Document:

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                                                                   EXHIBIT 10.38

                               TABLE OF CONTENTS

                                ONE UNION SQUARE
                                ----------------
<TABLE>

<C>   <S>
 1.   BASIC LEASE INFORMATION............................................................  1
 2.   RENT PAYMENT.......................................................................  2
 3.   REAL PROPERTY DESCRIPTION (ONE UNION SQUARE).........................................2
 4.   POSSESSION...........................................................................3
 5.   ACCEPTANCE AND CARE OF PREMISES......................................................3
 6.   ALTERATIONS..........................................................................3
 7.   INSPECTION AND REPAIRS...............................................................4
 8.   SERVICES BY LESSOR...................................................................4
 9.   FIRE OR OTHER CASUALTY...............................................................6
10.   WAIVER OF SUBROGATION................................................................6
11.   USES...............................................................................  6
12.   SIGNS AND ADVERTISING..............................................................  7
13.   ACCIDENTS AND INDEMNITY............................................................  7
14.   LIENS AND INSOLVENCY...............................................................  8
15.   DEFAULT AND RE-ENTRY...............................................................  8
16.   REMOVAL OF PROPERTY AND REPLACEMENT OF
      NON-STANDARD ITEMS.................................................................  9
17.   NON-WAIVER.........................................................................  9
18.   COSTS AND ATTORNEYS' FEES..........................................................  9
19.   PRIORITY...........................................................................  9
20.   CONDEMNATION....................................................................... 10
21.   ASSIGNNMENT AND SUBLETTING......................................................... 10
22.   RULES, REGULATIONS AND MISCELLANEOUS............................................... 12
23.   SUCCESSORS......................................................................... 15
24.   SHARED TENANT SERVICES............................................................. 15
25.   AMERICAN DISABILITIES ACT.......................................................... 16
26.   TENANT IMPROVEMENTS................................................................ 16
27.   OPTION TO CANCEL................................................................... 17
</TABLE>

                                                     ATRIEVA CORPORATION, LESSEE
                                                     ---------------------------

CONFIDENTIAL TREATMENT                  **Confidential treatment has been
HAS BEEN REQUESTED FOR                  requested with respect to the
CERTAIN PORTIONS OF THIS                information contained within the
DOCUMENT                                "[**]" markings. Such marked portions
                                        have been omitted from this filing and
                                        have been filed separately with the
                                        Securities and Exchange Commission

<PAGE>

                                ONE UNION SQUARE

                              Seattle, Washington

                                  OFFICE LEASE

     THIS LEASE, made this 27TH day of January, 1998, between: UNION SQUARE
LIMITED PARTNERSHIP, a Washington Limited Partnership, (Lessor) and ATRIEVA
CORPORATION, a Washington corporation, (Lessee).

      Lessee, in consideration of this Lease, covenants and agrees with Lessor
      as follows:

      1. BASIC LEASE INFORMATION

     1.1 Leased Premises. Lessee hereby leases from Lessor, Room(s) 905-921 (the
         ---------------
Leased Premises) as outlined in red on the attached print marked Exhibit A in
the building at Seattle, Washington, known as One Union Square (the Building),
and situated on the real property described in Section 4 (the Land).

     1.2 Floor Areas. For purposes of this Lease, the usable area of the Leased
         -----------
Premises is deemed to be 8,389 square feet. The rentable area of the Leased
Premises is deemed to be 9,396 square feet. The Leased Premises are deemed to be
1.52946 percent of the rentable area of the Building. In the event a portion of
the Building is damaged or any other event or change occurs which alters the
usable or rentable areas of the Leased Premises or the Building, Lessor may
appropriately adjust the foregoing areas and percent. Usable and rentable areas
shall mean such areas as defined generally by the Building Owners and Managers
Association International in its "Standard Method for Measuring Floor Area in
Office Buildings" (American National Standard ANSIZ 65.1-1980). Whenever areas
are herein referred to generally, it shall mean rentable area. Lessee has
undertaken such examination of rentable and usable areas of the Building as it
desires and agrees with the areas set forth above

     1.3 Term. The lease term shall be [***] commencing [***]
         ----
and ending [***].

     1.4 Rent. The Base Monthly Rent, payable without demand in advance on the
         ----
first day of each calendar month, shall be:

     [***]

     1.5 Use. The Leased Premises shall be used only for the purposes of
         ---
business office.
<PAGE>

     1.6 Lessee's Address for Notices if Other Than the Leased Premises:
         ---------------------------------------------------------------

     1.7 Lessor's Address for Notices and Payment of Rent:
         -------------------------------------------------

             UNICO Properties, Inc.
             Rainier Tower
             1301 5th Avenue, Suite 3500
             Seattle, WA 98101-2647

     1.8 Exhibits and Other Attachments Which are Part of the Lease:
         -----------------------------------------------------------

          Exhibit A:  Print with Leased Premises outlined in red on standard
floor plan.

    2. RENT PAYMENT

    Lessee shall pay the rent and other charges provided for in this Lease, in
lawful money of the United States on or before their specified due dates to
Lessor at the address specified in Section 1.8, or to such other party or at
such other place as Lessor may hereafter from time to time designate in writing.
All rent which is past due shall bear interest at the rate of one percent (1%)
per month from the date rent is due until paid. If the maximum annual rate of
interest permitted by applicable law shall be less than the rate of interest
provided for herein, then all past due payments of rent shall bear interest at
the maximum rate permitted by applicable law from due date until paid. Lessee
acknowledges that late payment by Lessee to Lessor of rent will cause Lessor to
incur costs not contemplated by this Lease, the exact amount of such costs being
extremely difficult and economically unpractical to ascertain. Therefore, if any
payment of rent due from Lessee is not received by Lessor within 10 days after
the due date, Lessee shall pay to Lessor (in addition to the interest above
provided) a late charge of Fifty Dollars ($50) or two percent (2%) of the
overdue rent, whichever shall be greater. The parties agree that this late
charge represents a fair and reasonable estimate of the costs that Lessor will
incur by reason of late payment by Lessee and is in addition to any interest
charges on past due rent. The term "rent" when used in this Lease shall include
Base Monthly Rent and all other amounts however designated payable by Lessee to
Lessor hereunder.

    3. REAL PROPERTY DESCRIPTION (ONE UNION SQUARE)

The legal description of the Land is:

    Commencing at the most southwesterly corner of Lot 12, of Block 61, Addition
    to Town of Seattle (commonly known as A.A. Denny's Fifth Addition to City of
    Seattle), according to plat recorded in Volume 1 of Plats, page 89, in King
    County, Washington; thence north 303708" west along the westerly line of
    said block 119.84 feet; thence north 5920'00" east 105.15 feet; thence north
    3040'32" west 38.89 feet; thence north 5923'00" east 14.80 feet; thence
    north 3037'00" west 0.55 feet; thence

                                       2
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     north 5920'14" east 135.80 feet to the easterly line of said block; thence
     south 3035'43" east along said east line 159.45 feet to the most
     southeasterly corner of said block; thence south 5922'32" west 255.64 feet
     to the point of beginning (also known as Parcel A of City of Seattle Short
     Subdivision No. 8606903, King County Recording No. 8702260616).

     4. POSSESSION

     In the event of the inability of Lessor to deliver possession of the Leased
Premises or any portion thereof, at the time of the commencement of the term of
this Lease, Lessor shall not be liable for any damage caused thereby, nor shall
this Lease thereby become void or voidable. Lessee shall not be liable for
payment of any rent until such time as Lessor can deliver possession, except as
may be otherwise provided in an Exhibit to this Lease.

     5. ACCEPTANCE AND CARE OF PREMISES

     5.1 Taking of possession of the Leased Premises by Lessee shall be
conclusive evidence the Leased Premises were, on that date, in good, clean and
tenantable condition.

     5.2 Lessee shall keep the Leased Premises neat and clean and in a sanitary
condition and shall at all times preserve them in as good condition and repair
as they now are, or may hereafter be put into, reasonable use and wear and
damage by fire or other unavoidable casualty excepted. All damage or injury done
to the Leased Premises by Lessee or by any persons who may be in or upon the
Leased Premises with the consent of Lessee, including the cracking or breaking
of glass of arty windows and doors, shall be paid for by Lessee and Lessee shall
pay for all damage to the Building caused by Lessee's misuse of the Leased
Premises or the appurtenances thereto. Lessee shall not put any curtains,
draperies or other hangings on or beside the windows in the Leased Premises
without first obtaining Lessor's consent.  If Lessee shall fail to keep and
preserve the Leased Premises in said condition and state of repair Lessor may at
its option put or cause the same to be put into the condition and state of
repair agreed upon, and in such case Lessee, on demand, shall pay the cost
thereof

     6. ALTERATIONS

     Lessee shall design the Leased Premises so they will comply with then
applicable laws at the commencement of the lease term. Lessee shall not make any
alterations, additions or improvements in or to the Leased Premises (other than
decorations and non-structural alterations that do not affect the Building
systems), or make changes to locks on doors, or add, disturb or in any way
change any plumbing or wiring therein, without the prior written consent of
Lessor (such consent not to be unreasonably withheld). Lessor may require that
any such work be performed by Lessor's employees or contractor(s) employed by
Lessor. Lessor, at its option, may at its own expense make any repairs,
alterations or improvements which Lessor may deem necessary or advisable for the
preservation, safety or improvement of the Leased Premises or the Building,
provided only that Lessee shall at all times have reasonable access to the
Leased Premises. Lessee shall, at its own expense, make any alterations,
additions or improvements to the Leased Premises

                                       3
<PAGE>

which arc required by law during the term of this Lease. Lessor's approval
concerning the initial improvement or any subsequent alteration, addition or
improvement of the Leased Premises is for Lessor's benefit only and shall not
create any responsibility or liability on the part of Lessor for design
sufficiency or compliance with applicable laws.

    7. INSPECTION AND REPAIRS

    Lessor shall have the right, on reasonable prior notice (except in an
emergency) to inspect the Leased Premises at all reasonable times and the right
to enter the same for the purpose of cleaning, repairing,altering or improving
the same, or the Building, but nothing contained in this Lease shall be
construed so as to impose any obligation on Lessor to make any repairs,
alterations or improvements except as expressly provided in Section 9.

    8. SERVICES BY LESSOR

    8.1 Lessor will, at its expense furnish Lessee with the following services
    and utilities:

    (a) Elevator service during normal business hours of the Building (8:00
a.m. to 6:00 p.m.- Monday through Friday and 9:00 a.m. to 1:00 p.m. - Saturday,
except legal holidays generally observed in the State of Washington) and the
service of at least one elevator during all other hours.

    (b) Heating and air cooling to maintain a temperature condition which in
Lessor's judgment provides for comfortable occupancy of the Leased Premises
during normal business hours of the Building, provided Lessee complies with
Lessor's instructions regarding use of drapes and thermostats and Lessee does
not utilize heat generating machines or equipment which affect the temperature
otherwise maintained by the air cooling system. Upon request Lessor shall make
available at Lessee's expense after hours heat or air cooling. The minimum, use
of after hours heat or air cooling and the cost thereof shall be determined by
Lessor and confirmed in writing to Lessee, as the same may change from time to
time.

    (c) Water for drinking, lavatory and toilet purposes.

    (d) Electricity for building standard lighting and operation of low power
usage office machines in quantities usually furnished by Lessor to tenants in
the Building for general office use. Low power usage machines are typewriters,
desk top calculators, desk top computer terminals and similar equipment with
similar power requirements which operate on 110 volt circuits.

    (e) Janitorial service and window washing. This service includes vacuum
cleaning of carpets and cleaning of Building standard vinyl composition tile,
but no other services with respect to carpets or non-standard floor coverings.
Shampoo or similar cleaning of carpets and repair and replacement of carpets
shall be Lessee's responsibility and at Lessee's expense.

    (f) Maintain the exterior window blinds or draperies, windows, doors,
floors, walls, ceilings, plumbing and plumbing fixtures, and electrical
distribution system and lighting fixtures in

                                       4
<PAGE>

good condition and repair, except for damage caused by Lessee, its employees,
agents, invitees or visitors, and except that such service will not be provided
as to any of the foregoing items that are not standard for the Building.

     (g) Replacement of burned out fluorescent tubes in light fixtures which are
standard for the Building. Burned out bulbs, tubes or other light sources in
fixtures which are not standard for the Building will be replaced by Lessor at
Lessee's expense.

     8.2 Lessor shall use reasonable diligence to remedy an interruption in the
furnishing of such services and utilities. If, however, any governmental
authority imposes regulations, controls or other restrictions upon Lessor or the
Building which would require a change in the services provided by Lessor under
this Lease, Lessor may comply with such regulations, controls or other
restrictions, including without limitation, curtailment, rationing or
restrictions on the use of electricity or any other form of energy serving the
Leased Premises. Lessee will cooperate and do such things as are reasonably
necessary to enable Lessor to comply with such regulations, controls or other
restrictions.

     8.3 Whenever heat generating machines or equipment or lighting other than
building standard fights are used in the Leased Premises by Lessee which affect
the temperature otherwise maintained by the air cooling system, Lessor shall
have the right to install supplementary air cooling units in the Leased
Premises, and the cost thereof, including the cost of installation and the cost
of operation and maintenance thereof, shall be paid by Lessee to Lessor upon
billing by Lessor. Lessor may impose a reasonable charge for utilities and
services, including without limitation, air cooling, electric current and water;
required to be provided the Leased Premises by reason of, (a) any substantial
recurrent use of the Leased Premises at any time other than the hours of 7:00
a.m. to 6:00 p.m., Monday through Friday, (b) any use beyond what Lessor agrees
to furnish as described above, (c) electricity used by equipment designated by
Lessor as high power usage equipment or (d) the installation, maintenance,
repair, replacement or operation of supplementary air cooling equipment,
additional electrical systems or other equipment required by reason of special
electrical, heating, cooling or ventilating requirements of equipment used by
Lessee at the Leased Premises. High power usage equipment includes without
limitation, data processing machines, punch card machines, computers and
machines which operate on 220 volt circuits. Lessee shall not install or operate
high power usage equipment on the Leased Premises without Lessor's prior written
consent, which may be refused unless Lessee confirms in writing its obligation
to pay the additional charges necessitated by such equipment.  At Lessor's
option, separate meters for such utilities and services may be installed for the
Leased Premises and Lessee upon demand therefor, shall immediately pay Lessor
for the installation, maintenance, repair and replacement of such meters.

     8.4 Lessor does not warrant that any of the services and utilities referred
to above will be free from interruption. Interruption of services and utilities
shall not be deemed an eviction or disturbance of Lessee's use and possession of
the Leased Premises or any part thereof or render Lessor liable to Lessee for
damages, or relieve Lessee from performance of Lessee's obligations under this
Lease.

                                       5
<PAGE>

     9. FIRE OR OTHER CASUALTY

     In the event the Building or the Leased Premises shall be destroyed or
rendered untenantable, either wholly or in part, by fire or other casualty,
Lessor may, at its option, restore the Building or Leased Premises to as near
their previous condition as is reasonably possible, and in the meantime the rent
shall be abated in the same proportion as the untenantable portion of the Leased
Premises bears to the whole thereof; but unless Lessor, within sixty (60) days
after the happening of any such casualty, shall notify Lessee of its election to
so restore, this Lease shall thereupon terminate and end. Such restoration by
Lessor shall not include replacement of furniture, equipment or other items that
do not become part of the Building or any improvements to the Leased Premises in
excess of those provided for in the allowance for building standard items.

     10. WAIVER OF SUBROGATION

     Anything in this Lease to the contrary notwithstanding, Lessor and Lessee
each hereby waives any and all claims against the other, its agents, officers,
directors, shareholders or employees, for loss or damage to the Leased Premises
or the Building, or any personal property of such party therein, that is caused
by or results from fire and other perils insured against under (a) the normal
fire with extended coverage property insurance policies, or (b) the standard
business interruption insurance policies, carried by the parties and in force at
the time of damage or loss.  Each party shall cause each such insurance policy
obtained by it to provide that the insurance company waives all right to
recovery by way of subrogation against the other party in connection with any
such damage or loss.

     11. USES

     The Leased Premises are to be used only for the uses specified in Section
1.6 hereof, and for no other business or purpose without the prior written
consent of Lessor. Lessee shall comply with all applicable laws, ordinances,
rules and regulations in its use and occupancy of the Leased Premises, including
those related to the use and disposal of hazardous substances and materials, and
shall indemnify and hold Lessor harmless from any loss or damage resulting
therefrom. Lessee shall not allow anything to be done in the Leased Premises
which will increase the existing rate of insurance on the Building, and will
immediately reimburse Lessor for any such resulting increase. Lessee shall not
commit or allow to be committed any waste upon the Leased Premises, or any
public or private nuisance or other act or thing which disturbs the quiet
enjoyment of any other tenant in the Building. Lessee shall not, without the
prior written consent of Lessor, use any apparatus, machinery or device in or
about the Leased Premises which will cause any substantial noise or vibration.
If any of Lessees office machines and equipment should disturb the quiet
enjoyment of any other tenant in the Building, then Lessee shall provide
adequate insulation, or take such other action as may be necessary to eliminate
the disturbance. Lessee shall comply with all laws relating to its use of the
Leased Premises.

                                       6
<PAGE>

     12. SIGNS AND ADVERTISING

     Lessee shall not inscribe any inscription or post, place, or in any manner
display any sign, notice, picture, placard or poster, or any advertising matter
whatsoever, anywhere in or about the Leased Premises or the Building at places
visible (either directly or indirectly as an outline or shadow on a glass pane)
from anywhere outside the Leased Premises without first obtaining Lessor's
written consent   thereto. Any such consent by Lessor shall be upon the
understanding and condition that  Lessee will remove the same at the expiration
or sooner termination of this Lease and Lessee shall pay Lessor the cost to
repair any damage to the Leased Premises or the Building caused thereby. Lessor
shall have the right to prohibit any advertising by Lessee which, in its
opinion, tends to impair the reputation of the Building as a first-class
shopping, business or professional area.

     13. ACCIDENTS AND INDEMNITY

     13.1 Lessee shall protect, defend, indemnify and hold Lessor harmless from
all loss, damage, liability or expense, including attorneys' fees, resulting
from any injury to any person or any loss of or damage to any property caused by
or resulting from any act, omission or negligence of Lessee or any officer,
employee, agent, contractor, invitee, or visitor of Lessee in or about the
Leased Premises or the Building, but the foregoing provision shall not be
construed to make Lessee responsible for loss, damage, liability or expense
resulting from injuries to third parties caused by any act, omission or
negligence of Lessor, or of any officer, employee, agent, contractor, invitee or
visitor of Lessor. Except for the omissions or negligence of Lessor, Lessor
shall not be liable for any loss or damage to person or property sustained by
Lessee, or other persons, which may be caused by the Building or the Leased
Premises, or any appurtenances thereto, being out of repair, or by the bursting
or leakage of any water, gas, sewer or steam pipe, or by theft, or by any act of
neglect of any tenant or occupant of the Building, or of any other person, or by
any other cause of whatsoever nature.

     13.2 Liability Insurance.  Lessee shall, throughout the term of this Lease
          -------------------
and any renewal hereof, at its own expense, keep and maintain in full force and
effect, a policy of commercial general liability insurance including a
contractual liability endorsement covering Lessee's obligations under this
Lease, insuring Lessee's activities upon, in or about the Leased Premises or the
Building against claim of bodily injury or death or property damage or loss with
a limit of not less than One Million Dollars ($1,000,000) combined single limit.

     13.3 Property Insurance.  Lessee shall, throughout the term of this Lease
          ------------------
and any renewal hereof, at its own expense, keep and maintain in full force
and effect, what is commonly referred to as "all risk" coverage insurance (but
excluding earthquake and flood) on Lessee's leasehold improvements and personal
property and equipment in the Leased Premises in an amount not less than the
current One Hundred Percent (100%) replacement value thereof.

     13.4 Insurance Policy Requirements. All insurance under this Section 13
          -----------------------------
shall be with companies satisfactory to Lessor and authorized to do business in
Washington, and Lessor shall be named as an additional insured on all such
policies of Lessee. No insurance policy required

                                       7
<PAGE>

hereunder shall be cancelled or reduced in coverage and each insurance policy
shall provide that it is not subject to cancellation or a reduction in coverage
except after thirty (30) days prior written notice to Lessor. Lessee shall
deliver to Lessor prior to commencement of the lease term and from time to time
thereafter, copies of policies of such insurance or certificates evidencing the
existence and amounts of same and naming Lessor as an additional insured
thereunder. In no event shall the limits of any insurance policy required
hereunder be considered as limiting the liability of Lessee under this Lease.

    14. LIENS AND INSOLVENCY

    Lessee shall keep the Leased Premises and the Building free from any liens
arising out of any work performed, materials ordered or obligations incurred by
Lessee. If Lessee becomes insolvent, voluntarily or involuntarily bankrupt, or
if a receiver, or assignee or other liquidating officer is appointed for the
business of Lessee, then Lessor, at its option, may immediately or any time
thereafter terminate Lessees right of possession under this Lease.

