Document:

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                                                                    EXHIBIT 10.9

                            FIRST AMENDMENT TO LEASE

                    1102 COLUMBIA STREET, SEATTLE, WASHINGTON

     THIS FIRST AMENDMENT TO LEASE ("First Amendment") dated as of January 31st,
1997, is entered into by and between Health Science Properties, Inc., a Maryland
corporation ("HSP") and Corixa Corporation, a Delaware corporation ("Corixa")
with regard to the following:

                                    RECITALS

     A. HSP and Corixa are parties to that certain Lease dated as of May 31,
1996 ("Lease") pursuant to which Corixa leases from HSP those certain premises
(commonly known as "Suite 470") located on the fourth floor in the building at
1102 Columbia Street, Seattle, Washington, commonly known as the Eklind Hall
Building ("Building"), as more particularly described in the Lease.

     B. HSP and Corixa desire to modify the Lease as it applies to Suite 470,
with respect to the Term Expiration Date and the Monthly Rental Installment, all
in accordance with the terms and conditions of the Lease and this First
Amendment. Any capitalized but undefined terms used in this First Amendment
shall have the same meaning set forth in the Lease.

     NOW THEREFORE, for valuable consideration, the receipt of which is hereby
acknowledged, the parties agree as follows:

     1. Lease Modifications. In exercising this First Amendment, the following
modifications are made to the Lease:

          a)   Section 2.1.4 and Section 4 of the Lease are hereby modified by
               increasing the Monthly Rental Installment from One Thousand Seven
               Hundred and Fifty Dollars ($1,750.00) to One Thousand Eight
               Hundred and Twenty Dollars ($1,820.00) to be effective February
               1,1997, subject to adjustment as provided in paragraph 1.c)
               below.

          b)   Section 2.1.6 (b) of the Lease is hereby modified by extending
               the Term Expiration Date to the earlier of: i) September 27,
               1998, and ii) the date Corixa commences occupancy of Suite 300
               located at 1124 Columbia Street (commonly known as the Columbia
               Building), Seattle, Washington.

          c)   Section 4 of the Lease is hereby modified by providing that the
               Rent shall increase by four percent (4.0%) effective February 1,
               1998 and every twelve months thereafter for so long as this Lease
               continues in effect.

     2. Additional Terms. Except as expressly provided to the contrary in this
First Amendment, the terms and conditions of the Lease shall remain unchanged
and in full force and effect.

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     IN WITNESS WHEREOF, the parties hereto have executed this First Amendment
as of the date first above written.

HEALTH SCIENCE PROPERTIES, INC.         CORIXA CORPORATION

By: /s/ Steve Stone                     By: /s/ Mark McDade
   ----------------------------------      ------------------------------------
   Name: Steve Stone                       Name: Mark McDade
        -----------------------------           -------------------------------
   Its: Chief Vice President               Its: Chief Operating Officer
       ------------------------------          --------------------------------

                                      -2-<PAGE>
                                                                   EXHIBIT 10.10

                            SECOND AMENDMENT TO LEASE
                    1102 COLUMBIA STREET, SEATTLE, WASHINGTON

     THIS SECOND AMENDMENT TO LEASE 1102 COLUMBIA STREET, SEATTLE, WASHINGTON
("Amendment"), dated and effective as of June 30, 1997, is entered into by and
between CORIXA CORPORATION, a Delaware corporation ("Tenant"), and ALEXANDRIA
REAL ESTATE EQUITIES, INC., a Maryland corporation formerly known as Health
Science Properties, Inc. ("Landlord"), in connection with the following:

     A. Landlord and Tenant are parties to that certain Lease dated as of May
31, 1996, as amended by that certain First Amendment to Lease 1102 Columbia
Street, Seattle, Washington, dated as of January 16, 1997 (as amended, the
"Lease"), pursuant to which Tenant leases from Landlord those certain premises
commonly known as Suite 470 in the building located at 1102 Columbia Street,
Seattle, Washington, commonly known as the Eklind Hall Building, all as more
particularly described in the Lease. All capitalized terms used but not
otherwise defined herein shall have the meanings given them in the Lease.

     B. Landlord and Tenant now desire to amend the Lease to provide Tenant with
an option to extend the Term Expiration Date upon the terms and conditions set
forth herein.

     NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, and the mutual covenants contained
herein, the parties hereto hereby agree as follows:

1.   AMENDMENT TO LEASE

     So long as Tenant is not in default under any provision of the Lease beyond
any applicable cure periods specifically set forth in the Lease (i) on the date
that Tenant exercises the Option (as defined herein) and (ii) on the date upon
which the Extension Term (as defined herein) begins, Tenant shall have one (1)
option to extend the Term Expiration Date (the "Option") through the earlier of
(a) the date upon which the Fourth Floor of the Columbia Building, located at
1124 Columbia Street, is available for occupancy by Tenant pursuant to the terms
of that certain Columbia Building Lease, dated as of October 28, 1994, as
amended by that certain Columbia Building Lease First Amendment, dated as of
December 29, 1995, by and between Fred Hutchinson Cancer Research Center,
predecessor-in-interest to Landlord, and Tenant, and (b) December 31, 1999, but
in any event for not less than one hundred eighty (180) days. Tenant may
exercise the Option by delivering to Landlord written notice of Tenant's
exercise of the Option no less than thirty (30) days prior to the Term
Expiration Date. During the term (the "Extension Term") commencing on the Term
Expiration Date and ending on the Term Expiration Date as extended by the
exercise of the Option, all terms and conditions of the Lease shall continue in
full force and effect, including without limitation any increases in rent
pursuant to Section 4 of the Lease.

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2.   MISCELLANEOUS

     2.1 This Amendment shall be deemed to have been executed and delivered
within the State of Washington, and the rights and obligations of the parties
hereto shall be construed and enforced in accordance with, and governed by, the
laws of the State of Washington.

     2.2 This Amendment is the entire agreement between the parties with respect
to the subject matter hereof and supersedes all prior and contemporaneous oral
and written agreements and discussions. This Amendment may be amended only by an
agreement in writing, signed by the parties hereto.

     2.3 This Amendment is binding upon and shall inure to the benefit of the
parties hereto, their respective agents, employees, representatives, officers,
directors, divisions, subsidiaries, affiliates, assigns, heirs, successors in
interest and shareholders.

     2.4 Each party has cooperated in the drafting and preparation of this
Amendment. Hence, in any construction to be made of this Amendment, the same
shall not be construed against any party.

     2.5 Each term of this Amendment is contractual and not merely a recital.

     2.6 This Amendment may be executed in counterparts, and when each party has
signed and delivered at least one such counterpart, each counterpart shall be
deemed an original, and, when taken together with other signed counterparts,
shall constitute one Amendment, which shall be binding upon and effective as to
all parties.

     2.7 The unenforceability of a portion of this Amendment shall not affect
the enforceability of the remainder of this Amendment.

     2.8 The parties will execute all such further and additional documents as
shall be reasonable, convenient, necessary or desirable to carry out the
provisions of this Amendment.

     2.9 Except as specifically amended or modified by this Amendment, the Lease
remains in full force and effect.

                                      -2-
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     IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of
the date first written above.

                                       Tenant:

                                       CORIXA CORPORATION,
                                       a Delaware corporation

                                       By: /s/ Michelle Burris
                                          -------------------------------------
                                          Name: Michelle Burris
                                               --------------------------------
                                          Its: Vice President, Finance and Admin
                                               --------------------------------

                                       Landlord:

                                       ALEXANDRIA REAL ESTATE EQUITIES, INC., a
                                       Maryland corporation, formerly known as
                                       Health Science Properties, Inc.

                                       By: /s/ Alan Gold
                                          -------------------------------------
                                          Name: Alan Gold
                                               --------------------------------
                                          Its: President
                                               --------------------------------<PAGE>
                                                                   EXHIBIT 10.11

                            THIRD AMENDMENT TO LEASE
                    1102 COLUMBIA STREET, SEATTLE, WASHINGTON

     THIS THIRD AMENDMENT TO LEASE 1102 COLUMBIA STREET, SEATTLE, WASHINGTON
("Third Amendment"), dated as of November 1, 1998, is entered into by and
between CORIXA CORPORATION, a Delaware corporation ("Tenant"), and ALEXANDRIA
REAL ESTATE EQUITIES, INC., a Maryland corporation formerly known as Health
Science Properties, Inc. ("Landlord").

