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                                                                    Exhibit 10.7

             STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET
                     AIR COMMERCIAL REAL ESTATE ASSOCIATION

1. Basic Provisions ("Basic Provisions").

     1.1 Parties: This Lease ("Lease"), dated for referents purposes only April
21, 2005 is made by and between Patco Properties, L.P., a California limited
partnership ("Lessor") and (Wink, Inc., a Utah corporation ("Lessee"),
(collectively the "Parties", or Individually a "Party"):

     1.2(a) Premises: That certain portion of the Project (as defined below),
including all improvements herein or to be provided by Lessor under the terms of
this Lease, commonly known by the street address of 12536 Beatrice Street:
located in the City of Los Angeles, County of Los Angeles, State of California,
with zip code 90066, as outlined on Exhibit A attached hereto ("Premises") and
generally described as (describe briefly the nature of the Premises): An
approximately B,500 square foot portion of a concrete tilt-up. office and
warehouse building of approximately 37,000 sq. ft.

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, the Common Areas, the land upon which they are
located, along with all other buildings and Improvements thereon, are herein
collectively referred to as the "Project." (See also Paragraph 2)

     1.2(b) Parking: and 13 (per Exhibit "B") reserved vehicle parking spaces
("Reserved Parking Spaces"). (See also Paragraph 2.6)

     1.3 Term: Three (3) years and -0- months ("Original Term") commencing May
1, 2005("Commencement Date") and ending April 30, 2008 ("Expiration Date"). (See
also Paragraph 3)

     1.4 Early Possession: Lease Execution ("Early Possession Date") (See also
Paragraphs 3,2 and 3.3)

     1.5 Base Rent: $10,200.00 per month ("Base Rent"), payable on the first
(1st) day of each month commencing May 1, 2005 (see also Paragraph 4) [X] 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: twenty-three percent
(23%) ("Lessee's Share").

     1.7 Base Rent and Other Monies Paid Upon Execution:

     (a) Base Rent: $10,200.00 for the period May 1-31, 2005

     (b) Common Area Operating Expenses: $1,148.25 for the period May 1-31, 2005

     (c) Security Deposit: $21,642.36 ("Security Deposit"). (See also Paragraph
6)

     (d) Other: $_______ for _______________

     (e) Total Due Upon Execution of this Lease: $32, 990.61

     1.8 Agreed Use: General office and other legally permitted uses that will
not damage the Premises, nor impact negatively other tenants in the Building
(See also Paragraph 6)

     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):

[X] Commercial Property Group, Inc. represents Lessor exclusively ("Lessors
Broker");

[X] NAI Capital Commercial represents Lessee exclusively ("Lessee's Broker"); or
[ ] represents both Lessor and Lessee ("Dual Agency").

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     (b) Payment to Brokers: Upon execution and delivery of this Lease by both
Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a
separate written agreement

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

     1.12 Addenda and Exhibits. Attached hereto Is an Addendum or Addenda
consisting of Paragraphs 50 through 71 and Exhibits A through H, 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, at the rental, and upon all of. the terns,
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 no 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 clean and free of debris on the
Commencement Date or 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"), loading
doors, if any, and all other such elements In the Unit, other than those
constructed by Lessee, shall be In good operating condition on said date and
that the structural elements of the roof, bearing walls and foundation of the
Unit shall be free of material defects. If non-compliance with such warranty
exists as of the Start Date, or if one of such systems or elements should
malfunction or fall 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 at 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
all 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 Applicable Requirements, and especially the zoning, are appropriate for
Lessee's intended use, and acknowledges that past uses of the Premises may no
longer be allowed. If the Premises do not comply with said warranty, Lessor
shall, except as otherwise provided, promptly after receipt of written notice
from Lessee setting forth with specificity 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 the 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:

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     (a) Subject to Paragraph 2.3(c) below, If 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' Bass 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 go days thereafter. Such termination date shall,
however, in no event be earlier than the last day that Lessee could legally
utilize the Premises without commencing 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 some, 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 non-voluntary, 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 therefor
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: (1) Brokers have made no representations,
promises or warranties concerning Lessee's ability to honor the Lease or
suitability to occupy the Premises, and (11) 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 than 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 Veh1cles 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.

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     (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 this 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 are provided and designated by the Lessor from 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, roadways,
walkways, driveways 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 property, 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 sold 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 [and 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

     (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.

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     3.2 Early Possession. If Lessee totally or partially occupies the Premises
prior to the Commencement pate, 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 therefor, 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 80 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 riot 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
terns 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 9,6) 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 purpose 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 of the
following:

     (aa) The Common Areas and Common Area improvements, including parking
areas, loading and unloading areas, 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 detection and/or 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) Real Property Taxes (as defined In Paragraph 10).

     (vi) The cost of the premiums for the Insurance maintained by Lessor
pursuant to Paragraph 8.

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     (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 11144th 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 credit the amount of such over-payment 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.

     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 $26 In addition to any
late charges which may be due.

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 falls 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
therefor deposit monies with Lessor sufficient to restore 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 bear 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 wear and tear that the Premises may suffer as a result
thereof. if a change In control of Lessee occurs during this Lease and following

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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 elect 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 hold In trust, to bear Interest or to be prepayment for 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 1s 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 statute 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 therefor. 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 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 any report, notice, claim or other documentation which it has
concerning the presence of such Hazardous Substance.

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     (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 reasonably
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 any 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 Remediations. 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 therefor (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 rights 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 (11) If the estimated cost to remediate
such condition exceeds 12 times the then 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 as soon as
reasonably possible after the required funds are available. If Lessee does 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 this 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 manner 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, (i) 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.

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     (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 goad 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 cast 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 tern 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 waits 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 four
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.

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     (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
materialman'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.

     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 Premiums. The cost of the premiums for the insurance
policies required to be carried by Lessor, pursuant to Paragraphs 8.2(b), 8,3(a)
and 8.3(b), shall be a Common Area Operating Expense, Premiums for policy
periods commencing prior to, or extending beyond, the term of this Lease shall
be prorated to coincide with the corresponding Start Data 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 $9,000,000 per occurrence with an annual aggregate of not less than
$2,000,000, 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

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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.

     6.3 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 toss payable to Lessor and any Lender,
Insuring the loss of the full Dent 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 projected
Rent otherwise payable by Lessee, for the next 12 month period.

     (c) Adjacent Promises. 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 Is caused by Lessee's acts, emissions,
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 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or "insurance binders"
evidencing renewal thereof, or Lessor may 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 Parry shall fall
to procure and maintain the insurance required to be carried by it, the other
Party may, but shall 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 a5 the Insurance Is not invalidated thereby.

     8.7 Indemnity. Except for Lessor's gross negligence or willful misconduct,
Lessee, shall Indemnify, 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, (lens, 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, Lessee 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 tire, 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.

     (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) "Promises 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 cast
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.

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     (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, on, 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 farce 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 therefor. If Lessor
receives said funds or adequate assurance thereof within said 10 day period, the
party 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: (1) 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
(i1) 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
Lessors expense, in which event this Lease shall continue in full farce and
effect, or (ii) terminate this Lease by giving written notice to Lease 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.

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     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 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 falls 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 lime 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 within 30 days thereafter, this Lease shall
terminate as of the date specified in said notice. If the repair or
restoration is commenced within such 34 days, this Lease shall continue In full
force and affect. "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 8.2(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 e 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 Definition. 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. 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.

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     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 such
amounts 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
entirely 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 determination 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 properly 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 Lessons 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 size of the dumpster and/or 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, "assign or assignment") or sublet all or 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 28% or 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,
leverage8 buy-out or otherwise), whether or not a formal assignment or
hypothecation of this Lease or Lessee's assets occurs, which results or will
result in a reduction of the Net Worth of Lessee by an amount greater than 25%
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 has
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.

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<PAGE>

     (d) An assignment or subletting without consent shall, at Lessor's option,
be a Default curable after notice per Paragraph 13.1(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
increased 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 injunctive relief.

     12.2 Terms and Conditions Applicable to Assignment and Subletting.

     (a) Regardless of Lessor's consent, no assignment or subletting shall: (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) alter 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 or 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.

     (g) Lessor's consent to any assignment or subletting shall not transfer to
the assignee or sublessee any Option granted to the original Lessee by this
Lease unless such transfer is specifically consented to by Lessor In writing.
(See Paragraph 39.2)

     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:

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<PAGE>

     (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
some 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 or 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.

                                      18

<PAGE>

     (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. ss.101 or any successor statute thereto
(unless, In the case of a petition flied against Lessee, the same Is dismissed
within 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 falls 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;

     (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 lime 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 Lessor'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 Lessee's 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.

                                      19

<PAGE>

     (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 relate, and/or the
appointment of a receiver to protect the Lessor's interests, shall not
constitute a termination of the Lessee's right 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 or 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 wilt 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 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 10% 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 or 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.

     13.5 Breach by Lessor.

     (a) Notice of Breach. Lessor shall not be deemed In breach of this Lease
unless Lessor falls 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 1s 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 Base 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.

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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 Promises caused by such
Condemnation.

15. Brokerage Fees.

     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 Broilers in effect at the time of the execution of this
Lease.

     15.2 Assumption 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 named 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 may be
claimed by any such unnamed broker, finder or other similar parry 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 AIR Commercial
Real Estate Association, plus such additional information, confirmation and/or
statements as may be reasonably requested by the Requesting Party.

                                      21

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     (b) If the Responding Parry shall fall 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 encumbrances 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
used 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 this 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. Severabillty. 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 on 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 It 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.

                                      22

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23. Notices.

     23.1 Notice Requirements. All notices required or permitted by this Lease
or applicable law shelf be In writing and may be delivered in person (by hand or
by courier) or may be sent by regular, certified or registered mall or U.S.
Postal Service Express Mall, 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 by 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 malted with postage prepaid, Notices delivered
by United States Express Mall 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 facsimlle transmission or similar
means shall be, deemed delivered upon telephone confirmation of 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 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. Lassoes 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
or 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 moneys or damages due Lessor,
notwithstanding any qualifying statements or conditions made by Lessee in
connection therewith, which such statements and/or conditions shall be of 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.

     (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 which 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 may 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 brat 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 which does not involve the affirmative duties set forth above.

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<PAGE>

     (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 to
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 or the
Parties only and shall not be considered a 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 representatives, successors and assigns and be governed by the
laws of the State In which the Premises are located. Any litigation between the
Parties hereto concerning this Lease shall be initiated in the county in which
the Premises are located.

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
agrees that the holders of any such Security Devices (in this Lease together
referred to as "Lender") shall have no 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.

                                      24

<PAGE>

     30.2 Attornment. In the event that Lessor transfers title to the Premises,
or the Premises are acquired by another upon the foreclosure or termination of a
Security Device to which this Lease is subordinated (I) Lessee shall, subject to
the non-disturbance provisions of Paragraph 30.3, attorn to such new owner, and
upon request, enter Into a new lease, containing all of the terms and provisions
of this Lease, with such new owner for the remainder of the term hereof, or, at
the election of such new owner, this Lease shall automatically become a new
Lease between Lessee and such new owner, upon all of the terms and conditions
hereof, for the remainder of the term hereof, and (ii) lessor shall thereafter
be relieved of any further obligations hereunder and such new owner shall assume
all of Lessor's obligations hereunder, except that such new owner shall not: (a)
he 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, then Lessee may, at Lessee's
option, directly contact Lander 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 may 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 attorneys' fees, costs and expenses
incurred In the preparation and service of notices of Default and consultations
In connection therewith, whether or not a legal action is subsequently commenced
In connection with such Default or resulting Breach ($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 of 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
obligated to exercise any standard of reasonableness in determining whether to
permit an auction.

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.

                                      25

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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. Lessors 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 an 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 acknowledgment 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 wish any determination made by the other
hereunder and reasonably requests 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 AIR Commercial 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
falls 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.

                                      26

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     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 given 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 of 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 falls 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 that 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 not 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 parry 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 doomed an offer to tease 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
of this Agreement.

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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.

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL
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 and on the dates
specified above their respective signatures.

Execute at Los Angeles                  Executed at Los Angeles
On April 29, 2005                       on April __, 2005

By LESSOR:                              By LESSEE:

Patco Properties, L.P.,                 UWink, Inc.,
a California limited partnership        a Utah corporation

By: /s/ William D. Feldman              /s/ Lawrence Early
Name: William D. Feldman                Name: Lawrence Early
Title: General Partner                  Title: CFO

By:                                     By:
Name Printed:                           Name Printed:
Title:                                  Title:
Address: 12540 Beatrice #203            Address: 12536 Beatrice Street
Los Angeles, CA 9006                    Los Angeles, CA 90066

Telephone: ( )                          Telephone: ( )
Facsimile: ( )                          Facsimile: ( )
Federal ID No.                          Federal ID No.

BROKER:                                 BROKER:
Commercial Property Group, Inc.         NAI Capital Commercial

Attn: Thomas L. Walsmith                Attn: Rick Gold
Title:                                  Title:
Address: 5995 S. Sepulveda Blvd.        Address: 16001 Ventura Blvd., #200
#204
Culver City, CA 90230                   Encino, CA 91436
Telephone: (310) 390-7722 ext. 102      Telephone: (818) 905-2400
Facsimile: (310) 390-0995               Facsimile: (818-905-2425
Federal ID No.                          Federal ID:

                                      28

<PAGE>

                                   ADDENDUM TO
                         STANDARD INDUSTRIAL/COMMERCIAL
                             MULTI-TENANT LEASE-NET
                       FOR THE PROPERTY COMMONLY KNOWN AS
                  12536 BEATRICE STREET, LOS ANGELES, CA 90066

This Addendum to Standard Industrial/Commercial Multi-Tenant Lease-Gross (the
"Addendum") is made and entered into by and between PATCO PROPERTIES, L.P., a
California limited partnership ("Lessor") and UWINK, INC., a Utah corporation
("Lessee"), as of the day and year set forth above. To the extent there are any
inconsistencies between this Addendum and the terms and provisions of the Lease
to which this Addendum is attached, the terms and provisions of this Addendum
shall control.

50. WILLIAM D. FELDMAN AS LICENSED REAL ESTATE BROKER. Lessee acknowledges that
William D. Feldman, general partner of Lessor, is a California licensed real
estate broker. William D. Feldman is a principal in William D. Feldman
Associates.

51. BASE RENT ADJUSTMENTS. Commencing on the date of the first (1st)
anniversary of the Commencement Date, the Base Rent shall be increased to
$10,506.00 and commencing on the date of the second (2nd) anniversary of the
Commencement Date, the Base Rent shall be increased to $10,821.18.
Notwithstanding anything to the contrary contained in this Lease, Lessee shall
not be required to pay an amount equal to Five Thousand One Hundred Dollars
($5,100.00) with respect to the second (2nd) and third (3rd) full months of the
Original Term.

52. DAYS. Any reference to days which appear throughout the Lease shall mean
calendar days.

53. LIMITATION OF LIABILITY. This Lease is executed by an Agent, Member,
Partner, Officer and/or Trustee of the Owner, in his capacity as such Agent,
Member, Partner, Officer and/or Trustee. By acceptance of this Lease, Lessee
agrees that, for the payment of any claim or the performance of any obligation
hereunder, recourse shall be had only in the Project, and to no other assets of
the Owner, and no Shareholder, Trustee, Member, Partner, Officer, Employee or
Agent shall be personally liable therefore.

54. HOLDING OVER. Notwithstanding anything to the contrary contained in
Paragraph 26 of the Lease, and except for the 60-Day Extension as provided
below, Lessee has no right to retain possession of the Premises or any part
thereof beyond the expiration or termination of this Lease. If Lessee holds over
after the expiration of the Lease Term or earlier termination thereof, such
tenancy shall be from month-to-month only, and shall not constitute a renewal
hereof or an extension for any further term, and in such case Rent shall be
payable at a monthly rate equal to the product of (i) the Rent during the last
rental period of the Lease Term under this Lease, and (ii) three hundred percent
(300%); provided, however, notwithstanding the month-to-month tenancy, in the
event of a holdover, this Lease shall only be terminable by either party upon
thirty (30) days prior written notice. Such month-to-month tenancy shall not be
subject to proration for partial months occupied (i.e., Lessee shall be
obligated to pay for the entire calendar month even if Lessee only occupies the
Premises for only a part of such calendar month) but shall be subject to every
other term, covenant and agreement contained herein. Nothing contained in this
Paragraph 54 shall be construed as consent by Lessor to any holding over by
Lessee, and Lessor expressly reserves the right to require Lessee to surrender
possession of the Premises to Lessor in the condition and as otherwise provided
in this Lease upon the expiration or other termination of this Lease and such
holdover tenancy by Lessee shall continue until the Premises are returned by
Lessee to the condition required by the Lease. The provisions of this Paragraph
54 shall not be deemed to limit or constitute a waiver of any other rights or
remedies of Lessor provided herein or at law. Lessee acknowledges that if Lessee
holds over without Lessor's consent, such holding over may compromise or
otherwise affect Lessor's ability to enter into new leases with prospective
Lessees regarding the Premises. Therefore, if Lessee fails to surrender the
Premises upon the termination or expiration of this Lease, in addition to the
increased rent above and in addition to any other liabilities to Lessor accruing
therefrom, Lessee shall protect, defend, indemnify and hold Lessor harmless from
all loss, costs (including reasonable attorneys' fees) and liability resulting
from such failure, including, without limiting the generality of the foregoing,
any claims made by any succeeding lessee founded upon such failure to surrender
the Premises in the condition required by this Lease, any amounts required to be
paid to any lessee or prospective lessee who was to have occupied the Premises
after said termination or expiration, and any losses suffered by Lessor,
including lost profits to Lessor, resulting from such failure to surrender.

                                      28

<PAGE>

          ----------------------                  -----------------------
            LESSEE'S INITIALS                        LESSOR'S INITIALS

60-DAY EXTENSION. Lessee shall have one (1) option to extend the term  for a
period of sixty (60) days upon the same terms and conditions as this Lease,
including the then monthly Base Rent rate, notwithstanding anything to the
contrary set forth in this Lease. The 60-day option may be exercised by Lessee,
if at all, by delivering written notice thereof ("Exercise Notice") to Lessor
not less than ninety (90) days prior to the Expiration Date. If Lessee fails to
deliver its Exercise Notice to Lessor on or before the date occurring ninety
(90) days prior to the Expiration Date, then Lessee shall be deemed to have
elected to not exercise the 60-day option set forth in this Paragraph and the
holdover provisions of this Paragraph shall apply on the expiration date.

55. SECURITY DEPOSIT. Notwithstanding anything to the contrary contained in the
Lease, Lessee hereby waives the provisions of Paragraph 1950.7 of the California
Civil Code and all other provisions of law, now or hereafter in effect, which
provide that Lessor may claim from a security deposit only those sums reasonably
necessary to remedy defaults in the payment of rent, to repair damage caused by
Lessee or to clean the Premises, it being agreed that Lessor may, in addition,
claim those sums reasonably necessary to compensate Lessor for any other loss or
damage, foreseeable or unforeseeable, caused by the acts or omissions of Lessee
or any officer, employee, agent, contractor or invitee of Lessee.
Notwithstanding anything to the contrary contained in this Lease, Lessee
acknowledges that no portion of the Security Deposit shall be used for the last
month's Base Rent but shall be security for Lessee's faithful and timely
performance of the terms and provisions of the Lease. If Lessee fails to timely
pay the last month's Base Rent on or prior to the first of such month, then
Lessee hereby agrees (i) that such failure shall accelerate the expiration date
of the Lease by one month, (ii) that Lessee shall be deemed to be holding over
under the Lease during what otherwise would have been the last month of the
Lease Term and (iii) that Lessee shall be subject to the provisions of Paragraph
54 above commencing during what otherwise would have been the last month of the
Lease Term and continuing thereafter.

56. ASSIGNMENT AND SUBLETTING TO AN AFFILIATE. Notwithstanding anything to the
contrary contained in this Lease, neither (i) an assignment or subletting of all
or a portion of the Premises to (A) an entity which is controlled by, controls
or is under common control with Lessee, or (B) a purchaser of all or
substantially all of the assets of Lessee, nor (ii) a transfer, by operation of
law or otherwise, in connection with the merger, consolidation or other
reorganization of Lessee (collectively, such entities, purchasers, and parties
shall be referred to herein collectively or individually as an "Affiliate"),
shall be subject to the Lessor's consent or the payment of a Transfer Premium
(as such term is defined below); provided, however, no sublease or assignment to
an Affiliate shall release the lessee named herein or any guarantor from any
liability under this Lease. Lessee shall immediately notify Lessor of any such
assignment, purchase, transfer, sublease, action or use. For purposes of this
Lease, "control" shall mean the possession, direct or indirect, or the power to
direct or cause the direction of the management and policies of a person or
entity, or majority ownership of any sort, whether through the ownership of
voting securities, by contract or otherwise.

57. TRANSFER PREMIUM. If Lessor consents to a sublease or assignment, as a
condition thereto which the parties hereby agree is reasonable, Lessee shall pay
to Lessor twenty-five percent (25%) of any Transfer Premium received by Lessee
from such sublessee or Lessee. "Transfer Premium" shall mean all rent,
additional rent and other consideration payable by such sublessee or Lessee in
excess of the rent payable by Lessee under this Lease, on a per square foot
basis if less than all of the Premises is transferred. "Transfer Premium" shall
also include, but not be limited to, key money and bonus money paid by
transferee to Lessee and any payment in excess of fair market value for services
rendered by Lessee or for assets, fixtures, inventory, equipment or furniture
transferred by Lessee. Lessee shall provide Lessor with a calculation of the
Transfer Premium, together with all applicable back-up reasonably required by
Lessor. Notwithstanding the foregoing, Lessee may convey, in connection with the
sublease or assignment, but pursuant to a separate legally binding agreement,
Lessee's assets, business and trade fixtures, inventory, equipment or furniture
or other Lessee's property to the extent paid for by Lessee and the purchase
price for such items does not exceed their then fair market value and Lessee
shall be entitled to retain such fair market consideration received in
connection with such conveyance. Upon request from Lessor, Lessee shall provide
Lessor with sufficient access to Lessee's books and records to allow Lessor to
audit and verify deductions made by Lessee.

                                      30

<PAGE>

58. RECAPTURE

58.1 Intention to Transfer Notice. Notwithstanding anything to the contrary
contained in this Lease, in the event Lessee contemplates an assignment or
sublease of all or a portion of the Premises to any person or entity other than
an Affiliate ("Transfer"), Lessee shall give Lessor notice (the "Intention to
Transfer Notice") of such contemplated Transfer (whether or not the contemplated
transferee or the terms of such contemplated Transfer have been determined). The
Intention to Transfer Notice shall specify the portion of and amount of rentable
square feet of the Premises which Lessee intends to Transfer (the "Contemplated
Transfer Space") and the contemplated date of commencement of the Contemplated
Transfer (the "Contemplated Effective Date"), and shall specify that such
Intention to Transfer Notice is delivered to Lessor pursuant to this Paragraph
in order to allow Lessor to elect to recapture the Contemplated Transfer Space.

58.2 Lessor's Recapture Option. Thereafter (or in the event of any other
Transfer or Transfers entered into by Lessee as a subterfuge in order to avoid
the terms of this Paragraph), Lessor shall have the option, by giving written
notice to Lessee within ten (10) business days after receipt of any Intention to
Transfer Notice, to recapture the Contemplated Transfer Space ("Recapture
Date").

58.3 Effect of Recapture. Such recapture shall cancel and terminate this Lease
with respect to such Contemplated Transfer Space as of the later of (i) the
Contemplated Effective Date or (ii) sixty (60) days after Lessor's delivery of
the recapture notice and Lessee shall be relieved of its obligations under the
terms of this Lease following such recapture; provided, however, in the event
that Lessee and the proposed transferee have executed Transfer documents and
such Transfer documents are delivered to Lessor concurrently with the Intention
to Transfer Notice whereby a proposed transferee has agreed to actually commence
all rental payments prior to the date which is sixty (60) days after Lessor's
delivery of the recapture notice, the date the proposed transferee agreed to
commence all rental payments as specifically set forth in such Transfer
documents (without any contingencies of any kind except for the Lessor's consent
thereto and the failure of Lessor to exercise its recapture right) shall be the
recapture date for purposes of this Lease.

58.4 Partial Recapture. In the event of a recapture by Lessor, if this Lease
shall be cancelled with respect to less than the entire Premises, the Rent
reserved herein shall be prorated on the basis of the number of usable square
feet retained by Lessee in proportion to the number of useable square feet
contained in the Premises, and this Lease as so amended shall continue
thereafter in full force and effect, and upon request of either party, the
parties shall execute written confirmation of the same.

58.5 Effect of Lessor's Election Not to Recapture. If Lessor declines, or fails
to elect in a timely manner, to recapture such Contemplated Transfer Space under
this Paragraph, and Lessee did not provide particulars of a specific Transfer in
its Intention to Transfer Notice, then, subject to the other terms of this
Lease, for a period of six (6) months (the "Six Month Period") commencing on the
last day of such thirty (30) day period, Lessor shall not have any right to
recapture the Contemplated Transfer Space with respect to any Transfer made
during the Six Month Period, provided that any such Transfer is substantially on
the terms set forth in the Intention to Transfer Notice, and provided further
that any such Transfer shall be subject to the remaining terms of this Lease. If
such a Transfer is not so consummated within the Six Month Period (or if a
Transfer is so consummated, then upon the expiration of the term of any Transfer
of such Contemplated Transfer Space consummated within such Six Month Period),
Lessee shall again be required to submit a new Intention to Transfer Notice to
Lessor with respect to any contemplated Transfer, as provided above herein.

58.6 Lessee Remains Liable. in all such Transfers, Lessee shall remain primarily
liable under this Lease for the entire Premises and there shall be no release of
any guarantor hereunder.

59. STANDARD FOR CONDUCT AND CONSENT. Notwithstanding anything to the contrary
contained in the Lease, regardless of any reference to the words "sole" or
"absolute" (but except for matters which will have an adverse effect on the (i)
structural integrity of the Building and/or Project, (ii) the Building's and/or
Project's plumbing, heating, life safety, ventilating, air conditioning,
mechanical or electrical systems ('Building Systems"), or (iii) the exterior
appearance of the Building and/or Project (whereupon in each such case Lessor's
duty is to act in good faith and in compliance with the Lease), any time the
consent of Lessor or Lessee is required, such consent shall not be unreasonably
withheld, conditioned or delayed. Whenever the Lease grants Lessor or Lessee the
right to take action, exercise discretion, or make allocations or other
determinations, Lessor and Lessee shall act reasonably and in good faith.

                                      31

<PAGE>

60. RIGHT OF FIRST OFFER: Lessor hereby grants to Lessee a right of first offer
to lease the space in the Building labeled "First Offer Space" on Exhibit "A
attached hereto and made a part hereof ("First Offer Space"); provided, however,
such right shall not apply during the last six (6) months of the Original Term
unless Lessee has previously exercised its right to extend the Lease pursuant to
Paragraph 62 below or during the last six (6) months of any extension of this
Lease. The First Offer Space is now vacant and is being marketed for lease.

(i) Procedure for Offer. Lessor shall notify Lessee ("First Offer Notice") from
time to time when (1) it has received an offer for the First Offer Space and
plans to either accept said offer or issue a counter-offer or (2) plans to
submit within ten (10) days thereafter a proposal to lease the First Offer Space
to a third party. The First Offer Notice shall set forth Lessor's proposed
economic terms and conditions applicable to Lessee's lease of such space
(collectively, the "Economic Terms") and the proposed term of the Lease of the
First Offer Space. The term of the Lease of the First Offer Space set forth in
the First Offer Notice shall be a minimum of three (3) years and a maximum of
five (5) years. Except as may be provided in the First Offer Notice, the First
Offer Space shall be offered to Lessee in its "as-is" condition, without any
representations or warranties.

(ii) Procedure for Acceptance. If Lessee wishes to exercise Lessee's right of
first offer with respect to the space described in the First Offer Notice, then
within two (2) business days after delivery of the First Offer Notice to Lessee,
Lessee shall deliver notice to Lessor of Lessee's exercise of its right of first
offer with respect to the space described in and on the terms set forth in the
First Offer Notice. If Lessee does not exercise its right of first offer within
the two (2) business day period, then Lessor shall be free to lease the space
described in the First Offer Notice to anyone to whom Lessor desires, on any
terms which are not substantially more favorable to said prospective tenant than
the Economic Terms set forth in the First Offer Notice and if Lessor enters into
such a lease with said prospective tenant, Lessee's right of first offer shall
terminate as to the First Offer Space described in the First Offer Notice,
except as provided in (iv) below. The term "substantially more favorable" shall
mean that the net effective rent offered to the prospective tenant is
ninety-five percent (95%) or less of the net effective rent set forth in the
First Offer Notice. The term "net effective rent" shall mean the net rental
amount to be paid to Lessor, taking into account any tenant improvement expenses
or allowances to be incurred by Lessor and any other monetary concessions
granted by Lessor. If Lessor desires to enter into a lease with a prospective
tenant and the Economic Terms being offered to such tenant are ninety-five
percent (95%) or less of the net effective rent which were offered to Lessee,
Lessor shall provide Lessee with written notice of the new Economic Terms upon
which Lessor proposes to lease the First Offer Space to the prospective tenant
("Revised First Offer Notice") and Lessee shall deliver notice to Lessor of
Lessee's exercise of its right of first offer with respect to the entire space
described in and on the terms set forth in the Revised First Offer Notice within
two (2) business days after delivery of the Revised First Offer Notice to
Lessee.  If Lessee does not timely exercise its right of first offer within
such two (2) business day period, then Lessor shall be free to lease the space
described in the Revised First Offer Notice to anyone whom Lessor desires.
Notwithstanding anything to the contrary contained herein, Lessee must elect to
exercise its right of first offer, if at all, with respect to all of the space
offered by Lessor to Lessee at any particular time, and Lessee may not elect to
lease only a portion thereof.

(iii) Lease of First Offer Space. If Lessee timely exercises Lessee's right to
lease the First Offer Space as set forth herein, Lessor and Lessee shall execute
an amendment adding such First Offer Space to this Lease upon the same
non-economic terms and conditions as applicable to the initial Premises, and the
Economic Terms and conditions (including the term as provided in the First Offer
Notice or Revised First Offer Notice, as applicable). Lessee shall commence
payment of rent for the First Offer Space and the Lease Term of the First Offer
Space shall commence upon the date of delivery of such space to Lessee. In the
event the Lessee exercises its right of first offer to lease the First Offer
Space, then Lessor and Lessee agrees that the expiration dates of this Lease
shall be extended to match the expiration of the Lease on the First Offer Space
but Base Rent shall continue to increase by three percent (3%) on each
anniversary of the Commencement Date throughout such extended term.

(iv) Application of Right. In the event the Lessee does not exercise its Right
of First Offer and the subsequent lease of the First Offer Space expires or is
terminated prior to the second (2nd) anniversary of the Commencement Date,
Lessee's right of first offer shall again apply following the date such space
becomes available, subject to the terms of the first sentence of this Paragraph
60 above.

                                      32

<PAGE>

61. OPTION TO RENEW

(a) Option Right. Lessee shall have one (1) option to extend the Original Term
for the entire Premises then under lease by Lessee for a period of three (3)
years ("Option Term"). The option contained in this Paragraph 62 may be
exercised by Lessee, if at all, by delivering written notice thereof to Lessor,
on or before the date occurring six (6) months, but not prior to the date
occurring nine (9) months, prior to the expiration of the Original Term. Upon
the proper exercise of any such option to extend, the Original Term shall be
extended for a period of three (3) years, upon the terms and conditions of this
Lease, except that the Base Rent during such Option Term. shall be determined
pursuant to Paragraph (b) below. Notwithstanding anything to the contrary
contained in Paragraph, in no event shall the Base Rent payable upon
commencement of the Option Term be less than the Base Rent payable during the
last month of the Original Term prior to the commencement of such Option Term
and Base Rent shall be increased on each anniversary of the Commencement Date
during such Option Term by three percent (3%).

(b) Option Rent. The rent payable by Lessee upon commencement of the Option Term
(the "Option Rent") shall be equal to the "face" or "stated" rental rate (i.e.,
the Base Rent) (including annual three percent (3%) increases), at which
tenants, as of the commencement of the Option Term, are leasing non-sublease,
non-encumbered, non-equity, non-expansion and non-renewal space comparable in
size, location and quality to the Premises (in the configuration and condition
as the Premises are required to be delivered by Lessee to Lessor on the
Expiration Date of the Original Term) for a term of three (3) years, which
comparable space is located in comparable buildings in the general vicinity of
the Building as determined by the arbitrators (the "Comparable Building").
Lessor and Lessee shall attempt to agree upon the Option Rent, using their best
good-faith efforts. If Lessor and Lessee fail to reach agreement within thirty
(30) days following Lessee's exercise of the applicable option to extend (the
"Outside Agreement Date"), then each party shall make a separate determination
of the Option Rent within five (5) days thereafter. Such determinations shall be
placed into sealed envelopes together with an explanation of the reasons why
such determinations were made and submitted concurrently to the other party
within such five-day period. Failure of Lessee or Lessor to make a determination
of the Option Rent within the five-day period shall conclusively be deemed to be
the non-determining party's approval of the Option Rent submitted within the
five-day period by the other party. In the event that both parties make a timely
determination and the Lessor's and the Lessee's determinations of the Option
Rent, as that term is defined above, are within ten percent (10%) of each other,
Lessor's and Lessee's determinations shall be averaged and such resulting amount
shall be the Option Rent for the Option Term. In the event Lessor's and Lessee's
determinations are not within ten percent (10%) of each other, the parties shall
immediately proceed to arbitration in accordance with Paragraphs 62(b)(i)
through 62(b)(vi) below.

(i) Lessor and Lessee shall each appoint one arbitrator who shall by profession
be a certified real estate appraiser or real estate broker who shall have been
active over the five (5) year period ending on the date of such appointment in
the negotiation of leases for, or appraisal of, commercial industrial/office
properties in the general vicinity of the Building as determined by the
arbitrators. The determination of the arbitrators shall be limited solely to the
issue area of whether Lessor's or Lessee's submitted Option Rent is closer to
the actual Option Rent, as determined by the arbitrators, taking into account
only the requirements of this Paragraph. Each such arbitrator shall be appointed
within thirty (30) days after the applicable Outside Agreement Date.

(ii) The two arbitrators so appointed shall within ten (10) days of the
appointment of the last appointed arbitrator agree upon and appoint a third
arbitrator who shall be qualified under the same criteria set forth hereinabove
for qualification of the initial two arbitrators.

(iii) The three arbitrators shall within thirty (30) days of the appointment of
the third arbitrator reach a decision as to whether the parties shall use
Lessor's or Lessee's submitted Option Rent and shall notify Lessor and Lessee
thereof.

(iv) The decision of the majority of the three arbitrators shall be binding upon
Lessor and Lessee.

(v) If either Lessor or Lessee fails to appoint an arbitrator within thirty (30)
days after the applicable Outside Agreement Date, the arbitrator appointed by
one of them shall reach a decision, notify Lessor and Lessee thereof, and such
arbitrator's decision shall be binding upon Lessor and Lessee.

                                      33

<PAGE>

(vi) If the two arbitrators fail to agree upon and appoint a third arbitrator
within the time period provided in Paragraph 62(b)(ii) above, then the parties
shall mutually select the third arbitrator. If Lessor and Lessee are unable to
agree upon the third arbitrator within ten (10) day, then either party may, upon
at least five (5) days prior written notice to the other party, request the
presiding Judge of the Los Angeles County Superior Court, acting in his/her
private and non-judicial capacity, to appoint the third arbitrator. Following
the appointment of the third arbitrator, the panel of arbitrators shall, within
thirty (30) days thereafter, reach a decision as to whether Lessor's or Lessee's
submitted Option Rent shall be used and shall notify Lessor and Lessee thereof.

(vii) The cost of the arbitrators and the arbitration proceeding shall be paid
by Lessor and Lessee equally. In the event the actual Option Rent is not
determined by the commencement of the Option Term, Lessee shall pay the Option
Rent submitted by Lessor until such time as the actual Option Rent is
determined. If the arbitrators decide that Lessee's submitted Option Rent shall
be the Option Rent for the Option Term, Lessee shall receive a credit against
Base Rent next due for any overpayments made by Lessee prior to such
determination.

62. NOTICES. Notwithstanding anything to the contrary contained in the Lease,
any and all notices, approvals or demands required or permitted under this
Sublease shall be in writing, shall be served either personally, by United
States certified mail, postage prepaid, return receipt requested or by reputable
overnight carrier and, shall be deemed to have been given or made on the day on
which it was received and shall be addressed to the parties at the addresses set
forth below. Any party may, from time to time, by like notice, give notice of
any change of address, and in such event, the address of such party shall be
deemed to have been changed accordingly. The address for each party is:

If to Lessor:            c/o William D. Feldman Associates
                         12540 Beatrice Ave
                         Los Angeles, CA 90066
                         Attn: William D. Feldman

With a copy to:          Greenwald, Pauly, Foster & Miller, APC
                         1299 Ocean Avenue, Suite 400
                         Santa Monica, California 90401
                         Attn: Richard L. Miller, Esq.

If to Lessee:            UWink, Inc.
                         12536 Beatrice Street, Los Angeles, CA 90066
                         Attn: Mr. Nolan Bushnell

With a copy to:          __________________________________
                         __________________________________
                         __________________________________
                         Attn: ____________________________

63. PARAGRAPH 13.6(b). Notwithstanding anything to the contrary, Paragraph
13.6(b) of the Lease is hereby deleted in its entirety and of no further force
or effect.

64. CONDITION OF PREMISES. Notwithstanding anything to the contrary contained in
this Lease, including Paragraphs 2.2 and 2.3, Lessor hereby leases to Lessee,
and Lessee hereby leases from Lessor, the Premises on an "as-is," "where-is"
basis. No representations or warranties of any kind have been made to Subtenant
concerning the condition of the Premises, nor, have any promises to alter or
improve the Premises been made by Lessor or any party on behalf of Lessor.
Attached hereto as Exhibit "D" and incorporated herein by this reference are
pictures depicting the condition of the Premises as of the Commencement Date
which Lessor and Lessee hereby agree are true and correct.

65. LESSOR ALTERATIONS. In the event Lessor leases the First Offer Space, as
described above, to a third party, Lessor may be required to install a fire exit
stairway from the second floor through the Premises to the outside of the
Building in the location depicted on Exhibit "F." If Lessor is required to
install the stairway, the stairway would reduce the general office area of the
Premises by approximately 200 square feet. Lessee agrees that Lessor shall have
the right to install such stairway and agrees to cooperate with Lessor during
the construction of the stairway. Lessor agrees to use commercially reasonable
efforts to minimize any inconvenience to the Lessee during such construction. In
the event Lessor installs the fire exit stairway, the Base Rent and Lessee's
Share shall be reduced accordingly on a per square foot basis.

                                      34

<PAGE>

66. COUNTERPARTS. This Lease may be executed in counterparts with the same
effect as if all parties hereto had executed the same documents. Each such
counterpart shall be construed together and shall constitute a single lease.

67. LESSEE REPRESENTATION REGARDING EO 13224: Lessee represents and warrants to
Lessor that the entities or individuals constituting Lessee or which may own or
control Lessee or which may be owned or controlled by Lessee are not, among the
individuals or entities identified on any list compiled pursuant to Executive
Order 13224 for the purpose of identifying suspected terrorists. At any time and
from time to time during the Term, Lessee shall deliver to Lessor, within ten
(10) days after receipt of a written request therefore, a written certification
or such other evidence reasonably acceptable to Lessor evidencing and confirming
Lessee's compliance with this Paragraph 67.

68. CHANCES TO FORM LEASE. Notwithstanding anything to the contrary contained in
the Lease, Lessor and Lessee agree to the following:

(i) The words "6 months" in Paragraph 2.2(i) shall be deleted in their entirety
and replaced with the following words "30 days".

(ii) The words "To the actual knowledge of Lessor" shall be inserted at the
beginning of Paragraph 2.3.

(iii) The words "$1,000,000" in Paragraph 8.2(a) shall be deleted in their
entirety and replaced with the words ' 12,000,000".