    15. DEFAULT AND RE-ENTRY

    Lessee covenants as a material part of the consideration for this Lease to
keep and perform each and all of said terms, covenants and conditions by Lessee
to be kept and performed and that this Lease is made upon the condition of such
performance. Except for a default under the preceding Section 14 for which
immediate right of termination is given to Lessor, if Lessee fails to pay any
installment of rent within three (3) days after written notice, or to perform
any other covenant under this Lease within thirty (30) days after written notice
from Lessor stating the nature of the default, Lessor may terminate this Lease
and re-enter and take possession of the Leased Premises using such force as may
be necessary; provided that if the nature of such default other than for non-
payment of rent is such that the same cannot reasonably be cured within such
thirty-day period, Lessee shall not be deemed to be in default if Lessee shall
within such period commence such cure and thereafter diligently prosecute the
same to completion. If Lessor elects to terminate this Lease, Lessor may declare
all rent owing for the remainder of the Term immediately due and payable, less
the amount Lessee proves could reasonably be collected during such period.
Notwithstanding such retaking of possession by Lessor and/or termination of this
Lease, Lessee's liability for the rent provided herein shall not be extinguished
for the balance of the term of this Lease, and Lessee shall make good to Lessor
any deficiency arising from a reletting of the Leased Premises at a lesser
rental, plus the costs and expenses of renovating or altering the Leased
Premises and the costs and expenses of reletting the Leased Premises, including
but not limited to, lease commissions, tenant improvements, etc.  Lessee shall
pay any such deficiency each month as the amount thereof is ascertained by
Lessor. If Lessor retakes possession, Lessor shall have the right to let any
other available space in the Building before reletting or attempting to relet
the Leased Premises, and such action shall not relieve Lessee of any of its
obligations hereunder. All remedies provided herein are cumulative and are in
addition to those provided by law.

                                       8
<PAGE>

    16. REMOVAL OF PROPERTY AND REPLACEMENT OF NON-STANDARD ITEMS

    Upon the expiration or termination of the lease term, Lessee shall (a) at
its expense remove Lessees goods and effects and those of all persons claiming
under Lessee, and (b) if Lessee caused the Leased Premises to be improved with
other than building standard ceiling suspension system, acoustical tile ceiling,
fluorescent light fixtures, millwork detail, doors and door frames, hardware or
hard surface floor tile and base, or any corridor adjacent to the core of the
Building to be other than building standard width and construction, Lessee shall
pay Lessor an amount equal to the cost to replace all such non-standard items
with building standard items and the cost to replace such non-standard public
corridor with one of building standard width and construction. Lessee shall also
be required to remove all data and telecommunications cabling installed after
April 1, 1998 for use by Lessee in or around the Leased Premises (including
building telecommunication closets and risers). Any property left in the Leased
Premises after the expiration or termination of the lease term shall be deemed
to have been abandoned and the property of Lessor to dispose of as Lessor deems
expedient at Lessee's expense.

    17. NON-WAIVER

    Failure of Lessor to insist, in any one or more instances, upon strict
performance of any term, covenant or condition of this Lease, or to exercise any
option herein contained, shall not be construed as a waiver, or a relinquishment
for the future, of such term, covenant, condition or option, but the same shall
continue and remain in full force and effect. The receipt by Lessor of rents
with knowledge of a breach of any of the terms, covenants or conditions of this
Lease to be kept or performed by Lessee shall not be deemed a waiver of such
breach, and Lessor shall not be deemed to have waived any provision of this
Lease unless expressed in writing and signed by Lessor.

    18. COSTS AND ATTORNEYS' FEES

    Lessee shall reimburse Lessor for all costs, charges, expenses, consultant
fees, expert witness fees and attorneys' fees that Lessor incurs, with or
without litigation, (a) in connection with the enforcement of this Lease or (b)
in connection with any action taken by Lessor in accordance with this Lease to
protect its interests or to recover amounts owed to Lessor under this Lease
including, but not limited to, any action necessitated by a bankruptcy filing by
or against Lessee or the exercise by any other creditor of Lessee of its rights
against Lessee.

    19. PRIORITY

    Lessee agrees that this Lease shall be subordinate to any first mortgages or
deeds of trust that may hereafter be placed upon the Leased Premises or the
Building containing the same, and to any and all advances to be made thereunder,
and to the interest thereon, and all renewals, replacement and extensions
thereof.  Within fifteen (15) days after written request from Lessor, Lessee
shall execute any documents that may be necessary or desirable to effectuate the
subordination of this Lease to any such mortgages or deeds of trust and shall
execute estoppel

                                       9
<PAGE>

certificates as requested by Lessor from time to time in the standard form of
any such mortgagee or beneficiary.

     20. CONDEMNATION

     If all of the Leased Premises or such portions of the Building as may be
required for the reasonable use of the Leased Premises, are taken by eminent
domain, this Lease shall automatically terminate as of the date Lessee is
required to vacate the Leased Premises and all rent shall be paid to that date.
In case of a taking of a part of the Leased Premises, or a portion of the
Building not required for the reasonable use of the Leased Premises, then this
Lease shall continue in full force and effect and the rent shall be equitably
reduced based on the proportion by which the floor area of the Leased Premises
is reduced, such rent reduction to be effective as of the date possession of
such portion is delivered to the condemning authority. Lessor reserves all
rights to damages to the Leased Premises for any taking by eminent domain, and
Lessee hereby assigns to Lessor any right Lessee may have to such damages or
award, and Lessee shall make no claim against Lessor for damages for termination
of the leasehold interest or interference with Lessee's business. Lessee shall
have the right, however, to claim and recover from the condemning authority
compensation for any loss to which Lessee may be put for Lessee's moving
expenses and for the interruption of or damage to Lessee's business, provided,
that such damages may be claimed only if they are awarded separately in the
eminent domain proceeding and not as part of the damages recoverable by Lessor.

     21. ASSIGNMENT AND SUBLETTING

     21.1 Lessee shall not, without the prior written consent of Lessor, assign
this Lease or any interest therein, or sublet the Leased Premises or any part
thereof, or permit the use of the Leased Premises by any party other than Lessee
or mortgage or otherwise transfer this Lease (collectively "transfer"). Such
consent shall be entirely discretionary with Lessor, except as otherwise
provided in Section 21.6. Consent to one such transfer shall not destroy or
waive this provision, and all subsequent transfers shall likewise be made only
upon obtaining prior written consent of Lessor.  Sublessees or assignees shall
become directly liable to Lessor for all obligations of Lessee hereunder,
without relieving Lessee of any liability.

     21.2 Anything contained herein to the contrary notwithstanding, Lessor
hereby consents to an assignment of this Lease, or subletting of all or part of
the Leased Premises, to (a) the parent of Lessee or to a wholly owned subsidiary
of Lessee or of such parent, (b) any corporation into which or with which Lessee
may be merged or consolidated, provided that the net worth of the, resulting
corporation is at least equal to the greater of (i) the net worth of Lessee on
the date hereof or (ii) the net worth of Lessee immediately prior to such merger
or consolidation, or (c) any entity to which Lessee sells all or substantially
all of its assets, provided that such entity expressly assumes all of Lessee's
obligations hereunder. An assignment forbidden within the meaning of this
Section includes without limitation one or more sales or transfers, by operation
of law or otherwise, or creation of new stock, by which an aggregate of more
than fifty percent (50%) of Lessee's stock shall be vested in a party or parties
who are nonstockholders as of the date hereof. This Section 21.2 shall not apply
if Lessee's stock is or becomes listed on a

                                       10
<PAGE>

recognized security exchange or if at least eighty percent (80%) of its stock is
owned by a corporation whose stock is listed on a recognized security exchange.

     21.3 If Lessee wishes to assign this Lease or sublet the Leased Premises or
any part therof, Lessee shall first give written notice ("Lessee's Notice") to
Lessor of its intention to do so, which notice shall contain the name of the
proposed assignee or subtenant (collectively "transferee"), the nature of the
proposed transferee's business to be carried on in the Leased Premises and the
terms and provisions of the proposed assignment or sublease. Lessee shall also
provide Lessor with a copy of the proposed assignment or sublease when it is
available and such financial and other information with respect to the proposed
transferee and transfer that Lessor may reasonably require.

     At any time within sixty (60) days after Lessor's receipt of Lessee's
Notice, Lessor may by written notice ("Lessor's Notice") to Lessee elect to, (a)
recapture the affected space by terminating this Lease as to the portion of the
Leased Premises covered by the proposed sublease or assignment effective upon a
date specified in Lessor's Notice, which date shall not be earlier than thirty
(30) days nor later than sixty (60) days after Lessor's Notice, with a
proportionate reduction of all rights and obligations of Lessee hereunder that
are based on the area of the Leased Premises, (b) consent to the proposed
sublease or assignment, or (c) disapprove the proposed sublease or assignment.
If Lessor's Notice states Lessor elects to exercise the recapture option
described above, Lessee shall have the option for a period of ten (10) days
after receipt of Lessor's Notice by written notice to Lessor within such period
to withdraw Lessee's Notice of proposed transfer and not proceed with the
proposed sublease or assignment.

     21.4 Whether or not Lessor consents to a proposed transfer, Lessee shall
reimburse Lessor on demand for any and all costs that may be incurred by Lessor
in connection with any proposed transfer including, without limitation, the cost
of investigating the acceptability of the proposed transferee and attorneys'
fees incurred in connection with each proposed transfer.

     21.5 If Lessor consents to any proposed assignment or sublease, (a) Lessee
may enter into same, but only upon the specific terms and conditions set forth
in Lessee's Notice, (b) any sublease or assignment shall be subject to, and in
full compliance with, all of the terms and provisions of this Lease, (c) the
consent by Lessor to any assignment of sublease shall not relieve Lessee of any
obligation under this Lease, (d) each transferee shall assume all obligations of
Lessee under this Lease and shall be and remain jointly and severally liable
with Lessee for the payment of rent, and the performance of all of the terms,
covenants, conditions and agreements herein contained on Lessees part to be
performed, (e) no assignment shall be binding on Lessor unless Lessee and the
transferee shall deliver to Lessor a counterpart of the assignment that contains
a covenant of assumption by the transferee satisfactory to Lessor and is
otherwise satisfactory in form and substance to Lessor, and (f) any rent or
other consideration accruing to Lessee as the result of such assignment of
sublease which is in excess of the rent then being paid by Lessee for the
portion of the Leased Premises affected by the assignment or sublease, shall be
paid by Lessee to Lessor monthly as additional rent.

                                       11
<PAGE>

    21.6 Notwithstanding the foregoing, in the event of a proposed assignment
or sublease, if Lessor does not exercise its option to recapture under Section
21.3, then Lessor will not unreasonably withhold its consent thereto if (a)
Lessee is not then in default hereunder, (b) the proposed transferee will
continuously occupy and use the Leased Premises for the term of the transfer;
(c) the use by the proposed transferee will be a business office consistent in
quality to and otherwise compatible with the other tenants in the Building, (d)
the proposed transferee is reputable and of sound financial condition, and (e)
the Base Monthly Rent under this Lease is amended (if necessary), to be the base
monthly rent Lessor is then willing to accept from others for the Leased
Premises during the remaining term of the Lease as assigned or the term of the
sublease, which shall be the then fair rental value thereof as reasonably
determined by Lessor, which may be a fixed monthly amount or an amount that
increases periodically and (f) the use by the proposed transferee will not
violate any rights of exclusivity granted to other tenants or any other
restrictions on use to which Lessor is subject.

    21.7 Any option(s) granted to Lessee in this Lease or any option(s) granted
to Lessee in any amendments to this Lease, to the extent that said option(s)
have not been exercised, shall terminate and be voided in the event this Lease
or any portion thereof is assigned, or any part of the Leased Premises are
sublet, or all or any portion of Lessee's interest in the Leased Premises are
otherwise transferred.

    22.  RULES, REGULATIONS AND MISCELLANEOUS

    22.1 Lessee shall use the Leased Premises and the public areas in the
Building in accordance with such reasonable rules and regulations as may from
time to time be adopted by Lessor for the general safety, care and cleanliness
of the Leased Premises or the Building, and the preservation of good order
therein, and shall cause Lessee's employees, agents, invitees and visitors to
abide by such rules and regulations.

    22.2 Lessee shall not place any boxes, cartons, or other rubbish in the
corridors or other public areas of the Building.

    22.3 Lessor does not guarantee the continued present status of light or air
over any premises adjoining or in the vicinity of the Building. Any diminution
or shutting off of light, air or view by any structure which may be erected on
lands near or adjacent to the Building shall in no way affect this Lease or
impose any liability on Lessor.

    22.4 Lessee shall conserve heat, air-conditioning, water and electricity and
shall use due care in the use of the Leased Premises and of the public areas in
the Building, and without qualifying the foregoing, shall not neglect or misuse
water fixtures, electric lights and heating and air-conditioning apparatus.

    22.5 Lessor shall not be liable for the consequences of admitting by pass-
key or refusing to admit to the Leased Premises the Lessee or any of the
Lessee's agents or employees or other persons claiming the right of admittance.

                                       12
<PAGE>

    22.6  Lessee shall peaceably and quietly enjoy the Leased Premises so long
as it pays the rent payable by it hereunder and is not in default in performing
all the provisions of this Lease.

    22.7  The titles to sections of this Lease are for convenience only and
shall have no effect upon the construction or interpretation of any part thereof
This Lease shall be governed by the laws of the State of Washington.

    22.8  All notices under this Lease shall be in writing and delivered in
person or sent by registered or certified mail to Lessor at the same place rent
payments are made, and to Lessee at the Leased Premises, or such addresses as
may hereafter be designated by either party in writing. Notices mailed as
aforesaid shall be deemed given on the third business day after the date of such
mailing.

    22.9  The rent herein is exclusive of any sales, business and occupation,
gross receipts or other tax based on rents or tax upon this Lease or tax upon or
measured by the number of employees of Lessee or the area of the Leased Premises
or any similar tax or charge. If any such tax or charge be hereafter enacted,
Lessee shall reimburse to Lessor the amount thereof together with each Base
Monthly Rent payment.  If it shall not be lawful for Lessee so to reimburse
Lessor, the Base Monthly Rent payable to Lessor under this Lease shall be
revised to net Lessor the same net rental after imposition of any such tax or
charge upon Lessor as would have been payable to Lessor prior to the imposition
of such tax or charge. Lessee shall not be liable to reimburse Lessor for any
federal income tax.

    22.10 Lessee shall not place any plants, sculptures or other items so as to
be located wholly or partially in the public corridor portions of the Building
without Lessor' s prior written approval.

    22.11 All improvements, alterations or additions which may be made by either
of the parties hereto upon the Leased Premises, except movable office
furnishings, shall become part of the Building when made, and shall remain upon
and be surrendered with the Leased Premises as a part thereof. The maintenance
and care of such improvements shall be the responsibility of Lessee, except as
otherwise provided in Section 9. For example, Lessor shall vacuum, but Lessee
shall shampoo, repair and replace carpets. Wall paneling, partitions, closets,
built-in cabinets, sinks, doors, however attached, floor coverings and other
built-in units of all kinds are a partial listing of improvements that become
property of Lessor as aforesaid. Wall hung office furniture, refrigerator/sink
units and other electrical appliances may be removed by Lessee provided the
reasonably estimated amount to cap plumbing and repair screw holes or other
damage is paid by Lessee to Lessor prior to such removal and such removal does
not cause any material damage to the property.

    22.12 The freight elevator shall not be used by Lessee or others to move
furniture, supplies or other items to or from the Leased Premises unless Lessee
prior to such use has scheduled and coordinated such use with Lessor's Service
Department. Lessee shall not permit passenger elevators to be used to move
furniture, supplies or other items to or from the Leased

                                       13
<PAGE>

Premises. Lessee shall cause its suppliers and other providers to comply with
the foregoing provisions.

    22.13 The name of the Building may at anytime be changed by Lessor.

    22.14 This Lease is the final and complete expression of the parties'
agreement and no representations, promises or agreements, oral or otherwise,
between the parties not embodied herein shall be of any force and effect.
Neither this Lease nor any provision hereof may be changed, waived, discharged
or terminated orally, but only by instrument in writing executed by Lessor and
Lessee.

    22.15 UNICO Properties, Inc. (UNICO) is Lessor's manager and rental agent
in all matters concerning this Lease and the Leased Premises, and the Lessee,
until notified in writing to the contrary by either the Lessor or UNICO or the
Assignee of Lessor's interest under this Lease, shall recognize such agency and
pay all rental, furnish all statements, and give any notice which the Lessee may
be under the duty of giving hereunder, or may elect to give hereunder, to UNICO
at its office in the City of Seattle, King County, Washington, instead of to the
Lessor. As long as such agency shall exist, the rights and options extended to
Lessor shall be deemed extended to UNICO, and each and every other term and
provision of this Lease which is in any way beneficial to the Lessor, including
especially every stipulation against liability, or limiting liability, shall
inure to the benefit of UNICO and its agents and shall be applicable to UNICO
and its agents in the same manner and as fully and with the same effect as to
Lessor. Whenever Lessor's consent is required, Lessee shall request such consent
from UNICO. The consent of UNICO shall be deemed the consent of UNICO and
Lessor.

    22.16 Lessee agrees to look only to the equity of Lessor in the Building
and the Land and not to Lessor personally with respect to any obligations or
payments due or which may become due from lessor hereunder, and no other
property or assets of Lessor or any partner, joint venturer, member, officer,
director, shareholder, agent, or employee of Lessor, disclosed or undisclosed,
shall be subject for the satisfaction of Lessee's claims under or with respect
to this Lease, and no partner, member, officer, director, agent or employee of
Lessor shall be personally liable in any manner or to any extent in connection
with this Lease. If at any time the holder of Lessor's interests hereunder is a
partnership, limited liability company or joint venture, a deficit in the
capital account of any partner, member or joint venturer shall not be considered
an asset of such partnership, limited liability company or joint venture. In the
event of a sale or conveyance by Lessor of the Building, the same shall operate
to release Lessor from any and all obligations and liabilities on the part of
Lessor accruing from and after the effective date of the sale or conveyance.

    22.17 Broker Commission Lessee shall defend, indemnify and hold Lessor
          -----------------
harmless from all claims and liabilities or expenses arising from agreements or
other arrangements made by or on behalf of Lessee with any broker or finders.
Notwithstanding the foregoing, Lessor acknowledges the representation of Lessee
by Colliers Macaulay Nicolls International in connection with this Lease, and
Lessor shall pay a broker's commission to Colliers Macaulay Nicolls
International in

                                       14
<PAGE>

keeping with Lessor's standard policy, and any indemnity by Lessee set forth
herein shall not apply to any claim by Colliers Macaulay Nicolls International
against Lessor.

     22.18 Security Deposit Lessee has deposited the sum specified in Section
           ----------------
1.10 with Lessor. Lessor shall pay the remaining balance thereof to Lessee,
without any interest thereon, within thirty (30) days after the expiration or
prior termination of the lease term, or any extension thereof, if Lessee has
fully performed all of its obligations under this Lease. Lessor may withdraw
from the deposit the amount of any unpaid rent or additional rent or other
charges not paid to Lessee when due, and Lessee shall immediately redeposit an
amount equal to that so withdrawn.

     22.19 Holdover If Lessee remains in possession of all or part of the Leased
           --------
Premises after the expiration of the term of this Lease, with or without
Lessor's written consent, for each month or partial month of such possession,
Lessee shall pay Lessor an amount equal to 150% of the Base Monthly Rent payable
hereunder immediately prior to the expiration of the term. Such holdover by
Lessee shall not be deemed an extension of the term or the grant by Lessor to
Lessee of a month to month tenancy. Lessee shall also indemnify and hold Lessor
harmless from all loss, cost, liability and expense incurred by Lessor if Lessee
remains in such possession of all or part of the Leased Premises without
Lessor's prior written consent.

     22.20 Recording Neither Lessor nor Lessee shall record this Lease or any
           ---------
memorandum thereof.

     22.21 Directory Board Lessor shall, throughout the term of this Lease,
           ---------------
maintain a directory board in the main lobby of the building which shall list
Lessee, and up to ten (10) of Lessee's employees. The cost of said designations
shall be at Lessor's expense for the initial ten (10) designations and at
Lessee's expense thereafter.

     22.22 Authority Each individual executing this Lease on behalf of Lessee
           ---------
represents and warrants that he or she is duly authorized to execute and deliver
this Lease on behalf of Lessee and that this Lease is binding on Lessee in
accordance with its terms.

     23.   SUCCESSORS

     All the covenants, agreements, terms and conditions contained in this Lease
shall apply to and be binding upon Lessor and Lessee and their respective heirs,
executors, administrators, successors and assigns.

     24.  SHARED TENANT SERVICES

     Lessee, acknowledges that any provision of telecommunications and office
automation services and equipment ("Shared Tenant Services") by a gird party
provider, including but not limited to Shared Technologies Inc., its agents,
affiliates and successors (the "Provider") is entirely separate and distinct
from this Lease agreement and that Lessor has no duty of performance concerning
the provision of Shared Tenant Services. Lessee hereby agrees to look solely to
the provider for any failure in the provision of Shared Tenant Services.

