3.3.1 Except as otherwise provided in this Agreement as being part of Basic
Services, making revisions in Drawings, Specifications, or other documents
subsequent to the Desien Development Phase when such revisions are:

     .1 required by the enactment or revision of codes, laws or regulations
subsequent to the preparation of such documents: or

     .2 due to changes required as a result of (a) the Owner's failure to render
decisions as identified by the Architect in the Schedule attached to this
Azreement in a reasonably timely manner, (b) failure of performance on the part
of the Owner or the Owner's consultants or contractors to perform their
obligations to the extent that such obligations impact upon the Architect's
performance, or (c) changes in information contained in Article 1. 1.

3.3.2 Providing services required because of material changes in the Scope of
the Project subsequent to the Design Development Phase including, but not
limited to, material changes in size, quality, or complexity of the Project,
except for services required under Article 2.

3.3.3 Except as otherwise provided in this Agreement as part of the Architect's
services, preparing Drawings, Specifications, and other documentation and
supporting data, and providing other services in connection with Change Orders
and Construction Change Directives which address material changes in the scope
of the Project, except when such changes result from incompleteness.
inconsistency or inaccuracies in the work of the Architect.

3.3.4 Providing services in connection with evaluating substitutions proposed by
Contractors and making subsequent revisions to Drawings, Specifications and
other documentation resulting therefrom which address material changes in the
scope of the Project.

3.3.5 Providing consultation concerning replacement of Work damaged by fire or
other cause during construction, and furnishing services required in connection
with the replacement of such Work.

3.3.6 Except as otherwise provided in this Agreement as part of the Architect's
services, providing services made necessary by the termination or default of a
Contractor, by major defects or deficiencies, in the Work of a Contractor, or by
failure of performance of either the Owner or a Contractor under a Contract for
Construction.

3-3.7 Providing services in evaluating an unreasonable number of claims
submitted by a Contractor or others in connection with the Work when such claims
are solely the result of some action or inaction on the part of the Owner.

3.3.8 Providing services in connection with a legal proceeding except where the
Architect is party thereto.

3.3.9 Providing services in connection with changes in the instructions or
approvals given by the Owner that necessitate revisions in Instruments of
Service.

<PAGE>

ARTICLE 3.4 OPTIONAL ADDITIONAL SERVICES

3.4.1 Providing special surveys, and environmental studies required for
approvals of governmental authorities or others having jurisdiction over the
Project.

3.4.2 Providing services relative to future facilities, systems and equipment.

3.4.3 Providing services to investigate  existimi conditions or facilities or
to make measured drawing thereof except where such  investigation is necessary
for Architect to provide the Architect's services.

3.4.4 Providing services to verify the accuracy of drawings or other information
furnished by the Owner.

3.4.5 Providing estimates of Construction Cost.

3.4.6 Providing detailed quantity surveys or inventories of material and
equipment.

3.4.7 Providing services for planning tenant or rental spaces.

3.4.8 Making of materials or equipment, or valuations and detailed appraisals of
existing facilities.

3.4.9 Providing assistance in the utilization of equipment or systems such as
testing, adjusting and balancing, preparation of operation and maintenance
manuals, training personnel for operation and maintenance, and consultation
during operation, except that providing an appropriate, trained representative
to attend operational and training sessions for the facility, including without
limitation mechanical and electrical systems, as required by the Owner shall be
considered part of the Architect's services.

3.4.10 Providing services after completion of the Construction Phase, except as
set forth in this Agreement.

3.4.11  Providing  services  of  consultants  for  other  than  the  design  and
engineering  portions  of the  Project  provided  as a part  of the  Architect's
services.

3.4.12 Notwithstanding anything to the contrary expressed elsewhere in Article
3, no architectural or other services made necessarv bv the sole negligence of
the Architect to perform its duties, responsibilities or obligations under this
Agreement, shall be compensated as an Additional Service under this Agreement.

ARTICLE 4 Intentionally Omitted.

