Document:

<PAGE>
                                                                   EXHIBIT 10.64

                              AMENDED AND RESTATED
                         EXECUTIVE EMPLOYMENT AGREEMENT

         THIS AMENDED AND RESTATED EXECUTIVE EMPLOYMENT AGREEMENT, dated as of
September 30, 2002 (this "AGREEMENT"), between AMERICAN COIN MERCHANDISING,
INC., d/b/a SUGARLOAF CREATIONS, INC. (hereinafter called "EMPLOYER") and
RANDALL J. FAGUNDO (hereinafter called "EMPLOYEE"), amends and restates in its
entirety that certain Executive Employment Agreement, dated as of December 1,
2000, as amended by the First Amendment thereto, dated as of July 31, 2001 (as
amended, the "ORIGINAL AGREEMENT").

         1. Introduction. Employer desires to retain the continued services and
employment of Employee, and Employee desires to perform such services and
continue such employment from Employer, upon the terms and conditions set forth
herein. Therefore, in consideration of the mutual covenants and agreements
contained herein, the parties to this Agreement do hereby agree to the terms and
conditions set forth in this Agreement.

         2. Term. Employer hereby employs Employee to render services to
Employer as its President and Chief Executive Officer from January 1, 2001
through and including December 31, 2004 (the "TERM"). The Term shall be
automatically extended for successive one-year periods unless either party
provides written notice at least 90 days prior to the end of the then current
term of such party's election not to extend the Term.

         3. Services. Employee hereby accepts employment under this Agreement
and agrees to devote one hundred percent (100%) of his full business time and
attention (except for permitted vacation periods) to the business and affairs of
Employer, as such business and affairs now exist and as they may be hereafter
changed or added to, under and pursuant to the general direction of the Board of
Directors of Employer (the "BOARD"). Employer shall retain full direction and
control of the means and methods by which Employee performs the services for
which he is employed.

         4. Compensation. Commencing January 1, 2001, Employee will receive a
base salary ("BASE SALARY") at the rate of $250,000 per year, payable at the
intervals regularly established for payment of salaries by Employer. Such Base
Salary will be increased to the rate of $275,000 per year on January 1, 2002, to
the rate of $300,000 per year on January 1, 2003, and to the rate of $325,000
per year on January 1, 2004. Employee shall also be entitled to receive at the
end of each calendar year an annual bonus in an amount equal to up to 100% of
the Base Salary paid to Employee during such calendar year, which bonus will be
determined by the Board based upon the achievement of certain performance goals
established by the Board, in its sole discretion, at the beginning of such
calendar year (the "DISCRETIONARY ANNUAL BONUS").

<PAGE>

         5. Benefits.

                  a. During the period of employment under this Agreement,
Employee shall be entitled to receive all other benefits of employment generally
available to other employees in executive positions with Employer when and as
said Employee becomes eligible for those benefits, in accordance with the
general policy of Employer, including but not limited to, sick leave, paid
holidays, life insurance, health insurance, 401(k) plan, 125 cafeteria package
and participation in any employee stock option or stock purchase plans.

                  b. Employee shall be entitled to the same number of weeks
vacation during each calendar year of employment as generally available to other
employees in similar positions with Employer. Employee shall accrue days of paid
vacation in accordance with Employer's policy on vacation, as that policy is
applied to other employees who hold similar positions and who have been employed
by Employer as long as Employee. Employee shall use reasonable efforts to take
all such accrued vacation days at times which shall not interfere with the
normal business operations of Employer.

                  c. Employer will provide Employee with an automobile allowance
for leasing a motor vehicle in an amount consistent with past practices with
respect to Employee, and as adjusted for inflation. If Employee should leave
employment of Employer for any reason prior to the expiration of such lease,
Employee shall have the option to assume all obligations under the lease or to
return the vehicle to Employer.

                  d. Employee shall be reimbursed by Employer for reasonable
travel and other business expenses incurred by Employee in the performance of
his duties under this Agreement, in accordance with the general policy of
Employer.

         6. Equity Participation. Employee shall be granted options to purchase
138,900 shares of Common Stock of ACMI Holdings, Inc., the parent of Employer,
pursuant to the ACMI Holdings, Inc. 2002 Stock Option Plan and upon the terms
set forth in the Stock Option Agreement of even date.

         7. Board Membership. Employer shall use its best efforts to cause
Employee to be elected to the Board during the entire period of the Term.

         8. Employer's Authority. Employee agrees to observe and comply with the
rules and regulations of Employer as adopted by Employer's Board, either orally
or in writing, respecting performance of Employee's duties and to carry out and
perform orders, directions, and policies stated by Employer to Employee, from
time to time, either orally or in writing; provided, however, that Employee
shall only be obligated to comply with legal and ethical rules, regulations,
orders, directions and policies of Employer.

         9. Confidential Information and Noncompetition.

                  a. Employee realizes that during this Agreement, Employee will
produce and/or will have access to confidential memoranda, notes, information,
records, maps, research results, business projections, business and research
notebooks, data, formulae, specifications, trade secrets, customer lists,
inventions and processes of Employer, and other information of a confidential
nature (collectively, "CONFIDENTIAL INFORMATION"). Confidential Information
shall not include any information that (i) has become publicly known through no
wrongful act or

                                       2
<PAGE>

breach of any obligation of confidentiality on the part of Employee; or (ii) was
rightfully received by Employee on a non-confidential basis from a third party
(provided that such third party is not known to Employee after reasonable
inquiry to be bound by a confidentiality agreement with Employer or another
party).

                  b. Both during the term of this Agreement and subsequent to
its termination, Employee agrees to hold all Confidential Information in
confidence and not to disclose, and not directly or indirectly to use, copy,
digest or summarize, any Confidential Information, except as required by law and
to the extent Employee reasonably believes is necessary to carry out Employee's
responsibilities as directed or authorized by Employer and, after termination of
Employee's employment hereunder, as specifically authorized in writing by
Employer.

                  c. All records in whatsoever form and in whatsoever medium
recorded, and any and all copies thereof (including volatile electronic or
magnetic signals), relating to Employer's business that Employee shall prepare,
or use, or come into contact with in the course of his executing his duties
under this Agreement, shall be and remain the sole property of Employer and
shall not be removed from Employer's premises except as Employee reasonably
believes is necessary to carry out Employee's responsibilities as directed and
authorized by Employer; and the same shall be returned promptly to Employer upon
termination of Employee's employment relationship with Employer or upon
Employer's request. Upon termination of Employee's employment with Employer,
Employer shall, at Employee's request, promptly return to Employee any equipment
or other materials owned by Employee then being used by or then in the
possession of Employer.

                  d. Employee agrees that he possesses or will possess
knowledge, skills and reputation in the industry in which Employer operates
which are of material importance to Employer, and which are special, unique and
extraordinary. Employee acknowledges that the loss of his services, or the use
of his services by a competitor, may cause irreparable harm to Employer.
Therefore, during the term hereof and during periods set forth in Subsection (e)
hereof following termination of Employee's employment hereunder for any reason,
with or without Cause, Employee, individually and personally, shall not do any
of the following unless specifically authorized by Employer's Board:

                           (i) Canvass, solicit, or accept any business in the
         Industry from any present or past customer of Employer or any related
         company, if the customer is located in the United States (the
         "TERRITORY").

                           (ii) Aid or assist any other person, entity,
         partnership, or corporation in any effort to canvass, solicit, or
         accept any business in the amusement vending machine business or
         industry (the "INDUSTRY") from any past or present customers of
         Employer or of any related company, if the customer is located within
         the Territory.

                           (iii) Directly or indirectly request or advise any
         past or present customer of Employer, or any past, present, or possible
         future customer of any

                                       3
<PAGE>

         related companies to withdraw, curtail, cancel, or not undertake
         business in the Industry with any related company, if the customer is
         located within the Territory.

                           (iv) Directly or indirectly disclose to any other
         person, entity, partnership, or corporation the names of past or
         present customers of Employer, or of any related company. The parties
         agree that the names of these customers are confidential and
         proprietary and constitute trade secrets of Employer within the meaning
         of C.R.S. Section 8-2-113(2)(b) and C.R.S. Section 7-74-102(4).

                           (v) Suggest, solicit, or encourage any employee of
         Employer or any related company to leave the employment of such entity
         or disparage Employer or any related company or their conditions of
         employment; or disclose to any other person, entity, partnership, or
         corporation the names of employees of Employer or any related company.

                           (vi) Directly or indirectly establish, as manager,
         employee or owner of greater than 1% of the outstanding ownership
         interest, or participate in an enterprise competitive with any business
         which is conducted at any time during the term of this Agreement by
         Employer or any related company, and which business is in the Industry
         and in the Territory.

                           (vii) Provide any product, service, financing, aid,
         or assistance of any kind for any person, entity, partnership,
         association, or corporation which is competitive with any business
         which is conducted at any time during the term of this Agreement by
         Employer or any related company, and which business is in the Industry
         and in the Territory.

                           (viii) Compete in any manner with any business which
         is conducted at any time during the term of this Agreement by Employer
         or any related company, and which business is in the Industry and in
         the Territory.

                  e. The periods for which the non-competition provisions set
forth in Subsection (d) apply are as follows:

                           (i) In the event Employee's employment terminates
         because of Disability (as provided in Section 10(a)) or Employee's
         Voluntary Termination without Good Reason (as provided in Section
         10(b)), or is terminated by Employer for Cause (as provided in Section
         10(c)), for the greater of: (A) the remainder of the Term and (B) two
         (2) years from the Date of Termination (as defined in Section 10(f)).

                           (ii) In the event Employee's employment is terminated
         by Employer without Cause or is terminated by Employee for Good Reason
         pursuant to Section 10(d), for the greater of (A) one (1) year from the
         Date of Termination, and (B) such period determined by the Board,
         provided that such period shall not exceed the period of time
         represented by the remainder of the Term, and provided further that
         Employer shall continue to pay to Employee during such period
         Employee's Base Salary at the rate in effect on the Date of
         Termination.

                                       4
<PAGE>

                           (iii) Notwithstanding Section 9(e)(ii), in the event
         Employee's employment is terminated by the Employee for Good Reason (as
         provided in Section 10(d) hereof) in anticipation of, or within one (1)
         year after, a Change of Control (as provided in Section 12 hereof),
         three (3) years after the Employee's Date of Termination.

                           (iv) In the event that this Agreement is not renewed
         or extended at the end of the Term, for a period of one (1) year from
         the end of the Term.

         10. Termination.

                  a. Death or Disability. This Agreement shall terminate
automatically upon Employee's death or termination due to "DISABILITY." For
purposes of this Agreement, Disability shall mean Employee's inability to
perform the duties of his position, as determined in accordance with the
policies and procedures applicable with respect to Employer's term disability
plan, then in effect.

                  b. Voluntary Termination. Notwithstanding anything in this
Agreement to the contrary, Employee may, upon not less than 30 days' written
notice to Employer, voluntarily terminate his employment for any reason;
provided, however, that any termination by Employee pursuant to Section 10(d) on
account of Good Reason (as defined therein) shall not be treated as a voluntary
termination under this Section 10(b).

                  c. Cause. Employer may terminate Employee's employment for
Cause. For purposes of this Agreement, "CAUSE" means (i) Employee's continued
failure to follow reasonable directions of the Board for a period of ten (10)
days after the Board has provided written notice to Employee specifying such
directions, provided that the foregoing failure shall not be "Cause" if
Executive in good faith believes that such direction is illegal and promptly so
notifies the Board, (ii) Employee's conviction of a felony or the entering by
Employee of a plea of nolo contendere to a felony charge, (iii) substantial and
continuing willful refusal by Executive to perform the duties required of him
under his employment agreement (other than any such failure resulting from
incapacity due to physical or mental illness) after a written demand for
substantial performance is delivered to Executive by the Board or a more senior
officer of the Company which specifically identifies the manner in which it is
believed that Executive has substantially and continually refused to perform him
duties hereunder, or (iv) the use of illegal drugs or the persistent excessive
use of alcohol which impairs Employee's ability to perform his duties hereunder
or results in conduct bringing Employer or any of its subsidiaries into
substantial public disgrace or disrepute. Any dispute regarding whether
Employee's employment has been terminated for Cause shall be submitted for
resolution to binding arbitration to be held in Denver, Colorado in accordance
with the National Rules for the Resolution of Employment Disputes (except as
modified below) of the American Arbitration Association (collectively, the
"Rules"). Such arbitration shall be conducted by a single arbitrator selected in
accordance with the Rules who is experienced in deciding employment termination
cases. In any such arbitration, pre-arbitration discovery shall be limited to
the greatest extent provided by the Rules, and the arbitrator shall be
instructed to make his or her award in writing no more than 30 days following
the end of the proceeding. Any award rendered by the arbitrator shall be final
and binding and judgment may be entered on it in any court of competent
jurisdiction. The parties agree to treat

                                       5
<PAGE>

as confidential the results of any arbitration (including, without limitation,
any findings of fact and/or law made by the arbitrator) and not to disclose such
results to any person.

                  d. Good Reason.

                           (i) (A) The assignment to Employee of any duties
         inconsistent in with Employee's position, authority or responsibilities
         with Employer as contemplated in Sections 2 and 3 of this Agreement, or
         (B) any other material adverse change in such position (not including
         changes in title), authority or responsibilities;

                           (ii) Any failure by Employer to comply with any of
         the provisions of this Agreement, other than an insubstantial or
         inadvertent failure remedied by the Employer promptly after receipt of
         notice thereof given by Employee;

                           (iii) Employer requiring Employee to be based at any
         office or location more than ten (10) miles from that location at which
         he performed his services immediately prior to the Change of Control;

                           (iv) Employee's failure to serve on the Board during
         the Term for any reason other than Employee's Disability or
         resignation; or

                           (v) Any other material breach of this Agreement by
         Employer.

                  e. Notice of Termination. Any termination by Employer for
Cause or by Employee for Good Reason shall be communicated by Notice of
Termination to the other party hereto given in accordance with Section 18. For
purposes of this Agreement, a "NOTICE OF TERMINATION" means a written notice
given within a reasonable time after the event or action believed to constitute
the reason for giving notice.

                  f. Date of Termination. For the purpose of this Agreement, the
term "DATE OF TERMINATION" means (i) in the case of termination for which a
Notice Termination is required, the date of receipt of such Notice of
Termination or, if later, the date specified therein up to ninety (90) days
after receipt, as the case may be, and (ii) in all other cases, the actual date
on which Employee's employment terminated during the Employment Period.

                  g. Advisory Services. Subsequent to the Date of Termination,
Employee agrees to be available to Employer for reasonable advisory services for
a period of one year, not to exceed 20 hours per month.