                                       15
<PAGE>

      25. AMERICANS WITH DISABILITIES ACT (ADA) COMPLIANCE

     Lessor and Lessee acknowledge that, in accordance with the provisions of
the Americans with Disabilities Act (the "ADA"), responsibility for compliance
with the terms and conditions of Title III of the ADA may be allocated as
between Lessor and Lessee. Notwithstanding anything to the contrary contained in
the Lease, Lessor and Lessee agree that the responsibility for compliance with
the ADA (including, without limitation, the removal of architectural and
communications barriers and the provision of auxiliary aids and services to the
extent required) shall be allocated as follows: (i) Lessee shall be responsible
for compliance with the provisions of Title III of the ADA for any construction,
renovations, alterations and repairs made within the Leased Premises if such
construction, renovations, alterations and repairs are made by Lessee, at its
expense without the assistance of the Lessor; (ii) Lessee shall be responsible
for compliance with the provisions of Title III of the ADA for all construction,
renovations, alterations and repairs Lessor makes within the Leased Premises,
whether at Lessor's or Lessee's expense; and (iii) Lessor shall be responsible
for compliance with the provisions of Title III of the ADA for all exterior and
interior areas of the Building not included within the Leased Premises. Lessor
agrees to indemnify and hold Lessee harmless from and against any claims,
damages, costs and liabilities arising out of Lessor's failure, or alleged
failure, as the case may be, to comply with Title III of the ADA, which
indemnification obligation shall survive the expiration or termination of this
Lease. Lessee agrees to indemnify and hold Lessor harmless from and against any
claims, damages, costs and liabilities arising out of Lessee's failure, or
alleged failure, as the case may be, to comply with Title III of the ADA, which
indemnification obligation shall survive the expiration or termination of this
Lease. Lessor and Lessee each agree that the allocation of responsibility for
ADA compliance shall not require Lessor or Lessee to supervise, monitor or
otherwise review the compliance activities of the other with respect to its
assumed responsibilities for ADA compliance as set forth in this Section. The
allocation of responsibility for ADA compliance between Lessor and Lessee, and
the obligations of Lessor and Lessee established by such allocations, shall
supersede any other provisions of the Lease that may contradict or otherwise
differ from the requirements of this Section.

     26. TENANT IMPROVEMENTS

     Prior to April 1, 1998, Lessor shall, at Lessor's expense, complete the
following work within the Leased Premises:

     (a) Construct, finish and paint new demising walls on the west side and the
     east side of the Leased Premises, in the locations shown on Exhibit A.
     Electrical work required in the construction of such demising walls shall
     be paid for by Lessee.

     (b)  Construct an access corridor and new door for the main entrance to the
     Leased Premises on the west side of the elevator lobby, as shown on Exhibit
     A. Notwithstanding Section  16 above, Lessee shall have no obligation to
     pay Lessor at the end of the Lease term for the cost to replace the access
     corridor.

                                      16
<PAGE>

     27.  OPTION TO CANCEL

    Lessor and Lessee each shall have the option to terminate this Lease upon
ninety (90) days prior written notice. In the event the Lease is terminated
prior to the expiration of the Lease, Lessee shall pay to Lessor the unamortized
commission fee plus interest at eleven percent (11%) per annum.

    IN WITNESS WHEREOF, this Lease has been executed by Lessor and Lessee as of
the day and year first above set forth.

LESSEE:                           LESSOR:

                                  UNION SQUARE LIMITED
ATRIEVA CORPORATION, a            PARTNERSHIP, a Washington Limited
Washington corporation            Partnership

                                  By UNICO PROPERTIES, INC.
                                  (Manager and authorized rental agent for
                                  Union Square Limited Partnership)

By /s/ALAN J. HIGGINSON
   --------------------
Its President & CEO
    ---------------
                                  By /s/JOHN SCHOETTLER
                                     ------------------
                                  John Schoettler, Vice President

                                       17
<PAGE>

                            LESSOR'S AKNOWLEDGEMENT

STATE OF WASHINGTON       )
                          ) ss.
COUNTY OF KING            )

    On this 11th day of February, 1998, before me personally appeared John
            ----        ---------
Schoettler, to me known to be the Vice President of UNICO PROPERTIES, INC., the
corporation that executed the within and foregoing instrument, and acknowledged,
the said instrument to be the free and voluntary act and deed of said
corporation and Union Square Limited Partnership, for the uses and purposes
therein mentioned, and on oath stated that he (she) was authorized to execute
the said instrument and that the seal affixed (if any) is the corporate seal of
said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

     [NOTARY SEAL GOES HERE]              /s/ANNE VAN HEUSDEN
                                          -------------------
                                          Anne Van Heusden
                                          Notary Public in and for the State of
                                          Washington, residing at Bellevue.
                                          My commission expires: 3-10-2000.
<PAGE>

                       LESSEE'S CORPORATE ACKNOWLEDGEMENT

STATE OF WASHINGTON  )
                     )  ss.
COUNTY OF KING       )

     On this 28th day of January, 1998, before me personally appeared Alan J.
             ----        -------                                      -------
Higginson to me known to be President and CEO of ATRIEVA CORPORATION, the
---------                   -----------------
corporation that executed the within and foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said
corporation for the uses and purposes therein mentioned, and on oath stated that
they (he or she) were authorized to execute the said instrument and that the
seal affixed (if any) is the corporate seal of said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

                                    /s/LAURI GAYLE FULLNER
                                    ----------------------

                                    (Print name)Lauri Gayle Fullner
                                    Notary Public in and for the State of
                                    Washington,

                                    residing at Seattle
                                                -------

                                    My commission expires: 10-30-00
                                                           --------
<PAGE>

                              [THIS PAGE IS BLANK]
<PAGE>

                                    ------
                                    UNION
                                    ------
                                    SQUARE
                                    ------

     DATE: March 9,1999

     TO:  Mr. Kern Maresca
          Atrieva Corporation
          600 University Street #911
          Seattle, WA 98101

     We are forwarding the below via:

                         [ ]  US Mail
                         [ ]  Courier Delivery
                         [X]  Personal Delivery
                         [ ]  Express Overnight
                         [ ]  Others ____________

     COPIES          DATE        DESCRIPTION
       1             01/15/1999  Executed copy of Atrieva Corporation's First
                                 Amendment to Lease for Rooms 905-921, One Union
                                 Square, Seattle, WA.

     THE AFOREMENTIONED DOCUMENTS ARE TRANSMITTED as checked  below:
                         [ ]  For approval
                         [X]  For your information/files
                         [ ]  As requested previously discussed
                         [ ]  For your review and comment
                         [ ]  Signature and notary

     REMARKS

     BY: /s/ARNE GILLAM
          Arne Gillam
          Director of Leasing
          Union Square
<PAGE>

[STAMPED MARKED "ORIGINAL" GOES HERE]

                            FIRST AMENDMENT TO LEASE

Lessor:        Union Square Limited Partnership

Lessee:        Atrieva Corporation

Premises:      Commonly referred to as Rooms 905-21 in the Building as more
               particularly referred to in the Lease.

Date of this
Amendment:     January 15,1999

Lessor and Lessee are parties to a Lease dated January 27, 1998, and desire to
amend the same as follows:

1.   Section 1.3 Term shall be changed from [***], to a term of [***].

2.  Section 1.4 Rent is changed to read [***].

3.  Section 27 is deleted.

4.  All other terms and conditions of the Lease are to remain the same.

Please execute all three (3) originals of the First Amendment to Lease, have
your signature witnessed by a Notary Public, and return all three originals to
my attention. Upon receipt of the same I will do likewise returning one original
for your records.

Lessee:                      Lessor:

Atrieva Corporation          Union Square Limited Partnership,
                             Washington Limited Partnership by
/s/KERN MARESCA              Unico Properties, Inc., (manager and leasing
                             agent for Union Square Limited Partnership)

By_________________          By /s/DONALD M. WISE
                                -----------------
Its VP Finance               Its Senior Vice President
    ----------                   ---------------------
Date 3-4-99                  Date 3-8-99
     ------                       ------
<PAGE>

                      LESSEE'S CORPORATE ACKNOWLEDGEMENT

STATE OF WAHINGTON  )
                    ) ss.
COUNTY OF KING      )

    On this 4th day of March, 1999, before me personally appeared Kern Maresca
to me known to be the Vice President of Finance of Atrieva Corporation, the
corporation that executed the within and foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said
corporation for the uses and purposes therein mentioned, and on oath stated that
they (he or she) were authorized to execute the said instrument and that the
seal affixed (if any) is the corporate seal of said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

                          /s/SHIELAH C. SABALZA
                          ---------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.
<PAGE>

                            LESSOR'S AKNOWLEDGEMENT

STATE OF WASHINGTON  )
                     )    ss.
COUNTY OF KING       )

    On this 8th day of March, 1999, before me personally appeared Donald M.
Wise, to me known to be the Senior Vice President of UNICO PROPERTIES, INC., the
corporation that executed the within and foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said
corporation and UNION SQUARE LIMITED PARTNERSHIP, for the uses and purposes
therein mentioned, and on oath stated that he (she) was authorized to execute
the said instrument and that the seal affixed (if any) is the corporate seal of
said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

                          /s/SHIELAH C. SABALZA
                          ---------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.
<PAGE>

                              [THIS PAGE IS BLANK]
<PAGE>

                           SECOND AMENDMENT TO LEASE

     Lessor:    UNION SQUARE LIMITED PARTNERSHIP

     Lessee:    Atrieva Corporation, a Washington corporation

     Premises:  Commonly referred to as Suite 911 in the One Union Square
                Building as more particularly described in the Lease.

     Date of this Amendment:    September 15, 1999

     Lessor and Lessee are parties to Lease dated January 27, 1998, as amended
January 15, 1999, (the Lease) and desire to further amend the Lease. The parties
mutually agree:

1. Section 1.1, Leased Premises is hereby amended from rooms 905-921 to rooms
                ---------------
   911-921.

2. Section 1.2, Floor Areas is hereby amended from 8,389 usable square feet;
                -----------
   9,396 rentable square feet to 6,391 usable square feet; 7,221 rentable square
   feet.

3. Section 1.2, Floor Areas is hereby amended from 1.52946 percent of the
                ------------
   rentable area of the Building to 1.0982 percent.

4. Section 1.3 Term is hereby amended from [***].
               ----

5. Section 1.4 Rent is hereby amended as follows:
                ----

   Commencing [***] and thereafter on the first day of each calendar month until
   [***], Lessee shall pay base monthly rent of [***] for the entire Leased
   Premises (9,396 rsf).

   Commencing [***] and thereafter on the first day of each calendar month until
   [***], Lessee shall pay base monthly rent of [***].

   Commencing [***] and thereafter on the first day of each calendar month until
   [***], Lessee shall pay base monthly rent of [***].

   Commencing [***] and thereafter on the first day of each calendar month until
   [***], Lessee shall pay base monthly rent of [***].

   Commencing [***] and thereafter on the first day of each calendar month until
   [***], Lessee shall pay base monthly rent of [***].
<PAGE>

   Commencing [***] and thereafter on the first day of each calendar month until
   [***], Lessee shall pay base monthly rent of [***].

6. Section 1.9 Base Indices is incorporated with a base year of 1999.
               ------------

       Consumer Price Index for September 1999.
       Cost of electricity per kilowatt-hour (average) for 12 months ending
       September 30, 2000.
       Janitorial hourly labor rate as of September 30, 1999.
       Operating Cost Adjustment Base: $6.96 per sq. ft, per yr.
       The first rent adjustment pursuant to Section 27 will be January 1, 2001.

7. Section 21.8

       Lessee shall be permitted to sublease individual offices to any subagents
   and/or clients, without obtaining Lessor's consent. Otherwise, Lessee shall
   be permitted to sublease or assign all or a portion of the Premises, subject
   to Lessor's consent, which shall not be unreasonably withheld. Any profits
   from a sublease or assignment above and beyond the documented rent that
   Lessee is paying shall be split 50/50 between Lessor and Lessee. Said profits
   shall be net of any fees associated with subleasing or assigning the
   Premises.

8. Section 27. Option to Cancel shall be deleted and replaced with Sec. 27
   Annual Rent Adjustment (Operating Expenses).

       27.1 A portion of the initial rental rate shall be adjusted January 1 of
   each year during the term of this Lease commencing January 1, 2001. Three
   separate indicators, each to be factored separately by one-third of the
   Operating Cost Adjustment Base, are used to provide a reasonably broad base
   to determine the amount of such adjustment. These indicators are the Consumer
   Price Index, the cost of electricity and janitorial hourly labor rate.

       27.2 The base indices for the Consumer Price Index, the cost of
   electricity and janitorial hourly labor rate, shall be as stated in Section
   1.5. Succeeding indices for each of these indices will be calculated annually
   thereafter, using the succeeding data for the month of September, 12-month
   period ending September 30, and September 30, respectively. The ratio that
   each succeeding index bean to its base index shall be reduced by 1.00 and
   multiplied by one-third of the Operating Cost Adjustment Base, and by the
   rentable area of the Leased Premises. Each January 1, commencing the calendar
   year specified in Section 1.5, the monthly rent otherwise provided for in
   this Lease shall be increased by 1/12th the sum of the amounts so determined.
   In no event shall the Base Monthly Rent be decreased.

       27.3 The Consumer Price Index to be used shall be the Consumer Price
   Index for all urban consumers, U.S. city average, all items, series 1982-84
   equals 100 (as published by the U.S. Department of Labor, Bureau of
   Statistics). If this index is revised or changed

                                                                          Page 2
<PAGE>

   (as, for example, by taking the average index for different years as the base
   figure of 100) the base index shall  all be adjusted accordingly. If this
   index is discontinued, the index promulgated by the Department of Labor,
   which most closely approximates the above-referenced index, shall be used and
   the base index shall be adjusted accordingly.

        27.4 The cost of electricity to be used shall be the average cost to
   Lessor per kilowatt-hour of electricity consumed in the Building for the 12-
   month periods ending the September 30 specified in Section 1.5 and each
   September 30 thereafter.

        27.5 The janitorial hourly labor rate to be used shall be the hourly
   compensation paid to persons employed as janitors in the Building, including
   all applicable taxes and fringe benefits payable by employers.

9.  Lessor shall provide Lessee with a tenant improvement allowance of [***] per
    usable square foot for improvements to the Leased Premises, including the
    demising of the downsized space. The allowance amount shall be reduced to
    reimburse Lessee for previously installed carpet. Lessee shall furnish
    Lessor with an invoice stipulating such amount.

10. Sec. 28 Option to Extend

    [***] provided Lessee fully satisfies the conditions hereafter stated. If so
extended, this lease shall continue as though the extended term were part of the
original term except the base monthly rent pursuant to Section 1.4 shall be
[***].

Lessee's right to extend the lease as above stated is subject to the following
conditions:

       (a) Lessee shall give Lessor six (6) months prior written notice pursuant
       to this section of the Lease.

       (b) Lessee shall not be in default under the Lease when said notice is
       given.

       (c) This Lease shall be in full force and effect when said notice is
       given.

       (d)  Lessee shall have confirmed in writing Lessee's obligation to pay
       the base monthly rent required by Lessor for the extended term within 30
       (30) days of notification by Lessor of said rental rate.

       (e) Upon receipt of Lessee's acknowledgement, Lessor shall prepare an
       amendment modifying the lease.

11. Sec. 29 Brokerage Fees shall be added to read as the following:

       A brokerage fee of [***] per rentable square foot will be paid to
   Colliers International, one-half at        signing of the lease and one-half
   upon occupancy.

                                                                          Page 3
<PAGE>

12.  Exhibit "A" of the Lease, changed to reflect the revised floor plan, is
     attached hereto an made a part hereof.

13.  All other terms and conditions are to remain the same.

Lessee:                         Lessor:

ATRIEVA CORPORATION, A          UNION SQUARE LIMITED
WASHINGTON CORPORATION,         PARTNERSHIP,
a Washington corporation        a Washington Limited Partnership

                                By UNICO PROPERTIES, INC.
                                (Manager and authorized rental agent for
                                Union Square Limited Partnership)

By  /s/KERN MARESCA             By /s/DONALD M. WISE
    ---------------                -----------------
Kern Maresca                    Donald M. Wise
Its Vice President of Finance   Its  Senior Vice President
    -------------------------        ---------------------
Date: 9-17-99                   Date: 9-20-99
      -------                         -------

                                                                          Page 4
<PAGE>

                            LESSOR'S ACKNOWLEDGMENT

STATE OF WASHINGTON)
                   )    ss.
COUNTY OF KING     )

    On this 20th day of September, 1999, before me personally appeared Donald M.
Wise, to me known to be the Senior Vice President of UNICO PROPERTIES, INC., the
corporation that executed the within and foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said
corporation and UNION SQUARE LIMITED PARTNERSHIP, for the uses and purposes
therein mentioned, and on oath stated that he (she) was authorized to execute
the said instrument and that the seal affixed (if any) is the corporate seal of
said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

                          /s/SHIELAH C. SABALZA
                          ---------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.
<PAGE>

                       LESSEE'S CORPORATE ACKNOWLEDGEMENT

STATE OF WASHINGTON )
                    ) ss.
COUNTY OF KING      )

    On this 17th day of September, 1999, before me personally appeared Kern
Maresca to me known to be the Vice President of Finance of Atrieva Corporation,
the corporation that executed the within and foregoing instrument, and
acknowledged the said instrument to be the free and voluntary act and deed of
said corporation for the uses and purposes therein mentioned, and on oath stated
that they (he or she) were authorized to execute the said instrument and that
the seal affixed (if any) is the corporate seal of said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

                          /s/ SHIELAH C. SABALZA
                          ---------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.

                                                                          Page 6
<PAGE>

[MAP OF BUILDING GOES HERE]

ATRIEVA CORPORATION
Rooms 905-921
EXHIBIT A
<PAGE>

[MAP OF BUILDING GOES HERE]

Atrieva Corporation
Rooms 911-921 (Amended)
EXHIBIT A
<PAGE>

                              [THIS PAGE IS BLANK]
<PAGE>

                                   --------
                                   UNION
                                   --------
                                   SQUARE
                                   --------

     DATE: October 11,1999

     TO:  Mr. Kern Maresca
          Atrieva Corporation
          600 University Street #911
          Seattle, WA 98101

     We are forwarding the below via:

                                    [X]  US Mail
                                    [ ]  Courier Delivery
                                    [ ]  Personal Delivery
                                    [ ]  Express Overnight
                                    [ ]  Others ____________

     COPIES          DATE      DESCRIPTION
       1          09/24/1999   Executed copy of Atrieva Corporation's Third
                               Amendment to
                               Lease for Rooms 911 of One Union Square in
                               Seattle, Washington.

     THE AFOREMENTIONED DOCUMENTS ARE TRANSMITTED as checked  below:
                         [ ]  For approval
                         [X]  For your information/files
                         [ ]  As requested previously discussed
                         [ ]  For your review and comment
                         [ ]  Signature and notary

     REMARKS
<PAGE>

                            THIRD AMENDMENT TO LEASE

Lessor        Union Square Limited Partnership

Lessee:       Atrieva Corporation

Premises:     Commonly referred to as Suite 911 in the One Union Square Building
              as more particularly described in the Lease.

Date of this
Amendment     September 24, 1999

Lessor and Lessee are parties to Lease dated January 27, 1998 as amended and
desire to further amend the lease as follows:

Section 30, Real Property Taxes shall be added as follows:

        [***]

The foregoing charges constitute additional rent that shall be deemed to accrue
uniformly during the calendar year in which the payment is due. Payment under
the provisions of this Section for the year the lease term ends shall be
prorated, based on reasonable projections of the increase through the
termination of this Lease and shall be due thirty (30) days before such
termination.

All other terms and conditions are to remain the same.

Lessee:                                 Lessor:

Atrieva Corporation, a Washington       Union Square Limited Partnership
Corporation                             a Washington Limited Partnership

                                        By Unico Properties, Inc. (Manager and
                                        Authorized rental agent for Union Square
                                        Limited Partnership)

By /s/ KERN MARESCA                     By /s/ DONALD M. WISE
   ---------------                      -----------------

Kern Maresca                            Donald M. Wise
Its Vice President                      Its Senior Vice President
---------------------                   ---------------------
Date 9-29-99                            Date 9-29-99
     -------                                 -------
<PAGE>

                       LESSEE'S CORPORATE ACKNOWLEDGEMENT

STATE OF WAHSINGTON )
                    )  ss.
COUNTY OF KING      )

    On this 29th day of September, 1999, before me personally appeared Kern
Maresca to me known to be the Vice President of Finance of Atrieva Corporation,
the corporation that executed the within and foregoing instrument, and
acknowledged the said instrument to be the free and voluntary act and deed of
said corporation for the uses and purposes therein mentioned, and on oath stated
that they (he or she) were authorized to execute the said instrument and that
the seal affixed (if any) is the corporate seal of said corporation.

     IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal the day and year first above written.

                          /s/ SHIELAH C. SABALZA
                          ---------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.
<PAGE>

                            LESSOR'S ACKNOWLEDGEMENT

STATE OF WASHINGTON  )
                     )  ss.
COUNTY OF KING       )

    On this 29th day of September, 1999, before me personally appeared Donald M.
Wise, to me known to be the Senior Vice President of UNICO PROPERTIES, INC., the
corporation that executed the within and foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said
corporation and UNION SQUARE LIMITED PARTNERSHIP, for the uses and purposes
therein mentioned, and on oath stated that he (she) was authorized to execute
the said instrument and that the seat affixed (if any) is the corporate seal of
said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year fast above written.

                          /s/ SHIELAH C. SABALZA
                          ---------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.
<PAGE>

[ORIGINAL STAMPED HERE]

                            FIRST AMENDMENT TO LEASE

Lessor:        Union Square Limited Partnership

Lessee:        Atrieva Corporation

Premises:     Commonly referred to as Rooms 905-21 in the Building as more
              particularly referred to in the Lease.

Date of this
Amendment:    January 15,1999

Lessor and Lessee are parties to a Lease dated January 27, 1998, and desire to
amend the same as follows:

1.  Section 1.3 Term shall be changed from [***], to a term of [***].

2.  Section 1.4 Rent is changed to read [***] commencing [***] and ending [***].

3.  Section 27 is deleted.

4.  All other terms and conditions of the Lease are to remain the same.

Please execute all three (3) originals of the First Amendment to Lease, have
your signature witnessed by a Notary Public, and return all three originals to
my attention. Upon receipt of the same I will do likewise returning one original
for your records.

