Document:

<PAGE>

                                                                   EXHIBIT 10.10

                                              *CONFIDENTIAL TREATMENT REQUESTED.
                                  CONFIDENTIAL PORTION HAS BEEN FILED SEPARATELY
                                     WITH THE SECURITIES AND EXCHANGE COMMISSION

                                Lease Agreement

                            Dated as of May 3, 1999

                                 by and between

                 MARKET HALSEY URBAN RENEWAL, LLC, as Landlord

                                    --and--

                            EQUINIX, INC., as Tenant

                                       1
<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                           PAGE
<S>                                                                        <C>
A.   Premises.............................................................  4
B.   Term............................................... .................  4
C.   Use..................................................................  4
1.   Rent.................................................................  5
1a.  Option to extend term................................................  6
2.   Operating expense escalation.........................................  7
3.   Real estate tax escalation........................................... 10
4.   Repairs.............................................................. 12
5.   Compliance with laws................................................. 13
6.   Assignment........................................................... 13
7.   Alterations, improvements............................................ 16
8.   Fire and other casualty.............................................. 20
9.   Inspection and repair................................................ 20
10.  Right to exhibit..................................................... 21
11.  Glass, etc., Damage repairs.......................................... 21
12.  Signs and exterior appearance........................................ 21
13.  Non-liability of landlord............................................ 22
14.  Mortgage priority.................................................... 22
15.  Security deposit..................................................... 22
16.  Increase of insurance rates.......................................... 23
17.  Utilities............................................................ 23
18.  Condemnation, eminent domain......................................... 24
19.  Remedies upon tenant default......................................... 24
20.  Termination on default............................................... 25
21.  Removal of tenant's property......................................... 25
22.  Reimbursement of landlord............................................ 25
23.  Non-performance by landlord.......................................... 26
24.  Validity of lease.................................................... 26
25.  Non-waiver by landlord............................................... 26
26.  Notices.............................................................. 26
27.  Title and quiet enjoyment............................................ 26
28.  Entire contract...................................................... 27
29.  Partial Invalidity................................................... 27
30.  Condition of premises................................................ 27
31.  Maintenance of sprinkler system...................................... 27
32.  Waste removal........................................................ 27
33.  Licenses and permits................................................. 28
34.  Limited liability.................................................... 28
35.  Mutual indemnification............................................... 28
36.  Insurance............................................................ 29
37.  Brokerage............................................................ 30
38.  Acm.................................................................. 30
39.  Holdover............................................................. 31
</TABLE>

                                       2
<PAGE>

<TABLE>

<S>                                                                        <C>
40.  Liens................................................................ 31
41.  [intentionally deleted].............................................. 32
42.  Commencement date agreement.......................................... 32
43.  Landlord's failure to repair......................................... 32
44.  Delays in performance................................................ 32
45.  Governing law........................................................ 32
46.  Consents............................................................. 33
47.  Lien waiver.......................................................... 33
48.  Estoppel certificate................................................. 33
49.  Certificate of occupancy............................................. 33
50.  Miscellaneous........................................................ 33
</TABLE>

                                       3
<PAGE>

                                LEASE AGREEMENT
                                ---------------

     This Lease Agreement is made as of May 3, 1999 between MARKET HALSEY URBAN
RENEWAL, LLC, a New York limited liability company having an office at 723
Seventh Avenue, 7th Floor, New York, NY 10019-6886 in the County of New York and
State of New York, hereinafter designated and referred to as "Landlord" (or "the
Landlord"), and EQUINIX-NY, INC., a Delaware corporation having a principal
office at 901 Marshall Avenue, 2nd floor, Redwood City, CA 94063, hereinafter
designated and referred to as "Tenant" (or "the Tenant");

                                   WITNESSETH
                                   ----------

     WHEREAS, Landlord and Tenant hereby covenant and agree as follows:

A.   Premises

     Landlord hereby leases to Tenant and Tenant does hereby rent from Landlord
a portion of the eighth (8th) floor, consisting of approximately [*] ([*])
rentable square feet as more particularly shown in the diagram annexed hereto as

Exhibit A (hereinafter, the "demised premises" or the "premises" or the
---------
"Premises") in the building known as and located at [*] (the former [*]
building), Newark, New Jersey (hereinafter the "Building" or "building").  The
Building is situated on a parcel of land which is legally described on Exhibit B
                                                                       ---------
annexed hereto and made a part hereof.

B.   Term

     The term of this lease shall be fifteen (15) Lease Years, plus one (1)
five-year renewal option, to commence four (4) months after Landlord's Work (as
defined in Article 7 of this lease) is substantially complete (hereinafter, the
"Commencement Date"), and to end and expire fifteen (15) Lease Years from said
date. For the purposes of this Lease, a "Lease Year" shall be defined as that
twelve (12) month period during the lease term, commencing on the Commencement
Date or the annual anniversary thereof, as may be applicable, provided, however,
that if the Commencement Date is a date other than the first day of a calendar
month, then the first Lease Year shall be the twelve (12) month period beginning
on the first day of such month.  All of the terms, provisions and obligations of
this lease shall be fully binding and enforceable upon execution and delivery of
this lease notwithstanding the fact that the term of this lease shall not
commence on such date.

C.   Use

     The demised premises shall be used and occupied for the installation,
operation and repair of telecommunications equipment for Tenant's
telecommunications business, as well as general and executive offices.  Tenant
agrees at all times during the term of this lease (and any renewal thereof) to
comply with all applicable laws affecting the use of the Premises.

*CONFIDENTIAL TREATMENT REQUESTED.  CONDIDENTIAL PORTION HAS
BEEN FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION

                                       4
<PAGE>

1.   Rent

     (a) Tenant covenants to pay to Landlord as a minimum annual rent (the "base
rent" or "fixed rent") commencing on the Commencement Date and throughout the
term of this lease, in accordance with the following schedule:

Lease Year                                Annual base rent
----------                                ----------------

 1                                        $[*] ($[*]/rent. sq ft)
 2                                        $[*] ($[*]/rent. sq ft)
 3                                        $[*] ($[*]/rent. sq ft)
 4                                        $[*] ($[*]/rent. sq ft)
 5                                        $[*] ($[*]/rent. sq ft)

 6                                        $[*] ($[*]/rent. sq ft)
 7                                        $[*] ($[*]/rent. sq ft)
 8                                        $[*] ($[*]/rent. sq ft)
 9                                        $[*] ($[*]/rent. sq ft)
10                                        $[*] ($[*]/rent. sq ft)

11                                        $[*] ($[*]/rent. sq ft)
12                                        $[*] ($[*]/rent. sq ft)
13                                        $[*] ($[*]/rent. sq ft)
14                                        $[*] ($[*]/rent. sq ft)
15                                        $[*] ($[*]/rent. sq ft)

First renewal option period
---------------------------

Lease Year                                Annual base rent
----------                                ----------------

16                                        $[*] ($[*]/rent. sq ft)
17                                        $[*] ($[*]/rent. sq ft)
18                                        $[*] ($[*]/rent. sq ft)
19                                        $[*] ($[*]/rent. sq ft)
20                                        $[*] ($[*]/rent. sq ft)

     (b)  Tenant and/or Tenant's architects have measured the demised premises
prior to occupancy and Landlord and Tenant agree that the demised premises shall
be deemed to contain [*] rentable square feet.

     (c) The base rent shall be payable in advance in equal monthly installments
on the first day of each calendar month. If the term of this lease does not
commence on the first day of a month, the base rent for the month in which the
term of this lease commences shall be appropriately apportioned. Tenant shall
pre-pay the first months' rent upon execution hereof.

*CONFIDENTIAL TREATMENT REQUESTED.  CONDIDENTIAL PORTION HAS
BEEN FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION

                                       5
<PAGE>

     (d) Tenant also covenants to pay, from time to time as provided in this
lease, as additional rent, all other amounts and obligations which Tenant
assumes or agrees to pay under this lease and, without prejudice to any other
rights, powers or remedies of Landlord, interest at the rate of fifteen percent
(15%) per annum on any item of rent or additional rent not paid within five (5)
business from said due date, until payment thereof. In the event of any failure
on the part of Tenant to pay any additional rent, Landlord shall have all the
rights, powers and remedies provided for in this lease, at law, in equity or
otherwise, in the case of nonpayment of fixed rent. Nothing herein shall be
construed to extend the due dates of Tenant's payments under this lease, or to
waive any rights or remedies of Landlord in the event of Tenant's late payment.
Tenant's obligations to pay fixed rent and additional rent shall survive the
expiration of the lease term or earlier termination of this lease.

     (e)  All fixed rent and additional rent (collectively hereinafter referred
to as "rent") shall be paid in such coin or currency (or, subject to collection,
by good check payable in such coin or currency) of the United States of America
as at the time shall be legal tender for the payment of public and private
debts, at the office of Landlord as set forth above, or at such place and to
such person as Landlord from time to time may designate.

     (f)  All rent shall be paid to Landlord without notice, demand,
counterclaim, setoff, deduction or defense, and nothing shall suspend, defer,
diminish, abate or reduce any rent, except as expressly provided in this lease.

     (g)  The obligations and liabilities of Tenant hereunder in no way shall be
released, discharged or otherwise affected (except as expressly provided herein)
by reason of: any bankruptcy, insolvency, reorganization, composition,
adjustment, dissolution, liquidation or other similar proceeding relating to
Landlord, or any action taken with respect to this lease by any trustee or
receiver of Landlord, or by any court, in any such proceeding; any claim which
Tenant has or might have against Landlord; any failure on the part of Landlord
to comply with or perform any provision hereof or of any other agreement with
Tenant; or any other occurrence whatsoever, whether similar or dissimilar to the
foregoing, whether or not Tenant shall have notice or knowledge of any of the
foregoing. Except as expressly provided herein, Tenant waives all rights now or
hereafter conferred by statute or otherwise to quit, terminate or surrender this
lease or the demised premises or any part thereof, or to receive any abatement,
suspension, deferment, diminution or reduction of any rent payable by Tenant
hereunder, except those rights expressly provided in this lease.

     1A.  Option to Extend Term

     (a)  Tenant shall have one (1) renewal option to extend the term of this
lease for a period of five (5) years, subject to all of the terms, covenants and
conditions of this lease, except that during said renewal periods, Tenant shall
pay annual fixed rent as set forth in Article 1.

                                       6
<PAGE>

     (b)  To be effective, Tenant must give Landlord written notice of Tenant's
election to exercise each of the renewal option periods of this lease not less
than two hundred and seventy (270) days prior to the expiration of the then
existing term of this lease. Tenant's right to extend the term of this lease
pursuant to this Article shall be conditioned upon there being no default by
Tenant in the performance or observance of any of the terms, covenants and
conditions of this lease either at the time of the exercise of the option or on
the expiration of the then existing term of this lease.

2.   Operating Expense Escalation.

     (a) Tenant shall pay, during the term of this lease (and any renewals
thereof), the additional rent provided for in this Article. As used in this
lease, the following terms shall have the meanings set forth below:

"Operating Expenses" shall mean all costs and expenses paid or incurred by or on
behalf of Landlord with respect to the operation, cleaning, maintenance, repair,
safety, security or management of the building, the equipment of Landlord
therein, the sidewalks or other areas adjacent thereto, or the services provided
to tenants thereof, including without limitation: (i) salaries, wages and
bonuses paid to, and the cost of any hospitalization, medical, surgical, union
and general welfare benefits, pension, retirement or life insurance plans, and
other benefits or similar expenses relating to, employees of Landlord engaged in
the operation, cleaning, maintenance, repair, safety, security or management of
the building, or said equipment or areas, or in providing said services to
tenants; (ii) social security, unemployment and other payroll taxes, and the
cost of disability and workmen's compensation coverage required by any
applicable law, rule, regulation or union contract, or otherwise paid with
respect to said employees; (iii) the cost of electricity, gas, steam, water, air
conditioning and other fuel and utilities; (iv) the cost of casualty, rent,
liability, fidelity, plate glass and any other insurance; (v) the cost of
repairs, maintenance and painting; (vi) the cost or rental of all building and
cleaning supplies, tools, materials and equipment; (vii) the cost of uniforms,
work clothes and dry cleaning; (viii) window cleaning, concierge, guard,
watchman or other security personnel, services and systems, if any; (ix)
management fees, or if no managing agent is employed by Landlord, a sum in lieu
thereof which is not in excess of then prevailing rates for management fees
payable in Essex County, NJ, for first class office buildings; (x) charges of
independent contractors performing any of the aforesaid work for Landlord; (xi)
legal, accounting and other professional fees and disbursements incurred in
connection with the operation or management of the building; (xii) association
fees and dues; (xiii) decorations and exterior and interior landscaping; (xiv)
depreciation of hand tools and other movable equipment used in connection with
the operation, cleaning, maintenance, repair, safety, security and management of
the building; and (xv) such other items or cost or expense as are normally
included in operating expenses of similar buildings.  Where work is performed by
a contractor, the amount charged Landlord for such work shall constitute the
cost of such work for purposes hereof, but if the contractor is related to, or
is associated or affiliated with Landlord, then such cost shall not exceed what
an independent contractor reasonably would charge for similar services.
Operating Expenses, however, shall exclude:  (a) executives' salaries above the
                                   -------
grade of building manager; (b) expenditures for capital improvements, other than
those which under generally applied real estate practices are expensed or
regarded as deferred expenses, except as hereinafter provided; (c) amounts
received by Landlord through proceeds of insurance to the extent they are

                                       7
<PAGE>

compensation for sums previously included in Operating Expenses; (d) cost of
repairs or replacements incurred by reason of fire or other casualty or
condemnation to the extent Landlord is compensated therefor; (e) advertising and
promotional expenditures; (f) costs of painting and decorating any tenant's
space, and costs incurred in performing work or furnishing services to any
tenant to the extent that such work or service is in excess of any work or
service that Landlord is obligated to furnish at Landlord's expense; (g)
depreciation, except as provided above; (h) brokerage commissions and rental
fees; (i) the cost of electricity (other than for air conditioning) furnished to
the demised premises or any other space leased to tenants, as estimated by
Landlord; (j) real taxes and income taxes; and (k) and amortization estate
taxes, franchise refinancing costs and mortgage interest payments.  If Landlord
shall purchase any item of capital equipment or make any capital expenditure
which has the effect of reducing the expenses which otherwise would be included
in Operating Expenses, or is required by reason of laws, rules or regulations of
any governmental authority or insurance requirements, then the costs of such
capital equipment or capital expenditure are to be included in Operating
Expenses for the Escalation Year in which the costs are incurred and subsequent
Escalation Years, on a straight-line basis, to the extent that such items are
amortized over an appropriate and reasonable period, not in excess of ten years,
with an interest factor equal to eight percent per annum at the time of
Landlord's having made such expenditure.  If Landlord shall lease any items of
capital equipment designed to result in savings or reductions in expenses which
would otherwise be included in Operating Expenses, then the rentals and other
costs paid pursuant to such leasing shall be included in Operating Expenses in
the Escalation Year in which they were incurred. If during all or part of any
Escalation Year, Landlord shall not furnish any particular items of work or
service (which otherwise would constitute an Operating Expenses hereunder) to
portions of the building due to the fact that (i) such portions are not occupied
or leased, (ii) such item of work or service is not required or desired by the
tenant of such portion, (iii) such tenant is itself obtaining and providing such
item of work or service, or (iv) for other reasons; then, for the purpose of
computing Operating Expenses, the amount for such item and for such period shall
be deemed to be increased by an amount equal to the additional costs and
expenses which reasonably would have been incurred by Landlord during such
period if Landlord had at its own expense furnished such item of work or
services to such portion of the building or such tenant.

"Escalation Year" shall mean each twelve month period or portion thereof, ending
on December 31, occurring after December 31, 2000 and within the term of this
lease.

"Base Year" shall mean the amount of Operating Expenses for the Building for the
calendar year ending on December 31, 2000, prorated to 95% occupancy.

"Tenant's Share" shall mean 4.56%.

     (b) Tenant shall pay to Landlord, as additional rent, an amount equal to
Tenant's Share of the amount by which Operating Expenses for any Escalation Year
during the term of this lease exceed the amount for the Base Year.

     (c) As soon as reasonably practicable after the close of any Escalation
Year for which Operating Expenses exceed the Base Year, Landlord shall submit to
Tenant a statement setting forth the computation of the amount of such excess
and Tenant's Share thereof. Tenant shall pay Tenant's Share of such excess
amount within ten (10) days after the rendition of such statement.

                                       8
<PAGE>

     (d)  Commencing as of the first day of the month immediately following the
rendition of such statement and on the first day of each month thereafter until
a new statement is rendered, Tenant also shall pay to Landlord an amount equal
to one-twelfth of the total additional rent payable under this Article for the
preceding Escalation Year. Said monthly payments shall be adjusted to reflect,
if Landlord can reasonably so estimate, known increases in rates for the current
Escalation Year. Said monthly payments shall be credited toward the additional
rent payable under this Article for the current Escalation Year, subject to
adjustment when the statement for such Escalation Year is rendered by Landlord.
Tenant shall make payments for the additional rent payable under this Article
for the first Escalation Year on the basis of reasonable estimates prepared by
Landlord, which payments shall be made monthly on the first day of each month
during such first Escalation Year. The payments based on such estimates shall be
adjusted after the expiration of the first Escalation Year on the basis of
Landlord's actual costs for the first Escalation Year.

     (e)  If the payments made by Tenant pursuant to the preceding paragraph of
this Article exceed the amount of additional rent payable to Landlord pursuant
to this Article for such Escalation Year, such excess, at Landlord's option,
either shall be paid to Tenant or credited without interest against the next
payments provided for hereunder. If the amount payable by Tenant as additional
rent pursuant to this Article for any Escalation Year exceeds the payments made
by Tenant pursuant to the preceding paragraph of this Article, Tenant shall pay
the difference within ten days after Landlord furnishes to Tenant a statement of
the Operating Expenses for such Escalation Year.

     (f)  If Tenant shall have paid additional rent for any increase in
Operating Expenses for any Escalation Year and thereafter there is a reduction
in the Operating Expenses in a subsequent Escalation Year during the term of
this lease below the Base Year, then Tenant, if not in default hereunder, shall
be entitled to an amount equal to Tenant's Share of the reduction below the Base
Year for the particular Escalation Year in question. All such payments to Tenant
shall not total more than the aggregate of the payments of increases in
Operating Expenses theretofore paid by Tenant, and in no event shall Tenant be
entitled to any payment that would result in the reduction of the fixed rent
originally reserved herein, regardless of any reduction in Operating Expenses.
If Tenant has paid any increase in Operating Expenses, then Landlord thereafter
shall, as soon as practicable after the end of each subsequent Escalation Year,
submit a statement of Operating Expenses for each such subsequent Escalation
Year, as long as Tenant may be entitled to share in any reduction in Operating
Expenses as provided above. If Tenant shall be entitled to share in any
reduction in Operating Expenses, the amount of Tenant's Share thereof shall
accompany such statement. Tenant's right to credit, or, if at the end of the
lease term, a reimbursement, for overpayment of Operating Expenses shall survive
the expiration date of this Lease and shall not result in a waiver of such right
to the extent permitted by applicable statute or case law.

     (g)  In no event shall the annual fixed rent under this lease be reduced by
virtue of this Article. The additional rent provided herein shall be apportioned
as of the commencement and the expiration of the lease term or earlier
termination of this lease. If the commencement of the term of this lease is not
the first day of the first Escalation Year, then the rent due hereunder for such
first Escalation Year shall be a proportionate share of the additional rent that
would have been payable for the entire first Escalation Year. Upon the date of
the expiration of the lease

                                       9
<PAGE>

term or earlier termination of this lease, a proportionate share of the
additional rent payable under this Article for the Escalation Year during which
such expiration or termination occurs shall immediately become due and payable
by Tenant to Landlord. Said proportionate share shall be based on the length of
time that the term of this lease shall be within such Escalation Year. Promptly
after such expiration or termination, Landlord shall compute the additional rent
due from Tenant, as aforesaid, which computation shall be an estimate based upon
the most recent annual statements theretofore furnished by Landlord to Tenant.
Promptly after the end of the aforesaid Escalation Year, Landlord shall cause a
final statement showing the computation of the actual additional rent due from
Tenant for that Escalation Year to be prepared and furnished to Tenant,
whereupon any appropriate adjustments of amount owed to Landlord shall be made.
The obligations of Tenant to pay additional rent as provided for herein shall
survive the expiration of the lease term or earlier termination of this lease.
If Tenant continues in possession of the demised premises after the expiration
of the lease term or earlier termination of this lease, as a month to month
tenant or otherwise, the provisions of this Article shall continue in full force
and effect for so long as Tenant remains in possession of the demised premises.

     (h)  No delay or failure by Landlord in preparing or delivering any
statement or demand for any additional rent shall constitute a waiver of, or
impair Landlord's rights to collect, such additional rent.

     (i)  The statements provided by Landlord pursuant to this Article shall
constitute a final determination as between Landlord and Tenant of the
additional rent for the periods represented thereby, unless Tenant within sixty
(60) days after they have been furnished shall give a notice to Landlord that
Tenant disputes their accuracy or appropriateness, which notice shall specify
the particular respects in which the statement is inaccurate or inappropriate.
Pending the resolution of such dispute, Tenant shall pay the additional rent to
Landlord in accordance with the statements furnished by Landlord. After payment
of said additional rent, Tenant shall have the right, during reasonable business
hours and upon not less than three (3) business days prior written notice to
Landlord, to examine Landlord's books and records with respect to the foregoing,
provided such examination is commenced within thirty days and is concluded
within sixty days following the rendition of the statement in question. In the
event that the examination reasonably determines that Tenant has overpaid and
Landlord agrees with such determination, then Landlord shall promptly refund or
credit to Tenant such amount. If the examination shows a discrepancy of more
than five (5%) percent of the aggregate amount paid by Tenant for its
Proportionate Share of increases in Operating Expenses, Landlord shall reimburse
Tenant for the reasonable costs of such examination.

3.  Real Estate Tax Escalation.

    Tenant shall pay, during the term of this lease, the additional rent
provided for in this Article. As used herein, the following terms shall have the
meanings set forth below:

"Real Estate Taxes" shall mean all real estate taxes, assessments, water charges
and sewer rents, and other taxes and charges of every nature and kind
whatsoever, whether general or special, ordinary or extraordinary, foreseen or
unforeseen, including without limitation any Business Improvement District tax,
of every character, which at any time may be assessed, levied, charged,
confirmed or imposed on or in respect of or be a lien upon the building. "Real

                                       10
<PAGE>

Estate Taxes" shall exclude income, franchise, inheritance or similar taxes;
provided, however, that if the method of taxation or assessment shall be changed
so that the whole or any part of the Real Estate Taxes theretofore payable with
respect to the building instead shall be levied, charged, assessed or imposed in
whole or in part on the income or rents received by Landlord from the building
or shall otherwise be imposed against Landlord in the form of a franchise tax or
otherwise, then the same shall be deemed Real Estate Taxes for purposes of this
Article.

"Escalation Year" shall mean each twelve month period or portion thereof, ending
on December 31, occurring after December 31, 2000.

"Tax Base Year" shall mean the calendar year ending December 31, 2000.

"Tenant's Share" shall mean 4.56%.

     Tenant shall pay to Landlord, as additional rent, an amount equal to
Tenant's Share of the amount by which the Real Estate Taxes payable during any
Escalation Year shall exceed the Tax Base Year, irrespective of whether such
excess is due to higher tax rates, increases in assessed valuation or other
cause. Such additional rent may be billed by Landlord at or about the dates on
which installments of Real Estate Taxes are due and payable by Landlord, or at
any time thereafter, and such additional rent shall be payable by Tenant to
Landlord within ten days after being billed therefor. An ordinary tax bill shall
be sufficient evidence of the amount of Real Estate Taxes for purposes of
computing the amount to be paid by Tenant.

     The Real Estate Taxes actually payable by Landlord shall be used in
computing the additional rent hereunder.  If Landlord receives a refund of any
Real Estate Taxes paid during any Escalation Year on which additional rent shall
have been based, as a result of a reduction of Real Estate Taxes by final
determination of legal proceedings, settlement or otherwise, the additional rent
shall be recomputed based on the net refund, after deducting Landlord's
expenses, and Tenant shall receive a credit for or refund of any overpayment of
additional rent.

     Landlord shall not be obligated to contest the levy or assessment of any
Real Estate Taxes, and it shall be at Landlord's sole discretion whether any
such contest shall be undertaken. Landlord hereby reserves the exclusive right
to take and prosecute all such proceedings, including any such proceedings for
the Tax Base Year, and if so taken, Landlord may proceed without notice to
Tenant and may prosecute the proceeding, including settlement and
discontinuance, in such manner as Landlord may determine in its sole discretion.

     In no event shall the annual fixed rent under this lease be reduced by
virtue of this Article.

     The additional rent provided herein shall be apportioned as of the
expiration of the lease term or earlier termination of this lease.  The
obligations of Tenant to pay additional rent as provided for herein shall
survive the expiration of the lease term or earlier termination of this lease.
If Tenant continues in possession of the demised premises after the expiration
of the lease term or earlier termination of this lease, as a month to month
tenant or otherwise, the provisions of this Article shall continue in full force
and effect for so long as Tenant remains in possession of the demised premises.

                                       11
<PAGE>

     The additional rent provided for herein may, at Landlord's option, be
collectible by Landlord in the same manner as the regular installments of fixed
rent due under this lease.  No delay or failure by Landlord in preparing or
delivering any statement or demand for any additional rent shall constitute a
waiver of, or impair Landlord's rights to collect, such additional rent.

4.   Repairs

     (a) Except as otherwise expressly provided in this Article, Tenant assumes
full and sole responsibility for the condition, operation, repair, maintenance
and management of the demised premises throughout the term of this lease (and
any renewal period), except that Tenant shall not be required to make repairs
resulting from fire, flood, or other casualty provided Tenant maintains the
insurance required under the terms of the lease and Tenant pays over to Landlord
all insurance proceeds received therefrom. Landlord shall not be required to
make any repairs, alterations, replacements, changes, additions or improvements
in or to the demised premises at any time during the term of this lease (and any
renewal period), unless such repairs are structural in nature and provided the
repair thereof is not necessitated by (i) the negligent acts or omissions of
Tenant or Tenant's contractors, employees, agents, subtenants, licensees or
anyone acting on Tenant's behalf or (ii) whether or not caused by Tenant's
negligence, if same was caused directly or indirectly by Tenant's Work (as
hereinafter defined) or Tenant's Specialty Equipment.

     (b)  Tenant, at its own cost and expense, shall take good care of and shall
maintain the demised premises, all equipment, fixtures and appurtenances, and
all water and sewer equipment and connections, gas pipes, wires and conduits for
electricity and other utilities, in good and safe order and condition, and shall
make all non-structural repairs thereto and replacements thereof, interior and
exterior, ordinary and extraordinary, foreseen or unforeseen, and whether or not
necessitated by wear, tear, obsolescence or defects, latent or otherwise, and
all structural repairs if such repairs are caused or necessitated the negligent
acts or omissions of Tenant or Tenant's contractors, employees, agents,
subtenants, licensees or anyone acting on Tenant's behalf. If Landlord at any
time shall give notice to Tenant that Tenant has failed to comply in any respect
with the provisions of this Article, Tenant shall promptly perform all repairs
and other work specified in such notice.

     (c) At the end or other expiration of the term hereof, shall deliver up the
rented premises in good order and condition, wear and tear from a reasonable use
thereof, and damage by the elements not resulting from the neglect of fault of
the Tenant, excepted. The Tenant shall neither encumber nor obstruct the
sidewalks, driveways, yards, entrances, hallways and stairs, but shall keep and
maintain the same in a clean condition, free from debris, trash and refuse.

     (d) Landlord shall not be required to provide any facilities, utilities or
services of any kind whatsoever to or at the demised premises during the term of
this lease (and any renewal period), and Tenant shall provide and pay for all of
the same, except that Landlord shall (i) provide Tenant with 24-hour per day, 7-
days per week, 365-days per year access to the demised premises, (ii) clean the
common areas of the building, and (iii) maintain security and other building
personnel.

                                       12
<PAGE>

5.  Compliance with Laws

     Tenant shall promptly comply with all laws, ordinances, rules, regulations,
requirements and directives of the Federal, State and Municipal Governments or
Public Authorities and of all their departments, bureaus and subdivisions,
applicable to and affecting the premises, including, without limitation, the use
and occupancy thereof and any Specialty Equipment (as defined in Article 7)
installed therein, and shall at all times correct, prevent and abate any
nuisances, violations or other grievances in, upon or connected with the said
premises, and shall promptly comply with all orders, regulations, requirements
and directives of the Board of Fire Underwriters or similar authority and of any
insurance companies which have issued or are about the issue policies of
insurance covering the said premises and its contents, for the prevention of
fire or other casualty, damage or injury, at the Tenant's own cost and expense.

6.  Assignment

     (a)  Except as otherwise provided herein, Tenant expressly covenants that
Tenant shall not voluntarily or involuntarily assign, encumber, mortgage,
hypothecate, or otherwise transfer this lease, or sublet the demised premises or
any part thereof, or suffer or permit the demised premises or any part thereof
to be used or occupied by others, by operation of law or otherwise, without the
prior written consent of Landlord in each instance. Absent such consent, any act
or instrument purporting to do any of the foregoing shall be null and void.

     (b)  The transfer of a majority of the capital stock of any corporate
tenant, or of a majority of the total interests in any partnership tenant,
however accomplished and whether in a single transaction or a series of
transactions, shall be deemed an assignment of this lease, except that a
transfer of stock for purposes hereof shall not include sales of stock through
the "over-the-counter market" or a recognized stock exchange.

     (c)  With respect to any assignment or sublet which requires Landlord
consent, Landlord shall not unreasonably withhold or delay Landlord's consent.

     (d)  If Tenant desires to assign this lease or sublet all or any portion of
the demised premises, Tenant shall submit to Landlord in writing: the name and
address of the proposed assignee or subtenant; a counterpart of the proposed
agreement of assignment or sublease and all other instruments or agreements
pertaining thereto; such information as to the nature and character of the
business of the proposed assignee or subtenant, and the proposed use of the
space, as Landlord reasonably may request; banking, financial or other credit
information relating to the proposed assignee or subtenant sufficient to enable
Landlord to determine the financial responsibility and character of the proposed
assignee or subtenant; and a statement of all sums or other consideration paid
or to be paid to or by Tenant by or for the account of the assignee or subtenant
in connection with such assignment or sublease, including without limitation
sums paid or to be paid for the sale or rental of Tenant's fixtures, leasehold
improvements, equipment, furniture, furnishings or other personal property. All
costs incurred with respect to providing appropriate ingress to and egress from
sublet space shall be borne by Tenant and shall be subject to the provisions of
this lease regarding alterations.

                                       13
<PAGE>

     (e)  No assignment or transfer, irrespective of any consent by Landlord,
shall be effective unless the assignee shall execute, acknowledge and deliver to
Landlord a recordable agreement, in form and substance satisfactory to Landlord,
whereby the assignee shall assume the obligations and performance of this lease
and shall agree to be bound by all of the terms, covenants and conditions of
this lease, including restrictions on use, to be observed, performed or complied
with by Tenant, and whereby the assignee shall agree that the provisions of this
Article shall continue to be binding upon it in the future notwithstanding such
assignment or transfer. No sublease shall be effective, irrespective of any
consent of Landlord, unless the subtenant shall execute and deliver to Landlord
a recordable agreement, in form and substance satisfactory to Landlord, whereby
the subtenant agrees to comply with all applicable terms, covenants and
conditions of this lease, including restrictions on use, to be complied with by
Tenant hereunder.

     (f)  Each assignment or sublease, as the case may be, shall specifically
state that: (i) it is subject to all of the terms, covenants and conditions of
this lease; (ii) the assignee or subtenant shall not have the right to a further
assignment thereof or subletting thereunder, or to allow the demised premises to
be used by others, without the prior written consent of Landlord in each
instance; (iii) a consent by Landlord thereto shall not be deemed to modify or
amend the provisions of this lease or Tenant's obligations hereunder, which
shall continue to apply to the premises involved and the occupants thereof as if
the assignment or sublease had not been made; (iv) if Tenant defaults in the
payment of any rent, Landlord is authorized to collect any rents due and
accruing from any assignee, subtenant or other occupant of the demised premises
and to apply the net amounts collected to the rents reserved in this lease; and
(v) the receipt by Landlord of any amounts from any assignee, subtenant or other
occupant of any part of the demised premises shall not be deemed or construed as
releasing Tenant of Tenant's obligations hereunder or the acceptance of that
party as a direct tenant.