         11. Obligations of Employer upon Termination.

                  a. Death or Disability. If Employee's employment is terminated
during the Term of this Agreement by reason of Employee's death or Disability,
this Agreement shall terminate without further obligations to Employee or
Employee's legal representatives under this Agreement other than those
obligations accrued hereunder through the Date of Termination and Employer shall
pay to Employee (or his beneficiary of estate) (i) Employee's accrued but unpaid
Base Salary, Annual Discretionary Bonus, if any, and accrued Base Salary with
respect to any

                                       6
<PAGE>

vacation days accrued but not taken through the Date of Termination (the "EARNED
SALARY") in cash in a single lump sum as soon as practicable, but in no event
more than ten (10) days, following the Date of Termination, (ii) a cash amount
equal to one (1) times Employee's then-current Base Salary payable, (A) in the
case of death, in a single lump sum as soon as practicable, but in no event more
than thirty (30) days, following the Date of Termination, and (B) in the case of
Disability, over the one (1) year period following the Date of Termination in
accordance with Employer's usual payroll practices, provided that amounts
received by Employee (or his successors in interest) from life or disability
insurance provided at the expense of Employer shall reduce Employer's obligation
under this Section 11(a)(ii) to the extent of such payment, (iii) any vested
amounts or vested benefits owed to Employee under Employer's otherwise
applicable employee benefit plans and programs, and not yet paid by Employer
(the "ACCRUED OBLIGATIONS"), and (iv) any other benefits payable due to
Employee's death or Disability under Employer's plans, policies or programs (the
"ADDITIONAL BENEFITS").

                  b. Cause and Voluntary Termination. If Employee's employment
shall be terminated for Cause or voluntarily terminated by Employee without Good
Reason, Employer shall pay to Employee (i) the Earned Salary in cash in a single
lump sum as soon as practicable, but in no event more than ten (10) days,
following the Date of Termination, and (ii) the Accrued Obligations in
accordance with the terms of the applicable plan, program or arrangement.

                  c. Termination by Employer other than for Cause and
Termination by Employee for Good Reason.

                           (i) Generally. If Employer terminates Employee's
         employment other than for Cause, Employer shall pay to Employee the
         following amounts: (A) Employee's Earned Salary in cash in a single
         lump sum as soon as practicable, but in no event more than ten (10)
         days, following the Date of Termination; (B) a cash amount (the
         "SEVERANCE AMOUNT") equal to Employee's then-current annual Base Salary
         over the period (the "Non-Compete Period") during which Employee's
         non-competition provisions apply under Section 9(e)(ii) hereof; and (C)
         the Accrued Obligations in accordance with the terms of the applicable
         plan, program or arrangement. The Severance Amount shall be paid in
         monthly installments over the Non-Compete Period in accordance with
         Employer's regular payroll practices.

                           (ii) Change of Control;. Payment and Repayment. If,
         in anticipation of, or within one (1) year after, a Change of Control
         (as defined in Section 12), Employer terminates Employee's employment
         other than for Cause, or Employee terminates his employment for Good
         Reason, then Employer shall pay to Employee the following amounts in
         cash in a single lump sum on the Date of Termination: (A) Employee's
         Earned Salary; B) the Accrued Obligations in accordance with the terms
         of the applicable plan, program or arrangement; and (C) a "Change of
         Control Termination Payment" equal to (i) three (3) times Employee's
         then-current Base Salary, plus (ii) three (3) times the greater of (x)
         Employee's actual Annual Discretionary Bonus earned in respect of the
         calendar year during which the Date of Termination occurs, (y)
         Employee's actual Annual Discretionary Bonus earned in respect of the
         calendar year immediately prior to the year in which the Date of
         Termination occurs, or (z) the average of Employee's Annual
         Discretionary Bonus for the three calendar years immediately prior

                                       7
<PAGE>

         to the year in which the Date of Termination occurs. In the event the
         Employee breaches the non-competition provisions set forth in Section 9
         at any time before the expiration of the three (3) year period provided
         in Section 9(e)(iii), Employee agrees to immediately repay to Employer
         that portion of the Change of Control Termination Payment that accrues
         beginning on the date such breach has been determined to occur through
         the date of the termination of such breach, assuming a ratable daily
         accrual of the Change of Control Termination Payment over the three (3)
         year period.

                           (iii) Benefits. For any termination of employment
         under this Section 11(c), Employee (and, to the extent applicable, his
         dependents) shall be entitled, for one year, to continue participation
         in Employer's health plan. During this period, to the extent any such
         benefits cannot be provided under the terms of the applicable health
         plan, Employer shall make COBRA payments sufficient to provide Employee
         and Employee's family with an equivalent level of coverage as existed
         prior to the Date of Termination.

                  d. Discharge of Employer's Obligations. Except as expressly
provided in the last sentence of this Section 11(d), the amounts payable to
Employee pursuant to this Section 11 (whether or not reduced pursuant to Section
11(e)) following termination of his employment shall be in full and complete
satisfaction of Employee's rights under this Agreement and any other claims he
may have in respect of his employment by Employer. Such amounts shall constitute
liquidated damages with respect to any and all such rights and claims and, upon
Employee's receipt of such amounts, Employer shall be released and discharged
from any and all liability to Employee in connection with this Agreement or
otherwise in connection with Employee's employment with Employer. Nothing in
this Section 11(d) shall be construed to release Employer from its commitment to
indemnify Employee and hold Employee harmless from and against any claim, loss
or cause of action arising from or out of Employee's performance as an officer,
director or employee of Employer or any of its subsidiaries or in any other
capacity, including any fiduciary capacity, in which Employee served at the
request of Employer to the maximum extent permitted by applicable law and the
governing documents of Employer. Employer affirms that Employee shall be
entitled to indemnification and advancement of expenses in accordance with the
terms and conditions of Employer's Certificate of Incorporation and By-Laws with
respect to all claims brought against Employee based upon or arising out of
Employee's actions or inaction as an officer or director of Employer or any of
its subsidiaries occurring prior to the Date of Termination. Moreover, Employer
shall maintain directors' and officers' liability insurance, which provides
coverage to Employee as a former officer or director of Employer or any of its
subsidiaries in substantially the same magnitudes and coverage as were in effect
on the date of this Agreement.

                  e. Limit on Payments by Employer.

                           (i) Application of Section 11(e). In the event that
         any amount or benefit paid or distributed to Employee pursuant to this
         Agreement, taken together with any amounts or benefits otherwise paid
         or distributed to Employee by Employer or any affiliated company
         (collectively, the "COVERED PAYMENTS"), would be an "excess parachute
         payment" as defined in Section 280G of the Internal Revenue Code of
         1986, as amended (the "CODE"), and would thereby subject Employee to
         the tax (the

                                       8
<PAGE>

         "EXCISE TAX") imposed under Section 4999 of the Code (or any similar
         tax that may hereafter be imposed), the provisions of this Section
         11(e) shall apply to determine the amounts payable to Employee pursuant
         to this Agreement.

                           (ii) Calculation of Unreduced Amount and Payment Cap.
         Immediately (but in any event within ten (10) days) following delivery
         of any Notice of Termination, Employer shall notify Employee of the
         aggregate present value of all termination benefits to which he would
         be entitled under this Agreement and any other plan, program or
         arrangement as of the projected Date of Termination (the "UNREDUCED
         AMOUNT"), together with the projected maximum payments (determined as
         of such projected Date of Termination) that could be paid without
         Employee being subject to the Excise Tax (the "PAYMENT CAP." )

                           (iii) Imposition of the Payment Cap. If (A) the
         amount of the Payment Cap, is greater than (B) the amount of the
         Unreduced Amount less the Excise Tax payable in respect of the
         Unreduced Amount, then the Covered Payments shall be reduced in such
         amounts necessary to make the resulting Unreduced Amount equal to the
         amount of the Payment Cap, with the determination of which elements of
         the Covered Payments to be reduced being made by Employee.

                           (iv) Application of Section 280G. For purposes of
         determining whether any of the Covered Payments will be subject to the
         Excise Tax and the amount of such Excise Tax, (A) (x) whether Covered
         Payments are "parachute payments" within the meaning of Section 280G of
         the Code, and (y) whether there are "parachute payments" in excess of
         the "base amount" (as defined under Section 280G(b)(3) of the Code)
         shall be determined in good faith by Employer's independent certified
         public accountants appointed prior to the Change of Control Effective
         Date (the "ACCOUNTANTS") or based upon the advice of tax counsel
         selected by the Company, which tax counsel shall be reasonably
         satisfactory to Employee, and (B) the value of any non-cash benefits or
         any deferred payment or benefit shall be determined by the Accountants
         in accordance with the principles of Section 280G of the Code.

                           (v) Adjustments in Respect of the Payment Cap. If
         Covered Payments are reduced under this Section 11(e) (or this Section
         11(e) is determined not to be applicable to the Employee because the
         Accountants conclude that Employee is not subject to any Excise Tax)
         and it is established pursuant to a final determination of a court or
         an Internal Revenue Service proceeding (a "FINAL DETERMINATION") that,
         notwithstanding the good faith of the Employee and the Employer in
         applying the terms of this Agreement, the aggregate "parachute
         payments" within the meaning of Section 280G of the Code paid to the
         Employee or for his benefit are in an amount that would result in the
         Employee's being subject to an Excise Tax, then the provisions of
         Section 11(e)(iii) shall be applied to the results of the Final
         Determination, and the amount of any additional reduction called for
         under Section 11(e)(iii) (as recalculated to take into account the
         Final Determination) shall be deemed for all purposes to be a loan to
         the Employee made on the date of receipt of such excess payments, which
         the Employee shall have an obligation to repay to the Employer on
         demand, together with interest on such amount at the applicable federal
         rate (as defined

                                       9
<PAGE>

         in Section 1274(d) of the Code) from the date of the payment hereunder
         to the date of repayment by the Employee, provided, however, that if
         Covered Payments have been reduced under this Section 11(e) and it is
         established following a Final Determination that the Unreduced Amount
         less the Excise Tax would be greater than the Payment Cap (as
         recalculated to take into account the Final Determination), then the
         Employer shall promptly thereafter pay the Employee the difference
         between the Payment Cap, and the Unreduced Amount, together with
         interest on such amount at the applicable federal rate (as defined in
         Section 1274(d) of the Code) from the original payment due date to the
         date of actual payment by the Employer.

                           (vi) Expenses. In the event of any dispute with the
         Internal Revenue Service concerning the imposition of any Excise Tax or
         any other matters subject to this Section 11(e), Employer shall
         reimburse Employee for his reasonable attorney's and accountant's fees
         incurred in connection with the negotiation, litigation or settlement
         of such dispute.

                  12. Change of Control.

                  a. Change of Control Defined. For the purposes of this
Agreement, a "Change of Control" shall be deemed to have occurred if:

                           (i) any Person (as defined in Subsection (b) hereof)
         has acquired, "beneficial ownership" (within the meaning of Rule 13d-3,
         as promulgated under Section 13(d) of the Securities Exchange Act of
         1934, as amended (the "EXCHANGE ACT")) of securities of Employer
         representing 50% of more of the combined voting power of Employer's
         securities; or

                           (ii) within any 24-month period, the persons who were
         directors of Employer immediately before the beginning of such period
         (the "INCUMBENT DIRECTORS") shall cease (for any reason other than
         death) to constitute at least a majority of the Board or the board of
         directors of any successor to Employer, provided that any director who
         was not a director at the beginning of such period shall be deemed to
         be an Incumbent Director if such director (A) was appointed by any of
         Wellspring Capital Management, LLC, Knightsbridge Holdings, LLC or any
         or their co-investors in the securities issued by Employer or (B) was
         elected to the Board by, or on the recommendation of or with the
         approval of, at least two-thirds of the directors who then qualified as
         Incumbent Directors either actually or by prior operation of this
         Section 12(a)(ii) and was not designated by a person who has entered
         into an agreement with Employer to effect a Corporate Event, as
         described in Section 12(a)(iii); or

                           (iii) the stockholders of Employer approve (A) a
         dissolution, liquidation or sale of substantially all of the assets of
         the Company; (B) a merger or consolidation in which the Company is not
         the surviving corporation; or (C) a reverse merger in which the Company
         is the surviving corporation but the shares of the Company's common
         stock outstanding immediately preceding the merger are converted by
         virtue of the merger into other property, whether in the form of
         securities, cash or otherwise ((A) - (C) defined as a "CORPORATE
         EVENT").

                                       10
<PAGE>

                  b. Person Defined. For purposes of this Section 12, "PERSON"
shall have the meaning ascribed to such term in Section 3(a)(9) of the Exchange
Act, as supplemented by Section 13(d)(3) of the Exchange Act; provided, however,
that Person shall not include (i) Employer or any subsidiary of Employer or (ii)
any employee benefit plan sponsored by Employer or any subsidiary of Employer.

         13. Assignment. This Agreement shall inure to the benefit of, and be
enforceable by, Employee, Employer and their respective successors and assigns;
provided that in no event shall Employee's obligations under this Agreement be
transferable by assignment or otherwise, nor shall Employee's rights hereunder
be subject to any encumbrance or claim of Employee's creditors. Nothing in this
Agreement shall prevent the consolidation of Employer with, or its merger into,
any other corporation, or the sale by Employer of all or substantially all of
its properties or assets, or the assignment by Employer of this Agreement and
the performance of its obligations hereunder to any affiliated company;
provided, however, that any such transaction, in whatever form, whether
accomplished directly, indirectly, and as one or a series of transactions, shall
not affect in any way the rights of Employee under this Agreement. This
Agreement is for the sole benefit of the parties hereto and shall not create any
rights in third parties other than Employee's spouse or beneficiary as expressly
set forth herein.

         14. Entire Agreement. This Agreement constitutes the entire agreement
between the parties hereto in respect of the employment of Employee by Employer
and supersedes the Original Agreement and any other previous understandings or
agreements, whether written or oral, regarding such subject matter. The
provisions herein shall be regarded as divisible and so far as they are
covenants not to compete shall be operative to the extent both as to time and
area covered that they may be made so applicable, and if any of said provisions
or any part thereof are declared invalid or unenforceable, the validity and
enforceability of the remainder of such provisions or parts thereof and the
applicability thereof shall not be affected thereby.

         15. Governing Law and Enforcement. This Agreement and the rights and
obligations hereunder shall be governed by and construed in accordance with the
laws of the State of Colorado. This Agreement may be enforced in any court of
competent jurisdiction in Colorado and the prevailing party, if any, shall be
entitled to recover its reasonable attorneys' fees and expenses in addition to
any other damages.

         16. Non-Waiver. The failure of either party at any time to require
performance by the other party of any provision of this Agreement required to be
performed by such other party, will in no way affect the right of the such party
to require such performance at any time thereafter. The waiver by either party
of a breach by the other party of any provision of this Agreement shall in no
way be construed as a waiver of any succeeding breach of such provision or a
waiver of the provision itself.

         17. Remedy for Breach. The parties hereto agree that, in the event of
breach or threatened breach of any of the noncompetition covenants of this
Agreement or of any of the covenants respecting Confidential Information, or of
any of the provisions concerning restrictions on the rights and interest in
Employer, the damage or imminent damage to the value and the goodwill of
Employer's business shall be inestimable, and that therefore any remedy at law
or in damages shall be inadequate. Accordingly, the parties hereto agree that
Employer shall

                                       11
<PAGE>

be entitled to injunctive relief against Employee in the event of any breach or
threatened breach of any of such provisions by Employee, in addition to any
other relief (including damages) available to Employer under this Agreement or
under law.