(iv) The last sentence of Paragraph 8.3(a) is hereby deleted in its entirety. In
addition, Lessee agrees the Lessor may, at its sole option, carry earthquake
insurance and the cost thereof shall be a Common Area Operating Expense.
Earthquake Insurance is currently in place and is ____ as part of the current
common _________ operating expenses. Furthermore, any pass thru of increases of
the earthquake insurance premium shall no exceed 10% per annum for the lease
term or any extension.

(v) The last sentence of Paragraph 9.2 is hereby deleted in its entirety.

(vi) Paragraphs 15.1, 15,2 and 25 are .hereby deleted in their entirety. In
addition, everything but the first sentence of, Paragraph 22 is hereby deleted
in its entirety

(vii) Paragraph 37.1 is hereby deleted in its entirety and replaced with the
following: "Execution. The Guarantors, if any, shall each execute a guaranty in
the form of Exhibit "E" attached hereto."

(viii) An estimate of Common Area Operating Expenses is attached hereto as
Exhibit "G."

(ix) Lessee shall return the Premises to Lessor at the expiration or earlier
termination of the Term in, accordance with the Lease, including without
limitation, Exhibit "H" attached hereto.

69. LESSOR RENOVATIONS. Lessee acknowledges that Lessor or other occupants and
tenants of the Project may during the Term renovate, improve, alter, or modify
(collectively, the "Renovations") the Building, Project and/or Premises,
including without limitation, the parking areas, Common .Areas, other spaces
which comprise portions of the Building and/or Project, systems and equipment,
roof, and structural portions of the Building and/or Project to, among other
things, (i) comply with applicable laws and regulations, including regulations
relating to the physically disabled, seismic conditions, and building safety and
security (Lessor represents that it is not currently aware of any such
Renovations being required by applicable laws and regulations), and (ii) perform
construction and similar activities, and in connection with any Renovations,
Lessor or other occupants and tenants of the Project may, among other things,
erect scaffolding or other necessary :structures in the Project or the Building,
limit or eliminate access to portions of the Building and/or the Project,
including portions of the Common Areas, or perform work in the Project or the
Building, which work may create noise, dust or leave debris in the Project or
the Building. Lessee hereby agrees that Lessor shall have no responsibility or
for any reason be liable to Lessee for any direct or indirect injury to or
interference with Lessee's business or personal property or improvements arising
from the Renovations or for any inconvenience or annoyance occasioned by such
Renovations or Lessor's actions in connection with such Renovations and that
such. Renovations and Lessor's actions in connection with such Renovations shall
in no way constitute a constructive eviction of Lessee nor entitle Lessee to any
abatement of Rent; provided, however, that in performing such Renovations,
Lessor shall use commercially reasonable efforts to not materially interfere and
to cause other occupants and tenants to use commercially reasonable efforts to
not materially interfere with. Lessee's use of the Premises for the Agreed Use
and fox all such parties to act in a timely manner.

                                      35

<PAGE>

70. PARKING. Notwithstanding anything to the contrary contained in the Lease,
Lessor shall have the right from time to time to change the location of Lessee's
assigned and/or unassigned parking spaces upon five (5) days prior notice
(including to nearby property within 1,000 feet of the Building) and to
designate a reasonable amount of spaces for visitor parking. Lessor shall not be
responsible for policing parking areas or insuring that Lessee's parking spaces
are not used by others. Lessee shall not and shall not allow any of Lessee's
personnel, agents, invitees or employees to park their vehicles overnight in the
parking areas.

71. EXHIBITS.

           Exhibit A:        Plan of Premises and First Offer Area.
           Exhibit B:        Parking Diagram
           Exhibit C:        AIR Rules and Regulations
           Exhibit D:        Condition of Premises
           Exhibit E:        Guaranty
           Exhibit F:        Location of Fire Stairs
           Exhibit G:        Common Area Operating Expenses Estimate
           Exhibit H:        Standard Specifications for Delivery of Building

are attached to this Lease and by this reference made a part hereof.

LESSOR:                                 LESSEE:

PATCO PROPERTIES, L.P.                  UWINK, INC.
a California limited partnership        a Utah corporation

By: /s/ signature                       /s/ Lawrence Early
Date: 4/29/05                           Date: 4/26/05

                                      36

<PAGE>

                                   Exhibit A

                                Plan of Premises

                       12536 Beatrice Street, Los Angeles

                           [schematic of floor plan]

                                      37

<PAGE>

                                  EXHIBIT "B"

                           UWINK PARKING (13 Stalls)

                          [picture of parking spaces]

                                      38

<PAGE>

                                   EXHIBIT "C"

                            RULES AND REGULATIONS FOR
                              STANDARD OFFICE LEASE

Dated: April , 2005

By and Between Patco Properties, L.P. (Lessor") and UWink, Inc. ("Lessee")

                                 GENERAL RULES

1. Lessee shall not suffer or permit the obstruction or any Common Areas,
including driveways, walkways and stairways.

2. Lessor reserves the right to refuse access to any persons Lessor in good
faith judges to be a threat to the safety and reputation of the project and Its
occupants.

3. Lessee shall not make or permit any noise or odors that annoy or interfere
with other lessees or persons having business within the Project.

4. Lessee shall not keep animals or birds within the Project, and shall not
bring bicycles, motorcycles or other vehicles Into areas not designated as
authorized for same.

5. Lessee shall not make, suffer or permit litter anywhere. on the Project
except in appropriate receptacles for that purpose.

7. Lessee shall be responsible for the inappropriate use of any toilet rooms,
plumbing or other utilities. No foreign substances of any kind are to be
inserted therein.

8. Lessee shall not deface the waits, partitions or other surfaces of the
Premises or Project.

9. Lessee shall not suffer or permit anything in or around the Premises or
Building that causes excessive vibration or floor loading in any part of the
Project.

11. Lessee shall not employ any service or contractor for services or work to be
performed in the Building, except as approved by Lessor.

13. Lessee shall return all keys at the termination of its tenancy and shall be
responsible for the cost of replacing any keys that are lost.

14. No window coverings, shades or awnings shall be installed or used by Lessee.

15. No Lessee, employee or Invitee shall go upon the roof of the Building,
except as reasonably approved by Lessor.

16. Lessee shall not suffer or permit smoking or carrying of righted cigars or
cigarettes in areas reasonably designated by Lessor or by applicable
governmenlal agencies as non-smoking areas, including without limitation, the
Common Areas.

19. The Premises shall not be used for lodging or manufacturing, cooking or food
preparation.

20. Lessee shall comply with all safety, fire protection and evacuation
regulations established by Lessor or any applicable governmental agency.

21. Lessor reserves the right to waive any one of these rules or regulations,
andlor as to any particular Lessee, and any such waiver shall not constitute a
waiver of any other rule or regulation or any subsequent application thereof to
such Lessee.

22. Lessee assumes all risks from theft or vandalism and agrees to keep its
Premises locked as may be required.

23. Lessor reserves the fight to make such other reasonable rules and
regulations as it may from time to time deem necessary for the appropriate
operation and safely of the Project and its occupants. Lessee agrees to abide by
these and such rules and regulations.

                                      39

<PAGE>

                                  PARKING RULES

1. Parking areas shall be used only for parking by vehicles no longer then full
size, passenger automobiles herein called "Permitted Size Vehicles." Vehicles
other than Permitted Size Vehicles are herein referred to as "Oversized
Vehicles."

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

5. Lessor reserves the right to relocate all or a part of parking spaces and/or
to reasonably adjacent offsite location(s), and to reasonably allocate them
between compact and standard size spaces, as long as the some complies with
applicable laws, ordinances and regulations.

6. Users of the parking area will obey all posted signs and park only in the
areas designated for vehicle parking.

7. Unless otherwise instructed, every person using the parking area is required
to park and Jock his own vehicle, lessor will not be responsible for any damage
to vehicles, injury to persons or loss of property, all of which risks are
assumed by the parry using the parking area.

8. Validation, if established, will be permissible only by such method or
methods as Lessor and/or its licensee may establish at rates generally
applicable to visitor parking.

9. The maintenance, washing, waxing or cleaning of vehicles in the Common Areas
is prohibited.

10. Lessee shall be responsible for seeing that all of its employees, agents and
invitees comply with the applicable parking rules, regulations, laws and
agreements.

11. Lessor reserves the right to modify these rules and/or adopt such other
reasonable and non-discriminatory rules and regulations as it may deem necessary
for the proper operation of the parking area.

12. Such parking use as is herein provided is intended merely as a license only
and no bailment is intended or shall be created hereby.

13. Lessee acknowledges that Lessor will not enforce or police parking areas and
likewise will not enforce any restrictions or exclusivity of parking spaces.

                                      40<PAGE>
                                                                    EXHIBIT 10.8

                                      LEASE

                               U WINK MEDIA BISTRO
                                   TRADE NAME

                                 NOLAN BUSHNELL
                                     TENANT

                                      2310
                                  STORE NUMBER

                                  WESTFIELD(R)

                                    PROMENADE

<PAGE>

                                 INDEX TO LEASE

                                                                         PAGE NO
                                                                         -------
 DATA SHEET AND GRANT                                                        1
 ARTICLE I GRANT AND TERM
   Section 1.01 Conditions of Grant                                          3
   Section 1.02 Term                                                         3
   Section 1.03 Late Opening                                                 3
 ARTICLE II RENTAL
   Section 2.01 Minimum Annual Rental                                        3
   Section 2.02 Percentage Rental                                            4
   Section 2.03 Gross Sales                                                  4
   Section 2.04 Tenant's Tax Obligation                                      5
   Section 2.05 Trash Removal Charge                                         7
   Section 2.06 Additional Rent                                              7
   Section 2.07 Late Charge                                                  7
   Section 2.08 Tenant's Payment Obligations                                 7
 ARTICLE III RECORDS AND BOOKS OF ACCOUNT
   Section 3.01 Tenant's Records                                             8
   Section 3.02 Reports by Tenant                                            8
 ARTICLE IV AUDIT
   Section 4.01 Right to Examine Books                                       8
   Section 4.02 Audit                                                        8
 ARTICLE V CONSTRUCTION OF PREMISES
   Section 5.01 Construction of Premises                                     9
   Section 5.02 Certificate of Occupancy                                     10
   Section 5.03 Condition of Premises                                        10
   Section 5.04 Ultimate Rental Commencement Date                            10
 ARTICLE VI ALTERATIONS, CHANGES AND ADDITIONS
   Section 6.01 Alterations by Tenant                                        10
   Section 6.02 Removal by Tenant                                            10
   Section 6.03 Changes and Additions                                        11
   Section 6.04 Rights of Landlord                                           11
 ARTICLE VII CONDUCT OF BUSINESS BY TENANT
   Section 7.01 Permitted Use                                                12
   Section 7.02 Operation of Business                                        12
   Section 7.03 Hazardous Materials                                          13
   Section 7.04 Radius                                                       15
 ARTICLE VIII COMMON AREAS
   Section 8.01 Operation and Maintenance of Common Areas                    15
   Section 8.02 Use of Common Areas                                          15
   Section 8.03 Common Area Operating Costs and Expenses                     16
 ARTICLE IX SIGNS
   Section 9.01 Tenant's Signs                                               17
 ARTICLE X MAINTENANCE OF PREMISES
   Section 10.01 Landlord's Obligations for Maintenance                      18
   Section 10.02 Tenant's Obligations for Maintenance                        18
 ARTICLE XI INSURANCE AND INDEMNITY
   Section 11.01 Tenant's Insurance                                          19
   Section 11.02 Landlord's Insurance                                        20
   Section 11.03 Covenant to Hold Harmless                                   20
   Section 11.04 Waiver of Right of Recovery                                 21
 ARTICLE XII UTILITIES
   Section 12.01 Utility Charges                                             21
 ARTICLE XIII ESTOPPEL STATEMENT,
 ATIORNMENT AND SUBORDINATION
   Section 13.01 Estoppel Statement                                          22
   Section 13.02 Atornment                                                   22
   Section 13.03 Subordination                                               23
   Section 13.04 Remedies                                                    23
   Section 13.05 Notice to Mortgagee, Beneficiary or Ground Lesser           23
 ARTICLE XIV ASSIGNMENT AND SUBLETTING
   Section 14.01 Restrictions on Transfer                                    23
   Section 14.02 Procedure For Transfer                                      24
   Section 14.03 Transfer Rent Adjustment                                    25
   Section 14.04 Required Documents and Fees                                 25
   Section 14.05 Transfer of Stock or Partnership Interest                   25
   Section 14.06 Assignment and Sublease Rentals                             25
 ARTICLE XV WASTE OR NUISANCE
   Section 15.01 Waste or Nuisance                                           26
 ARTICLE XVI TRADE NAME, PROMOTIONAL
 PROGRAM AND MEDIA FUND
   Section 16.01 Trade Name                                                  26
   Section 16.02 Promotional Program                                         26
 ARTICLE XVII DAMAGE AND DESTRUCTION
   Section 17.01 Reconstruction of Damaged Premises                          27
   Section 17.02 Landlord's Option to Terminate Lease                        27
 ARTICLE XVIII EMINENT DOMAIN
   Section 18.01 Total Condemnation of Premises                              28
   Section 18.02 Partial Condemnation                                        28
   Section 18.03 Landlord and Tenant Damages                                 28
 ARTICLE XIX DEFAULT
   Section 19.01 Rights Upon Default                                         29
 ARTICLE XX BANKRUPTCY OR INSOLVENCY
   Section 20.01 Tenant's Interest Not Transferable                          30
   Section 20.02 Termination                                                 31
   Section 20.03 Tenant's Obligations to Avoid Creditors' Proceedings        31
   Section 20.04 Election to Assume Lease                                    31
   Section 20.05 Subsequent Bankruptcy                                       31
   Section 20.06 Assignment                                                  31
   Section 20.07 Occupancy Charges                                           31
   Section 20.08 Consent                                                     31
   Section 20.09 Attorney Fees                                               32
   Section 20.10 Other Laws                                                  32
 ARTICLE XXI ACCESS BY LANDLORD
   Section 21.01 Right of Entry                                              32
 ARTICLE XXII TENANTS PROPERTY
   Section 22.01 Taxes on Tenant's Property                                  32
   Section 22.02 Loss and Damage                                             32
   Section 22.03 Notice by Tenant                                            33
 ARTICLE XXIII HOLDING OVER
   Section 23.01 Holding Over                                                33
   Section 23.02 Successors                                                  33
 ARTICLE XXIV RULES AND REGULATIONS
   Section 24.01 Rules and Regulations                                       33
 ARTICLE XXV QUIET ENJOYMENT
   Section 25.01 Landlord's Covenant                                         33
 ARTICLE XXVI SECURITY DEPOSIT
   Section 26.01 Deposit                                                     34
 ARTICLE XXVII MISCELLANEOUS
   Section 27.01 Waiver, Election of Remedies                                34
   Section 27.02 Entire Agreement                                            34
   Section 27.03 Interpretation, Use of Pronouns, Authority                  35
   Section 27.04 Delays, Force Majeure                                       35
   Section 27.05 Notices                                                     35
   Section 27.06 Captions and Section Numbers                                36
   Section 27.07 Broker's Commission                                         36
   Section 27.08 Recording                                                   36
   Section 27.09 Furnishing of Financial Statements                          36
   Section 27.10 Waiver of Counterclaim or Defenses in Action for Possession 36
   Section 27.11 Transfer of Landlord's Interest                             36
   Section 27.12 Floor Area                                                  36
   Section 27.13 Interest on Past Due Obligations                            37
   Section 27.14 Liability of Landlord                                       37
   Section 27.15 Accord and Satisfaction                                     37
   Section 27.16 Execution of Lease, No Option                               37
   Section 27.17 Governing Law                                               37
   Section 27.18 Specific Performance of Landlord's Rights                   37
   Section 27.19 Survival of Tenant's Obligations                            37
   Section 27.20 Certain Rules of Construction                               37
   Section 27.21 Confidentiality                                             38
   Section 27.22 Attorney Fees                                               38
   Section 27.23 Index                                                       38
   Section 27.24 Waiver of Trial by Jury                                     39
   Section 27.25 Mortgagee Changes                                           39
   Section 27.26 Real Estate Investment Trust                                39

                            EXHIBITS - SEE DATA SHEET

                                        I

<PAGE>

                               WESTFIELD PROMENADE

                                      LEASE

                             CITY OF WOODLAND HILLS
                              COUNTY OF LOS ANGELES
                               STATE OF CALIFORNIA

      THIS LEASE is made as of this 3rd day of February 2006, by and between
PROMENADE LP, a Delaware limited partnership, whose address is 11601 Wilshire
Boulevard, 12th Floor, Los Angeles, California 90025 ("Landlord"), and NOLAN
BUSHNELL, an individual, whose address is 12536 Beatrice, Los Angeles,
California 90066 ("Tenant").

      Landlord, in consideration of the rent to be paid and the covenants to be
performed by Tenant, does hereby, subject to the provisions of this Lease,
demise and lease unto Tenant, and Tenant hereby lents and hires from Landlord,
those certain premises identified on Exhibit A-2 attached hereto and made a part
hereof ("the Premises") which is in and part of the development commonly known
as "WESTFIELD PROMENADE," a general site plan of which development is shown on
Exhibit A-l attached hereto and made a part hereof. The term "Development" as
used herein shall include the real property shown on Exhibit A-l, the Department
Stores, the locations of which are shown on Exhibit A-l, any Floor Area not
included in the definition of Shopping Center, the parking facilities and the
Shopping Center. Wherever the term "Shopping Center" is used, it shall be deemed
to include the areas shown on Exhibit A-l and shall be deemed to exclude the
Department Stores, free standing units, full-service sit-down restaurants, all
premises having an exterior entrance, all basement space not used for retail
purposes, and the parking facilities. In the event Landlord elects to enlarge
the Shopping Center, any additional area may be included by Landlord in the
definition of "Shopping Center" for purposes of this Lease. The term "Department
Store" shall be deemed to include any retail store operating or proposed to be
operated in the Development the gross leasable Floor Area of whose premises is
Twenty Thousand (20,000) square feet or greater. The term "Floor Area" is
defined in Section 27.12. Said site plan shows, among other things, the
principal improvements which comprise or will comprise the Development. The
Premises is described as follows.

              Store No. 2310, being approximately 5,340 square feet

                                  DATA SHEET

      The following references furnish data to be incorporated in the specified
sections of this Lease and shall be construed as if set forth in this Lease.

(1)   SECTION 1.02: TERM:

      Latest Rental Commencement Date:   October 05, 2006 (See Lease Addendum).

      Expiration Date of Term:           January 31, 2016.

(2)   SECTION 2.01: MINIMUM ANNUAL RENTAL:

      See Lease Addendum.

(3)   SECTION 2.02: PERCENTAGE RENTAL:

      See Lease Addendum

(4)   ADDRESS FOR RENTAL PAYMENTS:

             PAYEE: Promenade LP

             ADDRESS: c/o Bank of America, File #55490, Los Angeles, California
                      90074-5490

(5)   SECTION 2.05: TRASH REMOVAL CHARGE:                Paid Direct.

                                        1

<PAGE>

(6)   SECTION 6.01: ALTERATIONS BY TENANT: An aggregate of Twenty Thousand and
                                           No/100 Dollars ($20,00000) Permitted
                                           in each lease year.

(7)   SECTION 7.01: PERMITTED USE: Tenant shall only use the Premises for the
      operation of a full service (sit-down) restaurant, including the sale of
      alcoholic beverages for on-Premises consumption only (provided Tenant
      complies with applicable laws and regulations, and obtains and maintains
      in effect the necessary licenses and additional insurance as may be
      required pursuant to this Lease for the sale and serving of said alcoholic
      beverages), with categories of food and alcoholic, and non-alcoholic
      beverage items offered on the menu substantially in the form as attached
      hereto as Exhibit "E;" and as ancillary thereto, Tenant may offer take-out
      service for menu items. As incidental thereto Tenant may also sell bottles
      of wine featured to customers (provided Tenant complies with applicable
      laws and regulations, and obtains and maintains in effect the necessary
      licenses and additional insurance as may be required pursuant to this
      Lease for the sale and serving of said alcoholic beverages). The Premises
      shall be used solely for the use stated above and for no other use or
      purpose. The Premises shall be used solely for the use stated above and
      for no other use or purpose.

(8)   SECTION 16.01: TRADE NAME:            U WINK MEDIA BISTRO

(9)   SECTION 16.02: PROMOTIONAL PROGRAM: Ten Thousand Six Hundred Eighty and
                                          No/100 Dollars ($10,680.00) per annum

      Initial Assessment:                         None

(10)  SECTION 26.01: SECURITY DEPOSIT:            None

(11)  SECTION 27.05: LEGAL NOTICE ADDRESS:

      Landlord.                                   Tenant. To the Premises and

      Promenade LP                                U Wink Media Bistro
      11601 Wilshire Boulevard, 11th Floor        12536 Beatrice
      Los Angeles, California 90025               Los Angeles, California 90066
      Attention Legal Department                  Attention: Mr. Nolan Bushnell

                                                  Billing Address:

                                                  U Wink Media Bistro
                                                  12536 Beatrice
                                                  Los Angeles, California 90066
                                                  Attention: Mr. Nolan Bushnell

                                    EXHIBITS

      The following exhibits are attached hereto, and such exhibits, as well as
all drawings and documents prepared pursuant thereto, shall be deemed to be a
part hereof.

EXHIBIT "A-l"..........................................................SITE PLAN
EXHIBIT "A-2".........................................................FLOOR PLAN
EXHIBIT "B".............................................CONSTRUCTION OF PREMISES
EXHIBIT "C"......................................... ADDITIONAL INSURED ENTITIES
EXHIBIT "D"................................................INTENTIONALLY DELETED
EXHIBIT "E".................................................................MENU

                                        2

<PAGE>

                                    ARTICLE I

                                 GRANT AND TERM

      SECTION 1.01    CONDITIONS OF GRANT.

      The exterior walls, the floor above, the roof and the area beneath the
Premises are not demised hereunder, and the use thereof, together with the right
to locate, both vertically and horizontally, install, maintain, use, repair and
replace pipes, utility lines, ducts, conduits, flues, refrigerant lines, drains,
sprinkler mains and valves, access panels, wires and structural elements leading
through the Premises serving other parts of the Development is hereby reserved
unto Landlord. Landlord agrees to use reasonable efforts to locate any such
items in locations that do not maternally interfere with Tenant's use of the
Premises.

      SECTION 1.02    TERM.

      The "Term" of this Lease shall commence on the date (the "Commencement
Date") of the execution of this Lease by Landlord and Tenant. Tenant's
obligation for payment of Minimum Annual Rental, Percentage Rental and
Additional Rent shall commence upon the date (the "Rental Commencement Date")
which is the earliest to occur of (a) the date on which Tenant opens its store
in the Premises for business to the public, or (b) the "Latest Rental
Commencement Date" specified in the Data Sheet, if so specified, or (c) in the
event of new construction where a grand opening date shall be set by Landlord,
the date set forth in a notice sent by Landlord to Tenant specifying the "Grand
Opening Date", provided that such date shall not be sooner than ninety (90) days
from the date the notice is mailed by Landlord. In the case of (c) above, Tenant
shall cooperate with Landlord to effect the Grand Opening Date as set forth in
such notice, and Tenant shall delay opening of the Premises until the Grand
Opening Date, if required by such notice. Any occupancy of the Premises by
Tenant following the Commencement Date and prior to the Rental Commencement Date
shall be subject to all terms and conditions of this Lease other than payment of
Rental. The Term of this Lease shall end on the expiration date set forth in the
Data Sheet, unless sooner terminated in accordance with this Lease. Unless
otherwise approved in writing by Landlord, Tenant shall open its store in the
Premises for business to the public (with improvements pursuant to Exhibit B
hereto completed and the Premises fully fixtured, stocked with current season
merchandise in place and staffed, with Tenant prepared to engage in selling
merchandise and/or services as provided pursuant to Article VII) by the Rental
Commencement Date. For the purposes of this Lease, the first lease year shall be
the period commencing on the Rental Commencement Date and ending on January 31
next following, after the first lease year, the term "lease year" shall mean a
fiscal year of twelve (12) consecutive calendar months ending on January 31 of
each calendar year.

      SECTION 1.03    LATE OPENING.

      In the event Tenant shall fail to open its stock for business by the
Rental Commencement Date, the parties agree that it is and will be impracticable
and extremely difficult to determine the actual damages suffered by Landlord.
Therefore, the parties have agreed that in order to compensate Landlord for its
loss, Tenant shall pay to Landlord as Additional Rent, upon demand, the sum of
Five Hundred Dollars ($500.00) per day for each day Tenant delays its initial
opening in accordance with Section 1.02 above, after and including the Rental
Commencement Date. This remedy shall be in addition to any and all other
remedies provided in this Lease or by law to Landlord in the event of default by
Tenant. Such Additional Rent shall be deemed to be in lieu of Percentage Rental
only (as that term is defined in Section 2.02) that might have been earned
during the period of Tenant's failure to open. The amount has been determined
based upon numerous considerations including the fact that Landlord will have
expended considerable sums of money in reliance upon and based upon Tenant
opening for business on the Rental Commencement Date.

                                   ARTICLE II

                                     RENTAL

      SECTION 2.01    MINIMUM ANNUAL RENTAL.

      (a)   From and after the Rental Commencement Date, Tenant shall pay to
Landlord as the "Minimum Annual Rental" the sum set forth in the Data Sheet for
each lease year during the Term in equal consecutive monthly installments in
advance on or before the first day of each month, without prior demand or notice
Minimum Annual Rental, Percentage Rental, Additional Rent and all other sums
payable to Landlord pursuant to this Lease shall be paid to Landlord in currency
of the United States of other customary commercial manner at the address set
forth in the Data Sheet under "Address for Rental Payments," or such other place
as Landlord may designate, without any deductions or offsets whatsoever.

      (b)   Should the Rental Commencement Date occur on a day other than the
first day of a calendar month, then the Minimum Annual Rental for such
fractional month shall be one three hundred sixty-fifth (l/365th) of the Minimum
Annual Rental multiplied by the number of days remaining in the month. Should
any lease year contain less than twelve (12) calendar months, said Minimum
Annual Rental shall be prorated.

                                        3

<PAGE>

      SECTION 2.02    PERCENTAGE RENTAL.

      (a)   In addition to the payment of the Minimum Annual Rental as provided
in Section 2.01 and other sums set forth in this Lease, from and after the
Rental Commencement Date, Tenant shall pay to Landlord, for each three (3)
months of the Term, "Percentage Rental" equal to the product of the Percentage
Rental Rate times the amount by which Tenant's Gross Sales (as defined in
Section 2.03) resulting from business conducted in, on or from the Premises
during such three (3) months, exceed the "Quarterly Breakpoint" as set forth in
the Data Sheet. Each such three (3) month period of the Term hereof may be
referred to as a "Lease Quarter".

            Such Percentage Rental shall be paid by Tenant to Landlord quarterly
without prior notice or demand within thirty (30) days after the expiration of
each Lease Quarter following the Rental Commencement Date.

      (b)   Percentage Rental shall be computed on all Gross Sales made during
the Lease Quarter or Quarters elapsed in the lease year in excess of the product
of (i) the Quarterly Breakpoint and (ii) the number of Lease Quarters elapsed in
the lease year. Should the Rental Commencement Date occur on a day other than
the first day of a Lease Quarter or should the Term expire on a day other than
the end of a full Lease Quarter, then the Percentage Rental due for such partial
Lease Quarter shall equal the product of the Percentage Rental Rate times the
amount by which Tenant's Gross Sales exceed the product obtained by multiplying
the Quarterly Breakpoint by a fraction, the numerator of which is the number of
calendar days in such partial Lease Quarter and the denominator of which is
ninety (90).

      (c)   If, at the end of any lease year, the total amount of quarterly
installments of Percentage Rental paid by Tenant based on Gross Sales for such
lease year exceeds the total amount of Percentage Rental required to be paid by
Tenant for such lease year based on Gross Sales in excess of four (4) times the
Quarterly Breakpoint (hereinafter referred to as the "Annual Breakpoint"),
Tenant shall receive a credit equivalent to such excess which shall be credited
by Landlord to the next monthly payments due from Tenant to Landlord under this
Lease. If at the end of the final lease year the total amount of Percentage
Rental paid by Tenant exceeds the total amount of Percentage Rental required to
be paid by Tenant for such lease year, such excess shall be refunded to Tenant
after Tenant has vacated the Premises and the Premises are in the condition
required by Section 10.02(b) below, and any other sums due Landlord from Tenant
under this Lease have been paid in full or deducted therefrom. If at the end of
any lease year, the total amount of quarterly installments of Percentage Rental
paid by Tenant for such lease year is less than the total amount of Percentage
Rental required to be paid by Tenant for such Lease year, Tenant shall pay the
amount of such deficiency on or before the thirtieth (30th) day after the last
day of such lease year. Should any lease year contain less than four (4)
calendar quarters, then the Annual Breakpoint and Quarterly Breakpoint shall be
adjusted proportionately for such partial lease year.

      (d)   It is expressly understood and agreed that Landlord does not
consider Minimum Annual Rental in itself a fair and adequate rental for the
Premises and would not have entered into this Lease unless Tenant had obligated
itself to pay Percentage Rent, which Landlord expects to supplement the Minimum
Annual Rental and the Additional Rent to provide a fair and adequate rental
return. Therefore, if Tenant fails to continuously operate its business in
accordance with the terms of this Lease, fails to keep the required store hours,
or vacates the Premises prior to the expiration of the Term hereof, Landlord
will suffer damages in an amount which is not readily ascertainable and thus
Landlord, in any such event, shall have the right, at its option, to collect as
Additional Rent, and not as a penalty, in addition to all other charges and
Minimum Annual Rental due hereunder, one-thirtieth (l/30th) of an amount equal
to the greater of (a) the amount of Minimum Annual Rental due for the month in
which Tenant failed to operate as required by this Lease, or (b) the average
monthly amount of Minimum Annual Rental and Percentage Rent payable for the
immediately preceding lease year, for each day or portion thereof during which
Tenant fails to operate as required by this Lease including, without limitation,
Tenant's failure to maintain the required store hours, and, in addition,
Landlord shall have the right to treat any of such events as a material default
and breach of this Lease.

      SECTION 2.03    GROSS SALES.

      (a)   The term "Gross Sales" as used herein shall be construed to include
the entire amount of the actual sales price (including all finance charges by
Tenant or anyone on Tenant's behalf) whether for cash, credit or otherwise, of
all sales, rentals, leases, licenses or other transfer of merchandise or
services and other receipts whatsoever of all business conducted in or from the
Premises, by Tenant, all subtenants, assignees, licensees, concessionaires or
otherwise, including, without limitation mail, catalogue, closed circuit
television, computer, other electronic or telephone orders received or filled at
the Premises, all deposits not refunded to purchasers, orders taken, although
said orders may be filled elsewhere; gross receipts from vending machines,
electronic games or similar devices, whether coin-operated or otherwise; and the
entire amount of the actual sales price and all other receipts for sales and
services by Tenant, any subtenants, assignees, licensees, concessionaires or
otherwise in or from the Premises. A "sale" shall be deemed to have
been consummated for the purposes of this Lease, and the entire amount of the
sales price shall be included in Gross Sales, at such time as (i) the
transaction is initially reflected in the books or records of Tenant or any
subtenant, assignee, licensee or concessionaire (if a concessionaire makes the
sale), or (ii) Tenant or any subtenant, assignee, licensee or concessionaire
receives all or any portion of the sales price, or (iii) the applicable goods or
services are delivered to the customer, whichever first occurs, irrespective of
whether payment is made in installments, the sale is for cash or for credit, or
all or any portion of the sales price has actually been paid at the time of
inclusion in Gross Sales or at any other time. Subject to Section 2.03(b) below,
no deduction shall be allowed for direct or indirect discounts, rebates, credits
or other reductions to employees or others, unless such discounts, rebates,
credits or other reductions are generally offered to the public on a uniform
basis.

                                        4

<PAGE>

      (b)   Notwithstanding anything to the contrary contained in Section
2.03(a) above, Gross Sales shall not include the following:

            (1)   The portion of the sales price of all merchandise returned by
customers and accepted for credit to the extent of the credit,

            (2)   Goods returned to sources, including shippers or
manufacturers, or transferred to another store or warehouse owned by or
affiliated with Tenant (where such exchange of goods or merchandise is made
solely for the convenient operation of the business of Tenant and not for
purposes of consummating a sale which has theretofore been made in or from the
Premises and/or for the purpose of depriving Landlord of the benefit of a sale
which otherwise would be made in or from the Premises),

            (3)   Alteration workroom charges and delivery charges at Tenant's
cost of sales,

            (4)   Receipts from public telephones, stamp machines, public toilet
locks, or vending machines installed solely for use by Tenant's employees;

            (5)   Sales taxes, so-called luxury taxes, consumers' excise taxes,
gross receipts taxes and other similar taxes now or hereafter imposed upon the
sale of merchandise or services, but only if collected separately from the
selling price of goods, merchandise or services and collected from customers,
and

            (6)   Sales of trade fixtures, equipment or property which are not
stock in trade.

      (c)   If, in each of at least two of the fifth (5th), sixth (6th) and
seventh (7th) lease years of the Term, Tenant has not been obligated to pay
Percentage Rental, Landlord may terminate this Lease upon notice to Tenant given
at any time within six (6) months after the earlier of the receipt by Landlord,
or the due date, of Tenant's annual statement of Gross Sales for the seventh
(7th) lease year (or for the sixth (6th) lease year if Tenant has not been
obligated to pay such amount of Percentage Rental for both the fifth (5th) and
sixth (6th) lease years), in the event of which election by Landlord, this Lease
shall be terminated and of no further force or effect, effective ninety (90)
days following the giving of such notice, provided, however, that Tenant shall
have the right to nullify such termination and maintain this Lease in full force
and effect by entering into an agreement with Landlord (within thirty (30) days
following Landlord's delivery of such notice of termination) increasing the
Minimum Annual Rental payable under this Lease from and after Landlord's
election to terminate to an amount equal to one hundred twenty-five percent
(125%) of the amount of Minimum Annual Rental otherwise due under this Lease.

      SECTION 2.04    TENANT'S TAX OBLIGATION.

      (a)   Commencing with the Rental Commencement Date, and continuing for the
balance of the Term, Tenant shall pay to Landlord as Additional Rent that
portion of "Taxes" (as hereinafter defined) levied or assessed during or with
respect to each fiscal tax year falling in whole or in part during the Term
following the Rental Commencement Date, which the number of square feet of Floor
Area in the Premises bears to the total number of square feet of constructed
gross leased and occupied Floor Area of all buildings in the Shopping Center,
plus an amount equal to fifteen percent (15%) of the total of such Taxes. As
used herein, the term "Taxes" shall mean any and all taxes, surcharges,
assessments, levies, fees and other governmental charges and impositions of
every kind or nature, regular or special, direct or indirect, presently foreseen
or unforeseen or known or unknown, levied or assessed by municipal, county,
state, federal or other governmental taxing or assessing authority (i) upon,
against or with respect to the real estate upon which the Development, or any
part of it, is located and to any improvements located in the Shopping Center or
the Development, and (ii) any other taxes which Landlord becomes obligated to
pay with respect to the Development, irrespective of whether the same are
assessed as real or personal property. Taxes shall not include Landlord's income
or franchise taxes. To the extent that any such Taxes are the obligation of
Tenant pursuant to Section 8.03 or Section 22.01, the same shall not be included
in Tenant's proportionate share pursuant to this Section 2.04. Prior to the
proration of such Taxes as provided in this Section 2.04, there shall be
deducted therefrom all amounts received from the Department Stores and/or any
other tenant within the Development not included in the definition of Shopping
Center towards such Taxes. The Taxes payable by Tenant pursuant to this Section
2.04(a) which are levied of assessed for the fiscal tax year in which the Rental
Commencement Date occurs and for the fiscal tax year in which the Term of this
Lease ends shall be prorated on a daily basis.

                                        5

<PAGE>

      (b)   Should the state where the Development is located or any political
subdivision thereof or any governmental, taxing or assessing authority, directly
or indirectly by way of substitution for or in lieu of or in addition to or in
any other way directly or indirectly used or intended to provide revenues to
fund all or any part of revenues theretofore provided or services theretofore
funded by all or any part of the Taxes otherwise required to be paid in whole or
in part by Tenant pursuant to this Section 2.04 or Section 8.03 or Section
22.01, whether presently foreseen or unforeseen or known or unknown, either (i)
impose a tax of any kind of nature upon, against, in connection with or with
respect to the rentals or other charges payable by or to Landlord by the Tenant
or other tenants in or occupants of the Shopping Center and/or the Development
or on the income of Landlord derived from the Shopping Center and/or the
Development or on the revenues of the Shopping Center and/or the Development or
on Landlord's (or the individuals or entities which constitute the partners of
Landlord, if Landlord is a partnership) ownership of the Shopping Center and/or
the Development or any portion thereof or interest therein, or any direct or
indirect tax whatsoever other than the Taxes otherwise required to be paid in
whole or in part by Tenant pursuant to this Section 2.04, Section 8.03 or
Section 22.01, and/or (ii) impose a tax of any kind or nature upon, against or
with respect to the parking facilities or the number of parking spaces in the
Development, such tax shall be deemed to constitute a part of Taxes payable by
Tenant under this Lease and Tenant shall pay to Landlord its proportionate share
thereof (or all thereof, with respect to taxes relating to items (i) through
(iii) of Section 22.01) as determined and billed by Landlord and/or (iii)
reappraise, or determine that the method utilized by Landlord in determining
property Taxes to be incorrect, or redetermine the method upon which property
taxes are imposed against the Shopping Center and/or the Development from time
to time by virtue of a change in the ownership of Landlord's interest or
otherwise by operation of law and/or (iv) impose a charge for assessments,
taxes, fees, levies and charges imposed by governmental agencies for services
such as fire protection, sidewalk and road maintenance, refuse removal and other
public services generally provided without charge to property owners or
occupants prior to the date of this Lease, the same shall be deemed as a part of
Taxes payable by Tenant hereunder for the purposes of this Lease. For the
purposes of this Section 2.04, the term "Shopping Center" shall include any land
upon which temporary off-site utility systems and parking serving the Shopping
Center and/or the Development are located.

      (c)   Tenant's proportionate share of Taxes, as reasonably determined by
Landlord, shall be paid to Landlord as Additional Rent, in monthly installments
on or before the first day of each month (or such longer period as Landlord may
determine), in advance, in an amount estimated by Landlord and billed by
Landlord to Tenant, provided that Landlord shall have the right initially to
determine monthly estimates and to revise the estimates from time to time. Upon
receipt of all tax bills pertaining to Taxes payable by Tenant, Landlord shall
furnish Tenant with a written statement of the actual amount of Tenant's
proportionate share of the Taxes for such year. In the event any applicable tax
bill is not available at the time Landlord bills Tenant for Taxes, Landlord may
estimate the amount of such tax. If the total amount paid by Tenant under this
Section 2.04 for any calendar, fiscal or lease year during the Term following
the Rental Commencement Date shall be less than the actual amount due from
Tenant for such year, as shown on such statement, Tenant shall pay to Landlord
the difference between the amount paid by Tenant and the actual amount due
within thirty (30) days after demand therefore by Landlord, and if the total
amount paid by Tenant hereunder for any such calendar, fiscal or lease year
shall exceed such actual amount due from Tenant for such year, such excess shall
be credited against the next monthly payments due from Tenant to Landlord under
this Lease. If at the end of the final lease year the total amount paid by
Tenant hereunder for such lease year shall exceed such actual amount due from
Tenant for such year, such excess shall be refunded to Tenant after Tenant has
vacated the Premises in good condition at the conclusion of this Lease and any
other sums due Landlord from Tenant under this Lease have been paid in full or
deducted therefrom. A copy of a tax bill or statement or assessment notice
submitted by Landlord to Tenant shall at all times be sufficient evidence of the
amount of Taxes assessed or levied against the property to which such bill
relates. Tenant's obligations under this Section 2.04 shall survive the
expiration of the Term or earlier termination of this Lease.