     (g)  Without limiting the generality of any other provision of this lease,
in the event of any subletting of the demised premises, Landlord shall be
entitled to fifty (50.0%) percent of the amount paid by subtenant which is in
excess of the fixed rent to be paid by Tenant under this lease during the term
of such sublease, after taking into account all of Tenant's expenses relating to
such subletting, including concessions, sums spent for subtenant improvements,
brokerage commissions and free rent. If only a portion of the demised premises
is sublet, the rent paid therefor by Tenant shall be deemed to be that fraction
of the rent payable under this lease that the area of said sublet space bears to
the entire demised premises. Landlord shall, together with any request for
Landlord's consent to a proposed sublease, include in such request an itemized
schedule of any income and expenses relating to such a sublease. All sums
payable hereunder by Tenant shall be paid to Landlord as additional rent
immediately upon receipt thereof by Tenant. Tenant, upon request, shall execute
a writing confirming the fixed rent as increased as aforesaid.

     (h)  In no event shall Tenant be entitled to assign this lease or to sublet
all or any portion of the demised premises to: any tenant or occupant of any
other space in the building, or to any person or entity who has dealt with
Landlord or Landlord's agents, directly or through a broker, with respect to
space in the building during the twelve (12) months preceding the assignment or
subletting; or any person or entity whose business or activities or intended use
of the demised premises is not in keeping with the standards of the building. In
no event shall Tenant be entitled to assign this lease or sublet the demised
premises or any part thereof if there

                                       14
<PAGE>

shall be any default by Tenant, beyond any applicable grace period, under any
term, covenant or condition of this lease.

     (i)  Tenant shall not advertise, or authorize any broker to advertise, for
a subtenant or assignee, without the prior written consent of Landlord in each
instance, which consent shall not be unreasonably withheld. No advertisement or
public communication shall mention or refer to a rental rate or to any other
matter which directly or indirectly might adversely reflect on the dignity and
prestige of the building.

     (j)  Landlord's consent to an assignment, encumbering, transfer or
subletting shall not be deemed or construed as a consent to any further
assignment, encumbering, transfer or subletting, or a waiver of this provision
of this Article. A modification, amendment or extension or a sublease shall be
deemed a new subletting for purposes of the prohibitions contained in this
Article. Any person or representative of Tenant to whom Tenant's interest under
this lease passes by operation of law, or otherwise, shall be bound by the
provisions of this Article.

     (k)  No assignment of this lease or acceptance of rent by Landlord from any
assignee or other party shall discharge or release Tenant or any person, firm or
corporation which previously assumed Tenant's obligations hereunder, and Tenant
and such persons, firms and corporations shall remain liable for the payment of
rent due and to become due under this lease and for the performance and
observance of all of the terms, covenants and conditions of this lease on the
part of Tenant to be observed or performed for the balance of the term of this
lease as if no assignment has been effected. If this lease is assigned, whether
or not in violation of this Article, Landlord may collect rent from the
assignee. If the demised premises or any part thereof are sublet or occupied by
anybody other than Tenant, Landlord, after any default by Tenant, may collect
rent from the subtenant or occupant, and apply the net amount collected to the
rent due hereunder. Such collection of rent by Landlord shall not be deemed or
construed as a waiver of the provisions hereof, the acceptance of the assignee,
subtenant or occupant as a tenant, or a release of Tenant from the further
performance and observance by Tenant of the terms, covenants and conditions of
this lease.

     (l)  Notwithstanding anything contained in this Article to the contrary,
Tenant may assign this lease or sublet the demised premises to a parent or
controlling entity of Tenant, a corporation into which or with which Tenant is
merged or consolidated or to an entity to which substantially all of the assets
of Tenant are transferred, and Tenant may sublet the demised premises to
subsidiaries or affiliates of Tenant for so long as any such subsidiary or
affiliate shall retain the status of a subsidiary or affiliate of Tenant. For
purposes hereof, a "subsidiary" or "affiliate" shall mean a corporation of which
at least fifty-one percent (51%) of the common stock is directly or indirectly
owned by Tenant.

     (m)  Without limiting the foregoing, the collocation of telecommunications
equipment of customers or renters of Tenant in the demised premises shall not
constitute a prohibited assignment or sublease or require the consent of
Landlord provided however that any such collocation agreement entered into shall
not grant to any such entity any possessory rights to the Premises nor shall
such create a tenancy.

                                       15
<PAGE>

     (n)  Whenever Tenant shall claim under this Article or any other provision
of this lease that Landlord has unreasonably withheld or delayed its consent to
any request of Tenant, Tenant shall have no claim for damages by reason of such
alleged withholding or delay, and Tenant's sole remedy therefor shall be a right
to obtain specific performance without recovery of damages.

     (o)  Nothing contained herein shall prevent Tenant from obtaining financing
for its Operating Equipment (as defined in Article 7(A) of this lease) provided
that a lien waiver agreement reasonably satisfactory in form and substance to
Landlord is entered into between Landlord and the entity providing such
equipment financing.

7.  Alterations, Improvements

     (A)  Except as expressly provided for herein, no alterations, additions or
improvements shall be made, and no climate regulating, air conditioning,
cooling, heating or sprinkler systems, shall be installed in or attached to the
premises, without the written consent of the Landlord. All such alterations
(except television and radio antennas), additions or improvements and systems
made to the Premises and Building, including any conduits, risers, tanks, ducts
and HVAC, when made, installed in or attached to the said premises, shall belong
to and become the property of the Landlord and shall be surrendered with the
premises and as part thereof upon the expiration or sooner termination of this
lease, without hindrance, molestation or injury. Notwithstanding the foregoing,
those items of Tenant's Specialty Equipment which are movable or which are
affixed to the premises or the Building in a non-permanent manner (e.g.
batteries, customer equipment) (the "Operating Equipment") shall remain the
personal property of Tenant and may be removed by Tenant, without damage to the
Building or the premises, upon expiration of the term of this lease.

     (B)  Tenant Obligations.
          ------------------

               (i)  Space Plan and Specifications. Prior to the commencement of
                    -----------------------------
any alterations, additions, construction, or modifications (collectively
"alterations") to the premises or the Building, including, without limitation,
Tenant's initial alterations to the Premises and the Building to prepare the
premises for Tenant's occupancy (referred to hereinafter as "Tenant's Work"),
Tenant shall deliver full and detailed plans and specifications (collectively
"Tenant's Plans") to Landlord for its written approval, which approval shall not
be unreasonably withheld, conditioned or delayed. Landlord shall respond to
Tenant's request for approval of Tenant's Plans within fifteen (15) calendar
days, and if Landlord fails to respond within fifteen (15) business days after
submission same shall be deemed approved by Landlord. In the event Landlord
shall not approve Tenant's Plans, Landlord shall notify Tenant of its objections
thereto. Landlord and Tenant shall thereafter work cooperatively and in good
faith to reach agreement upon mutually agreeable plans and specifications.
Tenant shall engage its own general contractor, construction manager,
subcontractor, architect and engineer, each of whom shall be subject to
Landlord's approval (which approval shall not be unreasonably withheld,
conditioned or delayed) to construct Tenant's Work. Tenant shall be responsible
for Landlord's costs related to review of Tenant's Plans by Landlord's
architects, engineers and consultants, but Landlord shall not charge any
additional supervisory fees in connection with Tenant's Work or alterations
generally, other than overtime charges for Landlord's personnel or freight.
Landlord agrees to

                                       16
<PAGE>

reasonably assist, at Tenant's cost and expense, Tenant in obtaining all
necessary permits for Tenant's Work from appropriate governmental authorities.

               (ii)  Compliance. Tenant's Work shall comply in all respects with
                     ----------
the Building Code of the city and state in which the Building is located and
state, county, city or other laws, codes, ordinances and regulations as each may
apply according to the rulings of the controlling public official, agent or
other such person.

               (iii) Tenant's Work. Tenant's Work shall be commenced within a
                     -------------
reasonable time after Landlord approves Tenant's Plans and shall thereafter be
diligently prosecuted to completion, subject to delays for reasons beyond
Tenant's control. Tenant shall be required to obtain and pay for all necessary
permits and/or fees with respect to Tenant's Work. Tenant's Work may be
performed during normal business hours, which shall mean between from 7:00 A.M.
to 5:00 P.M., Monday through Friday. Tenant shall have the right to perform its
alterations outside of normal business hours provided it obtains Landlord's
prior consent, which consent shall not be unreasonably withheld and provided
Tenant pays for the reasonable overtime and other costs incurred by Landlord for
such. Each contractor and subcontractor shall be required to obtain prior
written approval from Landlord for any space outside the Premises within the
Building, which such contractor or subcontractor desires to use for storage,
handling and moving of his materials and equipment, as well as for the location
of any facilities for its personnel. Upon completion of Tenant's Work, the
contractors and subcontractors shall remove all surplus materials, debris and
rubbish of whatever kind remaining within the Building which has been brought in
or created by the contractors and subcontractors in the performance of the Work.

               (iv)  Tenant's Specialty Equipment. Landlord grants to Tenant the
                     -----------------------------
right, at no additional charge or rent, to install, at Tenant's sole cost and
expense and in compliance with all applicable laws, codes and ordinances, and
without undue interference caused to other tenants in the building), and
Landlord acknowledges that Tenant's use of the Premises will require, some or
all of the following (the "Specialty Equipment"), each being subject to
Landlord's final reasonable approval of the placement thereof as shown on
Tenant's Plans:

         (1)   Conduits.
               --------

         (I)   four (4) conduits (each conduit 30" x 6" in diameter) plus one
     (1) one inch (1") conduit to be located in common vertical risers (to be
     used on a non-exclusive basis by Tenant) for electrical power;

         (II)  two (2) diverse conduit entrances to the Building for connection
     to Tenant's Specialty Equipment;

         (III) two (2) conduits (each conduit 4" in diameter) from the demised
     premises to the roof of the Building;

         (IV)  two ground cables (4" in diameter) from the demised premises to
     outside grounding.

                                       17
<PAGE>

         (V)   four (4) conduits (each conduit 30" x 6" in diameter) plus eight
     (8) two inch (2") conduits from the demised premises to the generator
     located on the 8th floor roof.

         (2)   HVAC.
               ----

         (I)   the right to place within the demised premises Liebert HVAC dry
     cooler "piggyback" units, in an area to be designated on Tenant's Plans,
     together with all necessary connections from such location to the Premises;

         (II)  the right to remove or cap any existing heating system or to
     supply an air system to the premises;

         (III) the right to install drains for HVAC equipment and to reconnect
     or relocate primary air ductwork.

         (3)   Electrical.
               ----------

         (I)   the right to bring electrical power from a source in the basement
     of the building to the premises; Landlord shall assist Tenant (at Tenant's
     sole cost and expense) in applying to PSE&G for a reasonable amount of
     electrical power;

         (II)  a 29' x 84' area on the 8th floor roof (at the corner formed by
     Market and Halsey Streets) of the Building for installation of four (4)
     750-volt diesel generators and the right to test same one time per week at
     a time agreed upon by the parties, location to be determined by Landlord
     and Tenant;

         (III) the right to construct a battery room within the demised premises
     and the right to reinforce the floor load capacity in connection therewith;

         (4)   Fuel tank. Space on the 4th basement of the Building for
               ---------
     placement of two 3,500 gallon diesel field fabricated fuel tanks, together
     with associated transfer pumps, in an area to be designated on Tenant's
     Plan, together with all necessary connections from such location to the
     Premises;

         (5)   Safety.
               ------

         (I)   an independent Tenant-controlled gas-based fire suppression
     system, in addition to or in lieu of any existing sprinkler system.

         (II)  the right to reinforce the floor load capacity; current capacity
     is at least 100 pounds per square foot.

         (III) the right to install an electrical grounding system in accordance
with Tenant's electrical requirements.

         (IV)  the right to block up the existing windows in the demised
premises

                                       18
<PAGE>

         (6)   Roof.
               ----

         (I)   the right to use and access approximately 1,000 square feet of
     the roof to install antennae for radio telecommunications reception and/or
     transmissions, including the necessary cabling to and from such antennae;
     the foregoing shall not unreasonably interfere with the equipment of
     Landlord or any other tenant in the Building;

         (II)  Tenant shall, at its own cost and expense (except as hereinafter
     provided), install a new roof on the 8th floor roof of the Building while
     performing Tenant's Work and remove and dispose of the existing saw-tooth
     roof skylight and other unused ancillary equipment currently on said 8th
     floor roof (collectively the "Roof Work"). Prior to performing the Roof
     Work Tenant shall submit to Landlord for Landlord's prior reasonable
     approval, at least two (2) estimates for the cost of performing such work
     from licensed and reputable roofing companies. Any estimate submitted to
     Landlord for approval shall contain an industry standard warranty that said
     roof shall be leak free for a period of at least ten (10) years from
     installation and Tenant shall assign any such warranty to Landlord upon
     completion. Landlord shall reimburse Tenant proportionately for the cost of
     the Roof Work for all areas of the roof upon which the existing tenant
     (i.e. "gateway.realty") has its generator equipment and all other 8th floor
     roof space over the premises that is not part of the 29' x 84' area
     referred to in sub-subparagraph (3)(II) above.

         (7)   Miscellaneous.
               -------------

         (I)   the right to core drill the Premises to the lowest point in the
     Building, to be coordinated at Landlord's reasonable discretion.

     All locations or areas within the Building or the surrounding grounds where
the Specialty Equipment shall be placed shall be provided by Landlord without
additional rent.

               (v)  Tenant, at its expense, during the term of this Lease may
make such non-structural alterations to the interior of the Premises as it deems
appropriate, provided that all such alterations shall be completed in a good and
workmanlike manner and shall not impair the structural soundness of the Premises
or the building systems. Tenant shall make no additions or alterations
whatsoever to the exterior of the Premises and no structural changes whatsoever
within the Premises without the prior written consent of Landlord, which consent
shall not be unreasonably withheld, conditioned or delayed.

               (vi) Prior to the Commencement Date, Tenant shall, at Tenant's
expense, install a separate electric meter for Tenant's Specialty Equipment and
the premises generally and shall arrange to be billed directly by the utility
company for the electricity usage of the Specialty Equipment and the premises.

     (C)  Landlord's Base Building Work.
          -----------------------------

                                       19
<PAGE>

          (a)  Landlord shall perform the following work in the demised premises
within a reasonable time following mutual execution and delivery of this lease
(the following work is referred to in this lease as the "Base Building Work"):

                    (i)   the demised premises shall be demolished and broom
cleaned, with all existing partitions removed.

                    (ii)  construct one-hour rated demising partitions and
common corridor in the location and in the configuration shown on Exhibit A;
                                                                  ---------

                    (iii) any ACM removed or encapsulated in accordance with all
applicable laws;

          (b)  In addition to the foregoing Base Building Work, Landlord shall
renovate the bathrooms on the eighth (8th) floor of the Building consistent with
Building standard and ADA compliant prior to Tenant's actual commencement of
operations in the demised premises.

8.   Fire and Other Casualty

     In case of fire or other casualty, the Tenant shall give immediate notice
to the Landlord. If the premises shall be partially damaged by fire, the
elements or other casualty, the Landlord shall repair the same as speedily as
practicable, but the Tenant's obligation to pay the rent hereunder shall not
cease. If, in the opinion of the Landlord, the premises be so extensively and
substantially damaged as to render them untenantable, then the rent shall cease
until such time as the premises shall be made tenantable by the Landlord; if
Landlord fails to make the premises tenantable within six (6) months after such
casualty, then Tenant may terminate this lease upon thirty (30) days written
notice to Landlord. However, if, in the opinion of the Landlord, the premises be
totally destroyed or so extensively and substantially damaged as to require
practically a rebuilding thereof, then the rent shall be paid up to the time of
such destruction and then and from thenceforth this lease shall come to an end.
In no event however, shall the provisions of this clause become effective or be
applicable, if the fire or other casualty and damage shall be the result of the
carelessness, negligence or improper conduct of the Tenant or the Tenant's
agents, employees, guests, licensees, invitees, subtenants, assignees or
successors. In such case, the Tenant's liability for the payment of the rent and
the performance of all the covenants, conditions and terms hereof on the
Tenant's part to be performed shall continue and the Tenant shall be liable to
the Landlord for the damage and loss suffered by the Landlord. If the Tenant
shall have been insured against any of the risks herein covered, then the
proceeds of such insurance shall be paid over to the Landlord to the extent of
the Landlord's costs and expenses to make the repairs hereunder, and such
insurance carriers shall have no recourse against the Landlord for
reimbursement.

9.   Inspection and Repair

     Tenant agrees that Landlord and Landlord's agents, employees or other
representatives upon notice to Tenant and accompanied by Tenant's
representatives, shall have the right to enter into and upon the said premises
or any part thereof, at all reasonable hours, for the purpose of examining the
same or making such repairs or alterations therein as may be necessary or the
safety and preservation thereof. This clause shall not be deemed to be a
covenant by the

                                       20
<PAGE>

Landlord nor be construed to create an obligation on the part of the Landlord to
make such inspection or repairs.

10.  Right to Exhibit

     Tenant agrees to permit Landlord and Landlord's agents, employees or other
representatives to show the premises to persons wishing purchase, finance or re-
finance the same upon at least 48 hours' prior notice to Tenant, and on and
after six (6) months next preceding the expiration of the term hereof to persons
wishing to rent same and the Landlord or the Landlord's agents, employees or
other representatives shall have the right to advertise the premises or any part
thereof, offering the premises for rent or for sale (on or after six (6) months
next preceding the expiration of the term).

11.  Glass, etc., Damage Repairs

     In case of the destruction of or any damage to the glass in the leased
premises, or the destruction of or damage of any kind whatsoever to the said
premises, caused by the carelessness, negligence or improper conduct on the part
of Tenant or Tenant's agents, employees, guests, licensees, invitees,
subtenants, assignees or successors, Tenant shall repair the said damage or
replace or restore any destroyed parts of the premises, as speedily as possible,
at the Tenant's own cost and expense.

12.  Signs and Exterior Appearance

     (a)  Tenant agrees that all signs and other installations visible from the
exterior of the demised premises shall be subject to Landlord's approval and
such reasonable rules and restrictions as Landlord from time to time may impose.
Tenant shall submit to Landlord drawings of the proposed signs and other
installations, showing the size, color, illumination and general appearance
thereof, together with a statement of the manner in which the same are to be
affixed to the demised premises. Tenant shall not commence the installation of
the proposed signs and other installations unless and until Landlord shall have
approved the same in writing. It is the agreement of the parties that Landlord
shall have absolute control of the appearance of the outside of the demised
premises. The aforesaid signs shall be used solely for the purpose of
identifying Tenant's business. No changes shall be made in the signs and other
installations without first obtaining Landlord's prior written consent thereto.
Tenant shall maintain the signs and other installations in good working order
and condition and in compliance with all applicable rules and regulations of
governmental authorities. At Landlord's option, Tenant shall remove all such
signs and other installations after the expiration of the term of this lease and
restore the exterior of the demised premises to its original condition.

     (b)  At Tenant's written request, Landlord shall list on the Building's
standard lobby directory sign the name of Tenant and the officers or employees
of Tenant, provided that the number of names so listed is in the same proportion
(relative to the total space on the lobby directory) as is reflected in Tenant's
Share as defined in this lease.

                                       21
<PAGE>

13.  Non-Liability of Landlord

     Landlord shall not be liable for any damage or injury which may be
sustained by the Tenant or any other person, as a consequence of the failure,
breakage, leakage or obstruction of the water, plumbing, steam, sewer, waste or
soil pipes, roof, drains, leaders, gutters, valleys, downspouts or the like or
of the electrical, gas, power, conveyor, refrigeration, sprinkler, air
conditioning or heating systems, elevators or hoisting equipment; or by reason
of the elements; or resulting from the carelessness, negligence or improper
conduct on the part of any other tenant or any other tenant's agents, employees,
guests, licensees, invitees, subtenants, assignees or successors; or
attributable to any interference with, interruption of or failure, beyond the
control of the Landlord, of any services to be furnished or supplied by the
Landlord.

14.  Mortgage Priority

     This lease shall be subject and subordinate to any mortgages or ground
leases that may now or hereafter be placed upon the Building. The recording of
such mortgage or mortgages shall have preference and precedence and be superior
and prior in lien to this lease, irrespective of the date of recording and
Tenant agrees to execute any instruments, without cost, which may be deemed
necessary or desirable, to further effect the subordination of this lease to any
such mortgage or mortgages. A refusal by Tenant to execute such instruments
shall entitle Landlord to the option of canceling this lease, and the term
hereof is expressly limited accordingly. Notwithstanding the foregoing, Tenant's
interest in this lease shall be subordinate to any lien or encumbrance which now
or hereafter may be placed on, against or affects the Building only if, and on
the condition that, Landlord shall deliver to Tenant, within fourteen (14) days
after full execution of this lease, a non-disturbance agreement in favor of
Tenant from the current mortgagee in a form substantially similar to the form
annexed hereto as Exhibit C. With respect to any future mortgage which hereafter
affects the Building, Landlord shall obtain a non-disturbance agreement from
such future mortgagee, in the mortgagee's standard form, within thirty (30) days
from the closing date of such future mortgage.

15.  Security deposit

     Upon execution of this Lease, Tenant shall deposit with Landlord the sum of
$[*] as security for the faithful performance and observance of the provisions
of this Lease. If a default or breach of or under any of the terms, covenants,
or conditions by Tenant occurs, Landlord may use, apply or retain the whole or
any part of the security so deposited to any extent necessary for the payment of
the rent or any additional rent or any other sum as to which Tenant is in
default or any other sum which Landlord may expend or may be required to expend
by reason of Tenant's default in respect of any of the provisions of this Lease,
including, but not limited to, any damages or deficiency in the re-letting of
the demised premises, whether such damages or deficiency accrued before or after
summary proceedings or other re-entry by Landlord. In the event that Tenant
shall fully and faithfully comply with the provisions of this Lease, the
security shall be returned to Tenant after the date fixed as the end of the
Lease and after delivery of entire possession of the demised premises to
Landlord. In the event of a sale of the land and buildings or a leasing of the
buildings, Landlord shall have the right to transfer the security to the vendee
or lessee and Landlord shall thereupon be released by Tenant from all liability
for the return of such security, and Tenant agrees to look solely to the new
landlord for

*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

                                      22
<PAGE>

the return of said security. Tenant shall not assignor or encumber (or attempt
to assign or encumber) to monies deposited as security hereunder and Landlord
shall not be bound by any such assignment or encumbrance.

16.  Increase of Insurance Rates

     If by reason of the use to which the premises are put by the Tenant's
business is carried on, the insurance rates for fire and other hazards shall be
increased, the Tenant shall upon demand, pay to the Landlord, as rent, the
amounts by which the premiums for such insurance are increased. Such payment
shall be paid with the next installment of rent but in no case later than one
month after such demand, whichever occurs sooner.

17.  Utilities

     (a)  Tenant shall pay all charges for all public or private utility
services provided to the demised premises directly to the entity delivering
and/or supplying same, and shall comply with all contracts relating to such
services, and shall do all other things required for the maintenance and
continuance of all such services.

     (b)  Tenant, at its sole cost and expense, shall make all arrangements with
the public utility companies serving the demised premises for obtaining and
paying for directly all utilities at the demised premises, including without
limitation arrangements pertaining to the installation and use of meters, pans,
risers, wiring, panel boards, feeders and other conductors and equipment.
Landlord shall not be liable or responsible for charges for electricity at the
demised premises, or any loss, damage or expense which Tenant may sustain or
incur if either the quantity or character of electric service is changed or is
no longer available or suitable for Tenant's requirements. At all times during
the term of this lease, Tenant shall comply with all rules and regulations of
governmental authorities and the public utility applicable to service,
equipment, wiring and changes in requirements.

     (c)  Tenant covenants and agrees that its use of electric current shall
never exceed the capacity of the then existing conductors, feeders, risers,
wiring installations or other equipment servicing the building. Tenant shall not
alter or make any addition to the electrical equipment without the prior written
consent of Landlord. Landlord shall not unreasonably withhold its consent to the
installation of new risers and equipment if, in Landlord's opinion, they are
necessary and do not cause permanent damage or injury to the demised premises or
building or create a dangerous or hazardous condition or entail excessive or
unreasonable alterations. If Landlord grants such consent, all additional risers
and other equipment shall be provided by Landlord, and the reasonable costs and
expenses thereof shall be paid by Tenant to Landlord on demand, as additional
rent, without setoff or deduction.

     (d)  Tenant, at Tenant's expense, may install air conditioning, provided
that such installation is in compliance with all rules and regulations of
governmental authorities.

     (e)  Landlord reserves the right to interrupt, suspend or cease any of the
utility services or systems referred to herein at any time in the event of an
emergency, and at other times and from time to time, upon at least 48-hours
verbal notice when necessary by reason of accident, or repairs, alteration or
improvements which in Landlord's opinion are necessary or

                                       23
<PAGE>

desirable, or difficulty or inability in securing supplies or labor, or strikes,
or any other cause beyond the reasonable control of Landlord whether similar or
dissimilar to those hereinabove mentioned. Tenant shall not be entitled to any
diminution or abatement of rent or other compensation, and Tenant's obligations
under this lease shall not be affected or reduced, by reason of any
interruption, suspension or cessation of services.

18.  Condemnation, Eminent Domain

     If the land and premises herein, or of which the leased premises are a
part, or any portion thereof, shall be taken under eminent domain or
condemnation proceedings, or if suit or other action shall be instituted for the
taking or condemnation thereof, or if in lieu of any formal condemnation
proceedings or actions, Landlord shall grant an option to purchase and or shall
sell and convey the said premises or any portion thereof, to the governmental or
other public authority, agency, body or public utility, seeking to take said
land and premises or any portion thereof, then this lease, at the option of
Landlord, shall terminate, and the term hereof shall end of such date as
Landlord shall fix by notice in writing; and Tenant shall have no claim or right
to claim or be entitled to any portion of any amount which may be awarded as
damages or paid as the result of such condemnation proceedings or paid as the
purchase price for such option, sale or conveyance in lieu of formal
condemnation proceedings; and all rights of Tenant to damages, if any, are
hereby assigned to the Landlord, however Tenant retains the right to seek its
relocation costs directly from the condemning authority. Tenant covenants and
agrees to execute and deliver any instruments, at the expense of Landlord, as
may be deemed necessary or required to expedite any condemnation proceedings or
to effectuate a proper transfer of title to such governmental or other public
authority, agency, body or public utility seeking to take or acquire the said
lands and premises or any portion thereof. Tenant covenants and agrees to vacate
the said premises, remove all Tenant's personal property therefrom and deliver
up peaceable possession thereof to Landlord to such other party designated by
Landlord in the aforementioned notice. Failure by Tenant to comply with any
provisions in this clause shall subject Tenant to such costs, expenses, damages
and losses as the Landlord may incur by reason of Tenant's breach thereof.

19.  Remedies Upon Tenant Default

     If there should occur any default on the part of the Tenant in the
performance of any conditions and covenants herein contained, or if during the
term hereof the premises or any part thereof shall be or become abandoned or
deserted (and the rent and additional rent is not paid),  or should the Tenant
be evicted by summary proceedings or otherwise, the Landlord, in addition to any
other remedies herein contained or as may be permitted by law, may either by
force or otherwise, without being liable for prosecution therefor, or for
damages, re-enter the said premises and the same have and again possess and
enjoy; and as agent for the Tenant or otherwise, re-let the premises and receive
the rents therefor and apply the same, first to the payment of such expenses,
reasonable attorney fees and costs, as the Landlord may have been put to in re-
entering and repossessing the same and in making such repairs and alterations as
may be necessary; and second to the payment of the rents due hereunder. The
Tenant shall remain liable for such rents as may be in arrears and also the
rents, if any, received by the Landlord during the remainder of the unexpired
term hereof, after deducting the aforementioned expenses, fees and costs; the
same to be paid as such deficiencies arise and are ascertained each month.

                                       24
<PAGE>

20.  Termination on Default

     Upon the occurrence of any of the contingencies set forth in Article 19, or
should the Tenant be adjudicated a bankrupt, insolvent or placed in
receivership, or should proceedings be instituted by or against the Tenant for
bankruptcy, insolvency, receivership, agreement of composition or assignment for
the benefit of creditors, or if this lease or the estate of the Tenant hereunder
shall pass to another by virtue of any court proceedings, writ of execution,
levy, sale, or by operation of law, the Landlord may, if the Landlord so elects,
at any time thereafter, terminate this lease and the term hereof, upon giving to
the Tenant or to any trustee, receiver, assignee or other person in charge of or
acting as custodian of the assets or property of the Tenant, five days notice in
writing, of the Landlord's intention so to do. Upon the giving of such notice,
this lease and the term hereof shall end on the date fixed in such notice as if
the said date was the date originally fixed in this lease for the expiration
hereof; and the Landlord shall have the right to remove all persons, goods,
fixtures and chattels therefrom, by force or otherwise, without liability for
damages.

21.  Removal of Tenant's Property

     Subject to the provisions of Article 7(A) of this lease, Tenant shall
remove any of its personal property including any equipment, fixtures, and goods
upon the expiration or earlier termination of this lease and shall repair any
damage caused to the premises or the Building as a result of such removal. Any
personal property not removed by the Tenant upon the termination of this lease,
or upon any quitting or abandonment of the premises by the Tenant, or upon the
Tenant's eviction, shall be considered as abandoned and the Landlord shall have
the right, without any notice to the Tenant, to sell or otherwise dispose of the
same, at the expense of the Tenant, and shall not be accountable to the Tenant
for any part of the proceeds of such sale, if any.

22.  Reimbursement of Landlord

     If the Tenant shall fail or refuse to comply with and perform any
conditions and covenants of the within lease, the Landlord may, if the Landlord
so elects, carry out and perform such conditions and covenants, at the cost and
expense of the Tenant, and the said cost and expense shall be payable on demand,
or at the option of the Landlord shall be added to the installment of rent due
immediately thereafter but in no case later than one month after such demand,
whichever occurs sooner, and shall be due and payable as such. This remedy shall
be in addition to such other remedies as the Landlord may have hereunder by
reason of the breach by the Tenant of any of the covenants and conditions in
this lease contained.

23.  Non-Performance by Landlord

     This lease and the obligation of the Tenant to pay the rent hereunder and
to comply with the covenants and conditions hereof, shall not be affected,
curtailed, impaired or excused because of the Landlord's inability to supply any
service or material called for herein, by reason of any rule, order, regulation
or preemption by any governmental entity, authority, department, agency or
subdivision or for any delay which may arise by reason of negotiations for the
adjustment of

                                       25
<PAGE>

any fire or other casualty loss or because of strikes or other casualty loss or
because of strikes or other labor trouble or for any cause beyond the control of
the Landlord.

24.  Validity of Lease

     The terms, conditions, covenants and provisions of this lease shall be
deemed to be severable. If any clause or provision herein contained shall be
adjudged to be invalid or unenforceable by a court of competent jurisdiction or
by operation of any applicable law, it shall not affect the validity of any
other clause or provision herein, but such other clauses or provisions shall
remain in full force and effect.

25.  Non-Waiver by Landlord

     The various rights, remedies, options and elections of the Landlord,
expressed herein, are cumulative, and the failure of the Landlord to enforce
strict performance by the Tenant of the conditions and covenants of this lease
or to exercise any election or option or to resort or have recourse to any
remedy herein conferred or the acceptance by the Landlord of any installment of
rent after any breach by the Tenant, in any one or more instances shall not be
construed or deemed to be a waiver or a relinquishment for the future by the
Landlord of any such conditions and covenants, options, elections or remedies,
but the same shall continue in full force and effect.

26.  Notices

     All notices or demands required or permitted to be given hereunder, other
than notices or demands given in connection with a summary proceeding which are
to be served in accordance with the applicable statute, if any, shall be sent by
registered or certified mail, return receipt requested, or by a recognized
overnight courier, or by telephone facsimile followed by a hard copy sent via
certified mail, addressed to Landlord or Tenant at the address hereinabove
stated, or to Tenant at the demised premises, or to such other principal address
as either party hereafter may designate by written notice hereunder. All notices
and demands (other than notices or demands given in connection with a summary
proceeding) shall be deemed received on the fourth (4th) day from depositing
said notice with the postal authority or courier service.

27.  Title and Quiet Enjoyment

     The Landlord covenants and represents that the Landlord is the owner of the
premises herein leased and has the right and authority to enter into, execute
and deliver this lease; and does further covenant that the Tenant on paying the
rent and performing the conditions and covenants herein contained, shall and may
peaceably and quietly have, hold and enjoy the leased premises for the term
aforementioned.