         18. Notices. All notices and other communications hereunder shall be in
writing and shall be given by hand-delivery to the other party or by registered
or certified mail, return receipt requested, postage prepaid, addressed as
follows:

         If to the Employee:

                      1335 Swallow Court
                      Boulder, Colorado 80301

                      With a copy to:

                      Bartlit Beck Herman Palenchar & Scott
                      1899 Wynkoop Street
                      Suite 800
                      Denver, CO 80202
                      Attention: James L. Palenchar, Esq.

         If to the Employer:

                      AMERICAN COIN MERCHANDISING, INC.
                      5660 Central Avenue
                      Boulder, CO 80301
                      Attn: Chairman

                      With a copy to:

                      Morrison Cohen Singer & Weinstein, LLP
                      750 Lexington Avenue
                      New York, New York  10022
                      Attention:  David A. Scherl, Esq.

                  19. Counterparts. This Amendment may be executed in
counterparts, and by each party wherever such party is located, and delivered by
facsimile telephonic transmission, and such execution and delivery shall be
legally binding on the parties to the same extent as if original signatures in
ink were delivered in person.

                            [SIGNATURE PAGE FOLLOWS]

                                       12
<PAGE>

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

                                    EMPLOYER:

                                    AMERICAN COIN MERCHANDISING, INC.,
                                    d/b/a SUGARLOAF CREATIONS, INC.

                                    /s/ William F. Dawson
                                    --------------------------------------------
                                    William F. Dawson, Jr.
                                    Chairman of the Board

                                    EMPLOYEE:

                                    /s/ Randall J. Fagundo
                                    --------------------------------------------
                                    RANDALL J. FAGUNDO

                                       13<PAGE>
                                                                   EXHIBIT 10.65

                            INDUSTRIAL BUILDING LEASE

         THIS LEASE is made this 24th day of October, 2002, by and between FCF
PROPERTIES, LLC, a Colorado limited liability company ("Landlord") and AMERICAN
COIN MERCHANDISING, INC., a Delaware corporation ("Tenant"), who hereby mutually
covenant and agree as follows:

             I. GRANT, TERM, DEFINITIONS AND BASIC LEASE PROVISIONS

         1.1 GRANT. Landlord, for and in consideration of the rents herein
reserved and of the covenants and agreements herein contained on the part of
Tenant to be performed, hereby leases to Tenant, and Tenant hereby lets from
Landlord, the real estate commonly known as 397 South Taylor, Louisville,
Colorado and legally described on an exhibit which is attached hereto,
identified as Exhibit A, together with all improvements now located thereon, or
to be located thereon during the term of this Lease, together with all
appurtenances belonging to or in any way pertaining to the said premises (such
real estate, improvements and appurtenances hereinafter sometimes jointly or
severally, as the context requires, referred to as 'Leased Premises"). Anything
contained herein to the contrary notwithstanding, the grant as set forth in this
Section 1.1 and all of the provisions of this lease are subject to the
acquisition by Landlord of title to the fee of the Leased Premises not later
than December 1, 2002. If such acquisition has not occurred by said date, this
Lease shall be void and of no force and effect and the parties shall not have
liability to each other. The date that Landlord acquires fee simple title to the
Leased Premises is hereinafter referred to as the "Commencement Date".

         1.2 TERM. The term of this Lease shall commence on the Commencement
Date and shall end on the last day of February, 2013 unless sooner terminated or
extended as herein set forth.

         1.3 AGENT. As used in this Lease, the term "Agent" shall mean the agent
of Landlord. Until otherwise designated by notice in writing from Landlord,
Agent shall be Andrew Freeman Property Advisors, Inc. Tenant may rely upon any
consent or approval given in writing by Agent or upon notice from Agent or from
the attorneys for Agent or Landlord.

         1.4.     BASIC LEASE PROVISIONS.

                  (a)      Purpose (See Section 3.1): general office, or
                           combination office and warehouse, or combination
                           office, warehouse and distribution.

                  (b)      Annual Base Rent (See Section 4.1):

                                       1
<PAGE>

<Table>
<Caption>

                           Period:                             Annual Base Rent:            Monthly Installments
                           ------                              ----------------             --------------------
                           <S>                                 <C>                          <C>

                           3/1/03 - the last day of            $304,239.00                  $25,353.25
                           February 2004

                           3/1/04 - the last day of            $313,288.20                  $26,107.35
                           February 2005

                           3/1/05 - the last day of            $322,649.40                  $26,887.45
                           February 2006

                           3/1/06 - the last day of            $332,322.60                  $27,693.55
                           February 2007

                           3/1/07 - the last day of            $342,307.92                  $28,525.66
                           February 2008

                           3/1/08 - the last day of            $352,605.24                  $29,383.77
                           February 2009

                           3/1/09 - the last day of            $363,214.56                  $30,267.88
                           February 2010

                           3/1/10 - the last day of            $374,136.00                  $31,178.00
                           February 2011

                           3/1/11 - the last day of            $385,369.44                  $32,114.12
                           February 2012

                           3/1/12 - the last day of            $396,914.88                  $33,076.24
                           February 2013
</Table>

                  (c)      Payee (See Section 4.1): FCF Properties, LLC.

                  (d)      Payee's Address (See Sections 4.1 and 4.2): c/o
                           Andrew Freeman Property Advisors, Inc., 1628 Walnut
                           Street, Boulder, Colorado 80302.

                  (e)      Form of Insurance (See Article VI): The insurance
                           specified in Sections 6.2.1 and 6.2.2 shall comply
                           with the provisions of Section 6.3.

                  (f)      Security Deposit (See Section 20.1): $25,353.25

                  (g)      Tenant's Address (for notices) (See Section 21.4):
                           Prior to the Commencement Date: 5660 Central, Boulder
                           Colorado 80301, and thereafter to the Leased
                           Premises.

                                       2
<PAGE>

                  (h)      Landlord's Address (for notices) (See Section 21.4):
                           1628 Walnut Street, Boulder Colorado, 80302.

                  (i)      Broker(s) (See Section 21.11): None

                  (j)      Guarantor's Name and Address (See Separate Guaranty)
                           None.

                  (k)      2003 Monthly payment for Expenses (subject to
                           reconciliation as provided under Section 9.1(b):
                           $9,200.00.

                  (l)      2003 Monthly payment for Impositions (subject to
                           reconciliation as provided under Section 9.1(b):
                           $4,960.00

                  (m)      2003 Monthly payment for Insurance Premiums (subject
                           to reconciliation as provided under Section 9.1(b):
                           $205.00.

                  (n)      Rider: Check here if a Rider is attached:

                                 II. POSSESSION

         2.1 POSSESSION. Except as otherwise expressly provided herein (or by
written instrument signed by Landlord or Agent) and except for Landlord's
Construction (as defined in Section 22 hereof), Landlord shall deliver
possession of the Leased Premises to Tenant on the Commencement Date in their
condition as of the execution and delivery hereof, reasonable wear and tear
excepted.

                                  III. PURPOSE

         3.1 PURPOSE. The Leased Premises shall be used and occupied only for
the Purpose set forth in Section 1.4(a) hereof, except that no such use shall
(a) violate any certificate of occupancy or law, ordinance or other governmental
regulation, or any covenants, conditions or restrictions of record, in effect
from time to time affecting the Leased Premises or the use thereof, (b) cause
injury to the improvements, (c) cause the value or usefulness of the Leased
Premises or any part thereof to diminish, (d) constitute a public or private
nuisance or waste, (e) authorize Tenant to use, treat, store or dispose of
hazardous or toxic materials on the Leased Premises (except in accordance with
Article XIII below), or to render the insurance on the Leased Premises void or
the insurance risk more hazardous. Tenant shall do no outside storage.

         3.2 PROHIBITION OF USE. If the use of the Leased Premises should at any
time during the Lease term be prohibited by law or ordinance or other
governmental regulation, or prevented by injunction, this Lease shall not be
thereby terminated, nor shall Tenant be entitled by reason thereof to surrender
the Leased Premises or to any abatement or reduction in rent, nor shall the
respective obligations of the parties hereto be otherwise affected.

                                       3
<PAGE>

                                    IV. RENT

         4.1 ANNUAL BASE RENT. Beginning on March 1, 2003 (the "Rent
Commencement Date"), Tenant shall pay Annual Base Rent as set forth in Section
1.4(b) hereof payable monthly in advance in installments as set forth in said
Section. Annual Base Rent, additional rent and other charges payable hereunder
(collectively "Rent") shall be paid to or upon the order of Payee at the Payee's
address. Landlord shall have the right to change the Payee or the Payee's
Address by giving written notice thereof to Tenant. If Tenant occupies the
Leased Premises for the purpose of conducting business therein prior to the
Commencement Date, Tenant shall pay Rent on a pro rata basis from the date of
occupancy to the Commencement Date. All payments by Tenant shall be made without
deduction, set off, discount or abatement in lawful money of the United States.

         4.2. LOCK BOX. Landlord may from time to time designate a lock box
collection agent for the collection of rents or other charges due Landlord. In
such event, the date of payment shall be the date of receipt by the lock box
collection agent of such payment (or the date of collection of any such sum if
payment is made in the form of a negotiable instrument thereafter dishonored
upon presentment); however, for the purposes of this Lease, no such payment or
collection shall be deemed "accepted" by Landlord if Landlord thereafter remits
a check payable to Tenant in the amount received by the lock box collection
agent or, in the case of a dishonored instrument, within 21 days after
collection. Neither the negotiation of Tenant's negotiable instrument by the
lock box collection agent, nor the possession of the funds by Landlord during
the twenty-one (21) day period, nor the return of any such sum to Tenant shall
be deemed to be inconsistent with the rejection of Tenant's tender of such
payment for all purposes as of the date of Landlord's lock box collection
agent's receipt of such payment (or collection), nor shall any of such events be
deemed to be a waiver of any breach by Tenant of any terms, covenants or
conditions of this Lease nor a waiver of any of Landlord's rights or remedies.

         4.3 INTEREST ON LATE PAYMENTS. Each and every installment of Rent which
shall not be paid when due shall bear interest at a rate per annum equal to five
percent (5%) in excess of the announced base rate of interest of First National
Bank of Colorado in effect on the due date of such payment, from the date when
the same is payable under the terms of this Lease until the same shall be paid.

                                 V. IMPOSITIONS

         5.1 PAYMENT BY TENANT. Commencing with the Rent Commencement Date,
Tenant shall pay as additional Rent for the Leased Premises, in the manner
provided herein, all taxes and assessments, general and special, water rates and
all other impositions, ordinary and extraordinary, of every kind and nature
whatsoever, which may be levied, assessed, charged or imposed during the term of
the Lease upon the Leased Premises, or any part thereof, or upon any
improvements at any time situated thereon, including without limitation, any
assessment by any association of owners of property in the complex of which the
Leased Premises are a part ("Impositions"); provided, however, that Impositions
levied against the Leased Premises shall be prorated between

                                       4
<PAGE>

Landlord and Tenant as of the Rent Commencement Date for the first year of the
Lease term and as of the expiration of the Lease term for the last year of the
Lease term (and shall be paid by Tenant upon such expiration based on Landlord's
reasonable estimate thereof and reconciled within sixty (60) days after the
final amount of Impositions is determined for such year). Impositions shall also
include fees and costs incurred by Landlord during or prior to the Lease term
for the purpose of contesting or protesting tax assessments or rates, to the
extent such fees and costs do not exceed savings realized during the term of the
Lease and any extension thereof. The benefit of the provisions of any statute or
ordinance permitting any assessment to be paid over a period of years shall be
taken, and Tenant shall be obligated to pay, in the manner provided below, only
those installments falling due during the term of this Lease.

         5.2 ALTERNATIVE TAXES. If at any time during the term of this Lease the
method of taxation prevailing at the commencement of the term hereof shall be
altered so that any new tax, assessment, levy, imposition or charge, or any part
thereof, shall be measured by or be based in whole or in part upon the Lease, or
the Leased Premises, or the Annual Base Rent, additional rent or other income
therefrom and shall be imposed upon the Landlord, then all such taxes,
assessments, levies, impositions, or charges, or the part thereof, to the extent
that they are so measured or based, shall be deemed to be included within the
term Impositions for the purposes hereof to the extent that such Impositions
would be payable if the Leased Premises were the only property of Landlord
subject to such Impositions, and Tenant shall pay and discharge the same as
herein provided in respect of the payment of Impositions. There shall be
excluded from Impositions all federal income taxes, state and local net income
taxes, federal excess profit taxes, franchise, capital stock and federal or
state estate or inheritance taxes of Landlord.

         5.3 RESERVED.

         5.4 RESERVED.

         5.5 RIGHT TO CONTEST. Tenant may, in good faith and with due diligence,
contest Impositions by appropriate legal proceedings which shall have the effect
of preventing the collection of the Imposition so contested; provided that
pending any such legal proceedings, Tenant shall give Landlord such security as
may be deemed reasonably satisfactory to Landlord to insure payment of the
amount of the imposition and all interest and penalties thereon. Nothing in this
section shall excuse Tenant from making the monthly deposits for Impositions set
forth in Section 9.1(b) below. If, at any time during the continuance of such
contest, the Leased Premises or any part thereof is, in the judgment of
Landlord, in imminent danger of being forfeited or lost, Landlord may use such
security or deposit for the payment of such Imposition.

                        VI. RISK ALLOCATION AND INSURANCE

         6.1 ALLOCATION OF RISKS. The parties desire, to the extent permitted by
law, to allocate certain risks of personal injury, bodily injury or property
damage, and risks of loss of real or personal property by reason of fire,
explosion or other casualty, and to provide for the

                                       5
<PAGE>

responsibility for insuring those risks. It is the intent of the parties that,
to the extent any event is insured for or required herein to be insured for, any
loss, cost, damage or expense arising from such event, including, without
limitation, the expense of defense against claims or suits, be covered by
insurance, without regard to the fault of Tenant, its officers, employees or
agents ("Tenant Protected Parties"), and without regard to the fault of
Landlord, its members, Agent, their respective partners, shareholders, members,
agents, directors, officers and employees ("Landlord Protected Parties"). As
between Landlord Protected Parties and Tenant Protected Parties, such risks are
allocated as follows:

                  (a) Tenant shall bear the risk of bodily injury, personal
injury or death, or damage to the property, of third persons, occasioned by
events occurring on or about the Leased Premises, regardless of the party at
fault. Said risks shall be insured as provided in Section 6.2.1(a).

                  (b) Tenant shall bear the risk of damage to Tenant's contents,
trade fixtures, machinery, equipment, furniture and furnishings in the Leased
Premises arising out of loss by the events required to be insured against
pursuant to Sections 6.2.2(a), (b), (c) and (d).

                  (c) Tenant shall bear the risk of loss from all workers'
compensation claims.