ARTICLE 5 ARCHITECT'S INDEMNIFICATION; INSURANCE

5.1 The Architect hereby agrees to indemnify, defend and hold harmless the
Owner, the Owner's lender, and any subsidiary, parent or affiliated corporation
of the Owner, and their respective directors, officers, agents, employees and
designees (collectively, the "Indemnitees"), from and against losses, claims,
liabilities, injuries, damages and expenses, including reasonable attorneys'
fees and court costs, arising out of, or occurring in connection with, (i) any
breach, default, violation or nonperformance by the Architect of any term,
covenant, condition, duty or obligation provided in this Agreement, and/or (ii)
any error, omission or act whether negligent or willful by the Architect, or its
employees, agents, affiliates or other representatives. This indemnification,
defense and hold harmless obligation shall survive the termination or expiration
of this Agreement, whether by lapse of time or otherwise.

5.2 The Architect shall procure, at its sole cost and expense, the insurance
coverages set forth below, and shall maintain such coverages in full force and
effect as specified in this Paragraph 5.2. The Architect shall include the Owner
as additional insureds to the insurance policies described below (excluding the
Professional Liability and Worker's Compensation Policies). The insurance
coverage afforded under the policies described herein shall be primary and
non-contributing with respect to any insurance carried independently by the
Indemnitees. All such insurance policies shall indicate that as respects the
insureds (whether named or otherwise), cross-liability and severability of
interests shall exist for all coverages provided thereunder. All policies of
insurance required under this Paragraph 5.2 shall be written on an "occurrence"
basis, except the Professional Liability Insurance, which shall be written on a
"claims made" basis. The insurance specified below shall be placed with
insurance companies reasonably acceptable to Owner, and shall incorporate a
provision requiring the giving of notice to Owner at least thirty (30) days
prior to the cancellation. non-renewal, or material modification of any such
policies. The Architect shall promptly furnish the Owner with certificates of

<PAGE>

insurance evidencing the coverages hereunder. and shall not commence any
services under this Agreement until such insurance is obtained.

     i) Professional Liability Insurance. A Professional Liability Insurance
Policy in form and substance reasonably acceptable to the Owner. The
Professional Liability Insurance Policy must be written with a limit of
liability of not less than $1,000,000.00 for each claim, and not less than
$2,000,000.00 in the aggregate on an annual basis, for errors, omissions or
negligent acts arising out of the performance of (or the failure to perform)
professional services hereunder as an architect or engineer. Such policy shall
have a maximum of $500,000.00 deductible. Such insurance shall include
contractual liability coverage in support of the Architect's indemnification
agreements in favor of the Indemnitees, and all coverages provided in said
policy shall be retroactive to the earlier of the date of this Agreement or the
commencement of the Architect's services in relation to this Project. The
Professional Liability Insurance Policv must be maintained for a period of not
less than three (3) years following the date of final payment to the Architect
for all services provided under this Agreement.

     (ii) Commercial General Liabilitv Insurance. A broad form Commercial
General Liability Insurance Policy in form and substance reasonably acceptable
to the Owner and including, without limitation, a waiver of subrogation,
endorsement in favor of the Indemnitees, and appropriate endorsements adding the
following coverages: Premises and Operations Liability; Explosion, Collapse and
Underground Damage Liability; Personal Injury Liability (with employee and
contractual exclusions deleted): Broad Form Property Damage Liability: Broad
Form Contractual Liability supporting the Architect's indemnification aareements
in favor of the Indemnitees: Completed Operations and Products Liability for a
period of not less than three (3) years following the Owner's acceptance of the
Project. and Independent Contractor's Protective Liability. The Commercial
General Liability Insurance Policy must be written with a combined single limit
of liability of not less than $1,000,000.00 for each occurrence of bodily
injury and/or properry damage and an annual aggregate of liabilitv of not less
than $2,000,000.00 for bodily injury and/or property damage, and an annual
aggregate of liability of not less than $2,000,000.00 for Completed Operations
and Products Liability.

     (iii) Comprehensive Automobile Liability Insurance. In the event that the
Architect has any company owned vehicles or hired or rented vehicles, a
Comprehensive Automobile Insurance Policy in form and substance reasonably
acceptable to the Owner and including, without limitation, a waiver of
subrogation endorsement in favor of the Indemnitees. The Comprehensive
Automobile Liabilitv Insurance Policy must provide coverage for all owner,
hired, rented and non-owned automobiles. and must be written with a combined
sinele limit of liability of not less than $1,000,000.00 for each occurrence of
bodily injury and/or property damage.