28.  Entire Contract

     This lease contains the entire contract between the parties.  No
representative, agent or employee of the Landlord has been authorized to make
any representations or promises with reference to the within letting or to vary,
alter or modify the terms hereof. No additions, changes or modifications,
renewals or extensions hereof, shall be binding unless reduced to writing and
signed by the Landlord and the Tenant.

                                       26
<PAGE>

29.  Partial Invalidity

     The Landlord may pursue the relief or remedy sought in any invalid clause,
by conforming the said clause with the provisions of the statutes or the
regulations of any governmental agency in such case made and provided as if the
particular provisions of the applicable statutes or regulations were set forth
herein at length.

     In all references herein to any parties, persons, entities or corporations
the use of any particular gender or the plural or singular number is intended to
include the appropriate gender or number as the text of the within instrument
may require. All the terms, covenants and conditions herein contained shall be
for and shall inure to the benefit of and shall bind the respective parties
hereto, and their heirs, executors, administrators, personal or legal
representatives, successors and assigns.

30.  Condition of Premises

     Tenant has examined and inspected the demised premises. Tenant agrees to
accept possession of the demised premises "AS IS", except as expressly provided
herein. Landlord shall not be responsible for making any improvements,
alterations or repairs therein or for spending any other money to prepare the
demised premises for Tenant's occupancy, except as expressly provided herein.
Neither Landlord nor any employee or agent of Landlord have made any
representation or promise with respect to the demised premises, except as
expressly provided in this lease. Landlord shall cure any violations which
pre-date this lease which would affect Tenant's use and occupancy of the demised
premises.

31.  Maintenance Of Sprinkler System

     In the event that Tenant does not drain the water from any existing
sprinkler system in the demised premises, then Tenant shall maintain and repair
said system in good and proper condition. Landlord shall be responsible for
repairs and maintenance to the sprinkler system in the common areas of the
building. If any governmental authority shall require or recommend any changes,
modifications, alterations or additions to the sprinkler system for any reason,
Tenant promptly shall make and supply the same at Tenant's expense.

32.  Waste Removal

     Tenant, at Tenant's expense, shall contract for the removal, on a daily
basis, of all Tenant's garbage waste. Tenant, at Tenant's expense, shall cause
the demised premises to be exterminated from time to time to the satisfaction of
Landlord. Landlord shall not be responsible for any cleaning, waste removal,
janitorial or similar services for the demised premises.

33.  Licenses And Permits

     Tenant agrees to secure and maintain, at its own expense, all licenses and
permits from Federal, State and local authorities as may be necessary for the
conduct of Tenant's business, and shall comply with all applicable laws, rules
and regulations. Landlord does not represent that any license or permit which
may be required will be granted or, if granted, will continue in effect or

                                       27
<PAGE>

be renewed. Tenant's obligations under this lease shall in no way be affected by
Tenant's inability to secure or maintain any license or permit.

34.  Limited Liability

     (a)  Tenant agrees that, notwithstanding any other provision of this lease,
Landlord shall not be under any personal liability under this lease and, if
Landlord defaults hereunder, Tenant shall look solely to the interest of
Landlord or its successor in the demised premises for the satisfaction of any
judgment or other judicial process requiring the payment of money by Landlord
based upon any default hereunder, and no other assets of Landlord or any such
successor or any principal, shareholder, member or officer shall be subject to
levy, execution or other enforcement procedure for the satisfaction of any such
judgment or process. Upon any conveyance or transfer of the building, the
transferor shall be relieved from all liability hereunder, except that as to
security deposit, if transferor fails to deliver to transferee the security
deposit held hereunder, if any, then transferor shall continue to be liable for
same.

     (b)  Landlord shall not be held liable for any injury to or death of any
person or persons, or injury or damage to merchandise, goods, furniture,
fixtures or other property, from theft or accident, or from steam, gas,
electricity, water, rain which may seep into, issue or flow from the building,
unless same shall be due to Landlord's negligence.

35.  Mutual Indemnification

     (a)  Tenant shall indemnify and hold Landlord harmless from and against any
and all liability, claim, loss, damage or expense, including reasonable
attorneys' fees, by reason of any injury to or death of any person or persons,
or injury or damage to property, or otherwise, arising from or in connection
with the occupancy or use of the demised premises or any work, installation or
thing whatsoever done in, at or about the demised premises, or resulting from
any default by Tenant in the payment or performance of Tenant's obligations
under this lease or from any act, omission or negligence of Tenant or any
contractors, agents, employees, customers, subtenants, licensees, guests or
invitees of Tenant.

     (b)  Landlord agrees to indemnify Tenant against and to hold Tenant
harmless from any and all claims and demands of any third party arising from or
based upon any alleged act, omission or negligence of Landlord or Landlord's
agents or employees arising from Landlord's ownership of the Building or any
work installation or thing whatsoever done in the Building or resulting from a
default by Landlord under the terms of this lease.

36.  Insurance

     (a)  Tenant, at all times during the term of this lease and at Tenant's
expense, shall provide and keep in force with insurers reasonably approved by
Landlord comprehensive public liability and property damage insurance protecting
Landlord against any and all liability occasioned by negligence, occurrence,
accident, disaster and other risks included under "extended coverage" policies,
occurring in or about the demised premises or any part thereof, in amounts
approved from time to time by Landlord, which amounts at the date hereof shall
be, in the case of public liability, in single limit of not less than $3,000,000
per occurrence, and $1,000,000 in the case of property damage, and insurance
specifically covering the Specialty

                                       28
<PAGE>

Equipment against such damage or hazards in amounts as is customarily carried by
tenants in similar premises, as Landlord reasonably may request. Tenant shall
comply with such other requirements as Landlord from time to time reasonably may
request for the protection by insurance of Landlord's interest. Landlord shall
maintain a comprehensive fire insurance policy with extended coverage at
Landlord's expense, which policy shall contain a clause waiving subrogation or
consenting to a waiver of right of recovery.

     (b)  All insurance maintained by Tenant pursuant to this Article shall name
Landlord as an additional insured, shall provide that any property loss shall be
payable to Landlord, shall provide that no cancellation, reduction in amount or
material change in coverage thereof will be effective until at least ten (10)
days after receipt by Landlord of written notice thereof, and shall be
satisfactory to Landlord, acting reasonably, in all other respects. Tenant shall
procure an appropriate clause in, or endorsement to, all such insurance whereby
the insurance company waives subrogation or consents to a waiver of right of
recovery.

     (c)  Upon the execution of this lease and thereafter not less than fifteen
(15) days prior to the expiration date of any policy delivered pursuant to this
Article, Tenant shall deliver to Landlord certificates of the insurer, in form
and substance satisfactory to Landlord, as to the issuance and effectiveness of
such policies and the amounts of coverage afforded thereby. Such insurance may
be provided through a blanket policy or policies in form and substance
satisfactory to Landlord. Such blanket policies shall provide specific
allocation to the demised premises of the coverage afforded thereby, and shall
give to Landlord no less protection than that which would be afforded by
separate policies.

     (d)  If at any time Tenant shall neglect or fail to provide or maintain
insurance or to deliver certificates of insurance in accordance with this
Article upon ten (10) days written notice to Tenant, Landlord may effect such
insurance as agent for Tenant, by taking out policies in a company satisfactory
to Landlord, and the amount of the premiums paid for such insurance shall be
paid by Tenant to Landlord on demand. Landlord, in addition to Landlord's other
rights, powers and remedies, shall be entitled to recover as damages for any
breach of this Article the uninsured amount of any liability, claim, loss,
damage or expense, including reasonable attorneys' fees, suffered or incurred by
Landlord, and shall not be limited in the proof of damages which Landlord may
claim against Tenant to the amount of the insurance premiums not paid or
incurred by Tenant which would have been payable for such insurance.

37.  Brokerage

     Tenant and Landlord each represent and warrant to each other that they have
not dealt with any broker in connection with this lease or the negotiation or
execution thereof, other than Tishman Real Estate Services, Inc., whose
commission Landlord shall pay according to a separate agreement. Tenant and
Landlord each agree to indemnify and hold each other harmless from and against
any claims, damage, liability or expense, including attorneys' fees, pertaining
to any other broker with whom Tenant or Landlord has dealt. Landlord shall not
have any liability for any brokerage commission arising out of any subletting or
assignment of this lease by Tenant, and Tenant shall indemnify and hold Landlord
harmless from and against any claims, damage, liability or expense, including
attorneys' fees, pertaining to brokerage commissions in connection with any such
subletting or assignment.

                                       29
<PAGE>

38.  ACM

     (a)  It is agreed that Tenant's "AS IS" acceptance of the demised premises
and all of the equipment, apparatus, plumbing, heating, air conditioning,
electric, water, waste disposal and other systems includes Tenant's acceptance
of any possible latent or patent defects involving the possible presence of
asbestos containing materials or any other hazardous materials (collectively
"ACM") therein. Landlord shall remove or encapsulate any ACM that exists in the
demised premises within forty-five (45) days following mutual execution of this
lease. It is further agreed that, in the event ACM is found to be present within
the demised premises, and such ACM was not brought into the demised premises by
Tenant or Tenant's subtenants, employees, contractors, or customers then: (i)
Tenant shall immediately give Landlord written notice of such fact; (ii) Tenant
shall forthwith cease all activities (including but not limited to performance
of alterations, renovations or redecoration activities) that disturb ACM,
compromise environmental quality or violate any legal requirement; (iii)
Landlord may (if it so elects) upon receipt of such notice from Tenant, retain
control of all procedures employed for ACM removal or encapsulation work; (iv)
Landlord shall, at Landlord's expense, cause the removal or encapsulation of all
ACM to be accomplished in accordance with all laws, regulations and legal
requirements of governmental agencies or authorities having jurisdiction. If
required by Landlord to do so, in order to accomplish ACM removal or
encapsulation, Tenant shall temporarily close the demised premises for business,
remove its inventory and other contents, permit entry to accomplish ACM removal
or encapsulation, and generally cooperate with Landlord and its agents' removal
or encapsulation efforts. Landlord, however, shall coordinate and cooperate with
Tenant to minimize any cessation or degradation of Tenant's use of or business
operations within the demised premises. If such removal or encapsulation forces
Tenant to cease its operations in the demised premises for a material and
substantial amount of time, then Tenant shall be entitled to an equitable
abatement of rent for such period. In the event of any conflict or inconsistency
between this clause and any other provision of this lease (including but not
limited to any provision regarding repairs, maintenance, alterations and
compliance with laws) the provisions of this clause shall control.

     (b)  Tenant covenants and agrees that it shall not at any time during the
term of this lease (and any extensions or renewals thereof) manufacture, dispose
of, store, place, or otherwise bring (or allow other to do any of the foregoing)
any ACM into the demised premises or the Building.

39.  Holdover

     Any statute, law, custom, or practice to the contrary notwithstanding, this
lease, and the term hereby granted, shall, in any event, terminate, expire, and
come to an end on the date hereinbefore first specified for the termination
thereof, without notice of any kind from either party to the other. Tenant shall
have the right to hold over after said date for a period of time not to exceed
six (6) months, provided that Tenant shall pay to Landlord one hundred and fifty
(150%) percent of the rent payable to Landlord in the month preceding Tenant's
holding over.

                                       30
<PAGE>

40.  Liens

     (a)  Tenant shall indemnify and hold Landlord harmless from and against any
and all bills for labor performed or equipment, fixtures and materials furnished
to or for Tenant, and from and against any and all liens or claims therefor or
against the demised premises or the building of which it forms a part, and from
and against any and all liability, claim, loss, damage or expense, including
reasonable attorneys' fees, in connection with any work performed by or for
Tenant. The demised premises and the building shall at all times be free of
liens for labor and materials supplied or claimed to have been supplied to or on
behalf of Tenant, and no financing statements or other security instruments
shall be filed against the demised premises or the building or the contents
thereof.

     (b)  If, in connection with any work being performed by or for Tenant, or
in connection with any materials being furnished to Tenant, any mechanic's lien
or other lien or charge shall be filed or made against the demised premises or
any part thereof, or if any such lien or charge shall be filed or made against
Landlord as owner, then Tenant, at Tenant's expense, within thirty (30) days
after such lien or charge shall have been filed or made, shall cause the same to
be canceled and discharged of record by payment thereof or filing a bond or
otherwise. Notwithstanding the preceding sentence, provided Tenant first files a
bond in connection with any such lien(s), then Tenant may in good faith contest
the validity of such lien(s) so filed and shall not be obligated to pay or
discharge such lien until same has been adjudicated valid by the final judgment
of a court of competent jurisdiction.

     (c)  Nothing in this lease shall constitute any consent or request by
Landlord, express or implied, for the performance of any labor or services or
the furnishing of any materials or other property in respect of the demised
premises or any part thereof, nor as giving Tenant any right, power or authority
to contract for or permit the performance of any labor or services or the
furnishing of any materials or other property in any fashion that would permit
the filing or making of any lien or claim against Landlord, the demised premises
or the building. Landlord shall have the right, from time to time, to place upon
the demised premises in a conspicuous place such sign or other notice as
Landlord may deem necessary or appropriate so as to give notice to others of the
provisions of the preceding sentence.

41.  [Intentionally deleted]

42.  Commencement Date Agreement

     Within five (5) days after the commencement date of this lease, Landlord
and Tenant shall agree and state in writing as to the Commencement Date and such
other terms contained in the Term Commencement Agreement attached hereto as
Exhibit D. If such agreement is delivered by Landlord to Tenant and Tenant fails
---------
to execute such agreement within five (5) days of receipt, then the contents
thereof shall nevertheless be presumed to be correct and binding upon Tenant.

43.  Landlord's failure to repair'

     In the event Landlord fails to perform its repair obligations under this
Lease and such failure threatens the functioning of Tenant's Specialty
Equipment, and such failure of

                                       31
<PAGE>

performance continues for a period of thirty (30) days after written notice
thereof from Tenant to Landlord (unless such failure cannot reasonably be cured
within such thirty (30) day period and Landlord shall fail within such period to
commence and diligently pursue the curing of such failure), Tenant may undertake
all reasonable action to cure Landlord's failure to repair and Landlord agrees
to reimburse Tenant on demand for all reasonable sums expended or obligations
incurred by Tenant in connection therewith (including reasonable attorneys'
fees). If Landlord does not reimburse Tenant within thirty (30) days of receipt
of an invoice therefor, Tenant shall have the right to set off said amount from
the rental payable by Tenant to Landlord hereunder.

44.  Delays in Performance

     The performance by Landlord and Tenant of any of their respective
obligations or undertakings provided for in this Lease (except the payment of
rent or any other sums of money payable by Tenant under this Lease) shall be
excused and no default shall be deemed to exist in the event and so long as the
performance of any such obligation or undertaking is prevented, delayed,
retarded or hindered by an act of God, fire, earthquake, flood, explosion,
action of the elements, war, riot, failure of transportation, strikes, lockout,
action of labor unions, condemnation, laws, orders of government or civil or
military authorities, inability to procure labor, equipment, facilities,
materials or supplies in the open market, or any other cause beyond the control
of Landlord or Tenant, as the case may be.

45.  Governing law

     This lease shall be construed and enforced in accordance with the laws of
the State of New Jersey. Tenant submits to personal jurisdiction in the State of
New Jersey, and waives any and all rights to object to such jurisdiction for the
purposes of litigation to enforce this lease. Additionally, Tenant hereby waives
the right to trial by jury in any action or suit brought to enforce the
provisions of this lease.

46.  Consents

     Unless specific criteria is provided for in this lease in connection with
obtaining consent, whenever the consent of either party is required hereunder,
said consent shall not be unreasonably withheld, conditioned or delayed.

47.  Lien waiver

     Landlord hereby waives any right it may have to assert any lien against the
personal property of Tenant whether existing under common law or by statute of
the State of New Jersey.

48.  Estoppel Certificate

     Tenant, at any time, and from time to time, upon at least seven (7) days
prior notice by Landlord, shall execute, acknowledge and deliver to Landlord,
and/or any other person, firm or corporation specified by Landlord, a statement
certifying that this lease is unmodified and in full force and effect (or, if
there have been modifications, that the same is in full force and effect as
modified and stating the modifications), stating the dates to which the rent and
additional rent

                                       32
<PAGE>

have been paid, and stating whether or not there exists any default by Landlord
under this lease, and if so, specifying each such default.

49.  Certificate of Occupancy

     Tenant shall be responsible and pay for applying for and obtaining an
amended or new certificate of occupancy, if necessary, in connection with
Tenant's use and occupancy of the demised premises.

50.  Miscellaneous

     (a)  In the event legal action is brought by either Landlord or Tenant in
connection with this lease, the prevailing party shall be reimbursed by the non-
prevailing party for its attorneys' fees and costs. Such amounts, if due to
Landlord, shall be deemed additional rent and shall be paid on demand.

     (b)  The failure of Landlord to insist upon a strict performance of any
term, covenant or condition herein shall not be deemed a waiver of any rights or
remedies that Landlord may have or a waiver of any subsequent breach or default.

     (c)  If any provision of this lease shall be unenforceable or invalid, such
unenforceability or invalidity shall not affect any other provision of this
lease.

     (d)  The submission of this lease to Tenant shall not be construed as an
offer or option, and Tenant shall not have any rights hereunder unless and until
Landlord shall execute a copy of this lease and deliver the same to Tenant.

     (e)  except as otherwise provided herein, all rights and liabilities given
to or imposed upon the respective parties hereto shall extend to and bind the
respective heirs, executors, administrators, legal representatives, successors
and assigns of said parties.

                                       33
<PAGE>

     (f)  the captions and headings used in this lease are for convenience of
reference only and shall not be used to construe or interpret any of the terms
of this lease.

51.  Right to Expand & Right of First Refusal

     (A)  Right to Expand.  During the first six (6) months following mutual
          ---------------
execution of this lease, Tenant shall have the right to lease floor 9 1/2 (or a
portion thereof) of the Building consisting [*] rentable square feet (the
"Expansion Space"), upon ten (10) days written notice to Landlord, upon the same
terms and conditions of this lease except that the base rent and Tenant's
Proportionate Share shall be ratably increased to reflect the rentable square
footage of the Expansion Space.

     (B)  If after six (6) months from mutual execution of this lease (and
provided Tenant has not exercised its right to expand pursuant (A) above)
Landlord receives a bona fide offer to lease the Expansion Space or a portion
thereof) Landlord shall give Tenant written notice of such bona fide offer, and
such notice shall specify the basic terms and conditions on which Landlord
proposes to lease the Expansion Space (the "Offer Notices"). Tenant shall then
have ten (10) business days after its receipt of the Offer Notice in which
Tenant may give Landlord written notice of Tenant's acceptance of the Expansion
Space on the terms and conditions specified in the Offer Notice (the "Acceptance
Notice"). Prior to giving the Offer Notice to Tenant, and for ten (10) days
thereafter, Landlord shall not enter into any lease of the Expansion Space with
any other person or entity.

     (C)  If Tenant exercises its right under sub-paragraph (A) or (B) above,
Landlord and Tenant shall then promptly enter into an amendment of this Lease
and, if under sub-paragraph (B) above, incorporating the terms of the Offer
Notice, increasing the size of the Premises to include the Expansion Space and
to increase Tenant's Proportionate Share to reflect the rentable square feet of
the Expansion Space (or a portion thereof). After expiration of such ten (10)
day period, if under sub-paragraph (B) above Tenant has not given Landlord a
timely Acceptance Notice, then Landlord shall be free to lease the Expansion
Space (or a portion thereof) to such person or entity on such terms and
conditions not inconsistent with the Offer Notice.

     (D)  In the event Tenant does not exercise the above first right of
refusal, and Landlord does not enter into a lease with the third party on the
same terms and conditions as set forth in the notice to Tenant, and subject to
the rights of any other tenant in the building who has executed a lease for
space in the Building prior to the date of this lease, Landlord shall notify
Tenant in writing of any new terms and conditions upon which Landlord intends to
enter into a lease for the Expansion Space (or a portion thereof), and Tenant
shall have a new first right of refusal, which right shall be exercised by
Tenant giving written notice to Landlord within ten (10) days after Tenant's
receipt of Landlord's notice. Tenant's failure to give such notice shall be
deemed a waiver of its first right of refusal.

     (E)  The rights of Tenant under this Article are conditional upon there
being no default (beyond any cure period provided in this lease) by Tenant under
any provision of this lease at the time of any of the aforesaid notices or at
the time of exercise of any option or right of first refusal by Tenant.

*CONFIDENTIAL TREATMENT REQUESTED.  CONDIDENTIAL PORTION HAS BEEN
FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.GDSVF&H\220361.3 34

                                       34
<PAGE>

                          Special Tenant Requirements

Landlord and Tenant hereby agree that, notwithstanding anything contained in the
Lease to the contrary, the provisions set forth below shall be included as part
of the Lease and shall supersede any inconsistent provisions of the Lease. All
terms not otherwise defined in the Exhibit shall have the same meanings as set
forth in the Lease.

52.  Use

Tenant's Use of Premises and Building and Land. Subject to Article 7 of this
lease, Tenant is permitted (a) to construct, maintain, operate and repair
electronic, transmitting and receiving equipment and supporting structures on
the Premises, including the roof of the Building, (b) to construct, maintain,
operate and repair an equipment room on the Premises, including the construction
of an upgraded fire suppression system, (c) to install, upgrade, maintain,
operate, and repair utility lines, transmission lines, and telecommunications
conduit and cabling (collectively, the "Conduits") in such locations on the
Building and Land as set forth in plans and specifications, which shall be
subject to Landlord's approval which shall not be unreasonably withheld,
conditioned or delayed, (d) reasonable use of freight loading docks and
elevators during normal business hours, to maintain Tenant's equipment and the
Conduits (collectively, "Equipment"). The Equipment shall include, without
limitation, the antenna, batteries, uninterruptible power supply and such other
equipment, necessary thereto and more particularly as set forth hereafter.
Tenant shall have access to and use of the Premises, the Building and the
Conduits, 24 hours per day, 365 days per year.

53.  Alterations. The following work provisions shall be at Tenant's sole cost
     -----------
and expense and subject to all of the provisions of the Lease, including,
without limitation, Article 7 of the Lease:

     (a)  Tenant's Use of Conduit Ducts. Tenant shall have the right to install,
maintain, operate and repair the Conduits based upon the specifics to be
provided by Tenant as incorporated into the Building's Master Riser Plan in
risers located within the Building, so long as Tenant's use of the Conduits does
not interfere with Landlord's use of Landlord's risers located within the
Building or any other tenant in the Building. If required by any service
provider to the Building or by Landlord, Tenant shall install separate conduits
where applicable.

     (b)  Fiber Entrances and Risers. At a minimum Tenant shall have the right
to utilize two utility entrances within the Building and the right to install
from these dual, diverse entrances eight (8), exclusive, four (4") inch conduits
for a total of sixteen conduit ducts to the Leased Premises.

     (c)  Copper Entrances and Risers. Tenant shall have the right to install,
maintain, operate, augment and repair the conduit ducts (conduit ducts as points
of entry for main building services) and risers from the existing copper
telephone point of entry to Tenant's Leased Premises. Tenant understands that
the use of such conduit or riser is nonexclusive.

     (d)  Antenna Pad and Riser. Tenant shall have the right as part of their
Lease interest in the Building to install an exclusive (fifty (50') foot by
twenty-five (25') foot) (size to be reviewed by buildings engineering team) pad
for the installation of antenna, transmission

                                       35
<PAGE>

equipment, receiving equipment, cabling and other antenna ancillary equipment,
("Antenna Equipment"). In addition to this space, Tenant reserves the to run
cabling, conduit or wiring across the roof of the Building to appropriate
conduit riser, such riser space shall be the minimum of two (2) four (4") inch
conduit, that will terminate within the Leased Premises.

     (e)  Overhead Space Use. Tenant shall have the right to utilize within the
Premises all space from above seven (7') feet to the bottom of any beam
("Overhead Space") for any of Tenant's equipment. Utilization of this space is
at Tenant's sole discretion. Tenant may also elect, to relocate any existing
piping, ventilation, sprinkler, waste, drainage or any and all other piping,
collectively ("Piping") from this Overhead Space. Relocation of such Piping will
be at Tenant's sole cost and expense and approved in advance by Landlord.
Landlord approval of such relocation may not be unreasonably withheld.

     (f)  Floor Loading Capacity and Augmentation, Ceiling and Access to Space
Above and Below - Tenant shall have the right to install and augment existing
floor and ceiling loading capacity of the Tenant's Premises, including but not
limited to work necessary to complete this task within Tenant's Premises. Such
augmentation of floor and ceiling loading shall be at Tenant's sole cost and
expense and subject to Landlord's reasonable approval of plans for such
installation or augmentation.

     (g)  Fire Protection and Drainage. Tenant shall have the right, with
Landlord's prior written consent (which consent shall not be unreasonably
withheld) to install, operate, augment, repair, maintain, a new Water-based Fire
Protection System, at Tenant's sole cost and expense, and Tenant shall have the
right to augment or repair the existing Water-base Fire Protection System
anywhere-in the Premises. Additionally, Tenant reserves the right to install,
operate, maintain, repair and augment, at Tenant's sole cost and expense,
drainage, existing or new, within Tenant's Premises or any where on the Building
that would be necessary to divert water from the Water-based Fire Protection
System from Tenant's Premises, provided such drainage is not located within
space leased by another tenant and provided installation, operation,
maintenance, repair or augmentation does not interfere or pose a threat to
another tenant's space.

     (h)  Non-exclusive Use of Wet, Waste Vent and Drainage piping - Tenant
shall have the right to install, maintain, augment and operate on the Premises
any and all piping necessary and customary for utilizing water, waste, vent and
drainage. Further, Landlord agrees that Tenant shall have the right to a non-
exclusive easement for the installation of such piping in common areas as deemed
necessary and appropriate for Tenant use of water, waste, vent and drainage.

     (i)  Battery - Tenant shall have the right to install, maintain, and
operate on the Premises a battery power plant ("Battery Power Plant") Landlord
certifies floor load is 100 lbs. psf Tenant shall be responsible to reinforce
floor as necessary to support Tenant's Battery Power Plant. Such battery power
plant shall be for the sole use of Tenant and for the operations of the Premises
for Tenant's intended use. The installation and operation of the Battery Power
Plant shall be a Tenant's sole cost and expense and shall meet all Local, State
and Federal Governmental requirements.

                                       36
<PAGE>

     (j)  HVAC, Special Requirement and Rights. Landlord understands that
Tenant's intended use of the Premises involve special requirements for the
heating, cooling and ventilation ("HVAC") of the Premises. Tenant shall have the
right, at Tenant's option, to install within the Premises, a separate self-
contained twenty-four (24) hour a day heating, ventilation and air-conditioning
HVAC unit ("Tenant's HVAC Unit") subject to Landlord's prior approval of the
plans and specifications for the work and electrical requirements of Tenant's
HVAC Unit, which approval shall not be unreasonably withheld, conditioned, or
delayed. Tenant shall pay all costs of electrical power for such unit in the
manner set forth above.

     (k)  Compliance With Law. Nothing contained in this Exhibit shall in any
way limit or negate Tenant's obligation to comply with laws in accordance with
the terms of the Lease.

     (l)  Initial Installation and Testing. Tenant shall have the right, at
Tenant's sole cost and expense, at any time following the execution of this
Lease by Tenant in a form mutually acceptable to Landlord and Tenant, to enter
upon the Building and Land and to carry out any tests, inspections, pre-
installation and installation activities on the Building and Land as necessary
for the construction and installation of the Equipment, including without
limitation, engineering and environmental surveys, physical inspections, soil
test borings, and underground trenching. Immediately following the completion of
such tests, inspections or pre-installation activities, Tenant shall, at
Tenant's sole cost and expense, repair any damage to the Building and Land
caused by such inspections or pre-installation activities, including repaying
and re-landscaping any affected areas of the Building and Land. Any such entry
onto the Building and Land prior to the Commencement Date of the Lease shall be
on all of the terms and provisions of the Lease, except for Tenant's obligation
to pay rent.

54.  Equipment Ownership; Surrender. The Equipment (other than conduits, pipes,
risers, ducts, and other equipment which are affixed to the Premises or
Building) shall be the property of and owned by Tenant throughout the Lease
Term, and shall in all event be deemed trade fixtures, even if affixed to the
Premises or Building or Land. On or before the Expiration Date or earlier
termination of this Lease, Tenant shall remove its Equipment from the Premises
and Building and Land without damaging the Premises or the Building. Landlord
hereby expressly waives and releases any and all contractual liens and security
interests or constitutional and/or statutory liens and security interests
arising by operation of law or under the Lease to which Landlord might now or
hereafter be entitled on any of the Equipment, Tenant's HVAC Unit or Tenant's
Generator. Landlord further agrees that the Equipment, Tenant's HVAC Unit, and
Tenant's Generator shall be exempt from execution, foreclosure, sale, levy,
attachment, for any Tenant default hereunder, and that the Equipment, Tenant's
HVAC Unit, and Tenant's Generator may be removed at any time from the Premises
or the Building and Land by Tenant.

Landlord acknowledges Tenant may lease all of its equipment, including its
emergency generators.

55.  Utilities.

Supply of Electrical Power.

                                       37
<PAGE>

Payment for Electrical Usage. Prior to the Commencement Date Tenant shall
separately meter Tenant's use of electrical power. In the event Landlord
supplies power to Tenant, Tenant shall pay to Landlord on a monthly basis for
all such electric usage, as shown by the meters described above, at the rates
charged for such services by the local public utility and with no added fees. If
Tenant cannot not separately meter Tenant's electrical power usage at the
Premises, Tenant shall pay to Landlord, on a monthly basis, an amount equal to
Tenant's average monthly electric usage as determined by an independent engineer
retained by Landlord. Such amount shall be Tenant's monthly charge for
electrical power, and shall be reviewed annually and adjusted if necessary to
reflect changes in Tenant's electrical power usage at the Premises.

Emergency Power Generator. Subject to Article 7 of the Lease, Tenant shall have
the right, at any time during the Lease Term, at Tenant's option and at Tenant's
sole cost and expense: (a) install four (4) 750 KW emergency power generator(s)
("Tenant's Generator") on the Premises or elsewhere within or on the building,
as noted in Exhibit A, in such location as reasonably approved by Landlord, to
provide back-up emergency power for the Equipment and for Tenant's HVAC Unit,
and (b) store fuel above ground, on the Premises as noted in Exhibit A, in such
locations as reasonably approved by Landlord, in an amount Tenant reasonably
determines necessary for Tenant's Generator as approved by Landlord's
engineering team.

56.  No Interference; Relocation.

No Interference. Neither Landlord nor any of Landlord's agents, employees, or
contractors (collectively, the "Landlord Parties") shall interfere in any way
with the Equipment or with Tenant's access to the Equipment and Antennas, the
Conduits, Tenant's HVAC Unit, or Tenant's Generator (the "Interference").
Landlord agrees that prior to carrying out any construction, maintenance or
repair activities which are in the immediate vicinity of the Premises, the
Antennas, the Conduits, Tenant's HVAC Unit, or Tenant's Generator (if such are
not located within the Premises) and which would a disruption in the operation
of such, Landlord shall provide three (3) days' prior written notice of
Landlord's or Landlord Parties' intent to carry out such construction,
maintenance or repair work including the date, time and location in which such
work will take place. Tenant shall have the right to monitor and inspect such
work at Tenant's own risk, and at Tenant's sole cost and expense. Landlord and
Landlord Parties shall exercise all due care in carrying out such work. Landlord
shall use reasonable efforts to immediately notify the Tenant's designated
contact person by telephone or facsimile in the event of fire, power failure,
bomb threats, or other unplanned events which could adversely impact Tenant's
operations.

Remedies. Upon written notice from Tenant, stating with specificity that
Landlord or one or more of the Landlord Parties is creating an Interference in
violation of the immediately preceding paragraph, Landlord shall take
immediately all necessary measures at Landlord's sole cost and expense to
eliminate the Interference, including hiring agents to work extended hours,
until the Interference is eliminated. If Landlord does not eliminate the
Interference, Tenant shall have the right, at Tenant's option, in addition to
any other remedy at law or in equity, to (a) eliminate the Interference, and
deduct the cost of eliminating the Interference from the Base Rent next due, (b)
obtain injunctive relief enjoining or restraining whatever Interference may have
occurred or be occurring, without posting a bond or other security and without
proving damages, it being expressly recognized by Landlord that any Interference
will cause irreparable harm to Tenant

                                       38
<PAGE>

which cannot be fully compensable by damages, or (c) receive an equitable
abatement of rent during the period of the Interference, such abatement to be
based on the degree, duration and severity of the Interference, as determined by
the parties or by a court of competent jurisdiction.