Lessee:                      Lessor:

Atrieva Corporation          Union Square Limited Partnership, a
                             Washington Limited Partnership by
/s/KERN MARESCA              Unico Properties, Inc., (manager and leasing
                             agent for Union Square Limited Partnership)

By                              By /s/ DONALD M. WISE
   ------------------              ------------------
Its VP Finance                  Its  Senior Vice President
    ----------                       ---------------------
Date  3-4-99          Date  3-8-99
      ------                ------
<PAGE>

                       LESSEE'S CORPORATE ACKNOWLEDGEMENT

STATE OF WASHINGTON  )
                     )  ss.
COUNTY OF KING       )

    On this 4th day of March, 1999, before me personally appeared Kern Maresca
to me known to be the Vice President of Finance of Atrieva Corporation, the
corporation that executed the within and foregoing instrument, and acknowledged
said instrument to be the free and voluntary act and deed of said corporation
for the uses and purposes therein mentioned, and on oath stated that they (he or
she) were authorized to execute the said instrument and that the seal affixed
(if any) is the corporate seal of said corporation.

    IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal
the day and year first above written.

                          /s/ SHIELAH C. SABALZA
                          ----------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.
<PAGE>

                            LESSOR'S ACKNOWLEDGEMENT

STATE OF WASHINGTON  )
                     ) ss.
COUNTY OF KING       )

     On this 8th day of March, 1999, before me personally appeared Donald M.
Wise, to me known to be the Senior Vice President of UNICO PROPERTIES, INC., the
corporation that executed the within and foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said
corporation and UNION SQUARE LIMITED PARTNERSHIP, for the uses and purposes
therein mentioned, and on oath stated that he (she) was authorized to execute
the said instrument and that the seal affixed (if any) is the corporate seal of
said corporation.

     IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seat the day and year first above written.

                          /s/ SHIELAH C. SABALZA
                          ----------------------
                          Shiela C. Sablza
[NOTARY SEAL GOES HERE]   Notary Public in and for the State of
                          Washington, residing at Seattle.
                          My commission expires April 2, 2002.<PAGE>

                                                                   EXHIBIT 10.39

                                    [LOGO]
                        STANDARD INDUSTRIAL/COMMERCIAL
                           MULTI-TENANT LEASE-GROSS
                  AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

1.   Basic Provisions ("Basic Provisions").

     1.1     Parties: This Lease ("Lease"), dated for reference purposes only
November 29, 1999, is made by and between BRYANT STREET ASSOCIATES, 33 BRYANT
STREET, SUITE 200, SAN FRANCISCO, CA 94107 ("Lessor") and DRIVEWAY CORPORATION,
380 BRANNON STREET, SAN FRANCISCO 94107 ("Lessee"), (collectively the "Parties",
or individually a "Party").

     1.2(a)  Premises:  That certain portion of the Project (as defined below),
including all improvements therein or to be provided by Lessor under the terms
of this Lease, commonly known by the street address of 460 BRYANT STREET located
in the City of SAN FRANCISCO, County of SAN FRANCISCO, State of CALIFORNIA, with
zip code 94107, as outlined on Exhibit A attached hereto ("Premises") and
generally described as (describe briefly the nature of the Premises): 9930
SQUARE FEET OF THE SECOND FLOOR, WHICH INCLUDES EXCLUSIVE USE OF BATHROOMS ON
THE FLOOR AND SHARED USE OF STAIRS AND COMMON LOADING.  In addition to Lessee's
rights to use and occupy the Premises as hereinafter specified, Lessee shall
have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7
below) as hereinafter specified, but shall not have any rights to the roof,
exterior walls or utility raceways of the building containing the Premises
("Building") or to any other buildings in the Project.  The Premises, the
Building collectively referred to as the "Project." (See also Paragraph 2.)

     [1.2 (b) Parking: THIS HAS BEEN CROSSED OUT]

     1.3     Term: [***] ("Original Term") commencing [***] ("Commencement
Date") and ending [***] ("Expiration Date"). (See also Paragraph 3.)

     1.4     Early Possession:_______________________________("Early Possession
Date") (See also Paragraphs 3.2 and 3.3.)

     1.5     Base Rent: [***] per month ("Base Rent"), payable on the FIRST
day of each month commencing [***].  (See also Paragraph 4) [_] If this box is
checked, there are provisions in this Lease for the Base Rent to be adjusted.

     1.6     Lessee's Share of Common Area Operating Expenses:  [***] ("Lessee's
Share").

     1.7     Base Rent and Other Monies Paid Upon Execution:

             (a)  Base Rent: [***] for the period [***] through [***]

             (b)  Common Area Operating Expenses: [***] for the period [***]

             (c)  Security Deposit: [***] ("Security Deposit"). (See also
                  Paragraph 5.)

             (d)  Other: $______________ for___________________________________

             (e)  Total Due Upon Execution of this Lease: [***]

     1.8     Agreed Use:  SOFTWARE DEVELOPMENT

     1.9     Insuring Party. Lessor is the "Insuring Party". (See also Paragraph
8.)

     1.10    Real estate Brokers: (See also Paragraph 15.)

             (a)  Representation: The following real estate brokers (the
"Brokers") and brokerage relationships exist in this transaction (check
applicable boxes):

[_] TRI COMMERCIAL REAL ESTATE SERVICES represents Lessor exclusively (Lessor's
    Broker")
[_] WALKER PACIFIC represents Lessee exclusively ("Lessee's Broker"); or
[_] _________________represents both Lessor and Lessee ("Dual Agency")

             (b)  Payment to Brokers: Upon execution and delivery of this Lease
by both parties, Lessor shall pay to Brokers of the total Base Rent for the
brokerage series rendered by the Brokers).

     1.11    Guarantor.  The obligations of the Lessee under this Lease are to
be guaranteed by __________("Guarantor"). (See also Paragraph 37.)

     1.12    Addenda and Exhibits.  Attached hereto is an Addendum or Addenda
consisting of Paragraphs 49 through 55 and Exhibits A through B, all of which
constitute a part of this Lease.

2.   Premises.

     2.1     Letting. Lessor hereby leases to Lessee, and Lessee hereby leases
from Lessor, the Premises, for the term a the rental, and upon all of the terms,
covenants and conditions set forth in this Lease. Unless otherwise provided
herein, any statement of size set forth in this Lease, or that may have been
used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or
not the actual size is more or less.

     2.2     Condition. Lessor shall deliver that portion of the Premises
contained within the Building ("Unit") to Lessee broom clear and free of debris
on the Commencement Date of the early Possession Date, whichever first occurs
("Start Date"), and, so long as the required service contracts described in
Paragraph 7.1 (b) below are obtained by Lessee and in effect within thirty days
following the Start Date, warrants that the existing electrical, plumbing, fire
sprinkler, lighting, heating, ventilating and air conditioning systems ("HVAC")
on said date and that the structural elements of the room, bearing walls and
foundation of the Unit shall be free of material defects. If a non-compliance
with such warranty exists as of the Start Date, or if one of such systems or
elements should malfunction or fail within the appropriate warranty period,
Lessor shall, as Lessor's sole obligation with respect to such matter, except as
otherwise provided in this Lease, promptly after receipt of written notice from
Lessee setting forth with specificity the nature and extent of such non-
compliance malfunction or failure, rectify same at Lessor's expense. The
warranty periods shall be as follows: (i) 6 months as to the HVAC systems and
(ii) 30 days as to the remaining systems and other elements of the Unit. If
Lessee does not give Lessor the required notice within the appropriate warranty
period, correction of any such non-compliance, malfunction or failure shall be
the obligation of Lessee and Lessee's sole cost and expense (except for the
repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls -
see Paragraph 7).

     2.3     Compliance. Lessor warrants that the improvements on the Premises
and the Common Areas comply with the building codes that were in effect at the
time that each such improvement, or portion thereof, was constructed, and also
with applicable laws covenants or restrictions of record, regulations, and
ordinances in effect on the Start Date ("Applicable Requirements"). Said
warranty does not apply to the use to which Lessee will put the Premises or to
any Alterations or Utility Installations (as defined in Paragraph 7.3 (a).) made
or to be made by Lessee. NOTE: Lessee is responsible for determining whether or
not the zoning is appropriate

___________                                                        [ILLEGIBLE]
                                                                   -----------
___________                                                        [ILLEGIBLE]
                                                                   -----------
  Initials                                                           Initials

CONFIDENTIAL TREATMENT                  **Confidential treatment has been
HAS BEEN REQUESTED FOR                  requested with respect to the
CERTAIN PORTIONS OF THIS                information contained within the
DOCUMENT                                "[**]" markings. Such marked portions
                                        have been omitted from this filing and
                                        have been filed separately with the
                                        Securities and Exchange Commission

                       PAGE 1

<PAGE>

for Lessee's intended use, and acknowledges that past uses of the Premises may
no longer be allowed. If the Premises do no comply with said warranty, Lessor
shall, except as otherwise provided, promptly after receipt of written notice
from Lessee setting forth with specifically the nature and extent of such non-
compliance, rectify the same at Lessor's expense.  If Lessee does not give
Lessor written notice of a non-compliance with this warranty within 6 months
following the Start Date, correction of that non-compliance shall be the
obligation of Lessee at Lessee's sole cost and expense.  If the Applicable
Requirements are hereafter changed so as to require during the term of this
Lease the construction of an addition to or an alteration of the Unit, Premises
and/or Building, the remediation of any Hazardous Substance, or the
reinforcement or other physical modification of the Unit, Premises and/or
Building ("Capital Expenditure"), Lessor and Lessee shall allocate the cost of
such work as follows:

           (a)  Subject to Paragraph 2.3(c) below, such Capital Expenditures are
required as a result of the specific and unique use of the Premises by Lessee as
compared with uses by tenants in general, Lessee shall be fully responsible for
the cost thereof, provided, however, that if such Capital Expenditure is
required during the last 2 years of this Lease and the cost thereof exceeds 6
months' Base Rent, Lessee may instead terminate this Lease unless Lessor
notifies Lessee, in writing, within 10 days after receipt of Lessee's
termination notice that Lessor has elected to pay the difference between the
actual cost thereof and the amount equal to 6 months' Base Rent.  If Lessee
elects termination, Lessee shall immediately cease the use of the Premises which
requires such Capital Expenditure and deliver to Lessor written notice
specifying a termination date at least 90 days thereafter.  Such termination
date shall, however, in no event be earlier than the last day that Lessee could
legally utilize the Premises without commending such Capital Expenditure.

           (b)  If such Capital Expenditure is not the result of the specific
and unique use of the Premises by Lessee (such as, governmentally mandated
seismic modifications), then Lessor and Lessee shall allocate the obligation to
pay for the portion of such costs reasonably attributable to the Premises
pursuant to the formula set out in Paragraph 7.1(d); provided, however, that if
such Capital Expenditure is required during the last 2 years of this Lease or if
Lessor reasonably determines that it is not economically feasible to pay its
share thereof, Lessor shall have the option to terminate this Lease upon 90 days
prior written notice to Lessee unless Lessee notifies Lessor, in writing, within
10 days after receipt of Lessor's termination notice that Lessee will pay for
such Capital Expenditure. If Lessor does not elect to terminate, and fails to
tender its share of any such Capital Expenditure, Lessee may advance such funds
and deduct same, with interest, from Rent until Lessor's share of such costs
have been fully paid. If Lessee is unable to finance Lessor's share, or if the
balance of the Rent due and payable for the remainder of this Lease is not
sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the
right to terminate this Lease upon 30 days written notice to Lessor.

           (c)  Notwithstanding the above, the provisions concerning Capital
Expenditures are intended to apply only to nonvoluntary, unexpected, and new
Applicable Requirements.  If the Capital Expenditures are instead triggered by
Lessee as a result of an actual or proposed change in use, change in intensity
of use, or modification to the Premises then, and in that event, Lessee shall be
fully responsible for the cost thereof, and Lessee shall not have any right to
terminate this Lease.

     2.4   Acknowledgements. Lessee acknowledges that: (a) it has been advised
by Lessor and/or Brokers to satisfy itself with respect to the condition of the
premises (including but not limited to the electrical, HVAC and fire sprinkler
systems, security, environmental aspects, and compliance with Applicable
Requirements and the Americans with Disabilities Act), and their suitability for
Lessee's intended use, (b) Lessee has made such investigation as it deems
necessary with reference to such matters and assumes all responsibility
therefore as the same relate to its occupancy of the Premises, and (c) neither
Lessor, Lessor's agents, nor Brokers have made any oral or written
representations or warranties with respect to said matters other than as set
forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have
made no representations, promises or warranties concerning Lessee' ability to
honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor's
sole responsibility to investigate the financial capability and/or suitability
of all proposed tenants.

     2.5   Lessee as Prior Owner/Occupant. The warranties made by Lessor in
Paragraph 2 shall be of no force or effect if immediately prior to the Start
Date Lessee was the owner or occupant of the Premises. In such event, Lessee
shall be responsible for any necessary corrective work.

     2.6   Vehicle Parking. Lessee shall be entitled to use the number of
Unreserved Parking Spaces and Reserved parking Spaces specified in Paragraph
1.2(b) on those portions of the Common Areas designated from time to time by
Lessor for parking. Lessee shall not use more parking spaces that said number.
Said parking spaces shall be used for parking by vehicles no larger than full-
size passenger automobiles or pick-up trucks, herein called "Permitted Size
Vehicles." Lessor may regulate the loading and unloading of vehicles by adopting
Rules and Regulations as provided in Paragraph 2.9. No vehicles other than
Permitted Size Vehicles may be parked in the Common Area without the prior
written permission of Lessor.

           (a)  Lessee shall not permit or allow any vehicles that belong to or
are controlled by Lessee  or Lessee's employees, suppliers, shippers, customers,
contractors or invitees to be loaded, unloaded, or parked in areas other than
those designated by Lessor for such activities.

           (b)  Lessee shall not service or store any vehicles in the Common
Areas.

           (c)  If Lessee permits or allows any of the prohibited activities
described in the Paragraph 2.6, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to
remove or tow away the vehicle involved and charge the cost to Lessee, which
cost shall be immediately payable upon demand by Lessor.

     2.7   Common Areas - Definition.  The term "Common Areas" is defined as all
areas and facilities outside the Premises and within the exterior boundary line
of the Project and interior utility raceways and installations within the Unit
that re provided and designated by the Lessor form time to time for the general
non-exclusive use of Lessor, Lessee and other tenants of the Project and their
respective employees, suppliers, shippers, customers, contractors and invitees,
including parking areas, loading and unloading areas, trash areas, roadway,
walkways, driveways and landscaped areas.

     2.8   Common Areas- Lessee's Rights.  Lessor grants to Lessee, for the
benefit of Lessee and its employees, suppliers, shippers, contractors, customers
and invitees, during the term of this Lease, the non-exclusive right to use, in
common with others entitled to such use, the common Areas as they exist from
time to time, subject to any rights, powers, and privileges reserved by Lessor
under the terms hereof or under the terms of any rules and regulations or
restrictions governing the use of the Project.  Under no circumstances shall the
right herein granted to use the Common Areas be deemed to include the right to
store any properly, temporarily or permanently, in the Common Areas.  Any such
storage shall be permitted only by the prior written consent of Lessor or
Lessor's designated agent, which consent may be revoked at any time.  In the
event that any unauthorized storage shall occur, then Lessor shall have the
right ,without notice, in addition to such other rights and remedies that it may
have, to remove the property and charge the cost to Lessee, which cost shall be
immediately payable upon demand by Lessor.

     2.9   Common Areas - Rules and Regulations. Lessor or such other person(s)
as Lessor may appoint shall have the exclusive control and management of the
Common Areas and shall have the right, from time to time, to establish, modify,
amend and enforce reasonable rules and regulations ("Rules and Regulations") for
the management, safety, care, and cleanliness of the grounds, the parking and
unloading of vehicles and the preservation of good order, as well as for the
convenience of other occupants or tenants of the Building and the Project and
their invitees.  Lessee agrees to abide by and conform to all such Rules and
Regulations, and to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform.  Lessor shall not be
responsible to Lessee for the non-compliance with said Rules and Regulations by
other tenants of the Project.

     2.10  Common Areas - Changes.  Lessor shall have the right, in Lessor's
sole discretion, from time to time:

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

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

     (c)   To designate other land outside the boundaries of the Project to be a
part of the Common Areas:

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

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

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     (f)  To do and perform such other acts and make such other changes in, to
or with respect to the Common Areas and Project as Lessor may, in the exercise
of sound business judgment, deem to be appropriate.

3.   Term.

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

     3.2  Early Possession. If Lessee totally or partially occupies the Premises
prior to the Commencement Date, the obligation to pay Base Rent shall be abated
for the period of such early possession. All other terms of this Lease
(including but not limited to the obligations to pay Lessee's Share of Common
Area Operating Expenses, Real Property Taxes and insurance premiums and to
maintain the Premises) shall, however, be in effect during such period. Any such
early possession shall not affect the Expiration Date.

     3.3  Delay In Possession. Lessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises to Lessee by the
Commencement Date. If, despite said efforts, Lessor is unable to deliver
possession as agreed, Lessor shall not be subject to any liability therefore,
nor shall such failure affect the validity of this Lease. Lessee shall not,
however, be obligated to pay Rent or perform its other obligations until it
receives possession of the Premises. If possession is not delivered within 60
days after the Commencement Date, Lessee may, at its option, by notice in
writing within 10 days after the end of such 60 day period, cancel this Lease,
in which event the Parties shall be discharged from all obligations hereunder.
If such written notice is not received by Lessor within said 10 day period
Lessee's right to cancel shall terminate. Except as otherwise provided, if
possession is not tendered to Lessee by the Start Date and Lessee does not
terminate this Lease, as aforesaid, any period of rent abatement that Lessee
would otherwise have enjoyed shall run from the date of delivery of possession
and continue for a period equal to what Lessee would otherwise have enjoyed
under the terms hereof, but minus any days of delay caused by the acts or
omissions of Lessee. If possession of the Premises is not delivered within 4
months after the Commencement Date, this Lease shall terminate unless other
agreements are reached between Lessor and Lessee, in writing.

     3.4  Lessee Compliance. Lessor shall not be required to tender possession
of the Premises to Lessee until Lessee complies with its obligation to provide
evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee
shall be required to perform all of its obligations under this Lease from and
after the Start Date, including the payment of Rent, notwithstanding Lessor's
election to withhold possession pending receipt of such evidence of insurance.
Further, if Lessee is required to perform any other conditions prior to or
concurrent with the Start Date, the Start Date shall occur but Lessor may elect
to withhold possession until such conditions are satisfied.

4.   Rent.

     4.1  Rent Defined. All monetary obligations of Lessee to Lessor under the
terms of this Lease (except for the Security Deposit) are deemed to be rent
("Rent").

     4.2  Common Area Operating Expenses. Lessee shall pay to Lessor during the
term hereof, in addition to the Base Rent, Lessee's Share (as specified in
Paragraph 1.6.) of all Common Area Operating Expenses, as hereinafter defined,
during each calendar year of the term of this Lease, in accordance with the
following provisions:

     (a)  "Common Area Operating Expenses" are defined, for purposes of this
Lease, as all costs incurred by Lessor relating to the ownership and operation
of the Project, including, but not limited to, the following:

          (i)    The operation, repair and maintenance, in neat, clean, good
order and condition, but not the replacement (see subparagraph (e)), of the
following:

                 (aa) The Common Areas and Common Area improvements, including
parking areas, loading and unloading trash areas, roadways, parkways, walkways,
driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting
facilities, fences and gates, elevators, roofs, and roof drainage systems.

                 (bb) Exterior signs and any tenant directories.

                 (cc) Any fire sprinkler systems.

          (ii)   The cost of water, gas, electricity and telephone to service
the Common Areas and any utilities not separately metered.

          (iii)  Trash disposal, pest control services, property management,
security services, and the costs of any environmental inspections

          (iv)   Reserves set aside for maintenance and repair of Common Areas.

          (v)    Any increase above the Base Real Property Taxes (as defined In
Paragraph 10).

          (vi)   Any "Insurance Cost Increase" (as defined In Paragraph 8).

          (vii)  Any deductible portion of an insured loss concerning the
Building or the Common Areas.

          (viii) The cost of any Capital Expenditure to the Building or the
Project not covered under the provisions of Paragraph 2.3 provided, however,
that Lessor shall allocate the cost of any such Capital Expenditure over a 12
year period and Lessee shall not be required to pay more than Lessee's Share of
1/144th of the cost of such Capital Expenditure in any given month.

          (ix)   Any other services to be provided by Lessor that are stated
elsewhere in this Lease to be a Common Area Operating Expense.

     (b)  Any Common Area Operating Expenses and Real Property Taxes that
are specifically attributable to the Unit, the Building or to any other building
in the Project or to the operation, repair and maintenance thereof, shall be
allocated entirely to such Unit, Building, or other building. However, any
Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation,
repair and maintenance thereof, shall be equitably allocated by Lessor to all
buildings in the Project.

     (c)  The inclusion of the improvements, facilities and services set
forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation upon
Lessor to either have said improvements or facilities or to provide those
services unless the Project already has the same, Lessor already provides the
services, or Lessor has agreed elsewhere in this Lease to provide the same or
some of them.