     (iv) Workers Compensation Insurance. A Worker's Compensation Insurance
Policy in form and substance reasonably acceptable to the Owner and in an amount
not less than the statutory limits (as may be amended from time to time),
including Employer's Liability Insurance with limits of liability of not less
than (i) $500,000 for bodily injury by accident (ii) $500,000 for bodily injury
bv disease, each employee, and (iii)$500,000 aggregate liability for disease.

If Architect fails to furnish and maintain insurance as required by this
Paragraph 5.2. Owner may purchase such insurance on behalf of Architect, and
Architect shall pay the cost thereof to Owner upon demand therefor. Except as
otherwise expressly provided herein, all insurance policies required by the
ternis of this Paragraph 5.2 shall be kept in full force and effect until the
date of final payment to Architect for the services designated hereunder.

5.3 Notwithstanding anything to the contrary contained in this Agreement, the
Owner's review and approval of any and all documents or other matters required
herein shall be for the purpose of providing Architect with information as to
Owner's objectives and goals with respect to the Project and not for the purpose
of determining accuracy and completeness of such documents and shall in no way
create any liability on the part of Owner for errors, inconsistencies or
omissions in any approved documents nor shall any such review and approval alter
Architect's responsibilities hereunder or with respect to such documents.

ARTICLE 6 MULTIPLE CONSTRUCTION AGREEMENTS

6.1 The Architect acknowledges and agrees that the Owner will enter into two (2)
contracts for construction, the first with the excavation contractor and the
second with the General contractor. The Architect further acknowledges and
agrees that the services covered by this Agreement pertain to both contracts for
construction and that the Architect's responsibility to provide the Architect's
Services for the Construction Phase under this Agreement commences with the
award of either Contract for construction (whichever is awarded limt), continues
for the duration of both Contracts for construction, and terminates no earlier
than 60 days after the date of Final Completion of the Work under the Contract
for construction completed later in time. Any reference in this Agreement to the
"Contract for construction," the General Conditions of the Contract for
construction," "Contract Documents," or the "Contractor" shall include either
the general contractor or the excavation contractor or both, as the context
requires.

<PAGE>

ARTICLE 7 SETTLEMENT AGREEMENT

7.1 This Agreement is being entered into concurrently with that certain
Settlement Aereement of even date herewith betwee the parties hereto, to which
reference is hereby made. The parties acknowledge and agree that the
effectiveness and validity of this Agreement is conditioned upon the
effectiveness and validity of the Settlement Agreement.

By its execution, this Standard Form of Architect's Services: Design and
Contract Administration and modifications hereto are incorporated into the
Standard Form of Agreement Between the Owner and Architect. AIA Document B
141-1997. that was entered into bv the parties as of the date:

<PAGE>

This Ageement entered into as of the day and year first written above.

OWNER

WINDSOR WOODMONT, LLC.
A Colorado limited liability company

By:  /s/  Daniel P. Robinowitz
   ---------------------------------
          Daniel P. Robinowitz, Manager

ARCHITECT

PAUL STEELMAN, LTD.
A Nevada professional corporation

By:  /s/  Paul C. Steelman
   ---------------------------------
          Paul C. Steelman, PresidentExhibit 10.4

                             BUILDING SCIENCES, INC.
                            Construction Consultant
              8150 N. Central Expy/Suite 1100/Dallas TX 75209-1815
              214/389-7474                        FAX 214-891-1717

June 2, 2000

Mr. Mike Armstrong
Windsor Woodmont
Black Hawk Resort Corp,
12160 North Abrams Road, Suite 516
Dallas. TX 75243

                           BLACK HAWK CASINO BY HYATT
                           --------------------------

Dear Mike:

As discussed the basic difference between my original proposal dated February 1,
2000 and tht amended proposal dated March 31, 2000 is that the amended proposal
takes into consideration the more comprehensive level of services that were
discussed with Dan Robinowitz and Tim Rose just prior to the issuance of the
Pre-Construction Notice to Proceed.

These services as outlined in the amended proposal more than double the number
of preconstruction and construction progress meetings that I had originally
planned to attend, as well as the number of manhours contemplated in my
original proposal.