Relocation. In no event shall Landlord relocate Tenant or the Equipment to other
premises, or require Tenant to relocate its Equipment for any length of time to
any other location, either in or on the Building or Land or elsewhere.

Sound Control. Tenant is responsible for taking the necessary measures to reduce
the sound transmissions caused by the Equipment In addition, Tenant's Generator
shall be installed in a weatherproof, walk-around type, sound attenuating
enclosure which shall limit the sound to no more than 85 dBA as measured at
three (3) feet from any side, top or bottom, under all operating conditions.

57. Transferability. For purposes of the Lease, the sale of the Tenant's capital
stock through any public exchange or any issuance for purposes of raising
financing shall not be deemed an assignment or any other transfer of the Lease
or the Premises.

58. Confidentiality. Landlord shall keep all Confidential Information of Tenant
confidential. For the purposes of this Lease, "Confidential Information"
includes any data or information pertaining to Tenant or Tenant's business,
regardless of medium, that is provided by Tenant to Landlord, including Tenant's
plans and specifications or electrical power requirements, site plans, or copies
of any such information, but excludes any information (a) approved in writing by
Tenant for release to third parties, (b) that Landlord possesses independently
of Tenant, or (c) that Tenant places in the public domain. The foregoing shall
not restrict Landlord from disclosing Confidential Information to any potential
investor, partner, buyer or mortgagee of Landlord or the Building,

     In Witness Whereof, the parties hereto have hereunto set their hands and
seals, or caused these presents to be signed by their proper corporate officers
on the day and year first above written.

                             MARKET HALSEY URBAN RENEWAL, INC.
                                 Landlord

Witness:

                                 By:  /s/ [signature illegible]
_________________________             ----------------------------------
                                      Name:
                                      Title:

Witness:                     EQUINIX, INC., Tenant

                                 By:  /s/ Albert M. Avery, IV
_________________________        ---------------------------------------

                                       39
<PAGE>

                                   Exhibit A
                                   ---------

                [Graphic of Floor Plan of the Demised Premises]

                                       40
<PAGE>

                                   Exhibit B
                                   ---------

                               Legal description
                               -----------------

ALL THAT CERTAIN TRACT, PARCEL AND LOT OF LAND LYING AND BEING SITUATE IN THE
CITY OF NEWARK, COUNTY OF ESSEX, STATE OF NEW JERSEY, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT MARKING THE INTERSECTION OF THE EASTERLY LINE OF [*] STREET
WITH THE NORTHERLY LINE OF [*] STREET, RUNNING THENCE:

1.   ALONG THE NORTHERLY LINE OF [*] STREET, SOUTH 64 (SOUTH 24 DEGREES, DEED)
DEGREES 25 MINUTES EAST, 250.47 FEET TO THE INTERSECTION OF SAID SIDE LINE WITH
THE WESTERLY LINE OF [*] STREET; THENCE

2.   ALONG SAID SIDE LINE, NORTH 27 DEGREES 28 MINUTES EAST, 311.88 FEET TO THE
POINT OF INTERSECTION OF SAID SIDE LINE WITH THE SOUTHERLY SIDE LINE OF [*]
STREET; THENCE

3.   ALONG SAID SIDE LINE OF [*] STREET, NORTH 59 DEGREES 08 MINUTES 31 SECONDS
WEST, 280.82 FEET TO THE INTERSECTION OF SAID SIDE LINE WITH THE AFOREMENTIONED
EASTERLY SIDE LINE OF [*] STREET; THENCE

4.   ALONG SIDE LINE OF [*] STREET, SOUTH 26 DEGREES 17 MINUTES 23 SECONDS WEST,
139.57 FEET TO AN ANGLE POINT; THENCE

5.   STILL ALONG THE EASTERLY SIDE LINE OF [*] STREET, SOUTH 19 DEGREES 38
MINUTES WEST, 199.02 FEET TO THE POINT OR PLACE OF BEGINNING.

THE ABOVE DESCRIPTION BEING IN ACCORDANCE WITH A SURVEY MADE BY P & M SURVEYING,
INC., DATED AUGUST 16, 1996.

BEING ALSO KNOWN AS (REPORTED FOR INFORMATIONAL PURPOSES ONLY):

LOTS [*] & [*], BLOCK [*], ON THE OFFICIAL TAX MAP OF THE CITY OF NEWARK.

*CONFIDENTIAL TREATMENT REQUESTED.  CONDIDENTIAL PORTION HAS
BEEN FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

                                       41
<PAGE>

                                   Exhibit C

             SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT
             ------------------------------------------------------

This Subordination, Non-Disturbance and Attornment Agreement (this Agreement),
made as of , 1999, by and between LOCAL FEDERAL BANK, F.S.B. having an address
at 3601 N.W. 63rd Street, Oklahoma City, Oklahoma 73116 (the Lender) and
_________________________, a _______________________, having an address at
__________________________ (the Tenant);

                              W I T N E S S E T H:
                              - - - - - - - - - -

     WHEREAS, by a lease (as the same may be amended from time to time, the
Lease) dated _________, 19__, between MARKET HALSEY URBAN RENEWAL, LLC (the
Landlord), as landlord, and Tenant, as tenant, the Landlord leased to Tenant a
certain portion of the building known as and located at being more fully
described in said Lease (the Premises);

     WHEREAS, the Landlord has executed and delivered or intends to execute and
deliver to the Lender a mortgage note in the original principal amount of
________________ ($_________) Dollars, which note is or will be secured by,
among other things, a mortgage (which mortgage and all amendments, renewals,
increases, modifications, replacements, substitutions, extensions, spreaders,
restatements and consolidations thereof and all re-advances thereunder and
additions thereto is referred to as the Mortgage) encumbering certain land being
more particularly described in Schedule A attached hereto (the Land), together
with the buildings and other improvements located or to be located thereon (such
buildings and other improvements and the Land, collectively, the Mortgaged
Property) including, without limitation, the Premises.

     NOW, THEREFORE, the parties hereto, in consideration of the covenants
contained herein, have agreed and hereby agree as follows:

     1.   The Lease, as the same may hereafter be modified, amended or extended,
is and shall be subject and subordinate in each and every respect to the
Mortgage, to all renewals, modifications, replacements and extensions thereof,
to all terms, conditions and provisions thereof and to each and every advance
heretofore made or hereafter made under the Mortgage.

     2.  The Lender agrees that if any action or proceeding is commenced by the
Lender for the foreclosure of the Mortgage or the sale of the Mortgaged
Property, the Tenant shall not be named as a party therein (unless required by
law), and the sale of the Mortgaged Property in any such action or proceeding
and the exercise by the Lender of any of its other rights under the Mortgage, or
under the note secured by the Mortgage, shall be made subject to all rights of
the Tenant under the Lease, provided that at the time of the commencement of any
such action or proceeding and at the time of any such sale or exercise of any
such other rights, the Tenant shall not be in default under any of the terms,
covenants or conditions of the Lease or of this Agreement on the Tenant's part
to be observed or performed.

     3.   The Tenant shall concurrently give the Lender copies of all notices
and other communications given by the Tenant to the Landlord relating to (i)
defaults or alleged alleged defaults

                                       42
<PAGE>

on the part of the Landlord or the Tenant under the Lease, (ii) any violations
of any ordinances, statutes, laws, rules, codes, regulations or requirements of
any governmental agency, and (iii) any assignment or subletting of all or any
portion of the Premises.

     4.   In the event of any act or omission by the Landlord which would give
the Tenant the right, either immediately or after the lapse of a period of time,
to terminate the Lease, or to claim a partial or total eviction, the Tenant will
not exercise any such right (i) until it has sent written notice of such act or
omission to the Lender as provided herein, and (ii) unless the Lender shall have
failed within thirty (30) days after receipt of such notice to cure such default
or, if such default is not reasonably susceptible of cure within such thirty
(30) days, the Lender shall not have commenced the cure of such default within
thirty (30) days of receipt of such notice and thereafter diligently pursued
such action.

     5.   In the event that the interest of the Landlord is transferred by
reason of, or assigned in lieu of foreclosure or other proceedings for
enforcement of the Mortgage, then, subject to the provisions of this Agreement,
the Lease shall nevertheless continue in full force and effect and, upon the
written request of the Lender, the Tenant shall attorn to the Lender and shall
recognize the Lender as its landlord. Although the foregoing provision shall be
self-operative, in order to confirm such attornment, upon the request of the
Lender, the Tenant shall execute and deliver to the Lender (i) an agreement of
attornment in form and content reasonably satisfactory to the Lender, at the
Tenant's sole cost and expense, confirming the foregoing attornment and agreeing
to perform all the terms, covenants and conditions of the Lease on the Tenant's
part to be performed for the benefit of such Lender with the same force and
effect as if such Lender were the Landlord originally named in this Lease or
(ii) a new lease with the Lender, as landlord, for the remaining term of the
Lease and otherwise on the same terms and conditions and with the same options,
if any, then remaining. Nothing herein contained shall be construed however, to
obligate the Lender to cure any default by the Landlord under the Lease
occurring prior to any date on which the Lender shall succeed to the rights of
the Landlord, it being expressly agreed that under no circumstances shall the
Lender be obligated to remedy any such default.

     6.   If the Lender shall succeed to the interest of the Landlord, the
Lender shall have no personal liability as successor to the Landlord, and the
Tenant shall look only to the estate and property of the Lender in the Mortgaged
Property or the proceeds thereof for the satisfaction of the Tenant's remedies
for the collection of a judgment (or other judicial process) requiring the
payment of money in the event of any default by the Lender as landlord under the
Lease. In addition, the Lender as holder of the Mortgage or as landlord under
the Lease if it succeeds to that position, shall in no event (i) be liable to
the Tenant for any act or omission of any prior landlord, (ii) be subject to any
offset or defense which the Tenant might have against any prior landlord, (iii)
be liable to the Tenant for any liability or obligation of any prior landlord
occurring prior to the date that the Lender or any subsequent owner acquires
title to the Premises, or (iv) be liable to the Tenant for any security or other
deposits given to secure the performance of the Tenant's obligations under the
Lease, except to the extent that the Lender shall have acknowledged actual
receipt of such security or other deposits in writing. No other property or
assets of the Lender shall be subject to levy, execution or other enforcement
procedure for the satisfaction of the Tenant's remedies under or with respect to
the Lease, the relationship of the landlord and the tenant thereunder or the
Tenant's use or occupancy of the Premises.

                                       43
<PAGE>

     7.   All notices and other communications hereunder shall be sent by
certified or registered mail (postage prepaid, return receipt requested) to the
Lender at the address set forth above, Attention: Keith Wilson, or to the Tenant
at the address set forth in the Lease, or to such other address or person as may
be specified in a notice sent in accordance with the provisions of thin Section
7, and shall be deemed given when received at the addresses specified above.

     8.   No prepayment of rent or additional rent due under the Lease of more
than one month in advance shall be binding upon the Lender, as holder of the
Mortgage or as landlord under the Lease if the Lender succeeds to that position,
unless consented to by the Lender, and from and after the date hereof, no
amendment, modification, surrender or cancellation of the Lease shall be binding
upon the Lender, as holder of the Mortgage or as landlord under the Lease if the
Lender succeeds to that position, unless such amendment, modification, surrender
or cancellation is done in compliance with the terms of the Mortgage.

     9.   This Agreement shall apply to, bind and inure to the benefit of the
parties hereto and their respective successors and assigns. As used herein, the
term Tenant shall mean and include the present tenant under the Lease, any
permitted subtenant under the Lease, any permitted assignee of the Lease and any
successor of any of them. The term Lender as used herein shall include the
holder of the Mortgage, the successors and assigns of the Lender, and any
person, party or entity which shall become the owner of the Mortgaged Property
by reason of a foreclosure of the Mortgage or the acceptance of a deed or
assignment in lieu of foreclosure or other proceedings for enforcement of the
Mortgage or otherwise. The term Landlord as used herein shall mean and include
the present landlord under the Lease and such landlord's predecessors and
successors in interest under the Lease.

     10.  This Agreement may not be modified in any manner or terminated except
by an instrument in writing executed by the parties hereto.

     11.  This Agreement satisfies the condition to the subordination of the
Lease to the Mortgage set forth in Section 14 of the Lease with respect to the
execution and delivery of a non-disturbance agreement.

     12.  This Agreement shall be governed by and construed in accordance with
the laws of the State of New Jersey.

     13.  Both the Tenant and the Lender hereby irrevocably waive all right to
trial by jury in any action, proceeding or counterclaim arising out of or
relating to the Lease or this Agreement.

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

                                                      LOCAL FEDERAL BANK, F.S.B.
                                       44
<PAGE>

                                 By:______________________________________
                                    Name:
                                    Title:

                                 [TENANT]

                                 By:______________________________________
                                    Name:
                                    Title:

                                       45
<PAGE>

STATE OF           )
                   )       ss.:
COUNTY OF          )

          On the ______ day of _______________ 199_, before me personally came
_________________, to me known, who, being by me duly sworn, did depose and say
that he resides at _____________________ that he is a __________________ of
Local Federal Bank, F.S.B., the limited liability company described in and which
executed the foregoing instrument, and that he signed his name thereto by order
of the board of directors of said company

                                 _________________________________________
                                 Notary Public

STATE OF           )
                   )       ss.:
COUNTY OF          )

          On the ___ day of ___________ 199_, before me personally came
______________, to me known, who, being by me duly sworn, did depose and say
that he resides ___________________ at that he is a ____________________ of
__________________, the __________________ described in and which executed the
foregoing instrument, and that he signed his name thereto by order of the board
of directors of said corporation.

                                 _________________________________________
                                 Notary Public

                                  SCHEDULE A

                                   The Land
                                   --------

                                       46
<PAGE>

                                   Exhibit D
                                   ---------

(Commencement Date Agreement)

     THIS COMMENCEMENT DATE AGREEMENT (this "Agreement") is made this ____ day
of __________, 199_, by and between ____________________, a _________________
("Landlord") and _______________________, a ________________________ ("Tenant").

     1.   The parties have heretofore entered into a written Lease Agreement
dated _________________ (the "Lease") for the leasing by Landlord to Tenant of
certain space in the Building known as __________________________ located in
_________., __________, all as more particularly described in the Lease.

     2.   Landlord and Tenant agree that the Commencement Date of the Term of
the Lease is __________________________. The term of the Lease shall expire on
_____________.

     3.   Landlord and Tenant agree that the net rentable square feet of the
Premises is __________ and that Tenant's Proportionate Share is __________
percent (_______ %).

     IN WITNESS WHEREOF, Landlord and Tenant have respectively signed this
Agreement as of the day and year first above written.

                                 "LANDLORD"

                                 By:
                                 Its:

                                 Date:  _________________

                                 "TENANT"

                                 By:
                                 Its:
                                 Date:  _________________

                                       47<PAGE>

                                                                   EXHIBIT 10.11

                                 LEASE BETWEEN

                             LAING BEAUMEADE, INC.
                             ---------------------

                                   Landlord

                                      AND

                                 EQUINIX, INC.
                                 -------------

                                    Tenant
<PAGE>

                               TABLE OF CONTENTS

                                                                            Page
                                                                            ----
1.  GRANT/TERM/USE........................................................     1
2.  RENT..................................................................     2
3.  CONSTRUCTION AND ACCEPTANCE OF LEASED PREMISES........................     2
4.  OPERATING EXPENSES....................................................     2
5.  SECURITY DEPOSIT......................................................     5
6.  UTILITIES.............................................................     5
7.  MAINTENANCE AND REPAIR BY LANDLORD....................................     6
8.  CONTROL...............................................................     6
9.  OCCUPANCY BY TENANT...................................................     7
10.  INSURANCE; INDEMNITY.................................................     7
11.  REPAIRS..............................................................     9
12.  TENANT'S PROPERTY....................................................     9
13.  IMPROVEMENTS AND ALTERATIONS BY TENANT...............................    10
14.  CASUALTY.............................................................    11
15.  SUBLETTING AND ASSIGNMENT............................................    12
16.  LIENS................................................................    12
17.  CONDEMNATION.........................................................    13
18.  PARKING..............................................................    14
19.  ACCESS...............................................................    15
20.  SIGNS................................................................    15
21.  SUBORDINATION........................................................    16
22.  TENANT'S DEFAULT.....................................................    16
23.  LANDLORD'S REMEDIES..................................................    17
24.  QUIET ENJOYMENT......................................................    19
25.  FINANCING............................................................    19
26.  HOLDOVER TENANCY.....................................................    20
27.  ESTOPPEL CERTIFICATE/FINANCIAL STATEMENT.............................    20
28.  MISCELLANEOUS........................................................    21
EXHIBIT "A" - Leased Premises.............................................    27
EXHIBIT "B" - Land Description............................................    28
EXHIBIT "C" - Annual Base Rent............................................    29
EXHIBIT "D" - Work Agreement..............................................    30
EXHIBIT "E" - Rules and Regulations.......................................    35
EXHIBIT "F" - Special Stipulations........................................    39
EXHIBIT "G" - Roof License Agreement......................................    45
EXHIBIT "H" - Construction Criteria.......................................    51
EXHIBIT "I" - Subordination, Non-Disturbance and Attornment Agreement.....    55
EXHIBIT "J" - Landlord's Approved General Contractor List.................    39
EXHIBIT "K" - Special Tenant Requirements.................................    40
<PAGE>

key terms
               (a)  "Additional Rent" is defined in Section 2.
               (b)  "Base Rent" is defined in Section 2.
               (c)  "Commencement Date" is defined in Section 1(b).
               (d)  "Common Areas" is defined in Section 1(a).
               (e)  "Declaration" is defined in Section 4(b).
               (f)  "Lease Year" is defined in Section 2(b).
               (g)  "Mortgagee" and "Mortgage" are defined in Section 21.
               (h)  "Prime Rate" is defined in Section 11.
               (i)  "Rent" is defined in Section 2.
               (j)  "Tenant's Prorata Share" is defined in Section 4(a).
               (k)  "Term" is defined in Section 1(b).
<PAGE>

                                     LEASE
                                     -----

          THIS LEASE (the "Lease") is made as of the 18th day of November, 1998
                                                     ----        --------    --
by and between Equinix, Inc. ("Tenant"), a Delaware corporation, and Laing
               ------------                --------------------      -----
Beaumeade, Inc. ("Landlord"), a Georgia corporation.
---------------               ---------------------

          WITNESSETH THAT, for and in consideration of the rentals herein
reserved, the mutual covenants an agreements herein set forth and other good and
valuable consideration, the receipt and adequacy of which we hereby
acknowledged, the parties hereto, intending to be legally bound, hereby covenant
and agree as follows:

          1.   GRANT/TERM/USE.  (a) Subject to the terms, conditions and
               --------------
provisions hereof, Landlord does hereby demise, lease and let unto Tenant, and
Tenant does hereby rent and take from Landlord, approximately [*] square feet
                                                              ---
of space (the "Leased Premises") located at [*], Suite C, Ashburn, Virginia
20147 (as outlined on Exhibit "A" attached hereto and made a
                      -----------
part hereof), being a portion of that certain building (the "Building") located,
or to be constructed by Landlord, at Laing at Beaumeade, on the land (the
                                     ------------------
"Land") described on Exhibit "B" attached hereto and made a part hereof,
                     -----------
together with the nonexclusive revocable license to use, in common with all
others entitled to such use, the Common Areas. The Building, Common Areas and
Land are hereinafter sometimes collectively referred to as the "Project." The
term "Common Areas" is hereby defined as those areas forming a part of the Land
and/or Building designated by Landlord for the non-exclusive, general common use
of tenants and their employees, agent, licenses, invoices and the like,
including, without limitation, all parking areas, access roads, trash pickup
and/or dumpster areas, truckways, driveways, loading docks, delivery and pick-up
passages and areas, sidewalks, ramps, landscaped and planted areas, retaining
walls, roof, exterior walls (including window frames but excluding window
panes), downspouts, lighting facilities and the like.

               (b)  This Lease shall be in full force and effect from the date
first above written. The term of this Lease (the "Term") shall be for a period
of one hundred twenty months commencing on [*].  The term "Commencement Date" is
   ------------------                      ---
hereby defined as [*].
                  ---

               (c)  Tenant shall use and occupy the entire Leased Premises
during the entire Term solely as a general office and telecommunications service
center with related legal uses, and may not use all or any portion of the Leased
Premises for any other purpose whatsoever. Tenant agrees not to use the Leased
Space for mobile indoor storage. For purposes of this paragraph, "mobile indoor
storage" shall be defined as the delivery, receipt and storage of specialty
crates containing personal property of the general public. The term "mobile
indoor storage" is defined to exclude (a) traditional moving and storage
operations, (b) freight forwarding, (c) with respect to a tenant located within
the buildings described on Exhibit B, the warehousing or storage of such
tenant's own property within the premises demised to such tenant or the
warehousing or storage within the premises demised to such tenant of property
sold by such tenants to their customers or (d) indoor self storage. The term
"mobile indoor storage" shall include indoor self storage or any other type of
self storage business. In addition, but not by way of limitation, Tenant shall
not lease any portion of said buildings to those entities known as
___________________
*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       1
<PAGE>

(a) Shurgard or Shurgard to Go, (b) Public Storage or Public Storage PUD
Division, or (c) Door to Door.

          2.   RENT. Commencing on the Commencement Date, Tenant shall, and
               ----
hereby covenants and agrees to, pay to Landlord during each Lease Year of the
Term an annual base rental. ("Base Rent") as set forth on Exhibit "C" attached
                                                          -----------
hereto and made a party hereof. The term "Lease Year" is hereby defined as each
successive twelve consecutive month period beginning on the Commencement Date.
The annual Bases Rent shall be paid by Tenant in lawful money of the United
States in equal consecutive monthly installments on or before the first day of
each calendar month in advance. Base Rent for any partial month shall be
prorated at the rate of 1/30th of the monthly Base Rent per day. Tenant shall
pay to Landlord as additional rent ("Additional Rent") hereunder all charges and
other amounts required to be paid by Tenant to Landlord under this Lease,
whether or not designated herein as rent or additional rent. The term "Rent" is
hereby defined as Base Rent and Additional Rent. All Rent shall be paid by
Tenant to Landlord, without any deduction, setoff or counterclaim whatsoever, at
Landlord's address set forth at Section 28(b) hereof.

          3.   CONSTRUCTION AND ACCEPTANCE OF LEASED PREMISES. (a) Landlord
               ----------------------------------------------
shall have absolutely no obligation to provide any construction to the Leased
Premises. Tenant agrees to lease the Leased Premises in "as is", "where is"
condition. Landlord makes no warranty, either express or implied, as to the
nature of or suitability of any improvements located within the Leased Premises.
(b) Tenant agrees to furnish to Landlord all final and permanent certificates of
occupancy, permits and licenses from all applicable local authorities necessary
or required with respect to the occupation and use of the Leased Premises by
Tenant as herein contemplated;

          4.   OPERATING EXPENSES. (a) In addition to Base Rent, Tenant shall
               ------------------
pay as Additional Rent during each Lease Year of the Term, Tenant's Prorata
Share of (i) Common Area Maintenance Expenses, (ii) Real Estate Taxes and (iii)
Insurance Costs. "Tenant's Prorata Share" shall be the percentage determined by
dividing the total leasable area of the Leased Premises by the total leasable
area of the Building. On the date hereof, Tenant's Prorata share is projected to
be [*]% ([*]).
   ----  ---

               (b)  "Common Area Maintenance Expenses" shall mean any and all
costs and expenses whatsoever incurred or paid by Landlord relating to or in
connection with operating, maintaining, repairing, managing and replacing, and
providing services to, the Building, Common Areas and the Land (and all
easements, rights and appurtenances thereto), including but not limited to: (i)
costs and expenses of operating, maintaining, repairing, replacing, lighting,
painting, decorating and cleaning the Project, removing snow, ice and debris
therefrom, and policing and regulating traffic therein and thereon; (ii)
assessments or charges imposed pursuant to the Declaration of Covenants,
Conditions and Restrictions of [*], as amended, superseded or supplemented, from
                               ---
time to time (as amended, superseded or supplemented, the "Declaration"); (iii)
costs and expenses of supplies and equipment and maintenance and service
contracts; (iv) costs and expenses of replacing, repairing, repaving and
striping pavements, curbs, walkways, parking areas, driveways and truckways,
drainage and lighting, facilities and other Common Areas amenities; (v) all
utility expenses, costs and charges including water and sewer charges; (vi)
contributions with respect

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       2
<PAGE>

to, and costs and expenses of maintenance, repair and replacement of, on and
off-site utility systems serving the Project; (vii) all landscaping (including,
but not limited to, maintenance and new and replacement plantings); (viii)
consulting and management fees not to exceed four percent (4%) of actual
expenses and all other fees, charges and costs of or by contractors and agents
employed by Landlord; (xi) commissions, wages, salaries and other labor costs
and all persons engaged in such maintenance, operation, repair, management and
the like (including, but not limited to, taxes, insurance, medical and other
benefits); (xii) any capital expenditures incurred either to reduce Common Area
Maintenance Expenses, to comply with any governmental law, order, requirement or
regulation or to replace existing structures, equipment and machinery, such
capital costs to be amortized over such reasonable period as Landlord shall
determine, together with interest at the rate paid by Landlord on any funds
borrowed for such expenditures; (xiii) legal and accounting fees and charges
(except as otherwise provided hereinafter); and (xiv) any other expenses or
charges included in Common Area Maintenance Expenses with respect to comparable
office-warehouse buildings in the Ashburn, Virginia area. Common Area
                                  -----------------
Maintenance Expenses shall not incur any of the following: ground rent; interest
and amortization of funds surrounded by Landlord (except as specifically
provided above); leasing commissions and advertising, legal, and space planning
expenses incurred in procuring tenants for the Building; and salaries, wages, or
other compensation paid to officers or executives of Landlord in their
capabilities as officers and executives. Landlord agrees that any and all cost
and expenses for such above-mentioned repairs, improvements, maintenance, and
service contracts, or any work commenced by any trade or contractor in excess of
$5,000.00 per event, must be competitively bid with award of such contract or
bid to the lowest qualified bidder.

          Notwithstanding anything to the contrary contained in this Lease, it
is expressly understood that Common Area Expenses do not include (i) amounts due
under loans encumbering the Leased Premises, or payments of rent under ground
leases of the Leased Premises, (ii) depreciation of the Building or of any
building service equipment, (iii) brokerage commissions in connection with
leasing all or a portion of the Building or Land, (iv) attorneys' fees,
accounting costs and other costs directly related to leasing space in the
Building or Land, except in the context of reviewing, negotiating, and/or
drafting of any assignment or sublease proposed by any Tenant, (v) physical
damage to property caused by the active negligence or willful misconduct of
Landlord or its employees, agents or contractors, (vi) all cost incurred by
Landlord to investigate remedial Hazardous Waste or Hazardous Materials to the
extent Landlord is not otherwise indemnified against such costs by Tenant
pursuant to this Lease, (vii) costs incurred by Landlord for repairing damage
which costs are actually recovered for insurance proceeds (or if Landlord fails
to carry insurance which it is required to carry under this Lease, the costs
that would have been recovered from insurance proceeds had Landlord carried such
insurance) or condemnation awards and (viii) Landlord's overhead and
administrative costs to the extent exceeding management fee charges permitted
pursuant to the provisions of this Paragraph.

               (c)  "Real Estate Taxes" shall mean any and all real estate
taxes, assessments, water and sewer tests and charges, liens, charges, levies
and other governmental impositions and charges of every kind and nature
whatsoever, general or special, ordinary or extraordinary, foreseen or
unforeseen, assessed, levied or imposed upon, or arising in connection with, the
fixtures, machinery, equipment or systems, in, upon or used in connection with
the operation of the Building or the Land; including, but not limited to,
metropolitan district water

                                       3
<PAGE>

and sewer charges, any assessments for public facilities or improvements for the
areas in which the Project is located and taxes, assessments, charges and the
like upon this Lease or any rents from the use, occupancy or possession of the
Project. If, because of any change in the method of taxation of real estate or
because of the enactment of any new tax by federal, state, county or local
government, any other tax or assessment is imposed upon Landlord, or the rents
or income derived from the Project, in substitution for, or in lieu of, or in
addition to, any tax or assessment which would otherwise be included within Real
Estate Taxes hereunder. Real Estate Taxes shall also include all expenses
incurred by Landlord in obtaining or attempting to obtain a reduction of Real
Estate Taxes, including, but not limited to legal fees. Tenant may in good faith
contest or appeal the amount of any personal taxes or Real Estate Tax or
assessment at Tenant's expense directly to the taxing authority, but in such
event, Tenant shall indemnify Landlord against liability therefor. Landlord will
reasonably cooperate at Tenant's expense in joining such appeal if required by
the taxing authority.

Notwithstanding the foregoing, the term "Real Estate Taxes" shall not include
estate, inheritance, transfer, gift or franchise taxes of Landlord or any tax or
governmental charge based upon the net or gross income or receipts of the
Landlord except for any tax on gross income or receipts of the Landlord except
for any tax or gross income or receipts applied solely to rents from real
property.

               (d)  "Insurance Costs" shall mean all insurance expenses incurred
by Landlord relating to all insurance of whatsoever nature kept or caused to be
kept by Landlord in connection with the ownership, operation, use or management
of the Project, including, but not limited to, any and all policies of fire and
extended coverage insurance (including, without limitation, extended and broad
form coverage risks, mud slide, land subsidence, flood and earthquake), rent and
business interruption insurance, boiler insurance, sprinkler insurance,
comprehensive general public liability insurance (including, without limitation,
an all-risk liability endorsement) and excess liability insurance.

               (e)  Tenant's Prorata Share of such Common Area Maintenance
Expenses, Real Estate Taxes and Insurance Costs for each calendar year shall be
paid in monthly installments in advance on the first day of each calendar month,
commencing with the Commencement Date, in amounts reasonably estimated by
Landlord to be "Tenant's Prorata Share thereof based upon, among other things,
actual expenses, if any, incurred with respect to the immediately preceding
calendar year. Such estimates may be revised, at any time and from time to time
during such calendar year (but in no event more often than 4 times during any
calendar year), in which event Tenant shall immediately commence making monthly
payments hereunder pursuant to such new statement and, in addition, with the
next monthly payment of Base Rent, pay to Landlord the difference between
monthly payments for the preceding months based on such revised statement and
the amount actually paid by Tenant with respect to such preceding months; it
being understood, acknowledged and agreed, however, that as to Common Area
Maintenance Expenses, Real Estate Taxes and Insurance Costs payable or paid in
advance by Landlord, Tenant covenants and agrees to pay Tenant's Prorata Share
thereof within 10 days after receipt of Landlord's written demand therefor.
Within 120 days following the expiration of such calendar year, Landlord shall
furnish to Tenant a written statement showing the actual amount of Tenant's
Prorata share of Common Area Maintenance Costs, Real Estate Taxes and Insurance
Costs for such calendar year and the payments thereto made by Tenant and known
as

                                       4
<PAGE>

the "Year End Report." If the payments made by Tenant shall exceed Tenant's
actual share of such costs, Tenant shall, provided Tenant is not in default
hereunder, be entitled to a credit for such excess against payments next
thereafter due to Landlord pursuant to this Section 4; it being understood,
acknowledged and agreed, however, that if Tenant is indebted to Landlord
hereunder in any amount for any reason whatsoever, Landlord may deduct such
amount owned from such overpayment and if on or after termination of this Lease,
the overpayment will be returned to Tenant within thirty (30) days after the
Year end Report referenced in the proceeding sentence. If Tenant's share of such
costs shall exceed the payments made by Tenant, Tenant shall pay to Landlord the
deficiency within 30 days after Landlord shall submit the aforesaid statement to
Tenant. Tenant's obligations pursuant to this Section 5 shall survive the
expiration or sooner termination of this Lease. Landlord's failure to provide
the statement called for above in this Section 5(e) shall not release or relieve
Tenant of Tenant's obligations under this Section 5 or elsewhere in this Lease.