     (d)  Lessee's Share of Common Area Operating Expenses shall be payable by
Lessee within 10 days after a reasonably detailed statement of actual expenses
is presented to Lessee. At Lessor's option, however, an amount may be estimated
by Lessor from time to time of Lessee's Share of annual Common Area Operating
Expenses and the same shall be payable monthly or quarterly, as Lessor shall
designate, during each 12 month period of the Lease term, on the same day as the
Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days after
the expiration of each calendar year a reasonably detailed statement showing
Lessee's Share of the actual Common Area Operating Expenses incurred during the
preceding year. If Lessee's payments under this Paragraph 4.2(d) during the
preceding year exceed Lessee's Share as indicated on such statement, Lessor
shall be credited the amount of such overpayment against Lessee's Share of
Common Area Operating Expenses next becoming due. If Lessee's payments under
this Paragraph 4.2(d) during the preceding year were less than Lessee's Share as
indicated on such statement, Lessee shall pay to Lessor the amount of the
deficiency within 10 days after delivery by Lessor to Lessee of the statement.

     (e)  When a capital component such as the roof, foundations, exterior
walls or a Common Area capital improvement, such as the parking lot paving,
elevators, fences, etc. requires replacement, rather than repair or maintenance,
Lessor shall, at Lessor's expense, be responsible for such replacement. Such
expenses and/or costs are not Common Area Operating Expenses.

     4.3  Payment. Lessee shall cause payment of Rent to be received by Lessor
in lawful money of the United States, without offset or deduction (except as
specifically permitted in this Lease), on or before the day on which it is due.
Rent for any period during the term hereof which is for less than one full
calendar month shall be prorated based upon the actual number of days of said
month.  Payment of Rent shall be made to Lessor at its address stated herein or
to such other persons or place as Lessor may from time to time designate in
writing. Acceptance of a payment which is less than the amount then due shall
not be a waiver of Lessor's rights to the balance of such Rent, regardless of
Lessor's endorsement of any check so stating. In the event that any check,
draft, or other instrument of payment given by Lessee to Lessor is dishonored
for any reason, Lessee agrees to pay to Lessor the sum of $25.

5.   Security Deposit.  Lessee shall deposit with Lessor upon execution hereof
the Security Deposit as security for Lessee's faithful performance of its
obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults
under this Lease, Lessor may use, apply or retain all or any portion of said
Security Deposit for the payment of any amount due Lessor or to reimburse or
compensate Lessor for any liability, expense, loss or damage which Lessor may
suffer or incur by reason thereof.  If Lessor uses or applies all or any portion
of the Security Deposit, Lessee shall within 10 days after written request
therefore deposit monies with Lessor sufficient to restore

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said Security Deposit to the full amount required by this Lease.  If the Base
Rent increases during the term of this Lease, Lessee shall, upon written request
from Lessor, deposit additional monies with Lessor so that the total amount of
the Security Deposit shall at all times bar the same proportion to the increased
Base Rent as the initial Security Deposit bore to the initial Base Rent.  Should
the Agreed Use be amended to accommodate a material change in the business of
Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to
increase the Security Deposit to the extent necessary, in Lessor's reasonable
judgment, to account for any increased ware and tear that the Premises may
suffer as a result thereof.  If a change in control of Lessee occurs during this
Lease and following such change the financial condition of Lessee is, in
Lessor's reasonable judgment, significantly reduced, Lessee shall deposit such
additional monies with Lessor as shall be sufficient to cause the Security
Deposit to be at a commercially reasonable level based on such change in
financial condition.  Lessor shall not be required to keep the Security Deposit
separate from its general accounts.  Within 14 days after the expiration or
termination of this Lease, if Lessor elects to apply the Security deposit only
to unpaid Rent, and otherwise within 30 days after the Premises have been
vacated pursuant to paragraph 7.4(c) below, Lessor shall return that portion of
the Security Deposit not used or applied by Lessor.  No part of the Security
Deposit shall be considered to be held in trust, to bear interest or to be
prepayment of any monies to be paid by Lessee under this Lease.

6.   Use.

     6.1. Use.  Lessee shall use and occupy the Premises only for the Agreed
Use, or any other legal use which is reasonably comparable thereto, and for no
other purpose.  Lessee shall not use or permit the use of the Premises in a
manner that is unlawful, creates damage, waste or a nuisance, or that disturbs
occupants of or causes damage to neighboring premises or properties.  Lessor
shall not unreasonably withhold or delay its consent to any written request for
a modification of the Agreed Use, so long as the same will not impair the
structural integrity of the improvements on the Premises or the mechanical or
electrical systems therein, and/or is not significantly more burdensome to the
Premises.  If Lessor elects to withhold consent, Lessor shall within 7 days
after such request give written notification of same, which notice shall include
an explanation of Lessor's objections to the change in the Agreed Use.

     6.2  Hazardous Substances.

          (a)  Reportable Uses Require Consent.  The term "Hazardous Substance"
as used in this Lease shall mean any product, substance, or waste whose
presence, use, manufacture, disposal, transportation, or release, either by
itself or in combination with other materials expected to be on the Premises, is
either: (i) potentially injurious to the public health, safety or welfare, the
environment or the Premises, (ii) regulated or monitored by any governmental
authority, or (iii) a basis for potential liability of Lessor to any
governmental agency or third party under any applicable statue or common law
theory. Hazardous Substances shall include, but not be limited to, hydrocarbons,
petroleum, gasoline, and/or crude oil or any products, by-products or fractions
thereof. Lessee shall not engage in any activity in or on the Premises which
constitutes a Reportable Use of Hazardous Substances without the express prior
written consent of Lessor and timely compliance (at Lessee's expense) with all
Applicable Requirements. "Reportable Use" shall mean (i) the installation or use
of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires
a permit from, or with respect to which a report, notice, registration or
business plan is required to be filed with, any governmental authority, and/or
(iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding
the foregoing, Lessee may use any ordinary and customary materials reasonably
required to be used in the normal course of the Agreed Use, so long as such use
is in compliance with all Applicable Requirements, is not a Reportable Use, and
does not expose the Premises or neighboring property to any meaningful risk of
contamination or damage or expose Lessor to any liability therefore. In
addition, Lessor may condition its consent to any Reportable Use upon receiving
such additional assurances as Lessor reasonably deems necessary to protect
itself, the public, the Premises and/or the environment against damage,
contamination, injury and/or liability, including, but not limited to, the
installation (and removal on or before Lease expiration or termination) of
protective modifications (such as concrete encasements) and/or increasing the
Security Deposit.

          (b)  Duty to Inform Lessor.  If Lessee knows, or has reasonable cause
to believe, that a Hazardous Substance has come to be located in, on, under or
about the Premises, other than as previously consented to by Lessor, Lessee
shall immediately give written notice of such fact to Lessor, and provide Lessor
with a copy of nay report, notice, claim or other documentation which it has
concerning the presence of such Hazardous Substance.

          (c)  Lessee Remediation. Lessee shall not cause or permit any
Hazardous Substance to be spilled or released in, on under, or about the
Premises (including through the plumbing or sanitary sewer system) and shall
promptly, at Lessee's expense, take all investigatory and/or remedial action
reasonable recommended, whether or not formally ordered or required, for the
cleanup of any contamination of, and for the maintenance, security and/or
monitoring of the Premises or neighboring properties, that was caused or
materially contributed to by Lessee, or pertaining to or involving any Hazardous
Substance brought onto the Premises during the term of this Lease, by or for
Lessee, or any third party.

          (d)  Lessee Indemnification.  Lessee shall indemnify, defend and hold
Lessor, its agents, employees, lenders and ground lessor, if any, harmless from
and against any and all loss of rents and/or damages, liabilities, judgments,
claims, expenses, penalties, and attorneys' and consultants' fees arising out of
or involving any Hazardous Substance brought onto the Premises by or for Lessee,
or any third party (provided, however, that Lessee shall have no liability under
this Lease with respect to underground migration of nay Hazardous Substance
under the Premises from areas outside of the Project).  Lessee's obligations
shall include, but not be limited to, the effects of any contamination or injury
to person, property or the environment created or suffered by Lessee, and the
cost of investigation, removal, remediation, restoration and/or abatement, and
shall survive the expiration or termination of this Lease.  No termination,
cancellation or release agreement entered into by Lessor and lessee shall
release Lessee from its obligations under this Lease with respect to Hazardous
Substances, unless specifically so agreed by Lessor in writing at the time of
such agreement.

          (e)  Lessor Indemnification. Lessor and its successors and assigns
shall indemnify, defend, reimburse and hold Lessee, its employees and lenders,
harmless from and against any and all environmental damages, including the cost
of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or
willful misconduct of Lessor, its agents or employees. Lessor's obligations, as
and when required by the Applicable Requirements, shall include but not be
limited to, the cost of investigation, removal, remediation, restoration and/or
abatement, and shall survive the expiration or termination of this Lease.

          (f)  Investigations and Remediation.  Lessor shall retain the
responsibility and pay for any investigations or remediation measures required
by governmental entities having jurisdiction with respect to the existence of
Hazardous Substances on the Premises prior to the Start Date, unless such
remediation measure is required as a result of Lessee's use (including
"Alterations", as defined in paragraph 7.3(a) below) of the Premises, in which
event Lessee shall be responsible for such payment.  Lessee shall cooperate
fully in any such activities at the request of Lessor, including allowing Lessor
and Lessor's agents to have reasonable access to the Premises at reasonable
times in order to carry out Lessor's investigative and remedial
responsibilities.

          (g)  Lessor Termination Option.  If a Hazardous Substance Condition
(see Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is
legally responsible therefore (in which case Lessee shall make the investigation
and remediation thereof required by the Applicable Requirements and this Lease
shall continue in full force and effect, but subject to Lessor's right under
paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either (i)
investigate and remediate such Hazardous Substance condition, if required, as
soon as reasonably possible at Lessor's expense, in which event this Lease shall
continue in full force and effect, or (ii) if the estimated cost to remediate
such condition exceeds 12 times the ten monthly Base Rent or $100,000, whichever
is greater, give written notice to Lessee, within 30 days after receipt by
Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of
Lessor's desire to terminate this Lease as of the date 60 days following the
date of such notice.  In the event Lessor elects to give a termination notice,
Lessee may, within 10 days thereafter, give written notice to lessor of Lessee's
commitment to pay the amount by which the cost of the remediation of such
Hazardous Substance Condition exceeds an amount equal to 12 times the then
monthly Base Rent or $100,000, whichever is greater.  Lessee shall provide
Lessor with said funds or satisfactory assurance thereof within 30 days
following such commitment.  In such event, this Lease shall continue in full
force and effect, and Lessor shall proceed to make such remediation s soon as
reasonable possible after the required funds are available. If Lessee doe not
give such notice and provide the required funds or assurance thereof within the
time provided, this Lease shall terminate as of the date specified in Lessor's
notice of termination.

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     6.3  Lessee's Compliance with Applicable Requirements.  Except as otherwise
provided in the Lease, Lessee shall, at Lessee's sole expense, fully, diligently
and in a timely manner, materially comply with all Applicable Requirements, the
requirements of any applicable fire insurance underwriter or rating bureau, and
the recommendations of Lessor's engineers and/or consultants which relate in any
many to the Premises, without regard to whether said requirements are now in
effect or become effective after the Start Date. Lessee shall, within 10 days
after receipt of Lessor's written request, provide Lessor with copies of all
permits and other documents, and other information evidencing Lessee's
compliance with any Applicable Requirements specified by Lessor, and shall
immediately upon receipt, notify Lessor in writing (with copies of any documents
involved) of any threatened or actual claim, notice, citation, warning,
complaint or report pertaining to or involving the failure of Lessee or the
Premises to comply with any Applicable Requirements.

     6.4  Inspection; Compliance. Lessor and Lessor's "Lender" (as defined in
Paragraph 30) and consultants shall have the right to enter into Premises at any
time, in the case of an emergency, and otherwise at reasonable times, for the
purpose of inspecting the condition of the Premises and for verifying compliance
by Lessee with this Lease. The cost of any such inspections shall be paid by
Lessor, unless a violation of Applicable Requirements, or a contamination is
found to exist or be imminent, or the inspection is requested or ordered by a
governmental authority. In such case, Lessee shall upon request reimburse Lessor
for the cost of such inspection, so long as such inspection is reasonably
related to the violation or contamination.

7.   Maintenance; Repairs; Utility Installations; Trade Fixtures and
Alterations.

     7.1  Lessee's Obligations.

          (a)  In General. Subject to the provisions of Paragraph 2.2
(Condition), 2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable
Requirements), 7.2 (Lessor's Obligations), 9 (Damage or Destruction), and 14
(Condemnation), Lessee shall, at Lessee's sole expense, keep the Premises,
Utility installations (intended for Lessee's exclusive use, no matter where
located), and Alterations in good order, condition and repair (whether or not
the portion of the Premises requiring repairs, or the means of repairing the
same, are reasonably or readily accessible to Lessee, and whether or not the
need for such repairs occurs as a result of Lessee's use, any prior use, the
elements or the age of such portion of the Premises), including, but not limited
to, all equipment or facilities, such as plumbing, HVAC equipment. electrical,
lighting facilities, boilers, pressure vessels, fixtures, interior walls,
interior surfaces of exterior walls, ceilings, floors, windows, doors, plate
glass, and skylights but excluding any items which are the responsibility of
Lessor pursuant to Paragraph 7.2. Lessee, in keeping the Premises in good order,
condition and repair, shall exercise and perform good maintenance practices,
specifically including the procurement and maintenance of the service contracts
required by Paragraph 7.1(b) below. Lessee's obligations shall include
restorations, replacements or renewals when necessary to keep the Premises and
all improvements thereon or a part thereof in good order, condition and state of
repair.

          (b)  Service Contracts. Lessee shall, at Lessee's sole expense,
procure and maintain contracts, with copies to Lessor, in customary form and
substance for, and with contractors specializing and experienced in the
maintenance of the following equipment and improvements, if any, if and when
installed on the Premises; (i) HVAC equipment, (ii) boiler and pressure vessels,
(iii) clarifiers, and (iv) any other equipment, if reasonably required by
Lessor. However, Lessor reserves the right, upon notice to Lessee, to procure
and maintain any or all of such service contracts, and if Lessor so elects,
Lessee shall reimburse Lessor, upon demand, for the cost thereof.

          (c)  Failure to Perform. If Lessee fails to perform Lessee's
obligations under this Paragraph 7.1, Lessor may enter upon the Premises after
10 days' prior written notice to Lessee (except in the case of an emergency, in
which case no notice shall be required), perform such obligations on Lessee's
behalf, and put the Premises in good order, condition and repair, and Lessee
shall promptly reimburse Lessor for the cost thereof.

          (d)  Replacement. Subject to Lessee's indemnification of Lessor as set
forth in Paragraph 8.7 below, and without relieving Lessee of liability
resulting from Lessee's failure to exercise and perform good maintenance
practices, if an item described in Paragraph 7.1(b) cannot be repaired other
than at a cost which is in excess of 50% of the cost of replacing such item,
then such item shall be replaced by Lessor, and the cost thereof shall be
prorated between the Parties and Lessee shall only be obligated to pay, each
month during the remainder of the term of this Lease, on the date on which Base
Rent is due, an amount equal to the product of multiplying the cost of such
replacement by a fraction, the numerator of which is one, and the denominator of
which is 144 (ie. 1/144th of the cost per month). Lessee shall pay interest on
the unamortized balance at a rate that is commercially reasonable in the
judgment of Lessor's accountants, Lessee may, however, prepay its obligation at
any time.

     7.2  Lessor's Obligations. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use),
7.1 (Lessee's Obligations), 9 (Damage or Destruction) and 14 (Condemnation),
Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good
order, condition and repair the foundations, exterior walls, structural
condition of interior bearing walls, exterior roof, fire sprinkler system,
Common Area fire alarm and/or smoke detection systems, fire hydrants, parking
lots, walkways, parkways, driveways, landscaping, fences, signs and utility
systems serving the Common Areas and all parts thereof, as well as providing the
services for which there is a Common Area Operating Expense pursuant to
Paragraph 4.2. Lessor shall not be obligated to paint the exterior or Interior
surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or
replace windows, doors or plate glass of the Premises. Lessee expressly waives
the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease.

     7.3  Utility Installations; Trade Fixtures; Alterations.

          (a)  Definitions. The term "Utility Installations" refers to all floor
and window coverings, air lines, power panels, electrical distribution, security
and fire protection systems, communication systems, lighting fixtures, HVAC
equipment, plumbing, and fencing in or on the Premises. The term "Trade
Fixtures" shall mean Lessee's machinery and equipment that can be removed
without doing material damage to the Premises. The term "Alterations" shall mean
any modification of the Improvements, other than Utility Installations or Trade
Fixtures, whether by addition or deletion. "Lessee Owned Alterations and/or
Utility Installations" are defined as Alterations and/or Utility installations
made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a).

          (b)  Consent. Lessee shall not make any Alterations or Utility
installations to the Premises without Lessor's prior written consent. Lessee
may, however, make non-structural Utility installations to the interior of the
Premises (excluding the roof) without such consent but upon notice to Lessor, as
long as they are not visible from the outside, do not involve puncturing,
relocating or removing the roof or any existing walls, and the cumulative cost
thereof during this Lease as extended does not exceed a sum equal to 3 month's
Base Rent in the aggregate or a sum equal to one month's Base Rent in any one
year. Notwithstanding the foregoing, Lessee shall not make or permit any roof
penetrations and/or install anything on the roof without the prior written
approval of Lessor. Lessor may, as a precondition to granting such approval,
require Lessee to utilize a contractor chosen and/or approved by Lessor. Any
Alterations or Utility installations that Lessee shall desire to make and which
require the consent of the Lessor shall be presented to Lessor in written form
with detailed plans. Consent shall be deemed conditioned upon Lessee's: (i)
acquiring all applicable governmental permits, (ii) furnishing Lessor with
copies of both the permits and the plans and specifications prior to
commencement of the work, and (iii) compliance with all conditions of said
permits and other Applicable Requirements in a prompt and expeditious manner.
Any Alterations or Utility installations shall be performed in a workmanlike
manner with good and sufficient materials. Lessee shall promptly upon completion
furnish Lessor with as-built plans and specifications. For work which costs an
amount in excess of one month's Base Rent, Lessor may condition its consent upon
Lessee providing a lien and completion bond in an amount equal to 150% of the
estimated cost of such Alteration or Utility installation and/or upon Lessee's
posting an additional Security Deposit with Lessor.

          (c)  Indemnification. Lessee shall pay, when due, all claims for labor
or materials furnished or alleged to have been furnished to or for Lessee at or
for use on the Premises, which claims are or may be secured by any mechanic's or
materialmen's lien against the Premises or any interest therein. Lessee shall
give Lessor not less than 10 days notice prior to the commencement of any work
in, on or about the Premises, and Lessor shall have the right to post notices of
non-responsibility. If Lessee shall contest the validity of any such lien, claim
or demand, then Lessee shall, at its sole expense defend and protect itself,
Lessor and the Premises against the same and shall pay and satisfy any such
adverse judgment that may be rendered thereon before the enforcement thereof. If
Lessor shall require, Lessee shall furnish a surety bond in an amount equal to
150% of the amount of such contested lien, claim or demand, indemnifying Lessor
against liability for the same. If Lessor elects to participate in any such
action, Lessee shall pay Lessor's attorneys' fees and costs.

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     7.4  Ownership; Removal; Surrender; and Restoration.

          (a)  Ownership. Subject to Lessor's right to require removal or elect
ownership as hereinafter provided, all Alterations and Utility Installations
made by Lessee shall be the property of Lessee, but considered a part of the
Premises. Lessor may, at any time, elect in writing to be the owner of all or
any specified part of the Lessee Owned Alterations and Utility Installations.
Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned
Alterations and Utility Installations shall, at the expiration or termination of
this Lease, become the property of Lessor and be surrendered by Lessee with the
Premises.

          (b)  Removal. By delivery to Lessee of written notice from Lessor not
earlier than 90 and not later than 30 days prior to the end of the term of this
Lease, Lessor may require that any or all Lessee Owned Alterations or Utility
Installations be removed by the expiration or termination of this Lease. Lessor
may require the removal at any time of all or any part of any Lessee Owned
Alterations or Utility Installations made without the required consent.

          (c)  Surrender; Restoration. Lessee shall surrender the Premises by
the Expiration Date or any earlier termination date, with all of the
improvements, parts and surfaces thereof broom clean and free of debris, and in
good operating order, condition and state of repair, ordinary wear and tear
excepted. "Ordinary wear and tear" shall not include any damage or deterioration
that would have been prevented by good maintenance practice. Notwithstanding the
foregoing, if this Lease is for 12 months or less, then Lessee shall surrender
the Premises in the same condition as delivered to Lessee on the Start Date with
NO allowance for ordinary wear and tear. Lessee shall repair any damage
occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee
owned Alterations and/or Utility Installations, furnishings, and equipment as
well as the removal of any storage tank installed by or for Lessee. Lessee shall
also completely remove from the Premises any and all Hazardous Substances
brought onto the Premises by or for Lessee, or any third party (except Hazardous
Substances which were deposited via underground migration from areas outside of
the Project) even if such removal would require Lessee to perform or pay for
work that exceeds statutory requirements. Trade Fixtures shall remain the
property of Lessee and shall be removed by Lessee. The failure by Lessee to
timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express
written consent of Lessor shall constitute a holdover under the provisions of
Paragraph 26 below.