      (d)   Landlord reserves the light to contest any Taxes levied or assessed
during the Term upon, against or with respect to the Shopping Center and/or the
Development or any portion thereof or interest therein. Tenant shall pay to
Landlord that proportion of all costs incurred by Landlord in connection
therewith based on the formula specified in Section 2.04(a). Notwithstanding any
such contest, or any related negotiation or appeal, Tenant shall pay, as
provided for in this Section 2.04, its proportionate share of Taxes. If, as a
result of any such contest, negotiation or appeal, Taxes shall be increased,
Tenant's proportionate share of Taxes shall be computed on the basis of the
amount of Taxes finally determined to be payable by Landlord, including any of
Landlord's reasonable costs in any such contest. If, as a result of any such
contest, negotiation or appeal, Taxes shall be decreased, Landlord's statement
to Tenant of Taxes following such decrease shall include an adjustment for any
prior tax years affected by such decrease reflecting the amount of such decrease
in Taxes. Tenant's proportionate share of any such adjustment, less all costs
and expenses, including, but not limited to, attorney fees, expenses of
accountants, consultants and appraisers, and administrative expenses incurred by
Landlord in connection with such contest, negotiation or appeal and not
previously paid by Tenant, shall be treated as a credit against Taxes payable by
Tenant following such decrease.

                                        6

<PAGE>

      SECTION 2.05    TRASH REMOVAL CHARGE.

      Tenant, at Tenant's expense, shall at all times keep the Premises
(including, without limitation, the service areas adjacent to the Premises,
display windows and signs) orderly, neat, safe, clean and free from rubbish and
dirt, and shall store all trash and other solid waste within the Premises or in
such areas as may be designated by Landlord for such storage. Tenant shall not
burn any trash or garbage at any time in or about the Development. Landlord may
direct the use of solid waste disposal contractors at such intervals as Landlord
may require. Tenant shall be solely responsible for and shall promptly pay, in a
manner and at the place provided in this Lease, all fees and charges for trash
removal required to properly service the Premises irrespective of whether such
charges are initially paid in advance by Landlord, or otherwise. Landlord, at
its sole option, may elect to furnish any or all services required for trash
removal from the Premises, the cost of which will be, at Landlord's election,
either (i) paid as Additional Rent to Landlord (which payment shall include a
fifteen percent (15%) administrative fee to Landlord), each calendar month
durng the Term of this Lease in the manner specified in Section 2.01 for the
payment of Minimum Annual Rental, based upon Landlord's allocation thereof
amongst Shopping Center occupants determined in its sole and absolute
discretion, or (ii) included in Operating Costs and Expenses paid by Tenant
pursuant to this Lease.

      At any time during the Term hereof, Landlord may, upon thirty (30) days'
prior written notice to Tenant, discontinue furnishing trash removal services to
the Premises without thereby affecting this Lease in any manner or otherwise
incurring any liability to Tenant except that Landlord will no longer be
required to furnish trash removal services to the Premises. If Landlord does not
provide such services, Tenant shall arrange for the regular pickup of all trash,
garbage and other solid waste.

      SECTION 2.06    ADDITIONAL RENT.

      In addition to Minimum Annual Rental and Percentage Rental hereunder,
Tenant shall pay, as "Additional Rent" (whether or not so designated herein), in
a manner and at the place provided in this Lease, all sums of money required to
be paid by Tenant under this Lease. If such amounts or charges are not paid at
the time and in the manner as provided in this Lease, they shall nevertheless be
collectible as Additional Rent with the next installment of Minimum Annual
Rental thereafter falling due, but nothing herein contained shall be deemed to
suspend or delay the payment of any amount of money or charge at the time the
same becomes due and payable hereunder or to limit any other remedy of Landlord.
All amounts of Minimum Annual Rental, Percentage Rental and Additional Rent
(also collectively referred to in this Lease as "Rental") payable in a given
month shall be deemed to comprise a single rental obligation of Tenant to
Landlord.

      SECTION 2.07    LATE CHARGE.

      Unless specifically stated otherwise in this Lease, all Rental or other
charges required to be paid by Tenant pursuant to this Lease shall be due and
payable ten (10) days after demand, without any notice from Landlord and without
any deductions or offsets whatsoever. The parties hereby agree that late payment
by Tenant of any Rental owing under this Lease will cause Landlord to incur
certain costs and expenses not contemplated under this Lease, the exact amount
of which costs are extremely difficult and impracticable to fix. Such costs and
expenses may include, for example, administrative and collection costs, and
processing and accounting expenses Therefore, in the event Tenant fails to pay
any monthly installment of Rental on the date said payment is due, then Tenant
shall pay a late charge of ten percent (10%) of such amount as Additional Rent.
The parties hereby agree that such late charge represents a fair and reasonable
estimate of the costs and expenses Landlord will incur by reason of late payment
by Tenant. Acceptance of such late charge by Landlord shall in no event
constitute a waiver of Tenant's default with respect to such overdue amount, nor
prevent Landlord from exercising any of the other rights and remedies granted in
this Lease. In the event Tenant pays the late charge set forth hereunder but
fails to pay contemporaneously therewith all unpaid amounts of Rental,
Landlord's acceptance of this late charge payment shall not constitute a waiver
of Tenant's default with respect to Tenant's nonpayment nor prevent Landlord
from exercising all other rights and remedies available to Landlord under this
Lease, at law or in equity.

      SECTION 2.08    TENANT'S PAYMENT OBLIGATIONS.

      (a)   Landlord may, at its option and its sole discretion, apply any
payments received from Tenant to any Rental, or other charges which are then due
and payable. If Landlord shall not make any specific application of a payment
received from Tenant, then any payment received from Tenant shall be applied
first to the other charge, then to Rental which has been overdue for the longest
period of time. No designation of any payment by Tenant for application to a
specific portion of Tenant's financial obligations hereunder shall be binding
upon Landlord. Any sums received by Landlord after termination of this Lease
shall not constitute rent but shall be received only as reimbursement for use
and occupancy of the Premises.

                                        7

<PAGE>

      (b)   Tenant covenants to pay all charges under this Lease, including,
without limitation, Minimum Annual Rental, Percentage Rent and Additional Rent
and other charges, independent of any obligation of Landlord. No breach of this
Lease by Landlord shall relieve Tenant of its obligation and duty to pay all
such charges when due under the terms of this Article II.

                                   ARTICLE III

                          RECORDS AND BOOKS OF ACCOUNT

      SECTION 3.01    TENANT'S RECORDS.

      Tenant shall prepare and keep full, complete and proper books and source
documents, in accordance with Generally Accepted Accounting Principles, of the
Gross Sales, whether for cash, credit or otherwise, of each separate department
at any time operated within the Premises and of the operations of each
subtenant, concessionaire, licensee and/or assignee, and shall require and cause
all such parties to prepare and keep books, source documents, records and
accounts sufficient to substantiate those kept by Tenant ("Records"). The
Records to be kept by Tenant shall include, without limitation, true copies of
all state and local sales and use tax returns and reports, records of
inventories and receipts of merchandise, records of bank deposits of the entire
receipts from transactions at the Premises, daily receipts from all sales
(including those from mail or telephone orders), and other pertinent original
sales records and records of any other transactions conducted in or from the
Premises by Tenant and any other persons conducting business from the Premises.
Pertinent original sales records shall include, without limitation, a point of
sale system of record keeping and such other reasonable documentation which
would normally be examined by an independent accountant pursuant to Generally
Accepted Auditing Standards in performing an audit of Tenant's sales sufficient
to provide determination and verification of Gross Sales and the exclusions and
deductions therefrom Tenant's Records shall be preserved by Tenant at the
Premises for at least three (3) years after expiration of each lease year or
partial lease year. All of books, source documents, records and documentation
maintained pursuant hereto shall at all reasonable times be open to the
inspection of, and may be copied or extracted from, in whole or in part, by
Landlord or Landlord's authorized representative or agent for a period of at
least three (3) years after the expiration of each lease year.

      SECTION 3.02    REPORTS BY TENANT.

      Tenant shall furnish to Landlord, within fifteen (15) days after the
expiration of each month of each lease year, a complete statement, certified by
Tenant, of the amount of Gross Sales, as defined in, Section 2.03 of this Lease,
made from the Premises during such period. Tenant shall furnish to Landlord,
within thirty (30) days after the expiration of each lease year, a complete
statement, certified by Tenant, showing in all reasonable detail the amount of
such Gross Sales made by Tenant from the Premises during the preceding lease
year or partial lease year. Tenant shall require all subtenants,
concessionaires, licensees and/or assignees, if any, to furnish a similar
statement. If Tenant or any subtenant, concessionaire, licensee and/or assignee
fails to furnish to Landlord any monthly or annual statement of Gross Sales
within the time required by this Section 3.02, then Tenant shall pay within ten
(10) days of demand therefore by Landlord as Additional Rent, a special handling
fee of One Hundred Dollars ($100.00) per statement per day until such statement
is delivered to Landlord. This remedy shall be in addition to any and all other
remedies provided in this Lease or by law to Landlord. In addition, if Tenant or
any subtenant, concessionaire, licensee and/or assignee, if any, fails to
furnish any two (2) consecutive monthly or annual statements of Gross Sales
within the time required by this Section 3.02, then, without limiting any of the
Landlord's other rights under this Lease, Landlord shall have the right upon ten
(10) days' prior written notice to conduct an audit as set forth in Section 4.02
below and any and all charges occasioned by reason thereof shall be the sole
obligation of Tenant and payable on demand.

                                   ARTICLE IV

                                      AUDIT

      SECTION 4.01    RIGHT TO EXAMINE BOOKS.

      Notwithstanding the acceptance by Landlord of payments of Minimum Annual
Rental or Percentage Rental or installments thereof, Landlord shall have the
right to audit all rentals and other charges actually due hereunder. Within ten
(10) days following Landlord's request, Tenant shall make available to Landlord
at the Premises or at Tenant's principal business office in the United States
for examination, extracting and/or copying all books, source documents,
accounts, records and sales tax reports of Tenant and any subtenants,
concessionaires, licensees and/or assignees, including Tenant's state and
federal income tax returns, in order to verify the amount of Gross Sales made in
and from the Premises.

                                        8

<PAGE>

      SECTION 4.02    AUDIT.

      (a)   At its option, Landlord may at any time upon ten (l0)days' prior
written notice to Tenant, cause a complete audit (including a physical
inventory) to be made by an auditor selected by Landlord of the entire records
and operations of Tenant and/or any subtenants, concessionaires, licensees
and/or assignees relating to the Premises for the period covered by any
statement issued or required to be issued by Tenant or a concessionaire as above
set forth in Article III. In connection with the audit, Landlord or its
representative will have the right to inspect records from any other store
operated by Tenant or an affiliate of Tenant, but only if such inspection is
reasonably necessary to verify Tenant's Gross Sales reports. Tenant shall make
available to Landlord's auditor at the Premises or at Tenant's principal
business office in the United States, within ten (10) days following Landlord's
notice requiring such audit, all of the books, source documents, accounts,
records and sales tax reports of Tenant and any of its concessionaires which
such auditor deems necessary or desirable for the purpose of making such audit,
including Tenant's state and federal income tax returns. If such audit discloses
that Tenant's Gross Sales as previously reported for the period audited were
understated, Tenant shall immediately pay to Landlord the additional percentage
rental due for the period audited. Further, if such understatement was in excess
of two percent (2%) of Tenant's actual Gloss Sales as disclosed by such audit,
Tenant shall immediately pay to Landlord the cost of such audit, and if such
understatement was in excess of ten percent (10%) of Tenant's Gross Sales as
disclosed by such audit, Landlord may declare this Lease terminated and the Term
ended, in which event this Lease shall cease and terminate on the date specified
in such notice with the same force and effect as though the date set forth in
such notice were the date set forth in this Lease for expiration of the Term,
and Tenant shall vacate and surrender the Premises on or before such date in the
condition required by this Lease for surrender upon the expiration of the Term.

      (b)   If upon examination or audit Landlord's accountant or representative
determines that sufficient documentation is not maintained, retained, recorded
or available to verify Tenant's actual Gross Sales, Tenant shall pay for the
cost of such audit and, in addition, should Landlord deem it necessary, Tenant
shall reconstruct, at its sole cost and expense, all Records for the
determination of Gross Sales for any period being audited.

            If such audit shall disclose that the Records, in Landlord's
determination, are inadequate to disclose such Gross Sales, Landlord shall be
entitled to collect as Additional Rent an amount equal to ten percent (10%) of
the Minimum Annual Rental payable by Tenant during the period in question.

      (c)   If Tenant subleases, licenses, or in any manner allows the Premises
to be used by another party (the "Subtenant"), Tenant is responsible for
ensuring that the Subtenant's Records conform to the requirements of this Lease.
The failure of Subtenant to maintain its Records as required under this Lease,
or to correctly report Gross Sales, will be deemed a failure on the part of
Tenant to conform to the requirements of this Lease and shall subject Tenant to
the remedies set forth in Section 4.02(a) or Section 4.02(b) above, including
termination of this Lease.

                                    ARTICLE V

                            CONSTRUCTION OF PREMISES

      SECTION 5.01    CONSTRUCTION OF PREMISES.

      (a)   Any improvements to be made to the Premises shall be substantially
as set forth in Exhibit B attached hereto. Each of the parties hereto shall
perform the obligations imposed upon such party in said Exhibit at the times
and in the manner therein provided. It is understood and agreed by Tenant that
any minor changes from any plans or specifications covering Landlord's Work as
defined in said Exhibit shall not affect or change this Lease or invalidate the
same.

      (b)   Without limiting the generality of the incorporation by reference of
all exhibits and/or addenda to this Lease, Tenant's failure to furnish the plans
and specifications required pursuant to Exhibit B ("Plans and Specifications")
to Landlord within the time periods and in the form required by Exhibit B, or
failure to perform any other obligation under Exhibit B, shall constitute a
default under this Lease pursuant to Article XIX below, which shall entitle
Landlord to all remedies set forth in Article XIX below. In addition, if
Landlord determines that Landlord and Tenant are unable to agree upon the Plans
and Specifications, Landlord may at its option, terminate this Lease upon ten
(10) days' notice to Tenant, in which event this Lease shall terminate on the
date specified in such notice and Tenant shall remain liable as provided in this
Lease. No deviation from the final Plans and Specifications, once approved by
Landlord, shall be made by Tenant without Landlord's prior written consent.
Approval of the final Plans and Specifications by Landlord shall not constitute
the assumption of any responsibility by Landlord for their accuracy, efficacy or
sufficiency, and Tenant shall be solely responsible for such items. Any
occupancy of the Premises by Tenant prior to the Rental Commencement Date shall
be solely for the purpose of inspection, measurement and obtaining information
necessary to prepare Plans and Specifications and to construct its leasehold
improvements, and shall be subject to all terms and conditions of this Lease
applicable to such entry prior to the Rental Commencement Date pursuant to
Section 1.02 above. Storefront barricades, reasonably acceptable to Landlord,
attractively screening the Premises from view during construction shall be
erected and maintained by Tenant at all times prior to Tenant's opening for
business to the general public and shall be removed by Tenant prior to such
opening.

                                        9

<PAGE>

      SECTION 5.02    CERTIFICATE OF OCCUPANCY.

      Within the earlier of (a) ten (10) days after completion of construction
of Tenant's Work in accordance with the final Plans and Specifications as
approved by Landlord (as described in Section 5.01 and Exhibit B); or (b) ten
(10) days after Tenant opens the Premises for business, Tenant shall deliver to
Landlord the original of the Certificate of Occupancy for the Premises issued by
the appropriate governmental agency, original execution copies of all mechanics'
lien releases or other lien releases on account of Tenant's Work, notarized and
unconditional, in such form as Landlord shall have approved, copies of all
building permits indicating inspection and approval by the issuer of said
permits, and an architect's certification that Tenant's Work has been
constructed in accordance with the final Plans and Specifications and is fully
complete in accordance with Exhibit B.

      SECTION 5.03    CONDITION OF PREMISES.

      Except as otherwise specifically provided in this Lease (including,
without limitation, in Exhibit B attached hereto), Tenant hereby agrees that
upon delivery of possession of the Premises to Tenant, Tenant shall accept such
delivery of possession of the Premises in its then existing "AS IS" condition,
and Tenant acknowledges (i) that Tenant shall have inspected the Premises and
shall be fully aware of the condition of the Premises as of delivery of
possession, (ii) that Landlord shall have no obligation to improve or alter the
Premises for the benefit of Tenant, (iii) that, except as may be expressly
provided in this Lease, neither Landlord nor any of Landlord's employees,
agents, representatives, contractors nor brokers has made any representation or
warranty any of any kind respecting (a) the condition of the Premises, Shopping
Center and/or Development, (b) the suitability thereof for Tenant's use or the
conduct of Tenant's business, or (c) occupancy or operation within the Shopping
Center or Development by any other person or entity. Tenant irrevocably waives
any claim based upon or related to any such claimed representation by Landlord
or any claimed representation by Landlord as to traffic to be expected at the
Premises or sales to be expected at the Premises. Tenant's taking possession of
the Premises shall constitute Tenant's formal acceptance of the same and
acknowledgment that the Premises are in the condition called for under this
Lease, subject to all field conditions existing at the time of delivery of
possession. In no event shall Landlord be liable for damages or otherwise as a
result of any failure to make the Premises available within the time and/or in
the condition provided in this Lease and no such failure shall permit Tenant to
rescind or terminate this Lease.

      SECTION 5.04    ULTIMATE RENTAL COMMENCEMENT DATE.

      Notwithstanding anything to the contrary contained herein, if for any
leason whatsoever (including, without limitation, excusable delay), the Rental
Commencement Date shall not have commenced prior to such date as shall be two
(2) years from the Commencement Date, then this Lease shall be automatically
terminated without further act of either party hereto and each of the parties
hereto shall be released from any further obligation hereunder.

                                   ARTICLE VI

                       ALTERATIONS, CHANGES AND ADDITIONS

      SECTION 6.01    ALTERATIONS BY TENANT.

      Tenant shall not make or cause to be made any alterations, additions or
improvements to the Premises without the prior written approval of Landlord (for
example, but without limiting the generality of the foregoing, Tenant shall not
install or cause to be installed any signs, floor covering, interior or exterior
lighting, plumbing fixtures, shades, canopies, awnings, electronic detection
devices, antennas, mechanical, electrical or sprinkler systems, or make any
changes to the storefront). However, Tenant may make such alterations, additions
and improvements to the interior of the Premises as do not in the aggregate
exceed in any lease year the amount set forth in the Data Sheet, provided (a)
the same are cosmetic and not structural in nature, do not affect a utility
system, the storefront or storefront sign and are not inconsistent with the
final Plans and Specifications approved by Landlord, (b) that Tenant complies
with the provisions concerning contractors, labor relations, compliance with
law, reporting of costs and insurance and bonds and the provisions of Exhibit B,
and (c) that Tenant shall submit to Landlord fifteen (15) days written notice
prior to undertaking any of the foregoing. Tenant shall present to Landlord
Plans and Specifications for any other alterations, additions or improvements at
the time approval is sought, in accordance with criteria and procedures as
provided in Exhibit B.

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      SECTION 6.02    REMOVAL BY TENANT.

      All alterations, decorations, additions and improvements made by Tenant
shall be deemed to have attached to the Premises and to have become the property
of Landlord upon such attachment. Upon the expiration or earlier termination of
this Lease, Tenant shall not remove any of such alterations, decorations,
additions and improvements, except that trade fixtures, equipment and other
personal property installed by Tenant ("Property") and not affixed to the
Premises may be removed if all Rental and other charges due hereunder are paid
in full and Tenant is not otherwise in default hereunder, provided that Tenant
immediately repairs any damage caused by such removal. Further, Landlord may
designate by written notice to Tenant those alterations, decorations, additions
and improvements which shall be removed by Tenant at the expiration or
termination of this Lease, and Tenant shall, at its own cost and expense,
promptly remove the same and immediately repair any damage to the Premises
caused by such removal. If Tenant shall fail to remove any of its Property,
Landlord may, at Landlord's option, retain either any or all of the property,
and title thereto shall thereupon vest in Landlord without compensation to
Tenant, or remove all or any portion of the Property from the Premises and
dispose of the Property in any manner, without compensation to Tenant. In the
latter event, Tenant shall, upon demand, pay to Landlord the actual expense of
such removal and disposition and the repair of any damage to the Premises
resulting from or caused by such removal. The obligations contained in this
Section 6.02 shall survive the expiration or earlier termination of this Lease.

      SECTION 6.03    CHANGES AND ADDITIONS.

      (a)   Landlord reserves the right at any time, and from time to time, to
make alterations to, and to build additional stories on the building in which
the Premises is located, and to construct other buildings and improvements in
the Shopping Center and/or the Development, including any modifications of the
Common Areas in connection therewith, to enlarge or reduce the Shopping Center
and/or the Development, to add decks or elevated parking facilities, and to sell
or lease any part of the land comprising the Development, as shown on Exhibit
A-1, for the construction thereon of a building or buildings to be occupied by a
Department Store which may or may not be part of the Development. Landlord also
reserves the right at any time, and from time to time, to change, modify, or
abolish any temporary off-site utility serving the Shopping Center and/or
Development. The purpose of Exhibit A-1 is to show the approximate location of
the Shopping Center while the purpose of Exhibit A-2 is to show the approximate
location of the Premises within the Shopping Center. Landlord reserves the right
at any time to relocate, reduce, enlarge, or reconfigure the various buildings,
parking areas and other common areas shown on said exhibits; provided, however,
that no such changes shall reduce the parking areas below the number of parking
spaces required by law.

      (b)   Landlord shall have the exclusive right to use all or any part of
the roof of the Premises for any purpose; to erect additional stories or other
structures over all or any part of the Premises, to erect in connection with the
construction thereof temporary scaffolds and other aids to construction on the
exterior of the Premises, provided that access to the Premises shall not be
denied; and to install, maintain, use, repair and replace within the Premises
pipes, ducts, conduits, wires and all other mechanical equipment serving other
parts of the Shopping Center, the same to be in locations as will not
unreasonably deny Tenant's use thereof. Landlord may make any use it desires of
the Side or rear walls of the Premises (including, without limitation,
freestanding columns and footings for all columns), provided that such use shall
not encroach on the interior of the Premises unless (i) all work carried on by
Landlord with respect to such encroachment shall be done during hours when the
Premises are not open for business and otherwise shall be carried out in such a
manner as not to unreasonably interfere with Tenant's operations in the
Premises, and (ii) Landlord, at its expense, shall repair all damage to the
Premises resulting from such work.

      SECTION 6.04    RIGHTS OF LANDLORD.

      (a)   Landlord hereby reserves the right at any time following the
Commencement Date to change the location of the Premises in the Shopping Center,
as the same may be expanded from time to time, provided such relocated premises
shall contain approximately the same number of square feet as the original
Premises. In the event Landlord elects to exercise such right, it shall so
advise Tenant by sixty (60) days prior written notice, and Tenant hereby agrees
to be bound by such election and to execute, upon receipt from Landlord,
whatever amendments or other instruments as may be required to correctly reflect
the foregoing. Landlord shall pay the costs of renovating the relocated Premises
so that the same are reasonably comparable to the original Premises (including
leasehold improvements) and of moving and reinstalling Tenant's trade fixtures
and storefront sign. Landlord shall have no liability for such relocation or the
closing of the Premises other than as specifically set forth in this paragraph
and Tenant waives any such claims including, without limitation, claims for lost
profits.

      (b)   In the event Landlord elects to expand or renovate the Shopping
Center in a manner that Landlord in its sole judgment believes makes it
desirable for Landlord to obtain possession of the Premises, Landlord, upon one
hundred eighty (180) days prior notice in writing to Tenant, may terminate this
Lease. In the event of such termination, within thirty (30) days following the
date that Tenant shall have vacated the Premises, paid all rents and performed
all other accrued obligations under this Lease through to the effective date of
such termination, Landlord shall pay to Tenant a sum equal to the then
unamortized cost of Tenant's leasehold improvements paid for by Tenant exclusive
of any construction allowance which has been paid to Tenant and the value of any
construction chargebacks set forth in Exhibit B that have been waived by
Landlord, such amortization to be as determined with reference to Tenant's
federal income tax returns but in no event more than an amount based on
straight-line depreciation. Upon written request from Landlord, Tenant shall
furnish to Landlord such information as Landlord may reasonably require in
connection with the determination of such costs.

                                       11

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                                   ARTICLE VII

                          CONDUCT OF BUSINESS BY TENANT

      SECTION 7.01    PERMITTED USE.

      Tenant shall use the Premises only for the purpose of conducting the
business specifically set forth in the Data Sheet and for no other use or
purpose. If any governmental license or permit shall be required for the proper
and lawful conduct of Tenant's business or other activity conducted in the
Premises, or if a failure to procure such a license or permit might or would in
any way adversely affect Landlord, the Shopping Center and/or the Development,
then Tenant, at Tenant's expense, shall duly procure and thereafter maintain
such license or permit and submit the same for inspection by Landlord. Tenant,
at Tenant's expense, shall at all times comply with the requirements of each
such license or permit.

      SECTION 7.02    OPERATION OF BUSINESS.

      (a)   Tenant agrees to be open for business and to operate in all of the
Premises during the entire Term following the Rental Commencement Date, and to
actively and diligently conduct its business at all times in a first class and
reputable manner, maintaining at all times a full staff of employees and a
complete stock of current season merchandise. Tenant shall install and maintain
at all times a display of merchandise in the display windows, if any, of the
Premises and shall keep the same well lighted. Tenant shall be obligated to be
open for business and to operate continuously during all hours established by
Landlord as Shopping Center business hours. In the event Landlord has approved
Tenant's remaining open for business after normal Shopping Center hours, then
such approval shall be conditioned upon Tenant paying, as Additional Rent, all
additional costs incurred by Landlord as a result thereof. Tenant's obligation
to be open for business shall include, but not be limited to, opening for
business not more than fifteen (15) minutes late, closing for business not more
than fifteen (15) minutes early, and closing for business for not more than
fifteen (15) minutes during Shopping Center business hours. If Tenant fails to
comply with any of the provisions of this Section 7.02(a), then Tenant shall pay
within ten (10) days of demand therefor by Landlord Additional Rent in the
amount of One Hundred Fifty Dollars ($150.00) per day until such time as Tenant
is in compliance with this Section 7.02(a). This remedy shall be in addition to
any and all other remedies provided in this Lease or by law to Landlord. Failure
by Tenant to be open for business and to operate shall entitle Landlord, in
addition to other remedies provided in this Section 7.02, this Lease or by law,
to mandatory injunctive relief. Without limiting the generality of the
foregoing, in the event the hours during which the Shopping Center is legally
permitted to be open to the public are regulated by any lawful authority, then
Landlord shall be the sole judge of which hours and days shall be Shopping
Center business hours.

      (b)   Tenant, at Tenant's expense, shall promptly comply with all present
and future laws, ordinances, orders, rules, regulations and requirements of all
governmental authorities having jurisdiction affecting or applicable to the
Premises or the cleanliness, safety, occupancy and use of the same, whether or
not any such law, ordinance, order, rule, regulation or requirement is
substantial, or foreseen or unforeseen, or ordinary or extraordinary, or shall
necessitate changes or improvements (other than structural changes or
improvements) or interfere with the use and enjoyment of the Premises. Tenant
shall not do or permit anything to be done in or about the Premises, nor bring
anything therein, which will in any way conflict with any such law, ordinance,
order, rule, regulation or requirement affecting the occupancy or use of the
Premises, the Shopping Center or the Development which has been or may hereafter
be enacted or promulgated by governmental authorities, or in any way obstruct or
interfere with the rights of others, nor shall Tenant use or allow the Premises
to be used for any improper, immoral or objectionable purposes or do any act
tending to injure the reputation of the Shopping Center and/or the Development
Tenant shall not give samples, approach customers or other wise solicit business
in the parking or other Common Areas or any part of the Development other than
in the Premises, nor shall Tenant distribute any handbills or other advertising
matter in the parking area or other Common Areas or any part of the Development.
other than in the Premises.

             No auction, liquidation, going out of business, fire or bankruptcy
sale may be conducted or advertised by sign or otherwise in the Premises. Tenant
shall not permit the operation of any coin operated or vending machines or pay
telephones in the Premises, other than in the areas reserved solely for the use
of Tenant's employees. Tenant shall not sell or display any merchandise within
five feet (5) of the storefront leaseline or opening unless such sale or display
shall be expressly approved on the Plans and Specifications or otherwise
approved by Landlord, in writing, except that Tenant shall be permitted to
display merchandise in the display windows, if any. Tenant shall not use the
areas adjacent to the Premises for business purposes or any other purpose.
Tenant shall not store anything in service or exit corridors. All receiving and
delivery of goods and merchandise for the Premises, and all removal of
merchandise, supplies, equipment, trash and debris and all storage of trash and
debris from the Premises shall be made only by way of or in the areas provided
by Landlord Tenant shall be solely responsible for prompt disposal within the
Premises or in such areas as may be provided for such disposal by Landlord of
all trash and debris from the Premises. Tenant shall not use or permit the use
of any portion of the Premises as sleeping quarters, lodging rooms, for any
unlawful purpose, or for cooking, except as specifically permitted in Section
7.01. Tenant shall not install any radio, television, communication dish or
other similar device or related equipment exterior to the Premises, shall not
cause or make any penetration of the roof of the Premises or the building in
which the Premises is located and shall not erect any aerial or antenna on the
roof or exterior walls of any building within the Development.

                                       12

<PAGE>

            If Tenant shall fail to comply with any of the provisions of this
Section 7.02(b), then Tenant shall pay, within ten (10) days of demand therefore
by Landlord, Additional Rent in the amount of One Hundred Dollars ($100.00) per
day until such time as Tenant is in compliance. This remedy shall be in addition
to any and all other remedies provided in this Lease or by law to Landlord.

      (c)   If Tenant is permitted pursuant to this Lease to engage in the sale
of food and/or beverages from the Premises, whether in the area designated as a
Food Court or otherwise, the same shall be offered only pursuant to a menu
approved in writing by the Landlord and attached as an exhibit to this Lease
which shall not be changed without Landlord's prior written consent. Further, in
such event, Tenant shall provide to Landlord upon demand proof satisfactory to
Landlord that monthly cleaning and maintenance of all grease traps, pans and
hood ventilators located in the Premises has been performed by a suitable
contractor. A suitable contractor shall be one who is bondable and capable of
performing Tenant's obligations hereunder. If Tenant is permitted to engage in
the sale of food and/or beverages from the Premises and the Premises is not
located within a Food Court area, Tenant shall be solely responsible for prompt
collection of all trash and debris within a radius of thirty feet (30') of the
Premises. Tenant shall further be solely responsible for prompt disposal within
the Premises or in such areas as may be provided for such disposal by Landlord
of all such trash and debris. If Tenant fails to effect such prompt collection
and disposal, Landlord may provide for such collection and disposal and, in such
event, Tenant shall pay to Landlord the cost of such collection and disposal
plus a fifteen percent (15%) administrative fee to Landlord within ten (10)
days after receipt of a written statement setting forth such cost.

      SECTION 7.03    HAZARDOUS MATERIALS.

      (a)   For the purposes of this Section 7.03 the following terms shall have
the following meanings, (i) the term "Hazardous Material" shall mean. (aa) any
material or substance that, whether by its nature or use, is subject to
regulation under any Environmental Requirement, or (bb) any material, substance
or waste which is toxic, ignitable, explosive, corrosive or reactive, or (cc)
asbestos, or (dd) petroleum and petroleum-based products, or (ee) formaldehyde,
or (ff) polychlorinated biphenyls (PCBs), (gg) fieon and other
chlorofluorcarbons or (hh) such other material as is designated in a notice from
Landlord to Tenant (whether such notice is provided before or after Tenant first
commences to use such material), (ii) the term "Environmental Requirement" shall
include the Comprehensive Environmental Response, Compensation and Liability Act
of 1980 (42 U S C SS.9601 et seq), the Hazardous Materials Transportation Act
(49 U S C SS.1801 et seq), the Resource Conservation and Recovery Act (42 U S.C
SS.6901 et seq), the Toxic Substances Control Act (15 U S C SS.2601 et seq), the
Clean Air Act (42 U S C. SS.7401 et seq), the Federal Water Pollution Control
Act (33 U S C, SS.1251 et seq), all as presently in effect and as the same may
hereafter be amended, any regulation pursuant thereto, or any other present or
future law, ordinance, rule, regulation, order or directive addressing
environmental, health or safety issues of or by any Governmental Authority, and
(iii) the term "Governmental Authority" shall mean the Federal government, or
any state or other political subdivision thereof, any local government, or any
agency, court or body of the Federal government, any state or other political
subdivision thereof, exercising executive, legislative, judicial, regulatory or
administrative functions.

      (b)   Tenant hereby represents and warrants to Landlord that it will
insure that (i) no Hazardous Material will be generated, manufactured, sold,
transported or located at, on, in, under or about the Premises; (ii) no
Hazardous Material will be generated, manufactured, sold, transported or located
at, in, on, under or about the Premises in a manner which violates any
Environmental Requirement, or which requires cleanup or corrective action of any
kind under any Environmental Requirement and (iii) no Hazardous Material will be
transported, released, emitted, sold, discharged, leached, dumped or disposed of
from the Premises onto or into any other property. However, the above
prohibition concerning Hazardous Materials shall not prevent Tenant from selling
regular consumer products which contain small, safe amounts of such Hazardous
Materials or maintaining small, safe amounts of cleaning solutions at the
Premises.

      (c)   Tenant shall comply and shall cause any other person on or about the
Premises, including, without limitation, employees, invitees, contractors,
subcontractors, licensees, subtenants or agents, to comply in all respects with
all Environmental Requirements, and shall cause itself and its employees,
invitees, contactors, subcontractors, licensees, subtenants or agents not to
generate, store, handle, manufacture, process, sell, dispose of, transport or
otherwise use Hazardous Materials at, in, on, under or about the Premises in a
manner that could lead or potentially lead to the imposition on Landlord or the
Shopping Center or the Development of any liability or lien of any nature
whatsoever.

                                       13

<PAGE>

      (d)   Tenant shall (i) notify Landlord promptly in the event of any spill
or other release of any Hazardous Material at, in, on, under or about the
Premises which is required to be reported to a Governmental Authority under any
Environmental Requirement, (ii) promptly forward to Landlord copies of any
notices received by Tenant relating to the alleged violations of any
Environmental Requirement; and (iii) promptly pay when due any fine or
assessment against Tenant, Landlord or the Shopping Center or the Development
relating to any Environmental Requirement or the existence of Hazardous
Materials at the Premises.

      (e)   If, at any time, it is determined that the operation or use of the
Premises violates any applicable Environmental Requirement, or that there are
Hazardous Materials located at, in, on, under or about the Premises which
require special handling in collection, storage, treatment or disposal, or any
other form of cleanup or corrective action, Tenant shall within ten (10) days
after receipt of notice thereof from any Governmental Authority or from Landlord
take, at its sole cost and expense, such actions as may be necessary to fully
comply in all respects with all Environmental Requirements, provided, however,
that if such compliance cannot reasonably be completed within such ten (10) day
period, Tenant shall commence such necessary action within such ten (10) day
period and shall thereafter diligently and expeditiously proceed to fully comply
in all respects and in a timely fashion with all Environmental Requirements. If
Tenant fails to timely take, or to diligently and expeditiously proceed to
complete in a timely fashion, any such action, Landlord may, in its sole and
absolute discretion, make advances or payments towards the performance or
satisfaction of the same, but shall in no event be under any obligation to do
so. All sums so advanced or paid by Landlord (including, without limitation,
counsel and consultant fees and expenses, investigation and laboratory fees and
expenses, and fines or other penalty payments) and all sums advanced or paid in
connection with any judicial or administrative investigation or proceeding
relating thereto, will immediately, upon demand, become due and payable from
Tenant. If Tenant fails to make such payment within ten (10) days of such
demand, Tenant shall be in default under this Lease and Landlord may, without
any further notice to Tenant terminate this Lease or resort to any other of its
rights upon default set forth in Article XIX. Tenant will execute and deliver,
promptly upon request, such instruments as Landlord may deem useful or necessary
to permit Landlord to take such action, and such notes, mortgages, or other
security as Landlord may require to secure all sums to be advanced or paid by
Landlord.

      (f)   If a lien is filed against the Premises, the Development or the
Shopping Center by any Governmental Authority resulting from the need to expend
or the actual expending of monies arising from an Environmental Requirement, or
a liability regarding Hazardous Materials related to an action or omission,
whether intentional or unintentional, of Tenant or for which Tenant is
responsible, then Tenant shall, within ten (10) days from the date that the
Tenant is first given notice that such lien has been placed (or within such
shorter period of time as may be specified by Landlord if such Governmental
Authority has commenced steps to cause the property to be sold pursuant to such
lien) either (i) immediately pay the claim and remove the lien, or (ii)
immediately furnish a cash deposit, bond, or such other security with respect
thereto as is satisfactory in all respects to Landlord and is sufficient to
effect a complete discharge of such lien.

      (g)   If Landlord reasonably believes that (i) Tenant has permitted a
Hazardous Material at the Premises, or (ii) that any other condition violates or
threatens to violate any Environmental Requirement, Landlord may, at is option,
cause an environmental site assessment of the Premises or portions thereof to be
conducted to confirm Tenant's compliance with the provisions of this Section,
and Tenant shall cooperate in all reasonable ways with Landlord in connection
with any such environmental site assessment and shall pay all costs and expenses
incurred in connection therewith.

      (h)   Tenant shall defend, indemnify, and hold harmless Landlord its
affiliates, parent corporation, subsidiaries, partners, members, management
company, successors and assigns, and the employees, agents, officers, directors,
shareholders, members, advisers, trustees and fiduciaries of any of them from
and against any and all loss, claims, demands, penalties, causes of action,
fines, liabilities, settlements, damages, consequential damages, costs or
expenses of whatever kind or nature, known or unknown, foreseen or unforeseen,
contingent or otherwise (including, without limitation, counsel and consultant
fees and expenses, investigation and laboratory fees and expenses, court costs,
and litigation expenses) directly or indirectly arising out of, or in any way
related to (i) any breach by Tenant of any of the provisions of this Section
7.03, (ii) the presence, use, generation, transportation, disposal, spillage,
discharge, emission, leakage, release, or threatened release of any Hazardous
Material which is at, in, on, under, about, from or affecting the Premises, the
Shopping Center or the Development including, without limitation, any damage or
injury resulting from any such Hazardous Material to or affecting the Premises,
the Shopping Center, the Development or any soil, water, air, vegetation,
buildings, personal property, persons or animals, (iii) any personal injury
(including wrongful death) or property damage (real or personal) arising out of
or related to any such Hazardous Material, (iv) any lawsuit brought or
threatened, settlement reached, or order or directive of or by any Governmental
Authority relating to such Hazardous Material, or (v) any violation of any
Environmental Requirement or any policy or requirement of Landlord hereunder.
The indemnities set forth in this subparagraph (h) are limited to actions or
omissions of Tenant, its contractors, subcontractors, licensees, concessionaires
or others on the Premises at the request of or with the consent of Tenant.
Tenant shall indemnify Landlord for all losses, including, but not limited to,
damages occasioned by the inability of Landlord to relet the Premises or a
reduction in the fair market and/or Rental value of the Premises, Shopping
Center or Development.

                                       14

<PAGE>

      This indemnification shall, notwithstanding any exculpatory or other
provision of any nature whatsoever to the contrary set forth in the Lease, or
any other document or instrument now or hereafter executed between Landlord and
Tenant, constitute the personal recourse undertaking, obligation and liability
of the Tenant and any guarantor. The obligations set forth in this Section 7.03
shall survive the termination of the Lease.

      (i)   If the Lease is assigned to, or assumed by another party, or in the
event of a sublease, it shall be a condition of such assignment, assumption or
sublease that the assignee, party assuming or sublease shall assume the
obligations of this Section 7.03 in addition to such obligations of Tenant
continuing after and surviving such sublease, assignment or assumption. The
obligations and liabilities of Tenant under this Section 7.03 shall survive and
continue in full force and effect and shall not be terminated, discharged or
released, in whole or in part, irrespective of any assignment, sublease or
assumption and irrespective of any other fact or circumstance of any nature
whatsoever.

      (j)   Tenant shall surrender the Premises to Landlord upon the expiration
or earlier termination of the Lease free of Hazardous Materials and free of any
violation of any Environmental Requirement. Upon surrender, Tenant shall provide
Landlord with a report by experts acceptable to Landlord showing the Premises
free of Hazardous Materials.

      SECTION 7.04    RADIUS.