          5.   SECURITY DEPOSIT. Upon the execution of this Lease, Tenant shall
               ----------------
pay to Landlord $[*] ("the Deposit") as security for the faithful performance by
Tenant of all of the terms, covenants, and conditions of this Lease (including,
but not limited to, the payment of Rent). The Security Deposit shall be given in
cash in the minimum amount of $[*]. In the event Tenant pays to Landlord the
full amount of the Security Deposit in the form of cash, Tenant may elect to
convert $[*] of the Security Deposit into the form of an unconditional,
irrevocable letter of credit in the name of the Landlord and payable upon
presentation at a federally-insured national bank in the Commonwealth of
Virginia, in such form and content as landlord shall reasonably require, or in
such form as Landlord may approve, or in a combination of the foregoing. Upon
Landlord's receipt of an approved letter of credit, Landlord shall refund to
Tenant the full amount of the letter of credit up to a maximum amount of $[*]
within thirty (30) days. Landlord may, but is not obligated to, without waiving
or satisfying such Event of Default, or waiving or limiting any other rights or
remedies of Landlord or limiting Tenant's liability to Landlord, apply all or
any portion of the Deposit on account of any Event of Default hereunder, as well
as on account of any expense incurred or paid, or damages suffered, by Landlord
in connection with such failure, and Tenant, within ten (10) days following
receipt of written notice of demand, shall replenish the amount necessary to
restore the full Deposit. Landlord may commingle the Deposit with any other
accounts that Landlord holds, and Landlord shall not be obligated to pay any
interest accrued on the Deposit to Tenant. In the event of a sale or other
transfer of the Project (or Landlord's interest therein), Landlord shall have
the right to transfer to such purchaser or other party the Deposit and Landlord
thereupon shall be released by Tenant from all liability for the return thereof,
and Tenant agrees to look to the new landlord solely for the return thereof.

          6.   UTILITIES.  Tenant shall be solely responsible for, and promptly
               ---------
pay as and when due, all changes and assessments for heat, gas, electricity,
telephone and other utilities used, consumed or provided to or on the Leased
Premises and shall, at Tenant's sole cost and expense, arrange with the
appropriate utility companies for the provision, augmentation or modification of
such utilities to the Leased Premises. Notwithstanding anything herein to the
contrary, Landlord shall not be liable in any respect for any damages
whatsoever, whether to or with respect to person, property, Tenant's business or
otherwise, for interruption in, or stoppage, suspension or curtailment of, any
utility service or system (whether caused by or arising out of Landlord's need
to make repairs or any other reason whatsoever), nor shall the same

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       5
<PAGE>

(a) constitute a constructive eviction or interference or disturbance with
Tenant's use, possession or enjoyment of the Leased Premises, (b) constitute
grounds for abatement, reduction or rebate, in whole or in part, of Rent or any
other sum payable by Tenant hereunder, or (c) release or relieve Tenant of or
from any Tenant's obligations hereunder. In the event landlord shall elect, or
be required by governmental authorities, to install in the Leased Premises
individual meters or other devices to measure any or all of the utilities
consumed in the Leased Premises, Tenant shall pay to Landlord the charges
incurred for such meters and the installation thereof in the Leased Premises. If
any such utilities are not separately measured, Tenant shall pay to Landlord,
within thirty (30) days after Tenant's receipt of Landlord's written demand
therefor, Tenant's allocable share of such utilities as reasonably determined by
Landlord.

          7.   MAINTENANCE AND REPAIR BY LANDLORD.  Landlord shall, subject to
               ----------------------------------
the provisions of Sections 14 and 17 hereof and so long as Tenant is not in
default hereunder, keep the foundation, the exterior walls (except plate glass
windows, doors, door closure devices, window and door frames, molding, locks and
hardware and painting or other treatment of interior walls, all of which shall
be Tenant's responsibility to maintain, replace and repair) and the roof of the
Leased Premises in good repair, ordinary wear and tear excepted. Any repairs
required to be made by Landlord under this Lease which are occasioned by the
act, omission or negligence of Tenant, or Tenant's agents, employees,
subtenants, licensees, invitees, visitors, contractors, servants, customers or
others acting, through or under Tenant or for or on behalf of Tenant
(collectively, "Tenant's Agents"), shall be paid for by Tenant, at any time and
from time to time, upon receipt of Landlord's demand to the extent not covered
by any net insurance proceeds paid or payable to Landlord therefor. In the event
that the Leased Premises should become in need of repairs required to be made by
Landlord hereunder, Tenant shall immediately give written notice thereof to
Landlord and Landlord shall not be obligated in any way to commence any such
repairs until a reasonable time shall have elapsed after Landlord's receipt of
such written notice. Notwithstanding the above, because of the sensitive nature
of Tenant's business and equipment, if Landlord does not repair roof leaks
within five (5) business days of written notice of such leaks from Tenant, then
Tenant may make the repairs and shall invoice Landlord for the reasonable cost
of such repairs, which Landlord will pay to Tenant within thirty (30) days of
receipt of the invoice and reasonably substantial evidence of completion of the
repairs. Notwithstanding anything contained herein, Tenant shall use the roof
manufacturers' approved roof installation and repairs contractors only to
perform any repairs.

          8.   CONTROL.  The Common Areas shall be subject to Landlord's
               -------
reasonable management and control and shall be operated and maintained in such
manner as Landlord, in its reasonable discretion, shall determine. Without
limiting the generality of the immediately preceding sentence, Landlord reserves
the exclusive right to install, construct, remove, maintain and operate lighting
systems, facilities, improvements, buildings, equipment and signs on, in or to
all parts of the Common Areas and the Building; increase, reduce or change the
number, size, height, layout, or locations of buildings, walks, driveways and
truckways, parking areas and/or Common Areas now or hereafter forming a part of
the Project; make alterations or additions to the Building; close temporarily
all or any portion of the Common Areas to make repairs, changes or to avoid
public dedication; grant easements, or replat or subdivide or make such other
changes to the Land, as Landlord shall deem necessary; place, relocate and
operate utility lines through, over or under the Leased Premises necessary to
serve

                                       6
<PAGE>

other portions of the Building; and use or permit the use of all or any portion
of the roof of the Building.

          9.   OCCUPANCY BY TENANT.  (a) Tenant covenants and agrees to, at its
               -------------------
sole cost and expense, observe and comply with the provisions of (i) all matters
of record (including, but not limited to, the Declaration and all Mortgages),
(ii) all building, zoning, fire and other governmental laws, ordinances,
regulations, requirements, codes, certificates of occupancy and rules, (iii) the
orders and directives (pursuant to law) of public officials applicable to the
Leased Premises and/or the balance of the Project or the conduct of the business
in the Leased Premises by Tenant, (iv) all rules, regulations, orders and
requirements of carriers of insurance insuring the Project; and (v) the Rules
and Regulations, attached hereto as Exhibit "F" and made a part hereof, and any
                                    -----------
additions thereto and modifications thereof as adopted by Landlord from time to
time.  Notwithstanding anything herein to the contrary, Tenant, at its sole cost
and expense, shall make any and all repairs, alterations, additions and
improvements of any nature whatsoever required by any governmental authority by
reason of Tenant's use or occupancy of the Leased Premises.

               (b)  Tenant shall not keep or allow to be kept anything within
the Leased Premises or use or permit the use of the Leased Premises for any
purpose or in any manner, which causes or might cause an increase in the
insurance premium cost of, or invalidate or breach or conflict with, any
insurance policy carried on all or any part of the Project, or cause any
existing or prospective insurer to refuse to issue any insurance policy with
respect to all or any portion of the Project or the Landlord's business, or
cerate any risk of fire or other hazard. Notwithstanding the above, Landlord
acknowledges Tenant's use of Equipment and Tenant's Generator which may cause an
increase in Landlord's insurance premium cost which increase related to Tenant's
use of Equipment and Tenant's Generator shall be paid as Additional Rent, upon
receipt of Landlord's demand therefor, any such increased premium cost due to or
associated with Tenant's unique use or occupation of the Leased Premises or
Tenant's storage of goods. Tenant, at its sole cost and expense, shall comply
with all rules, regulations, orders and requirements of the American Insurance
Association (formerly the National Board of Fire Underwriters) and of any other
similar body having jurisdiction over the Project).

          10.  INSURANCE; INDEMNITY.  (a) Tenant shall, at Tenant's sole cost
               --------------------
and expense, carry and keep in force at all times during the Term (i) a policy
of comprehensive general public liability insurance, together with a contractual
liability endorsement, with limits of not less than $1,000,000 in respect of
bodily injury to or death of any one person, an amount not less than $2,000,000
in respect to bodily injuries or death(s) occurring in any one occurrence and an
amount not less than $500,000 in respect of property damaged or destroyed; (ii)
fire and extended coverage insurance covering the full replacement cost of all
alterations, additions, partitions, improvements, equipment, furniture, fixtures
and inventory made or placed by Tenant in the Lease Premises against "all-risk"
of physical loss; (iii) worker's compensations insurance with limits not less
than that required by law; and (iv) such additional amounts of insurance and
additional types of coverage as Landlord may reasonably request from time to
time. Tenant's liability hereunder shall not be limited to the insurance
coverage maintained, or required to be maintained pursuant hereto by Tenant. All
such policies shall be with companies licensed to do business in the state in
which the Land is located, and from a responsible company satisfactory to
Landlord, and contain a waiver of subrogation as contemplates in Section 10(d)
below.

                                       7
<PAGE>

Landlord, and Landlord's Mortgagee if requested by Landlord, shall be named as
additional insurers under such insurance policies. All such insurance policies
shall be primary and non-contributing with any insurance carried by the
Landlord, shall be written on an "occurrence" basis and not on a "claims-made"
basis, and shall contain endorsements requiring 45 days' notice to Landlord
prior to any cancellation or any reduction in amount of coverage. Tenant shall
deliver to Landlord as a condition precedent to Tenant's taking occupancy of the
Leased Premises (but not to Tenant's obligation to pay Rent), A complete
duplicate copy of all such policies maintained by Tenant, and shall also deliver
copies thereof to Landlord not less than 30 days prior to the expiration date of
each such policy. Tenant's failure to comply with any of the requirements of
this Section 10(a) shall be an Event of Default.

               (b)  Neither Landlord, nor any of the Landlord's partners,
officers, members, directors, agents or employees, shall, to the extent
permitted by law, have any liability to Tenant, or to Tenant's Agents, for any
damage, injury, loss or claim based on or arising out of any cause whatsoever,
including, without limitation, the following; repair to any portion of the
Leased Premises, Building or Common Areas; interruption in the use of the Leased
Premises or any equipment therein; any accident or damage resulting from any use
or operation by Landlord, Tenant or any person or entity of heating, cooling,
electrical, sewerage or plumbing equipment or apparatuses; termination of this
Lease by Landlord for damage to the Lease Premises or the Building; fire,
robbery, theft, vandalism, mysterious disappearance or any other casualty;
actions of any other tenant of the Building or of any other person or entity;
failure or inability to furnish any service specified in this Lease; and leakage
in any part of the Leased Premises or the Building from water, rain, ice or snow
that may leak into, or flow from, any part of the Leased Premises or the
Building, or from drains, pipes or plumbing fixtures in the Leased Premises or
the Building. Notwithstanding the foregoing, Landlord shall not except as set
forth in Section 10(d) below or elsewhere herein, be released from liability to
Tenant for any injury caused by Landlord's willful misconduct or gross
negligence. In no event, however, shall Landlord have any liability to Tenant on
account of any claims for the interruption of or loss to Tenant's business or
for any indirect damages or consequential losses.

               (c)  Tenant shall, to the extent permitted by law, reimburse
Landlord for, and shall defend (upon Landlord's request), indemnify and hold
Landlord, its partners, officers, members, directors, employees and agents
harmless from and against, any and all costs, damages, claims, liabilities,
expenses (including, but not limited to, attorneys' fees and court and
litigation costs), losses, demands, actions, causes of action, judgements,
proceedings and obligations of any nature whatsoever suffered by or claimed
against Landlord, directly or indirectly, resulting from, based on or arising
out of, in whole or in part, (i) the possession, use and/or occupancy of the
Leased Premises or the business conducted therein or therefrom (whether or not
damage or loss occurs in or on the Leased Premises, the Common Areas or
elsewhere); (ii) any act or omission of Tenant, or any of Tenant's Agents;
and/or (iii) any breach of the provisions of Section 28(u) hereof). The
provisions of Section 10(b) above and this Section 10(e) shall survive the
expiration or sooner termination of this Lease with respect to any claims,
liabilities and the like attributable to acts, omissions, occurrences and/or
conditions existing or occurring prior to such expiration or termination.

               (d)  Without limiting the provisions of Section 10(b) above or
any other provisions hereof as to Landlord, Landlord and Tenant each hereby
release the other from

                                       8
<PAGE>

any and all liability or responsibility to the other or any one claiming through
or under them, by way of subrogation or otherwise, from or with respect to any
loss or damage to property caused by fire or any other perils insured under
policies of insurance covering such property (but only to the extent of the
insurance proceeds payable under such policies), even if such loss or damage is
attributable to the fault or negligence of the other party, or anyone for whom
such party may be responsible, including any other tenants or occupants of the
Building. The foregoing notwithstanding, this mutual release shall be applicable
and in force and effect only to the extent lawful at the time any claim is made,
and in any event only with respect to loss or damage occurring during such times
as the releasor's policies shall contain a clause or endorsement providing that
any such release shall not adversely affect or impair said policies or prejudice
the right of the releasor to recover thereunder. Landlord and Tenant shall
request their respective insurance carriers to include in its policies such a
clause or endorsement. If additional cost shall be charged therefor, the party
responsible for procuring such insurance shall pay such additional costs. If
Tenant fails to obtain or maintain any such property insurance policies as
required hereunder, Tenant's release of Landlord shall remain and be deemed in
full force and effect as to the coverage thereof as if such policies, and an
insurer's waiver of subrogation endorsement, were obtained and in full force and
effect; provided, however, that nothing herein shall excuse Tenant's failure to
maintain any insurance required hereunder or constitute a waiver or limitation
of any other rights and remedies of Landlord in the event Tenant fails to
maintain any insurance.

          11.  REPAIRS.  Except as to Landlord's obligations pursuant to
               -------
Sections 7, 14 and 17 hereof, and in addition to all other repair, maintenance
and replacement obligations of Tenant act forth herein, Tenant agrees to
maintain the Leased Premises at all times during the Term in a neat, clean and
sanitary condition and in good order and repair and shall make all needed
repairs and replacements thereto. Such maintenance, replacement and repair shall
be at the sole cost of Tenant and shall include, but not be limited to, the
maintenance, replacement and repair of floor coverings, ceilings and walls,
front and rear doors, all glass on the Leased Premises, all plumbing units,
pipes and connections, and all heating, ventilating and air conditioning
equipment and systems.

          12.  TENANT'S PROPERTY. Furnishings, equipment, machinery and trade
               -----------------
fixtures that can be installed by Tenant with or without drilling, cutting or
otherwise defacing the Leased Premises (collectively, "Tenant's Personal
Property") may be installed by Tenant on the Leased Premises and shall be the
property of Tenant. On the expiration of this Lease, if Tenant is not in default
hereunder, Tenant may remove any such property (and shall remove any such
property if directed by Landlord) and shall repair any damage caused by such
removal and reimburse Landlord for Landlord's cost of so repairing the Lease
Premises. If Tenant fails to remove the Tenant's Personal Property as required
under this Lease, Landlord may do so and Landlord shall not be liable for any
loss or damage to such property of Tenant which may occur during Landlord's
removal thereof, or Landlord may treat such property as abandoned and remove and
keep the same, and Tenant shall pay the entire cost of such removal to
Landlord's written demand therefor. Tenant agrees to pay all taxes on Tenant's
Personal Property and if such taxes are levied against Landlord, or the assessed
valued of the Project is increased by inclusion of a value placed on such
property, Tenant shall pay such taxes to Landlord on demand if Landlord is
required to pay such taxes (or reimburse Landlord on demand if Landlord pays
such taxes). Notwithstanding anything herein to the contrary, any property
placed by Tenant in or about the Leased Premises or the Building shall be at the
sole risk of Tenant, and Landlord

                                       9
<PAGE>

shall not in any manner be responsible therefor. The provisions of this Section
12 shall survive the expiration or sooner termination of this Lease.
Notwithstanding the above, Tenant shall have the right to install equipment and
trade fixtures in the manner and extent set forth in Exhibit "K" hereto.

          13.  IMPROVEMENTS AND ALTERATIONS BY TENANT:  (a) Without Landlord's
               --------------------------------------
prior written approval (which may be withheld in Landlord's reasonable
discretion), Tenant may not make or permit any additions, improvements,
alterations, substitutions, replacements or modifications, structural or
otherwise, to the Leased Premises (including, but not limited to, all
electrical, heating, ventilating, air conditioning, plumbing or mechanical
systems within the Leased Premises) (collectively, the "Alterations"), or attach
any machines, equipment and fixtures (other than the Tenant's Personal Property
provided the same are installed at no cost or expense to Landlord), which may be
made or installed by either party upon the Leased Premises shall be and remain
the property of Landlord and shall remain upon and be surrendered with the
Leased Premises, unless Landlord requests their removal at such time that the
Landlord approves and gives consent, in which event Tenant shall remove the same
and restore the Leased Premises to its original condition at Tenant's sole cost
and expense and Tenant shall pay the entire cost of such removal to Landlord
upon Tenant's receipt of Landlord's written demand therefor. If Tenant fails to
remove such Alterations and property and restore the Leased Premises as
aforesaid, Landlord may do so and Tenant shall pay the entire cost thereof to
Landlord as Additional Rent within 10 days after Tenant's receipt of Landlord's
written demand therefor. Any such Alterations performed by Tenant shall be done,
at Tenant's sole cost and expense, in strict conformity with any plans and
specifications approved by Landlord prior to Tenant commencing such work and in
such a manner to minimize interference with other construction in the Building
or on the Land in progress and with the use or enjoyment of all or any portion
of the balance of the Project by any other tenants. All work performed shall be
done in a good and workmanlike manner by contractors approved by Landlord and
with materials of comparable quality, value, utility and appearance as
originally installed in the Leased Premises. Landlord's consent to or approval
of and Alterations (or the plans and specifications therefor) shall not
constitute a representation or warrant by Landlord, nor Landlord's acceptance,
that the same comply with (a) sound architectural and/or engineering practices,
or (b) applicable laws, regulations, rules, codes, ordinances and other
governmental requirements, and Tenant shall be solely responsible for enduring
all compliance with the matters referred to in (a) and (b) above in this
sentence. In each instance in which Landlord's approval is requested or required
hereunder, Tenant shall reimburse Landlord as Additional Rent, upon receipt of
written demand therefor, for all out-of-pocket cost and expenses incurred or
paid by Landlord during such review process.

               (b)  Nothing contained in this Lease shall be deemed or construed
in any way as constituting the consent or request of, or order or authorization
by, Landlord, express or implied, by inference or otherwise, to any contractor,
subcontractor, laborer or materialman for the performance of any labor, or the
furnishing of any materials, that would give rise to the filing of any lien
against the Leased Premises, or the Project, or any part thereof. Landlord shall
have the right to post and keep posted on the Leased Premises any notices that
may be provided by law or which Landlord may deem to be proper for the
protection of Landlord, the Leased Premises and the Project from such lien(s).

                                       10
<PAGE>

          14.  CASUALTY.  (a) If the Leased Premises is destroyed or damaged by
               --------
fire, earthquake or other casualty (collectively, a "Casualty") and Landlord
does not elect to terminate this Lease as herein provided, Landlord shall,
subject to the terms hereof and obtaining all necessary public approvals and
solely to the extent of net insurance proceeds actually received by Landlord
(and free of all claims by Mortgagees and others and all expenses), and provided
such Casualty is not due to the negligence or wrongful acts of Tenant, or any of
Tenant's Agents (subject, however, to subrogation rights as set forth in
Paragraph 10(d)), proceed in a reasonable manner to rebuild and restore the
Leased Premises or such part thereof as may be destroyed or damaged to as near
its former conditions as circumstances will reasonably permit. During the period
of such rebuilding and restoration, Base Rent shall, provided such Casualty is
not due to the negligence or other wrongful acts of Tenant, or any of Tenant's
Agents, be abated in the same ratio as the square footage of the portion of the
Leased Premises rendered untenantable, to the extent, and so long as, however,
the Leased Premises remains untenantable. If, however, Landlord shall reasonably
determine that such destruction or damage cannot be repaired within one hundred
eighty (180) days after the date of such Casualty, either Landlord or Tenant may
elect to terminate this Lease by giving written notice of such election to
Tenant within 90 days after the date of such Casualty, in which event this Lease
and the tenancy created hereunder shall terminate as of the date of such notice
and Rent shall (except to the extent Tenant has continued to make use of all or
any of the Leased Premises) be abated as of such date of such Casualty. Tenant
agrees to give notice to Landlord of any Casualty occurring in, on, or about the
Leased Premises within 24 hours from the occurrence thereof.

               (b)  If Landlord is required to repair the Leased Premises under
the provisions of this Section 14, Landlord's obligation shall be limited to the
Landlord's Work, excluding, in any event, all alterations, fixtures or signs
installed by Tenant and all floor coverings, furniture, equipment and
decorations or other Tenant's Personal Property. Tenant, at Tenant's expense,
shall promptly perform all repairs and restoration not required to be done by
Landlord and shall promptly re-enter the Leased Premises to perform such work.

               (c)  Anything contained herein to the contrary notwithstanding,
if (i) the proceeds of Landlord's insurance (recovered or recoverable) as a
result of any damage to the Leased Premises by any Casualty (exclusive of rent
insurance) shall be insufficient to pay fully for the cost of repair of the
Leased Premises, (ii) the Leased Premised shall be damaged by a Casualty which
is not covered by Landlord's insurance, or (iii) the Building is more than fifty
percent (50%) damaged by fire or other casualty (although the Leased Premises
may not be affected) that Landlord decides in Landlord's sole and absolute
discretion not to rebuild or construct the Building, Landlord shall have the
right to terminate this Lease by giving written notice of such termination to
Tenant within 90 days after the date of such Casualty in which event this Lease
and the tenancy created hereunder shall terminate as of the date of such notice
and Rent shall (except to the extent Tenant has continued to make use of all or
any of the Leased Premises) be abated as of the date of such Casualty.
Notwithstanding the above, as to the event of (i) or (ii) above, if Landlord
elects to terminate this Lease, the Tenant may prevent this termination if,
within fifteen (15) days of the receipt of Landlord's notice of its election to
terminate, that Tenant agrees at its sole expense to make the repairs and
restoration work not covered by insurance and to continue its occupancy and
tenancy under the Lease. In the event the Rent shall only abate to the date
Tenant elects to restore the Leased Premises at its expense.

                                       11
<PAGE>

          15.  SUBLETTING AND ASSIGNMENT.  Without the prior written consent of
               -------------------------
Landlord in each instance, which consent may not be unreasonably withheld in
Landlord's reasonable discretion. Tenant shall not directly or indirectly (in
one or more transaction), voluntarily, involuntarily or by operation of law,
assign transfer, pledge, mortgage or otherwise hypothecate or encumber all or
any portion of Tenant's legal or equitable interest in this Lease or in the
Leased Premises, nor sublet all or any portion of the Leased Premises, nor enter
into any management, license, concession or other contract or agreement which
provides for a direct or indirect transfer of operating control over the
business operated in, or the use of occupancy of, the Leased Premises. Any
direct or indirect transfer, sale, pledge or other disposition, in a single
transaction or cumulatively during the Term, of at least 25% of the ownership
interests in Tenant (or any lesser percentage if sufficient to transfer voting
control (if Tenant is a corporation) or management control (if Tenant is a
partnerships)), as well as of any general partnership interest in Tenant if
Tenant is a limited partnership, shall each be deemed an assignment of this
Lease; provided, however, that this limitation shall not apply with respect to
the transfer of voting stock in a corporation, all the outstanding voting stock
of which is listed on a national securities exchange as defined in the
Securities Exchange Act of 1934. Any assignment, sublease or other such transfer
without Landlord's prior written consent shall be voidable by Landlord and
Landlord's election, shall constitute an Event of Default hereunder. Consent of
Landlord to one or more assignments, subletting or encumbering of this Lease or
the Leased Premises shall not operate as a waiver of Landlord's rights (and the
requirement of Landlord's consent), or be deemed Landlord's consent, with
respect to any subsequent assignment, subletting or encumbering. Notwithstanding
any assignment or subletting, Tenant, and each and every guarantor of this Lease
and Tenant's obligations hereunder, shall at all times remain fully and
primarily responsible and liable for the payment of all Rent and other monetary
obligations herein specified and for the compliance with and performance of all
of the Tenant's other obligations under this Lease. Landlord's consent, if any,
to any assignment or sublease will not be effective unless and until (a)
Landlord receives a fully executed copy of the assignment or sublease agreement,
(b) in the case of an assignment, Tenant delivers to Landlord an assumption of
liability agreement in form satisfactory to Landlord including as assumption of
the assignee of all of the obligations of Tenant and the assignee's ratification
of, and agreement to be bound by, all of the terms, conditions and provisions of
this Lease, and (c) Landlord is fully reimbursed by Tenant of Landlord's costs
and fees, including, but not limited to, attorney's fees, incurred in processing
and evaluating any requests for assignment or subletting by Tenant.
Notwithstanding anything to the contrary in this paragraph 15, Tenant may,
without Landlord's prior consent and without Landlord's participation in any
proceeds, sublet the Premises or assign the lease to: (i) a subsidiary,
affiliate, division or corporation controlling, controlled by or under common
control with Tenant; (ii) a successor corporation related to Tenant, by merger,
consolidation, non bankruptcy reorganization, or governmental action; or (iii) a
purchaser of substantially all of Tenant's assets located in the Leased
Premises. For the purpose of this Lease, sale of Tenant's capital stock through
any public exchange shall not be deemed an assignment, subletting or any other
transfer of the Lease or the Leased Premises.

          16.  LIENS.  Tenant shall keep the Project free and clear of and from
               -----
any and all liens or encumbrances arising out of any work performed, materials
furnished or obligations incurred by Tenant or otherwise arising out of Tenant's
use or occupancy of the Leased Premises. An Event of Default shall exist of at
any time any such lien or encumbrance is filed, claimed or recorded against, or
otherwise exists with respect to, the Leased Premises or the

                                       12
<PAGE>

Building and Tenant shall fail to have said lien or encumbrance discharged of
record, or bonded over so as to forever remove such lien or encumbrance as an
encumbrance upon the Project, within 15 days (or if American Institute of
Architects contract form, thirty (30) days) from the date such lien or
encumbrance is filed, claimed or recorded against, or otherwise exists with
respect to, the Project. Tenant shall promptly notify Landlord if Tenant learns
that a lien has been, is about to or might be filed against the Premises.

          17.  CONDEMNATION.  (a) In the event of a taking by any public or
               ------------
quasi-public authority under the power of eminent domain, condemnation or
expropriation, or in the event of a conveyance in lieu thereof, (all of which
events are herein collectively referred to as a "Taking"), of the whole of the
Leased Premises, then this Lease shall terminate effective upon the date title
to the Leased Premises vests in the condemning authority and Base Rent and
Additional Rent shall be adjusted as of such date.

               (b)  In the event of a Taking of less than 25% of the Leased
Premises, then this Lease shall terminate only as to the part taken as of the
date title vests in the condemning authority. In the event of a Taking of more
than 25% (but less than all) of the Leased Premises, then Landlord shall have
the right to terminate this Lease by written notice given to Tenant effective
within 60 days after the date title vests in the condemning authority.

               (c)  If the nature, location or extent of any Taking affecting
the Building (whether or not including the Leased Premises) or the Land is such
that Landlord elects in Landlord's sole and absolute discretion to demolish all
or a portion of the Building, then Landlord may terminate the Lease by giving at
least 60 days' written notice of termination to Tenant at any time after such
Taking. This Lease shall terminate on the date specified in such notice, and
monthly Base Rent and Additional Rent shall be adjusted to such date.

               (d)  If there shall be a Taking, and this Lease is not terminated
as set forth above in this Section 17, then this Lease shall continue in full
force and proportion to the Base Rent shall be reduced to be that sum which
bears the same proportion to the Base Rent in effect immediately prior to such
Taking as the leasable area of the Leased Premises remaining after such Taking
bears to the leasable area of the Leased Premises immediately preceding such
Taking. Following receipt of the compensation awarded or payment made for such
Taking, Landlord shall commence to make all necessary repairs or alterations to
restore that portion of the Leased Premises remaining to as near its former
condition as the circumstances will reasonably permit; provided, however, that
Landlord shall in no event be required to spend for such repairs and alterations
any sums in excess of the amount of the compensation or payment for such Taking
actually received by Landlord (and free of all claims by Mortgagees and others)
which is attributable to the part of Leased Premises taken (excluding the
proportionate part thereof attributable to the then current market value of the
Project taken) less the cost of collecting such compensation or payment and
provided further that Landlord's obligation shall be limited to the Landlord's
Work and Landlord shall have no obligation to repair, restore or replace any
alterations, fixtures or signs made or installed by Tenant or any floor
coverings, furniture, equipment or decorations or other Tenant's Personal
Property (the repair, restoration and replacement of which shall be the sole
obligation of, and be promptly performed by, Tenant).

                                       13
<PAGE>

               (e)  Tenant shall have no claim against Landlord or the
condemning authority for any portion of the amount of the condemnation award or
settlement that may be claimed as damages by Tenant as a result of such Taking
or for the value of any unexpired Term, and all condemnation awards and similar
payments shall be paid and belong to Landlord. Notwithstanding the foregoing,
Tenant may make a separate claim against the condemning authority for a separate
award or payment for the value of Tenant's trade fixtures and for relocation
costs, provided such awards do not reduce Landlord's award.

          18.  PARKING.  Tenant agrees not to overburden the parking areas and
               -------
facilities and agrees to cooperate with Landlord and other tenants in the use of
parking areas and facilities, and, in any event, shall use such parking areas
and facilities in accordance with the terms and conditions of the Declaration
and such rules and regulations promulgated by Landlord. Tenant acknowledges and
agree that, except as set forth in the immediately following sentence, all
parking areas and facilities shall be for the non-exclusive use of all tenants
in the Building, their employees, invitees and others; provided, however, that
Tenant, its employees, invitees and customers, shall not have the right to use
any parking spaces or facilities which are reserved for handicapped parking
(unless handicapped, but subject to the rights of other handicapped persons) or
other tenants or which are otherwise set aside or reserved by Landlord. Landlord
hereby agrees to designate 54 parking spaces in the immediate vicinity of the
Leased Premises for the exclusive use of Tenant, its employers and invitees; it
being understood, acknowledged and agreed, however, that Landlord shall have no
obligation whatsoever to monitor or police the use of such parking spaces and
shall have no liability of any nature whatsoever if all or any of such spaces
are used by any other parties, including, but not limited to, other tenants in
the Building.

          19.  ACCESS.
               ------

               (a)  Leased Premises. Landlord acknowledges and agrees that the
Equipment at the Leased Premises is highly sensitive, requiring specialized
maintenance and care. It is essential to the successful operation of Tenant's
business that access to the Leased Promises be restricted to Tenant's employees
and agents. Landlord shall only have access to the Leased Premises for the
purposes for the purpose of making such alterations, repairs, improvements or
additions to the Leased Premises as required pursuant to this Lease. Landlord or
Landlord Parties shall give no less than two (2) days' prior written notice to
Tenant to each entry onto the Leased Premises and upon each entry, Landlord or
Landlord Parties shall be accompanied by a representative of Tenant. Landlord
acknowledges that due to the foregoing reasons, Landlord shall not have a key to
the Leased Premises during the Lease Term.

               (b)  Emergency Access - Leased Premises. In the event of an
Emergency, Landlord, or emergency personnel including fire or police department
personnel, may use force to enter the Leased Premises in order to remedy such
Emergency; provided, however that Landlord and such emergency personnel shall
use reasonable efforts to avoid causing damage to interfering with the
Equipment. Tenant shall, upon receipt of notice from Landlord, pay for all
damage to the Leased Premises or Building resulting from such forced entry by
Landlord or such emergency personnel into the Leased Premises, including without
limitation, damage to the door leading into the Leased Premises due to an
Emergency, as Additional Rent. For purposes of this Section, an "Emergency"
shall mean a condition in the

                                       14
<PAGE>

Leased Premises reasonably likely to cause imminent bodily harm to persons at
the Building or imminent and substantial damage to the Building.

               (d)  Building. Landlord acknowledges and agrees that in order to
accommodate Tenant's specialized utility needs, Tenant shall have a key to each
and every mechanical room located at the Building which contains equipment or
cabling of any kind relating to the Leased Premises of the Equipment, including
without limitation, boiler rooms and electrical rooms (the "Tenant Access
Mechanical Rooms"). Landlord further acknowledges and agrees that it is
essential to the successful operation of Tenant's business that access to each
and every Tenant Access Mechanical Room be restricted to only those of
Landlord's employees and agents who are trained as to the special requirements
of the Equipment and Tenant's specialized utility needs.