If further explanation is desired, please advise.

                                          Sincerely,

                                          By:  /s/  Ray Wood
                                             --------------------------------
                                                    Ray Wood

RW/djs

<PAGE>

                             BUILDING SCIENCES, INC.
                            Construction Consultant
              8150 N. Central Expy/Suite 1100/Dallas TX 75209-1815
              214/389-7474                        FAX 214-891-1717

March 31, 2000

Mr. Daniel P. Robinowitz
Windsor-Woodmont
Black Hawk Resort Corp.
2231 Valdina Street
Dallas, TX 75207

                           BLACK, HAWK CASINO BY HYATT
                           ---------------------------
                              BLACK HAWK, COLORADO
                              --------------------

Dear Mr. Robinowitz:

Pursuant to previous discussions, we submit this amended proposal to provide
Construction Consulting and Management Services associated with the development
of a casino facility containing approximately 50,000 SF and a garage building
containing approximately 400,000 SF including approximately 60,000 SF of
back-of-house facilities. It is understood that PCL Construction Services, Inc.
is to serve as the Project's General Contractor. The site is being prepared for
construction by Blattner & Sons, Inc.

The Construction Consulting and Management Services to be provided are more
fully described in the attached Outline of Services. Our Preconstruction and
Construction Phase Services which commenced earlier this month are contemplated
to extend through completion of construction and close out of General
Contractox's Contract, a period of approximately twenty (20) months.

For providing the described Preconstruction and Construction Phase Services, we
propose a lump sum fee of $330,000. Invoices for hourly services performed
according to oLu December 9, 1999, proposal (for which we have been paid in
full) am not considered a part of this proposed fm Billings for our fee will be
on a monthly basis prorated over the period of time in which our services are
contemplated to be performed. Unless otherwise agreed upon, all invoices are due
and payable within thirty (30) days from date of invoice.

We are to be reimbursed the direct cost for all out-of-pocket expenses such 3s
long distance telephone, reprod=tion, facsimile, delivery, parking, tolls and
expenses for travel outside the Greater Dallas area.

<PAGE>

Mr. Daniel P. Robinowitz/Windsor Woodmont Black Hawk Resort Corp. March 31, 2000
Black Hawk Casino by Hyatt / Black Hawk, Colorado                         Page 2

Our proposed fee is subject to adjustment if the scope of services or the period
of time in which our services are to be performed, or the scope of the project
changes materially from that des,cribed above. Such fee adjustment, if
applicable, shall be mutually agreed upon. If during the Construction Phase,
additional visits and representation at the project site is requested, in excess
of those outlined in item 1 of the Construction Phase Services, our fee for
providing such services shall be mutually agreed upon. Applicable hourly rates
are listed in Attachment "A."

This Agreement can be terminated with ten (10) days written notice. If
terminated, we are to be compensated for all services performed through date of
termination.

If you find this amended proposal for providing Construction Consulting and
Management Services on Black Hawk Casino by Hyatt to be acceptable, please sign
in the space below and return a copy for our files.

                                       Sincerely,

                                       BUILDING SCIENCES, INC.

                                       By:  /s/  Ray Wood
                                          -------------------------------------
                                                 Ray Wood
                                                 President

Accepted:

WINDSOR WOODMONT BLACK HAWK RESORT CORP.

By:  /s/  Daniel P. Robinowitz
   -------------------------------------
          Daniel P, Robinowitz
          President, CEO

Date:  April 7, 2000

<PAGE>

           OUTLINE OF CONSTRUCTION CONSULTING AND MANAGEMENT SERVICES
                                       FOR
                           BLACK HAWK CASINO BY HYATT
                              BLACK HAWK, COLORADO

The following Preconstruction and Construction Phase Services are anticipated to
interface with the services performed by Owner's Project Manager, the Architect,
Contractor and other Consultants and Owner's on-site representative and are not
intended to replace the services performed by these parties.

PRECONSTRUCTION PHASE

1.   Attend scheduled weekly/bi-monthly Preconstruction progress meetings and
     participate with Owner's Project Manager, Architect, Consultants and
     General Contractor during completion of the projects drawings and
     specifications. Meeting minutes to be prepared by others.