     WHEREAS, Landlord and Tenant are parties to that certain Lease, dated as of
May 31, 1996 (the "Original Lease"), as amended by that certain First Amendment
to Lease 1102 Columbia Street, Seattle, Washington, dated as of January 16, 1997
(the "First Amendment"), and as further amended by that certain Second Amendment
to Lease 1102 Columbia Street, Seattle, Washington, dated as of June 30, 1997
(as amended, the "Lease"), pursuant to which Tenant leases from Landlord those
certain premises commonly known as Suite 470 in the building located at 1102
Columbia Street, Seattle, Washington, commonly known as the Eklind Hall
Building, all as more particularly described in the Lease. All capitalized terms
used but not otherwise defined herein shall have the meaning given them in the
Lease;

     WHEREAS, Landlord and Tenant now desire to further amend the Lease on the
terms and conditions hereinafter set forth;

     NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, and for the mutual covenants
contained herein, Landlord and Tenant hereby agree as follows:

     1. For the period commencing on June 1, 1998, and ending on the Term
Expiration Date, the "Demised Premises" shall consist of, in addition to Suite
470 as more particularly described in the Lease, those certain premises more
commonly known as Suite 407 in the building located at 1102 Columbia Street,
Seattle, Washington, commonly known as the Eklind Hall Building (the "Additional
Premises"), the site plan of which Additional Premises is attached hereto as
Exhibit "G". From and after June 1, 1998, all references in the Lease to the
Demised Premises shall mean and include the Additional Premises.

     2.   Tenant and Landlord hereby acknowledge and agree that the Additional
Premises comprise 497 rentable square feet.

     3.   The Lease is hereby amended as follows:

          (a)  the second line of Section 2.1.2 of the Original Lease shall be
               amended by replacing "470" with "407 and 470";

          (b)  the second fine of Section 2.1.3(a) of the Original Lease shall
               be amended by replacing "Suite 470" with "Suites 407 and 470" and
               by replacing "1232 s.f." with "1729 s.f.";

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          (c)  the second fine of Section 2.1.4 of the Original Lease shall be
               amended by increasing the Monthly Rental Installment to Two
               Thousand Six Hundred Fifty-Six Dollars and 52/100 ($2,656.52);

          (d)  the second fine of Section 2.1.5 of the Original Lease shall be
               amended by replacing "2.66%" with "3.73%"; and

          (e)  the second line of Section 4 of the Original Lease shall be
               amended by replacing "One Thousand Eight Hundred Twenty Dollars
               ($1,820.00)" with "Two Thousand Six Hundred Fifty-Six and 52/100
               Dollars ($2,656.52)".

          (f)  Section 2.1.6 of the Original Lease, as amended pursuant to the
               First Amendment, is further amended by replacing "September 27,
               1998" with November 30, 1998."

     4.   From and after the date hereof, all references in the Lease (or any
part thereof) in this Third Amendment shall mean and include the Lease as
amended hereby.

     5. This Third Amendment shall be deemed to have been executed and delivered
within the State of Washington, and the rights and obligations of the parties
hereto shall be construed and enforced in accordance with, and governed by the
laws of the state of Washington.

     6. This Third Amendment is the entire agreement between the parties with
respect to the subject matter hereof and supersedes all prior and
contemporaneous oral and written agreements and discussions. This Third
Amendment may only be amended by an agreement in writing, signed by the parties
hereto.

     7. This Third Amendment is binding upon, and shall inure to the benefit of,
the parties hereto, their respective agents, employees, representatives,
officers, directors, divisions, subsidiaries, affiliates, assigns, heirs,
successors in interest and shareholders.

     8. Each party has cooperated in the drafting and preparation of this Third
Amendment. Hence, in any construction to be made of this Third Amendment, the
same shall not be construed against any party.

     9. Each term of this Third Amendment is contractual and not merely a
recital.

     10. This Third Amendment may be executed in counterparts, and when each
party has signed and delivered at least one such counterpart, each counterpart
shall be deemed an original, and, when taken together with other signed
counterparts, shall constitute one Third Amendment, which shall be binding upon
and effective as to all parties.

     11. The unenforceability of a portion of this Third Amendment shall not
affect the enforceability of the remainder of this Third Amendment.

     12. The parties hereto will execute all such further and additional
documents as shall be reasonable, convenient, necessary or desirable to carry
out the provisions of this Third Amendment.

                                      -2-
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     13. Except as hereby amended in this Third Amendment, the terms and
conditions of the Lease shall remain unchanged and in full force and effect.

     IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment
as of the date first above written.

                                        LANDLORD

                                        ALEXANDRIA REAL ESTATE EQUITIES, INC., a
                                        Maryland corporation

                                        By: /s/ Lynne Anne Shapiro
                                           -------------------------------------
                                           Name: Lynne Anne Shapiro
                                                --------------------------------
                                           Its: General Counsel
                                                --------------------------------

                                        TENANT

                                        CORIXA CORPORATION, a Delaware
                                        corporation

                                        By: /s/ Michelle Burris
                                           -------------------------------------
                                           Name: Michelle Burris
                                                --------------------------------
                                           Its: Vice President & CFO
                                                --------------------------------

                                      -3-

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