                  (d) Tenant shall bear the risk of loss of damage to
improvements on the Leased Premises arising out of loss by the events required
to be insured against pursuant to Sections 6.2.2(a), (b), (c), and (d) provided
that Landlord shall carry the insurance specified in those Sections, unless any
act or omission of Tenant shall prevent Landlord from obtaining such insurance,
in which event Tenant shall provide such insurance.

Notwithstanding the foregoing, provided neither Landlord nor Tenant defaults in
its obligation to carry insurance, if and to the extent that any loss occasioned
by any event of the type to be insured against exceeds the coverage or the
amount of insurance required to be carried hereunder or such greater coverage or
amount of insurance as is actually carried, or results from an event not
required to be insured against or not actually insured against, the party at
fault shall pay the amount not actually covered.

         6.2.1 Tenant shall procure and maintain policies of insurance, at its
own cost and expense, insuring:

                  (a) The Landlord Protected Parties (as "named insureds"), and
Landlord's mortgagee, if any, of which Tenant is given written notice, and
Tenant Protected Parties, from all claims, demands or actions made by or on
behalf of any person or persons, firm or corporation and arising from, related
to or connected with the Leased Premises, for bodily injury to or personal
injury to or death of any person, or more than one (1) person, or for damage to
property in an amount of not less than $1,000,000 combined single limit per
occurrence (with an aggregate limit of $2,000,000). Said insurance shall be
written on an "occurrence" basis and not on a "claims

                                       6
<PAGE>

made" basis. If at any time during the term of this Lease, Tenant owns or rents
more than one location, the policy shall contain an endorsement to the effect
that the aggregate limit in the policy shall apply separately to each location
owned or rented by Tenant. Landlord shall have the right, exercisable by giving
written notice thereof to Tenant, to require Tenant to increase such limit if,
in Landlord's reasonable judgment, the amount thereof is insufficient to protect
the Landlord Protected Parties and Tenant Protected Parties from judgments which
might result from such claims, demands or actions.

                  (b) All contents and Tenant's trade fixtures, machinery,
equipment, furniture and furnishings in the Leased Premises to the extent of at
least ninety percent (90%) of their replacement cost under Standard Fire and
Extended Coverage Policy and all other risks of direct physical loss as insured
against under Special Form ("all risk" coverage). Said insurance shall contain
an endorsement waiving the insurer's right of subrogation against any Landlord
Protected Party, provided that such waiver of the right of subrogation shall not
he operative in any case where the effect thereof is to invalidate such
insurance coverage or increase the cost thereof (except that Landlord shall have
the right, within thirty (30) days following written notice, to pay such
increased cost, thereby keeping such waiver in full force and effect).

                  (c) Tenant Protected Parties from all worker's compensation
claims.

         6.2.2 LANDLORD'S INSURANCE. Subject to Section 6.1(d), Landlord shall
procure and maintain policies of insurance, insuring:

                  (a) Landlord and Tenant against breakage of all plate glass
utilized in the improvements on the Leased Premises.

                  (b) The improvements at any time situated upon the Leased
Premises against loss or damage by fire, lightning, wind storm, hail storm,
aircraft, vehicles, smoke, explosion, riot or civil commotion as provided by the
Standard Fire and Extended Coverage Policy and all other risks of direct
physical loss as insured against under Special Form ('all risk' coverage). The
insurance coverage shall be for not less than 100% of the full replacement cost
of such improvements with agreed amount endorsement, and building ordinance
coverage. The full replacement cost of improvements shall be designated annually
by Landlord, in the good faith exercise of Landlord's judgment. In the event
that Tenant does not agree with Landlord's designation, Tenant shall have the
right to submit the matter to an insurance appraiser reasonably selected by
Landlord and paid for by Tenant. The insurance appraiser shall submit a written
report of his appraisal and if said report discloses that the improvements are
not insured as therein required, Tenant shall promptly obtain the insurance
required. Landlord shall be named as the insured and all proceeds of insurance
shall be payable to Landlord. Said insurance shall contain an endorsement
waiving the insurer's right of subrogation against any Landlord Protected Party
or any Tenant Protected Party, provided that such waiver of the right of
subrogation shall not he operative in any case where the effect thereof is to
invalidate such insurance coverage or increase

                                       7
<PAGE>

the cost thereof (except that either party shall have the right, within thirty
(30) days following written notice, to pay such increased cost, thereby keeping
such waiver in full force and effect).

                  (c) Flood or earthquake insurance whenever, in the reasonable
judgment of Landlord, such protection is necessary or if such insurance is
required by Landlord's Lender.

                  (d) Landlord's business income, protecting Landlord from loss
of rents and other charges during the period while the Leased Premises are
untenantable due to fire or other casualty (for the period reasonably determined
by Landlord).

         6.3 FORM OF INSURANCE. All of the aforesaid insurance shall be in
responsible companies. The insurer and the form, substance and amount (where not
stated above) shall be satisfactory from time to time to Landlord and any
mortgagee of Landlord, and shall unconditionally provide that it is not subject
to cancellation or non-renewal except after at least thirty (30) days prior
written notice to Landlord and any mortgagee of Landlord. The insurance
specified in Section 6.2.1(b) shall contain a mortgage clause satisfactory to
Landlord's mortgagee and the insurance specified in Sections 6.2.2(a), (c) and
(d) shall also insure Landlord's mortgagee as required by Landlord's mortgagee.
Originals of Tenant's insurance policies (or certificates thereof satisfactory
to Landlord), together with satisfactory evidence of payment of the premiums
thereon, shall be deposited with Landlord at the Commencement Date and renewals
thereof not less than thirty (30) days prior to the end of the term of such
coverage. The insurance referred to in Section 6.2.2(a), (b), (c), and (d) may
contain an exclusion for terrorist activities.

         6.4 FIRE PROTECTION. Tenant shall conform with all applicable fire
codes of any governmental authority, and with the rules and regulations of
Landlord's fire underwriters and their fire protection engineers, including,
without limitation, the installation of adequate fire extinguishers. In the
event that the Leased Premises are served by a sprinkler system, Tenant will, at
all times during the entire Lease term, cause the same to be served by a
sprinkler monitoring system connected to the local Fire department or to a
qualified monitoring service approved by Landlord.

                           VII. DAMAGE OR DESTRUCTION

         7.1 TENANT'S OBLIGATION TO REBUILD. Tenant's Obligation to Rebuild. In
the event of damage to, or destruction of, any improvements on the Leased
Premises, or of the fixtures and equipment therein, by fire or other casualty,
Tenant shall promptly, at its expense, repair, restore or rebuild the same to
the condition existing prior to the happening of such fire or other casualty;
provided, however, that if the damage or destruction is material and
substantial, Landlord shall have the right, subject to the consent of any first
mortgagee whose consent thereto is required, to terminate this Lease, effective
on the date of such damage or destruction, by giving written notice thereof to
Tenant within sixty (60) days after the event causing the damage or destruction.
Except to the extent that Landlord shall receive proceeds of insurance specified
in Section 6.2.2(d), Rent

                                       8
<PAGE>

shall not be reduced or abated during the period of such repair, restoration or
rebuilding even if the improvements are not tenantable.

         7.2 PRECONDITIONS TO REBUILDING. Before Tenant commences such
repairing, restoration or rebuilding involving an estimated cost of more than
Fifty Thousand Dollars ($50,000.00), plans and specifications therefor, prepared
by a licensed architect satisfactory to Landlord shall be submitted to Landlord
for approval and Tenant shall furnish to Landlord (a) an estimate of the cost of
the proposed work, certified to by said architect; (b) satisfactory evidence of
sufficient contractor's commercial general liability insurance covering
Landlord, builder's risk insurance, and worker's compensation insurance; (c) a
performance and payment bond satisfactory in form and substance to Landlord; and
(d) such other security as Landlord may require to insure payment for the
completion of all work free and clear of liens.

         7.3 PAYMENT FOR REBUILDING. Provided that the insurer does not deny
liability as to the insureds, and provided Tenant is not then in default
hereunder, all sums arising by reason of loss under the insurance referred to in
Section 6.2.2(a), (b) and (c) shall be deposited with (he Depositary (as
hereinafter defined) to be available to Tenant for the work. Tenant shall
deposit with the Depositary any excess cost of the work over the amount held by
the Depositary as proceeds of the insurance within thirty (30) days after the
date of the determination of the cost of the work by the architect in accordance
with Section 7.2(a) or, if the insurer has denied liability as to the insureds,
or if Tenant is then in default hereunder, then Tenant shall deposit the full
amount of the cost of the work with the Depositary. Tenant shall diligently
pursue the repair or rebuilding of the improvements in a good and workmanlike
manner using only high quality union workers and materials. The Depositary shall
pay out construction funds from time to time on the written direction of the
architect provided that the Depositary and Landlord shall first be furnished
with waivers of lien, contractors, and subcontractors sworn statements and other
evidence of cost and payments so that the Depositary can verify that the amounts
disbursed from time to time are represented by completed and in-place work, and
that said work is free and clear of possible mechanics liens. No payment made
prior to the final completion of the work shall exceed ninety percent (90%) of
the value of the work completed and in place from time to time. At all times the
undisbursed balance remaining in the hands of Depositary shall be at least
sufficient to pay for the cost of completion of the work free and clear of
liens. Any deficiency shall be paid into the Depositary by Tenant. Depositary,
as used herein, shall be any first mortgagee of the Leased Premises, or the
Landlord if there is no first mortgagee of the Leased Premises or if such first
mortgagee has refused to act as Depositary.

         7.4 EXCESS RECEIPTS BY DEPOSITARY. Any excess of money received from
insurance remaining with the Depositary after the repair or rebuilding of
improvements, if there be no default by Tenant in the performance of the
Tenant's covenants and agreements hereunder, shall be paid to Tenant.

         7.5 FAILURE TO REBUILD. If Tenant shall not enter upon the repair or
rebuilding of the improvements within a period of sixty (60) days after damage
or destruction by fire or otherwise,

                                       9
<PAGE>

and prosecute the same thereafter with such dispatch as may be necessary to
complete the same within a reasonable period after said damage or destruction
occurs, not to exceed one hundred eighty (180) days after the date of
commencement of such repair or rebuilding, then, in addition to whatever other
remedies Landlord may have either under this Lease, at law or in equity, the
money received by and then remaining in the hands of the Depositary shall be
paid to and retained by Landlord as security for the continued performance and
observance by Tenant of the Tenant's covenants and agreements hereunder, or
Landlord may terminate this Lease and then be paid and retain the amount so held
as damages resulting from the failure on the part of Tenant to comply with the
provisions of this Article and may, in addition, pursue any other rights or
remedies available to Landlord hereunder, by operations of law or in equity.

                               VIII. CONDEMNATION

         8.1 TAKING OF WHOLE. If the whole of the Leased Premises shall be taken
or condemned for a public or quasi public use or purpose by a competent
authority, or if such a portion of the Leased Premises shall be so taken that as
a result thereof the balance cannot be used for the same purpose and with
substantially the same utility to Tenant as immediately prior to such taking, or
if the taking is material and substantial and Landlord elects (subject to the
consent of any first mortgagee whose consent thereto is required) to terminate
this Lease, which election shall be made by giving written notice thereof to
Tenant within thirty (30) days, after delivery of possession to the condemning
authority, then in any of such events, the Lease shall terminate upon delivery
of possession to the condemning authority, and any award, compensation or
damages (hereinafter sometimes called the "Award") that is not specifically
allocated by the condemning authority for Tenant's relocation expenses shall be
paid to and be the sole property of Landlord whether the Award shall be made as
compensation for diminution of the value of the leasehold estate or the fee of
the Leased Premises, and Tenant hereby assigns to Landlord all of Tenant's
right, title and interest in and to any and all of the Award. Tenant shall
continue to pay Rent until the Lease is terminated and any Impositions and
insurance premiums prepaid by Tenant or any unpaid Impositions or other charges
which accrue prior to the termination, shall be adjusted between the parties.

         8.2 PARTIAL TAKING. If only a part of the Leased Premises shall be so
taken or condemned, but the Lease is not terminated pursuant to Section 8.1
hereof, Tenant, at its sole cost and expense, shall repair and restore the
Leased Premises and all improvements thereon. There shall be no abatement or
reduction in any Rent because of such taking or condemnation. Tenant shall
promptly and diligently proceed to make a complete architectural unit of the
remainder of the improvements, complying with the procedure set forth in Section
7.2 For such purpose, and provided Tenant is not then in default hereunder, the
amount of the Award relating to the improvements shall be deposited with the
Depositary (as defined in Section 7.3 hereof) which shall disburse the Award to
apply on the cost of said repairing or restoration in accordance with the
procedure set forth in Section 7.3. If Tenant does not make a complete
architectural unit of the remainder of the improvements within a reasonable
period after such taking or condemnation, not to exceed one hundred eighty (180)
days, then, in addition to whatever other remedies Landlord

                                       10
<PAGE>

may have either under this Lease, at law or in equity, the money received by and
then remaining in the custody of the Depositary shall, at Landlord's election be
paid to and retained by Landlord, as liquidated damages resulting from failure
of Tenant to comply with the provisions of this Section. Any portion of the
Award as may not have to be expended for such repairing or restoration shall be
paid to Landlord.

             IX. PAYMENT OF EXPENSES, REAL ESTATE TAX AND INSURANCE
                  PREMIUM DEPOSITS, MAINTENANCE AND ALTERATIONS

         9.1 PAYMENT OF EXPENSES, REAL ESTATE TAX AND INSURANCE PREMIUM
DEPOSITS.

                  (a) Expenses, as that term is used herein, shall consist of
all operating expenses of the Leased Premises which shall be paid by Landlord
initially and shall be reimbursed by Tenant as hereinafter set forth. Operating
expenses shall consist of the following:

                           all costs and expenses of: (i) operating, repairing,
maintaining, upkeep and replacing the exterior of the Leased Premises including
the exterior of the building which constitutes a portion of the Leased Premises
including, without limitation, upkeep and replanting of grass, trees, shrubs and
landscaping; removal of dirt, debris, obstructions and litter from the parking
areas, landscaped areas, sidewalks and driveways; resurfacing, resealing,
restriping, sweeping and snow and ice removal from the parking area, sidewalks
and driveways; (ii) maintaining or repairing heating, ventilating and air
conditioning units, systems, equipment and facilities ("HVAC") servicing the
Leased Premises including, without limitation, replacement of filters, periodic
inspections on any maintenance contract (provided that Landlord shall not be
obligated to carry any maintenance contracts); maintaining or repairing building
signs; maintaining or repairing fire protection systems, monitoring and
sprinkler systems; exterior painting; maintenance and repairs to roof; repair,
maintenance and replacement of damaged or broken glass or windows for the
exterior of the building and maintaining and repairing of exterior doors;
maintaining or repairing water and sewage disposal systems; storm drainage
systems (including, without limitation, a detention, drainage or pond areas
located within the Leased Premises); irrigation and landscaping sprinkler
system; association assessments, dues and fees; supplies and the cost of any
rental of equipment in implementing such services; professional management of
the Leased Premises not to exceed five percent (5%) of Annual Base Rent; and all
alterations, additions, improvements and other capital improvements for the
Leased Premises in order to conform to any laws, ordinance, rules, regulations
or orders of any applicable governmental authority. As used herein, maintenance
and repair shall include, without limitation, all ordinary and extraordinary
structural and non-structural repairs and replacements. Without limiting the
generality of the foregoing, Expenses shall also include all amounts assessed
under Section 9.2 of that certain Declaration of Protective Covenants recorded
October 24, 1979 on Film 1089 at Reception No. 00367003.