      Tenant acknowledges that sales from a store owned by it or a related
entity as described herein within a ten (10) mile radius may reduce the Gross
Sales that might otherwise be made from the Premises. If such a business is
operated, the specific effect on Gross Sales may be difficult or impossible to
establish with certainty. Therefore, in order to provide Landlord with a fair
and adequate rental for the Premises, in the event that during the Term hereof
Tenant or any person, firm, corporation or other entity who or which controls or
is controlled by Tenant, or by any person, firm, corporation or other entity who
or which controls Tenant, shall directly, either individually or as a partner or
stockholder or otherwise, own, operate or become financially interested in any
business similar to or in competition with the business of Tenant described in
the Data Sheet, within a radius of ten (10) miles from the Development, then the
Gross Sales of any such business or businesses within said area shall be
included in the Gross Sales made from the Premises and the Percentage Rental
hereunder shall be computed upon the aggregate of the Gross Sales made from the
Premises and by any such other business or businesses then conducted within said
area. Tenant shall be obligated to provide Landlord with a statement of Tenant's
Gross Sales for all such other businesses operated within such area, in
accordance with the provisions of Article III and Landlord shall have a right to
examine the books and to audit such other businesses in a manner as set forth in
Article IV of this Lease.

      This Section 7.04 shall not apply to any such business or businesses open
and in operation within said area as of the date of execution of this Lease.
Landlord or Landlord's authorized representative or agent shall have the right
at all reasonable times during the Term hereof and for a period of at least two
(2) years after the expiration of the Term, to inspect, audit, copy and make
extracts of the books, source documents, records and accounts pertaining to such
other business or businesses for the purpose of determining or verifying the
Additional Rent due to Landlord pursuant to this Section.

                                  ARTICLE VIII

                                  COMMON AREAS

      SECTION 8.01    OPERATION AND MAINTENANCE OF COMMON AREAS.

      Following the Rental Commencement Date, Landlord shall cause to be
operated and maintained during the Term all "Common Areas" (as defined below) at
a level comparable to other regional shopping malls in the region in which the
Development is located. The manner in which such areas and facilities shall be
operated and maintained, and the expenditures therefore, shall be at the sole
discretion of Landlord and the use of such areas and facilities shall be subject
to such reasonable regulations as Landlord may make from time to time.

      SECTION 8.02    USE OF COMMON AREAS.

      The term "Common Area(s)", as used in this Lease, shall mean, to the
extent provided by Landlord, all improved and unimproved areas within the
Shopping Center and the Development including, without limitation (i) parking
structures, areas and facilities (collectively, "parking facilities"), traffic
control and

                                       15

<PAGE>

traffic information signs and equipment, roadways, pedestrian sidewalks, curbs,
driveways, a monorail system, if any, public transportation loading and
unloading facilities not devoted to a single tenant, truckways, delivery areas,
landscaped areas, community rooms, office facilities, elevators, escalators,
roofs, skylights, beams, stairs and ramps not contained within any Floor Area,
public restrooms and comfort stations, service areas, service and fire exit
corridors, passageways and other areas, amenities, facilities and improvements
provided by Landlord, and (ii) those areas within the Development and areas
adjacent to the Development containing parking facilities, signs, pylons or
structures advertising the Development or which from time to time may be
provided by the owners of such areas for the convenience and use of Landlord,
the tenants of the Shopping Center and the Development, the owners and occupants
of the Department Stores and their respective concessionaires, agents,
employees, customers, invitees and any other licensees. The use and occupancy by
Tenant of the Premises shall include the non-exclusive use of the Common Areas
in common with Landlord and with all others for whose convenience and use the
Common Areas have been or may hereafter be provided by Landlord or by the owners
of Common Areas not within the Shopping Center or the Development as specified
in the preceding sentence, subject, however, to such rules and regulations for
the use thereof as may be prescribed from time to time by Landlord or the owner
of such Common Areas, including the right of Landlord or such owner to impose
parking charges, whether by meter or otherwise, and to determine the hours and
mode of operation of the elevators and escalators serving the Development and
the Shopping Center. In no event, however, shall Tenant, its agents or
employees, use the Common Areas for the display or sale of merchandise.

      Landlord shall have the right, but not the obligation, from time to time,
to modify the Common Areas, remove portions of the Common Areas from common use,
to permit entertainment events, advertising displays, educational displays and
other displays in the Common Areas that in Landlord's judgment tend to attract
the public, to erect buildings or other improvements on the Common Areas, to
lease kiosks and to establish, modify and enforce reasonable rules and
regulations with respect to all Common Areas. Tenant shall not be entitled to
any credit for income earned by Landlord with respect to the Common Area.

      Tenant and its employees shall not park their cars or any other vehicles
in the parking facilities except in the areas specifically designated by
Landlord for employee parking. Automobile license numbers of employees' cars
shall be furnished by Tenant to Landlord upon Landlord's request. In the event
any vehicle is parked by an employee of Tenant in a parking area not designated
for employee parking, (a) Landlord shall have the light to cause the vehicle to
be towed, at Tenant's expense, to a location designated by Landlord, and/or (b)
Tenant shall pay to Landlord as Additional Rent the sum of Fifty Dollars ($50
00) per day per automobile parked by Tenant or an employee of Tenant in a
parking area not designated for employee parking. Tenant shall indemnify, defend
and hold harmless Landlord and its employees, agents, contractors and
representatives from and against any and all claims of the employee and/or owner
of any vehicle so towed. Prior to imposing any charge upon Tenant hereunder,
Landlord shall give Tenant written notice of the first violation of this
provision and Tenant shall have two (2) days thereafter within which to cause
the violation to be discontinued, if the violation is not discontinued within
said two day period, then the per day fine shall commence without further action
by Landlord. After notice of such first violation, no prior notice of any
subsequent violation shall be requested. All amounts due under the provisions of
this paragraph shall be payable by Tenant within ten (10) days after demand
therefor.

      Landlord may at any time close any Common Area to make repairs or changes,
to prevent the acquisition of public rights in such area or to discourage
non-customer parking, to use areas for attendant or valet parking, and may do
such other acts in and to the Common Areas as in its judgment may be desirable
to improve the convenience thereof.

      SECTION 8.03    COMMON AREA OPERATING COSTS AND EXPENSES.

      (a)   Tenant shall pay to Landlord as Additional Rent in the manner and at
the place hereinafter provided Tenant's proportionate share of the following
(collectively "Operating Costs and Expenses") all costs and expenses of every
kind and nature paid or inclined by Landlord in managing, operating, equipping,
policing and protecting, lighting, signing, cleaning, painting, heating,
ventilating, an conditioning, providing sanitation and sewer and other services,
insuring, defending or prosecuting lawsuits (or other legal proceedings),
repairing, replacing and maintaining (i) the Common Areas (including the parking
facilities), (ii) all buildings and roofs within the Development and (iii) all
other areas, facilities, work and storage areas, leased or owned property, and
buildings whether located within or outside of, the Development or the Shopping
Center (the "project areas") plus an amount equal to fifteen percent (15%) of
the total of all of the costs and expenses set forth herein.

                                       16

<PAGE>

            By way of example, Operating Costs and Expenses shall include, but
shall not be limited to, the full cost of illumination and maintenance of signs,
whether located on or off the site of the Development; trash removal or
recycling, snow and ice removal, storm drainage systems and other installations,
water, gas, sewage, electricity and other utilities, including any and all
usage, service, hook-up, connection, availability and/or standby fees, deposits
or charges pertaining to same, maintenance and operation of any temporary or
permanent utility (including a sewage disposal system, within or outside the
Shopping Center and/or the Development) built, operated and/or maintained for
the specific purpose of servicing the Shopping Center and/or the Development,
together with hook-up or connection fees and service charges, compliance with
all rules, regulations and orders of governmental authorities including those
pertaining to environmental safety (e.g. the cost of monitoring an quality and
project life safety systems) and any amounts payable to municipal and/or other
governmental bodies in connection with environmental impacts, capital
improvements designed to protect the health and safety of the tenants in the
Shopping Center and/or the Development, cleaning, lighting, striping and
landscaping curbs, gutters, sidewalks, drainage and irrigation ditches,
conduits, pipes and canals located on or adjacent to the Development, premiums
and other costs for all liability, casualty and property insurance maintained by
Landlord (including rent insurance, self-insurance and the payment of deductible
amounts under insurance policies) and for any payment or reserve made by
Landlord for claims for damage to person (including loss of life) or property,
personal property taxes, audit fees and expenses, supplies, maintenance and
replacement of equipment supplying music to the Shopping Center and/or the
Development, taxes and assessments levied or assessed by any municipal, county,
state, federal or other taxing or assessing authority upon, against or with
respect to the Common Areas and/or the land thereunder and the land on which the
Development is situated, and all property and improvements (including any land
upon which may be located any temporary or permanent utility, within or outside
the Development), built, operated and/or maintained for the specific purpose of
servicing the Shopping Center and/or the Development which may at any time
comprise or serve the Shopping Center and/or the Development, whether located on
or off the site of the Development, irrespective of whether the same is taxed or
assessed as real or personal property, depreciation of maintenance equipment
used in the operation or maintenance of Common Areas or project areas; and total
compensation and benefits (including premiums for worker's compensation and
other insurance) paid to or on behalf of employees involved in the performance
of the work specified in this Section 8.03 The preceding is for definitional
purposes only and shall not impose any obligation upon Landlord to incur such
expenses or provide such services In the event any item of Operating Costs and
Expenses serves or benefits one or more properties in addition to all or part of
the Development, the expense attributable to such item included in Operating
Costs and Expenses shall be equitably prorated by Landlord.

      (b)   The proportionate share so to be paid by Tenant shall be that
portion of Operating Costs and Expenses which the number of square feet of Floor
Area in the Premises bears to the total number of square feet of gross leased
and occupied Floor Area of all buildings in the Shopping Center. The gross
leased and occupied Floor Area in effect for the whole of any lease year shall
be the average of the gross leased and occupied Floor Area in effect on the
first day of each calendar month in such lease year. Prior to the proration of
Operating Costs and Expenses, there shall be deducted therefrom all amounts
received from the Department Stores (and from any other tenant within the
Development not included in the definition of Shopping Center) toward such costs
and expenses.

      (c)   Tenant's proportionate share of Operating Costs and Expenses for
each lease year during the Term following the Rental Commencement Date shall be
paid as Additional Rent to Landlord in monthly installments on the first day of
each calendar month, in advance, in an amount estimated by Landlord from time to
time. Subsequent to the end of each calendar or fiscal or lease year (at
Landlord's option), Landlord shall furnish Tenant with a statement of Tenant's
proportionate share of such Operating Costs and Expenses for such period showing
the method of computing such share. If the total amount paid by Tenant under
this Section for any such lease year shall be less than the actual amount due
from Tenant for such lease year as shown on such statement, Tenant shall pay to
Landlord the difference between the amount paid by Tenant and the actual amount
due, within thirty (30) days after the furnishing of each such statement. If the
total amount paid by Tenant hereunder for any such lease year shall exceed such
actual amount due from Tenant for such year, such excess shall be credited
against the next payment due from Tenant to Landlord under this Lease. If at the
end of the final lease year the total amount paid by Tenant hereunder for such
lease year shall exceed such actual amount due from Tenant for such lease year,
such excess shall be refunded to Tenant after Tenant has vacated the Premises in
good condition at the conclusion of this Lease and any other sums due Landlord
from Tenant under this Lease have been paid in full or deducted therefrom.
Landlord may estimate the annual budget and charge the same to Tenant on a
monthly basis, subject to revision by Landlord of the budget from time to time
and final annual adjustment based upon actual Operating Costs and Expenses.

                                       17

<PAGE>

                                   ARTICLE IX

                                      SIGNS

      SECTION 9.01    TENANTS SIGNS.

      Tenant shall affix a sign to the exterior surface of the storefront of the
Premises located inside the Shopping Center. Tenant shall pay all costs of
fabricating, constructing, operating and maintaining such sign including,
without limitation, all charges for electricity. Tenant shall keep said sign
well lighted during such hours as Landlord shall designate and shall maintain
said sign in good condition and repair during the entire Term of this Lease.
Said sign shall conform to the criteria for signs contained in Exhibit B, and
the size, content, design and location thereof shall be subject to the prior
written approval of Landlord. Except as hereinabove mentioned, Tenant shall not
place or cause to be placed, erected or maintained on any exterior door, wall,
window or the roof of the Premises, or on the interior or exterior surface of
the glass of any window or door of the Premises, or on any sidewalk or other
location outside the Premises, or on or within any display window space in the
Premises, or within five feet (5) of the front of the storefront leaseline,
whether or not there is display window space in the Premises, or within any
entrance to the Premises, any sign (flashing, moving, hanging, handwritten, or
otherwise), decal, placard, decoration, flashing, moving or hanging lights,
lettering, or any other advertising matter of any kind or description; provided,
however, that subject to the prior written approval of Landlord with respect to
design and placement. Tenant may place decals for safety purposes on glass
storefronts where warranted. No symbol, design, name, mark or insignia adopted
by Landlord for the Shopping Center or the Development shall be used without the
prior written consent of Landlord. No illuminated sign located in the interior
of the Premises and visible from outside the Premises shall be permitted without
the prior written approval of Landlord. All signs located in the interior of the
Premises shall be in good taste so as not to detract from the general appearance
of the Premises, the Shopping Center. In the event Tenant shall be in default of
this Section 9.01, Tenant shall pay as Additional Rent the sum of One Hundred
Dollars ($100.00) for each day of default in order to reimburse Landlord for the
additional administrative expenses resulting therefrom.

                                    ARTICLE X

                             MAINTENANCE OF PREMISES

      SECTION 10.01   LANDLORD'S OBLIGATIONS FOR MAINTENANCE.

      Landlord shall keep and maintain the roof (excluding any skylights, Tenant
rooftop HVAC units and/or roof penetrations made by Tenant, any of which shall
only be permitted with Landlord's prior written consent), foundation and the
exterior surface of the exterior walls of the building in which the Premises are
located (exclusive of storefronts, doors, door frames, door checks, other
entrances, windows and window frames which are not part of Common Areas) in good
repair, except that Landlord shall not be called upon to make any such repairs
occasioned by the act or omission or negligence of Tenant, its agents,
employees, invitees, licensees or contractors. Landlord shall not be called upon
to make any other improvements or repairs of any kind upon the Premises and
appurtenances, except as may be required under Articles XVII and XVIII hereof,
and nothing contained in this Section 10.01 shall limit Landlord's right to
reimbursement from Tenant for maintenance, repair costs and replacement costs
conferred elsewhere in this Lease. In no event shall Landlord be liable for
consequential damages or Tenant's lost profits claimed to be caused by any
failure of maintenance or repair by Landlord.

      SECTION 10.02   TENANT'S OBLIGATIONS FOR MAINTENANCE.

      (a)   Except as provided in Section 10.01 of this Lease, Tenant, at
Tenant's expense, shall keep and maintain in first-class appearance, in a
condition equal to or better than that which existed when Tenant initially
opened the Premises for business, reasonable wear and tear excepted, and in good
condition and repair (including replacement of parts and equipment, if
necessary), the Premises and every part thereof and any and all appurtenances
thereto wherever located, including, without limitation, the interior surfaces
of the exterior walls, the exterior and interior portion of all doors, door
frames, door checks, other entrances, windows, window frames, plate glass,
storefronts, all plumbing and sewage facilities within the Premises (including
free flow to the main sewer line), fixtures, ventilation, heating and an
conditioning and electrical systems exclusively serving the Premises (whether or
not located in the Premises), sprinkler systems, walls, floors and ceilings
(including floor and ceiling coverings), and all other repairs, replacements,
renewals and restorations, interior and exterior, ordinary and extraordinary,
foreseen and unforeseen, and all other work performed by or on behalf of Tenant
pursuant to Exhibit B and Article VI hereof.

      (b)   Tenant shall keep and maintain the Premises in a clean, sanitary and
safe condition in accordance with applicable law and all directions, rules and
regulations of the health officer, Fire marshal, building inspector or other
proper officials of the governmental agencies having jurisdiction and Tenant
shall comply with all requirements of law, ordinances and otherwise, affecting
the Premises, all at Tenant's sole cost and expense. Tenant also agrees to
comply with requirements of any insurance underwriters, inspection bureaus or a
similar agency designated by Landlord with respect to the Premises. At the end
of the Term, Tenant shall surrender the Premises in good order, condition and
repair, reasonable wear and tear excepted. Tenant, at its own expense, shall
install and maintain such fire extinguishers and other fire protection devices
as may be required from time to time by any agency having jurisdiction thereof
or by the insurance under writer insuring the building in which the Premises are
located.

                                       18

<PAGE>

      (c)   Tenant shall keep the Premises and all other parts of the
Development free from any and all liens arising out of any work performed,
materials furnished or obligations incurred by or on behalf of Tenant. Within
ten (10) days after written request therefor by Landlord, Tenant shall (a) bond
against or discharge any mechanics' or materialmens' lien or (b) furnish
Landlord with a copy of the recorded waiver of lien, recorded release of lien,
or of the recorded bond discharging such lien. Tenant shall reimburse Landlord
as Additional Rent for any and all costs and expenses including, without
limitation, attorneys' fees, which may be incurred by Landlord by reason of the
filing of any such liens and/or removal of same, such reimbursement to be made
within ten (10) days after receipt by Tenant from Landlord of a statement
setting forth the amount of such costs and expenses such reimbursement to be
paid to Landlord in the manner and at the place provided in this Lease. Tenant
shall give Landlord at least fifteen (15) days' written notice prior to
commencing or causing to be commenced any work on the Premises (whether prior or
subsequent to the Commencement Date), so that Landlord shall have reasonable
opportunity to file and post a notice of non-responsibility for Tenant's work.

      (d)   In the event Tenant fails, refuses or neglects to maintain the
Premises as required hereunder or to commence and complete repairs promptly and
adequately, to remove or bond against any lien, to pay any cost or expense, to
reimburse Landlord, or otherwise to perform any act or fulfill any obligation
required of Tenant pursuant to this Section 10.02, Landlord may, but shall not
be required to, perform such maintenance or to make or complete any such
repairs, remove or bond against such lien, pay such cost or perform such act or
the like without prior notice to, but at the sole cost and expense of Tenant.
Tenant shall reimburse Landlord, as Additional Rent, for all cost and expense of
Landlord thereby incurred within ten (10) days after receipt by Tenant from
Landlord of a statement setting forth the amount of such cost and expense.

                                   ARTICLE XI

                             INSURANCE AND INDEMNITY

      SECTION 11.01   TENANT'S INSURANCE.

      (a)   Tenant, at its sole cost and expense, shall, during the entire Term
hereof, procure and keep in force (i) Commercial General Liability Insurance
with respect to the Premises and the operations of Tenant in, on or about the
Premises, in which the limits shall be not less than Three Million Dollars
($3,000,000 00) per occurrence combined single limit, broad form/extended bodily
injury, death and property damage, and business automobile liability insurance
covering all owned, non-owned and hired or borrowed vehicles of Tenant used in
connection with the operation of its business from the Premises, in which the
limits shall be not less than One Million Dollars ($1,000,000.00) per occurrence
combined single limit, insuring for bodily injury, death and property damage;
(ii) plate glass insurance, at full replacement value, (iii) insurance against
fire, extended coverage, vandalism, malicious mischief, water damage which does
not exclude backup from sewers or drains and/or sprinkler leakage, and such
other additional perils including earthquake and flood as now are or hereafter
may be included in a standard extended coverage endorsement from time to time in
general use in the county in which the Development is located, insuring Tenant's
merchandise, trade fixtures, furnishings, equipment and all other items of
personal property of Tenant located on or in the Premises, including steam
boiler insurance, if applicable, in an amount equal to the full replacement cost
thereof, (iv) workers' compensation coverage as required by law and including
Employees Liability Insurance in the amount of Two Million Dollars ($2,000,000
00) each accident. Two Million Dollars ($2,000,000 00) each employee, by
disease, Two Million Dollars ($2,000,000 00) policy aggregate by disease, (v)
with respect to alterations, improvements and the like required or permitted to
be made by Tenant under this Lease, contingent liability and builders' risk
insurance, in an amount satisfactory to Landlord; (vi) the insurance required
under Exhibit B, and (vii) product liability coverage (including, without
limitation, if this Lease covers Premises in which food and/or beverages are
sold and/or consumed, liquor liability coverage for acts" arising out of the
serving and/or consumption of food and/or alcoholic beverages on or obtained at
the Premises, to the extent obtainable), for not less than Three Million Dollars
($3,000,000.00) combined single limit, bodily injury, death and property damage.
In addition, if Landlord deems it necessary to increase the amounts or limits of
insurance required to be carried by Tenant hereunder, Landlord may reasonably
increase said amounts or limits, and Tenant shall so increase the amounts or
limits of the insurance required to be carried by Tenant hereunder and shall
provide Landlord with policies or certificates indicating the increased amounts
or limits as provided in this Section 11.01.

      (b)   All policies of insurance required to be carried by Tenant pursuant
to this Section 11.01 shall be written by insurance companies of adequate
financial capacity satisfactory to Landlord with a Best's rating and Financial
Size Category of not less than A-/V1I and authorized to do business in the state
in which the Development is located. Any such insurance requited of Tenant
hereunder may be furnished by Tenant under any blanket policy carried by it or
under a separate policy therefor. An insurance certificate (and endorsements
where same become necessary) together with a copy of the policy declaration page
from Tenant's insurer, certifying that such policy has been issued, provides the
coverage required by this Section 11.01 and contains all of the provisions
specified in this Section 11.01 (including, without limitation, naming of
additional insured entities as required by Section 11.01(c) below and a
statement that no deductible or self-insured retention applies to such policy),
shall be delivered to Landlord, at the address set forth on the Data Sheet prior
to the commencement of the Term of this Lease, and such insurance information
shall also be provided in connection with all renewals, not less than thirty
(30) days prior to the expiration of the term of each such policy. As often as
any such policy shall expire or terminate, renewal or additional policies shall
be procured and maintained by Tenant in like manner and to like extent Landlord
may, at any time, and from time to time, inspect and copy any and all insurance
policies required to be procured by Tenant hereunder.

                                       19

<PAGE>

      (c)   Each policy evidencing insurance requited to be earned by Tenant
pursuant to this Section 11.01 shall contain the following clauses and
provisions (i) a provision that such policy and the coverage evidenced thereby
shall be primary and non-contributing with respect to any policies carried by
Landlord and that any coverage carried by Landlord be excess insurance, (ii) a
provision including Landlord and the parties set forth on Exhibit C of this
Lease and any other parties designated by Landlord from time to time as
additional insured entities, (iii) a waiver by the insurer of any right to
subrogation against Landlord and other additional insured entities (as set forth
on Exhibit C), its agents, employees and representatives which arises or might
arise by reason of any payment under such policy or by reason of any act or
omission of Landlord, its agents, employees or representatives, (iv) a
severability of interest clause or endorsement, (v) a provision that the insurer
will not cancel or change the coverage provided by such policy without giving
Landlord thirty (30) days' prior written notice, and (vi) such policy shall be
an "occurrence form" policy. Any policy of insurance required to be carried by
Tenant that names the parties set forth in this Section 11.01 (c)(ii) as
additional insured entities shall not be subject to a deductible or self-insured
retention, it being the intent of the parties that such insurance shall fully
and completely insure such additional insured entities for all loss or expense.

      (d)   In the event that Tenant fails to procure or to maintain, at the
times and for the duration specified in this Section 11.01, any insurance
required by this Section 11.01, or fails to carry insurance required by law or
governmental regulation, Landlord may (but shall not be required to) at any time
or from time to time, and without notice to Tenant, procure such insurance and
pay the premiums therefor, and the cost of same, plus a fifteen percent (15%)
administrative fee shall be deemed Additional Rent and shall be payable upon
Landlord's demand.

      (e)   Tenant will not do or suffer to be done, or keep or suffer to be
kept, anything in, upon or about the Premises which will violate Landlord's
policies of hazard or liability insurance or which will prevent Landlord from
procuring such policies in companies acceptable to Landlord. If anything done,
omitted to be done or suffered by Tenant to be kept in, upon or about the
Premises shall cause the rate of fire or other insurance on the Premises or on
other property of Landlord or of others within the Shopping Center to be
increased beyond the minimum rate from time to time applicable to the Premises
or to any property for the use or uses made thereof, Tenant will pay, as
Additional Rent, the amount of any such increase upon Landlord's demand.

      (f)   In the event Tenant retains any security guard contractor to service
the Premises, Tenant shall cause Landlord to receive a customary waiver of
subrogation under the worker's compensation insurance policy covering such
security guard. Tenant shall provide Landlord with written notice if any such
security guard is to carry a firearm upon the Premises or Development, and in
such event, Landlord shall have the right to impose additional reasonable
insurance requirements upon Tenant and/or such security guard, which shall be
complied with by Tenant and Tenant shall provide Landlord with evidence of such
compliance prior to the posting of such security guard at the Premises.
Notwithstanding the foregoing, Landlord shall have the sole and absolute right
to prohibit any person (including any security guard) from carrying a firearm
upon the Premises, Shopping Center and/or Development.

      SECTION 11.02   LANDLORD'S INSURANCE.

      During the Term following the Rental Commencement Date, Landlord shall
provide (a) in amounts and coverages determined by Landlord (but not less than
the replacement cost of the property so insured), with or without deductibles,
insurance coverage in the form of an "all-risk" type policy against loss or
damage by fire, flood, windstorm, hail, explosion, damage from aircraft and
vehicles and smoke damage, and such other risks as are from time to time
included in a standard extended coverage endorsement, insuring the Shopping
Center and the leasehold improvements to the Premises (exclusive of Tenant's
merchandise, trade fixtures, furnishings, equipment, plate glass, signs and all
other items of personal property of Tenant), and (b) to the extent the same is
available in the market during such period, rental interruption insurance, which
insurance may be carried in amounts equal to Tenant's total Rental obligation
for twenty-four (24) months under this Lease plus the total of the estimated
costs to Tenant of Taxes and Operating Costs and Expenses for such twenty-four
(24) months. Tenant shall submit to Landlord a statement setting forth the cost
of Tenant's leasehold improvements promptly after completion thereof. Landlord
at its option may carry a special extended coverage endorsement. The cost of all
insurance maintained by Landlord pursuant to this Section shall be included as
part of the costs set forth in Section 8.03 of this Lease.

                                       20

<PAGE>

      SECTION 11.03   COVENANT TO HOLD HARMLESS.

      Tenant covenants to defend and indemnify Landlord, its affiliates, parent
corporation, subsidiaries, partners, members, management company, succesors, and
assigns, and the employees, agents, officers, directors, shareholders, members,
advisers, trustees and fiduciaries of any of them, save them harmless (except to
the extent of loss or damage resulting from the intentional or willful acts or
omissions or the gross negligence of Landlord not required to be insured against
by Tenant pursuant to this Article XI) from and against any and all claims,
actions, demands, judgments, awards, fines, mechanics' liens or other liens,
losses, damages, liability and expense, including attorneys' fees and court
costs, in connection with all losses, including loss of life, personal injury
and/or damage to property, arising from or out of any occurrence (or arising
from or out of Tenant's failure to comply with any provision of this Lease)
wholly or in part by any act or omission of Tenant, its concessionaires, agents,
contractors, suppliers, employees, servants, customers or licensees and
including any product liability claim or any labor dispute involving Tenant or
its contractors and agents. In case Landlord or any other party so indemnified
shall be made a party to any litigation commenced by or against Tenant, then
Tenant shall defend, indemnify, protect and save them harmless and shall pay, as
the same becomes due and payable, all costs, expenses and reasonable attorneys'
fees and court costs incurred or paid by them in connection with such
litigation.

      SECTION 11.04   WAIVER OF RIGHT OF RECOVERY.

      Except as otherwise provided in this Lease, neither Landlord nor Tenant
shall be liable to the other or to any insurance company (by way of subrogation
or otherwise) insuring the other party for any loss or damage to any building,
structure or other tangible property, or any resulting loss of income, or losses
under worker's compensation laws and benefits, even though such loss or damage
might have been occasioned by the negligence of such party, its agents or
employees. The provisions of this Section 11.04 shall not limit the
indemnification for liability to third parties pursuant to Section 11.03.

                                   ARTICLE XII

                                    UTILITIES

      SECTION 12.01   UTILITY CHARGES.

      (a)   Tenant shall be solely responsible for and shall promptly pay for
all fees, deposits and charges, including use and/or connection fees, hook-up
fees, standby fees, and/or penalties for discontinued or interrupted service,
and the like, for water, gas, electricity, fire alarm, burglar alarm, telephone,
cable television, sewer and sanitation, solid waste disposal and any other
service or utility used in or upon or furnished to the Premises, including,
without limitation, any services to be supplied by Landlord from a central
utility plant or other utility-system, as more particularly set forth in Exhibit
D, irrespective of whether any of the foregoing are initially paid in advance by
Landlord, or otherwise Landlord, at its sole option, may elect to furnish any or
all of such services with a separate charge therefor to Tenant, at a cost in
excess of Landlord's cost, such charge to be based upon the services used by
Tenant, as reflected by meter, submeter or otherwise. Tenant shall pay such
charge, as Additional Rent, at such time and upon such terms as installments of
Minimum Annual Rental are due.

      (b)   Except to the extent of Landlord's gross negligence, in no event
shall Landlord be liable for damages or otherwise for any interruption,
reduction, disruption, curtailment or failure in the supply, quality or
character of electricity, services from a central utility plant or any other
utility or other service, or if either the quantity, quality or character
thereof supplied to or by Landlord is changed or is no longer available for
Tenant's requirements, nor shall any such interruption, reduction, disruption,
curtailment, failure or change in quantity, quality or character constitute or
be deemed to constitute constructive eviction of Tenant, or excuse or relieve
Tenant from its obligations under this Lease, including but not limited to the
payment of Rental.

      (c)   Prior to the commencement of Tenant's occupancy of the Premises
and/or at any time thereafter until the expiration of the Term, Landlord may,
upon thirty (30) days' prior written notice to Tenant, elect to have Tenant
obtain, and/or discontinue furnishing, as applicable, any utility to the
Premises (including, without limitation, heating, ventilation and air
conditioning services), without thereby affecting this Lease in any manner or
otherwise incurring any liability to Tenant, and Landlord shall no longer be
obligated to furnish such utility to the Premises. If Landlord shall give Tenant
notice of intention to so have Tenant obtain, or for Landlord to cease
furnishing, a utility to the Premises, Tenant may contract for and receive such
utility directly from the public utility corporation then serving the Shopping
Center, and if Tenant does so, Landlord shall permit Tenant, at Tenant's sole
cost, to use Landlord's risers, wiring, electric and any other installations
then serving the Premises for such purpose, if any, to the extent that the same
are available, suitable and may be safely so used, consistent with concurrent
and anticipated future use by Landlord and other tenants. If Landlord is the
initial provider of a utility service to Tenant, Landlord agrees not to
discontinue furnishing any utility to Tenant pursuant hereto until such time as
Tenant shall be able to receive said utility service from an alternate source of
supply. Tenant agrees to act diligently in connecting to such alternate source
as soon as it becomes available. Landlord may from time to time during the Term
elect to provide, or resume provision of, any utility to the Premises obtained
or provided by Tenant pursuant hereto, and thereafter make an election for
Tenant to provide such utility pursuant hereto, and thereafter re-elect again
pursuant hereto on an ongoing basis.

                                       21

<PAGE>

      (d)   Notwithstanding any other provisions of this Article, to the extent
utilities provided by Landlord are utilities which could be supplied to Tenant
as a direct customer of a public utility, the value of such utility used by
Tenant shall be computed for the purposes of this Article so as not to exceed
the rate schedules which would be applicable if Tenant were at the time a direct
customer of such public utility corporation.

      (e)   Any obligation of Landlord to furnish light, power and services from
a central utility plant shall be conditioned upon the availability of adequate
energy sources. Landlord shall have the right to reduce heating, cooling and
lighting within the Premises and the Common Areas as required by any mandatory
or voluntary fuel or energy saving allocation, or similar statute, regulation,
order or program.

      (f)   Tenant shall operate its heating, ventilating and air conditioning
("HVAC") system(s) serving the Premises so as to maintain comfortable conditions
during regular Shopping Center business hours. Temperatures in the Premises
shall be compatible with temperatures in the Shopping Center. Tenant's
obligation to connect to the services supplied by Landlord, as set forth in this
Section 12.01 and Exhibit B, as well as Tenant's installation, operation and
maintenance of its HVAC system(s) within the Premises, shall be as set forth
herein, in Exhibit B and in any related exhibit(s).

      (g)   If Tenant desires to install any equipment which shall exceed the
capacity of any utility facilities or which shall require additional utility
facilities, Tenant shall not have the right to do so without Landlord's prior
written approval of Tenant's Plans and Specifications and specifications
therefor. If such installation is approved by Landlord, and if Landlord provides
such additional facilities to accommodate Tenant's installation, Tenant agrees
to pay Landlord, on demand, the cost of providing such additional utility
facilities or utility facilities of greater capacity. Tenant shall in no event
use any of the utility facilities in any way which shall overload or overburden
the utility systems.

      (h)   Landlord reserves the light to cut off and discontinue furnishing
any heating, ventilation, air conditioning or other utility services furnished
or submetered by Landlord at any time after notice to Tenant of an event of
default under this Lease by Tenant. Landlord shall not be liable for any damages
resulting from or arising out of such discontinuance of utility services, and
such discontinuance shall not constitute a termination of this Lease or an
eviction of Tenant. Tenant hereby releases Landlord from any loss, damage or
liability sustained by Tenant as a result of such discontinuance.

                                  ARTICLE XIII

                ESTOPPEL STATEMENT, ATTORNMENT AND SUBORDINATION

      SECTION 13.01   ESTOPPEL STATEMENT.

      Within ten (10) days after request therefor by Landlord, Tenant shall
execute, in recordable form, and deliver to Landlord a statement, in writing,
certifying (a) that this Lease is in full force and effect, (b) the Commencement
Date, the Rental Commencement Date and the expiration date of this Lease, (c)
that Rental and all other charges hereunder are paid currently without any
offset or defense thereto, (d) the amount of Rental and all other charges
hereunder, if any, paid in advance, (e) whether this Lease has been modified
and, if so, identifying the modifications, (f) that there are no uncured
defaults by Landlord or stating in reasonable detail those claimed by Tenant
(provided that, in fact, such details are accurate and ascertainable), and (g)
such other matters as may be reasonably requested by Landlord. Tenant's failure
or refusal to execute timely such statement shall constitute an acknowledgment
by Tenant that the statements contained in such statement are true and correct
without exception, and may be relied upon by Landlord or by any prospective or
existing transferee of all or any part of Landlord's interest in the Development
or this Lease or by any of Landlord's lenders.

      SECTION 13.02   ATTORNMENT.

      In the event any proceedings are brought for the foreclosure of, or in the
event of exercise of the power of sale under any mortgage and/or deed of trust
made by Landlord covering the Premises, or in the event Landlord sells, conveys
or otherwise transfers its interest in the Shopping Center and/or the
Development or any portion thereof containing the Premises, this Lease shall
remain in full force and effect and Tenant hereby automatically attorns to the
new owner. Tenant covenants and agrees, at such new owners request, to execute
an instrument evidencing such attornment reasonably satisfactory to the new
owner, recognizing the new owner as the landlord under this Lease. Tenant
acknowledges that such new owner shall not be bound by (i) any prepayment of
more than one (1) month's Rent (except rental deposit but only to the extent
received by said successor) or (ii) any material amendment of the Lease made
after the later of the Commencement Date, or the date that such successor's lien
or interest first arose, unless said successor shall have consented to such
amendment or (iii) any claims, offsets or defenses of Tenant arising prior to
such attornment, except for those specifically provided in the Lease. Payment by
or performance of this Lease by any person, firm or corporation claiming an
interest in this Lease or the Premises by, through or under Tenant without
Landlord's consent in writing shall not constitute an attornment or create any
interest in this Lease or the Premises. At Tenant's request, the new owner shall
acknowledge in writing that, subject to the provisions of this Section, Tenant's
interest in the Premises and rights under this Lease shall not be disturbed so
long as Tenant is not in default under the terms of this Lease beyond the time
permitted to cure such default.

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<PAGE>

      SECTION 13.03   SUBORDINATION.

      Tenant further agrees this Lease shall be subordinate to the lien of any
mortgage, deed of trust or any ground lease that may be placed upon the Premises
or the Shopping Center or the Development and to any and all advances to be made
thereunder, and to the interest thereon, and all renewals, modifications,
replacement and extensions thereof. The foregoing shall be self-operative and no
further instruments shall be required to effect such subordination of this
Lease. Tenant also agrees that any mortgagee, beneficiary or ground lessor may
elect to have this Lease constitute a prior lien to its mortgage, deed of trust
or ground lease, and in the event of such election and upon notification by such
mortgagee, beneficiary or ground lessor to Tenant to that effect, this Lease
shall be deemed a prior lien to such mortgage, deed of trust or ground lease,
whether this Lease is dated prior to or subsequent to the date of said mortgage,
deed of trust or ground lease. Tenant agrees that upon the demand of Landlord,
or any mortgagee, beneficiary or ground lessor, Tenant shall, within ten (10)
days of the receipt of said demand, execute whatever instruments may be required
to carry out the intent of this Section 13.03 in the form requested by Landlord
or such mortgagee, beneficiary or ground lessor, including, without limitation,
an appropriate recordable subordination agreement. In the event Tenant fails to
execute such instruments within ten (10) days after demand, Tenant does hereby
irrevocably appoint Landlord as its attorney-in-fact and in its place and stead
so to do.

      SECTION 13.04   REMEDIES.

      Failure of Tenant to execute any statements or instruments necessary or
desirable to effectuate the foregoing provisions of this Article within ten (10)
days after written demand so to do by Landlord shall constitute a breach of this
Lease. In the event of such failure, Landlord, in addition to any other rights
or remedies it might have, shall have the right by not less than ten (10) days'
notice to Tenant to declare this Lease terminated and the Term ended, in which
event this Lease shall cease and terminate on the date specified in such notice
with the same force and effect as though the date set forth in such notice were
the date originally set forth in this Lease and fixed for the expiration of the
Term, upon such termination Tenant shall vacate and surrender the Premises, but
shall remain liable as provided in this Lease by reason of said breach.

      SECTION 13.05   NOTICE TO MORTGAGEE, BENEFICIARY OR GROUND LESSOR.

      If Tenant is given notice of the name and address of a mortgagee,
beneficiary or ground lessor, then Tenant shall give written notice of any
default by Landlord to such mortgagee, beneficiary or ground lessor specifying
the default in reasonable detail. Tenant shall afford mortgagee, beneficiary or
ground lessor the right to cure such default and if such mortgagee, beneficiary
or ground lessor does perform on behalf of Landlord, such default shall be
deemed cured.

                                   ARTICLE XIV

                            ASSIGNMENT AND SUBLETTING

      SECTION 14.01   RESTRICTIONS ON TRANSFER.

      (a)   Notwithstanding any provision contained herein to the contrary,
Tenant agrees not to mortgage, encumber, pledge or hypothecate all or any part
of this Lease, Tenant's interest in the Premises, or Tenant's business. Further,
Tenant shall not transfer, assign, sublet, enter into franchise, license or
concession agreements, change ownership or voting control of, all or any part of
this Lease, Tenant's interest in the Premises or Tenant's business (collectively
"Transfer") without first procuring the written consent of Landlord, which
consent shall not be unreasonably withheld, subject to the terms, covenants and
conditions contained in this Lease and to the right of Landlord to elect to
terminate this Lease as provided in Section 14.02 below. Any attempted or
purported Transfer without Landlord's prior written consent shall be void and of
no force or effect and shall not confer any estate or benefit on anyone.
Further, any such attempted or purported Transfer shall entitle Landlord
immediately to terminate this Lease and all further obligations of Landlord
hereunder. A consent to one Transfer by Landlord shall not be deemed to be a
consent to any subsequent Transfer to any other party. No Transfer of this Lease
or agreement entered into with respect thereto, whether with or without
Landlord's consent, shall relieve Tenant or any guarantor from liability under
this Lease.

      (b)   Landlord and Tenant agree that it shall not be unreasonable for
Landlord to withhold its consent to any proposed Transfer for any of the
following reasons, which are not exclusive.