8.   Insurance; Indemnity.

     8.1  Payment of Premium Increases.

          (a)  As used herein, the term "Insurance Cost Increase" is defined as
any increase in the actual cost of the insurance applicable to the Building
and/or the Project and required to be carried by Lessor, pursuant to Paragraphs
8.2(b), 8.3(a) and 8.3(b), ("Required Insurance"), over and above the Base
Premium, as hereinafter defined, calculated on an annual basis. Insurance Cost
increase shall include, but not be limited to, requirements of the holder of a
mortgage or deed of trust covering the Premises, Building and/or Project,
increased valuation of the Premises, Building and/or Project, and/or a general
premium rate increase. The term Insurance Cost Increase shall not, however,
include any premium increases resulting from the nature of the occupancy of any
other tenant of the Building. If the parties insert a dollar amount in Paragraph
1.9, such amount shall be considered the "Base Premium." The Base Premium shall
be the annual premium applicable to the 12 month period, then the Base Premium
shall be the lowest annual premium reasonably obtainable for the Required
Insurance as of the Start Date, assuming the most nominal use possible of the
Building. In no event, however, shall Lessee be responsible for any portion of
the premium cost attributable to liability insurance coverage in excess of
$2,000,000 procured under Paragraph 8.2(b).

          (b)  Lessee shall pay any Insurance Cost Increase to Lessor pursuant
to Paragraph 4.2. Premiums for policy periods commencing prior to, or extending
beyond, the term of this Lease shall be prorated to coincide with the
corresponding Start Date or Expiration Date.

     8.2  Liability Insurance.

          (a)  Carried by Lessee. Lessee shall obtain and keep in force a
Commercial General Liability policy of insurance protecting Lessee and Lessor as
an additional insured against claims for bodily injury, personal injury and
property damage based upon or arising out of the ownership, use, occupancy or
maintenance of the Premises and all areas appurtenant thereto. Such insurance
shall be on an occurrence basis providing single limit coverage in an amount not
less than $1,000,000 per occurrence with an annual aggregate of not less than
$2,000, an "Additional Insured-Managers or Lessors of Premises Endorsement" and
contain the "Amendment of the Pollution Exclusion Endorsement" for damage caused
by heat, smoke or fumes from a hostile fire. The policy shall not contain any
intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an "Insured contract"
for the performance of Lessee's indemnity obligations under this Lease. The
limits of said insurance shall not, however, limit the liability of Lessee nor
relieve Lessee of any obligation hereunder. All insurance carried by Lessee
shall be primary to and not contributory with any similar insurance carried by
Lessor, whose insurance shall be considered excess insurance only.

          (b)  Carried by Lessor. Lessor shall maintain liability insurance as
described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance
required to be maintained by Lessee. Lessee shall not be named as an additional
insured therein.

     8.3  Property Insurance - Building, Improvements and Rental Value.

          (a)  Building and Improvements. Lessor shall obtain and keep in force
a policy or policies of insurance in the name of Lessor, with loss payable to
Lessor, any ground-lessor, and to any Lender insuring loss or damage to the
Premises. The amount of such insurance shall be equal to the full replacement
cost of the Premises, as the same shall exist from time to time, or the amount
required by any Lender, but in no event more than the commercially reasonable
and available insurable value thereof. Lessee Owned Alterations and Utility
Installations, Trade Fixtures, and Lessee's personal property shall be insured
by Lessee under Paragraph 8.4. If the coverage is available and commercially
appropriate, such policy or policies shall insure against all risks of direct
physical loss or damage (except the perils of flood and/or earthquake unless
required by a Lender), including coverage for debris removal and the enforcement
of any Applicable Requirements requiring the upgrading, demolition,
reconstruction or replacement of any portion of the Premises as the result of a
covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any coinsurance clause, waiver of subrogation, and
inflation guard protection causing an increase in the annual property insurance
coverage amount by a factor of not less than the adjusted U.S. Department of
Labor Consumer Price Index for All Urban Consumers for the city nearest to where
the Premises are located. If such insurance coverage has a deductible clause,
the deductible amount shall not exceed $1,000 per occurrence.

          (b)  Rental Value. Lessor shall also obtain and keep in force a policy
or policies in the name of Lessor with loss payable to Lessor and any Lender,
insuring the loss of the full Rent for one year with an extended period of
indemnity for an additional 180 days ("Rental Value insurance"). Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause,
and the amount of coverage shall be adjusted annually to reflect the project
Rent Otherwise payable by Lessee, for the next 12 month period.

          (c)  Adjacent Premises. Lessee shall pay for any increase in the
premiums for the property insurance of the Building and for the Common Areas or
other buildings in the Project if said increase in the premiums for the property
insurance of the Building and for the Common Areas or other buildings in the
Project if said increase is caused by Lessee's acts, omissions, use or occupancy
of the Premises.

          (d)  Lessee's Improvements. Since Lessor is the Insuring Party, Lessor
shall not be required to insure Lessee Owned Alterations and Utility
Installations unless the item in question has become the property of Lessor
under the terms of this Lease.

     8.4  Lessee's Property; Business Interruption Insurance.

          (a)  Property Damage. Lessee shall obtain and maintain insurance
coverage on all of Lessee's personal property, Trade Fixtures, and Lessee Owned
Alterations and Utility Installations. Such insurance shall be full replacement
cost coverage with a deductible of not to exceed $1,000 per occurrence. The
proceeds from any such insurance shall be used by Lessee for the replacement of
personal property, Trade Fixtures and Lessee Owned Alterations and Utility
Installations. Lessee shall provide Lessor with written evidence that such
insurance is in force.

          (b)  Business Interruption. Lessee shall obtain and maintain loss of
income and extra expense insurance in amounts as will reimburse Lessee for
direct or indirect loss of earnings attributable to all perils commonly insured
against by prudent lessees in the business of Lessee or attributable to
prevention of access to the Premises as a result of such perils.

          (c)  No Representation of Adequate Coverage. Lessor makes no
representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Lessee's property, business operations or
obligations under this Lease.

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     8.5  Insurance Policies. Insurance required herein shall be by companies
duly licensed or admitted to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, as set forth in the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Lessee
shall not do or permit to be done anything which invalidates the required
insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor
certified copies of policies of such insurance or certificates evidencing the
existence and amounts of the required insurance. No such policy shall be
cancelable or subject to modification except after 30 days prior written notice
to Lessor. Lessee shall, at least 30 Lessor any order such insurance and charge
the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor
upon demand. Such policies shall be for a term of at least one year, or the
length of the remaining term of this Lease, whichever is less. If either Party
shall fail to procure and maintain the insurance required to be carried by it,
the other party may, but all not be required to procure and maintain the same.

     8.6  Waiver of Subrogation. Without affecting any other rights or remedies,
Lessee and Lessor each hereby release and relieve the other, and waive their
entire right to recover damages against the other, for loss of or damage to its
property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of
insurance carried or required, or by any deductibles applicable hereto. The
Parties agree to have their respective property damage insurance carriers waive
any right to subrogation that such companies may have against Lessor or Lessee,
as the case may be, so long as the insurance is not invalidated thereby.

     8.7  Indemnity. Except for Lessor's gross negligence or willful misconduct,
Lessee shall indemnity, protect, defend and hold harmless the Premises, Lessor
and its agents, Lessor's master or ground lessor, partners and lenders, from and
against any and all claims, loss of rents and/or damages, liens, judgments,
penalties, attorneys' and consultants' fees, expenses and/or liabilities arising
out of, involving, or in connection with, the use and/or occupancy of the
Premises by Lessee. If any action or proceeding is brought against Lessor by
reason of any of the foregoing matters, Lease shall upon notice defend the same
at Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor
shall cooperate with Lessee in such defense. Lessor need not have first paid any
such claim in order to be defended or indemnified.

     8.8  Exemption of Lessor from Liability. Lessor shall not be liable for
injury or damage to the person or goods, wares, merchandise or other property of
Lessee, Lessee's employees, contractors, invitees, customers, or any other
person in or about the Premises, whether such damage or injury is caused by or
results from fire, steam, electricity, gas, water or rain, or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers, wires,
appliances, plumbing, HVAC or lighting fixtures, or from any other cause,
whether the said injury or damage results from conditions arising upon the
Premises or upon other portions of the Building, or from other sources or
places. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant of Lessor nor from the failure of Lessor to enforce
the provisions of any other lease in the Project. Notwithstanding Lessor's
negligence or breach of this Lease, Lessor shall under no circumstances be
liable for injury to Lessee's business or for any loss of income or profit
therefrom.

9.   Damage or Destruction.

     9.1  Definitions.

          (a)  Premises Partial Damage" shall mean damage or destruction to the
improvements on the Premises, other than Lessee Owned Alterations and Utility
Installations, which can reasonably be repaired in 3 months or less from the
date of the damage or destruction, and the cost thereof does not exceed a sum
equal to 6 month's Base Rent. Lessor shall notify Lessee in writing within 30
days from the date of the damage or destruction as to whether or not the damage
is partial or total.

          (b)  "Premises Total Destruction" shall mean damage or destruction to
the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which cannot reasonably be repaired in
3 months or less from the date of the damage or destruction and/or the cost
thereof exceeds a sum equal to 6 month's Base Rent. Lessor shall notify Lessee
in writing within 30 days from the date of the damage or destruction as to
whether or not the damage is partial or total.

          (c)  "Insured Loss" shall mean damage or destruction to improvements
on the Premises, other than Lessee Owned Alterations and Utility Installations
and Trade Fixtures, which was caused by an event required to be covered by the
insurance described in Paragraph 8.3(a), irrespective of any deductible amounts
or coverage limits involved.

          (d)  "Replacement Cost" shall mean the cost to repair or rebuild the
improvements owned by Lessor at the time of the occurrence to their condition
existing immediately prior thereto, including demolition, debris removal and
upgrading required by the operation of Applicable Requirements, and without
deduction for depreciation.

          (e)  "Hazardous Substance Condition" shall mean the occurrence or
discovery of a condition involving the presence of, or a contamination by, a
Hazardous Substance as defined in Paragraph 6.2(a), in, or, or under the
Premises.

     9.2  Partial Damage - Insured Loss. If a Premises Partial Damage that is an
Insured Loss occurs, then Lessor shall, at Lessor's expense, repair such damage
(but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility
Installations) as soon as reasonably possible and this Lease shall continue in
full force and effect; provided, however, that Lessee shall, at Lessor's
election, make the repair of any damage or destruction the total cost to repair
of which is $5,000 or less, and, in such event, Lessor shall make any applicable
insurance proceeds available to Lessee on a reasonable basis for that purpose.
Notwithstanding the foregoing, if the required insurance was not in force or the
insurance proceeds are not sufficient to effect such repair, the Insuring Party
shall promptly contribute the shortage in proceeds as and when required to
complete said repairs. In the event, however, such shortage was due to the fact
that, by reason of the unique nature of the improvements, full replacement cost
insurance coverage was not commercially reasonable and available, Lessor shall
have no obligation to pay for the shortage in insurance proceeds or to fully
restore the unique aspects of the Premises unless Lessee provides Lessor with
the funds to cover same, or adequate assurance thereof, within 10 days following
receipt of written notice of such shortage and request therefore. If Lessor
receives said funds or adequate assurance thereof within said 10 day period, the
partly responsible for making the repairs shall complete them as soon as
reasonably possible and this Lease shall remain in full force and effect. If
such funds or assurance are not received, Lessor may nevertheless elect by
written notice to Lessee within 10 days thereafter to: (i) make such restoration
and repair as is commercially reasonable with Lessor paying any shortage in
proceeds, in which case this Lease shall remain in full force and effect, or
(ii) have this Lease terminate 30 days thereafter. Lessee shall not be entitled
to reimbursement of any funds contributed by Lessee to repair any such damage or
destruction. Premises Partial Damage due to flood or earthquake shall be subject
to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but
the net proceeds of any such insurance shall be made available for the repairs
if made by either Party.

     9.3  Partial Damage - Uninsured Loss. If a Premises Partial Damage that is
not an Insured Loss occurs, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee's expense),
Lessor may either: (i) repair such damage as soon as reasonably possible at
Lessor's expense, in which event this Lease shall continue in full force and
effect, or (ii) terminate this Lease by giving written notice to Lessee within
30 days after receipt by Lessor of knowledge of the occurrence of such damage.
Such termination shall be effective 60 days following the date of such notice.
In the event Lessor elects to terminate this Lease. Lessee shall have the right
within 10 days after receipt of the termination notice to give written notice to
Lessor of Lessee's commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or
satisfactory assurance thereof within 30 days after making such commitment. In
such event this Lease shall continue in full force and effect, and Lessor shall
proceed to make such repairs as soon as reasonably possible after the required
funds are available. If Lessee does not make the required commitment, this Lease
shall terminate as of the date specified in the termination notice.

     9.4  Total Destruction. Notwithstanding any other provision hereof, if a
Premises Total Destruction occurs, this Lease shall terminate 60 days following
such Destruction. If the damage or destruction was caused by the gross
negligence or willful misconduct of Lessee, Lessor shall have the right to
recover Lessor's damages from Lessee, except as provided in Paragraph 8.6.

     9.5  Damage Near End of Term. If at any time during the last 6 months
of this Lease there is damage for which the cost to repair exceeds one month's
Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease
effective 60 days following the date of occurrence of such damage by giving a
written termination notice to Lessee within 30 days after the date of occurrence
of such damage. Notwithstanding the foregoing, if Lessee at that time has an
exercisable option to extend this Lease or to purchase the Premises, then Lessee
may preserve this Lease by, (a) exercising such option and (b) providing Lessor
with any shortage in insurance proceeds (or adequate assurance thereof) needed
to make the repairs on or before the earlier of (i) the date which is 10 days
after Lessee's receipt of Lessor's written notice purporting to terminate this
Lease, or (ii) the day prior to the date upon which such option

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expires. If Lessee duly exercises such option during such period and provides
Lessor with funds (or adequate assurance thereof) to cover any shortage in
insurance proceeds, Lessor shall, at Lessor's commercially reasonable expense,
repair such damage as soon as reasonably possible and this Lease shall continue
in full force and effect. If Lessee fails to exercise such option and provide
such funds or assurance during such period, then this Lease shall terminate on
the date specified in the termination notice and Lessee's option shall be
extinguished.

     9.6   Abatement of Rent; Lessee's Remedies.

           (a)  Abatement. In the event of Premises Partial Damage or Premises
Total Destruction or a Hazardous Substance Condition for which Lessee is not
responsible under this Lease, the Rent payable by Lessee for the period required
for the repair, remediation or restoration of such damage shall be abated in
proportion to the degree to which Lessee's use of the Premises is impaired, but
not to exceed the proceeds received from the Rental Value insurance. All other
obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall
have no liability for any such damage, destruction, remediation, repair or
restoration except as provided herein.

           (b)  Remedies. If Lessor shall be obligated to repair or restore the
Premises and does not commence, in a substantial and meaningful way, such repair
or restoration within 90 days after such obligation shall accrue, Lessee may, at
any time prior to the commencement of such repair or restoration, give written
notice to Lessor and to any Lenders of which Lessee has actual notice, of
Lessee's election to terminate this Lease on a date not less than 60 days
following the giving of such notice. If Lessee gives such notice and such repair
or restoration is not commenced with 30 days thereafter, this Lease shall
terminate as of the date specified in said notice. If the repair or restoration
is commenced within such 30 days, this Lease shall continue in full force and
effect. "Commence" shall mean either the unconditional authorization of the
preparation of the required plans, or the beginning of the actual work on the
Premises, whichever first occurs.

     9.7   Termination; Advance Payments. Upon termination of this Lease
pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be
made concerning advance Base Rent and any other advance payments made by Lessee
to Lessor. Lessor shall, in addition return to Lessee so much of Lessee's
Security Deposit as has not been, or is not then required to be used by Lessor.

     9.8   Waive Statutes. Lessor and Lessee agree that the terms of this Lease
shall govern the effect of any damage to or destruction of the Premises with
respect to the termination of this Lease and hereby waive the provisions of any
present or future statute to the extent inconsistent herewith.

10.  Real Property Taxes.

     10.1  Definitions.

           (a)  "Real Property Taxes." As used herein, the term "Real Property
Taxes" shall include any form of assessment; real estate, general, special,
ordinary or extraordinary, or rental levy or tax (other than inheritance,
personal income or estate taxes); improvement bond; and/or license fee imposed
upon or levied against any legal or equitable interest of Lessor in the Project,
Lessor's right to other income therefrom, and/or Lessor's business of leasing,
by any authority having the direct or indirect power to tax and where the funds
are generated with reference to the Project address and where the proceeds so
generated are to be applied by the city, county or other local taxing authority
of a jurisdiction within which the Project is located. The term "Real Property
Taxes" shall also include any tax, fee, levy, assessment or charge, or any
increase therein, imposed by reason of events occurring during the term of this
Lease, including but not limited to, a change in the ownership of the Project or
any portion thereof or a change in the improvements thereon.

           (b)  "Base Real Property Taxes." As used herein, the term "Base Real
Property Taxes" shall be the amount of Real Property Taxes, which are assessed
against the Premises, Building, Project or Common Areas in the calendar year
during which the Lease is executed. In calculating Real Property Taxes for any
calendar year, the Real Property Taxes for any real estate tax year shall be
included in the calculation of Real Property Taxes for such calendar year based
upon the number of days which such calendar year and tax year have in common.

     10.2  Payment of Taxes. Lessor shall pay the Real Property Taxes applicable
to the Project, and except as otherwise provided in Paragraph 10.3, any
increases in such amounts over the Base Real Property Taxes shall be included in
the calculation of Common Area Operating Expenses in accordance with the
provisions of Paragraph 4.2.

     10.3  Additional Improvements. Common Area Operating Expenses shall not
include Real Property Taxes specified in the tax assessor's records and work
sheets as being caused by additional improvements placed upon the Project by
other lessees or by Lessor for the exclusive enjoyment of such other lessees.
Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at
the time Common Area Operating Expenses are payable under Paragraph 4.2, the
entirety of any increase in Real Property Taxes if assessed solely by reason of
Alterations, Trade Fixtures or Utility installations placed upon the Premises by
Lessee or at Lessee's request.

     10.4  Joint Assessment. If the Building is not separately assessed, Real
Property Taxes allocated to the Building shall be an equitable proportion of the
Real Property Taxes for all of the land and improvements included within the tax
parcel assessed such proportion to be determined by Lessor from the respective
valuations assigned in the assessor's work sheets or such other information as
may be reasonably available Lessor's reasonable determine thereof, in good
faith, shall be conclusive.

     10.5  Personal Property Taxes. Lessee shall pay prior to delinquency all
taxes assessed against and levied upon Lessee Owned Alterations and Utility
Installations, Trade Fixtures, furnishings, equipment and all personal property
of Lessee contained in the Premises. When possible, Lessee shall cause its
Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately
from the real property of Lessor. If any of Lessee's said property shall be
assessed with Lessor's real property, Lessee shall pay Lessor the taxes
attributable to Lessee's property within 10 days after receipt of a written
statement setting forth the taxes applicable to Lessee's property.

11.  Utilities. Lessee shall pay for all water, gas, heat, light, power,
telephone, trash disposal and other utilities and services supplied to the
Premises, together with any taxes thereon. Notwithstanding the provisions of
Paragraph 4.2, if at any time in Lessor's sole judgment, Lessor determines that
Lessee is using a disproportionate amount of water, electricity or other
commonly metered utilities, or that Lessee is generating such a large volume of
trash as to require an increase in the number of times per month that the
dumpster is emptied, then Lessor may increase Lessee's Base Rent by an amount
equal to such increased costs.

12.  Assignment and Subletting.

     12.1  Lessor's Consent Required.

           (a)  Lessee shall not voluntarily or by operation of law assign
transfer, mortgage or encumber (collectively, "assignment") or sublet all of any
part of Lessee's interest in this Lease or in the Premises without Lessor's
prior written consent.

           (b)  A change in the control of Lessee shall constitute an assignment
requiring consent. The transfer, on a cumulative basis, of 25% of more of the
voting control of Lessee shall constitute a change in control for this purpose.

           (c)  The involvement of Lessee or its assets in any transaction, or
series of transactions (by way of merger, sale acquisition, financing, transfer,
leveraged buy out or otherwise), whether or not a formal assignment or
hypothecation of this Lease or Lessee's assets occurs, which results of will
result in a reduction of the Net Worth of Lessee by an amount greater than 50%
of such Net Worth as it was represented at the time of the execution of this
Lease or at the time of the most recent assignment to which Lessor ha consented,
or as it exists immediately prior to said transaction or transactions
constituting such reduction, whichever was or is greater, shall be considered an
assignment of this Lease to which Lessor may withhold its consent. "Net Worth of
Lessee" shall mean the net worth of Lessee (excluding any guarantors)
established under generally accepted accounting principles.

           (d)  An assignment or subletting without consent shall, at Lessor's
option, be a Default curable after notice per Paragraph 3.1(c), or a noncurable
Breach without the necessity of any notice and grace period. If Lessor elects to
treat such unapproved assignment or subletting as a noncurable Breach, Lessor
may either: (i) terminate this Lease, or (ii) upon 30 days written notice,
increase the monthly Base Rent to 110% of the Base Rent then in effect. Further,
in the event of such Breach and rental adjustment, (i) the purchase price of any
option to purchase the Premises held by Lessee shall be subject to similar
adjustment to 110% of the price previously in effect, and (ii) all fixed and
non-fixed rental adjustments scheduled during the remainder of the Lease term
shall be decreased to 110% of the scheduled adjusted rent.