                  (b) Commencing with the Rent Commencement Date, Tenant agrees
to reimburse Landlord for all Expenses, all Impositions and the premiums for all
insurance policies

                                       11
<PAGE>

specified in Section 6.2.2 hereof (the "Insurance Premiums"). For each calendar
year (all or any portion of occurs during the term of this Lease from and after
the Rent Commencement Date), Landlord shall provide Tenant a statement of
projected Expenses, projected Impositions and projected Insurance Premiums prior
to January 1 of such year or as soon thereafter as is reasonably practicable
except for the first calendar year. Tenant shall thereafter pay a projected
additional rent for such year which shall be paid in monthly installments at the
same time that Base Rent is paid hereunder and each such installment shall equal
one-twelfth (1/12) of projected Expenses, one-twelfth (1/12) of projected
Impositions and one-twelfth (1/12) of projected Insurance Premiums. If the
amount paid by Tenant pursuant to this subsection (b) is less than actual
Expenses, Tenant shall pay to Landlord within ten (10) days of statement
receipt, the amount of the difference. If the amount paid by Tenant pursuant to
this subparagraph (b) is less than actual Impositions, Tenant shall pay to
Landlord within ten (10) days of statement receipt the amount of the difference.
If the amount paid by Tenant pursuant to this subparagraph (b) is less than
actual Insurance Premiums, Tenant shall pay to Landlord within ten (10) days of
statement receipt, the amount of the difference. If the amount paid by Tenant
pursuant to this subsection (d) is in excess of actual Expenses, the amount of
such excess shall be credited to the next installment(s) of additional Rent
pursuant to this subparagraph (b) for Expenses, or if the term of this Lease has
ended, shall first be credited to any amount due Landlord and then paid to
Tenant. If the amount paid by Tenant pursuant to this subsection (b) is in
excess of actual Impositions, the amount of such excess shall be credited to the
next installment(s) of additional Rent pursuant to this subparagraph (b) for
Impositions, or if the term of this Lease has ended, shall first be credited to
any amount due Landlord and then paid to Tenant. If the amount paid by Tenant
pursuant to this subsection (b) is in excess of actual Insurance, the amount of
such excess shall be credited to the next installment(s) of additional Rent
pursuant to this subparagraph (b) for Insurance Premiums, or if the term of this
Lease has ended, shall first be credited to any amount due Landlord and then
paid to Tenant. Monthly payment for Expenses, Impositions and Insurance Premiums
for the calendar year 2003 shall be the amounts specified in Section 1.04(k),
(l) and (m). Landlord shall have the reasonable right to adjust the monthly
installments for Expenses, Impositions and Insurance Premiums.

       9.2 LANDLORD'S OBLIGATIONS FOR MAINTENANCE, REPAIR AND REPLACEMENT.

                  (a) Landlord, at its sole cost and expense (subject to
reimbursement by Tenant and set forth in Section 9.1 above) shall provide or
cause to be provided and shall accomplish or cause to be accomplished all of the
work and services described as Expenses, as reasonably determined by Landlord.

                  (b) Landlord may repair or replace any damage to the Leased
Premises, including, without limitation, damage to the roof, landscaping or
exterior of the building of which the Leased Premises are a part, and to truck
dock doors caused by or resulting from any act or omission of negligence of
Tenant, its agents, employees, contractors, customers and invitees. Tenant shall
reimburse Landlord for Landlord's costs and expenses incurred for repair or

                                       12
<PAGE>

replacements made pursuant to this Section 9.2(b), within ten (10) days after
Landlord bills Tenant therefor and such costs and expenses shall not constitute
Expenses.

         9.3 TENANT'S MAINTENANCE. Tenant shall keep and maintain the entire
interior of the Leased Premises (including all components of mechanical systems
(including HVAC) electrical and plumbing systems) located within the interior of
the Leased Premises including all parts and conduits below the floor of the
Leased Premises, clean and sanitary and in good condition and repair, including,
without limitation, carpet cleaning at least once each year, and necessary
interior painting.

         9.4 ADDITIONS, IMPROVEMENTS OR ALTERATIONS ("ALTERATIONS"). Tenant
shall not create any openings in the roof for exterior walls, or make any other
Alterations to the Leased Premises without Landlord's prior written consent,
which consent shall not be unreasonably withheld or delays. No consent shall be
required for any Alterations reasonably expected to cost less than $10,000.

         9.5 COMPLIANCE WITH LAW. Tenant shall not violate any law, ordinance or
other governmental regulation in effect from time to time affecting the Leased
Premises or the use thereof.

                          X. ASSIGNMENT AND SUBLETTING

         10.1 CONSENT REQUIRED.

                  (a) Tenant shall not, without Landlord's prior written
consent, (i) assign, convey or mortgage this Lease or any interest under it;
(ii) sublet the Leased Premises or any part thereof; (iii) amend a sublease
previously consented to by Landlord; or (iv) permit the use or occupancy of the
Leased Premises or any part thereof by anyone other than Tenant. If Tenant
proposes to assign the Lease or enter into any sublease of the Leased Premises,
Tenant shall deliver written notice thereof to Landlord, together with a copy of
the proposed assignment or sublease agreement at least thirty (30) days prior to
the effective date of the proposed assignment, or the commencement date of the
term of the proposed sublease. Any proposed assignment or sublease shall be
expressly subject to all of the terms, conditions and covenants of this Lease.
Any proposed assignment shall contain an express written assumption by assignee
of all of Tenant's obligations under this Lease. Any proposed sublease shall (i)
provide that the sublessee shall procure and maintain policies of insurance as
required of Tenant under the terms of Section 6.2.1 and 6.2.2 hereof, (ii)
provide for a copy to Landlord of notice of default by either party, and (iii)
otherwise be reasonably acceptable in form to Landlord.

                  (b) Landlord's consent to any assignment or subletting shall
not unreasonably be withheld. In making its determination as to whether to
consent to any proposed assignment or sublease, Landlord may consider, among
other things, the creditworthiness and business reputation of the proposed
assignee or subtenant, the intended manner of use of the Leased

                                       13
<PAGE>

Premises by the proposed assignee or subtenant, the estimated vehicular traffic
on or about the Leased Premises which would be generated by the proposed
assignee or subtenant or by its manner of use of the Leased Premises, and any
other factors which Landlord may reasonably deem relevant. Tenant's remedy, in
the event that Landlord shall unreasonably withhold its consent to an assignment
or subletting, shall be limited to injunctive relief or declaratory judgment and
in no event shall Landlord be liable for damages resulting therefrom. No consent
by Landlord to any assignment or subletting shall be deemed to be a consent to
any further assignment or subletting or to any sub-subletting.

                  (c) In the event that Tenant proposes to assign the Lease or
to enter into a sublease of all or substantially all of the Leased Premises,
Landlord shall have the right, so long as any first mortgage of Landlord shall
consent in writing thereof, in lieu of consenting thereto, to terminate this
Lease, effective as of the effective date of the proposed assignment or the
commencement date of the proposed sublease, as the case may be. Landlord may
exercise said right by giving Tenant written notice thereof within twenty (20)
days after receipt by Landlord of Tenant's notice, given in compliance with
Section 10.1(a) hereof, of the proposed assignment or sublease. In the event
that Landlord exercises such right, Tenant shall surrender the Leased Premises
on the effective date of the termination and this Lease shall thereupon
terminate. Landlord may, in the event of such termination, enter into a lease
with any proposed assignee or subtenant for the Leased Premises.

                  (d) In the event the Tenant subleases all or any portion of
the Leased Premises, Tenant shall pay to Landlord monthly, as additional rent
hereunder, fifty percent (50%) of the amount calculated by subtracting from the
Rent and other charges and consideration payable from time to time by the
subtenant to Tenant for said space, the amount of Rent payable by Tenant to
Landlord under this Lease, allocated (based on the relative rentable square foot
area of the total Leased Premises and of that portion of the Leased Premises so
subleased by Tenant) to the subleased portion of the Leased Premises.

                  (e) No permitted assignment shall be effective and no
permitted sublease shall commence unless and until any default by Tenant
hereunder shall have been cured. No permitted assignment or subletting shall
relieve Tenant from Tenant's obligations and agreements hereunder and Tenant
shall continue to be liable as a principal and not as a guarantor or surety to
the same extent as though no assignment or subletting had been made.

         10.2 MERGER; CONSOLIDATION OR ASSET SALE. Notwithstanding the
provisions of Section 10.1 above, Tenant may, without Landlord's consent, assign
this Lease to any corporation resulting from a merger or consolidation of the
Tenant or to the purchaser in connection with a sale of substantially all of the
assets of Tenant upon the following conditions: (a) that the total assets and
net worth of such assignee after such consolidation, merger or sale (as
reasonably determined by Landlord) shall be equal to or more than that of Tenant
immediately prior to such consolidation or merger or sale of assets; (b) that
Tenant is not at such time in default hereunder; and (c) that such successor
shall execute an instrument in writing fully assuming all of the obligations and
liabilities

                                       14
<PAGE>

imposed upon Tenant hereunder and deliver the same to Landlord prior
to the effective date of such assignment.

         10.3 VOTING CONTROL OF TENANT. If Tenant is a corporation, the shares
of which, at the time of execution of this Lease or during the term hereof are
or shall be held by fewer than one hundred (100) persons, and if at any time
during the term of this Lease the persons, firms or corporations who own a
majority or controlling number of its shares at the time of the execution of
this Lease or following Landlord's consent to a transfer of such shares cease to
own such shares (except as a result of transfer by bequest or inheritance) and
such cessation shall not first have been approved in writing by Landlord, then
such cessation shall, at the option of Landlord, be deemed a default by Tenant
under this Lease, unless the conditions of section 10.2 above are met by the
Tenant after such cessation.

         10.4 OTHER TRANSFER OF LEASE. Tenant shall not allow or permit any
transfer of this Lease, or any interest hereunder, by operation of law, or
mortgage, pledge, encumber or permit a lien on this Lease or any interest
herein.

                           XI. LIENS AND ENCUMBRANCES

         11.1 ENCUMBERING TITLE. Tenant shall not do any act which shall in any
way encumber the title of Landlord in and to the Leased Premises, nor shall the
interest or estate of Landlord in the Leased Premises in any way be subject to
any claim by way of lien or encumbrance, whether by operation of law or virtue
of any express or implied contract by Tenant. Any claim to, or lien upon, the
Leased Premises arising from any act or omission of Tenant shall accrue only
against the leasehold estate of Tenant and shall be subject and subordinate to
the paramount title and rights of Landlord in and to the Leased Premises.

         11.2 LIENS AND RIGHT TO CONTEST. Tenant shall not permit the Leased
Premises to become subject to any mechanics', laborers' or materialmen's lien on
account of labor or material furnished to Tenant or claimed to have been
furnished to Tenant in connection with work of any character performed or
claimed to have been performed on the Leased Premises by, or at the direction or
sufferance of Tenant; provided, however, that Tenant shall have the right to
contest, in good faith and with reasonable diligence, the validity of any such
lien or claimed lien if Tenant shall give to Landlord such security as may be
deemed reasonably satisfactory to Landlord to assure payment thereof and to
prevent any sale, foreclosure, or forfeiture of the Leased Premises by reason of
nonpayment thereof; provided further, that on final determination of the lien or
claim for lien, Tenant shall immediately pay any judgment rendered, with all
proper costs and charges, and shall have the lien released and any judgment
satisfied.

                                       15
<PAGE>

                                 XII. UTILITIES

         12.1 UTILITIES. Tenant shall purchase all utility services, including
but not limited to fuel, water, sewerage and electricity, from the utility or
municipality providing such service, and shall pay for such services when such
payments are due.

                                 XIII. INDEMNITY

         13.1 INDEMNITY. Tenant will protect, indemnify and save harmless
Landlord, (for the purpose of this Article XIII only, the term "Landlord" shall
also include each mortgagee of Landlord and the agents of such mortgagee and any
purchaser of the Real Estate) Protected Parties (as defined in Section 6.1) and
Landlord's mortgagee, if any, of which Tenant is given written notice, from and
against all liabilities, obligations, claims, damages, penalties, causes of
action, costs and expenses (including without limitation, reasonable attorneys'
fees and expenses) imposed upon or incurred by or asserted against the Landlord
Protected Parties or any of them and Landlord's mortgagee, if any, of which
Tenant is given written notice by reason of (i) any failure on the part of
Tenant to perform or comply with any of the terms of this Lease; or (ii)
performance of any labor or services or the furnishing of any materials or other
property in respect of the Leased Premises or any part thereof. In case any
action, suit or proceeding is brought against the Landlord Protected Parties or
any of them and Landlord's mortgagee, if any, of which Tenant is given written
notice by reason of any occurrence described in this Section 13.1, Tenant will,
at Tenant's expense, by counsel reasonably approved by Landlord, resist and
defend such action, suit or proceeding, or cause the same to be resisted and
defended. The obligations of Tenant under this Section 13.1 shall survive the
expiration or earlier termination of this Lease.

                        XIV. RIGHTS RESERVED TO LANDLORD

         14.1 RIGHTS RESERVED TO LANDLORD. Without limiting any other rights
reserved or available to Landlord under this Lease, at law or in equity,
Landlord, on behalf of itself and Agent reserves the following rights to be
exercised at Landlord's election:

                  (a) To change the Street address of the Leased Premises;

                  (b) To inspect the Leased Premises upon reasonable notice to
Tenant (except in the case of emergency) and to make repairs or, to the extent
required by law, additions or alterations, to the Leased Premises;

                  (c) Upon reasonable notice to Tenant, to show the Leased
Premises to prospective purchasers, mortgagees, or other persons having a
legitimate interest in viewing the same, and, at any time within one (1) year
prior to the expiration of the Lease term to persons wishing to rent the Leased
Premises;

                                       16
<PAGE>

                  (d) During the last year of the Lease term, to place and
maintain the usual 'For Rent' sign in or on the Leased Premises;

                  (e) If Tenant shall theretofore have vacated the Leased
Premises (but not earlier than during the last ninety (90) days of the Lease
term), to decorate, remodel, repair, alter or otherwise prepare the Leased
Premises for new occupancy; and

                  (f) To place and maintain "For Sale Signs" on exterior of the
building of which the Leased Premises is a part.

Landlord may enter upon the Leased Premises for any and all of said purposes and
may exercise any and all of the foregoing rights hereby reserved, during normal
business hours upon reasonable prior notice, unless an emergency exists, without
being deemed guilty of any eviction or disturbance of Tenant's use or possession
of the Leased Premises, and without being liable in any manner to Tenant.