2.   Review General Contractor's list of Subcontractor's and Suppliers selected
     to offer proposals to the Contractor for the various categories of work.

3.   In conjunction with Owner's Project Manager and on-site representative
     review the full sets of the Architect and Design Consultants 30%, 70% and
     100% completed drawings and specifications and General Contractor's
     written follow-up notification and supporting documentation pertaining to
     each set. Consult with Owner's Project Manager and Arctitect following each
     review and participate with Owner's Project Manager and Architect in
     discussions with General Contractor regarding reported cost or construction
     time increases and in anlyzing various alternatives and options which
     will minimize or negate increases in the Guaranteed Maximum Price or
     Contract Time reported by General Contractor.

4.   Assist Owner's Project Manager and on-site representative in preparation of
     an addondurn to the Construction Contract which incorporates each set of
     the 30% and 70% completed drawings and specifications into the Contract.

5.   Following agreement with General Contractor on any cost or time increases
     related to the 100% completed drawings and specifications, assist Owner's
     Project Manager and on-site representative in preparation of an addendum to
     the Construction Contract (to be issued as a change order) which
     incorporates the 100% completed drawings and spmifications into the
     Contract. This change order is understood to supersede Exhibit "H" and
     Exhibits A-1 through A-8 of the Construction Contract in their entirety.

6.   Participate with Owner's Project Manager in preparation of various
     Contractor Notices to Proceed. Participate in other Preconstruction related
     services as may be necessary.

7.   Participate with Owner's Project Manager and on-site representative, and
     Architect in on-site Pre-Construction Meeting with General Contractor.

<PAGE>

OUTLINE OF CONSTRUCTION CONSULTING AND MANAGEMENT SERVICES
BLACK HAWK CASINO BY HYATT
Page 2

CONSTRUCTION PHASE

1.   Participate with Owner's Project Manager and on-site representative,
     Architect, Consultants and Contractors in scheduled construction progress
     meetings, i.e., forty (40), such meetings at the site are contemplated
     ranging from weekly to monthly. Meeting minutes To be prepared by others,

2.   Assist Owner's on-site representative, Architect, Engineer and Contractors
     in the selection of firm(s) to perform construction materials testing
     services.

3.   Evaluate Contractors' proposed schedule of values for appropriate
     distribution of costs, Review Contractors' monthly applications for payment
     and make recommendations to Owner for payment.

4.   Participate with Owner's on-site representative in monitoring the progress
     of the Work and Contractors' activities based on Contractors' Approved
     Construction Schedule and recommend necessary action.

5.   Review Architect and Engineer's inspection reports and laboratory's
     construction materials test reports and consult with Owner's on-site
     representative, Architect, Consultanis and Contractors on Work considered
     to be defective or not having been preformed in accordance with the
     Contract Documents.

6.   Review, recommend and implement actions, in the Owner's behalf, in
     connection with all allowances and with Contractors' major purchase, all
     consistent with the terms of the Construction Contract.

7.   Participate with Owner's on-site representative in monitoring proposed
     changes issued by Architect and reviewing Contractors' proposals including
     necessary negotiations. Assist in preparing change orders for Owner
     approved changes.

8.   Consult with Owner's Project Manager and on-site reprmentative in the
     administration of the Construction Contracts.

9.   Participate with Owner's Project Manager and on-site representative,
     Architect and Contractors in evaluating and determining date of Substantial
     Completion of the Work.

10.  Assist Owner's on-site representative and Arcbitect in monitoring
     completion of "Punch List" work prepared by Architect. Participate with
     Owner's Project Manager and on-site representative, Architect, Consultants
     and Contractors in the close out of the Construction Contracts.

<PAGE>

                                  Attachment A

                              HOURLY BILLING RATES
                                       FOR
                        BUILDING SCEENCES, INC, PERSONNEL

 Principal's Time (Ray Wood)................................$150.00

 Staff Time  - Senior Project Manager ......................$115.00

             - Project Manager .............................$ 95.00

             - Estimator/Scheduler .........................$ 95.00

             - Clerical.....................................$ 40.00

          *Above rates sutject to adjustment after December 31, 2000.

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