                                       23

<PAGE>

          (1)   The contemplated use of the Premises by the proposed transferee,
assignee or sublessee (hereinafter referred to as the "Transferee") is not
substantially identical to the "Use of Premises" permitted under this Lease,

          (2)   The proposed use of the Premises by the proposed transferee is
inconsistent with the retail tenant mix desired by Landlord,

          (3)   The net worth and/or financial stability of the Transferee is,
or may become, inadequate to operate the business permitted to be conducted in
the Premises in the manner required by this Lease and/or to meet all of Tenant's
financial and other obligations under this Lease,

          (4)   The Transferee's reputation (or that of any of its affiliates)
would have an adverse effect upon the reputation of the Shopping Center or the
other businesses located therein,

          (5)   The Percentage Rental that would be reasonably anticipated from
the sales of the Transferee would reasonably be expected to be less than that of
Tenant hereunder;

          (6)   The Transferee would breach any covenant of Landlord respecting
radius, location, use or exclusivity in any other lease, financing agreement or
other agreement relating to the Shopping Center,

          (7)   Tenant is in default pursuant to this Lease,

          (8)   The nature of the Transferee's proposed or likely use of the
Premises would involve any risk, greater than that of Tenant's, of the use,
release, disposition or mishandling of "Hazardous Materials" (as defined in
Section 7.03),

          (9)   The Transferee is not likely to conduct on the Premises a
business of a quality substantially equal to that conducted by Tenant, or

          (10)  Any ground lessor or mortgagee whose consent to such transfer
is required fails to consent thereto.

      SECTION 14.02   PROCEDURE FOR TRANSFER.

      Should Tenant desue to make a Transfer hereunder, Tenant shall, in each
instance, give written notice of its intention to do so to Landlord at least
ninety (90) days before the intended effective date of any such proposed
Transfer, specifying in such notice whether Tenant proposes to assign or sublet,
or enter into license, franchise of concession agreements, the proposed date
thereof, and specifically identifying the proposed Transferee, the net worth and
previous business experience of the proposed Transferee, including without
limitation copies of the proposed Transferee's last two years' income statement,
balance sheet and statement of changes in financial position (with accompanying
notes and disclosures of all material changes thereto) in audited form, if
available, and certified as accurate by the proposed Transferee. Such notice
shall be accompanied, in the case of a proposed assignment, subletting, license,
franchise or concession agreement, by a copy of the proposed assignment,
sublease, license, franchise or concession agreement or, if same is not
available, a letter of commitment of a letter of intent. In the case of a
proposed sale of Tenant's business, Tenant shall provide a copy of the proposed
sale and financing agreements.

      Landlord shall, within sixty (60) days after its receipt of such notice of
a proposed Transfer, by giving written notice to Tenant of its intention to do
so (a) withhold its consent to the Transfer; (b) consent to the Transfer, or (c)
terminate this Lease, such termination to be effective thirty (30) days after
receipt of such notice by Tenant. Failure of Landlord to give Tenant written
notice of Landlord's action with respect to any request for Landlord's consent
to a proposed Transfer shall not constitute or be deemed Landlord's consent to
such Transfer. Landlord's consent to a proposed Transfer shall only be given if
and when Landlord has notified Tenant in writing that Landlord consents to such
proposed Transfer.

                                       24

<PAGE>

      If Landlord shall exercise its termination right hereunder, Landlord shall
have the right to enter into a lease or other occupancy agreement directly with
the proposed Transferee, and Tenant shall have no right to any of the rents of
other consideration payable by such proposed Transferee under such other lease
or occupancy agreement, even if such rents and other consideration exceed the
rent payable under this Lease by Tenant. Landlord shall have the right to lease
the Premises to any other tenant, or not lease the Premises, in its sole
discretion. Tenant may, however, elect to nullify Landlord's election to
terminate this Lease under clause (c) by furnishing Landlord with written notice
of Tenant's election to withdraw its proposed Transfer within ten (10) days of
Tenant's receipt of Landlord's notice of termination, in which event the Lease
shall remain in effect with the existing Tenant. Landlord and Tenant
specifically agree that Landlord's election to terminate this Lease under clause
(c) may be made in Landlord's sole and absolute discretion and that no test of
reasonableness shall be applicable thereto. Failure of Tenant to furnish
Landlord notice of Tenant's election to nullify shall be deemed Tenant's
election to terminate this Lease without further liability of either party. If
Landlord withholds its consent to any proposed Transfer pursuant hereto and if
Tenant requests in writing within ten (10) days after Tenant's receipt of
Landlord's written notice of such withholding of consent, Landlord shall provide
to Tenant a statement of its reason(s) for withholding consent to the proposed
Transfer within a reasonable time after Landlord's receipt of Tenant's request
therefore. Tenant acknowledges and agrees that each of the rights of Landlord
set forth herein in the event of a proposed Transfer is a reasonable restriction
on Transfer for purposes of applicable laws. Landlord and Tenant agree that
Tenant shall have the burden of proving that Landlord's consent to the proposed
Transfer was withheld unreasonably. Landlord shall have no liability to Tenant
or to any proposed Transferee in damages if it is adjudicated that Landlord's
consent shall have been unreasonably withheld and/or that such unreasonable
withholding of consent shall have constituted a breach of this Lease or other
duty to Tenant, the proposed Transferee or any other person. In such event,
Tenant's sole remedy shall be to have the proposed Transfer declared valid, as
if Landlord's consent had been duly and timely given (although Tenant shall be
entitled to reasonable attorneys' fees if it is the successful party in such
litigation, in accordance with the terms of this Lease).

      SECTION 14.03   TRANSFER RENT ADJUSTMENT.

      If Tenant shall make a permitted Transfer hereunder, the Minimum Annual
Rental specified in Section 2.01 shall be increased, effective as of the date of
such Transfer, to the highest of. (a) the total rent payable by the Transferee
pursuant to such Transfer, or (b) an amount equal to the total of the Minimum
Annual Rental, plus Percentage Rent, required to be paid by Tenant pursuant to
this Lease during the 12-month period immediately preceding such Transfer, or
(c) a sum equal to the then fair-market rental value of the Premises as
reasonably determined by Landlord, the amount of which Landlord shall notify
Tenant before the effective date of the Transfer. In no event shall the Minimum
Annual Rental, after Transfer, be less than the Minimum Annual Rental
immediately before Transfer.

      SECTION 14.04   REQUIRED DOCUMENTS AND FEES.

      Each Transfer to which Landlord has consented shall be evidenced by a
written instrument in form satisfactory to Landlord, executed by Tenant and the
Transferee, under which the Transferee shall agree in writing for the benefit of
Landlord (except as otherwise agreed in writing by Landlord) to assume, perform
and abide by all of the terms, covenants and conditions of this Lease to be
done, kept and performed by Tenant, including the payment of all amounts due or
to become due under this Lease directly to Landlord and the obligation to use
the Premises only for the purpose specified in this Lease. Tenant shall
reimburse Landlord for Landlord's reasonable attorneys' and administrative fees
inclined in the processing of, and documentation for, each such requested
Transfer, whether of not the Transfer is consummated.

      SECTION 14.05   TRANSFER OF STOCK OR PARTNERSHIP INTEREST.

      If Tenant is a corporation which, under the current laws, rules or
guidelines promulgated by the governmental body or agency having jurisdiction
and authority to promulgate the same, is not deemed a public corporation, or is
an unincorporated association or partnership, the transfer, assignment or
hypothecation, in the aggregate of more than a controlling interest of the total
outstanding stock or interest in such corporation, association of partnership
shall be deemed a Transfer within the meaning and provisions of this Lease.

      SECTION 14.06   ASSIGNMENT AND SUBLEASE RENTALS.

      The following terms and conditions shall apply to any subletting by Tenant
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)   Tenant hereby assigns and transfers to Landlord all of Tenant's
interest in all rentals and income arising from any sublease of all or a portion
of the Premises heretofore or hereafter made by Tenant, and Landlord may collect
such rent and income and apply same toward Tenant's obligations under this
Lease; provided, however, that until a breach shall occur in the performance of
Tenant's obligations under this Lease, Tenant may, except as otherwise provided
in this Lease, receive, collect and enjoy the rents accruing under such
sublease. Landlord shall not, by reason of this or any other assignment of such
sublease to Landlord, not by reason of the collection of the rents from a
subtenant, be deemed liable to the subtenant for any failure of Tenant to
perform and comply with any of Tenant's obligations to such subtenant under such
sublease. Tenant hereby irrevocably authorizes and directs any such subtenant,
upon receipt of a written notice from Landlord stating that a breach exists in
the performance of Tenant's obligations under this Lease, to pay to Landlord the
rents and other charges due and to become due under the sublease. The subtenant
shall rely upon any such statement and request from Landlord and shall pay such
rents and other charges to Landlord without any obligation or right to inquire
as to whether such breach exists and notwithstanding any notice from or claim
from Tenant to the contrary. Tenant shall have no right or claim against said
subtenant, or, until the breach has been cured, against Landlord, for any such
rents and other charges so paid by said subtenant to Landlord.

                                       25

<PAGE>

      (b)   In the event of a breach by Tenant in the performance of its
obligations under this Lease, Landlord, at its option and without any obligation
to do so, may require any subtenant to attorn to Landlord, in which event
Landlord shall undertake the obligations of the sublandlord under such sublease
from the time of the exercise of said option to the expiration of such sublease,
provided, however, Landlord shall not be liable for any prepaid rents or
security deposit paid by such subtenant to Tenant or for any other prior
defaults or breaches of Tenant as sublandlord under such sublease.

                                   ARTICLE XV

                                WASTE OR NUISANCE

      SECTION 15.01   WASTE OR NUISANCE.

      Tenant shall not commit nor permit any of its employees, invitees,
contractors, subcontractors, licensees, subtenants or agents to commit any waste
upon the Premises and shall not place a load upon the floor of the Premises
which exceeds the floor load per square foot which such floor was designed to
carry. Tenant shall not commit nor permit any of its employees, invitees,
contractors, subcontractors, licensees, subtenants or agents to commit any
nuisance or other act or thing which may impact Landlord's operation of the
Development or disturb the quiet enjoyment of any other occupant or tenant of
the Development. Tenant shall not use or permit to be used any medium that might
constitute a nuisance, such as loudspeakers, sound amplifiers, tape decks,
compact disc players, radios, televisions, or any other sound producing or other
device which will carry sound or odors outside the Premises and, upon written
notice from Landlord, Tenant shall cause any such noise or odors to cease.
Tenant agrees that business machines and mechanical equipment used by Tenant
which cause vibration or noise that may be transmitted to the building or
buildings comprising the Development or to the Premises to such a degree as to
be reasonably objectionable to Landlord or to any occupant, shall be placed and
maintained by Tenant at its expense in a manner sufficient to eliminate such
vibrations or noise, such as by cork, rubber or spring-type vibration isolators
Tenant shall not allow any use of the Premises or any other portion of the
Development in a manner which is a source of annoyance, disturbance or
embarrassment to Landlord or to the other tenants of the Development or which is
deemed by Landlord, in its sole discretion, as not in keeping with the character
of the Development. The Premises shall not be used for any unlawful, immoral or
other purpose deemed improper by Landlord.

                                   ARTICLE XVI

                         TRADE NAME; PROMOTIONAL PROGRAM

      SECTION 16.01   TRADE NAME.

      Tenant shall operate its business in the Premises under the name
specifically set forth in the Data Sheet ("Trade Name") so long as the same
shall not be held to be in violation of any applicable law, and shall not change
the advertised name or character of the business operated in the Premises
without the prior written approval of Landlord.

      SECTION 16.02   PROMOTIONAL PROGRAM.

      (a)   Landlord shall provide or cause to be provided a program of
advertising and promotional events and services ("Promotional Program") which,
in Landlord's sole judgment, will serve to promote the Shopping Center and/or
the Development. Landlord shall not be obligated to spend more than is actually
collected from tenants in providing the Promotional Program. Any promotional
services and personnel provided shall be under the exclusive control and
supervision of Landlord, who shall have the sole authority to employ and
discharge personnel and to establish a budget for the Promotional Program.
Tenant agrees to the mention or nonmention of Tenant's Trade Name in the general
advertising and, in either event, Tenant shall, upon the request of Landlord,
furnish copy, pictures or an example of its merchandise for promotion in such
advertising.

      (b)   Tenant shall pay to Landlord, as Tenant's share of the cost of the
Promotional Program, an annual promotional charge ("Promotional Charge") which
originally shall equal the amount set forth in the Data Sheet. All payments,
charges, dues and assessments payable under this Section shall be payable in
monthly installments on the first day of each month as Additional Rent. Such
Promotional Charge payable by Tenant shall be adjusted annually commencing on
the February 1st immediately succeeding the Rental Commencement Date and
annually thereafter by a percentage equal to the percentage increase from the
base period of the "Index" (as defined in Section 27.23) to the respective
February or the closest subsequent month thereto that the Index is published,
provided, however, in no event shall Tenant pay less for any year than the
Promotional Charge for the preceding year. The term "base period" shall refer to
the month during which the Rental Commencement Date occurs (or, if the Index is
not published for the month during which the Rental Commencement Date occurs,
then the closest subsequent month thereto) In the event the Premises is located
within an expansion and/or specially constructed area within the Shopping Center
where a grand opening date shall be set by Landlord, then Tenant shall also pay
an initial assessment in the amount set forth in the Data Sheet in addition to
the Promotional Charge, such initial assessment payable in one lump sum within
thirty (30) days after the Rental Commencement Date.

                                       26

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                                  ARTICLE XVII

                             DAMAGE AND DESTRUCTION

      SECTION 17.01   RECONSTRUCTION OF DAMAGED PREMISES.

      (a)   In the event the Premises shall be partially or totally destroyed by
fire or other casualty insured under the insurance carried by Landlord pursuant
to Section 11.02 of this Lease so as to become partially or totally
untenantable, then the damage to the Premises shall be promptly repaired (unless
Landlord shall elect not to rebuild as hereinafter provided), whereupon the
Minimum Annual Rental and, to the extent reimbursed from the proceeds of
insurance carried by Landlord under Section 11.02, Additional Rent payable by
Tenant to Landlord shall be abated in proportion to the Floor Area of the
Premises rendered untenantable, and the Annual Breakpoint and Quarterly
Breakpoint shall likewise be proportionately reduced. Payment of full Minimum
Annual Rental and Additional Rent so abated shall commence, and Tenant shall be
obligated to reopen for business on the thirtieth (30th) day following the date
that Landlord advises Tenant that the Premises are tenantable (which shall mean
that Landlord shall have repaired, restored or reconstructed the Premises,
including the leasehold improvements as defined in Exhibit B), unless Tenant
opens at an earlier time or remains open following such damage or destruction.
Tenant hereby waives the provisions of any statute or other law that may be in
effect at the time of the occurrence of any such damage or destruction under
which a lease is automatically terminated or pursuant to which a tenant is given
the right to terminate a lease by reason of such an event of damage or
destruction.

      (b)   Landlord shall be obligated to cause such repairs to be made unless
Landlord, at its sole option, elects to cause Tenant to make such repairs to the
leasehold improvements, in which event Tenant shall promptly complete the same
and Landlord will make available to Tenant for the sole purpose of
reconstruction of Tenant's leasehold improvements such portion of any insurance
proceeds received by Landlord from its insurance carrier under a policy carried
pursuant to Section 11.02 of this Lease as may be allocated to the leasehold
improvements of the Premises by Landlord. In the event of any such repairs,
restoration and reconstruction by Tenant, an architect duly registered in the
state where the Premises is located (if such registration is required by
applicable code or governmental authorities) shall be selected and appointed by
Tenant to prepare any necessary drawings and specifications and to supervise the
work and direct the payment of such insurance proceeds. Such insurance proceeds
shall be payable to Tenant only upon being provided certificates by said
architect stating that the payments specified therein are properly payable for
the purpose of reimbursing Tenant for the expenditures actually made by Tenant
in connection with such work. At the election of Landlord or Landlord's
mortgagee, direct payments may be made to material suppliers and laborers upon
written certification by said architect that such payments are due and payable.
In making such repairs, restoration or reconstruction, Tenant, at its expense,
shall comply with all laws, ordinances and governmental rules and regulations
and shall perform all work or cause such work to be performed with due diligence
and in a first-class manner. All permits required in connection with said
repairs, restoration and reconstruction shall be obtained by Tenant at Tenant's
sole cost and expense. Any amount expended by Tenant in excess of such insurance
proceeds received by Landlord and made available to Tenant shall be the sole
obligation of Tenant.

      (c)   In the event of repair, restoration or reconstruction by Landlord,
any amount expended by Landlord in repairing the Premises in excess of the
proceeds of insurance received by Landlord pursuant to Section 11.02 of this
Lease which were allocated to the Premises shall be repayable by Tenant to
Landlord within ten (10) days after receipt by Tenant of a statement setting
forth the amount of such excess. The party required hereunder to repair, restore
or reconstruct the damage to the Premises shall reconstruct such Premises in
accordance with the Plans and Specifications originally approved by Landlord of
new drawings prepared by Tenant's architect at Tenant's sole cost and expense
and acceptable to Landlord and Tenant, and shall otherwise comply with the
criteria and procedures of Exhibit B unless Landlord elects otherwise. In no
event shall Landlord be required to repair or replace Tenant's merchandise,
trade fixtures, signs, furnishings, equipment or other items of personal
property, but the same shall be repaired or replaced promptly to a condition at
least equal to that prior to the damage or destruction thereof by Tenant.

      SECTION 17.02   LANDLORD'S OPTION TO TERMINATE LEASE.

      If (i) more than thirty-five percent (35%) of the Floor Area of the
building in which the Premises are located or of the Shopping Center or of the
parking facilities or of the Common Areas, shall be damaged or destroyed by fire
or other casualty at any time, or (ii) during the last three (3) years of the
Term of this Lease, more than twenty-five percent (25%) of the Floor Area of the
Premises or of the building in which the Premises are located or of the Shopping
Center or of the parking facilities or of the Common Areas shall be damaged or
destroyed by fire or other casualty, or (iii) all or any part of the Shopping
Center or said building or the Premises or of the parking facilities or of the
Common Areas is damaged or destroyed at any time by the occurrence of any risk
not insured under the insurance carried by Landlord pursuant to Section 8.03 or
Section 11.02, then Landlord either may elect that the building and/or Premises
and/or Shopping Center and/or the parking facilities and/or the Common Areas, as
the case may be, shall be repaired and rebuilt of, at its sole option, may
terminate this Lease by giving written notice to Tenant of Landlord's election
so to terminate, such notice to be given within ninety (90) days after the
occurrence of such damage or destruction.

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                                  ARTICLE XVIII

                                 EMINENT DOMAIN

      SECTION 18.01   TOTAL CONDEMNATION OF PREMISES.

      If the whole of the Premises shall be taken by any public authority under
the power of eminent domain or sold to a public authority under threat or in
lieu of such taking, then the Term of this Lease shall cease as of the day upon
which possession is taken by such public authority, and Minimum Annual Rental,
Percentage Rental, Additional Rent and other charges shall be paid up to that
day with a proportionate refund by Landlord of such Rental payments as may have
been paid in advance for a period subsequent to the date of the taking.

      SECTION 18.02   PARTIAL CONDEMNATION.

      (a)   If less than the whole but more than twenty percent (20%) of the
Floor Area of the Premises or more than fifty percent (50%) of the square
footage of the parking facilities or of the Common Areas shall be so taken under
eminent domain, or sold to public authority under threat or in lieu of such
taking, Tenant shall have the right either to terminate this Lease as of the day
possession is taken by such public authority, or, subject to Landlord's right of
termination as set forth in Section 18.02(c) of this Article, to continue in
possession of the remainder of the Premises, upon notifying Landlord in writing
within ten (10) days after such taking of Tenant's intention. In the event
Tenant elects to remain in possession, all of the terms provided herein shall
continue in effect, except that as of the day possession of such percentage of
the Premises is taken by public authority, the Minimum Annual Rental and
Additional Rent payable by Tenant to Landlord shall be reduced in proportion to
the Floor Area of the Premises taken and the Annual Breakpoint and Quarterly
Breakpoint shall likewise be proportionately reduced, thereafter, Landlord
shall, at Landlord's cost and expense to the extent of any available
condemnation award, make all the necessary repairs or alterations to the basic
building, so as to constitute the remaining Premises a complete architectural
unit, and Tenant, at Tenant's sole cost and expense, shall similarly act with
respect to Tenant's leasehold improvements, trade fixtures, furnishings and
equipment.

      (b)   If twenty percent (20%) or less of the Floor Area of the Premises
shall be so taken, the Term of this Lease shall cease, only on the part so
taken, as of the day possession shall be taken by such public authority, and
Tenant shall pay Rental and other charges up to that day, thereafter, the
Minimum Annual Rental and Additional Rent payable by Tenant to Landlord shall be
reduced in proportion to the Floor Area of the Premises so taken and the Annual
Breakpoint and Quarterly Breakpoint shall likewise be proportionately reduced.
Landlord shall, at Landlord's cost and expense to the extent of any available
condemnation award, make all necessary repairs or alterations to the basic
building, so as to constitute the remaining Premises a complete architectural
unit, and Tenant, at Tenant's sole cost and expense, shall similarly act with
respect to Tenant's leasehold improvements, trade fixtures, furnishings and
equipment.

      (c)   If more than twenty-five percent (25%) of the Floor Area of the
building in which the Premises are located, or more than twenty-five percent
(25%) of the Premises, or more than twenty-five percent (25%) of the square
footage of the Shopping Center or of the parking facilities or of the Common
Areas shall be taken under power of eminent domain, or sold to public authority
under threat or in lieu of such taking, Landlord may, by written notice to
Tenant delivered on or before the tenth (10th) day following the date of
surrender of possession to the public authority, terminate this Lease as of the
date possession is taken by public authority. The Minimum Annual Rental,
Percentage Rental, Additional Rent and other charges shall be paid up to the day
possession is taken by public authority, with an appropriate refund by Landlord
of such Rental payments as may have been paid in advance for a period subsequent
to that date.

      (d)   A voluntary sale or transfer of interest of all or any part of the
Premises or of the Common Area in the Shopping Center by Landlord to any public
or quasi-public body, agency, person or other entity, corporate or otherwise,
having the power of eminent domain, either under threat of condemnation or while
condemnation proceedings are pending, shall be deemed to be a taking under the
power of eminent domain for the purposes of this Article XVIII.

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<PAGE>

      SECTION 18.03   LANDLORD AND TENANT DAMAGES.

      All damages awarded for such taking under the power of eminent domain or
proceeds from any sale under threat or in lieu of such a taking, whether for the
whole or part of the Premises or leasehold improvements thereto, shall belong to
and be the property of Landlord, irrespective of whether such damages shall be
awarded or proceeds obtained as compensation for diminution in value to the
leasehold improvements thereto, or to the fee of the Premises, and Tenant shall
have no claim against either Landlord or the condemning authority with respect
thereto; provided, however, that Landlord shall not be entitled to any award
specifically designated as compensation for, depreciation to, and cost of
removal of, Tenant's stock and trade fixtures, or (subject to the rights of any
mortgagee or beneficiary of any mortgage or deed of trust made by Landlord
covering the Premises or the Development) to any award specifically designated
as compensation for the unamortized cost of Tenant's leasehold improvements less
any Landlord contribution to Tenant's Work, such amortization to be calculated
on a straight-line basis over the Term of this Lease. Tenant hereby waives the
provisions of any statute or other law that may be in effect at the time of the
occurrence of any such taking under which a lease is automatically terminated or
pursuant to which a tenant is given the right to terminate a lease by reason of
such a taking.

                                   ARTICLE XIX

                                     DEFAULT

      SECTION 19.01   RIGHTS UPON DEFAULT.

      (a)   Notwithstanding any provision herein to the contrary and
irrespective of whether all or any rights conferred upon Landlord by this
Article XIX are expressly or by implication conferred upon Landlord elsewhere in
this Lease, in the event of (i) any failure of Tenant to pay any Minimum Annual
Rental, Percentage Rental or Additional Rent or any other charges or sums
whatsoever due hereunder (including without limitation, amounts due as
reimbursement to Landlord for costs incurred by Landlord in performing
obligations of Tenant hereunder upon Tenant's failure so to perform) for more
than five (5) days after written notice from Landlord to Tenant that such rental
or any other charges or sums whatsoever due hereunder were not received on the
date required for payment pursuant to this Lease, provided that such notice from
Landlord shall be in lieu of, and not in addition to, any notice of default
required by applicable laws, or (ii) any default or failure by Tenant to perform
any other of the terms, conditions, or covenants of this Lease to be observed or
performed by Tenant for more than twenty (20) days after written notice from
Landlord to Tenant of such default (unless such default cannot be cured within
said twenty (20) days in which event Tenant shall not be deemed to be in default
hereunder if Tenant shall have commenced to cure said default promptly within
twenty (20) days and shall thereafter proceed to prosecute such cure to
completion with all reasonable dispatch and diligence, provided that in no event
shall such cure period extend beyond one hundred twenty (120) days), provided
that such notice from Landlord shall be in lieu of, and not in addition to, any
notice of default required by applicable laws, or (iii) any failure by Tenant to
move into the Premises and to initially open for business on or before the
Rental Commencement Date, or (iv) any failure by Tenant to operate continuously
in the manner and during the hours established by Landlord pursuant to Section
7.02(a) hereof or for the purpose specified in the Data Sheet (the Permitted
Use), or (v) Tenant's abandonment of the Premises, or permitting this Lease to
be taken under any writ of execution or similar writ or order, then Landlord, in
addition to or in lieu of other rights or remedies it may have under this Lease
or by law, shall have the following rights. Landlord may at its sole discretion.
(A) immediately terminate this Lease and Tenant's right to possession of the
Premises by giving Tenant written notice that this Lease is terminated, in which
event, upon such termination, Landlord shall have the right to recover from
Tenant the sum of (1) the worth at the time of award of the unpaid rental which
had been earned at the time of termination, (2) the worth at the time of award
of the amount by which the unpaid rental which would have been earned after
termination until the time of award exceeds the amount of such rental loss that
Tenant affirmatively proves could have been reasonably avoided, (3) the worth at
the time of award of the amount by which the unpaid rental for the balance of
the Term after the time of award exceeds the amount of such rental loss that
Tenant affirmatively proves could be reasonably avoided, (4) any other amount
necessary to compensate Landlord for all the determent proximately caused by
Tenant's failure to perform Tenant's obligations under this Lease or which in
the ordinary course of things would be likely to result therefrom, and (5) all
such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time under applicable law, or (B) have this Lease
continue in effect for so long as Landlord does not terminate this Lease and
Tenant's right to possession of the Premises, in which event Landlord shall have
the right to enforce all of Landlord's rights and remedies under this Lease
including the right to recover the Minimum Annual Rental, Percentage Rental,
Additional Rent and other charges payable by Tenant under this Lease as they
become due under this Lease, or (C) without terminating this Lease, Landlord may
pay or discharge any breach or violation hereof which amount so expended shall
be added to the next monthly incremental payment of Minimum Annual Rent,
Percentage Rental and Additional Rent due and treated in the same manner as
Rental hereunder, or (D) without terminating this Lease, make such alterations
and repairs as may be necessary in order to relet the Premises, and relet the
Premises or any part thereof for such term or terms (which may be for a term
extending beyond the Term) at such rental or rentals and upon such other terms
and conditions as Landlord in its sole discretion may deem advisable.

                                       29

<PAGE>

      (b)   If Landlord proceeds under Section 19.01(a)(D) above, upon such
reletting all Rental and other sums received by Landlord from such reletting
shall be applied, first, to the payment of any indebtedness other than Rental
due hereunder from Tenant to Landlord, second, to the payment of any costs and
expenses of such reletting, including reasonable brokerage fees and attorney
fees and of costs of such alterations and repairs, third, to the payment of
Rental due and unpaid hereunder, and the residue, if any, shall be held by
Landlord and applied in payment of future Minimum Annual Rental and Additional
Rent payable by Tenant hereunder, as the same may become due and payable
hereunder. If such Minimum Annual Rental, Additional Rent and other sums
received from such reletting during any month are less than that to be paid
during that month by Tenant hereunder, Tenant shall pay such deficiency to
Landlord, if such rentals and sums shall be more, Tenant shall have no right to
the excess. Such deficiency shall be calculated and paid monthly. No re-entry or
taking possession of the Premises by Landlord shall be construed as an election
on its part to terminate this Lease unless a written notice of such intention is
given to Tenant or unless the termination thereof is decreed by a court of
competent jurisdiction. Notwithstanding any such reletting without termination,
Landlord may at any time thereafter elect to terminate this Lease for such
previous breach and shall have the remedies provided herein. Should Landlord at
any time terminate this Lease for any breach, in addition to any other remedies
it may have, it may recover from Tenant all damages it may incur by reason of
such breach, including the cost of recovering the Premises, all of which amount
shall be immediately due and payable from Tenant to Landlord. Landlord shall use
its reasonable efforts to mitigate its damages hereunder; however, the failure
or refusal of Landlord to relet the Premises shall not affect Tenant's
liability. The terms "entry" and "re-entry" are not limited to their technical
meanings. If Tenant shall default hereunder prior to the date fixed as the
commencement of any renewal or extension of this Lease, Landlord may cancel and
terminate such renewal or extension agreement by written notice. In the event of
re-entry by Landlord, Landlord may remove all persons and property from the
Premises and such property may be stored in a public warehouse or elsewhere at
the cost of, and for the account of Tenant, without notice or resort to legal
process and without Landlord being deemed guilty of trespass, conversion or
becoming liable for any loss or damage which may be occasioned thereby. In the
event Tenant shall not remove its property from the Premises within ten (10)
days after Tenant has vacated the Premises, then such property shall be deemed
abandoned by Tenant and Landlord may dispose of the same without Landlord having
any liability to Tenant. If Landlord removes such property from the Premises and
stores it at Tenant's risk and expense, and if Tenant fails to pay the cost of
such removal and storage after written demand therefor and/or to pay any Rental
then due, then after the property has been stored for a period of thirty (30)
days or more Landlord may sell such property at public or private sale, in the
manner and at such times and places as Landlord deems commercially reasonable
following reasonable notice to Tenant of the time and place of such sale. The
proceeds of any such sale shall be applied first to the payment of the expenses
for removal and storage of the property, the preparation for the conducting of
such sale, and for attorneys' fees and other legal expenses incurred by Landlord
in connection therewith, and the balance shall be applied as provided in this
Section 19.01(b).

      (c)   At any time that Tenant has either failed to pay Rental or other
charges within five (5) days after the same shall be due or shall have delivered
checks to Landlord for payments pursuant to this Lease which shall have on at
least three (3) occasions during the Term of this Lease (whether consecutive or
not or whether involving the same check or different checks) been returned by
Landlord's bank for any reason, Landlord shall not be obligated to accept any
payment from Tenant unless such payment is made by cashier's check or in bank
certified funds.

      (d)   For purposes of subclauses (1) and (2) of Section 19.01(a), "worth
at the time of award" shall be computed by allowing interest at the maximum rate
permitted by law (see Section 27.13) and for purposes of subclause (3) of
Section 19.01(a), "worth at the time of award" shall be computed by discounting
such amount at the discount rate of the Federal Reserve Bank whose jurisdiction
includes the Development at the time of award, plus one percent (1%), the Rental
reserved in this Lease shall be deemed to be a monthly rental arrived at (i) by
adding to the monthly installment of Minimum Annual Rental payable under this
Lease an amount equal to the monthly average of all the Percentage Rental based
on Gross Sales received by or payable to Landlord hereunder during the period
that Tenant was conducting Tenant's business in the Premises in the manner and
to the extent required pursuant to this Lease, plus (ii) one twelfth (1/12th) of
the annual average of all Additional Rent payable by Tenant hereunder (such as,
by way of example, Tenant's share of Operating Costs and Expenses).

      (e)   Anything to the contrary notwithstanding, Landlord shall not be
required to give notice under this Article XIX more than twice in any
consecutive twelve month period.

                                   ARTICLE XX

                            BANKRUPTCY OR INSOLVENCY

      SECTION 20.01   TENANT'S INTEREST NOT TRANSFERABLE.

      Except as may specifically be provided pursuant to the Federal Bankruptcy
Code, neither Tenant's interest in this Lease, nor any estate hereby created in
Tenant nor any interest herein, shall pass to any trustee or receiver or
assignee for the benefit of creditors or otherwise by operation of law.

                                       30

<PAGE>

      SECTION 20.02   TERMINATION.

      In the event the interest or estate created in Tenant hereby shall be
taken in execution or by other process of law, or if Tenant's guarantor, if any,
or its executors, administrators, or assigns, if any, shall be adjudicated
insolvent or bankrupt pursuant to the provisions of any state act or the Federal
Bankruptcy Code or if Tenant is adjudicated insolvent by a court of competent
jurisdiction other than the United States Bankruptcy Court, or if a receiver or
trustee of the property of Tenant or Tenant's guarantor, if any, shall be
appointed by reason of the insolvency or inability of Tenant or Tenant's
guarantor, if any, to pay its debts as the same become due or if any assignment
shall be made of the property of Tenant or Tenant's guarantor, if any, for the
benefit of creditors, then Landlord shall have the right to elect by written
notice to Tenant to terminate this Lease and all rights of Tenant hereunder, and
Tenant shall vacate and surrender the Premises but shall remain liable as herein
provided.

      SECTION 20.03   TENANT'S OBLIGATION TO AVOID CREDITORS' PROCEEDINGS.

Tenant or Tenant's guarantor, if any, shall not cause or give cause for the
appointment of a trustee or receiver of the assets of Tenant or Tenant's
guarantor, if any, and shall not make any assignment for the benefit of
creditors, or become or be adjudicated insolvent. The allowance of any petition
under insolvency law except under the Federal Bankruptcy Code or the appointment
of a trustee or receiver of Tenant or Tenant's guarantor, if any, or of the
assets of either of them, shall be conclusive evidence that Tenant caused, or
gave cause therefor, unless such allowance of the petition, or the appointment
of a trustee or receiver, is vacated within sixty (60) days after such allowance
or appointment. Any act or occurrence described in this Section 20.03 shall be
deemed a material breach of Tenant's obligations hereunder, and providing
Landlord with the right to elect by written notice to Tenant to terminate this
Lease and all rights of Tenant hereunder, and Tenant shall vacate and surrender
the Premises but shall remain liable as herein provided. Landlord does, in
addition, reserve any and all other remedies provided in this Lease or by law.

      SECTION 20.04   ELECTION TO ASSUME LEASE.

      (a)   This is a lease of real property in a shopping Center within the
meaning of Section 365(b)(3) of the United States Bankruptcy Code, 11 U.S C
Section 101 ET SEQ (the "Bankruptcy Code").

      (b)   In the event that Tenant becomes a Debtor under Chapter 7, 11 or 13
of the Bankruptcy Code, and the Trustee or Tenant, as Debtor-In-Possession,
elects to assume this Lease for the purpose of assignment to a third party or
otherwise, such election and assignment, if any, may only be made if all of
Landlord's conditions are met. If the Trustee or Tenant, as
Debtor-In-Possession, fails to elect to assume or reject this Lease by the
sixtieth (60th) day after the entry of the Order for Relief in a case under
Chapter 7, 11 and 13 of the Bankruptcy Code, this Lease shall thereafter be
deemed rejected and terminated in accordance with Section 365(d)(4) of the
Bankruptcy Code. The Trustee or Tenant, as Debtor-In-Possession, shall
thereupon immediately surrender possession of the Premises to Landlord and
Landlord shall have no further obligation to Tenant or Trustee under the Lease.
The acceptance of rent by Landlord after the sixtieth (60th) day shall not be
deemed a waiver of Landlord's rights herein and under Section 365(d)(4) of the
Bankruptcy Code, and Landlord's right to be compensated for damages in such
bankruptcy case shall survive.

      SECTION 20.05   SUBSEQUENT BANKRUPTCY.

      In the event that this Lease is assumed by a Trustee appointed for Tenant
or by Tenant as Debtor-In-Possession and thereafter Tenant is liquidated or
files a subsequent Petition for reorganization or adjustment of debts under
Chapter 11 or 13 of the Bankruptcy Code, then, and in either of such events,
Landlord may, at its option, terminate this Lease and all rights of Tenant
hereunder, by giving Tenant written notice of its election to so terminate, by
no later than thirty (30) days after the occurrence of either of such events.

      SECTION 20.06   ASSIGNMENT.

      If the Trustee or Debtor-In-Possession has assumed this Lease pursuant to
the terms and conditions of Sections 20.02 or 20.03, for the purpose of
transferring Tenant's interest under this Lease or the estate created thereby,
to any other person, such interest or estate may be so transferred only if
Landlord shall acknowledge in writing that the intended transferee has provided
"adequate assurance of future performance" of all of the terms, covenants and
conditions of this Lease to be performed by Tenant.

      SECTION 20.07   OCCUPANCY CHARGES.

      When, pursuant to the Bankruptcy Code, the Trustee or Tenant, as
Debtor-In-Possession shall be obligated to pay reasonable use and occupancy
charges for the use of the Premises or any portion thereof, such charge shall
not be less than the Minimum Annual Rental as defined in this Lease and other
monetary obligations of Tenant for the payment of Additional Rent.

                                       31

<PAGE>

      SECTION 20.08   CONSENT.

      Neither Tenant's interest in this Lease, nor any lesser interest of Tenant
herein, nor any estate of Tenant hereby created, shall pass to any trustee,
receiver, transferee for the benefit of creditors, or any other person or
entity, or otherwise by operation of law under the laws of any state having
jurisdiction of the person or property of Tenant unless Landlord shall consent
to such transfer in writing. No acceptance by Landlord of Rental or any other
payments from any such trustee, receiver, transferee, person or other entity
shall be deemed to have waived the need to obtain Landlord's consent for any
transfer of Tenant's interest under this Lease.

      SECTION 20.09   ATTORNEY FEES.

      If, in the context of Tenant's bankruptcy case, Landlord is compelled at
any time to incur any expense, including attorneys' fees, in enforcing or
attempting to enforce the terms of this Lease or to enforce or attempt to
enforce any actions required under the Bankruptcy Code to be taken by the
Trustee or by Tenant, as Debtor-In-Possession, then the sum so paid by Landlord
shall be awarded to Landlord by the Bankruptcy Court and shall be immediately
due and payable by the Trustee or by Tenant's bankruptcy estate to Landlord in
accordance with the terms of the order of the Bankruptcy Court.

      SECTION 20.10   OTHER LAWS.

      The provisions of this Article XX concerning the rights of Landlord, and
the obligations of Trustee, Tenant, Debtor, Receiver, Debtor-In-Possession and
assignee are in addition to such rights and obligations provided by law,
including those applicable provisions of the Bankruptcy Code. Nothing contained
in this Article XX shall limit or reduce in any manner whatsoever such rights
and obligations which are otherwise provided by law.

                                   ARTICLE XXI

                               ACCESS BY LANDLORD

      SECTION 21.01   RIGHT OF ENTRY.

      Landlord and Landlord's agents shall have the right to enter the Premises
for any reasonable purpose upon reasonable advance notice to Tenant. Landlord
shall have the further right to enter the Premises to make such repairs,
alterations, improvements or additions as Landlord may deem necessary or
desirable, and Landlord shall be allowed to take all material into and upon the
Premises that may be required therefor without the same constituting an eviction
of Tenant in whole or in part, and Minimum Annual Rental, Percentage Rental,
Additional Rent and other charges reserved hereunder shall not abate while said
repairs, alterations, improvements or additions are being made, by reason of
loss or interruption of business of Tenant, or otherwise. In exercising such
right of entry, Landlord shall use every reasonable effort not to disrupt
Tenant's business in the Premises Landlord or Landlord's agents shall have the
further right to enter the Premises at any time without notice in the event of
emergency. During the six (6) months prior to the expiration of the Term of this
Lease, Landlord may exhibit the Premises to prospective tenants and their
representatives, including brokers, for purposes including but not limited to
the inspection and measurement of the Premises.

                                  ARTICLE XXII

                                TENANT'S PROPERTY

      SECTION 22.01   TAXES ON TENANT'S PROPERTY.