                               XV. QUIET ENJOYMENT

         15.1 QUIET ENJOYMENT. So long as no Event of Default of Tenant has
occurred, Tenant's quiet and peaceable enjoyment of the Leased Premises shall
not be disturbed or interfered with by Landlord or by any person claiming by,
through or under Landlord.

                        XVI. SUBORDINATION OR SUPERIORITY

         16.1 SUBORDINATION OR SUPERIORITY. If the mortgagee or trustee named in
any first mortgage or first trust deed hereafter made shall agree that, if it
becomes the owner of the Leased Premises by foreclosure or deed in lieu of
foreclosure, it will recognize the rights and interest of Tenant under the Lease
and not disturb Tenant's use and occupancy of the Leased Premises if and so long
as no Event of Default of Tenant has occurred (which agreement may, at such
mortgagee's option, require attornment by Tenant), then all or a portion of the
rights and interests of Tenant under this Lease shall be subject and subordinate
to such first mortgage or first trust deed and to any and all advances to be
made thereunder, and to the interest thereon, and all renewals, replacements and
extensions thereof. Any such mortgagee or trustee may elect that, instead of
making this Lease subject and subordinate to its first mortgage or first trust
deed, the rights and interest of Tenant under this Lease shall have priority
over the lien of its mortgage or trust deed. Tenant agrees that it will, within
ten (10) days after demand in writing, execute and deliver whatever instruments
may be reasonably required, either to make this Lease subject and subordinate to
such a mortgage or trust deed, or to give the Lease priority over the lien of
the mortgage or trust deed, whichever alternative may be elected by the
mortgagee or trustee. Failure of Tenant to execute and deliver such
instrument(s) shall constitute an Event of Default hereunder and, in addition to
all rights and remedies available to Landlord under this Lease or otherwise at
law or in equity by reason of such Event of Default, Tenant shall be liable for
all loss, cost or

                                       17
<PAGE>

damage suffered or incurred by Landlord (including, but without limitation, all
actual and consequential damages suffered or incurred by Landlord) by reason of
such failure of Tenant.

                                 XVII. SURRENDER

         17.1 SURRENDER. Upon the termination of this Lease, whether by
forfeiture, lapse of time or otherwise, or upon termination of Tenant's right to
possession of the Leased Premises, Tenant will at once surrender and deliver up
the Leased Premises, together with all improvements thereon, to Landlord, broom
swept, in good condition and repair, reasonable wear and tear excepted;
conditions existing because of Tenant's failure to perform maintenance, repairs
or replacements as required herein, shall not be deemed "reasonable wear and
tear". Tenant shall deliver to Agent all keys to all doors therein. As used
herein, the term "Improvements" shall include, without limitation, all plumbing,
lighting, electrical, heating, cooling and ventilating fixtures and equipment,
and all Alterations (as said term is defined in Section 9.2 hereof) whether or
not permitted under Section 9.4. All Alterations, temporary or permanent, made
in or upon the Leased Premises by Tenant shall become Landlord's property and
shall remain upon the Leased Premises on any such termination without
compensation, allowance or credit to Tenant; provided, however, that Landlord
shall have the right to require Tenant to remove any Alterations and restore the
Leased Premises to their condition prior to the making of such Alterations,
repairing any damage occasioned by such removal and restoration. Said right
shall be exercised by Landlord giving written notice thereof to Tenant on or
before ninety (90) days after such termination. If Landlord requires removal of
any Alterations and Tenant does not make such removal in accordance with this
Section at the time of such termination, or within ten (10) days after such
request, whichever is later, Landlord may remove the same (and repair any damage
occasioned thereby), and dispose thereof or, at its election, deliver the same
to any other place of business of Tenant or warehouse the same. Tenant shall pay
the costs of such removal, repair, delivery and warehousing to Landlord on
demand.

         17.2 REMOVAL OF TENANT'S PROPERTY. Upon the termination of this Lease
by lapse of time, Tenant shall remove Tenant's articles of personal property
incident to Tenant's business (Trade Fixtures"); provided, however, that Tenant
shall repair any injury or damage to the Leased Premises which may result from
such removal, and shall restore the Leased Premises to the same condition as
prior to the installation thereof. If Tenant does not remove Tenant's Trade
Fixtures from the Leased Premises prior to the expiration or earlier termination
of the Lease term, Landlord may, at its option, remove the same (and repair any
damage occasioned thereby) and dispose thereof or deliver the same to any other
place of business of Tenant or warehouse the same, and Tenant shall pay the cost
of such removal, repair, delivery and warehousing to Landlord on demand, or
Landlord may treat such Trade Fixtures as having been conveyed to Landlord with
this Lease as a Bill of Sale, without further payment or credit by Landlord to
Tenant.

         17.3 HOLDING OVER. Tenant shall have no right to occupy the Leased
Premises or any portion thereof after the expiration of the Lease or after
termination of the Lease or of Tenant's right to possession pursuant to Section
19.1 hereof. In the event Tenant or any party claiming by,

                                       18
<PAGE>

through or under Tenant holds over, Landlord may exercise any and all remedies
available to it at law or in equity to recover possession of the Leased
Premises, and for damages. For each and every month or partial month that Tenant
or any party claiming by, through or under Tenant remains in occupancy of all or
any portion of the Leased Premises after the expiration of the Lease or after
termination of the Lease or Tenant's right to possession, Tenant shall pay, as
minimum damages and not as a penalty, monthly rental at a rate equal to 150% of
the rate of Rent payable by Tenant hereunder immediately prior to the expiration
or other termination of the Lease or of Tenant's right to possession. The
acceptance by Landlord of any lesser sum shall be construed as a payment on
account and not in satisfaction of damages for such holding over.

                         XVIII. ENVIRONMENTAL CONDITIONS

         18.1 "ENVIRONMENTAL CONDITION" DEFINED. As used in this Lease, the
phrase 'Environmental Condition' shall mean: (a) any adverse condition relating
to surface water, ground water, drinking water supply, land, surface or
subsurface strata or the ambient air, and includes, without limitation, air,
land and water pollutants, noise, vibration, light and odors, or (b) any
condition which may result in a claim of liability under the Comprehensive
Environment Response Compensation and Liability Act, as amended ("CERCLA"), or
the Resource Conservation and Recovery Act ('RCRA'), or any claim of violation
of the Clean Air Act, the Clean Water Act, the Toxic Substance Control Act
(TSCA"), or any claim of liability or of violation under any federal statute
hereafter enacted dealing with the protection of the environment or with the
health and safety of employees or members of the general public, or under any
rule, regulation, permit or plan under any of the foregoing, or under any law,
rule or regulation now or hereafter promulgated by the state in which the Leased
Premises are located, or any political subdivision thereof, relating to such
matters (collectively 'Environmental Laws').

         18.2 COMPLIANCE BY TENANT. Tenant shall, at all times during the Lease
term, comply with all Environmental Laws applicable to the Leased Premises and
shall not, in the use and occupancy of the Leased Premises, cause or contribute
to, or permit or suffer any other party to cause or contribute to any
Environmental Condition on or about the Leased Premises. Without limiting the
generality of the foregoing, Tenant shall not, without the prior written consent
of Landlord, receive, keep, maintain or use on or about the Leased Premises any
substance as to which a filing with a local emergency planning committee, the
State Emergency Response Commission or the fire department having jurisdiction
over the Leased Premises is required pursuant to ? 311 and/or ? 312 of CERCLA,
as amended by the Superfund Amendment and Reauthorization Act of 1986 ("SARA')
(which latter Act includes the Emergency Planning and Community Right-To-Know
Act of 1986); in the event Tenant makes a filing pursuant to SARA, or maintains
substances as to which a filing would be required, Tenant shall simultaneously
deliver copies thereof to Agent or notify Agent in writing of the presence of
those substances.

         18.3 ENVIRONMENTAL INDEMNITY. Tenant will protect, indemnify and save
harmless the Landlord Protected Parties (as defined in Section 6.1), Agent and
all of their respective agents, directors, officers and employees, and
Landlord's mortgagee, if any, of which Tenant is given

                                       19
<PAGE>

written notice, from and against all liabilities, obligations, claims, damages,
penalties, causes of action, costs and expenses (including, without limitation,
reasonable attorneys' fees and expenses) of whatever kind or nature, contingent
or otherwise, known or unknown, incurred or imposed, based upon any
Environmental Laws or resulting from any Environmental Condition on or about the
Leased Premises which occurs or is contributed to (other than by Landlord or its
agents) during the Lease term. In case any action, suit or proceeding is brought
against any of the parties indemnified herein by reason of any occurrence
described in this Section 18.3, Tenant will, at Tenant's expense, by counsel
approved by Landlord, resist and defend such action, suit or proceeding, or
cause the same to be resisted and defended. The obligations of Tenant under this
Section 18.3 shall survive the expiration or earlier termination of this Lease.

         18.4 TESTING AND REMEDIAL WORK. Landlord may conduct tests on or about
the Leased Premises for the purpose of determining the presence of any
Environmental Condition. If such tests indicate the presence of an Environmental
Condition on or about the Leased Premises which occurs or is contributed to
during the Lease term (other than by Landlord or its agents), Tenant shall, in
addition to its other obligations hereunder, reimburse Landlord for the cost of
conducting such tests. Without limiting Tenant's liability under Section 18.3
hereof, in the event of any such Environmental Condition, Tenant shall promptly
and at its sole cost and expense, take any and all steps necessary to remedy the
same, complying with all provisions of applicable law and with Section 9.2(b)
hereof, or shall, at Landlord's election, reimburse Landlord for the cost to
Landlord of remedying the same. The reimbursement shall be paid by Tenant to
Landlord in advance of Landlord's performing such work based upon Landlord's
reasonable estimate of the cost thereof, and upon completion of such work by
Landlord, Tenant shall pay to Landlord any shortfall promptly after Landlord
bills Tenant therefor, or Landlord shall promptly refund to Tenant any excess
deposit, as the case may be.

                                  XIX. REMEDIES

         19.1 DEFAULTS. Tenant agrees that any one or more of the following
events shall be considered Events of Default as said term is used herein:

                  (a) Tenant shall be adjudged an involuntary bankrupt, or a
decree or order approving, as properly filed, a petition or answer riled against
Tenant asking reorganization of Tenant under the Federal bankruptcy laws as now
or hereafter amended, or under the laws of any state, shall be entered, and any
such decree or judgment or order shall not have been vacated or set aside within
sixty (60) days from the date of the entry or granting thereof; or

                  (b) Tenant shall file or admit the jurisdiction of the court
and the material allegations contained in any petition in bankruptcy or any
petition pursuant or purporting to be pursuant to the Federal bankruptcy laws as
now or hereafter amended, or Tenant shall institute any proceeding or shall give
its consent to the institution of any proceedings for any relief of Tenant under
any bankruptcy or insolvency laws or any laws relating to the relief of debtors,
readjustment of indebtedness, reorganization, arrangements, composition or
extension; or

                                       20
<PAGE>

                  (c) Tenant shall make any assignment for the benefit of
creditors or shall apply for or consent to the appointment of a receiver for
Tenant or any of the property of Tenant; or

                  (d) The Leased Premises are levied upon by any revenue officer
or similar officer; or

                  (e) A decree or order appointing a receiver of the property of
Tenant shall be made and such decree or order shall not have been vacated or set
aside within sixty (60) days from the date of entry or granting thereof; or

                  (f) Tenant shall abandon the Leased Premises or
vacate the same during the term hereof; or

                  (g) Tenant shall default in any payment of Rent or in any
other payment required to be made by Tenant hereunder when due as herein
provided (all of which other payments shall be deemed 'additional rent' payable
hereunder), or shall default under Sections 6.2.1, 6.2.2 or Section 21.2 hereof,
and any such default shall continue for five (5) days after notice thereof in
writing to Tenant; or

                  (h) Tenant shall fail to contest the validity of any lien or
claimed lien and give security to Landlord to assure payment thereof, or, having
commenced to contest the same and having given such security, shall fail to
prosecute such contest with diligence, or shall fail to have the same released
and satisfy any judgment rendered thereon, and such default continues for ten
(10) days after notice thereof in writing to Tenant; or

                  (i) Tenant shall default in keeping, observing or performing
any of the other covenants or agreements herein contained to be kept, observed
and performed by Tenant, and such default shall continue for thirty (30) days
after notice thereof in writing to Tenant or shall exist at the expiration of
the Lease term; or

                  (j) Tenant shall default in keeping, observing or performing
any covenant or agreement herein contained to be kept, observed and performed by
Tenant, which default may result in an imminent risk of damage to property
(including without limitation the Leased Premises or the improvements thereon)
or injury to or death of persons, and such default shall not be cured
immediately upon notice thereof to Tenant (which notice may be oral); or

                  (k) Tenant shall default (with time to cure expired) under any
other lease made by Tenant for any other premises owned by Landlord or managed
by Agent or by any successor to Agent as the agent for Landlord or the
beneficiary of Landlord; or

                  (l) Tenant shall repeatedly be late in the payment of rent or
other charges required to be paid hereunder or shall repeatedly default in the
keeping, observing, or performing of any other covenants or agreements herein
contained to be kept, observed or performed by

                                       21
<PAGE>

Tenant (provided notice of such payment or other defaults shall have been given
to Tenant, but whether or not Tenant shall have timely cured any such payment or
other defaults of which notice was given).

         19.2 REMEDIES. Upon the occurrence of any one or more Events of
Default, Landlord may at its election terminate this Lease or terminate Tenant's
right to possession only, without terminating the Lease. Upon termination of the
Lease, or upon any termination of Tenant's right to possession without
termination of the Lease, Tenant shall surrender possession and vacate the
Leased Premises immediately, and deliver possession thereof to Landlord, and
hereby grants to Landlord the full and free right, without demand or notice of
any kind to Tenant (except as hereinabove expressly provided for), to enter into
and upon the Leased Premises in such event with or without process of law and to
repossess the Leased Premises as Landlord's former estate and to expel or remove
Tenant and any others who may be occupying or within the Leased Premises without
being deemed in any manner guilty of trespass, eviction, or forcible entry or
detainer, without incurring any liability for any damage resulting therefrom and
without relinquishing Landlord's rights to Rent or any other right given to
Landlord hereunder or by operation of law. Upon termination of the Lease,
Landlord shall be entitled to recover as damages all Rent and other sums due and
payable by Tenant on the date of termination, plus (a) an amount equal to the
value, on an annual basis, of the excess (discounted to present value at six
percent (6%) annually) of (i) the Rent and other sums provided herein to be paid
by Tenant for the residue of the stated term hereof over (ii) the fair rental
value of the Leased Premises for the residue of the stated term taking into
account the time and expenses necessary to obtain a replacement tenant or
tenants, including expenses hereinafter described relating to recovery of the
Leased Premises, preparation for reletting and for reletting itself), and (b)
the cost of performing any other covenants to be performed by Tenant. If
Landlord elects to terminate Tenant's right to possession only without
terminating the Lease, Landlord may, at Landlord's option, enter on to the
Leased Premises, remove Tenant's signs and other evidences of tenancy, and take
and hold possession thereof as hereinafter provided, without such entry and
possession terminating the Lease or releasing Tenant, in whole or in part, from
Tenant's obligations to pay the Rent and other sums provided herein to be paid
by Tenant for the full term or from any other of its obligations under this
Lease. Landlord may relet all or any part of the Leased Premises for such Rent
and upon such terms as shall be satisfactory to Landlord (including the right to
relet the Leased Premises as a part of a larger area the right to change the
character or use made of the Leased Promises). For the purpose of such
reletting, Landlord may decorate or make any repairs, changes, alterations or
additions in or to the Leased Premises that may be necessary or convenient. If
Landlord does not relet the Leased Premises, Tenant shall pay to Landlord on
demand damages equal to the amount of the Rent, and other sums provided herein
to be paid by Tenant for the remainder of the Lease term. If the Leased Premises
are relet and a sufficient sum shall not be realized from such reletting after
paying all of the expenses of such decorations, repairs, changes, alterations,
additions, the expenses of such reletting and the collection of the rent
accruing therefrom (including, but not by way of limitation, attorneys' fees and
brokers' commissions), to satisfy the Rent and other sums herein provided to be
paid for the remainder of the Lease term, Tenant shall pay to Landlord on demand
any deficiency and Tenant agrees that Landlord may file suit to

                                       22
<PAGE>

recover any Rent or other sums falling due under the terms of this Section from
time to time. Landlord shall use reasonable efforts to mitigate its damages
arising out of Tenant's default; Landlord shall not be deemed to have failed to
use such reasonable efforts by reason of the fact that Landlord has leased or
sought to lease other vacant premises owned by Landlord, in preference to
reletting the Leased Premises, or by reason of the fact that Landlord has sought
to relet the Leased Premises at a rental rate higher than that payable by Tenant
under the Lease (but not in excess of the then current market rental rate).