          20.  SIGNS.  All signs and symbols placed in the doors or windows or
               -----
elsewhere about the Leased Premises, or upon any other part of the Building,
including building directories, shall comply with and satisfy all conditions of
the Declaration and all laws, ordinances, regulations, requirements and the like
and shall, in any event, not be placed or installed without the prior written
approval of the Landlord. Any signs or symbols which have been placed without
approval may be maintained by Tenant at its sole cost and expense during the
Term and upon the expiration or sooner termination of this Lease all signs
installed by Tenant shall be removed and any damage resulting therefrom shall be
promptly repaired at Tenant's sole cost and expense. The provisions of this
Section 20 shall survive the expiration or sooner termination of this Lease.

          21.  SUBORDINATION.  This Lease, and the rights of Tenant hereunder,
               -------------
are and shall be, without further action by any party, subject and subordinate
to the lien, terms, conditions, operation and effect of any and all Mortgage(s)
now or hereafter encumbering or otherwise affecting the Land or Building and all
advances made or hereafter to be made upon the security hereof, and the rights
of any Mortgagee thereunder or with respect to each such Mortgage. The term
"Mortgage" means any mortgage, deed of trust, ground lease or other security or
financing instrument encumbering or otherwise affecting the Land or Building and
all renewals, replacements, modifications, consolidations, recasting,
refinancing or extensions thereof. At the election of any holder or beneficiary
of any Mortgage (collectively, a "Mortgagee"), this Lease shall be superior to
the lien of the applicable Mortgage. Upon request by Landlord, Tenant agrees to
execute whatever documentation may be required to further affect the provisions
of this Section 21 wherein such documentation shall include Landlord's standard
Non-Disturbance and Attornment clause. Tenant agrees that if any proceedings are
brought pursuant to a Mortgage (whether or not for foreclosure of the Mortgage)
or termination of any ground lease, Tenant, if requested to do so by the
purchaser or other successor to Landlord pursuant to foreclosure or other
proceedings under the Mortgage (including, but not limited to, any Mortgagee or
ground lessor), or pursuant to any conveyance in lieu of foreclosure, shall
recognize and attorn to such party as Landlord under this Lease, and shall make
all payments required hereunder to such new landlord without deduction or set-
off and, upon the request of such purchaser or other successor, execute, deliver
and acknowledge documents confirming such attornment. Tenant waives the
provisions of any law or regulation, now or hereafter in effect, which may give
or purport to give Tenant any right to terminate or otherwise adversely affect

                                       15
<PAGE>

this Lease and the obligations of Tenant hereunder in the event that any such
foreclosure or termination or other proceeding is prosecuted or completed.

          22.  TENANT'S DEFAULT.  Each of the following shall be an "Event of
               ----------------
Default" by Tenant hereunder:

               (a)  Tenant shall fail to pay when due any installment of Base
Rent and Additional Rent or any other charge or payment required of Tenant
hereunder;

               (b)  Subject to the provisions of Section 22(g) below, Tenant
shall violate or fail to perform any of the other terms, conditions, covenants
or agreements of this Lease, and such violation or failure shall continue for a
period of 30 days after Tenant's receipt of written notice thereof to Tenant
from Landlord;

               (c)  Tenant or any guarantor of this Lease shall (i) make a
general assignment for the benefit of its creditors, (ii) make a transfer in
fraud of creditors, (iii) admit in writing its general inability to pay its debt
when due, (iv) file any petition for, or answer seeking or concerning or
acquiescing to, bankruptcy, reorganization, moratorium, liquidation,
composition, extension, readjustment, arrangement, insolvency, dissolution or
similar relief under any federal, state or other statute, law or regulation or
otherwise, or (v) have filed against it any petition seeking any relief
mentioned in (iv) above in this sentence that is not stayed or dismissed within
30 days;

               (d)  Any execution, levy, attachment or other process of law
shall occur upon Tenant's Personal Property (or other property) or Tenant's
interest in the Leased Premises;

               (e)  (i) A trustee, receiver, liquidator or similar officer shall
be appointed for Tenant or any guarantor of this Lease for a substantial part of
Tenant's or any such guarantor's property and such appointment is consented or
acquiesced to by Tenant or any such guarantor, (ii) if not consented or
acquiesced to, such appointment shall not be stayed or dismissed within 30 days
after such appointment, or (iii) Tenant or any such guarantor shall seek the
appointment of any such trustee, receiver, liquidator or similar officer;

               (f)  Tenant shall vacate or abandon all or any of the Leased
Premises or shall remove or manifest an attempt to remove, not in the ordinary
cause of business, Tenant's goods and property from all or any of the Licensed
Premises such action will not constitute default under this lease if Tenant
continues to pay rent without default and the Leased Premises are kept secure;
and

               (g)  Any other act, failure or omission specifically referred to
herein as an Event of Default.

          23.  LANDLORD'S REMEDIES.
               -------------------

               (a)  If an Event of Default shall have occurred and be concurring
with regard to the making of any payment or the doing of any act herein required
to be made or done by Tenant, then Landlord may, but shall not be required to,
make such payment to do such act, and the making of such payment or the doing of
such act by Landlord shall not operate to cure

                                       16
<PAGE>

such Event of Default or to stop Landlord from the pursuit of any right or
remedy to which Landlord would otherwise be entitled. Any instrument(s) of Base
Rent and Additional Rent unpaid for 5 days after the date when due shall be
subject to a late charge equal to 5% of such installment payable as Additional
Rent to Landlord upon Tenant's receipt of Landlord's demand therefor. In
addition, any installments of Base Rent and Additional Rent not paid when due,
and any payments by Landlord hereunder on Tenant's behalf or for Tenant's
behalf, shall bear interest until paid at the rate that is 2 percentage points
above the Prime Rate (but in no event greater than the maximum rate permitted
under the laws of the state in which the land is located) and such interest, and
all amounts paid by Landlord on Tenant's behalf, shall constitute Additional
Rent hereunder due and payable upon Tenant's receipt of Landlord's demand
therefor. In addition to the foregoing, and without regard to whether this Lease
has been terminated, Tenant shall pay to landlord all costs incurred by
Landlord, including attorney's fees, with respect to any lawsuit or action
instituted or taken by Landlord to enforce the provisions of this Lease.

               (b)  If an Event of Default shall have occurred, Landlord, at
Landlord's option, may terminate this Lease by written notice to Tenant,
whereupon, on the date of such notice or any later termination date set forth
therein, all rights of Tenant hereunder shall expire and terminate, everything
herein required on the part of Landlord to be done and performed shall cease,
and this Lease shall end and terminate, except, and provided in all events,
however, that Tenant shall forever remain liable for all of Tenant's obligations
hereunder (including, but not limited to, the payment of Rent), no matter when
first accruing, occurring or arising, as herein provided over the entire Term as
if this Lease had not been terminated.

               (c)  If an Event of Default shall have occurred, with or without
terminating this Lease, Landlord may enter upon and take possession of the
Leased Premises and expel or remove Tenant and any other person who may be
occupying the Leased Premises or any part thereof, without being liable for
trespass, prosecution or any claim for any damages or liability therefor.
Landlord may thereupon make such alterations and repairs as, in Landlord's
absolute discretion, may be necessary to relet the Leased Premises or any part
thereof, alone or together with other portions of the Building, in Landlord's
name, Tenant's name or otherwise, without notice to Tenant, for such rent and
such use, and for such period of time and subject to such terms and conditions
as Landlord, in its absolute discretion, may deem advisable and receive the rent
therefor. Tenant shall be liable for any and all expenses (including, but not
limited to, attorneys' fees, disbursements and brokerage fees) incurred by
landlord in reentering and repossessing the Leased Premises, in correcting (but
not waiving or curing, or estopping Landlord from asserting any rights or
remedies with respect to) any default of Tenant, in painting, altering,
repairing or dividing the Leased Premises, in protecting and preserving the
Leased Premises by use of security guard and caretakers, and in reletting the
Leased Premises. Tenant shall, over the entire Term as if such repossession, and
any such termination had not occurred, remain liable for and pay to Landlord, on
demand, any deficiency between (i) the amount of Rent payable by the Tenant
hereunder, and (ii) any amount received by Landlord pursuant to any reletting
after deducting all of Landlord's expenses as described in the immediately
preceding sentence (all amounts so received by Landlord to be applied on account
of Tenant's obligations hereunder in any order that Landlord deems fit in
Landlord's sole discretion). Suit may be brought by Landlord at any time and
from time to time to enforce collection of such difference(s), and any suit
brought by Landlord to enforce collection of such

                                       17
<PAGE>

difference(s) for any one month shall not prejudice Landlord's right to enforce
the collection of any difference for any subsequent month(s) in subsequent
separate actions at any time and from time to time, as said damages shall have
been made more easily ascertainable by successive reletting. Landlord shall not
have any obligation to relet or attempt to relet all or any of the Leased
Premises and Landlord shall not be liable for any failure to relet the Leased
Premises or any part thereof or for any failure to collect any rent due upon any
such reletting. Notwithstanding any such reletting without termination, Landlord
may at any time thereafter elect to terminate this Lease for such prior Event of
Default. Tenant's liability shall survive the institution of summary proceedings
and the issuance of any warrant hereunder. No entry or taking possession of the
Leased Premises by Landlord will be construed as an election on Landlord's part
to terminate this Lease unless a written notice expressly stating such intention
is sent to Tenant.

               (d)  Landlord shall, to the extent permitted by law, have (in
addition to all other rights and remedies whatsoever) a right of distress for
rent and a lien on all of Tenant's personal property, except telecommunications
related equipment, and other property on the Leased Premises, as security of all
Rent and any other sums payable under this Lease.

               (e)  If Landlord terminates this Lease pursuant hereto, Landlord
shall be entitled to recover from Tenant at any time thereafter, and Tenant
shall pay to Landlord on demand, as and for liquidated and agreed final damages
for such Event of Default, an amount equal to the difference between (i) all
Base Rent and Additional Rent and other sums which would be payable under this
Lease from the date of such demand through the end of the Term (as if this Lease
had not been terminated), and (ii) the fair market rental value of the Leased
Premises over the same period (net of all expenses and all vacancy periods
reasonably projected by Landlord to be incurred in connection with the reletting
of the Leased Premises), discounted at the rate of five percent (5%) per annum.
Nothing herein shall be construed to affect or prejudice Landlord's right to
prove, and claim in full, unpaid Rent accrued prior to termination of this Lease
or Landlord's right to assert any indemnity claims pursuant hereto.

               (f)  Tenant, on its own behalf of all persons claiming by,
through or under Tenant, including all creditors, does hereby specifically waive
and surrender any and all rights and privileges, so far as if permitted by law,
which Tenant, and all such persons might otherwise have under any present or
future law (i) to redeem the Leased Premises or the Lease, (ii) to reenter or
repossess the Leased Premises, (iii) to restore the operation of this Lease,
with respect to any dispossession of Tenant by judgment or warrant of any court
or judge, or any re-entry by Landlord, or any expiration or termination, whether
such dispossession, re-entry, expiration or termination shall be by operation of
law or pursuant to the provisions of this Lease or (iv) to the benefit of any
law which excepts property from liability for debt or for distress for rent. The
words "dispossession," "re-enter," "entry," "re-entry," "re-entered," "possess,"
"repossession," "repossess," and "redeem" and the like as used in this Lease
shall not be deemed to be restricted to their technical legal meanings.

               (g)  Tenant hereby consents to the exercise of personal
jurisdiction over Tenant by the state court, and, if federal jurisdiction shall
be applicable, the United States District Court, with respect to the county in
which the Land is located.

                                       18
<PAGE>

               (h)  All and each of Landlord's rights and remedies set forth
herein shall be in addition to all rights and remedies at law or in equity or by
statute or otherwise, all of which are separate, distinct and cumulative and no
one of them, whether or not exercised by Landlord, shall be deemed in exclusion
of any of the others. Without limiting the generality of the foregoing, in the
event Tenant fails to take possession of the Leased Premises as herein required,
Tenant shall, among other things, be obligated to pay Landlord in full for all
Tenant improvements constructed or installed within the Leased Premises and for
all materials ordered at Tenant's request for the Leased Premises. The exercise
or beginning of the exercise by Landlord of any right or remedy shall not
prejudice the simultaneous or later exercise of any other rights or remedies.

          24.  QUIET ENJOYMENT. If, and so long as, Tenant pays the Rent and
               ---------------
fully performs and observes each and every term, covenant, obligation and
condition herein contained to be performed or observed by Tenant, Tenant shall
enjoy the Leased Premises during the Term without hindrance or molestation by
Landlord, subject to the terms, covenants and conditions of this Lease and the
lien, terms, conditions, operation and effect of any and all Mortgage(s) and the
rights of any Mortgage thereunder or with respect thereto.

          25.  FINANCING.
               ---------

               (a)  If, in connection with obtaining, or pursuant to, any
temporary, construction, permanent or other financing for the Building and/or
the Land, any lender shall request reasonable modifications of this Lease as a
condition to such financing. Tenant shall execute, acknowledge and deliver any
such modification to Landlord within ten (10) days after Tenant's receipt
thereof, provided such modifications do not increase the financial obligations
of Tenant hereunder or materially and adversely affect Tenant's use and
enjoyment of the Leased Premises as herein provided. Tenant agrees to give every
Mortgagee by certified mail, return receipt requested, a copy of any notice of
default served upon Landlord, provided that prior to such notice Tenant has been
notified in writing of the address of such Mortgagee.

               (b)  Tenant agrees that no Mortgagee shall be (i) bound by any
payment of Base Rent and Additional Rent for more than 1 month in advance, (ii)
bound by any amendment or modification of this Lease made without the consent of
such Mortgagee, (iii) liable for damages for any breach, act or omission of any
prior Landlord, (iv) bound to effect or pay for any construction for Tenant's
occupancy, (v) subject to any off-sets or defenses that Tenant may have against
any prior Landlord or (vi) have any obligation with respect to the Deposit of
Tenant's Prepaid Rent unless, and to the extent, the same has been physically
delivered to such Mortgagee.

          26.  HOLDOVER TENANCY. If (without execution of a new lease or written
               ----------------
extension) Tenant shall holdover after the expiration of the Term, then Tenant
shall, subject to Landlord's written consent but without execution of a new
lease, become a tenant at sufferance at a monthly rental equal to twice the Rent
due under the terms of this Lease, commencing said tenancy with the first day
next after the end of the Term. Tenant, as a tenant at sufferance, shall be
subject to all of the conditions and covenants of this Lease as though the
tenancy had originally been a monthly tenancy. During the holdover period, each
party hereto shall give to the other at least 30 days' written notice to quit
the Leased Premises, except in the event of

                                       19
<PAGE>

nonpayment of Rent when due, or the breach of any other covenant or default
hereunder by Tenant (without giving effect to any notice or right to cure
period), in which event Tenant shall not be entitled to any notice to quit, the
usual 30 days' notice to quit being expressly waived. The foregoing shall not
constitute Landlord's consent to any holdover by Tenant. Notwithstanding the
foregoing, if Landlord shall desire to regain possession of the Leased Premises
by any legal action or process in force in the jurisdiction in which the Land is
located, and Landlord shall have the right to recover all direct or indirect
costs, expenses, legal expenses, attorneys' fees, damages, loss of profits or
any other costs incurred by Landlord as a result of Tenant's failure or
inability to deliver possession of the Leased Premises to Landlord when required
under this Lease.

          27.  ESTOPPEL CERTIFICATE/FINANCIAL STATEMENT. Within 10 days after
               ----------------------------------------
request therefor from Landlord, Tenant shall deliver, in recordable form, a
certificate to any proposed Mortgage or purchaser, or to Landlord, together with
a true and correct copy of this Lease, certifying (i) whether this Lease is in
full force and effect and without modification, (ii) the amount of any prepaid
rent and/or security deposit paid by Tenant to Landlord, (iii) whether Landlord
has performed all of Landlord's obligations due to be performed under this Lease
and/or whether there are any defenses, counterclaims, deductions, or offsets
outstanding or other excuses for Tenant's performance under this Lease, (iv)
whether or not the Term has commenced and Tenant has accepted possession of the
Leased Premises, (v) the Commencement Date, (vi) the amount of Rent currently
due and payable, and (vii) any other information reasonable requested by
Landlord or such proposed Mortgage or purchaser. Tenant covenants and agrees
that, at any time, within 30 days after notice and demand by Landlord, Tenant
will furnish to Landlord Tenant's most recent financial statements as of the end
of Tenant's last fiscal year certified by an independent certified public
accountant or Tenant's chief financial officer, and Tenant consents to the
delivery of same by Landlord to lenders or prospective lenders or purchasers of
all or part of the Project or of any interest in a Mortgage.

          28.  MISCELLANEOUS.
               -------------

               (a)  Amendment. This Lease may not be amended or modified except
                    ---------
in writing and signed by Landlord and Tenant.

               (b)  Notices. All notices required by this lease shall be in
                    -------
writing and shall be effective, if mailed, when mailed by certified mail, return
receipt requested, or, if sent by messenger, when personally delivered, as
follows (or to such other address designated by written notice thereof to the
other given in accordance with the terms of this Section 28(b)):

          Notice to Landlord:                          Notice to Tenant:

          Laing Beaumeade, Inc.                        Equinix, Inc.
          c/o Laing Properties, Inc.                   [*]
          2401 Pennsylvania Avenue, N.W.               Suite C
          Washington, D.C. 20037-1730                  Ashburn Virginia 20147
          Attention: General Manager

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       20
<PAGE>

          With a copy to:                         With a copy to:

          Laing Beaumeade, Inc.                   Equinix, Inc.
          c/o Laing Properties, Inc.              901 Marshall Street
          5901-B Peachtree-Dunwoody Road          Redwood City, CA 94063
          Atlanta, Georgia 30328
          Attention:  General Counsel

               (c)  Binding Effect. Subject to the provision of Section 15
                    --------------
hereof and all other restrictions set forth herein, this Agreement shall be
binding upon and inure to the benefit of the parties hereto and their successors
and assigns.

               (d)  Limitation Of Landlord's Liability. Notwithstanding any
                    ----------------------------------
provision to the contrary contained herein, Tenant shall look solely to the
estate and interest of Landlord in and to the land and the Building, and
Landlord shall have no personal liability, in the event of any claim against
Landlord arising out of or in connection with this Lease, the relationship of
Landlord and Tenant, or Tenant's use of the Leased Premises, and Tenant agrees
that the liability of Landlord arising out of or in connection with this Lease,
the relationship of Landlord and Tenant, or Tenant's use of the Leased Premises,
shall be limited solely to such estate and interest of Landlord in as to the
Land and the Building and that Landlord shall have no personal liability as
provided above in this sentence. No properties or assets of Landlord other than
the estate and interest of Landlord in and to the land and the Building, and no
property owned by any partner of Landlord, shall be subject to levy, execution
or other enforcement procedures for the satisfaction of any judgment (or other
judicial process) or for the satisfaction of any other remedy of Tenant arising
out of or in connection with this Lease, the relationship of Landlord and Tenant
or Tenant's use of the Leased Premises. Further, in no event whatsoever shall
any partner in Landlord have any liability or responsibility whatsoever arising
out of or in connection with this Lease, the relationship of Landlord and
Tenant, or Tenant's use of the Leased Premises.

               (e)  Accord And Satisfaction. No receipt and retention by
                    -----------------------
Landlord of any payment tendered by Tenant in connection with this Lease, or
application of the Deposit, will give rise to, or support or constitute, and
accord and satisfaction, notwithstanding any accompanying statement, instrument
or other assertion to the contrary (whether by notation on a check or in a
transmittal letter or otherwise), unless Landlord expressly agrees in a separate
writing to an accord and satisfaction.

               (f)  Severability. If any term or provision, or any portion
                    ------------
thereof, of this Lease, or the application thereof to any person or
circumstances shall, to any extent, be illegal, invalid or unenforceable, the
remainder of this Lease or the application of such term or provision to persons
or circumstances other than those as to which it is held illegal, invalid or
unenforceable, shall not be affected thereby, and each term and provision of
this Lease shall be valid and be enforced to the fullest extent permitted by
law. It is the intention of the parties hereto that if any such provision is
held to be illegal, invalid or unenforceable, there will be added in lieu
thereof a provision as similar in terms to such provision as is legal, valid and
enforceable.

                                       21
<PAGE>

               (g)  Waiver/Consent. No term, condition or provision of this
                    --------------
Lease shall be deemed waived, unless waived in writing by the party against whom
such waiver is to be enforced. One or more waivers of any covenant, term or
condition of this Lease by either party shall not be construed as a waiver of a
subsequent breach of the same covenant, term or condition. The consent or
approval by either party to or of any act by the other party requiring such
consent or approval hereunder shall not be deemed to waive or render unnecessary
consent to or approval of any subsequent similar act.

               (h)  Time.  Time is of the essence hereof.
                    ----

               (i)  Applicable Law.  This License shall be construed according
                    --------------
to the laws of the Commonwealth of Virginia in which the Land is located.

               (j)  Anticipatory Repudiation. If, prior to the commencement of
                    ------------------------
the Term, Tenant notifies Landlord of or otherwise unequivocally demonstrates an
intention to repudiate this Lease, Landlord may, at its option, consider such
anticipatory repudiation a breach of this Lease and an Event of Default
hereunder. In addition to any other remedies available to Landlord hereunder or
at law or in equity or by statute or otherwise, Tenant shall pay in full for all
tenant improvements constructed or installed within the Leased Premises as of
the date of such breach and for materials ordered at Tenant's request for the
Licensed Premises, attorneys' fees, brokerage fees, costs of reletting and loss
of Rent.

               (k)  Entire Agreement. This Lease sets forth all the covenants,
                    ----------------
promises, agreements, conditions and understandings between Landlord and Tenant
concerning the Leased Premises, Building, and Project, and there are no
covenants, promises, agreements, conditions or understandings, either oral or
written, between them other than as set forth herein.

               (l)  Waiver of Jury Trial. Landlord and Tenant each hereby waive
                    --------------------
trial by jury in any action, proceeding or counterclaim brought by either of
them against the other, on any claim or matter whatsoever arising out of or in
any way connected with this Lease, the relationship of Landlord and Tenant,
Tenant's use and occupancy of the Leased Premises and/or any claim of injury or
damage.

               (m)  Captions. Any headings preceding the text of the several
                    --------
Sections or Subsections hereof are inserted solely for convenience of reference
and shall not constitute a part of this Lease, nor shall they affect the
meaning, construction or effect of this Lease.

               (n)  Force Majeure. In the event that Landlord shall be delayed,
                    -------------
hindered in or prevented from the performance of any act or obligation required
hereunder by reason of acts of God, strikes, lockouts, labor troubles or
disputes, inability to procure or shortage of materials or labor, failure of
power or any utilities whatsoever, delay in transportation, fire, vandalism,
accident, flood, severe weather, other casualty, restrictive governmental laws,
regulation, or orders (including, but not limited to, mandated changes in plans
and specifications or the Landlord's Work resulting from changes in pertinent
codes and regulations or interpretations thereof), riot, insurrection, civil
commotion, sabotage, explosion, war, natural or local emergency, acts or
omissions of others, including, but not limited to, Tenant, or other reasons of
a similar or dissimilar nature not solely the fault of, or under the

                                       22
<PAGE>

exclusive control of, Landlord, 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 the period equivalent to the period of such delay.

               (o)  Surrender. Tenant agrees to yield up and surrender the
                    ---------
Leased Premises, at the expiration or earlier termination of this Lease, clean
and neat, and in the same condition and repair in which they are required to be
kept by Tenant throughout the Term, reasonable wear and tear excepted.

               (p)  Effect of Submission. The submission by Landlord to Tenant
                    --------------------
of this Lease shall not constitute a reservation of, or an option for, the
leasing of the Leased Premises and this Lease shall have no binding force and
effect unless and until executed by Landlord and Tenant and, if required
pursuant to applicable loan documents, approved by any current Mortgagee.

               (q)  Recording. Tenant shall not record this Lease or a
                    ---------
memorandum or other notice thereof without the written consent of Landlord
(which consent may be withheld in Landlord's sole and absolute discretion), and
Tenant's recording of this Lease or a memorandum or other notice hereof will be
void and an Event of Default hereunder.

               (r)  Independent Covenants. Tenant's covenants to pay Rent, and
                    ---------------------
any other payments required of Tenant hereunder, are independent of all other
covenants and agreements herein contained. All obligations of Landlord hereunder
shall be construed as covenants, not as conditions.

               (s)  Brokers.  Landlord and Tenant represent and warrant to each
                    -------
other that, except as set forth below in this Section 28(s), neither has had any
dealings, negotiations or consultations with respect to the Leased Premises or
this transaction with any broker or other intermediary. In the event that any
broker or other intermediary claims a commission or other compensation with
respect to this transaction, the party alleged to have created the right to such
commission or compensation shall be responsible for and will indemnify and save
harmless the other party from and against any and all costs, fees, expenses
(including, without limitation, reasonable attorneys' fees), liabilities and
claims incurred or suffered by the other party as a result thereof. Landlord
                                                                    --------
hereby represents that in the event GSHH/LBG, LLC representing Landlord is
                                    -----------------------------------
entitled to a commission with respect to the transaction herein contemplated,
Landlord shall be responsible for a reasonable commission pursuant to terms and
--------
conditions contained in separate agreements.

               (t)  Counterparts. This Lease may be executed in counterparts,
                    ------------
each of which shall constitute one and the same agreement.

               (u)  Hazardous Waste.  The term "Hazardous Substance," as used in
                    ---------------
this Lease, shall mean pollutants, petroleum, contaminants, infections, toxic or
hazardous waste, asbestos, radioactive materials, polychlorinated biphenyls or
any other substances, materials or debris, the removal of which is required or
the use, handling, deposit, or storage of which is restricted, prohibited,
regulated or penalized by any "Environmental Law", which term shall mean any
federal, state or local law, statute, ordinance, rule, code, regulation or
requirement

                                       23
<PAGE>

directly or indirectly relating to pollution or protection of the environment.
Except as consented to by Landlord pursuant to this Lease, Tenant hereby
covenants and agrees, for itself, its agents, contractors, subtenants and
employees, that (i) no activity will be conducted on all or any part of the
Leased Premises or balance of the project that will produce or cause the release
of any Hazardous Substances or otherwise violate or fail to comply with any
Environmental Law; (ii) the Leased Premises and the balance of the Project will
not be used in any manner for the storage (for any period of time whatsoever) of
any Hazardous Substances; (iii) no portion of the Leased Premises or balance of
the Project will be used as a landfill or a dump; (iv) no underground tanks of
any type will be installed on the Lease Premises or the balance or the Project;
(v) no surface or subsurface conditions shall exist or come into existence that
constitute, or with the passage of time may constitute, a public or private
nuisance on the Leased Premises or the balance of the Project; and (vi) no
Hazardous Substances shall be brought onto or into the Leased Premises or
balance of the Project. If any such Hazardous Substance is brought or found
located in or on the Leased Premises, the same shall be immediately removed by
Tenant, with proper disposal, and all required cleanup procedures shall be
diligently undertaken pursuant to all Environmental Laws, by Tenant, at Tenant's
sole cost and expense. If, at any time during or after the Term, the Leased
Premises are found to be so contaminated or subject to said conditions, or if
Tenant shall, by act or omission, breach any of its obligations under this
Section 28(u), an Event of Default shall exist. The provisions of this Section
28(u) shall survive the expiration or earlier termination of this Lease.

               (v)  Authority.  Tenant represents and warrants that the
                    ---------
individual executing this Lease on behalf of Tenant is authorized to execute and
deliver this Lease; that Tenant is validly formed or organized and in good
standing in the state of its incorporation or formation and authorized to
transact business in the jurisdiction in which the Land is located; that Tenant
has the power and authority to enter into this Lease; and that all action
required to authorize Tenant to enter into this Lease has been taken. Upon
receipt of Landlord's request, Tenant will provide Landlord with evidence
satisfactory to Landlord confirming all of the above representations and
warranties.

               (w)  Joint and Several.  In the event this Lease is executed by
                    -----------------
more than one party as Tenant, the liability of all such parties shall be deemed
to be joint and several for all purposes hereunder.

               (x)  Transfer by Landlord.  In the event of any sale, transfer or
                    --------------------
other disposition of Landlord's interest in the Project, Landlord shall
automatically and without any further act or instrument be released and relieved
of and from any and all obligations and liabilities of Landlord occurring from
and after the day of any such transfer and in such event Landlord's successor or
transferee by accepting such sale, transfer or assignment shall thereby
automatically assume and be liable for all obligations and liabilities of
Landlord which accrue from and after such sale or transfer and Tenant agrees to
look solely to such successor or transferee for the performance of any such
duties and obligations and in satisfaction of all such obligations and
liabilities under this Lease Agreement, notwithstanding that all pre-paid rent,
pre-paid Common Area Maintenance fees and all Security Deposits are transferred
to Landlord's successor or transferee.

                            (SIGNATURES TO FOLLOW)

                                       24
<PAGE>

          IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be
duly executed as of the date first above written.

                                   LANDLORD:

WITNESS:                           Laing Beaumeade, Inc.,
                                   a Georgia corporation

   [signature illegible]           By:    [signature illegible]   (SEAL)
-----------------------------         -----------------------------

                                   Its:  E.V.P.

                                   TENANT:

WITNESS:                           Equinix, Inc.
                                   a Delaware corporation

   [signature illegible]           By:    /s/ Jay S. Adelson      (SEAL)
-----------------------------         -----------------------------

                                   Its:  CTO

WITNESS:

   [signature illegible]           By:    /s/ Albert M. Avery     (SEAL)
-----------------------------         -----------------------------

                                   Its:  CEO

                                       25
<PAGE>

                                  EXHIBIT "A"

                        DESCRIPTION OF LEASED PREMISES
                        ------------------------------

                            [Graphic of Floor Plan]

                                       26
<PAGE>

                                  EXHIBIT "B"

                               LAND DESCRIPTION
                               ----------------

                               [Graphic of Land]

                                       27
<PAGE>

                                  EXHIBIT "C"
                               ANNUAL BASE RENT
                               ----------------

<TABLE>
<CAPTION>
FROM                         TO             RENTAL RATE            MONTHLY                 ANNUALLY
<S>                   <C>                   <C>                    <C>                     <C>
Jan. 15, 1999         Jan. 31, 1999                $[*]               $[*]                    $[*]

Feb. 1, 1999          Jan. 31, 2000                $[*]               $[*]                    $[*]

Feb, 1, 2000          Jan. 31, 2001                $[*]               $[*]                    $[*]

Feb, 1, 2001          Jan. 31, 2002                $[*]               $[*]                    $[*]

Feb, 1, 2002          Jan. 31, 2003                $[*]               $[*]                    $[*]

Feb, 1, 2003          Jan. 31, 2004                $[*]               $[*]                    $[*]

Feb, 1, 2004          Jan. 31, 2005                $[*]               $[*]                    $[*]

Feb, 1, 2005          Jan. 31, 2006                $[*]               $[*]                    $[*]

Feb, 1, 2006          Jan. 31, 2007                $[*]               $[*]                    $[*]

Feb, 1, 2007          Jan. 31, 2008                $[*]               $[*]                    $[*]

Feb, 1, 2008          Jan. 31, 2009                $[*]               $[*]                    $[*]
</TABLE>

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.

                                       28
<PAGE>

                                  EXHIBIT "D"

                                WORK AGREEMENT
                                --------------

          THIS WORK AGREEMENT is entered into the 18th day of November 1998 by
and between Laing Beaumeade, Inc. ("Landlord") and Equinix, Inc. ("Tenant"), and
attached as Exhibit "D" to that certain Lease (the "Lease") of even date
herewith, by and between Landlord and Tenant.  All terms used in this Exhibit
"D" shall have the same meanings set forth in the Lease except as otherwise
defined herein.

     1.   Landlord's Work. It is hereby understood and acknowledged by the
          ---------------
parties hereto that Landlord is leasing the Leased Premises to Tenant in "as is"
condition with all faults, and that Landlord has made no representations
respecting the condition of the Leased Premises or the Project not expressly
contained herein. Landlord shall have no obligation to perform any work in, or
for the benefit of the Leased Premises except as follows:

          (a)  At no cost to Tenant, Landlord shall supply building standard
warehouse lighting and natural gas powered, ceiling mounted building standard
warehouse heaters, (the "Landlord's Work").

     2.   Tenant's Work. Tenant hereby agrees to provide all work and materials
          -------------
for the construction and/or installations of all alterations and improvements in
the Leased Premises (including interior construction, interior design,
telecommunications cabling and installation, and other associated finishes and
fixtures) required by Tenant for the operation of Tenant's business therein (the
"Tenant's Work") in accordance with (a) the final plans and working drawings
approved by Landlord, (b) all of the terms and conditions for making
improvements and alterations as set forth in Paragraph 13 of the Lease, (c) the
terms and conditions set forth in this Exhibit "D", and (d) all applicable
codes, laws and regulations. As part of the Tenant's Work, Tenant, at Tenant's
sole 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 and/or the underwriters of the insurance company(ies)
insuring the Project. Tenant shall timely pay all expenses incurred by Tenant in
connection with the Tenant's Work, whether such payments are due contractors,
subcontractors or others.