      Tenant shall be responsible for, and agrees to pay prior to delinquency,
any and all Taxes or other taxes, assessments, levies, fees and other
governmental charges and impositions of every kind or nature, regular or
special, direct or indirect, presently foreseen or unforeseen or known or
unknown, levied or assessed by municipal, county, state, federal or other
governmental taxing or assessing authority, upon, against or with respect to (i)
Tenant's leasehold interest in the Premises, (ii) all furniture, fixtures,
equipment, inventory and any other personal property of any kind owned by, or
placed, installed or located in, within, upon or about the Premises by Tenant,
any concessionaire or any previous tenant or occupant, and (iii) all
alterations, additions, or improvements of whatsoever kind or nature, if any,
made to the Premises, by Tenant, any concessionaire or any previous tenant or
occupant, irrespective of whether any such tax is assessed, real or personal,
and irrespective of whether any such tax is assessed to or against Landlord or
Tenant (collectively, "Tenant's Taxes"). Tenant shall provide Landlord with
evidence of Tenant's timely payment of such Tenant's Taxes upon Landlord's
request. If at any time any of such Tenant's Taxes are not levied and assessed
separately and directly to Tenant (for example, if the same are levied or
assessed to Landlord, or upon or against the building containing the Premises
and/or the land underlying said building), Tenant shall pay to Landlord Tenant's
share thereof as determined and billed by Landlord.

      SECTION 22.02   LOSS AND DAMAGE.

      Landlord shall not be responsible or liable to Tenant for any loss or
damage that may be occasioned by or through the acts or omissions of persons
occupying premises or any part of the premises adjacent to or connected with the
Premises or any part of the building of which the Premises are a part, or any
other area in the Development, or for any loss or damage resulting to Tenant or
its property from bursting, stoppage or leaking of water, gas, sewer or steam
pipes, or (without limiting the foregoing) for any damage or loss of property
within the Premises from any cause whatsoever.

                                       32

<PAGE>

      SECTION 22.03   NOTICE BY TENANT.

      Tenant shall give immediate notice to Landlord in case of any damage to or
destruction of all or any part of, or of accidents occurring within the
Premises, or of defects therein or of any damage to or destruction of any
inventory, fixtures or equipment within the Premises.

                                  ARTICLE XXIII

                                  HOLDING OVER

      SECTION 23.01   HOLDING OVER.

      If bona fide negotiations have commenced between Landlord and Tenant for
renewal of this Lease within one hundred eighty (180) days prior to the
expiration of the Term of this Lease, any holding over after the expiration of
the Term hereof with the consent of Landlord shall be construed to be a tenancy
from month to month and the Minimum Annual Rental payable shall be at an amount
equal to one-twelfth (l/12th) of the Minimum Annual Rental required to be paid
by Tenant for the last full year of the Term of this Lease, together with an
amount estimated by Landlord for the monthly Additional Rent payable pursuant to
this Lease, and shall otherwise be on the same terms and conditions as herein
specified so far as applicable. Any other holding over after expiration of the
Term hereof without the written consent of Landlord shall be construed to be a
tenancy from month to month pursuant to the terms of this Lease at one-twelfth
(l/12th) of an amount equal to twice the Minimum Annual Rental required to be
paid by Tenant for the last full lease year of the Term of this Lease, together
with an amount estimated by Landlord for the monthly Additional Rent payable
pursuant to this Lease, and shall otherwise be on the same terms and conditions
as herein specified so far as applicable. Any such holding over with Landlord's
consent shall entitle Landlord to reenter the Premises as provided in Section
19.01 of this Lease. Tenant shall indemnify, defend and hold harmless Landlord
from and against any and all loss, claims, demands, liabilities, damages
(including, without limitation, consequential damages), costs and/or expenses
(including, without limitation, attorneys' fees and expenses) resulting from any
failure by Tenant to surrender the Premises in the manner and condition required
by this Lease upon the expiration of the Term or earlier termination of this
Lease, including, without limitation, any claims made by any proposed new tenant
founded upon such failure.

      SECTION 23.02   SUCCESSORS.

      All rights and liabilities herein given to, or imposed upon, the parties
to this Lease shall inure to and be imposed upon the respective heirs,
executors, administrators, successors and assigns of the said parties, and if
there shall be more than one Tenant, they shall all be bound jointly and
severally by the terms, covenants and agreements herein. No rights, however,
shall inure to the benefit of any assignee of Tenant unless the assignment to
such assignee has been approved in advance by Landlord in writing or permitted
by Article XIV.

                                  ARTICLE XXIV

                              RULES AND REGULATIONS

      SECTION 24.01   RULES AND REGULATIONS.

      Tenant agrees to comply with and observe all rules and regulations
established by Landlord from time to time, provided the same shall apply
uniformly to all tenants of the Shopping Center. Tenant's failure to keep and
observe said rules and regulations shall constitute a breach of the terms of
this Lease in the same manner as if the rules and regulations were contained
herein as covenants. In the case of any conflict between said rules and
regulations and this Lease, this Lease shall be controlling.

                                   ARTICLE XXV

                                 QUIET ENJOYMENT

      SECTION 25.01   LANDLORD'S COVENANT.

      Upon payment by Tenant of Rental herein provided and other charges payable
by Tenant under this Lease, and upon the observance and performance of all the
covenants, terms and conditions on Tenant's part to be observed and performed,
Tenant shall peaceably and quietly hold and enjoy the Premises for the Term
hereby demised without hindrance or interruption by Landlord or any other person
or persons lawfully or equitably claiming by, through or under Landlord, subject
nevertheless to the terms and conditions of this Lease, any mortgage and/or deed
of trust to which this Lease is subordinated and any reciprocal easement
agreement made between Landlord and tenants or others occupying the Department
Stores.

                                       33

<PAGE>

                                  ARTICLE XXVI

                                SECURITY DEPOSIT

      SECTION 26.01   DEPOSIT.

      At or before Tenant's execution of this Lease, Tenant shall deposit with
Landlord the sum set forth in the Data Sheet as a security deposit and payment
and performance guaranty. Landlord shall retain said sum throughout the Term of
this Lease as security for the faithful performance by Tenant of all of the
terms, covenants and conditions of this Lease (Such sum is occasionally referred
to herein as the "deposit".) If Tenant defaults with respect to any provision of
this Lease, including but not limited to the provisions relating to the payment
of Rental, Landlord may use, apply or retain all or any part of the deposit for
the payment of any Rental or any other sum in default, or for the payment of any
loss or damage which Landlord may suffer by reason of Tenant's default, or to
compensate Landlord for any other amount which Landlord may spend or become
obligated to spend by reason of Tenant's default. In no event, except as
specifically hereinafter provided, shall Landlord be obliged to apply the same
to Rental or other charges in arrears or to damages for Tenant's failure to
perform said covenants, conditions and agreements, however, Landlord may so
apply the deposit, at its option. Landlord's right to bring a special proceeding
to recover or otherwise to obtain possession of the Premises before or after
Landlord's declaration of the termination of this Lease for non-payment of
Rental or for any other reason shall not in any event be affected by reason of
the fact that Landlord holds the deposit.

      In the event that Landlord regains possession of the Premises, whether by
special proceeding, reentry or otherwise, because of Tenant's default or failure
to carry out the covenants, conditions and agreements of this Lease, Landlord
may apply such deposit to all damages suffered through the date of said
repossession and may retain the deposit to apply to such damages as may be
suffered or shall accrue thereafter by reason of Tenant's default or breach. In
the event any bankruptcy, insolvency, reorganization or other creditor-debtor
proceedings shall be instituted by or against Tenant, or its successors or
assigns, or any guarantor of Tenant hereunder, such deposit shall be deemed to
be applied first to the payment of any Rental and/or other charges due Landlord
for all periods prior to the institution of such proceedings, and the balance,
if any, of such deposit may be retained by Landlord in partial liquidation of
Landlord's damages.

      The deposit shall not constitute a trust fund. Landlord shall not be
obligated to keep such deposit as a separate fund but may commingle the deposit
with its own funds. Tenant shall not be entitled to interest on the deposit. In
the event Landlord applies the deposit in whole or in part, Tenant shall, within
five (5) days after written demand by Landlord, deposit sufficient funds to
maintain the deposit in the initial amount. Failure of Tenant to deposit such
additional funds shall entitle Landlord to avail itself of the remedies provided
in this Lease for non-payment of Rental by Tenant. If Tenant fully and
faithfully performs every provision of this Lease to be performed by it, the
security deposit or any balance thereof, less any sums then due Landlord from
Tenant under this Lease, shall be returned to Tenant (or, at Landlord's option
to the last assignee of Tenant's interest thereunder) within thirty (30) days
following the later of the expiration of the Term of this Lease or Tenant's
vacating the Premises.

                                  ARTICLE XXVII

                                  MISCELLANEOUS

      SECTION 27.01   WAIVER; ELECTION OF REMEDIES.

      One or more waivers of any covenant or condition by Landlord shall not be
construed as a waiver of a subsequent breach of the same covenant or condition,
and the consent or approval by Landlord to or of any act by Tenant requiring
Landlord's consent or approval shall not be deemed to render unnecessary
Landlord's consent or approval to or of any subsequent similar act by Tenant. No
breach by Tenant of a covenant or condition of this Lease shall be deemed to
have been waived by Landlord unless such waiver is in writing signed by
Landlord. The rights and remedies of Landlord under this Lease or under any
specific Section, subsection or clause hereof shall be cumulative and in
addition to any and all other rights and remedies which Landlord has or may have
elsewhere under this Lease or at law or equity, whether or not such Section,
subsection or clause expressly so states.

                                       34

<PAGE>

      SECTION 27.02   ENTIRE AGREEMENT.

      The Data Sheet and all exhibits and/or addendum(s), and/or rider(s), if
any, attached to this Lease are hereby made a part of this Lease, with full
force and effect as if set forth herein. This Lease supersedes all prior
agreements between the parties and sets forth all the covenants, promises,
agreements and conditions, and understandings between Landlord and Tenant
concerning the Premises and there are no actual or implied covenants, promises,
agreements, conditions or understandings, either oral or written, between them
other than as are set forth herein and none thereof shall be used to interpret,
construe, supplement or contradict this Lease. Landlord has made no
representations or warranties regarding the profitability of the Premises, the
Shopping Center or the Development, and Tenant has not entered into this Lease
in reliance on any such representations, warranties or financial projections
prepared or furnished to Tenant by Landlord. Although the printed provisions of
this Lease were drawn by Landlord, the parties hereto agree that this
circumstance alone shall not create any presumption, canon of construction or
implication favoring the position of either Landlord or Tenant. The parties
agree that any deletion of language from this Lease prior to its mutual
execution by Landlord and Tenant shall not be construed to have any particular
meaning or to raise any presumption, canon of construction or implication,
including, without limitation, any implication that the parties intended thereby
to state the converse, obverse or opposite of the deleted language. No
alteration, amendment, change or addition to this Lease shall be binding upon
Landlord or Tenant unless reduced to writing and signed by each party. Tenant
shall pay all of Landlord's costs, expenses and reasonable fees of its
attorney(s) in connection with any assignment of this Lease, subletting of the
Premises or amendment, change or addition to this Lease made at the request of
or to accommodate Tenant.

      SECTION 27.03   INTERPRETATION; USE OF PRONOUNS; AUTHORITY.

      Nothing contained herein shall be deemed or construed by the parties
hereto, nor by any third party, as creating the relationship of principal and
agent or of partnership or of joint ventures between the parties hereto, it
being understood and agreed that neither the method of computation of Rental,
nor any other provision contained herein, nor any acts of the parties herein,
shall be deemed to create any relationship between the parties hereto other than
the relationship of landlord and tenant. Whenever herein the singular number is
used the same shall include the plural, and the masculine gender shall include
the feminine and neuter genders. If this Lease is signed on behalf of a
corporation, partnership or other entity, such entity is authorized to enter
into and the signer is duly authorized to execute this Lease on behalf of such
corporation, partnership or entity.

      SECTION 27.04   DELAYS; FORCE MAJEURE.

In the event either party hereto shall be delayed in the performance of its
initial construction, or maintenance and/or repair obligations, by reasons of
strikes, lockouts, labor disputes; Acts of God, inability to procure labor,
materials, or reasonable substitutes therefor, or shall at any time be so
delayed by reason of the diminution of power or power failure(s), restrictive
governmental laws or controls, judicial orders, enemy or hostile governmental
action; civil commotion, fire or other casualty, or reasons of a similar nature
not the fault of the party delayed in performing work or doing acts required
under the terms of this Lease, then performance of such act shall be excused for
the period of the delay and the period for the performance of any such act shall
be extended for a period equivalent to the period of such delay, provided,
however, that the time for performance shall in no event be extended due to
financial or economic problems of either party, then architects, contractors,
agents or employees, or delay caused by the inability of architects,
contractors, suppliers or other employees and agents to meet deadlines, delivery
or contract dates (unless such inability is caused by Acts of God, war, civil
disobedience or strike). Notwithstanding anything to the contrary, the
occurrence of any of the events of force majeure herein described shall not
excuse Tenant's obligations to pay Minimum Annual Rental, Percentage Rental and
Additional Rent (unless the provisions of Article XVII or Article XVIII apply)
or excuse such obligations as this Lease may otherwise impose on the party to
obey, remedy or avoid such event; moreover should the work performed by Tenant
or Tenant's contractor result in a strike, lockout and/or labor dispute, such
strike, lockout and/or labor dispute shall not excuse Tenant's performance.
Further, Landlord's reduction of heat, light, an conditioning, or any other
services whatsoever to the Shopping Center and/or the Development because of any
similar or dissimilar event constituting a cause for excusable delay hereunder
shall not relieve Tenant from its obligations pursuant to Article VII of this
Lease It shall be a condition of Tenant's right to claim an extension of time as
a result hereof that Tenant notify Landlord in writing within ten (10) calendar
days after the first occurrence of any such event, and the cause, specifying the
nature thereof and the period of time contemplated or necessary for performance.

      SECTION 27.05   NOTICES.

      Notwithstanding the fact that certain descriptions elsewhere in this Lease
of notices required to be given by one party to the other may omit to state that
such notices shall be in writing, any notice, demand, request or other
instrument which may be or is required to be given under this Lease shall be in
writing and sent by (i) United States certified mail, return receipt requested,
postage prepaid, (ii) telegram, mailgram, or other electronic medium using a
third party carrier, (iii) United States express mail, (iv) air courier (such as
Federal Express), (v) personal delivery or (vi) any other method creating a
receipt, waybill or other indication of delivery, and shall be addressed (a) if
to the Landlord, at the address set forth on the Data Sheet, or such other
address or addresses as Landlord may designate by written notice, together with
copies thereof to such other parties designated by Landlord and, (b) if to
Tenant, at the Premises or the address set forth on the Data Sheet, or such
other address or addresses as Tenant shall designate by written notice Landlord
may, at its sole discretion, provide such notice to Tenant solely to the
Premises and such delivery of notice shall be conclusively presumed to be notice
to the Tenant for all purposes under this Lease or applicable law.

                                       35

<PAGE>

      SECTION 27.06   CAPTIONS AND SECTION NUMBERS.

      The captions, section numbers, article numbers and index appearing in this
Lease are inserted only as a matter of convenience and in no way define, limit,
construe or describe the scope or intent of such sections or articles of this
Lease nor in any way affect this Lease.

      SECTION 27.07   BROKER'S COMMISSION.

      Tenant represents and warrants to Landlord that there are and shall be no
claims for brokerage commissions or finder's fees in connection with this Lease,
and each party agrees to indemnify the other and hold it harmless from all
liabilities arising from any claim for brokerage commissions and finder's fees
in connection with this Lease. Such agreement shall survive the termination of
this Lease.

      SECTION 27.08   RECORDING.

      Tenant shall not record this Lease or any short form or memorandum of this
Lease. Tenant, upon the request of Landlord's ground lessor(s), mortgagee(s) or
beneficiary(ies) under deed(s) of trust, shall execute and acknowledge a short
form or memorandum of this Lease for recording purposes.

      SECTION 27.09   FURNISHING OF FINANCIAL STATEMENTS.

      Tenant has provided Landlord at or prior to the date of this Lease with
statements reflecting its financial condition as of a date within the last
twelve (12) months as an inducement to Landlord to enter into this Lease, and
Tenant hereby represents and warrants that its financial condition has not
materially changed since the date of those statements. Upon Landlord's written
request in connection with a proposed sale, transfer or financing transaction
with respect to all or any portion of the Development, Tenant shall promptly
furnish Landlord, from time to time, but not more frequently than once in any
lease year, with financial statements reflecting Tenant's then current financial
condition and written evidence of ownership of controlling stock interest if
Tenant is a corporation or controlling partnership interest if Tenant is a
partnership. Landlord shall treat such financial statements and information
provided to it pursuant to Articles III and IV of this Lease confidentially, and
shall not disclose them except to Landlord's lenders or otherwise as reasonably
necessary for the operation of the Development or administration of Landlord's
business or unless disclosure is required by any judicial or administrative
order or ruling.

      SECTION 27.10   WAIVER OF COUNTERCLAIM OR DEFENSES IN ACTION FOR
                      POSSESSION.

      Landlord and Tenant agree that in any action brought by Landlord to obtain
possession of the Premises, the parties desire an expeditious resolution of such
litigation. Accordingly, Tenant shall not file and hereby waives the right to
file any non-compulsory counterclaim in such action. Tenant also shall not file
and hereby waives the right to file any defense to such action for possession
other than the defense that the default alleged by Landlord did not occur.

      SECTION 27.11   TRANSFER OF LANDLORD'S INTEREST. In the event of any
transfer or transfers of Landlord's interest in the Premises including a
so-called sale-leaseback, the transferor shall be automatically relieved of any
and all obligations on the part of Landlord accruing from and after the date of
such transfer, provided that (a) the interest of the transferor, as Landlord, in
any funds then in the hands of Landlord in which Tenant has an interest shall be
turned over, subject to such obligations, to the then transferee, and (b) notice
of such sale, transfer or lease shall be given to Tenant as required by law.
Upon the transfer of any such lease in a sale-leaseback transaction prior to
termination of this Lease, the former lessee thereunder shall become and remain
liable as Landlord hereunder until a further transfer. No holder of a mortgage
to which this Lease is or may be subordinate, and no lessor under a so-called
sale-leaseback, shall be responsible in connection with the security deposited
hereunder, unless such mortgagee or holder of such deed of trust or lessor shall
have actually received the security deposited hereunder.

      SECTION 27.12   FLOOR AREA.

      (a)   "Floor Area" as used in this Lease means with respect to any
leasable area in the Shopping Center and/or the Development, the aggregate
number of square feet of floor space of all floor levels therein, including any
mezzanine space, measured from (i) the outside faces of all perimeter walls
thereof other than any party wall separating such premises from other leasable
premises, (ii) the center lines of any such party wall, (iii) the outside face
of any interior wall, and (iv) the building and/or leaseline adjacent to any
entrance to such premises.

      (b)   For the purpose of this Lease, in determining the gross leasable
Floor Area or the gross leased and occupied Floor Area of the Shopping Center
and/or the Development, there shall be excluded therefrom any premises leased
for the operation of a U.S. Government Post Office facility or other
governmental facility, a child care center, community room, library, project
offices and related rooms, communications equipment, novelty uses, ATMs,
seasonal displays and areas used for promotional activities and special events,
directories, customer service booths; movable retail merchandising units, and
seasonal or other temporary occupancies of premises for periods not exceeding
six months. No deduction or exclusion from Floor Area shall be made by reason of
columns, ducts, stairs, elevators, escalators, shafts or other interior
construction or equipment. The gross leased and occupied Floor Area in effect
for the whole of any lease year shall be the average of the gross leased and
occupied Floor Area in effect on the first day of each calendar month in such
lease year.

                                       36

<PAGE>

      SECTION 27.13   INTEREST ON PAST DUE OBLIGATIONS.

      Any amount due from Tenant to Landlord hereunder which is not paid when
due (including, without limitation, amounts due as reimbursement to Landlord for
costs incurred by Landlord in performing obligations of Tenant hereunder upon
Tenant's failure to so perform) shall bear interest at the lesser of (a) the
"Prime Rate" as published in Wall Street Journal plus three percent (3%), or
(b) the highest rate then allowed under the usury laws of the state where the
Development is located from the date due until paid, unless otherwise
specifically provided herein, but the payment of such interest shall not excuse
or cure any default by Tenant under this Lease.

      SECTION 27.14   LIABILITY OF LANDLORD.

      If Landlord shall fail to perform any covenant, term or condition of this
Lease upon Landlord's part to be performed, and if as a consequence of such
default Tenant shall recover a money judgment against Landlord, such judgment
shall be satisfied only out of the proceeds of sale received upon execution of
such judgment and levied thereon against the right, title and interest of
Landlord in the Development and out of rents or other income from such property
receivable by Landlord, or out of the consideration received by Landlord from
the sale or other disposition of all or any part of Landlord's right, title and
interest in the Development subject, nevertheless to the rights of Landlord's
mortgagee, and neither Landlord nor any of the partners comprising the
partnership which may be the Landlord herein shall be liable for any deficiency.

      SECTION 27.15   ACCORD AND SATISFACTION.

      Payment by Tenant or receipt by Landlord of a lesser amount than the
Rental or other charges herein stipulated shall be deemed to be on account of
the earliest Rental or other charges due from Tenant to Landlord. No
endorsements or statement on any check or any letter accompanying any check or
payment as Rental or other charges shall be deemed an accord and satisfaction,
and Landlord shall accept such check or payment without prejudice to Landlord's
right to recover the balance of any and all Rental or other charges due from
Tenant to Landlord or to pursue any other remedy provided in this Lease or by
law.

      SECTION 27.16   EXECUTION OF LEASE; NO OPTION.

      The submission of this Lease to Tenant shall be for examination purposes
only, and does not and shall not constitute a reservation of an option for
Tenant to lease, or otherwise create any interest by Tenant in the Premises or
any other premises in the Development. Execution of this Lease by Tenant and the
return of same to Landlord shall not be binding upon Landlord, notwithstanding
any time interval, until Landlord has executed and delivered this Lease to
Tenant.

      SECTION 27.17   GOVERNING LAW.

      This Lease shall be governed by and construed in accordance with laws of
the state where the Premises is situated. If any provision of this Lease or the
application thereof to any person or circumstances shall, to any extent be
invalid or unenforceable, such provision shall be adjusted rather than voided,
if possible, in order to achieve the intent of the parties, to the extent
possible, in any event, all other provisions of this Lease shall be deemed valid
and enforceable to the full extent.

      SECTION 27.18   SPECIFIC PERFORMANCE OF LANDLORD'S RIGHTS.

      Landlord shall have the right to obtain specific performance of any and
all covenants or obligations of Tenant under this Lease, and nothing contained
in this Lease shall be construed as or shall have the effect of abridging such
right.

      SECTION 27.19   SURVIVAL OF TENANT'S OBLIGATIONS.

      All obligations of Tenant under this Lease which cannot be ascertained to
have been fully performed prior to the expiration or earlier termination of this
Lease shall survive the expiration or earlier termination of this Lease.

      SECTION 27.20   CERTAIN RULES OF CONSTRUCTION.

      Time is of the essence in Tenant's performance of this Lease.
Notwithstanding the fact that certain references elsewhere in this Lease to acts
required to be performed by Tenant hereunder, or to breaches or defaults of this
Lease by Tenant, omit to state that such acts shall be performed at Tenant's
sole cost and expense, or omit to state that such breaches or defaults by Tenant
are material, unless the context clearly implies to the contrary, each and every
act to be performed or obligation to be fulfilled by Tenant pursuant to this
Lease shall be performed or fulfilled at Tenant's sole cost and expense, and all
breaches or defaults by Tenant hereunder shall be deemed material. Tenant shall
be fully responsible and liable for the observance and compliance by
concessionaries of and with all the terms and conditions of this Lease, which
terms and conditions shall be applicable to concessionaires as fully as if they
were the Tenant hereunder, and failure by a concessionaire fully to observe and
comply with the terms and conditions of this Lease shall constitute a default
hereunder by Tenant. Nothing contained in the preceding sentence shall
constitute a consent by Landlord to any concession, subletting or other
arrangement proscribed by Article XIV.

                                       37

<PAGE>

      SECTION 27.21   CONFIDENTIALITY.

      Any and all information contained in this Lease or provided to or by
Tenant and/or Landlord by reason of the covenants and conditions of this Lease,
economic or otherwise, shall remain confidential between Landlord and Tenant and
shall not be divulged to third parties, provided, however Landlord shall be
permitted to divulge the contents of statements and reports derived and received
in connection with the provisions of Article III and Article IV in connection
with any contemplated sales, transfers, assignments, encumbrances or financing
arrangements of Landlord's interest in the Shopping Center and/or the
Development or in connection with any administrative or judicial proceedings in
which Landlord is involved where Landlord may be required to divulge such
information.

      SECTION 27.22   ATTORNEY FEES.

      If at any time after the date that this Lease has been executed by
Landlord and Tenant, either Landlord or Tenant institutes any action or
proceeding against the other relating to the provisions of this Lease or any
default hereunder, the non-prevailing party in such action or proceeding shall
reimburse the prevailing party for the reasonable expenses of attorneys' fees
and all costs and disbursements incurred therein by the prevailing party,
including, without limitation, any such fees, costs or disbursements incurred on
any appeal from such action or proceeding Subject to the provisions of local
law, the prevailing party shall recover all such fees, costs or disbursements as
costs taxable by the court or arbiter in the action or proceeding itself without
the necessity for a cross-action by the prevailing party.

      Notwithstanding anything to the contrary contained herein, if Landlord is
compelled to engage the services of attorneys (either outside counsel or
in-house counsel) to enforce the provisions of this Lease, to the extent that
Landlord incurs any cost or expense (including such reasonable attorney fees for
outside counsel or payroll and overhead expenses for in-house counsel, as the
case may be) in connection with such enforcement, including instituting,
prosecuting or defending its rights in any action, proceeding or dispute by
reason of any default by Tenant, or as otherwise set forth in this Section 27.22
or elsewhere in this Lease, the sum or sums so paid or billed to Landlord,
together with all interest, costs and disbursements, shall be deemed Additional
Rent and shall be due from Tenant immediately upon receipt of an invoice
therefor following the occurrence of such expenses.

      SECTION 27.23   INDEX.

      As used in this Lease, the term "Index" shall mean the Consumer Price
Index For All Urban Consumers (1982-84=100), U.S. City Average, All Items,
published by the Bureau of Labor Statistics of the U.S. Department of Labor. In
the event such Index is not published by the Bureau of Labor Statistics or
another governmental agency at any time during the Term of this Lease, the most
closely comparable statistics on the purchasing power of the consumer dollar as
published by a responsible financial authority and as selected by Landlord shall
be used for making any computation under this Lease otherwise to be made on the
basis of the Index If during the Term the Consumer Price Index is changed or
discontinued, Landlord shall choose a comparable index, formula or other means
of measurement of the relative purchasing power of the dollar and such
substitute index, formula or other means shall be utilized in place of the
Consumer Price Index as if it had been originally designated in this Lease.

                                       38

<PAGE>

      SECTION 27.24   WAIVER OF TRIAL BY JURY.

      Landlord and Tenant desire and intend that any disputes arising between
them with respect to or in connection with this Lease be subject to expeditious
resolution in a court trial without a jury. Therefore, Landlord and Tenant each
hereby waive the right to trial by jury of any cause of action, claim,
counterclaim or cross-complaint in any action, proceeding or other hearing
brought by either Landlord against Tenant or Tenant against Landlord or any
matter whatsoever arising out of, or in any way connected with, this Lease, the
relationship of Landlord and Tenant, Tenant's use or occupancy of the Premises
or any claim of injury or damage, or the enforcement of any remedy under any
law, statute, or regulation, emergency or otherwise, now or hereafter in effect.

      SECTION 27.25   MORTGAGEE CHANGES.

      Tenant shall not unreasonably withhold its consent to changes or
amendments to this Lease requested by any current or future ground lessor or
holder of a mortgage or deed of trust or such similar financing instrument
covering Landlord's fee or leasehold interest in the Premises, as the case may
be, so long as such changes do not materially alter the economic terms of this
Lease or otherwise materially diminish the rights or materially increase the
obligations of Tenant.

      SECTION 27.26   REAL ESTATE INVESTMENT TRUST.

      Landlord and Tenant agree that Minimum Annual Rental, Percentage Rental
and all Additional Rent paid to Landlord under this Lease (collectively referred
to in this Section as "Rent") shall qualify as "rents from real property" within
the meaning of Section 856(d) and Section 512(b)(3) of the Internal Revenue Code
of 1986, as amended (the "Code") and the U.S. Department of Treasury Regulations
promulgated thereunder (the "Regulations"). In the event that Landlord, in its
sole discretion, determines that there is any risk that all or part of any Rent
shall not qualify as "rents from real property" for the purposes of Section
856(d) or Section 512(b)(3) of the Code and the Regulations promulgated
thereunder (other than by reason of the application of Section 856(d)(2)(B) or
856(d)(5) of the Code or the Regulations relating thereto), then such Rent shall
be adjusted so that, in Landlord's sole discretion, it will so qualify as "rents
from real property", provided, however, that any adjustments required pursuant
to this Section shall be made so as to produce the equivalent (in economic
terms) Rent as payable prior to such adjustment.

      IN WITNESS WHEREOF, Landlord and Tenant, personally or by their duly
authorized agents, have executed this Lease as of the day and year first above
written.

                                    PROMENADE LP,
                                    a Delaware limited partnership

/s/ Nolan Bushnell
-----------------                   By:   Westfield America GP LLC,
NOLAN BUSHNELL                            a Delaware limited liability company,
                                          its general partner

         TENANT                     By:   Westfield America Limited Partnership,
                                          a Delaware limited partnership
                                          its sole member

                                    By:   Westfield America, Inc.,
                                          a Missouri corporation,
                                          its general partner

                                    By    /s/ Rahsaana Towns
                                          ------------------
                                          RAHSAANA TOWNS
                                        ASSISTANT SECRETARY

                                            LANDLORD

                                       39

<PAGE>

                               WESTFIELD PROMENADE

                                 LEASE ADDENDUM

      This document constitutes an Addendum to the Lease made as of the 3rd day
of February 2006, by and between PROMENADE LP, a Delaware limited partnership
("Landlord") and NOLAN BUSHNELL, an individual ("Tenant") for STORE NO. 2310 in
the WESTFIELD PROMENADE (the "Development") and is made a part of this Lease as
if set forth in full therein

1     SECTION 1.02   TERM.

      a)    Clause (c) is hereby deleted.

      b)    The third (3rd) sentence is hereby deleted.

      c)    The Latest Rental Commencement Date shall be subject to extension,
            on a day-for-day basis in accordance with Section 27.04, for any
            period of delay in Tenant's Work caused by force majeure or
            Landlord's material interference with Tenant's Work in violation of
            this Lease.

      d)    Notwithstanding anything to the contrary, the Rental Commencement
            Date shall be the earlier of (a) the date on which Tenant opens its
            store in the Premises for business to the public; or (b) October 05,
            2006; provided, however, the Rental Commencement Date shall be
            extended one (1) day for each day of delay caused by delay in
            obtaining all necessary governmental permits, licenses or approvals
            necessary for the commencement of Tenant's Work in the Premises,
            provided, however, that this clause is conditioned upon submittal
            and processing by Tenant in a diligent and timely manner and in
            accordance with the provisions of this Lease, including Exhibit B,
            and the requirements of any governmental agency having jurisdiction,
            as applicable.

2     SECTION 1.03   LATE OPENING.

      a)    In the fourth (4th) line change "Five Hundred Dollars ($500 00)" to
            "One Hundred and No/100 Dollars ($100.00)".

      b)    In the first (1st) line change "by the Rental Commencement Date" to
            "within forty-five (45) days after the Rental Commencement Date".

3     SECTION 2.01   MINIMUM ANNUAL RENTAL.

      MINIMUM ANNUAL RENTAL [Item number (2) on the Data Sheet]:

      RENTAL COMMENCEMENT DATE THROUGH JANUARY 31, 2009. ONE HUNDRED SEVENTY SIX
      THOUSAND TWO HUNDRED TWENTY AND NO/100 DOLLARS            ($ 176,220.00 );

      FEBRUARY 1, 2009 THROUGH JANUARY 31, 2010. ONE HUNDRED EIGHTY ONE THOUSAND
      FIVE HUNDRED SEVEN AND NO/100 DOLLARS                     ($ 181,507.00 );

      FEBRUARY 1, 2010 THROUGH JANUARY 31, 2011. ONE HUNDRED EIGHTY SIX THOUSAND
      NINE HUNDRED FIFTY TWO AND NO/100 DOLLARS                 ($ 186,952.00 );

      FEBRUARY 1, 2011 THROUGH JANUARY 31, 2012 ONE HUNDRED NINETY TWO THOUSAND
      FIVE HUNDRED SIXTY AND NO/100 DOLLARS                     ($ 192,560.00 );

      FEBRUARY 1, 2012 THROUGH JANUARY 31, 2013 ONE HUNDRED NINETY EIGHT
      THOUSAND THREE HUNDRED THIRTY SEVEN AND NO/100 DOLLARS    ($ 198,337.00 );

      FEBRUARY 1, 2013 THROUGH JANUARY 31, 2014 TWO HUNDRED FOUR THOUSAND TWO
      HUNDRED EIGHTY SEVEN AND NO/100 DOLLARS                   ($ 204,287.00 );

      FEBRUARY 1, 2014 THROUGH JANUARY 31, 2015 TWO HUNDRED TEN THOUSAND FOUR
      HUNDRED SIXTEEN AND NO/100 DOLLARS                        ($ 210,416.00 );
      AND

                                        1

<PAGE>

      FEBRUARY 1, 2015 THROUGH THE END OF THE TERM: TWO HUNDRED SIXTEEN THOUSAND
      SEVEN HUNDRED TWENTY EIGHT AND NO/100 DOLLARS           ($    216,728.00 )

4.    SECTION 2.02   PERCENTAGE RENTAL.

      a)    PERCENTAGE RENTAL [Item number (3) on the Data Sheet].

            Percentage Rental: Five percent (5%) of Gross Sales in excess of the
            Annual Breakpoint(s) as follows:

            RENTAL COMMENCEMENT DATE THROUGH JANUARY 31, 2009: THREE MILLION
            FIVE HUNDRED TWENTY FOUR THOUSAND FOUR HUNDRED AND NO/100
            DOLLARS                                           ($ 3,524,400.00 ),

            FEBRUARY 1, 2009 THROUGH JANUARY 31, 2010. THREE MILLION SIX HUNDRED
            THIRTY THOUSAND ONE HUNDRED THIRTY TWO AND NO/100
            DOLLARS                                           ($ 3,630,132.00 ),

            FEBRUARY 1, 2010 THROUGH JANUARY 31, 2011. THREE MILLION SEVEN
            HUNDRED THIRTY NINE THOUSAND THIRTY SIX AND NO/100
            DOLLARS                                           ($ 3,739,036.00 ),

            FEBRUARY 1, 2011 THROUGH JANUARY 31, 2012: THREE MILLION EIGHT
            HUNDRED FIFTY ONE THOUSAND TWO HUNDRED SEVEN AND NO/100
            DOLLARS                                           ($ 3,851,207.00 ),

            FEBRUARY 1, 2012 THROUGH JANUARY 31, 2013. THREE MILLION NINE
            HUNDRED SIXTY SIX THOUSAND SEVEN HUNDRED FORTY THREE AND NO/100
            DOLLARS                                           ($ 3,966,743.00 ),

            FEBRUARY 1, 2013 THROUGH JANUARY 31, 2014: FOUR MILLION EIGHTY FIVE
            THOUSAND SEVEN HUNDRED FORTY FIVE AND NO/100
            DOLLARS                                           ($ 4,085,745.00 ),

            FEBRUARY 1, 2014 THROUGH JANUARY 31, 2015. FOUR MILLION TWO HUNDRED
            EIGHT THOUSAND THREE HUNDRED EIGHTEEN AND NO/100
            DOLLARS                                           ($ 4,208,318.00 ),
            AND

            FEBRUARY 1, 2015 THROUGH THE END OF THE TERM. FOUR MILLION THREE
            HUNDRED THIRTY FOUR THOUSAND FIVE HUNDRED SIXTY EIGHT AND NO/100
            DOLLARS                                           ($ 4,334,567.00 ).

      b)    Notwithstanding anything to the contrary contained in this Lease,
            with respect to each lease year, Percentage Rental shall first be
            paid for the month in which the aggregate of Gross Sales for such
            lease year shall have first exceeded the Annual Breakpoint set forth
            in the Data Sheet, and thereafter shall be paid monthly on all
            additional Gross Sales made during the remainder of such lease year,
            such payments to be made in arrears within thirty (30) days
            following the month in which such Gross Sales were made Furthermore,
            whenever in this Lease the term "Quarterly Breakpoint" is used or
            referred to, it shall mean the Annual Breakpoint as set forth
            herein.

      c)    Subsection 2.02(d) is hereby deleted.

5     SECTION 2.03   GROSS SALES.

      a)    The following is added to the end of subsection 2.03(b).

                  "(7)    Uncollected amounts in an amount not to exceed two
            percent (2%) of Tenant's Gross Sales per annum as written off by
            Tenant as bad debts for income tax purposes; provided, however,
            prior to such an exclusion for bad debts being taken by Tenant,
            Tenant shall have exhausted all reasonable efforts to collect such
            bad debts; and provided further that such bad debt amounts shall be
            deducted or excluded from Gross Sales in the lease year in which
            they are written off. If any amount previously written off as a bad
            debt is later collected, in whole or in part, the amount collected
            shall be included in Gross Sales in the year in which collected;

                  (8)     Sales of gift certificates, provided, however, that
            the value of gift certificates shall be included in Gross Sales when
            redeemed, irrespective of where sold;

                  (9)     Sales from vending machines for the exclusive use of
            Tenant's employees, which shall be located in non-sales area of the
            Premises,

                                        2

<PAGE>

                  (10)    Gratuities paid to Tenant's service personnel or
            collected by Tenant for redistribution to Tenant's service
            personnel."

      b)    Subsection 2.03(c) is hereby deleted from the Lease.

6.    SECTION 2.04   TENANT'S TAX OBLIGATION.

      a)    In the sixth (6th) line after "Shopping Center", the following is
            inserted: "(which leased and occupied Floor Area for purposes of
            this calculation shall not be less than eighty percent (80%) of the
            gross leasable Floor Area of the Shopping Center)."

      b)    In the sixth (6th) line change "fifteen percent (15%)" to "zero
            percent (0%)".

      c)    There shall be no duplication of charges under this Section and any
            other Section of this Lease.

      d)    In the third (3rd) line of subsection 2.04(d) before "Tenant" insert
            "Provided the majority of the other tenants in the Shopping Center
            are likewise required,".

      e)    In no event shall Taxes include any interest, penalties, fees,
            charges or assessments incurred solely as a result of Landlord's
            failing to pay any tax bill before delinquency, but shall include
            interest on Taxes withheld by virtue of Landlord making partial
            payment under protest in the event such partial payment is permitted
            in connection with a tax appeal proceeding.

      f)    Notwithstanding anything to the contrary contained in this Section,
            "Taxes" shall not include income, franchise, excise, inheritance,
            gift or estate taxes of Landlord.

7     SECTION 2.05   TRASH REMOVAL CHARGE.

      Section 2.05 is hereby deleted in its entirety and the following is
      substituted therefor.

            "SECTION 2.05  TRASH REMOVAL CHARGE.

            (a)   Tenant, at Tenant's expense, shall at all times keep the
      Premises (including, without limitation, the service areas adjacent to the
      Premises, display windows and signs) orderly, neat, safe, clean and free
      from rubbish and dirt. Tenant shall dispose of all trash (wet or dry) on a
      daily basis in such receptacles as may be designated by Landlord for such
      disposal, and until Tenant disposes of such trash, Tenant shall store the
      trash and other solid waste within the Premises or in such areas as may be
      designated by Landlord for such storage. Tenant shall not burn any trash
      or garbage at any time in or about the Development.

            (b)   Solid waste disposal contractors designated by Landlord shall
      remove trash from said receptacles at such intervals as Landlord may
      determine, in Landlord's sole discretion. The Data Sheet will set forth
      whether the Tenant will initially pay (i) the "Trash Removal Charge" as
      set forth on the Data Sheet, or (ii) the solid waste disposal contractor
      designated by Landlord directly Landlord shall have the right to change
      the method of payment at any time during the Term by providing Tenant
      thirty (30) days' prior written notice.