         19.3 TENANT'S OPPORTUNITY TO CURE. If Tenant defaults under Section
19.1(i), and such default cannot with due diligence be cured within a period of
thirty (30) days, and if notice thereof in writing shall have been given to
Tenant, and if Tenant, prior to the expiration of thirty (30) days from and
after the giving of such notice, commences to eliminate the cause of such
default and proceeds diligently and with reasonable dispatch to take all steps
and do all work required to cure such default and does so cure such default,
then an Event of Default shall not be deemed to have occurred; provided,
however, that Tenant's right to cure hereunder shall not extend beyond the
expiration of the Lease term, and provided further that the curing of any
default in such manner shall not be construed to limit or restrict Landlord's
remedies for any other default which becomes an Event of Default.

         19.4 LANDLORD'S RIGHT TO CURE. Landlord may, but shall not be obligated
to, cure any default by Tenant (specifically including, but not by way of
limitation, Tenant's failure to obtain insurance, make repairs, or satisfy lien
claims) and whenever Landlord so elects, all costs and expenses paid by Landlord
in curing such default, including without limitation reasonable attorneys' fees,
shall be so much additional rent due on the next rent date after such payment
together with interest (except in the case of said attorney's fees) at the
highest rate then payable by Tenant in the state in which the Leased Premises
are located or, in the absence of such a maximum rate, at a rate per annum equal
to two per cent (2%) in excess of the announced base rate or equivalent rate of
interest of First National Bank of Colorado (as publicly announced by said bank)
in effect on the date of such advance, from the date of the advance to the date
of repayment by Tenant to Landlord.

         19.5 REMEDIES CUMULATIVE. No remedy herein or otherwise conferred upon
or reserved to Landlord shall be considered to exclude or suspend any other
remedy but the same shall be cumulative and shall be in addition to every other
remedy given hereunder, or now or hereafter existing at law or in equity or by
statute, and every power and remedy given by this Lease to Landlord may be
exercised from time to time and so often as occasion may arise or as may be
deemed expedient.

         19.6 NO WAIVER. No delay or omission of Landlord to exercise any right
or power arising from any default shall impair any such right or power or be
construed to be a waiver of any such default or any acquiescence therein. No
waiver of any breach of any of the covenants of this Lease shall be construed,
taken or held to be a waiver of any other breach, or as a waiver, acquiescence
in or consent to any further or succeeding breach of the same covenant. The

                                       23
<PAGE>

acceptance by Landlord of any payment of Rent after the termination by Landlord
of this Lease or of Tenant's right to possession hereunder shall not, in the
absence of agreement in writing to the contrary by Landlord, be deemed to
restore this Lease or Tenant's right to possession hereunder, as the case may
be, but shall be construed as a payment on account, and not in satisfaction of
damages due from Tenant to Landlord.

                              XX. SECURITY DEPOSIT

         20.1 SECURITY DEPOSIT. To secure the faithful performance by Tenant of
all the terms, covenants and conditions in this Lease set forth and contained on
the part of the Tenant to be fulfilled, kept, observed and performed, including,
but without limiting the generality of the foregoing, such terms, covenants and
conditions which become applicable upon the expiration or termination of the
same or upon termination of Tenant's right to possession pursuant to Section
19.2 of the Lease, Tenant has deposited herewith the Security Deposit with Agent
on the understanding: (a) that the Security Deposit or any portion thereof not
previously applied, or from time to time such other portions thereof, may be
applied to the curing of any default that may then exist, without prejudice to
any other remedy or remedies which Landlord may have on account thereof, and
upon such application Tenant shall pay Agent on demand the amount so applied
which shall be added to the Security Deposit so the same may be restored to its
original amount; (b) that should the Leased Premises be conveyed by Landlord or
should Agent cease to be the agent of the beneficiary or beneficiaries of
Landlord, the Security Deposit or any portion thereof not previously applied may
be turned over to Landlord's grantee or the new agent, as the case may be, and
if the same be turned over as aforesaid, Tenant hereby releases Landlord and
Agent from any and all liability with respect to the Security Deposit and/or its
application or return, and Tenant agrees to look to such grantee or new agent,
as the case may be, for such application or return; (c) that Landlord shall have
no personal liability with respect to said sum and Tenant shall look exclusively
to Agent or its successors pursuant to subsection (b) hereof for return of said
sum when Tenant is entitled hereunder to such return; (d) that Agent or its
successor shall not be obligated to hold the Security Deposit as a separate
fund, but on the contrary may commingle the same with its other funds; (e) that
if Tenant shall faithfully fulfill, keep, perform and observe all of the
covenants, conditions, and agreements in this Lease set forth and contained on
the part of Tenant to be fulfilled, kept, performed and observed, the Security
Deposit or the part or portion thereof not previously applied shall be returned
to the Tenant without interest no later than thirty (30) days after the
expiration of the term of this Lease or any renewal or extension thereof,
provided Tenant has vacated the Leased Premises and surrendered possession
thereof to Landlord at the expiration of said term or any extension or renewal
thereof as provided herein; (f) in the event that Landlord terminates the Lease
or Tenant's right to possession pursuant to Section 19.2 of this Lease, Agent
may apply the Security Deposit against all damages suffered to the date of such
termination and/or may retain the Security Deposit to apply against such damages
as may be suffered or shall accrue thereafter by reason of Tenant's default; and
(g) in the event any bankruptcy, insolvency, reorganization or other creditor
debtor proceedings shall be instituted by or against Tenant, or its successors
or assigns, the Security Deposit shall be deemed to be applied first to the
payment of any Rent and/or other sums due Landlord for all periods prior to the

                                       24
<PAGE>

institution of such proceedings, and the balance, if any, of the Security
Deposit may be retained or paid to Landlord in partial liquidation of Landlord's
damages.

                               XXI. MISCELLANEOUS

         21.1 NON MERGER. Notwithstanding the acquisition of the Leased Premises
and/or Real Estate or the beneficial interest or ownership thereof by the Lessee
or the fact that the interests of Lessor and Lessee hereunder shall be held by
the same person or persons, there shall not be a merger of leasehold estate into
the fee and this Lease shall remain valid and in full force and effect in
accordance with its terms.

         21.2 TENANT'S STATEMENT. Tenant shall furnish to Landlord, within ten
(10) days after written request therefor from Landlord, a copy of the then most
recent audited and certified statement of Tenant and Guarantor, if any. It is
mutually agreed that Landlord may deliver a copy of such statements to any
mortgagee or prospective mortgagee of Landlord, or any prospective purchaser of
the Leased Premises, but otherwise Landlord shall treat such statements and
information contained therein as confidential.

         21.3 ESTOPPEL CERTIFICATES. Tenant shall at any time and from time to
time upon not less than ten (10) days prior written request from Landlord,
execute, acknowledge and deliver to Landlord, in form reasonably satisfactory to
Landlord and/or Landlord's mortgagee, a written statement certifying (if true)
that Tenant has accepted the Leased Premises, that this Lease is unmodified and
in full force and effect (or, if there have been modifications, that the same is
in full force and effect as modified and stating the modifications), that
Landlord is not in default hereunder, the date to which Rent has been paid in
advance, if any, and such other accurate certifications as may reasonably be
required by Landlord or Landlord's mortgagee, agreeing to give copies to any
mortgagee of Landlord of all notices by Tenant to Landlord and agreeing to
afford Landlord's mortgagee a reasonable opportunity to cure any default of
Landlord. It is intended that any such statement delivered pursuant to this
Section may be relied upon by any prospective purchaser or mortgagee of the
Leased Premises and their respective successors and assigns.

         21.4 AMENDMENTS MUST BE IN WRITING. None of the covenants, terms or
conditions of this Lease, to be kept and performed by either party, shall in any
manner be altered, waived, modified, changed or abandoned except by a written
instrument, duly signed and delivered by the other party.

         21.5 NOTICES. All notices to or demands upon Landlord or Tenant desired
or required to be given under any of the provisions hereof shall be in writing.
Any notices or demands from Landlord to Tenant shall be deemed to have been duly
and sufficiently given when received or refused if sent by United States
registered or certified mail in an envelope properly stamped and addressed or if
sent by courier service, with receipt, to Tenant at Tenant's Address or at such
other address as Tenant may theretofore have designated by written notice to
Landlord, and any notices

                                       25
<PAGE>

or demands from Tenant to Landlord shall be deemed to have been duly and
sufficiently given if mailed by United States registered or certified mail in an
envelope properly stamped and addressed or sent by courier service, with
receipt, to Landlord at Landlord's Address or at such other address or to such
other agent as Landlord or Agent may theretofore have designated by written
notice to Tenant, with a copy to any first mortgagee of the Leased Premises, the
identity and address of which Tenant shall have received written notice.

         21.6 SHORT FORM LEASE. This Lease shall not be recorded, but the
parties agree, at the request of either of them, to execute a Short Form Lease
for recording, containing the names of the parties, the legal description and
the term of the Lease.

         21.7 TIME OF ESSENCE. Time is of the essence of this Lease, and all
provisions herein relating thereto shall be strictly construed.

         21.8 RELATIONSHIP OF PARTIES. Nothing contained herein shall be deemed
or construed by the parties hereto, or by any third party, as creating the
relationship of principal and agent or of partnership, or of joint venture, by
the parties hereto, it being understood and agreed that no provision contained
in this Lease nor any acts of the parties hereto shall be deemed to create any
relationship other than the relationship of landlord and tenant.

         21.9 CAPTIONS. The captions of this Lease are for convenience only and
are not to be construed as part of this Lease and shall not be construed as
defining or limiting in any way the scope and intent of the provisions hereof.

         21.10 SEVERABILITY. If any term or provision of this Lease shall to any
extent be held invalid or unenforceable, the remaining terms and provisions of
this Lease shall not be affected thereby, but each term and provision of this
Lease shall be valid and be enforced to the fullest extent permitted by law.

         21.11 LAW APPLICABLE. This Lease shall be construed and enforced in
accordance with the laws of the state where the Leased Premises are located.

         21.12 COVENANTS BINDING ON SUCCESSORS. All of the covenants,
agreements, conditions and undertakings contained in this Lease shall extend and
inure to and be binding upon the heirs, executors, administrators, successors
and assigns of the respective parties hereto, the same as if they were in every
case specifically named, and wherever in this Lease reference is made to either
of the parties hereto, it shall be held to include and apply to, wherever
applicable, the heirs, executors, administrators, successors and assigns of such
party. Nothing herein contained shall be construed to grant or confer upon any
person or persons, firm, corporation or governmental authority, other than the
parties hereto, their heirs, executors, administrators, successors and assigns,
any right, claim or privilege by virtue of any covenant, agreement, condition or
undertaking in this Lease contained.

                                       26
<PAGE>

         21.13 BROKERAGE. Tenant warrants that it has had no dealings with any
broker or agent in connection with this Lease other than Broker(s), whose
commission Landlord covenants and agrees to pay in the amount agreed to by
Landlord. Tenant covenants to pay, hold harmless, indemnify and defend Landlord
from and against any and all costs, expenses or liability for any compensation,
commissions and charges claimed by any broker or agent other than Broker(s) with
respect to this Lease or the negotiation thereof.

         21.14 LANDLORD MEANS OWNERS. The term "Landlord" as used in this Lease,
so far as covenants or obligations on the part of the Landlord are concerned,
shall be limited to mean and include only the owner or owners at the time in
question of the fee of the Leased Premises, and in the event of any transfer or
transfers of the title to such fee, Landlord herein named (and in case of any
subsequent transfer or conveyances, the then grantor) shall be automatically
freed and relieved, from and after the date of such transfer or conveyance, of
all liability as respects the performance of any covenants or obligations on the
part of Landlord contained in this Lease thereafter to be performed; provided
that any funds in the hands of such Landlord or the then grantor at the time of
such transfer, in which Tenant has an interest, shall be turned over to the
grantee, and any amount then due and payable to Tenant by Landlord or the then
grantor under any provisions of this Lease shall be paid to Tenant.

         21.15 LENDER'S REQUIREMENTS. If any mortgagee or committed financier of
Landlord should require, as a condition precedent to the closing of any loan or
the disbursal of any money under any loan, that this Lease be amended or
supplemented in any manner (other than in the description of the Leased
Premises, the term, the purpose or the rent or other charges hereunder, or in
any other regard as will substantially or materially affect the rights of Tenant
under this Lease), Landlord shall give written not ice thereof to Tenant, which
notice shall be accompanied by a Lease Supplement Agreement embodying such
amendments and supplements. Tenant shall, within ten (10) days after the
effective date of Landlord's notice, either consent to such amendments and
supplements (which consent shall not be unreasonably withheld) and execute the
tendered Lease Supplement Agreement, or deliver to Landlord a written statement
of its reason or reasons for refusing to so consent and execute. Failure of
Tenant to respond within said ten (10) day period shall be a default under this
Lease without further notice. If Landlord and Tenant are then unable to agree on
a Lease Supplement Agreement satisfactory to each of them and to the lender
within thirty (30) days after delivery of Tenant's written statement, Landlord
shall have the right to terminate this Lease within sixty (60) days after the
end of said thirty (30) day period.

         21.16 SIGNS. Tenant shall install no exterior sign without Landlord's
prior written approval of detailed plans and specifications therefor. If
Landlord has a standard form of identity sign for tenants in the industrial park
of which the Leased Premises are a part, and if Tenant desires to have an
identity sign on the Leased Premises, Tenant shall advise Landlord of the name
it desires to have on its sign, and Landlord shall install its standard sign
showing such name. Tenant shall reimburse Landlord for Landlord's costs of
producing and erecting said sign within ten (10) days after being billed
therefor by Landlord.