           (e)  Lessee's remedy for any breach of Paragraph 12.1 by Lessor shall
be limited to compensatory damages and/or junctive relief.

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     12.2  Terms and Conditions Applicable to Assignment and Subletting.

           (a)  Regardless of Lessor's consent, any assignment or subletting
shall not: (i) be effective without the express written assumption by such
assignee or sublessee of the obligations of Lessee under this Lease; (ii)
release Lessee of any obligations hereunder; or (iii) after the primary
liability of Lessee for the payment of Rent or for the performance of any other
obligations to be performed by Lessee.

           (b)  Lessor may accept Rent or performance of Lessee's obligations
from any person other than Lessee pending approval or disapproval of an
assignment. Neither a delay in the approval or disapproval of such assignment
nor the acceptance of Rent or performance shall constitute a waiver of estoppel
of Lessor's right to exercise its remedies for Lessee's Default or Breach.

           (c)  Lessor's consent to any assignment or subletting shall not
constitute a consent to any subsequent assignment or subletting.

           (d)  In the event of any Default or Breach by Lessee, Lessor may
proceed directly against Lessee, any Guarantors or anyone else responsible for
the performance of Lessee's obligations under this Lease, including any assignee
or sublessee, without first exhausting Lessor's remedies against any other
person or entity responsible therefore to Lessor, or any security held by
Lessor.

           (e)  Each request for consent to an assignment or subletting shall be
in writing, accompanied by information relevant to Lessor's determination as to
the financial and operational responsibility and appropriateness of the proposed
assignee or sublessee, including but not limited to the intended use and/or
required modification of the Premises, if any, together with a fee of $1,000 or
10% of the current monthly Base Rent applicable to the portion of the Premises
which is the subject of the proposed assignment or sublease, whichever is
greater, as consideration for Lessor's considering and processing said request.
Lessee agrees to provide Lessor with such other or additional information and/or
documentation as may be reasonably requested.

           (f)  Any assignee of, or sublessee under, this Lease shall, by reason
of accepting such assignment or entering into such sublease, be deemed to have
assumed and agreed to conform and comply with each and every term, covenant,
condition and obligation herein to be observed or performed by Lessee during the
term of said assignment or sublease, other than such obligations as are contrary
to or inconsistent with provisions of an assignment or sublease to which Lessor
has specifically consented to in writing.

     12.3  Additional Terms and Conditions Applicable to Subletting. The
following terms and conditions shall apply to any subletting by Lessee of all or
any part of the Premises and shall be deemed included in all subleases under
this Lease whether or not expressly Incorporated therein:

           (a)  Lessee hereby assigns and transfers to Lessor all of Lessee's
interest in all Rent payable on any sublease, and Lessor may collect such Rent
and apply same toward Lessee's obligations under this Lease; provided, however,
that until a Breach shall occur in the performance of Lessee's obligations,
Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or
any assignment of such sublease, nor by reason of the collection of Rent be
deemed liable to the sublessee for any failure of Lessee to perform and comply
with any of Lessee's obligations to such sublessee. Lessee hereby irrevocably
authorizes and directs any such sublessee, upon receipt of a written notice from
Lessor stating that a Breach exists in the performance of Lessee's obligations
under this Lease, to pay to Lessor all Rent due and to become due under the
sublease. Sublessee shall rely upon any such notice from Lessor and shall pay
all Rents to Lessor without any obligation or right to inquire as to whether
such Breach exists, notwithstanding any claim from Lessee to the contrary.

           (b)  In the event of a Breach by Lessee, Lessor may, at its option,
require sublessee to attorn to Lessor, in which event Lessor shall undertake the
obligations of the sublessor under such sublease from the time of the exercise
of said option to the expiration of such sublease; provided, however, Lessor
shall not be liable for any prepaid rents or security deposit paid by such
sublessee to such sublessor or for any prior Defaults or Breaches of such
sublessor.

           (c)  Any matter requiring the consent of the sublessor under a
sublease shall also require the consent of Lessor.

           (d)  No sublessee shall further assign or sublet all or any part of
the Premises without Lessor's prior written consent.

           (e)  Lessor shall deliver a copy of any notice of Default or Breach
by Lessee to the sublessee, who shall have the right to cure the Default of
Lessee within the grace period, if any, specified in such notice. The sublessee
shall have a right of reimbursement and offset from and against Lessee for any
such Defaults cured by the sublessee.

13.  Default; Breach; Remedies.

     13.1  Default; Breach.  A "Default" is defined as a failure by the Lessee
to comply with or perform any of the terms, covenants, conditions or Rules and
Regulations under this Lease. A "Breach" is defined as the occurrence of one or
more of the following Defaults, and the failure of Lessee to cure such Default
within any applicable grace period:

           (a)  The abandonment of the Premises; or the vacating of the Premises
without providing a commercially reasonable level of security, or where the
coverage of the property insurance described in Paragraph 8.3 is jeopardized as
a result thereof, or without providing reasonable assurances to minimize
potential vandalism.

           (b)  The failure of Lessee to make any payment of Rent or any
Security Deposit required to be made by Lessee hereunder, whether to Lessor or
to a third party, when due, to provide reasonable evidence of insurance or
surety bond, or to fulfill any obligation under this Lease which endangers or
threatens life or property, where such failure continues for a period of 3
business days following written notice to Lessee.

           (c)  The failure by Lessee to provide (i) reasonable written evidence
of compliance with Applicable Requirements, (ii) the service contracts, (iii)
the rescission of an unauthorized assignment or subletting, (iv) an Estoppel
Certificate, (v) a requested subordination, (vi) evidence concerning any
guaranty and/or Guarantor, (vii) any document requested under Paragraph 41
(easements), or (viii) any other documentation of information which Lessor may
reasonably require of Lessee under the terms of this Lease, where any such
failure continues for a period of 10 days following written notice to Lessee.

           (d)  A Default by Lessee as to the terms, covenants, conditions or
provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof,
other than those described in subparagraphs 13.1(a), (b) or (c), above, where
such Default continues for a period of 30 days after written notice; provided,
however, that if the nature of Lessee's Default is such that more than 30 days
are reasonably required for its cure, then it shall not be deemed to be a
Breach. If Lessee commences such cure within said 30 day period and thereafter
diligently prosecutes such cure to completion.

           (e)  The occurrence of any of the following events: (i) the making of
any general arrangement or assignment for the benefit of creditors; (ii)
becoming a "debtor" as defined In 11 U.S.C.  101 or any successor statute
thereto (unless, in the case of a petition filed against Lessee, the same is
dismissed within sixty (60) days; (iii) the appointment of a trustee or receiver
to take possession of substantially all of Lessee's assets located at the
Premises or of Lessee's interest in this Lease, where possession is not restored
to Lessee within 30 days; or (iv) the attachment, execution or other judicial
seizure of substantially all of Lessee's assets located at the Premises or of
Lessee's interest in this Lease, where such seizure is not discharged within 30
days; provided, however, in the event that any provision of this subparagraph
(e) is contrary to any applicable law, such provision shall be of no force or
effect, and not affect the validity of the remaining provisions.

           (f)  The discovery that any financial statement of Lessee or of any
Guarantor given to Lessor was materially false.

           (g)  If the performance of Lessee's obligations under this Lease is
guaranteed: (i) the death of a Guarantor; (ii) the termination of a Guarantor's
liability with respect to this Lease other than in accordance with the terms of
such guaranty; (iii) a Guarantor's becoming insolvent or the subject of a
bankruptcy filing; (iv) a Guarantor's refusal to honor the guaranty; or (v) a
Guarantor's breach of its guaranty obligation on an anticipatory basis, and
Lessee's failure, within 60 days following written notice of any such event, to
provide written alternative assurance or security, which, when coupled with the
then existing resources of Lessee, equals or exceeds the combined financial
resources of Lessee and the Guarantors that existed at the time of execution of
this Lease.

     13.2  Remedies. If Lessee fails to perform any of its affirmative duties or
obligations, within 10 days after written notice (or in case of an emergency,
without notice), Lessor may, at its option, perform such duty or obligation on
Lessee's behalf, including but not limited to the obtaining of reasonably
required bonds insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be due
and payable, by Lessee upon receipt of invoice therefor. If any check given to
Lessor by Lessee shall not be honored by the bank upon which it is drawn,
Lessor, at its option, may require all future payments to be made by Lessee to
be by cashier's check. In the event of a Breach, Lessor may, with or without
further notice or demand, and without limiting Lessor in the exercise of any
right or remedy which Lessor may have by reason of such Breach:

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           (a)  Terminate Lessee's right to possession of the Premises by any
lawful means, in which case this Lease shall terminate and Lessee shall
immediately surrender possession to Lessor. In such event Lessor shall be
entitled to recover from Lessee: (i) the unpaid Rent which had been earned at
the time of termination; (ii) the worth at the time of award of the amount by
which the unpaid rent which would have been earned after termination until the
time of award exceeds the amount of such rental loss that the Lessee proves
could have been reasonably avoided; (iii) the worth at the time of award of the
amount by which the unpaid rent for the balance of the term after the time of
award exceeds the amount of such rental loss that the Lessee proves could be
reasonably avoided; and (iv) any other amount necessary to compensate Lessor for
all the detriment proximately caused by the Lessee's failure to perform its
obligations under this Lease or which in the ordinary course of things would be
likely to result therefrom, including but not limited to the cost of recovering
possession of the Premises, expenses of reletting, including necessary
renovation and alteration of the Premises, reasonable attorneys' fees, and that
portion of any leasing commission paid by Lessor in connection with this Lease
applicable to the unexpired term of this Lease. The worth at the time of award
of the amount referred to in provision (iii) of the immediately preceding
sentence shall be computed by discounting such amount at the discount rate of
the Federal Reserve Bank of the District within which the Premises are located
at the time of award plus one percent. Efforts by Lessor to mitigate damages
caused by Lessees Breach of this Lease shall not waive Lessor's right to recover
damages under Paragraph 12. If termination of this Lease is obtained through the
provisional remedy of unlawful detainer, Lessor shall have the right to recover
in such proceeding any unpaid Rent and damages as are recoverable therein, or
Lessor may reserve the right to recover all or any part thereof in a separate
suit. If a notice and grace period required under Paragraph 13.1 was not
previously given, a notice to pay rent or quit, or to perform or quit given to
Lessee under the unlawful detainer statute shall also constitute the notice
required by Paragraph 13 1. In such case, the applicable grace period required
by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and
the failure of Lessee to cure the Default within the greater of the two such
grace periods shall constitute both an unlawful detainer and a Breach of this
Lease entitling Lessor to the remedies provided for in this Lease and/or by said
statute.

           (b)  Continue the Lease and Lessee' s right to possession and recover
the Rent as it becomes due, in which event Lessee may sublet or assign, subject
only to reasonable limitations. Acts of maintenance, efforts to relet, and/or
the appointment of a receiver to protect the Lessor's interests, shall not
constitute a termination of the Lessee's fight to possession.

           (c)  Pursue any other remedy now or hereafter available under the
laws or judicial decisions of the state wherein the Premises are located. The
expiration or termination of this Lease and/or the termination of Lessee's right
to possession shall not relieve Lessee from liability under any indemnity
provisions of this Lease as to matters occurring or accruing during the term
hereof or by reason of Lessee's occupancy of the Premises.

     13.3  Inducement Recapture. Any agreement for free of abated rent or other
charges, or for the giving or paying by Lessor to or for Lessee of any cash or
other bonus, inducement or consideration for Lessee's entering into this Lease,
all of which concessions are hereinafter referred to as "Inducement Provisions,"
shall be deemed conditioned upon Lessee's full and faithful performance of all
of the terms, covenants and conditions of this Lease. Upon Breach of this Lease
by Lessee, any such Inducement Provision shall automatically be deemed deleted
from this Lease and of no further force or effect, and any rent, other charge,
bonus, inducement or consideration theretofore abated, given or paid by Lessor
under such an Inducement Provision shall be immediately due and payable by
Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee.
The acceptance by Lessor of rent or the cure of the Breach which initiated the
operation of this paragraph shall not be deemed a waiver by Lessor of the
provisions of this paragraph unless specifically so stated in writing by Lessor
at the time of such acceptance.

     13.4  Late Charges. Lessee hereby acknowledges that late payment by Lessee
of Rent will cause Lessor to incur costs not contemplated by this Lease, the
exact amount of which will be extremely difficult to ascertain. Such costs
include, but are not limited to, processing and accounting charges, and late
charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within five (5) days after such amount shall be
due, then, without any requirement for notice to Lessee, Lessee shall pay to
Lessor a one-time late charge equal to 12% of each such overdue amount or $100,
whichever is greater. The parties hereby agree that such late charge represents
a fair and reasonable estimate of the costs Lessor will incur by reason of such
late payment. Acceptance of such late charge by Lessor shall in no event
constitute a waiver of Lessee's Default of Breach with respect to such overdue
amount, nor prevent the exercise of any of the other rights and remedies granted
hereunder. In the event that a late charge is payable hereunder, whether or not
collected, for 3 consecutive installments of Base Rent, then notwithstanding any
provision of this Lease to the contrary, Base Rent shall, at Lessor's option,
become due and payable quarterly in advance.

     13.5  Interest. Any monetary payment due Lessor hereunder, other than late
charges, not received by Lessor, when due as to scheduled payments (such as Base
Rent) or within 30 days following the date on which it was due for non-scheduled
payment, shall bear interest from the date when due, as to scheduled payments,
or the 31st day after it was due as to non-scheduled payments. The interest
("Interest") charged shall be equal to the prime rate reported In the Wall
Street Journal as published closest prior to the date when due plus 4%, but
shall not exceed the maximum rate allowed by law. Interest is payable in
addition to the potential late charge provided for in Paragraph 13.4.

     13.6  Breach by Lessor.

           (a)  Notice of Breach. Lessor shall not be deemed in breach of this
Lease unless Lessor fails within a reasonable time to perform an obligation
required to be performed by Lessor. For purposes of this Paragraph, a reasonable
time shall in no event be less than 30 days after receipt by Lessor, and any
Lender whose name and address shall have been furnished Lessee in writing for
such purpose of written notice specifying wherein such obligation of Lessor has
not been performed; provided, however, that if the nature of Lessor's obligation
is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day
period and thereafter diligently pursued to completion.

           (b)  Performance by Lessee on Behalf of Lessor. In the event that
neither Lessor nor Lender cures said breach within 30 days after receipt of said
notice, or if having commenced said cure they do not diligently pursue it to
completion, then Lessee may elect to cure said breach at Lessee's expense and
offset from Rent an amount equal to the greater of one month's Bass Rent or the
Security Deposit, and to pay an excess of such expense under protest, reserving
Lessee's right to reimbursement from Lessor. Lessee shall document the cost of
said cure and supply said documentation to Lessor.

14.  Condemnation. If the Premises or any portion thereof are taken under the
power of eminent domain or sold under the threat of the exercise of said power
(collectively "Condemnation"), this Lease shall terminate as to the part taken
as of the date the condemning authority takes title or possession, whichever
first occurs. If more than  10% of the floor area of the Unit, or more than 25%
of Lessee's Reserved Parking Spaces, is taken by Condemnation, Lessee may, at
Lessee's option, to be exercised in writing within 10 days after Lessor shall
have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken
possession) terminate this Lease as of the date the condemning authority takes
such possession. If Lessee does not terminate this Lease, in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of
the Premises remaining, except that the Base Rent shall be reduced in proportion
to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided,
however, that Lessee shall be entitled to any compensation for Lessee's
relocation expenses, loss of business goodwill and/or Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of
this Paragraph. All Alterations and Utility Installations made to the Premises
by Lessee, for purposes of Condemnation only, shall be considered the property
of the Lessee and Lessee shall be entitled to any and all compensation which is
payable therefor. In the event that this Lease is not terminated by reason of
the Condemnation, Lessor shall repair any damage to the Premises caused by such
Condemnation.

15.  Brokerage Fee.

     15.1  Additional Commission. In addition to the payments owed pursuant to
Paragraph 1.10 above, and unless Lessor and the Brokers otherwise agree in
writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee
acquires from Lessor any rights to the Premises or other premises owned by
Lessor and located within the Project, (c) if Lessee remains in possession of
the Premises, with the consent of Lessor, after the expiration of this Lease, or
(d) if Base Rent is increased, whether by agreement or operation of an
escalation clause herein, then, Lessor shall pay Brokers a fee in accordance
with the schedule of the Brokers in effect at the time of the execution of this
Lease.

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     15.2  Assumptions of Obligations. Any buyer or transferee of Lessor's
interest in this Lease shall be deemed to have assumed Lessor's obligation
hereunder. Brokers shall be third party beneficiaries of the provisions of
Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to Brokers any amounts
due as and for brokerage fees pertaining to this Lease when due, then such
amounts shall accrue interest. In addition, if Lessor fails to pay any amounts
to Lessee's Broker when due, Lessee's Broker may send written notice to Lessor
and Lessee of such failure and if Lessor fails to pay such amounts within 10
days after said notice, Lessee shall pay said monies to its Broker and offset
such amounts against Rent. In addition, Lessee's Broker shall be deemed to be a
third party beneficiary of any commission agreement entered into by and/or
between Lessor and Lessor's Broker for the limited purpose of collecting any
brokerage fee owed.

     15.3  Representations and Indemnities of Broker Relationships.  Lessee and
Lessor each represent and warrant to the other that it has had no dealings with
any person, firm, broker or finder (other than the Brokers, if any) in
connection with this Lease, and that no one other than said name Brokers is
entitled to any commission or finder's fee in connection herewith.  Lessee and
Lessor do each hereby agree to indemnify, protect, defend and hold the other
harmless from and against liability for compensation or charges which my be
claimed by any such unnamed broker, finder or other similar party by reason of
any dealings or actions of the Indemnifying Party, including any costs,
expenses, attorneys' fees reasonably incurred with respect thereto.

16.  Estoppel Certificates.

           (a)  Each Party (as "Responding Party") shall within 10 days after
written notice from the other Party (the "Requesting Party") execute,
acknowledge and deliver to the Requesting Party a statement in writing in form
similar to the then most current "Estoppel Certificate" form published by the
American Industrial Real Estate Association, plus such additional information,
confirmation and/or statements as may be reasonably requested by the Requesting
Party.

           (b)  If the Responding Party shall fail to execute or deliver the
Estoppel Certificate within such 10 day period, the Requesting party may execute
an Estoppel Certificate stating that: (i) the Lease is in full force and effect
without modification except as may be represented by the Requesting Party, (ii)
there are no uncured defaults in the Requesting Party's performance, and (iii)
if Lessor is the Requesting Party, not more than one month's rent has been paid
in advance. Prospective purchasers and encumbrancers may rely upon the
Requesting Party's Estoppel Certificate, and the Responding Party shall be
estopped from denying the truth of the facts contained in said Certificate.

           (c)  If Lessor desires to finance, refinance or sell the Premises, or
any part thereof, Lessee and all Guarantors shall deliver to any potential
lender or purchaser designated by Lessor such financial statements as may be
reasonably required by such lender or purchaser, including but not limited to
Lessee's financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in
confidence and shall be sued only for the purposes herein set forth.

17.  Definition of Lessor.  The term "Lessor" as used herein shall mean the
owner or owners at the time in question of the fee title to the Premises, or, if
this is a sublease, of the Lessee's interest in the prior lease. In the event of
a transfer of Lessor's title or interest in the Premises or this Lease, Lessor
shall deliver to the transferee or assignee (in cash or by credit) any unused
Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such
transfer or assignment and delivery of the Security Deposit, as aforesaid, the
prior Lessor shall be relieved of all liability with respect to the obligations
and/or covenants under this Lease thereafter to be performed by the Lessor.
Subject to the foregoing, the obligations and/or covenants in the Lease to be
performed by the Lessor shall be binding only upon the Lessor as hereinabove
defined. Notwithstanding the above, and subject to the provisions of Paragraph
20 below, the original Lessor under this Lease, and all subsequent holders of
the Lessor's interest in this Lease shall remain liable and responsible with
regard to the potential duties and liabilities of Lessor pertaining to Hazardous
Substances as outlined in Paragraph 6.2 above.

18.  Severability.  The invalidity of any provision of this Lease, as determined
by a court of competent jurisdiction, shall in no way affect the validity of any
other provision hereof.

19.  Days.  Unless otherwise specifically indicated to the contrary, the word
"days" as used in this Lease shall mean and refer to calendar days.

20.  Limitation of Liability.  Subject to the provisions of Paragraph 17 above,
the obligations of Lessor under this Lease shall not constitute personal
obligations of Lessor, the individual partners of Lessor or its or their
individual partners, directors, officers or shareholders, and Lessee shall look
to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse
against the individual partners of Lessor, or its or their individual partners,
directors, officers or shareholders, or any of their personal assets for such
satisfaction.

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

22.  No Prior or Other Agreements; Broker Disclaimer.  This Lease contains all
agreements between the Parties with respect to any matter mentioned herein, and
no other prior or contemporaneous agreement or understanding shall be effective.
Lessor and Lessee each represents and warrants to the Brokers that is has made,
and is relying solely upon, its own investigation as to the nature, quality,
character and financial responsibility of the other Party to this Lease and as
to the use, nature, quality and character of the Premises.  Brokers have no
responsibility with respect thereto or with respect to any default or breach
hereof by either Party.  The liability (including court costs and attorneys'
fees), of any Broker with respect to negotiation, execution, delivery or
performance by either Lessor or Lessee under this Lease or any amendment or
modification hereto shall be limited to an amount up to the fee received by such
Broker pursuant to this Lease; provided, however, that the foregoing limitation
on each Broker's liability shall not be applicable to any gross negligence or
willful misconduct of such Broker.