            (c)   In the event Landlord elects that Tenant pay a Trash Removal
      Charge, Tenant shall be solely responsible for and shall promptly pay, as
      Additional Rent hereunder, the sum set forth in the Data Sheet as the
      "Trash Removal Charge" for each lease year during the Term in equal
      consecutive monthly installments in advance on or before the first day of
      each month, without prior demand or notice. Such Trash Removal Charge
      payable by Tenant shall be adjusted annually commencing on the 1st day of
      January immediately following the Rental Commencement Date and each
      January 1st thereafter by the annual percentage increase in the "Index"
      (as defined in Section 27.23) to the respective January or the closest
      subsequent month thereto that the Index is published; provided, however,
      in no event shall Tenant pay less than the Trash Removal Charge payable
      for the preceding year.

                  If Landlord elects that Tenant pay the solid waste disposal
      contractors directly, then Landlord shall instruct such contractor to bill
      its charges directly to Tenant, and Tenant shall pay such charges directly
      to the contractor, and no separate Trash Removal Charge shall be payable
      hereunder.

                                        3

<PAGE>

                  At any time during the Term, Landlord may, upon thirty (30)
      days' prior written notice to Tenant, discontinue furnishing trash removal
      services to the Premises without thereby affecting this Lease in any
      manner or otherwise incurring any liability to Tenant except that Landlord
      will no longer be required to furnish trash removal services to the
      Premises. If Landlord does not provide such services and if Landlord has
      elected not to retain a third party to provide such services, Tenant shall
      arrange for the regular pickup of all trash, garbage and other solid waste
      with a contractor and upon terms approved in writing by Landlord, in its
      sole discretion".

8.    SECTION 2.08   TENANT'S PAYMENT OBLIGATIONS.

      a)    In the last line of subsection 2.08(a) after "Premises" insert "and
            will be credited against the outstanding obligations of Tenant".

      b)    The following is inserted at the end of the last sentence of this
            Section, "except as may otherwise be expressly set forth herein".

9     SECTION 3.02   REPORTS BY TENANT.

      a)    In the ninth (9th) line after "Section 3.02" insert "and shall fail
            to provide such statement within ten (10) days after Tenant receives
            written notice from Landlord that such statement is required
            (provided that no such notice shall be required if Tenant has
            received two (2) or more such notices from Landlord under this
            Section within the preceding twelve (12) months)".

      b)    The fourth (4th) and fifth (5th) sentences of this Section are
            deleted.

      c)    In the event Tenant is unable to furnish its annual statement within
            thirty (30) days after the expiration of each lease year, Tenant
            shall have the right to submit an initial estimated annual statement
            (clearly identified as such) within said thirty (30) day period,
            with a final annual statement being delivered to Landlord not later
            than forty five (45) days after the end of such lease year.

      d)    In the second (2nd) and fourth (4th) lines change "certified" to
            "signed by an officer of Tenant".

      e)    Tenant makes no representation or warranty as to the level of Gross
            Sales it may generate at the Premises.

10.   SECTION 4.02   AUDIT.

      a)    The sentence commencing in the fifth (5th) line of subsection
            4.02(a) is deleted.

      b)    In the second (2nd) line of subsection 4.02(a) delete "(including a
            physical inventory)".

      c)    In the fourteenth (14th) line of subsection 4.02(a) change "two
            percent (2%)" to "three percent (3%)".

11    The following Section is hereby added to this Lease.

            "SECTION 5.05  REQUIRED IMPROVEMENTS.

            In the event the total length of the Term and any extended term (if
      applicable) is for a period of nine (9) lease years or more, Tenant shall,
      at its sole cost and expense, be responsible for performing a cosmetic
      refurbishment of the interior of the Premises to "like new" condition such
      work to include, but not be limited to new paint, ceilings, wall and floor
      coverings (hereinafter "Required Improvements"). The Required Improvements
      shall be performed during the first three (3) months of the sixth (6th)
      lease year of the Term and every five (5) lease years thereafter, if
      applicable. The Required Improvements shall be performed in accordance
      with the provisions contained in this Article V and Exhibit B ".

12    SECTION 6.03   CHANGES AND ADDITIONS.

      Notwithstanding anything to the contrary in this Lease, except as may be
      required by applicable law, no changes or alterations by Landlord pursuant
      to subsection 6.03(a) shall materially, detrimentally affect ingress or
      egress to and from the Premises or the reasonable visibility of the
      Premises.

                                        4

<PAGE>

13    SECTION 6.04   RIGHTS OF LANDLORD.

      a)    The following is added to the end of subsection 6.04(a)

            "If Landlord exercises its right to relocate the Premises as
            provided in the Section, the following terms and conditions shall
            apply.

            (i)   The relocated premises shall be comparable to the original
                  Premises in size and storefront frontage within the Shopping
                  Center,

            (ii)  All charges calculated on the basis of Floor Area shall be
                  adjusted to the Floor Area of the relocated premises,

            (iii) Landlord agrees such relocation shall not occur more than one
                  time during the Term,

            (iv)  Landlord agrees such relocation shall not occur during the
                  months of October, November and December in any lease year;

            (v)   Landlord hereby agrees not to relocate the Premises as
                  provided in Section 6.04(a) unless Landlord, in its sole
                  judgment, determines that possession of the Premises is
                  required in connection with its plans to expand or renovate
                  the Shopping Center, and

            (vi)  In the event Landlord exercises its right to relocate the
                  Premises, as provided in this Section 6.04(a), and Tenant does
                  not desire to relocate the Premises, Tenant shall terminate
                  this Lease upon sixty (60) days written notice to Landlord,
                  such notice to be delivered to Landlord within thirty (30)
                  days of receiving Landlord's notice and in which case Landlord
                  shall reimburse Tenant for the unamortized portion of Tenant's
                  leasehold improvements, provided however, Landlord may elect
                  to nullify Tenant's election to terminate this Lease as
                  provided herein by furnishing Tenant with written notice of
                  Landlord's election to withdraw its request to relocate the
                  Premises".

      b)    The following is added to the end of subsection 6.04(b)

            "Landlord hereby agrees to make reasonable efforts to relocate
            Tenant as provided in Section 6.04(a) prior to Landlord's exercising
            Landlord's rights as defined in this subsection 6.04(b) of the
            Lease."

14    SECTION 7.02   OPERATION OF BUSINESS.

      a)    In the seventh (7th) line of subsection 7.02(a) before the period
            insert ", provided at least two (2) Department Stores and at least
            eighty percent (80%) of the other retail tenants in the Shopping
            Center are open or obligated to be open for business during such
            hours".

      b)    In the twelfth (12th) line of subsection 7.02(a) after "fails"
            insert "promptly after written notice, provided that no notice shall
            be required hereunder more than two (2) times in any lease year,".

      c)    In the fourteenth (14th) line of subsection 7.02(a) change "One
            Hundred Fifty Dollars ($150 00)" to "One Hundred Dollars ($100 00)".

      d)    There shall be no duplication of charges under this Section and any
            other Section of this Lease.

      e)    The second sentence of the second paragraph of subsection 7.02(b) is
            hereby deleted in its entirety.

      f)    In the fourth (4th) line of the second paragraph of subsection
            7.02(b) change "five feet (5')" to "two feet (2')".

                                        5

<PAGE>

      g)    In the first (1st) line of the third paragraph of subsection 7.02(b)
            after "fails" insert "promptly after written notice, provided that
            no notice shall be required hereunder more than two (2) times in any
            lease year".

      h)    In the second (2nd) and third (3rd) lines of the third paragraph of
            subsection 7.02(b), change "One Hundred Dollars ($100 00)" to "Fifty
            Dollars ($50 00)".

      i)    Notwithstanding anything contained in this Section 7.02 to the
            contrary, Tenant shall be allowed the right to install a satellite
            dish and/or antenna (the "Dish") at the Shopping Center subject to
            the terms, conditions and limitations set forth below and any other
            reasonable requirement of Landlord:

            (i)   Tenant shall provide thirty (30) days advance written notice
                  of its request to install the Dish;

            (ii)  The location of the Dish shall be on the roof of the building
                  containing the Premises or such other location at the Shopping
                  Center as Landlord, in its sole and absolute discretion, shall
                  reasonably direct (so long as such location provides for clear
                  transmission) and Tenant agrees that in the event Landlord
                  expands or reconfigures the Shopping Center which requires the
                  relocation of the Dish, Tenant agrees to relocate same to a
                  new location designated by Landlord at Tenant's sole cost and
                  expense;

            (iii) Installation and any attendant costs and expense shall be the
                  sole responsibility of Tenant, and Tenant shall see to it that
                  the structural integrity and waterproofing characteristics of
                  the roof or other affected area of the Shopping Center are not
                  damaged and Tenant shall screen the Dish by providing fencing,
                  screening material or landscaping satisfactory to Landlord;

            (iv)  Tenant shall obtain any approval required by any regulatory
                  body having authority over the installation or operation of
                  the Dish and shall deliver evidence of same to Landlord prior
                  to commencing installation. In the event the use or
                  installation of such Dish shall be in violation of any
                  existing agreement of Landlord affecting the Shopping Center,
                  Tenant shall have no right to use, install or maintain the use
                  of such Dish,

            (v)   Tenant's installation or operation of the Dish shall in no way
                  interfere with the operation or any other transmission or
                  receiving device at the Shopping Center present at the time of
                  installation,

            (vi)  Tenant shall give Landlord at least two (2) days prior notice
                  of the necessity to access the Dish for service, except in the
                  case of an emergency, or such shorter period of time as
                  Landlord's on-site management personnel, in their reasonable
                  discretion, may allow; and

            (vii) At the expiration or earlier termination of the Lease, Tenant
                  shall remove the Dish upon Landlord's request and agrees to
                  repair any and all damage caused by such removal.

15.   SECTION 7.03   HAZARDOUS MATERIALS.

      Notwithstanding anything to the contrary set forth in this Lease, in the
      event that, during the Term, any Hazardous Materials are discovered in or
      under the Premises and such Hazardous Materials were present prior to the
      date that Landlord delivered possession of the Premises to Tenant,
      Landlord shall take all steps necessary to remove, abate or manage in
      place such Hazardous Materials in accordance with all Environmental
      Requirements, at no cost or expense to Tenant. If such removal, abatement
      or other work results in any damage to the Premises or Tenant's
      improvements or personal property therein, Landlord shall repair any such
      damage at no cost or expense to Tenant.

16    SECTION 7.04   RADIUS.

      In the second (2nd) and ninth (9th) lines of the first paragraph change
      "ten (10) miles" to "three (3) miles".

                                        6

<PAGE>

17    SECTION 8.03   COMMON AREA OPERATING COSTS AND EXPENSES.

      a)    Notwithstanding anything to the contrary contained in this Lease,
            for the period from the Rental Commencement Date through the fiscal
            year ending December 31, 2006, Tenant's share of Operating Costs and
            Expenses shall be fixed at Nine and 75/100 Dollars ($9 75) per
            square foot of Floor Area in the Premises per annum. Commencing
            January 1, 2007, and on each January 1st thereafter during the Term,
            such fixed charge shall be increased by three percent (3%) of the
            amount payable for the immediately preceding year. In consideration
            of the foregoing provision, Tenant hereby waives any express or
            implied rights it might otherwise have to audit Operating Costs and
            Expenses or to receive a reconciliation thereof.

      b)    Notwithstanding anything to the contrary contained in this Lease,
            Landlord, in its sole discretion at any time during the Term, may
            reclassify the amount then payable by Tenant as Operating Costs and
            Expenses to be known as Indexed Rent, payable as a portion of the
            Minimum Annual Rental due under Section 2.01 for the remainder of
            the Term Commencing on the February 1st of the calendar year next
            following such reclassification, and on each February 1st thereafter
            during the Term, Indexed Rent shall be increased by three percent
            (3%) of the amount payable for the immediately preceding year,
            concurrently therewith, Tenant shall have no separate obligation to
            contribute toward Common Area Operating Costs and Expenses, and,
            apart from its obligations with respect to the Premises which are
            set forth in other sections of this Lease, Tenant shall thereafter
            have no other obligation whatsoever for the payment of any costs for
            the insurance, repair, maintenance, operation or management of the
            Common Areas of the Shopping Center Further, on the date of such
            reclassification and in consideration of the foregoing provision,
            Tenant hereby waives any express or implied rights it might
            otherwise have to audit Operating Costs and Expenses or to receive a
            reconciliation thereof for the remainder of the Term.

18    SECTION 9.01   TENANT'S SIGNS.

      a)    In the sixth (6th) line before the period insert "(which shall not
            be unreasonably withheld or delayed, provided the same are
            consistent with the requirements of this Lease, including Exhibit B,
            all applicable legal requirements and the standard tenant sign
            criteria established by Landlord for the Shopping Center)".

      b)    In the tenth (10th) line change "five feet (5')" to "two feet (2')".

      c)    The following is added to the last sentence of this Section: "unless
            Tenant cures such default within forty eight (48) hours after
            receipt of written notice from Landlord, provided that no notice
            shall be required hereunder more than two (2) times in any lease
            year".

      d)    In the twenty-first (21st) line change "One Hundred Dollars
            ($100.00)" to "Fifty Dollars ($50 00)".

      e)    Tenant shall have the right to use Tenant's standard professionally
            printed [signs/posters/merchandise price cards] in the interior of
            the Premises as used in Tenant's all or substantially all of
            Tenant's other stores.

19    SECTION 11.03  COVENANT TO HOLD HARMLESS.

      a)    Landlord agrees to indemnify and hold Tenant harmless from and
            against all claims, liabilities, losses, damages and expenses for
            injury to or death of any person or loss or damage to property in or
            upon the Common Areas which result from claims by third parties
            relating to the Common Areas, except to the extent such claim is
            based upon an act or omission of Tenant, any subtenant, licensee,
            concessionaire or assignee of Tenant, or any of their respective
            agents, employees or contractors, or Tenant's breach of this Lease.
            In case Tenant shall, without fault, be made a party to any such
            litigation, then Landlord shall protect and hold Tenant harmless and
            shall pay all reasonable costs, expenses and attorneys' fees
            incurred or paid by Tenant in connection with such litigation.

                                        7

<PAGE>

      b)    The following is added to the end of this Section

            "Landlord reserves to itself, at its sole option, the right to
            appoint or approve of counsel to defend its interest in any action
            where it or its related entity is a named party."

20    SECTION 12.01  UTILITY CHARGES.

      Subsection 12.01(h) is hereby deleted in its entirety from this Lease.

21    SECTION 13.04  REMEDIES.

      a)    In the second (2nd) line change "ten (10) days" to "ten (10)
            business days".

      b)    In the fourth (4th) line change "ten (10) days'" to "twenty (20)
            days'".

      c)    In the fifth (5th) line after "ended" insert "unless Tenant cures
            such failure prior to the end of said twenty (20) day period".

      d)    The last sentence of this Section is hereby deleted.

22    SECTION 14.01  RESTRICTIONS ON TRANSFER.

      The following new subsection is hereby added to the end of this Section

            "(c)  Notwithstanding anything in this Lease to the contrary, and
      provided Tenant is not in default under this Lease, Tenant shall have the
      right, without Landlord's consent, to assign or otherwise transfer this
      Lease or sublet the entire Premises to a corporation which: (i) is
      Tenant's parent; (ii) is a corporation of which Tenant or Tenant's parent
      owns substantially all of the outstanding capital stock, (iii) as a result
      of a consolidation or merger with Tenant and/or Tenant's parent, owns all
      of the outstanding capital stock of Tenant or Tenant's parent, or (iv)
      acquires substantially all of the assets of Tenant's business. Any
      assignment or sublease pursuant to (i), (ii), (iii) or (iv) above shall be
      subject to all of the following conditions. (A) any assignment or sublease
      shall remain fully subject to all of the terms, covenants and conditions
      of this Lease, including, without limitation, the provisions of this
      Section 13 and the Permitted Use as described in Section 6; (B) Tenant
      shall, concurrent with such assignment or sublease, give notice of same to
      Landlord as provided in Section 14 of this Lease, (C) no such assignment
      or subletting shall release Tenant from any obligations under this Lease,
      and (D) the assignee or subtenant shall have a net worth equal to or
      greater than Tenant at the date of this Lease or the time of such
      assignment or sublease, whichever is greater.

                  Further, notwithstanding anything in this Lease to the
      contrary, the following shall not be deemed an assignment, transfer or
      violation of this Lease or give rise to any right of Landlord to terminate
      this Lease or entitle Landlord to payment of any processing or
      administrative fee or adjustment in Rental: (a) Tenant's going from a
      publicly held corporation to a privately held corporation; (b) any public
      or private offering of Tenant's stock; or (c) any transfer of corporate
      shares by gift bequest or inheritance by, between or among the present
      shareholders of Tenant, or to their immediate family (i.e. spouses,
      parents, siblings, children or grandchildren), or, (d) any transfer of
      stock or interest in Tenant between or among those individuals or entities
      holding such stock or interest as of the date of this Lease."

23    SECTION 14.02  PROCEDURE FOR TRANSFER.

      a)    In the second (2nd) line change "ninety (90) days" to "forty five
            (45) days".

      b)    In the first (1st) line of the second paragraph change "sixty (60)"
            to "forty five (45)".

      c)    In the fourth (4th) line of the second (2nd) paragraph before the
            period insert: "; provided, however, Tenant may withdraw its notice
            of proposed Transfer within five (5) days after receipt of
            Landlord's notice under this clause (c), in which event any such
            right of Landlord to terminate this Lease shall be null and void ".

                                        8

<PAGE>

24    SECTION 14.03  TRANSFER RENT ADJUSTMENT.

      a)    In the fifth (5th) through seventh (7th) lines, clause (c) is hereby
            deleted.

      b)    The following is added to the end of this Section. "Notwithstanding
            the foregoing, no increase shall be applicable to any Transfer not
            requiring the consent of Landlord under this Lease ".

25    SECTION 14.04  REQUIRED DOCUMENTS AND FEES.

      The following is inserted at the end of this Section, "not to exceed Seven
      Hundred Fifty Dollars ($750 00)".

26    SECTION 16.01  TRADE NAME.

      Section 16.01 is hereby deleted in its entirety and the following is
      substituted therefor.

            "SECTION 16.01 TRADE NAME.

            (a)   Tenant shall operate its business in the Premises under the
      name specifically set forth in the Data Sheet ("Trade Name") so long as
      the same shall not be held to be in violation of any law, and shall not
      change the advertised name or character of the business operated in the
      Premises without the prior approval of Landlord. Tenant shall use
      "Westfield Promenade" (or such other name as Landlord shall designate
      during the Term as provided by written notice to Tenant) to describe the
      location of the Premises for all advertising, promotional and marketing
      materials which refer to the location of the Premises. This will include
      all television, radio, print or collateral materials which are used to
      promote Tenant's location. However, Tenant shall obtain the approval for
      the Westfield logo or representations from the marketing director of the
      Shopping Center prior to using such logo or representations, which
      approval shall not be unreasonably withheld or delayed.

            (b)   Tenant shall have the right to change its trade name to such
      trade name as is utilized by Tenant in all or substantially all of its
      other stores. Tenant shall furnish Landlord with reasonable prior notice
      of such change in trade name. Tenant agrees that any change in trade name
      will require the installation of a new storefront sign at Tenant's
      expense, the plans for which shall require Landlord's prior written
      approval and shall conform to Landlord's criteria for signs ".

27    SECTION 16.02  PROMOTIONAL PROGRAMS.

      The following is added to the end of this Section

      "Notwithstanding anything contained herein to the contrary, in no event
      shall any increase allowed under this Section exceed five percent (5%) per
      lease year, compounded and cumulative."

28    SECTION 26.01  DEPOSIT.

      As Tenant is not required to pay a security deposit hereunder, Section
      26.01 is hereby deleted in its entirety from this Lease.

29    SECTION 16.02  PROMOTIONAL PROGRAM.

      a)    The following is added to the end of this Section.

            "Notwithstanding anything contained herein to the contrary, in no
            event shall any increase allowed under this Section exceed five
            percent (5%) per lease year, compounded and cumulative".

      b)    The last sentence of subsection 16.02(b) is hereby deleted.

                                        9

<PAGE>

30    SECTION 17.01  RECONSTRUCTION OF DAMAGED PREMISES.

      a)    By way of clarification, the second (2nd) sentence of subsection
            17.01(a) is revised to read as follows "Payment of full Minimum
            Annual Rental and Additional Rent shall resume upon the earlier of
            (i) thirty (30) days following the date that Landlord advises Tenant
            that the Premises are tenantable (which shall mean that Landlord
            shall have repaired, restored or reconstructed the Premises,
            including the leasehold improvements as defined in Exhibit B), or
            (ii) the date Tenant reopens for business in the Premises. Tenant
            shall be obligated to reopen for business not later than the date
            set forth in clause (1) above."

      b)    The following is added to the end of this Section: "If more than
            twenty five percent (25%) of the Floor Area of the Premises shall be
            damaged or destroyed by fire or other casualty during the last two
            (2) years of the Term of this Lease, Tenant shall have the right to
            terminate this Lease by giving written notice to Landlord, such
            notice to be given within thirty (30) days after the occurrence of
            such damage or destruction."

      c)    In the event this Lease is not terminated and the repair or
            restoration of the Premises is not substantially completed within
            eighteen (18) months (subject to Section 17.01) after the occurrence
            of such casualty, Tenant shall have the right, as its sole remedy,
            to terminate this Lease at any time thereafter on sixty (60) days'
            prior written notice to Landlord (unless such repair or restoration
            shall be substantially completed during such sixty (60) day period).

31.   SECTION 17.02  LANDLORD'S OPTION TO TERMINATE LEASE.

      a)    Landlord's option to terminate this Lease as described in Section
            17.02 shall be conditioned upon Landlord's exercising its option to
            terminate the leases of all other tenants of the Shopping Center
            impacted in the same manner by such casualty (to the extent that
            Landlord possesses the right to do so under its leases with such
            tenants).

      b)    The following is inserted at the end of this Section. "In the event
            of such termination, Minimum Annual Rental shall be abated for the
            duration of the unexpired term of this Lease, effective from the
            date of such casualty. If Tenant shall have remained open for
            business to the public in any portion of the Premises following the
            occurrence of the casualty and prior to such termination, Tenant
            shall be obligated to pay Minimum Annual Rental, proportionately
            reduced in accordance with the first sentence of Section 17.01(a)."

32    SECTION 18.02  PARTIAL CONDEMNATION.

      a)    In the second (2nd) line of subsection 18.02(a) change "fifty
            percent (50%)" to "thirty five percent (35%)".

      b)    In the sixth (6th) line of subsection 18.02(a) change "ten (10)
            days" to "fifteen (15) days".

      c)    Landlord's option to terminate this Lease as described in Section 18
            02 shall be conditioned upon Landlord's exercising its option to
            terminate the leases of all other tenants similarly affected whose
            leases permit such termination.

33    SECTION 19.01  RIGHTS UPON DEFAULT.

      a)    In the sixth (6th) line of subsection 19.01(a) change "five (5)
            days" to "ten (10) days".

      b)    In the fifteenth (15th) and sixteenth (16th) lines of subsection
            19.01(a) delete "provided that in no event shall such cure period
            extend beyond one hundred twenty (120) days".

34    SECTION 27.07  BROKER'S COMMISSION.

      Notwithstanding anything to the contrary contained in this Section 27.07,
      the parties acknowledge that Robert Chais ("Broker") has been enlisted by
      Tenant as Tenant's broker for this transaction. The brokerage commission,
      in the amount of Sixty Five Thousand and No/100 Dollars ($65,000 00),
      shall be paid by Landlord to Broker within thirty-nine (39) days after
      Landlord's receipt of a fully executed Lease. Except for said payment to
      Broker, each party represents and warrants to the other that there are and
      shall be no claims for brokerage commissions or finder's fees by any
      person or firm retained by such party or otherwise due to any act or
      agreement by such party in connection with this Lease. Further, Tenant
      acknowledges and agrees to indemnify and hold harmless Landlord from all
      claims, actions, damages, costs and expenses, and liabilities whatsoever,
      including attorneys' fees, arising out of any such representation, arising
      from any brokerage commission claims in the manner set forth in this
      Section 27.07.

                                       10

<PAGE>

35    SECTION 27.10  WAIVER OF COUNTERCLAIM OR DEFENSES IN ACTION FOR
                     POSSESSION.

      The rights and remedies afforded to Landlord pursuant to this Section
      shall be made reciprocal and afforded to Tenant with regard to breaches by
      Landlord.

36.   SECTION 27.12  FLOOR AREA.

      This Section is hereby deleted in its entirety and the following is
      substituted therefor.

            "SECTION 27.12 FLOOR AREA.

            (a)   "Floor Area" as used in this Lease means with respect to any
      leasable area in the Shopping Center and/or the Development, the aggregate
      number of square feet of floor space of all floor levels therein,
      including any mezzanine space, measured from (i) the outside faces of all
      perimeter walls thereof other than any demising wall separating such
      premises from other leasable premises, (ii) the center lines of any such
      demising wall, (iii) the outside face of any interior wall, and (iv) the
      building and/or leaseline adjacent to any entrance to such premises.

            (b)   For the purposes of this Lease, in determining the gross
      leasable Floor Area or the gross leased and occupied Floor Area of the
      Shopping Center and/or the Development, there shall be excluded therefrom
      any premises leased for the operation of a U.S. Government Post Office
      facility or other governmental facility, a child care center, community
      room, library, project offices and related rooms, movable retail
      merchandising units and temporary uses or units located in the Common
      Areas. No deduction or exclusion from Floor Area shall be made by reason
      of columns, ducts, stairs, elevators, escalators, shafts or other interior
      construction or equipment. At the Commencement Date, the gross leased and
      occupied Floor Area in effect for the whole of any lease year shall be the
      actual gross leased and occupied Floor Area in effect during such lease
      year. Landlord reserves the right during the Term to change the method of
      computation to determine Floor Area on a monthly or quarterly "average"
      basis."

37.   SECTION 27.13  INTEREST ON PAST DUE OBLIGATIONS.

      a)    In the first (1st) line change "when due" to "within ten (10) days
            after Tenant receives written notice from Landlord that such sum is
            owed (provided that no such notice shall be required if Tenant has
            received two (2) or more written notices of nonpayment from Landlord
            under this Lease within the preceding twelve (12) months)".

      b)    In the fourth (4th) line change "three percent (3%)" to "two percent
            (2%)".

38.   SECTION 27.18  SPECIFIC PERFORMANCE OF LANDLORD'S RIGHTS.

      In the first (1st) line after "Landlord" insert "and Tenant"; and in first
      (1st) and second (2nd) lines delete "of Tenant"

39    SECTION 27.20  CERTAIN RULES OF CONSTRUCTION.

      In the first (1st) line insert "Landlord's" after "Tenant's".

40    SECTION 27.21  CONFIDENTIALITY.

      This Section shall not prohibit Tenant from making reasonably necessary
      disclosures of the provisions of this Lease to Tenant's employees,
      representatives, and actual and potential sublessees, assignees or
      purchasers, and as required in any judicial proceeding.

41    The following new sections are hereby added to the Lease:

            "SECTION 27.27 REMEASUREMENT OF PREMISES.

            Tenant, at its option and at its sole cost and expense, shall have
      the right to measure the Premises with a representative of Landlord
      present within thirty (30) days after the Premises are delivered to
      Tenant, and in the event that the actual size of the Premises calculated
      in accordance with the provisions of this Lease varies by more than three
      percent (3%) from the size noted on page 1 of the Lease, then Landlord and
      Tenant agree that the Floor Area of the Premises noted on page 1 of the
      Lease and the Additional Rental only, as set forth on the Data Sheet and
      in the Lease, shall be proportionately adjusted effective as of the Rental
      Commencement Date.

                                       11

<PAGE>

            SECTION 27.28 PATIO AREA.

            (a)   Subject to the applicable laws, ordinances, codes and
      regulations of any governmental authorities having jurisdiction over the
      Premises, Tenant shall also be entitled to utilize, as a part of the
      Premises, and in a manner set forth below, the area immediately adjacent
      to the Premises containing approximately 2,000 square feet, for the use
      and purpose as a patio (hereinafter "Patio Area").

            (b)   Tenant agrees and acknowledges that: (i) Tenant shall
      construct any and all improvements at its sole cost in accordance with the
      requirements set forth in Exhibit "B" attached hereto and receives
      Landlord's prior consent to plans and specifications therefor (including
      furniture and fixtures); (ii) Tenant shall maintain such improvements to a
      standard consistent with the maintenance required to be performed to the
      Premises as set forth herein; (iii) Tenant shall be allowed to project
      images directly on the floor of the Patio Area, and (iv) the insurance
      requirements set forth in the Lease shall also apply to the business
      operations of Tenant in the Patio Area and Tenant's insurance policy shall
      specifically cover the Patio Area. Further, Landlord shall not be required
      to perform any Landlord Work to the Patio Area or ground underneath.

            (c)   Tenant shall provide, at Tenant's cost and expense, the
      tables, seating facilities, any related furniture, and other movable
      fixtures for use on the Patio Area (the "Facilities"). The Facilities
      shall require the prior approval of Landlord, which approval shall not be
      unreasonably withheld, conditioned or delayed. Tenant acknowledges and
      agrees that any destruction, damage, theft, or vandalism of or to the
      Facilities shall be the sole responsibility of Tenant and Tenant agrees to
      promptly repair or replace same immediately following such event.

            (d)   Tenant is obligated perform maintenance so as to keep the
      Patio Area in a neat and clean condition, such maintenance to be performed
      during all hours when the Shopping Center is open to the public. If Tenant
      fails to perform such maintenance, Landlord may perform the maintenance
      and charge the cost therefor directly to Tenant and Tenant shall pay such
      cost to Landlord as Additional Rent, within thirty (30) days after
      Landlord's delivery of the invoice therefor.

            (e)   The Patio Area shall not be included as part of the Floor Area
      of the Premises for the purposes of the calculation of Minimum Annual
      Rental, or Additional Rent provided, however, any Gross Sales made from
      the Patio Area shall be included in Gross Sales from the Premises for the
      purposes of calculation Percentage Rental. Further, the Patio Area shall
      be subject to all other terms and conditions of the Lease including,
      without limitation, Article X, Article XI and Article XIX.

            (f)   Landlord reserves the right to recapture all or a portion of
      the Patio Area in the event of a renovation, remodel or expansion of the
      Shopping Center. Except as otherwise provided hereinabove, the Patio Area
      shall be considered as a part of the Premises for all purposes under the
      Lease, including without limitation the provisions of Article 18 of this
      Lease. Notwithstanding anything to the contrary contained in Article XIV
      of the Lease, the right to use the Cafe Seating Area is personal to
      Tenant and may not be assigned in connection with any assignment of this
      Lease requiring the consent of Landlord.

            SECTION 27.29 CONSIDERATION.

            As consideration to Landlord for the purchase of the existing
      kitchen equipment currently in the Premises, Tenant shall pay to Landlord
      the sum of Twenty Five Thousand and No/100 Dollars ($25,000 00), which
      shall be paid concurrent with Tenant's delivery to Landlord of Tenant
      executed counterparts of this Lease."

       [BALANCE OF PAGE INTENTIONALLY LEFT BLANK - SIGNATURE PAGE FOLLOWS]

                                       12

<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant, personally or by their duly
authorized agents, have executed this Lease Addendum as of the day and year
first above written.

                                          PROMENADE LP,
                                          a Delaware limited partnership
/s/ Nolan Bushnell
-----------------------                   By    Westfield America GP LLC,
    NOLAN BUSHNELL                              a Delaware limited liability
                                                company, its general partner.
            TENANT
                                          By    Westfield America Limited
                                                Partnership, a Delaware limited
                                                partnership its sole member.

                                          By    Westfield America, Inc., a
                                                Missouri corporation, its
                                                general partner.

                                          By. /s/ Rahsaana Towns
                                              ------------------------------
                                              RAHSAANA TOWNS
                                              ASSISTANT SECRETARY

                                                        LANDLORD

                                       13

<PAGE>

                                [GRAPHIC OMITTED]

<PAGE>

                                [GRAPHIC OMITTED]

<PAGE>

                                    EXHIBIT B

                         DESIGN AND CONSTRUCTION OF THE

                            BUILDING AND THE PREMISES

This Exhibit B is part of the lease (the "Lease") between Landlord and Tenant.

I     DEFINITIONS

      A     The term "Landlord's Work" shall mean Landlord's total
            responsibilities (or any portion thereof) for the construction and
            improvement of the Shopping Center building ("building") and the
            Premises. The cost of Landlord's Work shall be borne as set forth
            under Article III and Article IV of this Exhibit B Landlord's Work
            shall be of a design, type, size, location, elevation and quantity
            as may be selected by Landlord. Any item of work required to
            complete the Premises which is not hereinafter specifically made the
            responsibility of Landlord, shall be considered to be a part of
            Tenant's Work.

      B     The term "Tenant's Work" shall mean Tenant's total responsibilities
            (or any portion thereof) for the construction and improvement of the
            Premises. Tenant's Work shall be performed at Tenant's sole cost and
            expense. Tenant's Work shall include, but not be limited to, all
            work necessary and/or required to complete the Premises, except
            those items of work specifically set forth as Landlord's Work.

      C     The term "leasehold improvements" shall mean all of Tenant's work
            described and performed pursuant to this Exhibit B for the purpose
            of the Lease (except for removable trade fixtures, merchandise, and
            items of personal property).

II    GENERAL REQUIREMENTS AND PROVISIONS

      A     Tenant's Work shall be subject to Landlord's prior approval and
            shall be designed and constructed to comply with the requirements
            set forth in the most current edition of Landlord's criteria for the
            Shopping Center (the "Tenant Criteria Manual"). All details and
            information contained in the Tenant Criteria Manual, whether
            appearing on Tenant's plans or not, shall be considered a part of
            Tenant's plans and construction requirements. By this reference, the
            Tenant Criteria Manual is incorporated herein and made a part of
            this Lease. This Exhibit B and the Tenant Criteria Manual are
            hereinafter collectively referred to as "Tenant's Construction
            Requirements".

      B     The design and construction of Tenant's Work must comply with the
            following requirements.

            1     This Exhibit B,

            2     The Tenant Criteria Manual,

            3     Tenant's Final Working Drawings, as approved by Landlord,

            4.    All applicable laws, ordinances, codes, regulations and the
                  requirements of all jurisdictional authorities, and

            5     All applicable standards of the American Insurance
                  Association, the National Electrical Code (latest edition),
                  the American Society of Heating, Refrigeration and Air
                  Conditioning Engineer's Guide (latest edition), Landlord's
                  insurance carrier, the local building regulations and all
                  local authorities having jurisdiction.

            In the event of a conflict between any of the above-referenced
            items, the most stringent requirement shall govern each increment of
            Tenant's Work.

      C     Tenant's Work shall be performed in a first-class and workmanlike
            manner, and shall be in good and usable condition on the date of
            completion thereof. All materials used in Tenant's construction of
            the Premises and installations made by Tenant as a part of Tenant's
            Work shall be of new, commercial grade and first-class quality.

      D     After Tenant's initial construction of the Premises, any and all
            elective remodeling proposed by Tenant or any and all remodeling
            required of Tenant by Landlord under the applicable provisions of
            this Lease shall be performed in accordance with all requirements
            set forth in this Exhibit B and the most current edition of the
            Tenant Criteria Manual.

                                       B-l

<PAGE>

III   LANDLORD'S WORK AT LANDLORD'S EXPENSE

      A     Landlord's Work to be performed or provided at Landlord's sole cost
            and expense shall be limited to the following.

            1     A basic building structure, with finished Common Areas, to
                  Landlord specifications.

            2     Any building frontage above the storefront lines, and, where
                  required in Landlord's sole determination, building frontage
                  vertical neutral strips centered upon the lease lines of the
                  Premises.

            3     Common use service corridors, located as required by code or
                  as selected by Landlord, with such corridor walls finished on
                  the corridor side only.

            4     All building finishes outside of the Premises which are not
                  specifically made the responsibility of Tenant or another
                  occupant of the Shopping Center.

            5     A main electrical service distribution system of a type and
                  capacity set forth in the Tenant Criteria Manual and
                  consisting of the following facilities:

                  a     A remote electrical service area outside the Premises,

                  b     Main electrical service distribution equipment within
                        the remote electrical service area, from which Tenant's
                        main electrical service will be available.

            6     A main telephone service terminal board located outside the
                  Premises, from which Tenant's main telephone service shall be
                  available.

            7     A domestic water service main for the Premises, from which
                  Tenant's domestic water service shall be available.

            8     A sanitary sewer service main for the Premises, from which
                  Tenant's sanitary sewer service shall be available.

            9     A fine sprinkler service main, or branch line, for the
                  Premises, from which Tenant's fire sprinkler service shall be
                  available.

      B     Landlord may provide additional items of construction or utility
            services for the Premises as a part of Landlord's Work. If
            applicable, such additional items of construction or utility
            services shall be provided in accordance with the provisions of the
            Tenant Criteria Manual.

IV    LANDLORD'S WORK AT TENANT'S EXPENSE

      A     The following items of Landlord's Work, if performed and/or
            provided, will be at Tenant's sole cost and expense and shall
            include but not necessarily be limited to the following.

            1     The installation of metal studs, centered upon the lease lines
                  of the Premises, as may be required to separate the Premises
                  from adjacent tenant areas and/or Common Areas.

            2     The installation of a temporary construction barricade
                  (including Landlord's graphics program) along the storefront
                  lease line of the Premises.

            Tenant shall reimburse Landlord for the cost of the above items of
            work and/or services. Tenant shall be billed at a rate equal to the
            actual cost of said construction plus a 15% administration fee. Such
            amount shall be due and payable by Tenant to Landlord upon receipt
            of Landlord's invoice therefor.

      B     Landlord may provide items of construction, work or services for the
            Premises as a part of Landlord's Work at Tenant's Expense. If
            applicable, such additional items of Landlord's Work at Tenant's
            Expense shall be provided in accordance with the provisions of the
            Tenant Criteria Manual.

      C     Tenant's plans and specifications must be designed to accommodate
            and provide access to any ducts, pipes, or conduits installed within
            the Premises that serve the Shopping Center or any part thereof,

            including, but not limited to, the premises of any occupant. If
            there is a conflict and relocation of any mechanical or electrical
            component is necessary, Tenant must submit to Landlord for approval,
            all plans, details and specifications required by Landlord for such
            relocation. If approved, the complete relocation shall be performed
            as directed by Landlord, and at Tenant's sole cost and expense.

                                       B-2

<PAGE>

V     TENANT'S WORK

      A     Tenant's Work shall include, but not necessarily be limited to, the
            following.

            1     Tenant shall perform any and all demolition work required to
                  return the Premises to a shell condition Such work shall
                  include, but not be limited to, the removal of existing
                  ceiling structures, finish materials, storefront, light
                  fixtures, partitions (excluding demising partitions) and any
                  plumbing, mechanical or electrical installations that will not
                  be reused to serve the Premises. No existing plumbing,
                  mechanical or electrical systems or system components shall be
                  abandoned in place without Landlord's prior written approval.
                  Tenant will be required to submit demolition plans for
                  Landlord's review and approval. All items of existing
                  construction which Tenant may wish to reuse, modify or abandon
                  shall be subject to Landlord's prior written approval.

            2     Tenant shall be responsible to provide, finish and level any
                  concrete floor slab(s) within the Premises, as may be required
                  to accept Tenant's finished floor material and eliminate any
                  tripping hazards. Where floor slab elevations within the
                  Premises are above or below Common Area floor elevations,
                  Tenant shall provide the necessary transitions at storefront
                  areas and rear service door areas to make the floor of the
                  Premises even with any adjoining floor elevation.

            3     Installation of a finished floor in all sales areas and all
                  storage areas within the Premises visible to the public.
                  Exposed finished concrete slab floors, vinyl tile or similar
                  materials shall not be deemed to be a "finished floor" in any
                  of the areas referenced above and therefore are not
                  acceptable. As may be required by Landlord, in the area
                  between Tenant's storefront leaseline to the store's closure
                  line, Tenant shall match the Shopping Center finished floor
                  material.

            4     Installation of a finished ceiling throughout the Premises (or
                  as may otherwise be approved by Landlord and all
                  jurisdictional authorities).

            5     Installation of fire rated partitioning and/or enclosures
                  throughout the Premises as may be required by Landlord, all
                  governing codes and all jurisdictional authorities.

            6     Installation of interior partitioning throughout the Premises,
                  as may be required to complete the Premises.

            7     Installation of all construction and finish materials
                  throughout the Premises and the storefront of the Premises
                  which are not specifically made the responsibility of Landlord
                  Such material installations shall include, but not be limited
                  to, all wall coverings, floor coverings, ceiling materials and
                  Tenant's storefront construction.