                                       27
<PAGE>

         21.17 FORCE MAJEURE. Landlord shall not be deemed in default with
respect to any of the terms, covenants and conditions of this Lease on
Landlord's part to be performed, if Landlord's failure to timely perform same is
due in whole or in part to any strike, lockout, labor trouble (whether legal or
illegal), civil disorder, failure of power, restrictive governmental laws and
regulations, riots, insurrections, war, shortages, accidents, casualties, acts
of God, acts caused directly by Tenant or Tenant's agents, employees and
invitees, or any other cause beyond the reasonable control of Landlord.

         21.18 LANDLORD'S EXPENSES. Except as may be otherwise expressly set
forth in any settlement agreement between the parties in respect of any dispute
hereunder, Tenant agrees to pay on demand Landlord's reasonable expenses,
including reasonable attorneys' fees, expenses and administrative hearing and
court costs incurred either directly or indirectly in enforcing any obligation
of Tenant under this Lease, in curing any default by Tenant under this Lease, in
connection with appearing, defending or otherwise participating in any action or
proceeding arising from the filing, imposition, contesting, discharging or
satisfaction of any lien or claim for lien, in defending or otherwise
participating in any legal proceedings initiated by or on behalf of Tenant
wherein Landlord is not adjudicated to be in default under this Lease, or in
connection with any investigation or review of any conditions or documents in
the event Tenant requests Landlord's agreement, approval or consent to any
action of Tenant which may be desired by Tenant or required of Tenant hereunder.
Notwithstanding the foregoing, to the extent either party files an action
hereunder that proceeds to verdict, the non-prevailing party shall pay (within
30 days of such verdict) the expenses, including reasonable attorneys' fees,
expenses and administrative hearing and court costs of the prevailing party
relative to such action.

         21.19 EXECUTION OR LEASE BY LANDLORD. The submission of this document
for examination and negotiation does not constitute an offer to lease, or a
reservation of, or option for, the Leased Premises and this document shall
become effective and binding only upon the execution and delivery hereof by
Tenant and by Landlord. All negotiations, considerations, representations and
understandings between Landlord and Tenant are incorporated herein.

         21.20 TENANT'S AUTHORIZATION. If Tenant is a corporation, partnership,
association, limited liability company or any other entity, Tenant shall furnish
to Landlord, within ten (10) days after written request therefor from Landlord,
certified resolutions of Tenant's directors or other governing person or body
authorizing execution and delivery of this Lease and performance by Tenant of
its obligations hereunder, and evidencing that the person who physically
executed the Lease on behalf of Tenant was duly authorized to do so.

         21.21 EXCULPATORY. Tenant shall look solely to the then interest of
Landlord in the Premises, or of any successor in interest to Landlord, as owner
of said Premises, for the satisfaction of any remedy of Tenant for failure to
perform any of Landlord's obligations under this Lease, either express or
implied, or under any law whether now existing or hereinafter enacted. Neither
Landlord nor any disclosed or undisclosed principal or member of Landlord (or
any officer, director, stockholder, partner or agent of Landlord or any such
principal or member)

                                       28
<PAGE>

nor any successor of any of them shall have any personal liability for any such
failure under this Lease or otherwise.

         21.22 OPTION TO EXTEND.

                  (a) Provided that no Event of Default shall have occurred
which remains uncured and further provided that Tenant or any permitted assignee
or sublessee shall be in possession of the Leased Premises, Tenant shall have
the right, exercisable by giving written notice ("First Renewal Notice") thereof
to Landlord at least nine (9) months but not before twelve (12) months prior to
the expiration of the original Term of this Lease to extend the Term of this
Lease for an additional term of sixty (60) calendar months ("First Renewal
Period") upon all of the terms, covenants and conditions contained in this
Lease, except that the Annual Base Rent for the First Renewal Period shall be as
follows:

<Table>
<Caption>

                                                                                            Monthly
                           Period:                             Annual Base Rent:            Installments
                           ------                              ----------------             ------------
                           <S>                                 <C>                          <C>

                           3/1/13 - the last day of            $408,822.33                  $34,068.53
                           February 2014

                           3/1/14 - the last day of            $421,087.00                  $35,090.58
                           February 2015

                           3/1/15 - the last day of            $433,719.61                  $36,143.30
                           February 2016

                           3/1/16 - the last day of            $446,731.19                  $37,227.60
                           February 2017

                           3/1/17 - the last day of            $460,133.13                  $38,344.43
                           February 2018

</Table>

                  (b) Provided that no Event of Default shall have occurred
which remains uncured, and further provided that Tenant or any permitted
assignee or sublessee shall be in possession of the Leased Premises, and further
provided the Term of this Lease has been extended for the First Renewal Period,
Tenant shall have the right, exercisable by giving notice ("Second Renewal
Notice") thereof to Landlord at least nine (9) months but not before twelve (12)
months prior to the expiration of the First Renewal Period, to extend the term
of this Lease for an additional term of sixty (60) calendar months ("Second
Renewal Period") upon the terms, covenants and conditions contained in this
Lease, except that the Annual Base Rent for the Second Renewal Period shall be
as follows:

                                       29
<PAGE>

<Table>
<Caption>

                                                                                            Monthly
                           Period:                             Annual Base Rent:            Installment
                           ------                              ----------------             -----------
                           <S>                                 <C>                          <C>

                           3/1/18 - the last day of            $473,937.12                  $39,494.76
                           February 2019

                           3/1/19 - the last day of            $488,155.24                  $40,679.60
                           February 2020

                           3/1/20 - the last day of            $502,799.89                  $41,899.99
                           February 2021

                           3/1/21 - the last day of            $517,883.89                  $43,156.99
                           February 2022

                           3/1/22 - the last day of            $533,420.40                  $44,451.70
                           February 2023

</Table>

                                        XXII. WORK LETTER

         22.      WORK LETTER.

         (a) Tenant has or shall cause RVP Architectural. (the "Architect") to
prepare plans and specifications for the construction of the Work (as
hereinafter defined). Said plans and specifications are hereinafter referred to
as Construction Documents.

         The Construction Documents shall describe all items and materials which
constitute the Work (as hereinafter defined). The Construction Documents, the
Contract (as hereinafter defined) and the Contractor (as hereinafter defined)
shall be subject to the Landlords reasonable approval; and if Landlord does not
approve the same, Landlord shall advise Tenant of the reason for the
disapproval. If Landlord does not disapprove the Contract or the Contractor
within ten (10) business days following the receipt thereof by Landlord, the
same shall be deemed approved by Landlord.

         (b) It is understood and agreed that Landlord will enter into a
Contract with the Contractor for the installation in the Premises of the items
and materials described in Construction Documents (the installation of said
items and materials being herein referred to as the "Work"). The Work shall be
performed by a general contractor ("Contractor") selected by Tenant under a
so-called "lump sum" or "agreed amount" contract ("Contract"). Without limiting
the generality of the foregoing, the Contract shall provide that the Landlord
shall have no liability thereunder for that portion of the cost of the Work
equal to the Tenant's Contribution. Upon the request of Tenant and provided that
the Contract and the Contractor have been approved by Landlord, Landlord shall
enter into the Contract with the Contractor.

                                       30
<PAGE>

         For the purpose of this Section 22, the term "cost of construction"
shall mean the cost of construction as set forth in the Contract with the
Contractor, including the cost of any permits by any governmental authority
having jurisdiction and the cost of preparing the Construction Documents.

         In the event a Tenant's Contribution is required, prior to the
commencement of the construction of the Work Landlord shall advise Tenant of the
Cost of Construction which advice shall include evidence of the cost of the
permits referred to above. Landlord agrees to pay the Contractor for the value
of the Work performed by the Contractor except for the Tenant's Contribution and
except for any Tenant's Extra. Landlord shall make no disbursements to the
Contractor unless the same have first been approved by the Tenant. To the extent
that the Cost of Construction exceeds $706,159 (such excess being herein called
the Tenant's Contribution"), Tenant shall pay the Tenant's Contribution to the
Contractor for the value of the first Work performed by the Contractor equal to
the Tenant's Contribution. Landlord shall not be obligated under the Contract to
pay for the value of the first Work performed by the Contractor equal to the
Tenant's Contribution and the Contract shall provide that the Contractor shall
look to the Tenant therefor.

         (c) During the term of the Contract, Tenant may request Landlord to
perform, at Tenant's sole cost and expense, any special work other than that
specified in Construction Documents, as a "Tenant's Extra". Should Tenant
request Landlord to perform a Tenant's Extra, the Landlord may deny such request
if Landlord determines that:

                  (i) The Tenant's Extra is not consistent with or better than
the existing physical condition of the Building; or

                  (ii) The Tenant's extra will impair the structural integrity
of the Building.

         In the event that Tenant requests Landlord to perform a Tenant's Extra
and Landlord does not deny such request as set forth above, Landlord shall cause
the Contractor to submit to Landlord and Tenant a written estimate (the
"Estimate") for the Tenant's Extra to be performed. Within five business days
after submission of the Estimate, Tenant shall in writing either accept or
reject the Estimate. Tenant's failure to accept or reject the Estimate within
said five-day period shall be deemed rejection thereof. In the event the Tenant
rejects the Estimate or the Estimate is deemed rejected Landlord shall not be
obligated to construct the Tenant's Extra.

         Each request by Tenant to Landlord to perform a Tenant's Extra shall
include therewith detailed plans and specification which have been prepared at
the sole cost and expense of Tenant. The installation of a Tenant's Extra shall
be for Tenant's account; and Tenant shall pay as additional rent hereunder to
Landlord therefor an amount equal to Landlord's actual cost of the Tenant's
Extra, including associated architectural and engineering fees, if any.

                                       31
<PAGE>

         Upon acceptance of the Estimate, the amount of the Estimate shall be
deposited with Landlord; and thereafter Tenant shall pay to Landlord the cost of
the Tenant's Extra in excess of the Estimate upon being invoiced therefor (but
in no event shall such excess be paid later than the satisfactory completion of
such Tenant's Extra). Should the cost of the Tenant's Extra be less than the
Estimate, Landlord shall promptly refund the difference to Tenant.

         (d) The Tenant represents that the Leased Premises have been examined
by Tenant and that the Tenant will accept the Leased Premises in the condition
or state which the Premises is in on this date, without representation or
warranty, express or implied, in fact or by law by Landlord and without recourse
to Landlord as to the nature, condition or usability thereof. The preceding
sentence shall not apply to Landlord's Construction. Landlord shall have no
liability or obligation concerning the performance by the Contractor. Tenant
agrees that Landlord will not be deemed responsible in any manner with respect
to the quality or quantity of the Work or whether the Work has been performed in
accordance with the Construction Documents. Tenant agrees that Landlord will not
be deemed to have made any representation or warranty, express or implied, in
fact or by law concerning the Contractor or the Work. For the purpose of this
paragraph, each Tenant's Extra shall be deemed a part of the Work and covered by
the Contract.

         Tenant's obligation for the payment of Base Rent and additional Rent,
shall not be affected by time in which it takes to complete the Work.

         Tenant shall indemnify and save Landlord harmless from and against, and
shall reimburse Landlord for, all liabilities, obligations, damages, fines,
penalties, claims, demands, liens (including mechanic's liens) costs, charges,
judgments and expenses, including but not limited to, reasonable attorneys' fees
which may be imposed upon or incurred or paid by or asserted against Landlord or
Landlord's fee or reversionary or other interest in the Property by reason of or
in connection with the execution of the Contract with the Contractor by the
Landlord, the performance of the Work or the performance of a Tenant's Extra.
The indemnity contained in this grammatical paragraph shall not apply to any
claim (including a mechanic's lien claim) imposed against Landlord or its
interest in the Leased Premises resulting from failure of Landlord to meet its
obligations under the Contract for the Work unless such failure results from the
fact that Landlord has withheld payment to the Contractor because Tenant has
failed to approve the payment.

         Tenant understands that Landlord will also be causing certain
construction to occur at the Leased Premises, which construction ("Landlord's
Construction") is not part of the Work. The cost of such construction will be
paid for by Landlord and Tenant will have no responsibility for the payment
thereof.

                                       32
<PAGE>

                  Landlord and Tenant have executed this Lease the day and year
first above written.

<Table>
<Caption>
<S>                          <C>

LANDLORD:                    FCF PROPERTIES, LLC, a Colorado limited
                             liability company

                             By: /s/ Andrew Freedman
                                 -----------------------------------
                                 Its: Manager
</Table>

<Table>
<Caption>
<S>                          <C>

TENANT:                      AMERICAN COIN MERCHANDISING, INC., a
                             Delaware corporation

                             By: /s/ W. John Cash
                                 -----------------------------------
                                 Its:  Senior Vice President, CFO
</Table>

ATTEST:

By: /s/ W. John Cash
    ----------------------------------------
Its (Assistant) Secretary

                                       33
<PAGE>

STATE OF COLORADO   )
                    )  SS.
COUNTY OF BOULDER   )

         I, Kara Williamson, a Notary Public in and for said County, in the
State aforesaid, do hereby certify that Andrew Freeman, personally known to me
to be the Manager of FCF Properties, LLC, a Colorado limited liability company
and as such Manager he signed, sealed and delivered the said instrument as his
and voluntary act, for the uses and purposes therein set forth.

         GIVEN under my hand and Notarial Seal this 24 day of October, 2002.

                                    /s/ Kara Williamson
                                    --------------------------------------------
                                    Notary Public

                                       34
<PAGE>

STATE OF COLORADO   )
                    )  SS.
COUNTY OF BOULDER   )

         I, Kara Williamson, a Notary public in and for said County, in the
State aforesaid, do hereby certify that W. John Cash, personally known to me to
be Senior Vice President and CFO of American Coin Merchandising, Inc., a
Delaware corporation, duly licensed to transact business in the State of
Colorado, and W. John Cash, personally known to me to be the Secretary of said
corporation and personally known to me to be the persons whose names are
subscribed to the foregoing instrument, appeared before me this day in person
and severally acknowledged that they signed and delivered the said instrument as
Senior Vice President and CFO and Secretary of said corporation, and caused the
Corporate Seal of said corporation to be affixed thereto, pursuant to authority
given by the Board of Directors of said corporation, as their free and voluntary
act and as the free and voluntary act and deed of said corporation, for the uses
and purposes therein set forth.

         GIVEN under my hand and Notarial Seal this 24 day of October, 2002.

                                    /s/ Kara Williamson
                                    --------------------------------------------
                                    Notary Public

                                       35
<PAGE>

                                    EXHIBIT A
                    LEGAL DESCRIPTION OF THE LEASED PREMISES

LOT 13, BLOCK 8,
COLORADO TECHNOLOGICAL CENTER, FIRST FILING,
COUNTY OF BOULDER,
STATE OF COLORADO

                                       36

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00049-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00049-of-00352.parquet"}]]