     3.   Permits and Licenses. Tenant shall not commence the Tenant's Work
          --------------------
until Tenant has delivered to Landlord a building permit approved by the
applicable governmental authorities. Tenant shall be responsible for obtaining
all other necessary permits and licenses for the Tenant's Work and shall be
responsible for the payment of all fees associated therewith. Tenant shall also
be responsible for the performance of the Tenant's Work in accordance with all
applicable Federal, state and county laws, ordinances, regulations, restrictions
and codes (including, but not limited to, the Americans With Disabilities Act),
and in accordance with the provisions of Paragraph 13 of the Lease.

     4.   Insurance.
          ---------

          (a)  During the period commencing on the date Landlord tenders
possession of the Leased Premises for construction of the Tenant's Work and
continuing until the

                                       29
<PAGE>

construction of the Tenant's Work is complete. Tenant shall carry and maintain
at no expense to Landlord builder's completed value "all-risk" insurance,
including collapse and transit coverage.

          (b)  During the period commencing on the date Landlord tenders
possession of the Leased Premises or construction of the Tenant's Work and
continuing until the construction of the Tenant's Work is complete, Tenant shall
require each contractor and subcontractor performing all or any portion of the
Tenant's Work to carry and maintain or no expense to Landlord;

               (i)    comprehensive general liability insurance, including
contractor's liability coverage, contractual liability coverage, completed
operations coverage, Leased Premises-operations coverage, broad form property
damage endorsement and independent contractor's protective liability coverage in
an amount not less than Two Million Dollars ($2,000,000.00) combined single
limit per occurrence provided that such coverage may be provided through an
umbrella insurance policy affording comparable coverage, naming Landlord as an
additional insured and other meeting the criteria set forth in Paragraph 10 of
the Lease.

               (ii)   worker's compensation or other similar insurance in the
form and amounts required by law.

          (c)  Certified copies of insurance policies or certificates of
insurance for the foregoing coverage shall be delivered to Landlord prior to
commencement of the Tenant's Work and, on renewal of such policies, not less
than twenty (20) days before expiration of the term of the policy.

     5.  Temporary Utilities.
         -------------------

          (a)  Tenant shall pay the costs of all utilities furnished to the
Leased Premises during the period Tenant is performing the Tenant's Work.

          (b)  Tenant, at its expense, may provide temporary telephone service
to the Leased Premises during the period Tenant is performing the Tenant's Work.

     6.   Plans Approval; Schedule.
          ------------------------

          (a)  It is agreed that Tenant will develop construction drawings and
specifications for completion of the Tenant's Work to be performed in the Leased
Premises. All such construction drawings and specifications are expressly
subject to Landlord's written approval; however, notwithstanding any such
approval by Landlord, Tenant shall be solely responsible for the content of the
construction drawings and specifications (including compliance with all
applicable laws, including, but not limited to, compliance with the Americans
With Disabilities Act), and coordination of the construction drawings and
specifications with base Project design. Tenant shall reimburse Landlord upon
demand for the Landlord's reasonable out-of-pocket costs for review of Tenant's
plans, drawings and specifications (including, but not limited to, the cost of
review of mechanical, electrical and plumbing plans and review (if any) for
compliance with applicable laws). Tenant, upon written notice from Landlord,
shall immediately pay said costs to Landlord as Additional Rent under the Lease.

                                       30
<PAGE>

               (i)    Tenant will deliver to Landlord, for Landlord's approval,
Tenant's proposed construction schedule and a complete set of Tenant's
preliminary construction drawings and specifications for the entire Leased
Premises prepared by Tenant's architect. Such construction drawings and
specifications shall set forth, among other things:

                      (A)  the location of equipment;

                      (B)  the location and specification of telephone and other
communication outlets;

                      (C)  the location and specification of electrical outlets,
especially those required to accommodate items such as computers and 220 volt
equipment;

                      (D)  the location of heat-producing machines, and
specification of heat output (BTU/hour) and required operating conditions
(maximum/minimum temperature, hours of operation);

                      (E)  the location, manufacture, specifications and plans
for any heating, air conditioning or ventilation units to be installed in the
Leased Premises.

               (ii)   Within seven (7) days after such delivery, Landlord shall
deliver to Tenant in writing its approval of such construction drawings and
specifications or changes to such construction drawings and specifications that
will be required to obtain Landlord's approval.

               (iii)  Within seven (7) days after delivery of Landlord's report
containing required and/or suggested revisions to Tenant's preliminary
construction drawings and specifications, Tenant shall deliver to Landlord
Tenant's revised preliminary construction drawings and specifications containing
the required revisions and such suggested revisions as Tenant chooses to
incorporate, together with electrical and mechanical drawings prepared by a
professional engineer.

               (iv)   Within five (5) days after such delivery, Landlord shall
deliver its confirmation that all required revisions have been made (if such is
the fact) and its approval of the revised preliminary plans (or if all such
revisions have not been made, Landlord shall, within said 5 day period, not if
Tenant of any additional revisions which are required to obtain Landlord's
approval, and Tenant shall then cause such additional revisions to be made
within the time period specified in (iii) above). If within said 5 day period,
the Landlord's required revisions are fully incorporated into the preliminary
drawings, Landlord's approval of said revised preliminary drawings shall be
considered as Landlord's final approval.

          (b)  All construction drawings and specifications to be prepared by
Tenant or on Tenant's behalf pursuant to this Exhibit "D" shall be prepared at
Tenant's sole cost and expense.

          (c)  Landlord reserves the right from time to time to require, without
the consent or approval of Tenant, that Tenant modify, amend or change the
Tenant's final

                                       31
<PAGE>

construction drawings and specifications as may be necessary to comply with any
applicable law or regulation of any governmental authority or insurance board.

          (d)  Upon completion of the Tenant's Work, Tenant shall deliver to
Landlord one (1) complete Mylar film or "blue-line" set of "as-built" plans for
the Tenant's Work, and a copy of the Tenant's permanent certificate of occupancy
for the Leased Premises.

     7.   Coordination of Tenant's Work. Tenant shall, upon the execution of the
          -----------------------------
Lease, designate in writing to Landlord the individual ("Tenant's Agent") having
authority to approve plans and specifications on Tenant's behalf and to
authorize changes or additions to work during construction. Authorization by
Tenant's Agent shall be deemed to be authorization by Tenant.

     8.   Performance of Tenant's Work.
          ----------------------------

          (a)  Tenant agrees to complete at Tenant's sole cost and expense all
work to the Leased Premises as shown on the Tenant's final construction plans
and specifications and all other work necessary to complete the Leased Premises
for Tenant's occupancy.

          (b)  All materials used in the performance of the Tenant's Work shall
be of top quality and in new condition. All systems shall be in good working
order when completed. All equipment installed shall be Underwriter's Laboratory
approved and be covered by a standard manufacturers and installation warranties,
and Tenant shall perform, or cause its contractor to perform, all of the
Tenant's Work in a good and workmanlike manner and in compliance with all
applicable codes, laws and regulations.

          (c)  Subject to the provisions of paragraph 4(c) herein, Tenant shall
have the right to select its own contractors and subcontractors (subject to
Landlord's consent over such contractors and subcontractors, which consent shall
not be unreasonably withheld, conditioned or delayed) to perform any work in the
Leased Premises, provided that:

               (i)    the contractors employed in connection with the Tenant's
Work shall be licensed, bonded and reputable contractors, and shall comply with
any applicable law and reasonable work rules and regulations established by
Landlord from time to time for all work in the Leased Premises (including, but
not limited to those set forth herein in paragraph 10 of this Exhibit "D");

               (ii)   in Landlord's reasonable judgement, such work or the
identities or presence of such contractors or their subcontractors will not
result in delays, stoppages or other action or the threat thereof which may
interfere with construction progress of or delay in completion of other work in
the Building or in any other project then under construction by Landlord, or in
any manner impair any guarantee or warranty from Landlord's contractor or its
subcontractors, or conflict with any labor agreements applicable to the
construction of the Project by Landlord; and

               (iii)  each such contractor and subcontractor, and the nature and
extent of the work to be performed by it, shall be approved by Landlord (but
such approval shall not relieve Tenant of its responsibility to comply with the
applicable provisions of this Exhibit

                                       32
<PAGE>

nor constitute a waiver by Landlord of any of its rights under the Lease).
Tenant shall be responsible for negotiating all fees with Tenant's permitted
contractors and subcontractors, irrespective of whether Tenant employs
Landlord's contractor another contractor or subcontractor.

               (d)  Tenant shall defend, indemnify and hold harmless Landlord
and its property and asset managers and their respective agents, employees,
officers and partners, harmless from and against any claim, demand, loss,
damage, cost, liability, suit, or expense, whether occurring incurred or arising
before or after the Lease Commencement Date, arising from or out of or in
connection with, the performance of the Tenant's Work, and, without limiting the
foregoing. Landlord shall have the right to offset against the Tenant Allowance
(as defined below) any monies incurred, payable or paid by or on behalf of
Landlord with respect to which Landlord is entitled to be indemnified, or may
invoice the same as Additional Rent pursuant to the Lease and payable upon
demand from Landlord.

     9.   Construction Rules. Tenant hereby agrees that, with respect to any all
          ------------------
Tenant's Work, Tenant and each of Tenant's contractors, subcontractors,
suppliers, laborers and others performing all or any portion of the Tenant's
Work shall comply with the rules and regulations listed in Exhibit "H" attached
hereto.

                                       33
<PAGE>

                                  EXHIBIT "E"
                                  ----------

                             RULES AND REGULATIONS
                             ---------------------

          The following rules and regulations have been formulated for the
safety and well-being of all tenants of the Building.

          Landlord may waive the compliance by a tenant to any of these rules
and regulations, provided that (i)  no waiver shall be effective unless signed
by Landlord or Landlord's authorized agent, (ii)  any such waiver shall not
relieve such tenant from the obligation to comply with such rules or regulations
in the future unless expressly consented to by Landlord and (iii)  no waiver
granted to any tenant shall relieve any other tenant from the obligation of
complying with the rules and regulations unless such other tenant has received a
similar waiver in writing from the Landlord.

          Landlord shall not be responsible to any tenant for the non-observance
or violation of or by any other tenant of any of these rules and regulations at
any time.

          1.   The Common Areas shall not be obstructed or encumbered by Tenant
or used for any purpose other than ingress and egress to and from the Leased
Premises except as provided herein. Landlord shall have the right to control and
operate the Common Areas, except those areas as defined in Exhibit A of the
Lease, in such manner as Landlord, in Landlord's sole discretion, deems best for
the benefit of the tenants generally. No tenant shall permit the visit to the
Leased Premises of persons in such numbers or under such conditions as to
interfere with the use and enjoyment by other tenants of Common Areas.

          2.   No awning, antennas, or other projections shall be attached to
the outside walls of the Building, except as provided herein.

          3.   No showcases or other articles shall be put in front of or
affixed to any part of the exterior of the Building, nor placed in the halls,
corridors or vestibules or other Common Areas of the Building without the prior
written consent of Landlord.

          4.   The water and wash closets and other plumbing fixtures shall not
be used for any purposes other than those for which they were constructed, and
no sweepings, rubbish, rags, chemicals, paints cleaning fluids or other
substances shall be thrown or placed therein. Without limiting any of the
provisions of the Lease which this Exhibit C forms a part of and the rights and
remedies of Landlord thereunder, all damages resulting from any misuse of the
plumbing fixtures shall be borne by the tenant who, or whose servants,
employees, agents, visitors, or licensees, shall have caused the same.

          5.   There shall be no marking, painting, drilling into or other
forms(s) of defacing of any part of the Project (exclusive of the Leased
Premises) or of any part of the Leased Premises visible from the Common Areas.
Tenant shall not construct, maintain, use or operate within the Leased Premises
any electrical devices, wiring, or apparatus in connection with a loud speaker
system or other sound systems, except as

                                       34
<PAGE>

reasonably required for its communication system and approved prior to the
installation thereof by Landlord. No such loud speaker or sound system shall be
constructed, maintained, used or operated outside of the Leased Premises.

          6.   No bicycles, vehicles, animals, birds, or pets of any kind shall
be brought into or kept in or about the Leased Premises. No cooking (except for
hot-plate cooking by Tenant's employees for their own consumption, the equipment
for and location of which are first approved by Landlord) shall be done or
permitted by Tenant on the Leased Premised. Tenant shall not cause or permit any
unusual or objectionable odors to be produced upon or permeate of originate from
the Leased Premises. Tenant shall be obligated to maintain sanitary conditions
in any area approved by Landlord for food preparation and consumption.

          7.   Other than expressly permitted under the Lease, no spaced in the
Building shall be used for the manufacturing of goods, merchandise, or other
property, or for the sale or auction of merchandise, goods, or property of any
king. The office area of the Leased Premises may be used only for office use.

          8.   No tenant shall make, or permit to be made, any unseemly or
disturbing noises or disturb or interfere with occupants of the Building for
neighboring buildings or premises or those having business with them whether by
the use of any mechanical instrument, radio, talking machines, tape machine,
unmusical noise, other sound or sound system or in any other way. No tenant
shall throw anything out of the doors or windows or down the corridors or
stairs. In addition, Tenant shall not permit any vibrations from the operation
of Tenant's machines, fixtures, mechanical equipment or otherwise to exist to
any degree or extent as to be objectionable to Landlord or any other tenant(s)
in the Building.

          9.   No flammable, combustible, explosive, hazardous or toxic fluid,
chemical or substance shall be brought into, or kept or generated upon, the
Leased Premises or balance of the Project, except for materials defined by the
Federal Code of Regulations for consumer products with packaging as defined
under Department of Transportation Packaging Regulations CFR - 49, paragraph
171-100, except as provided herein.

          10.  No additional locks or bolts of any kind shall be placed upon any
of the doors or windows by any tenant, nor shall and changes be made in the
existing locks or mechanisms thereof, except as provided herein. The doors
leading to the Common Areas shall be kept closed during business hours except as
they may be used for ingress or egress. Each tenant shall, upon the termination
or expiration of its tenancy, restore to the Landlord all keys of or to offices,
storage, toilet rooms, or with respects to any and all other portions of the
Leased Premises or Building, either furnished to, or otherwise procured by, such
tenant, and in the event of the loss of any keys so furnished, such tenant shall
pay to Landlord the cost thereof.

          11.  Tenant shall not pay any employees on the Leased Premises, except
those actually working for Tenant on the Leased Premises.

                                       35
<PAGE>

          12.  Landlord reserves the right to exclude from the Building at all
times any person who is not known or does not properly identify himself to any
Building management, security guard on duty, or security system monitor. Each
tenant shall be responsible for all persons for whom he authorizes entry into or
exit out of the Building, and shall be liable to Landlord for all acts or
omissions of such persons.

          13.  The Leased Premises shall not, at any time, be used for lodging
or sleeping or any immoral or illegal purpose.

          14.  Tenant, before closing and leaving the Leased Premises at any
time, shall see that all windows are closed and all lights are turned off.

          15.  Landlord's employees shall not perform any work or do anything
outside of their regular duties, unless under special instruction from the
management of the Building. The requirements of tenants will be attended to only
upon application to Landlord and any such special requirements shall be billed
to the applicable tenant (and paid with the next installation of Base Rent) at
the schedule of charges maintained by Landlord from time to time or at such
charge as is agreed upon in advance by Landlord and such tenant.

          16.  Canvassing, soliciting, and peddling in the Building are
prohibited and each tenant shall cooperate to prevent the same.

          17.  There shall not be used in any space or in the public halls of
the Building, either by any tenant or by jobbers or others, in the delivery or
receipt of merchandise, any hand trucks except those equipped with rubber tires
and side guards, and each tenant shall be responsible to Landlord for any loss
or damage result from any deliveries of such tenant to the Building. All
material handling equipment used on the concrete warehouse floor shall have
rubber tires.

          18.  Mats, trash, or other objects shall not be placed in the Common
Areas. All trash shall be disposed of in a manner acceptable to Landlord.

          19.  No sign, advertisement, notice, or other lettering shall be
exhibited, inscribed, painted or affixed by any tenant on any part of the
outside or inside of the Building, or on any other portion of the Project,
without the prior written consent of the Landlord and the Beaumeade Owners
                                                          ----------------
Association Architectural Review Committee. In the event of the violation of the
-----------
foregoing by any tenant, Landlord may charge the expense incurred by such
removal to the tenant responsible for such violation.

20. INTENTIONALLY DELETED.

          21.  Tenant acknowledges and agrees that all company, non-company,
customer, contractor, and vendor trucks including but not limited to tractors
trailers, wheeled containers of any type, tractor cabs, cube and straight bed
trucks shall park only at the rear of, immediately adjacent to and in alignment
with the Tenant's Leased Premises. Such parking shall not infringe upon
neighboring tenant's dock and loading areas. All parked vehicles shall be
removed from the truck court no less than every ten

                                       36
<PAGE>

(10) days. In no event and at no time whatsoever shall Tenant's un-used vehicles
remain parked in the truck court, parking lots, or adjacent to the Building in
excess of ten (10) days. All non-wheeled containers, regardless of size, shall
be stored inside the Leased Premises. Tenant acknowledges and agrees that
parking in the front of Building shall be in common with other tenants and shall
be used only for employee, visitor and customer automobiles, pick-up trucks,
passenger vans, and motorcycles. In no event and at no time whatsoever shall
Tenant's parking of vehicles encroach upon the Project's Fire Lane(s). In no
event and at no time whatsoever shall Tenant's parking of vehicles include
boats, recreational vehicles, aircraft, trailers, cranes, campers, tents, or any
other vehicle or storage device which is not approved in writing, in advance by
Landlord.
<PAGE>

                                  EXHIBIT "F"
                             SPECIAL STIPULATIONS

1.   RENEWAL OPTION

     A.   Tenant shall have the right to renew this Lease for three (3)
          additional terms of five (5) years each commencing on February 1,
          2010, February 1, 2015 and February 1, 2020 (hereinafter referred to
          as the "Renewal Lease Term"). Said right to renewal shall be subject,
          however, to the following conditions precedent:

          1.   Tenant shall give Landlord written notice of its exercise of each
               such renewal option at least one hundred eighty (180) days prior
               to the expiration of the Term and each Renewal Lease Term: and

          2.   Tenant shall not be in material default in performance of or with
               respect to any of the terms, covenants, and conditions of the
               Lease.

     B.   All of the terms, covenants and conditions of this Lease shall
          continue in full force and effect during each Renewal Lease Term,
          except that Annual Base Rent shall be adjusted at the commencement of
          each Renewal Lease Term to the greater of the then prevailing market
          rate for renewing tenants in similar buildings in Ashburn, Virginia as
          defined by independent, third party industrial/warehouse real estate
          broker licensed and in good standing in the Commonwealth of Virginia
          or 103% of the base rental for the month prior to the expiration of
          the term or the expiration of the Renewal Lease Term.

2.   ENVIRONMENTAL MATTERS

     A.   Tenant covenants that it will not cause or permit, knowingly, and
          Hazardous Wastes to be brought upon, disposed on or stored in or on
          the Premises or any Hazardous Material to be released in, on or about
          the Premises and that it will comply with any and all applicable laws,
          ordinance, rules regulations and requirements respecting the presence,
          use or release of Hazardous Materials in, on or about the Premises,
          unless otherwise set forth herein.

     B.   Tenant covenants that it will immediately notify Landlord, in writing,
          of any existing, pending or threatened (a) investigation, inquiry,
          claim or action by any governmental authority in connection with any
          Environmental Laws; (b) third party claims; (c) regulatory actions:
          and/or (d) contamination of the Premises.

     C.   Tenant shall, at Tenant's expense, investigate, monitor, re-mediate,
          and/or clean up any Hazardous Material, Hazardous Waste, or other
          environmental condition on, about, or under the Premises required as a
<PAGE>

          result of Tenant's use of Hazardous Material or occupancy of the
          Premises.

     D.   Tenant covenants that it shall keep the Premises free of any lien
          imposed pursuant to any Environmental Laws.

     E.   Tenant shall indemnify, defend and hold Landlord harmless from and
          against any and all claims, judgements, damages, penalties, fines,
          costs (including without limitation, actual and reasonable attorney's
          fees and court costs), liabilities or losses (collectively, the
          "Tenant Indemnified Claims") resulting from (i) the presence of
          Hazardous Wastes in or about the Premises (other than Hazardous Wastes
          present as of the date of this Lease which are covered by Landlord's
          indemnity in subparagraph (F) below) or the release of Hazardous
          Materials in, on or about the Premises on or after the date of this
          Lease, except to the extent that the Tenant Indemnified Claims are
          caused by Landlord, its agents, employees or contractors, and (ii) any
          Hazardous Waste placed or any Hazardous Substances released elsewhere
          in Laing at Beaumeade by Tenant, its agents, invitees, employees and
          contractors.

     F.   Landlord shall indemnify, defined and hold Tenant harmless from and
          against any and all claims, judgments, damages, penalties, fines,
          costs (including without limitation, actual and reasonable attorney's
          fees and court costs), liabilities or losses (collectively, the
          "Landlord Indemnified Claims") resulting from the presence of
          Hazardous Wastes in or on the Premises as of the date of this Lease or
          the release of Hazardous Materials in or on the Premises as of the
          date of this Lease or the release of Hazardous Materials in or on the
          Premises prior to the date of this Lease, except to the extent that
          the Landlord Indemnified Claims are caused by Tenant, its agents,
          employees, invitees or contractors.

     G.   The provisions of this Special Stipulation "3" shall survive the
          expiration or termination of this Lease.

     H.   Landlord represents that, to the knowledge of this individual(s)
          executing this Lease on behalf of Landlord, no "Hazardous Waste", as
          said term defined in the Resource Conversation and Response Act, as
          amended 42 U.S.C. (S)6901 et. seq. ("RCRA"), has been brought upon,
          disposed or stored in or on the premises, and no hazardous material as
          hereinafter defined has been released in or on the Premises.

     I.   For the purpose of this Lease, the term "Hazardous Material", is
          defined to include those matters described in the Environmental
          Response Compensation and Liability Act, as amended, 42 U.S.C. (S)6901
          et. seq. (CERCLA"). As used herein the term "Hazardous Materials"
          shall also mean (1) asbestos, or any substance containing asbestos;
          (2)
<PAGE>

          polychlorinated biphenyls; (3) lead; (4) radon; (5) pesticides; (6)
          petroleum or any other substances containing hydrocarbons; (7) any
          substance which, when on the Premises, is prohibited by any
          Environmental Laws; and (8) any other substance, material or waste
          which, (i) by any Environmental Laws requires special handling or
          notification of any governmental authority in its collection, storage,
          treatment, or disposal or (ii) is defined or classified as hazardous,
          dangerous or toxic pursuant to any legal requirement.

     J.   For purposes of this Lease, Environmental Laws shall mean; any and all
          federal, state and local laws, statues, codes, ordinances,
          regulations, rules or other requirements to human health or safety or
          the environment, including, but not limited to, those applicable to
          the storage, treatment, disposal, handling and release of any
          Hazardous Waste or Hazardous Materials, all as amended or modified
          from time to time.

3.   LANDLORD'S CONSTRUCTION CRITERIA. Tenant is granted the right to select and
     authorize a general contractor, (hereinafter referred to as "Tenant's
     Contractor") to construct any improvements to the Premises, subject to the
     provisions contained in Exhibit "H" (hereinafter referred to as
     "Construction Criteria"), attached hereto and hereby incorporated herein.
     All costs associated with any contemplated improvements to Premises by
     Tenant shall be the sole responsibility of Tenant.

4.   RIGHT OF FIRST OFFER. During the Term of the Lease and each Renewal Lease
     Term, the Tenant shall have a one time right of first offer to lease
     contiguous space (hereinafter referred to as the "Expansion Premises",
     illustrated in Attachment "A", attached hereto and hereby incorporated
     herein) prior to the Expansion Premises being leased to a third party, on
     the same terms and conditions then in effect under the Lease, expect as
     follows:

     (d)  the term of the Expansion Premises shall be for a minimum of thirty
          six (36) months. In the event Tenant elects to exercise the right of
          first offer, the lease term for the Leased Premises shall be extended
          so as to expire co-terminus with the Expansion Premises space.

     (e)  the rent for the Expansion Premises shall be equal to the annual cost
          per square foot currently in effect for the Leased Premises at the
          date of occupancy and shall adjust annually as stated in Exhibit "C"
          of the Lease and Paragraph One above.

     (f)  the Expansion Premises shall be leased in "as is" condition.

     (g)  Tenant shall pay One Hundred Percent (100%) of all costs incurred with
          preparing the Expansion Premises for Tenant's occupancy.
<PAGE>

Landlord shall notify Tenant when the Expansion Premises are available to be
leased.  Tenant shall then have ten (10) days in which to notify Landlord in
writing exercising Tenant's right to lease the Expansion Premises on the terms
described above.  If Tenant exercises the right to lease the Expansion Premises,
said lease shall commence the earlier of ninety (90) days after Tenant's notice
exercising the right, or the date the Expansion Premises is available for lease.
After Tenant validly exercises the right of first offer provided herein, the
parties shall execute a lease expansion agreement for the Expansion Premises
using the Landlord's standard document.

The foregoing right of first offer shall apply only with respect to the
Expansion Premises and may not be exercised with respect to any other space.  If
Tenant shall fall to exercise such right of first offer after notice by Landlord
as provided herein, Landlord may freely lease the Expansion Premises and the
foregoing right of first offer shall be of no further force or effect.  In the
event Landlord falls to lease the Expansion Premises to a third party within one
hundred eighty (180) days from receipt of Tenant's notice to not exercise its
right of first offer, Tenant's right of first offer shall be re-instated based
on the same terms and conditions as previously agreed to.  The foregoing right
of first offer shall be subject and subordinate to any other rights of tenants
to lease the Expansion Premises, if such rights have already been granted prior
to the date of this Lease.

If Tenant shall exercise the right of first offer granted herein, Landlord does
not guarantee that the Expansion Premises will be available on the commencement
date for the lease thereof for any reason beyond Landlord's reasonable control.
In such event, Rent with respect to the Expansion Premises shall be abated until
Landlord legally delivers the same to Tenant, as Tenant's sole recourse.

Tenant's exercise of such right of first offer shall not operate to cure any
default by Tenant of any of the terms or provisions in the Lease, nor to
extinguish or impair any rights or remedies of Landlord arising by virtue of
such default.  The right of first offer shall, at Landlord's election, be null
and void, if Tenant is in default under the lease on the date the Tenant
exercises its rights hereunder or at anytime thereafter, and prior to the
commencement of the Lease for the Expansion Premises.  If the Lease or Tenant's
right to possession of the Premises shall terminate in any manner whatsoever
before Tenant shall exercise the right herein provided, or if Tenant shall have
subleased the Premises, then immediately upon such termination or sublease, the
right of first offer herein granted shall simultaneously terminate and become
null and void.  Such right is personal to Tenant.  Under no circumstances
whatsoever shall the subtenant under a sublease of the Premises have any right
to exercise the right of first offer granted herein unless such subtenant is a
wholly owned subsidiary of Tenant.  Tenant agrees that time in giving notices
hereunder is of the essence of this provision.

5.   RIGHT OF FIRST OFFER TO LEASE SPACE IN FUTURE BUILDING. Provided the Lease
     is not in default and Landlord elects to develop, construct and lease to
     the general public a fifth building immediately adjacent to [*], Ashburn,
     Virginia, Tenant shall have a one time right of first offer to lease 10,000
     or more square feet in the proposed building (hereinafter referred to as
     the

*CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTION HAS BEEN FILED
SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION.

<PAGE>

     "Future Premises", illustrated in Attachment "B", attached hereto and
     hereby incorporated herein) prior to the building being offered to lease to
     the general public on the same terms and conditions then in effect under
     the Lease, except as follows:

     (a)  the term of the Lease for the Future Premises shall be for a minimum
          of sixty (60) months. In the event Tenant elects to exercise the right
          of first offer, the lease term for the Leased Premises shall be
          extended so as to expire co-terminus with the Expansion Premises
          space. In the event the Tenant elects to exercise the right of first
          offer to lease the entire Future Premises, the lease term for the
          Leased premises shall be terminated so as to expire with Tenant's
          occupancy of the Future Premises.

     (b)  the rent for the Future Premises shall be equal to the annual cost per
          square foot  currently in effect for like warehouse buildings in the
          Ashburn, Virginia sub-market at the date of occupancy and shall adjust
          annually.

     (c)  the Future Premises shall be leased in "as is" condition.

     (d)  Tenant shall pay One Hundred Percent (100%) of all costs incurred with
          preparing the Future Premises for Tenant's occupancy.

Landlord shall notify Tenant seven (7) months in advance of when the Future
Premises are available to be leased.  Tenant shall then have thirty (30) days in
which to notify Landlord in writing exercising Tenant's right to lease the
Future Premises on the terms described above.  If Tenant exercises the right to
lease the Future Premises, said lease shall commence on the date the Future
Premises is available for lease.  After Tenant validly exercises the right of
first offer provided herein, the parties shall execute a lease agreement for the
Future Premises.  After Tenant validly exercised the right of first offer
provided herein, Tenant shall have the option to participate in the design,
planning, and construction of the portion of the Future Premises which Tenant
leases in order to prepare the leased premises for installation of Tenant's
equipment.  Under no circumstances whatsoever shall Tenant's participation
interfere with Landlord's ability to design, plan and construct the Future
Premises for lease to the general public.

The foregoing right of first offer shall apply only with respect to the Future
Premises and may not be exercised with respect to any other space.  If Tenant
shall fail to exercise such right of first offer after notice by Landlord as
provided herein, Landlord may freely lease the Future Premises and the foregoing
right of first offer shall be of no further force or affect.  The foregoing
right of first offer shall be subject and subordinate to any other rights of
tenants to lease the Future Premises, if such rights have already been granted
prior to the date of this Lease.

If Tenant shall exercise the right of first offer granted herein, Landlord does
not guarantee that the Future Premises will be available on the commencement
date for the lease thereof for any reason beyond Landlord's reasonable control.
In such event, Rent
<PAGE>

with respect to the Future Premises shall be abated until Landlord legally
delivers the same to Tenant, as Tenant's sole recourse.

Tenant's exercise of such right of first offer shall not operate to cure any
default by Tenant of any of the terms or provisions in the Lease, nor to
extinguish or impair any rights or remedies of Landlord arising by virtue of
such default.  The right of first offer shall, at Landlord's election, be null
and void, if Tenant is in default under the lease on the date the Tenant
exercises its rights hereunder or at any time thereafter, and prior to the
commencement of the Lease for the Future Premises.  If the Lease or Tenant's
right to possession of the Leased Premises shall terminate in any manner
whatsoever before Tenant shall exercised the right herein provided, or if Tenant
shall have subleased the Leased Premises, then immediately upon such termination
or sublease, the right of first offer herein granted shall simultaneously
terminate and become null and void.  Such right is personal to Tenant.  Under no
circumstances whatsoever shall the subtenant under a sublease of the Leased
Premises have any right to exercise the right of first offer granted herein.
Tenant agrees that time in giving notices hereunder is of the essence of this
provision.
<PAGE>

                                  EXHIBIT "G"

                            ROOF LICENSE AGREEMENT

          THIS AGREEMENT made as of this 18/th/ day of November, 1998 between
                                         -----        --------------
Laing Beaumeade, Inc. ("Licensor") and Equinix, Inc. ("Licensee"), having an
---------------------                  -------------
address at [*], Suite C, Ashburn, Virginia  20147.
           --------------------------------------

          1.   Premises and Duration. Licensor hereby grants to Licensee a
               license, subject to the terms and conditions herein set forth, to
               use certain premises shown on the drawing attached hereto as
               Exhibit A ("Roof Premises") located on the roof ("Roof") of the
               building known as Laing at Beaumeade ("Building") located at
                                 ------------------
               [*], Ashburn, Virginia 20147 for the purposes described in
               ----------------------------
               paragraph 4. below. The term of the license (the "Term") shall
               commence on [*] ("Commencement Date") and terminate on
                           ---
               January 31, 2009 ("Termination Date") unless terminated prior
               ----------------
               thereto as hereinafter provided.