            8     Where required by any applicable codes, ordinances or
                  jurisdictional authorities, Tenant shall provide a trash
                  storage room of adequate capacity and fire rating, or, if such
                  a room is not required, Tenant shall provide a designated area
                  within the Premises which is adequate, in Landlord's judgment,
                  to store Tenant's trash.

            9     Tenant shall construct, where applicable, a recessed doorway
                  to provide access from the Premises to a service area or
                  egress corridor.

            10    Installation of all interior doors and associated hardware as
                  may be required to complete the Premises. Such doors and
                  hardware shall comply with all required fire ratings, where
                  applicable.

            11.   Installation of all furniture, fixtures, cabinetwork,
                  shelving, personal property and equipment as may be required
                  to complete the Premises.

            12    Tenant shall ensure that all roof and slab penetrations made
                  as a part of Tenant's Work are properly sealed and remain
                  watertight to prevent possible damage. Failure to do so shall
                  be at the sole risk and expense of Tenant in the event damage
                  occurs.

            13    Tenant must install a waterproof membrane to waterproof all
                  floor/slab and slab penetrations in all lavatories, kitchens
                  and similar water prone areas where water is used for food
                  preparation or cleaning. Perimeter walls of such areas must be
                  waterproofed to a point of no less than four inches (4") above
                  the slab. In addition, Tenant must slope floor surfaces to
                  prevent the passage of water, waste and other liquids out of
                  such areas.

            14    Installation of thermal and acoustical insulation within the
                  Premises as required to comply with the following provisions.

                                       B-3

<PAGE>

                  a     Installation of thermal insulation shall meet with the
                        requirements of all governing codes and jurisdictional
                        authorities, as may be required to complete the Premises
                        for Tenant's occupancy.

                  b     Installation of acoustical insulation or sound dampening
                        material shall meet with the requirements of all
                        governing codes and Landlord's criteria. At a minimum,
                        Tenant shall install sufficient acoustical insulation to
                        prevent the transmission of any sound or noise in excess
                        of 40 decibels (db) from the Premises Tenant agrees that
                        the 40 db sound level may be verified by Landlord
                        through the use of a portable sound level meter, and in
                        the event Landlord determines that Tenant is
                        transmitting sound or noise outside the Premises in
                        excess of the 40 db level, Tenant will immediately
                        resolve this condition in a manner approved by Landlord.

            15    Mezzanines will not be permitted within Tenant's Premises
                  without Landlord's prior written approval. Where permitted,
                  mezzanines shall be designed and installed to be independent
                  of the building structure and shall comply with the
                  requirements of all governing codes.

      B     Design, fabrication and installation of Tenant's sign(s) shall be
            performed by Tenant as a part of Tenant's Work and shall comply with
            the following provisions.

            1     Tenant's sign(s) shall be subject to the prior approval of
                  Landlord, and where applicable, the prior approval of all
                  jurisdictional authorities, Department Stores, and any other
                  party that Landlord may deem appropriate.

            2     Tenant shall submit all required plans, details and
                  specifications necessary to obtain Landlord's approval for
                  Tenant's sign(s), prior to fabrication and installation of the
                  sign(s).

            3     Tenant's sign(s) shall be designed and constructed to comply
                  with the standard tenant sign criteria established by Landlord
                  for the Shopping Center.

      C     Installation and completion of utility services for the Premises and
            connection to the utility facilities provided by Landlord shall be
            performed by Tenant as a part of Tenant's Work in accordance with
            the requirements set forth in the Tenant Criteria Manual and the
            following provisions.

            1     Tenant's main electrical service shall be of a type and
                  capacity set forth in the Tenant Criteria Manual. If Tenant
                  requires electrical service capacity in excess of that
                  provided by Landlord, all costs of providing such increased
                  service shall be paid by Tenant. Tenant shall.

                  a     Make application, where applicable, for metered
                        electrical service to the Premises from the serving
                        utility authority and comply with all utility authority
                        requirements for such metered service, including the
                        procurement and installation of all required meters,
                        meter bases and current transformers, if applicable.

                  b     As may be required, provide all required electrical
                        system installations within the remote electrical
                        service area provided by Landlord in accordance with all
                        applicable codes, ordinances and as specified in the
                        Tenant Criteria Manual.

                  c     As may be required, provide all required conduit and
                        conductor installations to complete Tenant's main
                        electrical service to and within the Premises.

                  d     Provide all required electrical system installations
                        within the Premises in accordance with all applicable
                        codes, ordinances and as specified in the Tenant
                        Criteria Manual.

            2     Tenant's telephone service will be available from the main
                  terminal board located outside the Premises and provided by
                  the serving telephone company. Tenant shall apply for
                  telephone service and system wiring to and within the Premises
                  as required by the serving telephone company and comply with
                  all their requirements and regulations.

            3     Tenant shall install a fire/smoke detection system within the
                  Premises. Such detection system shall include all required
                  wiring, conduit, devices, equipment and controls, and shall
                  comply with all system requirements set forth by Landlord and
                  all jurisdictional authorities. Where applicable, Tenant shall
                  use Fire-Life Safety contractor as specified by Landlord for
                  certain portions of Tenant's Work.

                                       B-4

<PAGE>

            4     Tenant shall make all required plumbing system installations
                  to serve the Premises Where provided, Tenant shall connect to,
                  and extend from, the sanitary sewer and domestic water service
                  mains provided by Landlord for the Premises. All such
                  installations shall comply with the following provisions.

                  a     Tenant shall make application for metered water service
                        as required.

                  b     Tenant shall procure and install a water meter and
                        pressure regulating valve as required.

                  c     Tenant shall provide and install toilet facilities
                        within the Premises in accordance with governing codes
                        and Landlord's standard criteria. At a minimum, Tenant
                        shall provide and install one (1) toilet room facility
                        for the use of Tenant's employees.

                  d     Tenant shall install grease and hair traps as required
                        to comply with all governing codes, and the requirements
                        of the Landlord and all jurisdictional authorities
                        Wherever possible, such traps are to be located within
                        the Premises.

            5     Tenant shall install a branch piped fire sprinkler system
                  within the Premises. Tenant shall connect to Landlord's fire
                  sprinkler supply main, or branch, and extend piping for
                  branches, drops and heads as required to complete the fire
                  sprinkler system within the Premises in accordance with
                  Landlord's insurance carrier requirements, the requirements of
                  the local fire marshal, all governing building codes,
                  applicable NFPA standards and the Tenant Criteria Manual.
                  Tenant sprinkler system shop drawings must be submitted for
                  review and approval by Landlord's insurance carrier and all
                  local authorities having jurisdiction prior to installation of
                  the sprinkler system. Tenant shall provide Landlord with two
                  (2) sets of approved sprinkler shop drawings bearing the seals
                  of the local authorities having jurisdiction prior to
                  installation of the spunkier system. Final connection to
                  Landlord's fire sprinkler supply main shall not be made until
                  the entire system within the Premises is completed, pressure
                  tested and ready for service.

            6     Tenant shall provide a heating, ventilating and air
                  conditioning (HVAC) system to serve the Premises The location
                  of any equipment outside the Premises shall be approved in
                  writing by Landlord The design and installation of the HVAC
                  system shall be in accordance with the provisions of the
                  Tenant Criteria Manual.

            7     Tenant shall provide, as required, all exhaust air systems to
                  serve the Premises. Said systems shall comply with the
                  provisions of the Tenant Criteria Manual.

            8     As determined by Landlord at Landlord's sole discretion,
                  tenants having odor producing operations must maintain a
                  negative pressure within their Premises and shall install a
                  forced draft ventilation system discharging to the atmosphere
                  via the roof area. Tenant shall be responsible for proper
                  diffusion of the exhaust in such a manner as to prevent these
                  odors from entering adjacent air intakes. The total exhaust
                  from the Premises must exceed maximum make up air provided for
                  the Premises by an amount exceeding the minimum outside air
                  requirements of the heated/air conditioned area for the
                  Premises Tenant shall provide said system, at Tenant's sole
                  cost and expense, including, but not limited to, all necessary
                  components, such as exhaust hood(s), make up and exhaust
                  ducts, fire dampers and fire rated duct chases/shafts where
                  required (construction as required by code and located in
                  areas approved by Landlord), exhaust and make up fans,
                  controls and grease drip pans which shall be installed in a
                  manner acceptable to Landlord.

      D     Tenant's Work shall include the procurement of all necessary
            permits, licenses, variances and utility services required to
            facilitate Tenant's construction and occupancy of the Premises, and
            the payment of any fees and taxes associated with such permits,
            licenses, variances and utility services, as may be required by
            public authorities and serving utility companies. Tenant shall make
            all necessary applications, provide all necessary information, pay
            all required monies and take all necessary actions to obtain such
            items from the applicable jurisdictional authorities and serving
            utility companies.

      E     Tenant shall not use any materials in connection with Tenant's Work
            which contain asbestos or other materials or substances that are
            hazardous or toxic. In the event that Tenant introduces or allows to
            be introduced in the Premises any asbestos containing material or
            other material or substance that is now or may hereafter be defined
            as hazardous or toxic or is otherwise regulated as a material or
            substance posing a potential health threat to persons, then prior to
            the expiration or earlier termination of this Lease or as required
            by applicable federal, state or local laws, rules or regulations,
            Tenant shall, at Tenant's sole cost and expense, remove any such
            materials or substances in accordance with all applicable federal,
            state or local laws, rules or regulations and in the manner that
            Landlord may direct which may include the use of contractors and/or
            consultants specified by Landlord.

                                       B-5

<PAGE>

      F     All roof penetrations made as a part of Tenant's Work must conform
            to Landlord's standard criteria and shall be subject to Landlord's
            approval as to location and construction details. Roofing and
            weatherproofing of any installation or penetration by Tenant must be
            performed by Landlord's authorized roofing contractor, and Tenant
            shall pay all costs therefor directly to such roofing contractor.

      G     Tenant may be required to provide additional items of work or
            services as a part of Tenant's Work. If applicable, such work or
            services shall be provided in accordance with the provisions of the
            Tenant Criteria Manual.

VI    PLANS

      A     Landlord shall furnish to Tenant or, at Tenant's direction, to
            Tenant's agent, certain design and construction information
            pertinent to the Premises, including, but not limited to, one (1)
            copy of the Tenant Criteria Manual.

      B     Within fifteen (15) calendar days after the date of this Lease, or
            such other date as may be required by Landlord for Tenant to achieve
            its Rental Commencement Date, Tenant shall, at Tenant's sole cost
            and expense.

            1     Engage the services of a licensed architect and licensed
                  mechanical, electrical and sprinkler system engineers
                  ("Tenant's Architect and Engineers"), for the purpose of
                  preparing Plans and Specifications for Tenant's Work.

            2     Notify Landlord of the identity of Tenant's Architect and
                  Engineers.

      C     Tenant agrees that Tenant's Architect and Engineers may act as
            Tenant's agents for all Tenant design and plan development purposes
            and obligations of this Exhibit B. Tenant shall pay all fees of its
            Architect.

      D     Within thirty (30) calendar days, after the date of this Lease, or
            such other date as may be required by Landlord for Tenant to achieve
            its Rental Commencement Date, Tenant shall, at Tenant's sole cost
            and expense, cause Tenant's Architect and Engineers to coordinate,
            prepare and deliver to Landlord for Landlord's approval, the
            following.

            1     One (1) sample board of Tenant's final storefront and interior
                  materials and colors,

            2     One (1) colored rendering or 8" x 10" colored photograph of
                  Tenant's final storefront design, and

            3     One (1) complete sepia set and one (1) blue fine print of
                  preliminary drawings for Tenant's Work, containing all
                  applicable architectural, structural, electrical, mechanical
                  (HVAC and plumbing) and sprinkler system details and
                  specifications, in accordance with the Tenant Criteria Manual.
                  To evidence Tenant's approval, such preliminary drawings shall
                  have been initialed by Tenant.

      E     Tenant covenants and agrees that the preliminary drawings have been
            prepared in strict accordance with Tenant's Construction
            Requirements. Landlord shall promptly review the preliminary
            drawings and notify Tenant's Architect of the matters, if any, in
            which the preliminary drawings fail to meet with Landlord's
            approval. Within ten (10) calendar days after receipt of any such
            notice from Landlord, Tenant or Tenant's Architect shall cause the
            preliminary drawings to be revised in such manner as is required to
            obtain Landlord's approval and shall submit the revised preliminary
            drawings for Landlord's approval. Upon Landlord's approval of the
            preliminary drawings, Landlord shall cause one (1) set to be
            initialed on Landlord's behalf, thereby evidencing Landlord's
            approval. Landlord shall return such set to Tenant or Tenant's
            Architect. The preliminary drawings bearing Landlord's approval
            shall become and are hereinafter referred to as the "Preliminary
            Plans".

      F     Within fifteen (15) calendar days after the date of Landlord's
            approval of the Preliminary Plans, or such other date as may be
            required by Landlord for Tenant to achieve its Rental Commencement
            Date, Tenant shall, at Tenant's sole cost and expense, cause
            Tenant's Architect and Engineers to coordinate, prepare and deliver
            to Landlord, in one package, one (1) complete sepia set and one (1)
            set of blue line prints of all applicable final architectural,
            structural, mechanical (HVAC and plumbing), electrical and sprinkler
            system working drawings and specifications. To evidence Tenant's
            approval, such working drawings and specifications shall have been
            initialed by Tenant.

                                       B-6

<PAGE>

      G     Tenant covenants and agrees that the final working drawings set
            forth in Paragraph F above have been prepared in conformity to the
            Preliminary Plans and in strict accordance with Tenant's
            Construction Requirements. Landlord shall promptly review the final
            working drawings and notify Tenant's Architect of the matters, if
            any, in which such final working drawings and specifications fail to
            conform to the Preliminary Plans and Tenant's Construction
            Requirements. Within ten (10) calendar days after receipt of any
            such notice from Landlord, Tenant or Tenant's Architect shall cause
            the final working drawings and specifications to be revised in such
            manner as is required to obtain Landlord's approval and shall submit
            one (1) complete sepia set and one (1) set of blue line prints of
            the revised final working drawings and specifications for Landlord's
            approval. Upon Landlord's determination that the final working
            drawings and specifications conform to the Preliminary Plans and
            Tenant's Construction Requirements, Landlord shall cause one (1) set
            of the final working drawings and specifications, or the revised
            final working drawings and specifications, as the case may be, to be
            initialed on Landlord's behalf, thereby evidencing Landlord's
            approval thereof. Landlord shall return such set to Tenant or
            Tenant's Architect. The final working drawings and specifications
            bearing Landlord's final approval shall become and are hereinafter
            referred to as the "Final Working Drawings". Tenant shall commence
            Tenant's Work promptly after Landlord's approval of the Final
            Working Drawings, but not prior to the date that the Premises are in
            the condition for delivery by Landlord.

      H     After Landlord's approval of the Final Working Drawings, no changes
            shall be made in the Final Working Drawings except with the prior
            written approval of Landlord. However, in the course of construction
            Landlord may make such changes in, on or about the building or the
            Premises as may be required as a result of "as built" conditions.
            During all phases of plan development and prior to bidding plans or
            commencing construction, Tenant or Tenant's Architect and Engineers
            shall make a physical on-site inspection of the Premises to verify
            the "as built" location, conditions and physical dimensions of the
            Premises and conformance of the Final Working Drawings. Failure to
            do so shall be at the sole risk and expense of Tenant. Landlord's
            review and approval of Tenant's plans, working drawings and
            specifications is for compliance with Landlord's criteria only, and
            this approval does not relieve Tenant of responsibility for
            compliance with the Lease, field verification of dimensions and
            existing conditions, discrepancies between Final Working Drawings
            and "as built" conditions of the Premises, coordination with other
            trades, job conditions and compliance with all governing codes and
            regulations applicable to Tenant's Work. No responsibility for
            proper engineering, safety, design of facilities or compliance with
            all applicable governing codes and regulations is implied or
            inferred on the part of Landlord by any such approval.

VII   GENERAL BUILDING SPECIFICATIONS

      A     Tenant shall engage the services of a licensed general contractor
            ("Tenant's General Contractor") for the purpose of constructing the
            Premises and performing related services as required to complete
            Tenant's Work. Tenant's General Contractor shall be bonded and
            insured as required under the provisions of this Lease. By this
            reference, Tenant agrees not to act as its own general contractor
            and further agrees that Tenant's General Contractor can act as
            Tenant's agent for all Tenant construction purposes and obligations
            of this Exhibit B.

      B     Each contractor and subcontractor participating in the construction
            of Tenant's Work shall be duly licensed, and each contract and
            subcontract shall contain the guaranty of the contractor or
            subcontractor that the portion of Tenant's Work covered thereby will
            be free from any and all defects in workmanship and materials for
            the period of time which customarily applies in good contracting
            practices, but in no event less than one (1) year after the
            completion of Tenant's Work. The aforesaid guaranty shall include
            the obligations to repair or replace in a first-class and
            workmanlike manner, and without any additional charge, any and all
            of Tenant's Work done or furnished by said contractor or
            subcontractor, or by any of his subcontractors, employees or agents,
            which shall be or become defective because of faulty materials or
            workmanship within the period covered by such guaranty (and of which
            notice is given to such contractor or subcontractor within such
            period), and the correction, as aforesaid, of any such matter shall
            include, without any additional charge therefor, all expenses and
            damages in connection with the removal, replacement or repair in a
            first-class manner of any other part of Tenant's Work which may be
            damaged or disturbed thereby. All warranties or guarantees as to
            materials or workmanship on or with respect to Tenant's Work shall
            be written so that they shall inure to the benefit of Landlord and
            Tenant as their respective interests may appear and can be directly
            enforced by either, and Tenant shall give to Landlord any
            assignments or other assurance necessary to effectuate the same.

      C     Tenant shall submit to Landlord at least five (5) days prior to the
            commencement of construction the following information.

            1     The name and address of the General Contractor Tenant intends
                  to engage for the construction of the Premises, including
                  names and telephone numbers of on-site and off-site
                  representatives.

            2     The names and addresses of Tenant's mechanical, electrical and
                  plumbing subcontractors, including names and telephone numbers
                  of on-site and off-site representatives.

                                       B-7

<PAGE>

            3     A schedule setting forth key dates relating to Tenant's
                  construction.

            4     Copies of insurance certificates required by Article IX below

            5     A copy of Tenant's written contract with its General
                  Contractor(s) and an itemized statement of estimated
                  construction costs, including architectural, engineering and
                  contractor's fees.

      D     The following provisions with respect to construction procedures and
            materials shall apply to Tenant's Work at Tenant's expense.

            1     Tenant and Tenant's General Contractor participating in
                  Tenant's Work shall.

                  a     Prior to the commencement of Tenant's construction,
                        submit one (1) full set of Final Working Drawings,
                        endorsed with the approval stamp and permit number of
                        the local municipality's building department, local fire
                        marshal or other governmental entity having jurisdiction
                        over Tenant's construction or other evidence that the
                        Tenant has received building department approval, to
                        Landlord's tenant construction coordinator.

                  b     Provide a full-time supervisor or representative,
                        representing either Tenant's General Contractor or
                        Tenant, who will be present at all times when work is
                        being performed in the Premises.

                  c     Make appropriate arrangements as directed by Landlord
                        for temporary utility connections if available within
                        the Shopping Center. Landlord does not represent that
                        any temporary utility services will be available for
                        Tenant's use. Tenant must verify the availability of
                        such services with Landlord prior to the commencement of
                        Tenant's Work. If temporary services are not available,
                        Tenant must install permanent utility services for the
                        Premises immediately upon the commencement of Tenant's
                        Work. If temporary services are available, Tenant shall
                        pay the cost of all connections, proper maintenance and
                        the removal of such temporary services. Tenant shall pay
                        all utility charges incurred by Tenant's General
                        Contractor and any subcontractor.

                  d     Store all building materials, tools and equipment within
                        the Premises or such other locations as may be
                        specifically designated by Landlord's tenant
                        construction coordinator. In no event shall any material
                        be stored in the Common Areas or service corridors.

                  e     During Tenant's construction of the Premises, Tenant
                        shall store all trash, debris and rubbish as directed by
                        Landlord and upon completion of Tenant's Work, shall
                        remove all temporary structures, surplus materials,
                        debris and rubbish of whatever kind remaining in the
                        Premises, the building or the Shopping Center. No debris
                        shall be deposited in the Common Areas except as
                        directed by Landlord.

                  f     Properly protect Tenant's Work with lights, guard rails
                        and barricades and secure all parts of Tenant's Work
                        against accident, storm and any other hazard. Tenant's
                        Work must be performed within the Premises, behind a
                        temporary construction barricade. The design and
                        construction of any temporary construction barricade
                        shall comply with the Landlord's standard criteria for
                        such installations and shall be subject to Landlord's
                        approval prior to installation.

            2     Tenant's Work shall be coordinated with all work being
                  performed or to be performed by Landlord and other occupants
                  of the Shopping Center to the extent that Tenant's Work will
                  not interfere with or delay the completion of any other work.
                  No contractor or subcontractors participating in Tenant's Work
                  shall at any time damage, injure, interfere with or delay the
                  completion of the building or any other construction within
                  the Shopping Center, and each of them shall comply with all
                  procedures and regulations prescribed by Landlord for the
                  integration of Tenant's Work with the work to be performed in
                  connection with the building and all other construction within
                  the Shopping Center.

                  Recognizing that Landlord shall be employing such contractors,
                  Tenant agrees to engage the services of contractors whose
                  employees employed at the job site are members of, or
                  represented by, organizations for the purpose of collective
                  bargaining, to the end that there shall be no labor dispute
                  which would interfere with the operation, construction and
                  completion of the Shopping Center or any other work, and
                  Tenant further agrees to enforce the same condition upon all
                  contractors engaged by Tenant with respect to their
                  subcontractors which may be engaged by any such contractors.

                                       B-8

<PAGE>

                  Tenant will comply with the instructions of Landlord or
                  Landlord's General Contractor for the purpose of avoiding,
                  ending and/or minimizing labor disputes. Upon notice from
                  Landlord or Landlord's General Contractor, Tenant will take
                  such action, including the prosecution of legal proceedings in
                  court or with agencies such as the National Labor Relations
                  Board, as Landlord or Landlord's General Contractor shall deem
                  appropriate.

      E     If required by Landlord, prior to Tenant's commencement of
            construction, Tenant shall obtain or cause Tenant's General
            Contractor to obtain payment and performance bonds covering the
            faithful performance of the contract for the construction of
            Tenant's Work and the payment of all obligations arising thereunder.
            Such bonds shall be for the mutual benefit of both Landlord and
            Tenant, and shall be issued in the names of both Landlord and Tenant
            as beneficiaries and obligees. Tenant shall submit a copy of all
            such bonds, or other evidence satisfactory to Landlord that such
            bonds have been issued, to

                  Westfield Corporation, Inc
                  11601 Wilshire Boulevard, 12th Floor
                  Los Angeles, CA 90025
                  Attention Tenant Coordination

      F     During construction Tenant's General Contractor shall be required to
            comply with the following.

            1     The work of Tenant's General Contractor and subcontractors
                  shall be subject to inspection by Landlord and its supervisory
                  personnel. Any defects and/or deviations from the Final
                  Working Drawings shall be rectified by Tenant's General
                  Contractor and/or subcontractors at no expense to Landlord.

            2     Unless otherwise approved by Landlord, Tenant shall cause its
                  General Contractor and/or subcontractors to limit their access
                  to the Premises via the rear entrances and no access will be
                  allowed from or to the Shopping Center Common Areas.

            3     Repair of damage caused to Landlord's Work by Tenant's General
                  Contractor or subcontractors shall be at Tenant's expense.
                  Landlord will carry out necessary repairs without notice and
                  Tenant shall pay for the cost of such repairs upon demand.

            4     Tenant's General Contractor will be required to abide by
                  certain Construction Rules and Regulations, copies of which
                  will be provided prior to the commencement of Tenant's Work,
                  and to make certain deposits with and/or payments to Landlord.
                  Notwithstanding such requirements, Tenant shall indemnify and
                  protect Landlord with respect to any breach of such
                  Construction Rules and Regulations by Tenant's General
                  Contractor or the failure of Tenant's General Contractor to
                  make such deposits or payments.

      G     Landlord shall have the right to perform, on behalf of and for the
            account of Tenant, which shall be subject to reimbursement of the
            cost thereof by Tenant, any and all of Tenant's Work which Landlord
            determines in its sole discretion should be performed immediately
            and on an emergency basis for the best interest of the project, or
            to achieve the Rental Commencement Date, including without
            limitation work which pertains to structural components, mechanical,
            sprinkler and general utility systems, roofing and removal of unduly
            accumulated construction material and debris. The cost of such
            Tenant's Work carried out by Landlord on behalf of Tenant shall be
            the cost paid by Landlord and based on the cost of similar work and
            to include any loading for overtime or any other loading as a result
            of carrying out emergency work.

            Whenever Landlord shall have elected to perform any or all of
            Tenant's Work, whether pursuant to this Paragraph G or any other
            provision of the Lease, Landlord may revoke such election by written
            notice to Tenant. In such event, full responsibility for such work
            shall revert to Tenant.

VIII  COMPLETION OF CONSTRUCTION

      A     Tenant shall not be permitted to, and shall not, open for business
            in the Premises until the "Opening Requirements" set forth below are
            met. In order that Landlord shall have assurance that the Premises
            shall be in a good and safe condition, in compliance with all laws,
            that adequate insurance has been obtained, that the Premises has
            been constructed in accordance with the Final Working Drawings and
            that Tenant's obligations under the Lease have been performed, the
            following requirements (the "Opening Requirements") shall be
            satisfied.

            1     At least five (5) days prior to the opening of the Premises
                  for business, Tenant shall deliver to Landlord (a) insurance
                  certificates, (b) mechanics' or construction lien waivers as
                  the case may be, as required by the Lease including this
                  Exhibit B, (c) a permanent certificate of occupancy or its
                  equivalent, (d) certificate by Tenant's Architect certifying
                  that the construction of the Premises has been completed in
                  accordance with all plans and specifications approved by
                  Landlord, and (e) all evidence typically required in the
                  jurisdiction where the Shopping Center is located to provide
                  evidence of compliance with all applicable building and fire
                  codes and all other government requirements.

                                       B-9

<PAGE>

            2     Tenant shall give Landlord at least five (5) days' notice of
                  the date of completion of Tenant's Work in the Premises, and
                  Landlord shall have inspected the Premises to determine
                  whether Tenant's Work is complete in accordance with the
                  requirements of the Lease and Landlord shall have approved all
                  such work;

            3     Tenant shall pay Landlord all Minimum Annual Rental and
                  Additional Rent which has then accrued under the Lease.

            No approval by Landlord shall make Landlord responsible for the
            condition of the Premises or constitute a representation by Landlord
            of compliance with any applicable requirements or constitute a
            waiver of any rights and remedies that Landlord may have under this
            Lease or at law or in equity. If Tenant shall open the Premises in
            violation of the requirements of this Article VIII, such action by
            Tenant shall constitute a material default under this Lease. On the
            date Tenant opens for business in the Premises, Tenant shall be
            deemed to have accepted the Premises and agrees that it is in the
            condition, with respect to any of Landlord's obligations, which is
            required under this Lease. The Opening Requirements shall apply not
            only to Tenant's initial construction, but to any subsequent opening
            after any temporary closure, casualty, damage or permitted
            alterations.

      B     Upon completion of Tenant's Work, Tenant shall deliver to Landlord
            the following.

            1     Tenant's final notarized original affidavit that Tenant's Work
                  has been completed to Tenant's satisfaction and in strict
                  accordance with the Final Working Drawings and Tenant's
                  Construction Requirements, which affidavit may be relied on by
                  Landlord. Any deliberate or negligent misstatement, or any
                  false statement made by Tenant therein, shall constitute a
                  breach of this Lease.

            2     The final notarized original affidavit of Tenant's General
                  Contractor performing Tenant's Work stating that Tenant's Work
                  has been completed in accordance with the Final Working
                  Drawings and that all subcontractors, laborers and material
                  suppliers engaged in furnishing materials or rendering
                  services for Tenant's Work have been paid in full.

            3     A final notarized original, unconditional waiver of lien with
                  respect to the Premises executed by Tenant's General
                  Contractor and, if requested by Landlord, final notarized
                  original, unconditional waiver of liens executed by each
                  subcontractor, laborer and material supplier engaged in or
                  supplying materials or services for Tenant's Work. All waiver
                  of lien documents must, in every circumstance, be totally
                  unconditional releases.

IX    INSURANCE

      A     Tenant shall secure, pay for and maintain, or cause Tenant's General
            Contractor to secure, pay for and maintain, for all periods of
            construction and fixturing work within the Premises, all of the
            insurance policies required in the amounts as set forth herein
            below. Tenant shall not permit its General Contractor to commence
            any work until all required insurance has been obtained and
            certificates evidencing such insurance have been delivered to
            Landlord.

      B     Tenant's General Contractor's and Subcontractor's Required Minimum
            Coverages and Limits to Liability.

            1     Worker's Compensation, as required by State law, and including
                  Employer's Liability Insurance with a limit of not less than
                  Two Million Dollars ($2,000,000.00) each accident, Two Million
                  Dollars ($2,000,000.00) each employee by disease, Two Million
                  Dollars ($2,000,000.00) policy aggregate by disease, and any
                  insurance required by any Employee Benefit Acts or other
                  statutes applicable where the work is to be performed as will
                  protect Tenant's General Contractor and subcontractors from
                  any and all liability under the aforementioned acts.

            2     Commercial General Liability Insurance (including Contractor's
                  Protective Liability) in which the limits shall be not less
                  than Three Million Dollars ($3,000,000.00) per occurrence
                  combined single limit, bodily injury and property damage. Such
                  insurance will provide for explosion, collapse and underground
                  coverage. Such insurance shall insure Tenant's General
                  Contractor against any and all claims for bodily injury,
                  including death resulting therefrom and damage to or
                  destruction of property of any kind whatsoever and to whomever
                  belonging and arising from its operations under the contract
                  whether such operations are performed by Tenant's General
                  Contractor, subcontractors, or any of their subcontractors, or
                  by anyone directly or indirectly employed by any of them.

                                      B-10

<PAGE>

            3     Comprehensive Automobile Liability Insurance, including the
                  ownership, maintenance and operation of any automotive
                  equipment, owned, hired and non-owned, in the minimum amount
                  of Three Million Dollars ($3,000,000 00) combined single
                  limit, bodily injury and property damage Such insurance shall
                  insure Tenant's General Contractor and all subcontractors
                  against any and all claims for bodily injury, including death
                  resulting therefrom and damage to the property of others
                  caused by accident and arising from its operations under the
                  Contract and whether such operations are performed by the
                  General Contractor, subcontractors or by anyone directly or
                  indirectly employed by any of them.

      C     Tenant's Protective Liability Insurance - Tenant shall provide
            Owner's Protective Liability Insurance insuring Tenant against any
            and all liability to third parties for damages because of bodily
            injury (or death resulting therefrom) and property damage liability
            of others or a combination thereof which may arise from work in
            connection with the Premises, and any other liability for damages
            which Tenant's General Contractor and/or subcontractors are required
            to insure against under any provisions herein Said insurance shall
            provide policy limits which shall provide, at a minimum, coverage of
            Three Million Dollars ($3,000,000 00) combined single limit, bodily
            injury and property damage.

      D     Tenant's Builder's Risk Insurance - Completed Value Builders' Risk
            Material Damage Insurance policy covering the work to be performed
            for Tenant in the Premises as it relates to the building within
            which the Premises is located The policy shall include as insureds
            Tenant, its General Contractor, all subcontractors and Landlord, as
            their interests may appear The amount of insurance to be provided
            shall be at one hundred percent (100%) of the replacement cost.

      E     All such insurance policies required under this Exhibit, except as
            noted above, shall include Landlord, its Architect, its Consultant,
            its General Contractor, subcontractors, and parties set forth in the
            Lease and any other parties designated by Landlord from time to time
            as additional insured entities, except the Worker's Compensation
            Insurance; further provided, said Worker's Compensation Insurance
            shall contain an endorsement waiving all rights of subrogation
            against Landlord, its Architect, its Consultant, its General
            Contractor and subcontractors.

      F     Certificates of insurance shall provide that no reduction in the
            amounts or limits of liability or cancellation of such insurance
            coverage shall be undertaken without thirty (30) days prior written
            notice to Landlord.

      G     The insurance required under this Exhibit shall be in addition to
            the insurance required to be procured by Tenant pursuant to the
            Lease.

                                      B-11

<PAGE>

                                    EXHIBIT C

                           ADDITIONAL INSURED ENTITIES

                               WESTFIELD PROMENADE

Westfield America, Inc , Westfield America Limited Partnership, Westfield
America GP LLC, Promenade LP, and any and all of their respective parent
organizations, partners, subsidiaries and affiliates together with any
mortgagee, as their interests may appear.

                                       C-l

<PAGE>

                                    EXHIBIT D

                              INTENTIONALLY DELETED

                                       D-l

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                                    EXHIBIT E

                                  TENANT'S MENU

                                   APPETIZERS

ASIAN LETTUCE WRAPS                                                         7.95

Sauteed chicken strips, carrots, bean sprouts, curry noodles, Romaine lettuce
leaves with three delicious sauces, spicy Asian peanut, sweet red chile and a
coconut cashew.

CRISPY CALAMARI & SHRIMP                                                    6.95

Served up with a 1000 Island style aeoli and a cocktail sauce.

TAQUITOS, CHICKEN/STEAK

                              for 4 3.95 for 8 6.95

House-made taquitos served with guacamole salsa and a pico de gallo.

SOUTHERN STYLE POPCORN SHRIMP                                               7.95

Crispy shrimp in a spicy cornmeal batter served with a spicy sour cream sauce.

ALERT THE MEDIA HOT WINGS                                                   6.95

Guaranteed to be hot, cooled down in our house-made rich, ranch dressing.

MEDITERRANEAN PLATE                                                         6.95

Filled with olives, sliced salami, grilled peppers, feta cheese, hummus,
babbaganoosh and flatbread.

CHEESE & SPINACH DIP                                                        6.95

Spinach and artichoke hearts mixed with cheeses and served in a skillet with
crispy flatbread.

SLIDERS [2, 4 or 8]                                                      ea 1.95

Traditional square mini-burgers served with spicy ketchup and a 1000 Island
style aeoli.

POTSTICKERS                                                                 6.95

Chicken potstickers served with sweet honey Asian sauce.

ASIAN NOODLES                                                               6.95

Soba noodles served in a Thai dressing with carrots, bean sprouts, slivered
onions.

BREADS, MUFFINS & SPREADS                                                   5.95

House-made flatbreads with our corn and aeoli cheese muffin served with honey
butter, peanut butter and jams.

MINI TACOS [2, 4 or 8]                                                   ea 1.95

Chicken, steak or vegetarian Mini corn tortillas topped with shredded lettuce,
pico de gallo and Asiago cheese.

                                     SALADS

MEDIA CHOPPED                                                               7.95

Chopped lettuce, basil, gorgonzola cheese, salami, turkey tossed in a
vinaigrette topped with chopped tomatoes.

CAESAR                                                                      7.95

Crispy chopped Romaine lettuce, shaved parmasean cheese, spicy garlic croutons
tossed with a creamy Caesar dressing with grilled breast add $3.00.

FAR EAST CHICKEN                                                            7.95

Mixed lettuce, sliced almonds, crispy wontons, bean sprouts, sesame seeds tossed
with Chinese plum dressing, topped with sliced chicken breast.

FIELD GREEN                                                                 7.95

A blend of field green lettuces tossed with caramelized walnuts, thinly sliced
apples served with a light honey dressing.

RANCH BBQ CHICKEN                                                           8.95

Chopped Romaine with black beans, corn, green onions, cilantro tossed with Ranch
dressing, topped with grilled chicken, diced avocado and crispy fried onion
rings.

TOFU FARMERS MARKET                                                         7.95

Mixed lettuce, carrots, snap peas, corn, lima beans, squash, grilled chopped
tofu tossed with a cilantro vinaigrette.

                                   SANDWICHES

CLASSIC TURKEY                                                              6.95

Fresh roasted turkey, thinly sliced, served with lettuce, tomato, onion,
mustard, and mayonnaise.

CHICKEN SALAD                                                               6.95

Chicken salad served on a house-made wheat roll with lettuce, tomato and onion.

THREE CHEESE GRILLED CHEESE                                                 5.95

Griddled sour dough topped with Swiss cheese, bleu cheese and Asiago.

BBQ TOFU                                                                    6.95

Grilled tofu marinated with BBQ sauce, topped with slow-cooked onions and melted
provolone.

GRILLED CHICKEN AVOCADO CLUB                                                6.95

Grilled chicken served with avocado, bacon, lettuce, tomato, melted Swiss
cheese.

PB&J                                                                        5.95

This classic for all ages served on our grilled flatbreads.

                                 Page E-1 of E-2

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                                    EXHIBIT E

                                  TENANT'S MENU

                                  OFF THE GRILL

BUILD YOUR OWN BURGERS

                        1/3 lb    2/3 lb
                        ------    ------
Beef                      5.95      7.95
Turkey                    5.95      7.95
Veggie                    5.95      7.95

CHOOSE A CHEESE.

   Bleu, Swiss, Provolone, Feta

CHOOSE FOUR TOPPINGS

   Chopped lettuce, roasted peppers, tomatoes, slow-cooked onions, avocado,
   chiles, fried onion rings, guacamole, bacon, mushrooms.

CHOOSE A SAUCE.

   1000 Island, Ranch, Bleu Cheese, honey mustard, roasted garlic, bbq.

BUILD YOUR OWN PLATE

Grilled Salmon                9.95
Grilled Chicken Breast        8.95
Skirt Steak                  10.95
Tofu Steak                    8.95

CHOOSE A SAUCE:

Asian, BBQ, mushroom, tomato, lemon herb, black bean.

CHOOSE TWO SIDES.

Mashed potatoes, parmasean au gratin, grilled baked potato, broccoli, spinach,
black beans, wild rice and mixed vegetables, fries.

FAMILY STYLE PLATES [4-8]

Choose any two plate items along with four sides, served with Caesar Salad and
Soup.

                                     PASTAS

THREE CHEESE MAC & CHEESE                                                   7.95

Swiss cheese, bleu cheese, Asiago tossed with penne pasta, served in a skillet.

ROASTED GARLIC BROCCOLI PENNE                                               6.95

Sauteed broccoli and roasted garlic tossed with penne and parmasean cheese
Add chicken                                                                 3.00

SPAGHETTI ALA CARBONARA                                                     7.95

Spaghetti with rich white cream sauce, peas, ham and parmasean.

CHIPOTLE CHICKEN PENNE                                                      7.95

Sauteed chicken, bell peppers, onions, cilantro in a Chipotle cream sauce.

SPAGHETTI WITH MEAT SAUCE                                                   6.95

Slow roasted meat sauce tossed with spaghetti served with garlic flatbread.

VEGETABLE RAVIOLI                                                           7.95

Vegetable ravioli served in a rich mushroom and tomato sauce.

                                     PIZZAS

BBQ CHICKEN                                                                 7.95

BBQ chicken, caramelized red onions, cilantro, smoked gouda, mozzarella.

MUSHROOM & PEPPERONI                                                        6.95

Freshly sliced mushrooms and pepperoni with mozzarella and house-made pizza
sauce.

MARGHERITA                                                                  5.95

Tomato sauce, cheese & herbs.

BUILD YOUR OWN

1-3 toppings                                                                7.95
3-6 toppings                                                                9.95

Toppings.

Pizza sauce, mozzarella, gorgonzola, bleu cheese, bell peppers, caramelized
onions, broccoli, basil, roasted garlic, jalapenos, onions, spinach, chicken,
turkey, salami, pepperoni.

                                DESSERTS TO SHARE

CHOCOLATE CHIP COOKIE SUNDAE                                                5.95

Chocolate chip cookies stacked with vanilla ice cream, topped with hot fudge,
caramel, whipped cream and caramelized walnuts.

DOUBLE CHOCOLATE FUDGE CAKE

Rich chocolate cake filled with warm hot fudge topped with vanilla ice cream and
whipped cream.

SEASONAL FRUIT COBBLER

Mixed seasonal fruits caramelized and topped with a brown sugar crumble.

SORBET AND COOKIES

Assorted fruit sorbets and cookies.

                                 Page E-2 of E-2

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