23.  Notices.

     23.1  Notice Requirements. All notices required or permitted by this Lease
or applicable law shall be in writing and may be delivered in person (by hand or
by courier) or may be sent by regular, certified or registered mail or U.S.
Postal Service Express Mail, with postage prepaid, or by facsimile transmission,
and shall be deemed sufficiently given if served in a manner specified in this
Paragraph 23. The addresses noted adjacent to a Party's signature on this Lease
shall be that Party's address for delivery or mailing of notices. Either Party
may be written notice to the other specify a different address for notice,
except that upon Lessee's taking possession of the Premises, the Premises shall
constitute Lessee's address for notice. A copy of all notices to Lessor shall be
concurrently transmitted to such party or parties at such addresses as Lessor
may from time to time hereafter designate in writing.

     23.2  Date of Notice.  Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown on
the receipt card, or if no delivery date is shown, the postmark thereon. If sent
by regular mail the notice shall be deemed given 48 hours after the same is
addressed as required herein and mailed with postage prepaid. Notice delivered
by United States Express Mail or overnight courier that guarantee next day
delivery shall be deemed given 24 hours after delivery of the same to the Postal
Service or courier. Notices transmitted by facsimile transmission or similar
means shall be deemed delivered upon telephone confirmation or receipt
(confirmation report from fax machine is sufficient), provided a copy is also
delivered via delivery or mail. If notice is received on a Saturday, Sunday, or
legal holiday, it shall be deemed received on the next business day.

24.  Waivers.  No waiver by Lessor of the Default or Breach of any term,
covenant or condition hereof by Lessee, shall be deemed a waiver of any other
term, covenant or condition hereof, or of any subsequent Default or Breach by
Lessee of the same or of any other term, covenant or condition hereof.  Lessor's
consent to, or approval of, any act shall not be deemed to render unnecessary
the obtaining of Lessor's consent to, or approval of, any subsequent or similar
act by Lessee, or be construed as the basis of an estoppel to enforce the
provision of provisions of this Lease requiring such consent.  The acceptance of
Rent by Lessor shall not be a waiver of any Default or Breach by Lessee.  Any
payment by Lessee may be accepted by Lessor on account of monies or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee
in connection therewith, which such statements and/or conditions shall be no
force or effect whatsoever unless specifically agreed to in writing by Lessor at
or before the time of deposit of such payment.

25.  Disclosures Regarding The Nature of a Real Estate Agency Relationship.

     (a)  When entering into a discussion with a real estate agent regarding a
real estate transaction, a Lessor or Lessee should from the outset understand
what type of agency relationship or representation it has with the agent or
agents in the transaction. Lessor and Lessee acknowledge being advised by the
Brokers in this transaction, as follows:

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           (i)   Lessor's Agent. A Lessor's agent under a listing agreement
                 --------------
with the Lessor acts as the agent for the Lessor only. A Lessor's agent or
subagent has the following affirmative obligations: To the Lessor: A fiduciary
                                                    -------------
duty of utmost care, integrity, honesty, and loyalty in dealings with the
Lessor. To the Lessee and the Lessor: a. Diligent exercise of reasonable skills
        ----------------------------
and care in performance of the agent's duties. b. A duty of honest and fair
dealing and good faith. c. A duty to disclose all facts known to the agent
materially affecting the value or desirability of the property that are not
known to, or within the diligent attention and observation of, the Parties. An
agent is not obligated to reveal to either Party any confidential information
obtained from the other Party with does not involve the affirmative duties set
forth above.

           (ii)  Lessee's Agent.  An agent can agree to act as agent for the
                 --------------
Lessee only.  In these situations, the agent is not the Lessor's agent, even if
by agreement the agent my receive compensation for services rendered, either in
full or in part from the Lessor.  An agent acting only for a Lessee has the
following affirmative obligations.  To the Lessee: A fiduciary duty of utmost
                                    -------------
care, integrity, honesty, and loyalty in dealings with the Lessee.  To the
                                                                    ------
Lessee and the Lessor:  a. Diligent exercise of reasonable skills and care in
---------------------
performance of the agent's duties.  b.  A duty of honest and fair dealing and
good faith.  c.  A duty to disclose all facts known to the agent materially
affecting the value or desirability of the property that are not known to, or
within the diligent attention and observation of, the Parties.  An agent is not
obligated to reveal to either Party any confidential information obtained from
the other Party with does not involve the affirmative duties set forth above.

           (iii) Agent Representing both Lessor and Lessee.   A real estate
                 -----------------------------------------
agent, either acting directly or through one or more associate licenses, can
legally be the agent of both the Lessor and the Lessee in a transaction, but
only with the knowledge and consent of both the Lessor and the Lessee.  In a
dual agency situation, the agent has the following affirmative obligations to
both the Lessor and the Lessee:  a.  A fiduciary duty of utmost care, integrity,
honesty and loyalty in the dealings with either Lessor or the Lessee.  b.  Other
duties to the Lessor and the Lessee as stated above in subparagraphs (i) or
(ii).  In representing both Lessor and Lessee, the agent may not without the
express permission of the respective Party, disclose to the other Party that the
Lessor will accept rent in an amount less than that indicated in the listing or
that the Lessee is willing to pay a higher rent than that offered.  The above
duties of the agent in a real estate transaction do not relieve a Lessor or
Lessee from the responsibility to protect their own interests.  Lessor and
Lessee should carefully read all agreements to assure that they adequately
express their understanding of the transaction.  A real estate agent is a person
qualified to advise about real estate.  If legal or tax advice is desired,
consult a competent professional.

           (b)   Brokers have no responsibility with respect to any default or
breach hereof by either Party.  The liability (including court costs and
attorneys' fees), of any Broker with respect to any breach of duty, error or
omission relating to this Lease shall not exceed the fee received by such Broker
pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker's liability shall not be applicable to any gross negligence or willful
misconduct of such Broker.

           (c)   Buyer and Seller agree to identify to Brokers as "Confidential"
any communication or information given Brokers that is considered by such Party
to be confidential.

26.  No Right to Holdover.  Lessee has no right to retain possession of the
Premises or any part thereof beyond the expiration or termination of this Lease.
In the event that Lessee holds over, then the Base Rent shall be increased by
150% of the Base Rent applicable immediately preceding the expiration or
termination.  Nothing contained herein shall be construed as consent by Lessor
to any holding over by Lessee.

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

28.  Covenants and Conditions; Construction of Agreement.  All provisions of
this Lease to be observed or performed by Lessee are both covenants and
conditions.  In construing this Lease, all headings and titles are for the
convenience of the Parties only and shall not be considered as part of this
Lease.  Whenever required by the context, the singular shall include the plural
and vice versa.  This Lease shall not be construed as if prepared by one of the
Parties, but rather according to its fair meaning as a whole, as if both Parties
had prepared it.

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

30.  Subordination; Attornment; Non-Disturbance.

     30.1  Subordination.  This Lease and any Option granted hereby shall be
subject and subordinate to any ground lease, mortgage, deed of trust, or other
hypothecation or security device (collectively, "Security Device"), now or
hereafter placed upon the Premises, to any and all advances made on the security
thereof, and to all renewals, modifications, and extensions thereof.  Lessee
aggress that the holders of any such Security Devices (in this Lease together
referred to as "Lender") shall have not liability or obligation to perform any
of the obligations of Lessor under this Lease.  Any Lender may elect to have
this Lease and/or any Option granted hereby superior to the lien of its Security
Device by giving written notice thereof to Lessee, whereupon this Lease and such
Options shall be deemed prior to such Security Device, notwithstanding the
relative dates of the documentation or recordation thereof.

     30.2  Attornment.  Subject to the non-disturbance provisions of Paragraph
30.3, Lessee agrees to attorn to a Lender or any other party who acquired
ownership of the Premises by reason of a foreclosure of a Security Device, and
that in the event of such foreclosure, such new owner shall not: (a) be liable
for any act or omission of any prior lessor or with respect to events occurring
prior to acquisition of ownership; (b) be subject to any offsets or defenses
which Lessee might have against any prior lessor; (c) be bound by prepayment of
more than one month's rent, or (d) be liable for the return of any security
deposit paid to any prior lessor.

     30.3  Non-Disturbance.  With respect to Security Devices entered into by
Lessor after the execution of this Lease, Lessee's subordination of this Lease
shall be subject to receiving a commercially reasonable non-disturbance
agreement (a "Non-Disturbance Agreement") from the Lender which Non-Disturbance
Agreement provides that Lessee's possession of the Premises, and this Lease,
including any options to extend the term hereof, will not be disturbed so long
as Lessee is not in Breach hereof and attorns to the record owner of the
Premises.  Further, within 60 days after the execution of this Lease, Lessor
shall use its commercially reasonable efforts to obtain a Non-Disturbance
Agreement from the holder of any pre-existing Security Device which is secured
by the Premises.  In the event that Lessor is unable to provide the Non-
Disturbance Agreement within said 60 days, the Lessee may, at Lessee's option,
directly contact Lender and attempt to negotiate for the execution and delivery
of a Non-Disturbance Agreement.

     30.4  Self-Executing.  The agreements contained in this Paragraph 30 shall
be effective without the execution of any further documents; provided, however,
that, upon written request from Lessor or a Lender in connection with a sale,
financing or refinancing of the Premises, Lessee and Lessor shall execute such
further writings as my be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein.

31.  Attorneys' Fees.  If any Party or Broker brings an action or proceeding
involving the Premises whether founded in tort, contract or equity, or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any
such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys' fees.  Such fees may be awarded in the same suit or recovered in a
separate suit, whether or not such action or proceeding is pursued to decision
or judgment.  The term, "Prevailing Party" shall include, without limitation, a
Party or Broker who substantially obtains or defeats the relief sought, as the
case may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense.  The attorneys' fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorneys' fees reasonably incurred.  In
addition, Lessor shall be entitled to attorney's fees, costs and expenses
incurred in the preparation and service of notices of Default and consultations
in connection therewith, whether or not a legal action is subsequently commenced
in connection with such Default or resulting Breach ($200 is a reasonable
minimum per occurrence for such services and consultation).

32.  Lessor's Access; Showing Premises; Repairs.  Lessor and Lessor's agents
shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times for the purpose of showing the same
to prospective purchasers, lenders, or tenants, and making such alterations,
repairs, improvements or additions to the Premises as Lessor may deem necessary.
All such activities shall be without abatement or rent or liability to Lessee.
Lessor may at any time place on the Premises any ordinary "For Sale" signs and
Lessor may during the last 6 months of the term hereof place on the Premises any
ordinary "For Lease" signs. Lessee may at any time place on the Premises any
ordinary "For Sublease" sign.

33.  Auctions.  Lessee shall not conduct, nor permit to be conducted, any
auction upon the Premises without Lessor's prior written consent.  Lessor shall
not be obligate to exercise any standard of reasonableness in determining
whether to permit an auction.

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  Initials                          PAGE 12                          Initials
<PAGE>

34.  Signs.  Except for ordinary "For Sublease" signs which may be placed only
on the Premises, Lessee shall not place any sign upon the Project without
Lessor's prior written consent.  All signs must comply with all Applicable
Requirements.

35.  Termination; Merger.  Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach
by Lessee, shall automatically terminate any sublease or lesser estate in the
Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies.  Lessor's failure within 10 days following any such event
to elect to the contrary by written notice to the holder of any such lesser
interest, shall constitute Lessor's election to have such event constitute the
termination of such interest.

36.  Consents.  Except as otherwise provided herein, wherever in this Lease the
consent of a Party is required to act by or for the other Party, such consent
shall not be unreasonably withheld or delayed.  Lessor's actual reasonable costs
and expenses (including but not limited to architects', attorneys', engineers'
and other consultants' fees) incurred in the consideration of, or response to, a
request by Lessee for any Lessor consent, including but not limited to consents
to an assignment, a subletting or the presence or use of a Hazardous Substance,
shall be paid by Lessee upon receipt of an invoice and supporting documentation
therefor.  Lessor's consent to any act, assignment or subletting shall not
constitute an acknowledgement that no Default or Breach by Lessee of this Lease
exists, nor shall such consent be deemed a waiver of any then existing Default
or Breach, except as may be otherwise specifically stated in writing by Lessor
at the time of such consent.  The failure to specify herein any particular
condition to Lessor's consent shall not preclude the imposition by Lessor at the
time of consent of such further or other conditions as are then reasonable with
reference to the particular matter for which consent is being given.  In the
event that either Party disagrees with any determination made by the other
hereunder and reasonably request the reasons for such determination, the
determining party shall furnish its reasons in writing and in reasonable detail
within 10 business days following such request.

37.  Guarantor.

     37.1  Execution.  The Guarantors, if any, shall each execute a guaranty in
the form most recently published by the American Industrial Real Estate
Association, and each such Guarantor shall have the same obligations as Lessee
under this Lease.

     37.2  Default.  It shall constitute a Default of the Lessee if any
Guarantor fails or refuses, upon request to provide: (a) evidence of the
execution of the guaranty, including the authority of the party signing on
Guarantor's behalf to obligate Guarantor, and in the case of a corporate
Guarantor, a certified copy of a resolution of its board of directors
authorizing the making of such guaranty, (b) current financial statements, (c)
an Estoppel Certificate, or (d) written confirmation that the guaranty is still
in effect.

38.  Quiet Possession.  Subject to payment by Lessee of the Rent and performance
of all of the covenants, conditions and provisions on Lessee's part to be
observed and performed under this Lease, Lessee shall have quiet possession and
quiet enjoyment of the Premises during the term hereof.

39.  Options.  If Lessee is granted an option, as defined below, then the
following provisions shall apply.

     39.1  Definition.  "Option" shall mean: (a) the right to extend the term of
or renew this Lease or to extend or renew any lease that Lessee has on other
property of Lessor; (b) the right of first refusal or first offer to lease
either the Premises or other property of Lessor; (c) the right to purchase or
the right of first refusal to purchase the Premises or other property of Lessor.

     39.2  Options Personal to Original Lessee.  Any Option granted to Lessee in
this Lease is personal to the original Lessee, and cannot be assigned or
exercised by anyone other than said original Lessee and only while the original
Lessee is in full possession of the Premises and, if requested by Lessor, with
Lessee certifying that Lessee has no intention of thereafter assigning or
subletting.

     39.3  Multiple Options.  In the event that Lessee has any multiple Options
to extend or renew this Lease, a later Option cannot be exercised unless the
prior Options have been validly exercised.

     39.4  Effect of Default on Options.

           (a)  Lessee shall have no right to exercise an Option: (i) during the
period commencing with the giving of any notice of Default and continuing until
said Default is cured, (ii) during the period of time any Rent is unpaid
(without regard to whether notice thereof is given Lessee), (iii) during the
time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has
been give 3 or more notices of separate Default, whether or not the Defaults are
cured, during the 12 month period immediately preceding the exercise of the
Option.

           (b)  The period of time within which an Option may be exercised shall
not be extended or enlarged by reason of Lessee's inability to exercise an
Option because of the provisions of Paragraph 39.4(a).

           (c)  An option shall terminate and be no further force or effect,
notwithstanding Lessee's due and timely exercise of the Option, if, after such
exercise and prior to the commencement of the extended term, (i) Lessee fails to
pay Rent for a period of 30 days after such Rent becomes due (without any
necessity of Lessor to give notice thereof), (ii) Lessor gives to lessee 3 or
more notices of separate Default during any 12 month period, whether or not the
Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

40.  Security Measures.  Lessee hereby acknowledges that the Rent payable to
Lessor hereunder does not include the cost of guard service or other security
measures, and the Lessor shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

41.  Reservations.  Lessor reserves the right: (i) to grant, without the consent
or joinder of Lessee, such easements, rights and dedications that Lessor deems
necessary, (ii) to cause the recordation of parcel maps and restrictions, and
(iii) to create and/or install new utility raceways, so long as such easements,
rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee.  Lessee agrees to
sign any documents reasonably requested by Lessor to effectuate such rights.

42.  Performance Under Protest.  If at any time a dispute shall arise as to any
amount or sum of money to be paid by one Party to the other under the provisions
hereof, the Party against whom the obligation to pay the money is asserted shall
have the right to make payment "under protest" and such payment shall be
regarded as a voluntary payment and there shall survive the right on the part of
said Party to institute suit for recovery of such sum.  If it shall be adjudged
that there was no legal obligation on the part of said Party to pay such sum or
any part thereof, said Party shall be entitled to recover such sum or so much
thereof as it was not legally required to pay.

43.  Authority.  If either Party hereto is a corporation, trust, limited
liability company, partnership, or similar entity, each individual executing
this Lease on behalf of such entity represents and warrants that he or she is
duly authorized to execute and deliver this Lease on its behalf.  Each party
shall, within 30 days after request, deliver to the other party satisfactory
evidence of such authority.

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

45.  Offer.  Preparation of this Lease by either party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party.  This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

46.  Amendments.  This Lease may be modified only in writing, signed by the
Parties in interest at the time of the modification.  As long as they do not
materially change Lessee's obligations hereunder, Lessee agrees to make such
reasonable non-monetary modifications to this Lease as may be reasonably
required by a Lender in connection with the obtaining of normal financing or
refinancing of the Premises.

47.  Multiple Parties.  If more than one person or entity is named herein as
either Lessor or Lessee, such multiple Parties shall have joint and several
responsibility to comply with the terms of this Lease.

48.  Waiver of Jury Trial.  The Parties hereby waive their respective rights to
trial by jury in any action or proceeding involving the Property or arising out
this Agreement.

49.  Mediation and Arbitration of Disputes.  An Addendum requiring the Mediation
and/or the Arbitration of all disputes between the Parties and/or Brokers
arising out of this Lease [_] is [_] is not  attached to this Lease.

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO.  THE PARTIES HEREBY AGREE THAT, AT THE
TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

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  Initials                          PAGE 13                          Initials
<PAGE>

ATTENTION:  NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT
RELATES.  THE PARTIES ARE URGED TO:

1.  SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

2.  RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF
THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE
POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE
STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS,
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE
PREMISES FOR LESSEE'S INTENDED USE.

WARNING:  IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN
PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE
STATE IN WHICH THE PREMISES ARE LOCATED.

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

<TABLE>
<S>                                              <C>
Executed at:  San Francisco, California          Executed at:  San Francisco, California
            --------------------------------                  -------------------------------

On:  1/20/00                                     on:_________________________________________
   -----------------------------------------

By LESSOR:                                       By LESSEE:

  Bryant Street Associates                        Driveway Corporation
--------------------------------------------     --------------------------------------------
  A California General Partnership                A Delaware Corporation
--------------------------------------------     --------------------------------------------

By: /s/ A. Robert Fisher                         By: /s/ [ILLEGIBLE]^^
--------------------------------------------         ----------------------------------------
Name Printed: A. Robert Fisher                   Name Printed: [ILLEGIBLE]^^
             -------------------------------                  -------------------------------
Title:  Partner                                  Title: Corporate Controller
       -------------------------------------           --------------------------------------

By:_________________________________________     By: /s/ Kent Jarvi
                                                     ----------------------------------------

Name Printed:_______________________________     Name Printed:  Kent Jarvi
                                                               ------------------------------
Title:______________________________________     Title:  Chief Financial Officer
                                                        -------------------------------------
Address: 333 Bryant Street, Suite 200            Address: 380 Brannan Street
         -----------------------------------             ------------------------------------
         San Francisco, California  94107                 San Francisco, California  94107
--------------------------------------------     --------------------------------------------
____________________________________________     ____________________________________________

Telephone: (415) 981 - 6076                      Telephone: (415) 247 - 8850
          ----------------------------------                ---------------------------------

Facsimile: (  )_____________________________     Facsimile: (  )_____________________________

Federal ID No.______________________________     Federal ID No.______________________________
</TABLE>

These forms are often modified to meet changing requirements of law and needs of
the Industry.  Always write or call to make sure you are utilizing the most
current form: American Industrial Real Estate Association, 700 South Flower
Street, Suite 600, Los Angeles, CA  90017.  (213) 687-8777

       (C) Copyright 1998-By American Industrial Real Estate Association.
                              All rights reserved.
   No part of these works may be reproduced in any form without permission in
                                    writing.

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  Initials                          PAGE 14                          Initials
<PAGE>

                            DESCRIPTION OF PROPERTY
                            -----------------------

Beginning at a point on the northwesterly line of Bryant Street, distant thereon
225 feet northeasterly from the northeasterly line of Third Street; running
thence northeasterly along said line of Bryant Street 150 feet and 2-3/8 inches;
thence at a right angle northwesterly 155 feet to the southeasterly line of
Stillman Street; thence at a right angle southwesterly along said line of
Stillman Street 150 feet and 2-3/8 inches; thence at a right angle southeasterly
155 feet to the Point of beginning, consisting of approximately 9,930 square
feet of second floor space. EXCEPT that certain passageway between the truck
entrance on Stillman Street and the freight elevator shall be a common area to
be used for ingress and egress jointly by the Lessees occupying the third floor
and the Lessee herein; together with the front and rear stairs of the demised
property.

Being a portion of 100 Vara Block No. 358.

EXHIBIT A TO DRIVEWAY CORPORATION LEASE
Page 1 of 1

                                                                      PLEASE
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                                                                     INITIAL

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