          2.   Rent.  On or before the first day of each month of the Term,
               Licensee shall pay Licensor Base Rent in the amount of [*]
                                                                      ---
               Dollars ($[*]). Base Rent shall be prorated for any partial
                         ---
               month at the rate of 1/30/th/ of the monthly amount. Base Rent
               shall be subject to Base Rent Escalations, as described in
               Paragraph 5. In addition to Base Rent, Licensee shall pay for
               electricity consumed in the Roof Premises, as described in
               Paragraph 22.

          3.   Security Deposit. Upon its execution of this Agreement, Licensee
               shall pay the amount of [*] Dollars $[*] ("Security Deposit")
               to Licensor.

          4.   Use. Licensee shall use the Roof Premises for the installation,
               maintenance, use and removal of the following items (the
               "Items"): any and all antenna, transmit and/or receiving
                         ----------------------------------------------
               equipment, cabling and appurtenances as necessary to utilize roof
               -----------------------------------------------------------------
               space for Licensee's intended use, and for no other purpose.
               ---------------------------------
               Licensee shall not use the Roof Premises or the Items so as to
               interfere in any way with the ability of other occupants of the
               Building or occupants of other buildings to receive radio,
               television, telephone, short-wave, long-wave or other signals of
               any sort, nor so as to interfere with the use by Licensor or such
               occupants of electric, electronic or other facilities, equipment,
               appliances, personal property and fixtures, nor so as to
               interfere in any way with the use of any antennae, satellite
               dishes or other electronic or electric equipment or facilities

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

               currently or hereafter located on the Roof or any other floor or
               area of the Building or other buildings. Licensee shall not use
               the Premises in any way so as to increase Licensor's insurance
               payments, and at Licensor's option shall pay such increases. The
               location of the Items within the Premises shall be subject to
               Landlord's advance written approval.

          5.   Indemnity and Insurance.  Licensee shall indemnify, defend and
               save harmless Licensor and its partners, trustees, beneficiaries,
               directors, officers, employees, affiliates and agents
               ("Indemnitees") from and against any and all claims and/or
               liability resulting from any act or omission of Licensee and/or
               Licensee's installation (including without limitation, damage
               cause by over stress), use, maintenance or removal of the items
               or use of the Roof Premises or Building. It is understood and
               agreed that all items kept, stored or maintained on the Roof
               Premises shall be so kept, stored or maintained at the sole risk
               of Licensee. Licensee shall notify its insurance carriers of this
               License Agreement and shall obtain any additional coverage or
               increase its policy limits as necessary to fully cover any loss
               relating to the Items, or Licensee's installation, use,
               maintenance or removal of the Items, or use of the Roof Premises.
               Licensee hereby waives all rights of subrogation of its insurers
               with respect to claims against the Indemnitees. Tenant shall
               maintain comprehensive general liability insurance with at least
               $2,000,000 combined single limit per occurrence, with the
               Indemnitees as additional insureds, workers compensation coverage
               in statutory amounts, and employer's liability insurance of at
               least $500,000 per occurrence.

          6.   Access to Premises.  Licensor shall permit Licensee reasonable
               access to the Roof Premises for the purposes permitted hereunder,
               during normal business hours at the Building upon reasonable
               advance notice and scheduling through Licensor's management and
               security personnel. Access after normal business hours may be
               granted by Licensor in its sole discretion and for such
               reasonable charges as Licensor shall impose. Licensor reserves
               the right to enter the Roof Premises, without notice, at any time
               for the purpose of inspecting the same, or of making repairs,
               additions, or alterations to the Building, and to exhibit the
               Roof Premises to prospective tenants, purchasers, or others, or
               for any other reason not inconsistent with Licensee's right
               hereunder. In connection with exercising such rights, Licensor
               may, if reasonably necessary temporarily disconnect and/or move
               the Items without liability to Licensee. The exercise by Licensor
               of any of its rights under this Paragraph shall not be deemed an
               eviction or disturbance of Licensee's use of the Roof Premises.
<PAGE>

          7.   Installation, Use, Alterations and Removal. Licensee shall not
               install the Items, or thereafter make any alterations, additions
               or improvements to the Roof Premises or the Items without
               Licensor's prior written consent. Licensee acknowledges that it
               has inspected the Roof Premises and agrees to accept the same "as
               is". Licensor shall approve or reject the proposed installation
               of the Items within a reasonable time after Licensee submits (1)
               plans and specifications for the installation of the Items, (2)
               copies of all required governmental and quasi-governmental
               permits, licenses, and authorizations which Licensee will obtain
               at its own expense, and (3) a certificate of insurance evidencing
               the coverage required herein. Licensor may withhold approval if
               the installation or operation of the Items may damage the
               structural integrity of the Building, interfere with any service
               provided by Licensor or any occupant, reduce the amount of
               leasable space in the Building, detract from the appearance of
               the Building, or for any other reasonable ground. Licensor may
               require that any installation or other work be done under the
               supervision of Licensor'' employees or agents, and in a manner so
               as to avoid damage to the Building. Upon termination of this
               Agreement, by expiration or otherwise, Licensee shall disconnect
               and remove the Items and fully repair and restore the Roof
               Premises to the same or a better condition that prior to this
               Agreement, ordinary wear and tear, and damage from fire or other
               casualty not the fault of Licensee excepted. Licensee shall
               promptly and properly repair during the Term and upon termination
               of this Agreement any roof leaks or other damage or injury to the
               Roof, the Building or the Roof Premises caused by Licensee's use
               of the Roof Premises or its installation, use, maintenance or
               removal of the Items. If Licensee does not immediately repair any
               such leaks, damage or injury or does not remove the Items when so
               required, Licensee hereby authorizes Licensor to make such
               repairs or remove and dispose of the Items and charge Licensee
               for all costs and expenses incurred in doing so. Licensor shall
               not be liable for any property so disposed of or removed by
               Licensor.

          8.   Assignment and Sublicensing. Licensee shall not, by operation of
               law or otherwise, assign or otherwise transfer or encumber this
               License or the rights granted hereunder, or sublicense the whole
               or any part of the Roof Premises. Licensee may not let any other
               party tie into or use the Items or the Roof Premises, and
               Licensee may not transmit or distribute signals through the Items
               to any parties not affiliated with Licensee. Any such transfer
               without Licensor's consent shall at Licensor's option be null,
               void and of no effect. If Licensee desires to assign or
               sublicense, Licensor may consent to the same in its absolute
               discretion and upon such terms and conditions as Licensor may
               impose. In the alternative,
<PAGE>

               Licensor may elect to terminate this Agreement, by written notice
               to Licensee within thirty (30) days after receiving Licensee's
               request for approval. Notwithstanding anything to the contrary in
               this Paragraph 8, Licensee may, without Landlord's prior consent
               and without Landlord's participation in any proceeds, sublet the
               Roof Premises or assign the license agreement to: (i) a
               subsidiary, affiliate, division or corporation controlling,
               controlled by or under common control with Licensee; (ii) a
               successor corporation related to Licensee, by merger,
               consolidation, non bankruptcy reorganization, or governmental
               action; or (iii) a purchaser of substantially all of Licensee's
               assets located in the Roof Premises. For the purpose of this
               License Agreement, sale of Licensee's capital stock through any
               public exchange shall not be deemed an assignment, subletting or
               any other transfer of the License Agreement or the Roof Premises.

          9.   License. The interest herein created is a license and no
               leasehold or tenancy is intended to be or shall be created
               hereby. Licensor, at its sole option may require Licensee to
               terminate operation of the Items, if Licensee or the Items is
               causing physical damage to the Building, if Licensee or the Items
               is disturbing or annoying any other occupant of the Building, or
               if Licensee defaults in any other way under this Agreement.

          10.  Entire and Binding Agreement. This Agreement contains all of the
               agreements between the parties relating to the Roof Premises and
               Items, and may not be modified in any manner other than by
               agreement, in writing, signed by both parties. The terms,
               covenants and conditions contained herein shall inure to the
               benefit of and be binding upon Licensor, Licensee and their
               successors and assigns, except as provided herein.

          11.  Heavy Objects. Licensee shall not bring into or install in the
               Roof Premises any objects, including the Items contemplated
               hereunder, the weight of which, singularly or in the aggregate,
               would exceed the maximum safe load per square foot of the Roof
               Premises. Licensee shall engage and cause a licensed and
               qualified engineer to certify the same to Licensor before
               Licensee shall install, affix or place the Items upon the Roof
               Premises.

          12.  Applicable Law. This Agreement shall be construed in accordance
               with the laws of the Commonwealth of Virginia.

          13.  Execution and Delivery. The submission of this Agreement for
               examination or execution does not constitute an offer or
               reservation of any option for the Roof Premises, and this
<PAGE>

               Agreement shall become effective only upon execution and
               delivery thereof by both parties.

          14.  Defaults.  In addition to any other specified herein, it shall be
               a default hereunder if Licensee vacates or abandons the Items or
               the Roof Premises for more than ten (10) consecutive days. In the
               event of any default which is not cured within five (5) days
               after written notice by Licensor, Licensor shall have the right
               to terminate this Agreement and recover the possession of the
               Roof Premises through peaceful self-help, forcible detainer
               proceedings or any other lawful means, and to recover all damages
               and losses sustained as a result of such default and termination
               of this Agreement, including without limitation loss of Rent that
               would otherwise be received hereunder. In the event of default,
               Licensor shall also have the right to discontinue providing
               electricity to the Roof Premises. In the event of any litigation
               between the parties, the prevailing party shall be entitled to
               receive its reasonable attorney's fees and costs as part of the
               judgment.

          15.  Recording.  Licensee shall not record this Agreement.

          16.  Lease. Any default under this Agreement shall be a default under
               the Lease, and any default under the Lease shall be a default
               under this Agreement.
<PAGE>

         EXHIBIT A TO EXHIBIT G, ROOF LICENSE AGREEMENT OF LEASE DATED
         NOVEMBER 18, 1998 BETWEEN LAING BEAUMEADE, INC. AND EQUINIX,
                     INC. SHOWING ROOF AREA CROSS HATCHED

                            [Graphic of Roof Area]
<PAGE>

                                  EXHIBIT "H"

                             CONSTRUCTION CRITERIA
     I.   REQUIREMENTS FOR TENANT PERFORMANCE OF TENANT CONSTRUCTION

1.        Proposed plans/scope of work shall be submitted to Landlord for review
          and approval prior to commencement of work.

2.        Tenant's selection of Contractors shall meet Landlord's approval
          criteria.

3.        Tenant's Contractors shall comply with Landlord's rules for working on
          the property.

4.        At completion of work, Tenant shall furnish Landlord with the
          following:

          a)  lien waivers, in a form satisfactory to Landlord, certifying that
               Contractors have been paid in full for work completed.

          b)  a copy of the "Occupancy Permit" from Loudoun County, Virginia.

II.       APPROVAL CRITERIA FOR TENANT CONTRACTORS

1.        Must have been in business a minimum of three (3) years operating
          under the same name.

2.        Must have a substantial history of successful Tenant work.

3.        Must have a history of performance of Tenant work quality equal to
          that proposed for the building.

4.        Must have a good credit history and be financially sound.

5.        Must meet Landlord's insurance requirements and supply Landlord with
          appropriate Certificates of Insurance.

6.        Tenant's Contractor must comply with the rules for operating on the
          property.

III.      CONTRACTOR'S INSURANCE REQUIREMENTS

1.   Prior to execution of contract agreements and commencing of work, all
     Tenant Contractors shall provide to Landlord a Certificate of Insurance
     indicating the following coverage and limits, and providing for a Thirty
     (30) Day Notice of Cancellation to Landlord of the stated policies or
     changes to coverage or limits.

2. Minimum Required Coverage and Limits:
<PAGE>

     A.   Comprehensive General Liability

          Minimum $500,000 combined single limit. (B.1. and P.D. combined).

     B.   Comprehensive Automobile Liability

          Minimum $500,000 combined single limit.

     C.   Umbrella Liability

          Minimum $1,000,000 combined single limit.

     D.   Worker's Compensation

          Statutory for the Commonwealth of Virginia and domicile of the
          Subcontractor.

     E.   Employer's Liability

          $100,000

     III. Public Liability Insurance shall be provided on the basis described
          below:

     A.   Comprehensive Automobile Liability Insurance
          --------------------------------------------

     1.   All owned or licensed vehicles.

     2.   All hired vehicles.

     B.   Comprehensive General Automobile Liability Insurance
          ----------------------------------------------------

          1.   Premises - Operations Liability

          2.   Independent Contractor's Protective Liability

          3.   Products and Completed Operations Liability

          4.   Personal Injury Coverage (employee exclusion eliminated)

          5.   "X, C, and U" Hazards

          6.   Broad Form Property Damage

          7.   Contractual Insurance

IV.       SPECIAL CONDITIONS - LOW-RISE BUILDINGS
<PAGE>

          1.   Clean-up of construction areas is to be performed on a daily
               basis. Public areas are to be kept clean at all times. Outside
               areas are to be kept clean at all times including the sweeping
               and hosing down of asphalt and walkways after deliveries.

          2.   Construction work of a loud nature, such as concrete coring or
               hammer drilling, is strictly prohibited during the weekday hours
               of 8:00 a.m. to 6:00 p.m. Screw guns are not to be used on
               demising walls during these hours as well.

          3.   Any welding and/or use of cutting torches shall be performed in
               strict adherence of OSHA Standards. This work shall only be
               performed in the presence of a Tenant Construction Management
               representative or Tenant's General Contractor Site Supervisor. A
               fire extinguisher shall be readily accessible in case of fire.
               Fireproof blankets are to be placed over combustibles in the
               area.

          4.   All construction employees are to park away from buildings so as
               not to interfere with tenant parking. No parking in visitors,
               maintenance, or handicapped spaces will be permitted.

          5.   If construction workers use utility sinks for clean-up, they are
               to clean the sink after usage. Use of toilet vanities for
               cleaning tools is prohibited. Do not use the utility sinks for
               the disposal of paint or sheet rock mud. Parking lot catch basins
               are not to be used for disposal of any cementatious waste, paint,
               sheet rock mud, etc.

          6.   No dumping of any kind is permitted on the development grounds.

          7.   Do not leave drink cans, bottles, etc sitting in the window
               sills. Put them in trash containers.

          8.   Raise blinds in the construction areas prior to commencement of
               work. Return to down position and clean upon completion.

          9.   Construction workers are to be fully clothed at all times.

          10.  No blaring radios are allowed. Definition of blaring shall be
               determined by the Tenant Coordinator and/or the Property Manager.

          11.  Contractor shall furnish his own cleaning equipment and supplies.

          12.  No equipment or materials shall be left sitting in public areas.

          13.  Tenant Coordinating Contractor shall furnish a portable toilet
               for the use of tenant construction personnel. Personnel are not
               to use the toilets of existing tenants.
<PAGE>

          14.  Tenant construction personnel are prohibited from using the
               phones of existing tenants.

          15.  Tenant construction personnel are to use rear doors of suite
               being constructed and under no circumstances is the front door to
               be used. Front door is to be kept locked at all times.

          16.  When demolition of an existing space occurs, the electrical
               contractor is responsible for removing all old phone lines and
               equipment. Care is to be taken to avoid removing lines for other
               tenants that may be in use. This cost is to be included in the
               contractor's bids.

          17.  Utility Interruption Procedures
               -------------------------------

               Contractor or Subcontractor, its employees, and assigns shall NOT
                                                                             ---
               disrupt any building or tenant utility, including but not limited
               to electrical, water, gas, telephone, sewer and elevator service,
               during the hours of 7:30 a.m. and 5:30 p.m. without the prior
               written approval of Laing Properties, Inc.  Additionally,
               Contractor or Subcontractor must give Laing Properties, Inc.
               twenty-four (24) hours verbal notice of any building or tenant
               utility disruption to occur between the hour of 5:30 p.m. and
               7:30 a.m.

          18.  Site Excavation Procedures
               --------------------------

               Any Contractor or Subcontractor planning to perform excavation
               work on a Laing Properties project MUST arrange to have all
               utilities located by the appropriate agency as well as arranging
               with Laing Properties to locate Laing's underground structures,
               including but not limited to irrigation, communication and power
               lines, prior to starting excavation.  Written authorization just
               be obtained from Laing Properties after all subsurface structures
               are located and prior to starting excavation.

          19.  Liquidated Damage Clause - Utilities and Site Excavation
               --------------------------------------------------------

               In consideration of the fact that actual damage for utility
               interruptions is difficult to estimate or compute, Contractor and
               Subcontractor agrees that a $500,000 per occurrence liquidated
               damage will be assessed against Contractor or Subcontractor for
               failure to give proper notice or obtain authorization and/or an
               $1,000.00 per occurrence liquidated damage will be assessed
               against Contractor or Subcontractor for an unauthorized
               interruption of utility service.
<PAGE>

                                  EXHIBIT "I"

            SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
            -------------------------------------------------------

          THIS AGREEMENT made as of the _______ day of __________________,
________ among ______________________ a national banking association chartered
pursuant to the laws of the United States of America (hereinafter referred to as
"Lender"), EQUINIX, INC., a California corporation (hereinafter referred to as
"Tenant"), and LAING BEAUMEADE, INC., a Georgia corporation, (hereinafter
referred to as the "Landlord").

                                  WITNESSETH

          WHEREAS, Landlord and Tenant have entered into a certain lease
(hereinafter referred to as the "Lease") executed as of November 18, 1998
                                                        -----------------
relating to a portion of the premises (the "Demised Premises") described in

Exhibit A attached hereto and by this reference made a part hereof (hereinafter
---------
referred to as the "Premises"); and

          WHEREAS, Lender has made or has committed to make a loan to Landlord
in the principal amount of $______________ secured by a deed of trust
(hereinafter referred to as the "Mortgage"), including an assignment of leases
and rents from Landlord to Lender, covering the Premises; and

          WHEREAS, Tenant has agreed that the Lease shall be subject and
subordinate to the Mortgage held by Lender, provided Tenant is assured of
continued occupancy of the Demised Premises under the terms of the Lease;

          NOW, THEREFORE, for and in consideration of the mutual covenants
herein contained, the sums of Ten Dollars ($10.00) and other good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged,
and notwithstanding anything in the Lease to the contrary it is hereby agreed as
follows.

1.   Lender, Tenant and Landlord do hereby covenant and agree that the Lease
     with all rights opinions, liens and charges created thereby, is and shall
     continue to be subject and subordinate in all respects to the Mortgage and
     to any renewals, modifications, consolidations, replacements and extensions
     thereof and to all advancements made thereunder.

2.   Lender does hereby agree with Tenant that, in the event Lender becomes the
     owner of the Premises by foreclosure, conveyance in lieu foreclosure or
     otherwise, so long as Tenant complies with and performs its obligations
     under the Lease, (a) Lender will take no action which will interfere with
     or disturb Tenant's possession or use of the Demise Premises or other
     rights under the Lease, and (b) the Demised Premises shall be subject to
     the Lease and Lender shall recognize Tenant as the tenant of the Demised
     Premises for the remainder of the term of the Lease in accordance with the
     provisions thereof, provided, however, that Lender shall not be subject to
     any offsets or defenses which Tenant might have against
<PAGE>

     any prior landlord except those which arose under the provisions of the
     Lease out of such landlord's default and accrued after Tenant had notified
     Lender and given Lender the opportunity to cure same as hereinbelow
     provided, nor shall Lender be liable for any act or omission of any prior
     landlord, nor shall Lender be bound by any rent or additional rent which
     Tenant might have paid for more than the modification of the Lease made
     without its consent.

3.   Tenant does hereby agree with Lender that in the event Lender becomes the
     owner of the premises by foreclosure, conveyance in lieu of foreclosure or
     otherwise, then Tenant shall attorn to and recognize Lender as the landlord
     under the Lease for the remainder of the term thereof; and Tenant shall
     perform and observe its obligations thereunder, subject only to the terms
     and conditions of the Lease. Tenant further covenants and agrees to execute
     and deliver upon request of Lender or its assigns, an appropriate agreement
     of attornment to Lender and any subsequent titleholder of the Premises.

4.   So long as the Mortgage remains outstanding and unsatisfied, Tenant will
     mail or deliver to Lender, at the address and in the manner hereinbelow
     provided, a copy of all notices permitted or required to be given to the
     landlord by Tenant under and pursuant to the terms and provisions of the
     Lease. At any time before the rights of the landlord shall have been
     forfeited or adversely affected because of any default of the landlord, or
     within the time permitted the landlord for curing any default under the
     Lease as therein provided (but not less than sixty (60) days from the
     receipt of notice), Lender may, but shall have no obligation to, pay any
     taxes and assessments, make any repairs and improvements, make any deposits
     or do any other act or thing required of the landlord by the terms of the
     Lease; and all payments so made and all things so done and performed by
     Lender shall be as effective to prevent the rights of the landlord from
     being forfeited or adversely affected because of any default under the
     Lease as the same would have been if done and performed by the landlord.

5.   Tenant acknowledges that Landlord will execute and deliver to Lender an
     assignment of the Lease as security for said loan, and Tenant hereby
     expressly consents to such assignment.

6.   Landlord and Tenant hereby certify to Lender that the Lease has been duly
     executed by Landlord and Tenant and is in full force and effect, that the
     Lease and any modifications and amendments specified herein are a complete
     statement of the agreement between Landlord and Tenant with respect to the
     leasing of the Demised Premises, and the Lease has not been modified or
     amended except as specified herein; that to the knowledge of Landlord and
     Tenant, no party to the Lease is in default thereunder; that no rent wider
     to the Lease has been paid more than thirty (30) days in advance of its due
     date; and that Tenant, as of this date, has no charge, lien or claim of
     offset under the Lease, or otherwise, against the rents or other charges
     due or to become due thereunder.
<PAGE>

7.   Unless and except as otherwise specifically provided herein, any and all
     notices, elections, approvals, consents, demands, requests and responses
     thereto ("Communications") permitted or required to be given under this
     Agreement shall be in writing, signed by or on behalf of the party giving
     the same, and shall be deemed to have been properly given and shall be
     effective upon the earlier of receipt thereof or deposit thereof in the
     United States mail, postage prepaid, certified with return receipt
     requested, to the other party at the address of such other party set forth
     hereinbelow or at such other address within the continental United States
     as such other party may designate by notice specifically designated as a
     notice of change of address and given in accordance herewith; provided,
     however, that the time period in which a response to any Communication must
     be given shall commence on the date of receipt thereof, and provided
     further that no notice of change of address shall be effective with respect
     to Communications sent prior to the time of receipt thereof. Receipt of
     Communications hereunder shall occur upon actual delivery whether by mail,
     telecopy transmission, messenger, courier service, or otherwise, to an
     individual party or to an officer or general or limited partner of a party
     or to any agent or employee of such party at the address of such party set
     forth hereinbelow, subject to change as provided hereinabove. An attempt
     delivery in accordance with the foregoing, acceptance of which is refused
     or rejected, shall be deemed to be and shall constitute receipt; and an
     attempted delivery in accordance with the foregoing by mail, messenger, or
     courier service (whichever is chosen by the sender) which is not completed
     because of changed address of which no notice was received by the Lender in
     accordance with this provision prior to the sending of the Communication
     shall also be deemed to be and constitute receipt. Any Communication, if
     given to Lender, must be addressed as follows, subject to change as
     provided hereinabove and, if given to Tenant, must be addressed as follows,
     subject to change as provided hereinabove:

                     EQUINIX, INC.
                     [*], Suite C
                     Ashburn, Virginia 20147
                     Attention: Branch Manager

and, if given to landlord, shall be addressed as follows:

                     Laing Beaumeade, Inc.
                     5901 B Peachtree Dunwoody Road, Suite 555
                     Atlanta, Georgia 30328
                     Attention: Robert K. Stubbs, Esq.

8.   This Agreement shall be binding upon and inure to the benefit of the
     parties hereto and their respective heirs, legal representatives,
     successors, successors-in-title and assigns. When used herein, the term
     "landlord" refers to Landlord and to any successor to the interest of
     Landlord under the Lease.

_____________________

*CONFIDENTIAL TREATMENT REQUESTED.  CONFIDENTIAL PORTION HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION.
<PAGE>

IN WITNESS WHEREOF, the parties hereto have executed this Agreement under seal
of the date first above written.

                                  LENDER:

                                  By: ___________________________________

                                  Title: ________________________________

                                  [BANK SEAL]

                                  TENANT:  EQUINIX, INC.,
                                  a California corporation

                                  By: ___________________________________

                                  Title: ________________________________

                                  Attest: _______________________________

                                  Title: ________________________________

                                  LANDLORD:  LAING BEAUMEADE, INC.,
                                  a Georgia corporation

                                  By: ___________________________________

                                  Title: ________________________________

                                  Attest: _______________________________

                                  Title: ________________________________
<PAGE>

                                  EXHIBIT "J"

                  LANDLORD'S APPROVED GENERAL CONTRACTOR LIST

1.   Fox Seko, 485 Spring Park  Place, Herndon, Virginia 22071; telephone
     703/904-2700; contract Jeff Roberts

2.   Fisher and Stracban, 11820 Coakley Circle, Rockville, Maryland 20852;
     telephone 301/881-6797; contact Richard Strachan

3.   J. R. Austin Co., 4981 Montgomery Lane, Bethesda, Maryland 20814; telephone
     301/657-7600; contact Scott Austin

4.   Kfoury Construction Group, 11307 Sunset Hills Road, Reston, Virginia 22090;
     telephone 703/736-100; contact Jeff Martello

5.   The Leapley Company, 1724 Kalorama Road, N.W., Washington, D.C. 20009;
     telephone 202/483-1800; contact Dennis Leapley

6.   G & F Associates, 3920 University Drive, Fairfax, Virginia 22030; telephone
     703/293-7000; contact Mark Geminyani

7.   R. W. Murray Co., 4511-A Daly Drive, Chantilly, Virginia 20151; telephone
     703/818-0980; contact Chuck Loving

8.   K. F. Brumback Construction Corporation, 323 Seneca Road, Great Falls,
     Virginia 22066; telephone 703/450-2725; contact Ken Brumback

9.   Minkoff Company, Inc., 5223 River Road, Bethesda, Maryland 20816; telephone
     301/652-8711; contact Jim Lippert

10.  Tucon Construction, 105 Executive Drive, Suite 200, Dulles, Virginia 20166;
     telephone 703/478-3500; contact Scott Houston

11.  Willett Custom Printing and Construction, Inc., P.O. Box 244, Port Tobacco,
     Maryland 20677; telephone 301/645-9638; contact Chris Willett

                                      39
<PAGE>

                                  EXHIBIT "K"

                          Special Tenant Requirements
                          ---------------------------

     Landlord and Tenant hereby agree that, notwithstanding anything contained
in the Lease to the contrary, the provisions set forth below shall be included
as part of the Lease and shall supersede any inconsistent provisions of the
Lease.  All references in the Lease and in this Exhibit to the Lease shall be
construed to mean the Lease (and all exhibits thereto), as amended and
supplemented by the Exhibit.  All terms not otherwise defined in the Exhibit
shall have the same meanings as set forth in the Lease.

     1.   Use.

          1.1  Tenant's Use of Premises and Buildings and Land.  Tenant is
               -----------------------------------------------
permitted (a) to construct, maintain, operate and repair electronic,
transmitting and receiving equipment and supporting structures on the Premises,
including the roof of the Building, (b) to construct, maintain, operate and
repair an equipment room on the Premises, including the construction of an
upgraded fire suppression system which shall be a dry pipe, pre-action water
based system and Tenant reserves the right to install an environmentally
approved, gas, fire suppression system, (c) to install, upgrade, maintain,
operate, and repair utility lines, transmission lines, and telecommunications
conduit and cabling (collectively, the "Conduits") in such locations on the
Building and Land as set forth in plans and specifications, which shall be
subject to Landlord's approval which shall not be unreasonably withheld,
conditioned or delayed, (d) reasonable ingress and ogress over existing roadways
on the Land for Tenant's truck and other vehicles, to maintain Tenant's
equipment, and the Conduits (collectively, "Equipment"). The Equipment shall
include, without limitation, the antenna, batteries, uninterruptible power
supply and such other equipment necessary thereto. Tenant shall have access to
and use of Premises, the Building and Land and the Conduits, 24 hours per day,
365 days per year.

          1.2  Tenant's Use of Conduit Ducts.  Tenant shall have the right to
               -----------------------------
install, maintain, operate and repair the Conduits in any of Landlord's conduit
ducts located on the Building and Land, so long as Tenant's use of the Conduits
does not Interfere with Landlord's use of Landlord's conduit ducts located on
the Building and Land, if required for provisioning of any utility service
provider to the building. Tenant will install separate conduit where applicable.

     2.   Compliance With Law.  Nothing contained in this Exhibit shall in any
          -------------------
way limit or negate Tenant's obligation to comply with laws in accordance with
the terms of the Lease.

     3.   Initial Installation and Testing.  Tenant shall have the right, at
          --------------------------------
Tenant's sole cost and expense, at any time following the execution of this
Lease by Tenant in a form mutually acceptable to Landlord and Tenant, to enter
upon the Building and Land and to carry out any tests, inspections, pre-
installation activities on the Building and Land as necessary for the
construction and installation of the Equipment, including without limitation,
engineering and environment surveys, physical inspections, soil test borings,
and underground trenching. Immediately following the completion of such tests,
inspections, or pre-installation activities, Tenant shall, at Tenant's sole cost
and expense, repair any damage to the Building ad Land

                                      40
<PAGE>

caused by such inspections or pre-installation activities, including re-paying
and re-landscaping any affected areas of the Building and Land. Any such entry
onto the Building and Land prior to the Commencement Date of the Lease shall be
on all of the terms and provisions of the Lease, expected for Tenant's
obligation to pay rent.

     4.   Equipment Ownership Surrender.  The Equipment shall be the property
          -----------------------------
of and owned by Tenant throughout the Lease Term, and shall in all event be
deemed trade fixtures, even if affixed to the Premises or Building or Land. On
or before the Expiration Date or earlier termination of this Lease. Tenant shall
remove its Equipment from the Premises and Building and Land and restore the
Leased Premises as outlined in Paragraph 13 (n) of this Lease. Landlord hereby
expressly waives and releases any and all contractual liens and security
interests or constitutional and/or statutory liens and security interests
arising by operation of law or under the Lease to which Landlord might now or
hereafter be entitled on any of the Equipment, Tenant's HVAC Unit or Tenant's
Generator. Landlord further agrees that the Equipment, Tenant's HVAC Unit, and
Tenant's Generator shall be exempt from execution, foreclosure, sale, levy,
attachment, for any Tenant default hereunder, and that the Equipment, Tenant's
HVAC Unit, and Tenant's Generator may be removed at any time from the Premises
or the Building and Land by Tenant.

     5.   Emergency Power Generator.  Tenant shall have the right, at any time
during the Lease Term, at Tenant's option and at Tenant's sole cost and expense:
(a) install and emergency power generators ("Tenant's Generator") on the Leased
Premises as noted on Exhibit A, in such location as reasonably approved by
Landlord, to provide back-up emergency power for the Equipment and for Tenant's
HVAC Unit, and (b) store fuel, above ground, on the Premises or elsewhere as
noted in Exhibit A, in such locations as reasonably approved by Landlord, in
such amounts as Tenant reasonably determines necessary for Tenant's Generator.

     6.   No Interference:  Relocation.
          ----------------------------

          6.1  No Interference.  Neither Landlord nor any of Landlord's agents,
               ---------------
employees, or contractors (collectively, the "Landlord Parties") shall interfere
in any way with the Equipment or with Tenant's access to the Equipment and
Antennas, the Conduits, Tenant's HVAC Unit, or Tenant's Generator (the
"Interference"). Landlord agrees that prior to Landlord's carrying out any
construction, maintenance or repair activities on the Land in the vicinity of,
the Antennas, the Conduits, Tenant's HVAC Unit, or Tenant's Generator (if such
are not located within the Premises), Landlord shall provide three (3) days'
prior written notice of Landlord's or Landlord Parties' intent to carry out such
construction, maintenance or repair work including the date, time and location
in which such work will take place. Tenant shall have the right to monitor and
inspect such work will take place. Tenant shall have the right to monitor and
inspect such work at Tenant's own risk, and at Tenant's sole cost and expense.
Landlord and Landlord's Parties shall exercise all due care in carrying out such
work. Landlord shall use reasonable efforts to immediately notify the Tenant's
designated contact person by telephone or facsimile in the event of Landlord's
actual knowledge of fire, power failure, bomb threats, or other unplanned events
which could adversely impact Tenant's operations.

                                      41
<PAGE>

          6.2  Remedies.  Upon written notice from Tenant, stating with
               --------
specificity that Landlord or one or more of the Landlord Parties is creating an
Interference in violation of Section 6.1 above, Landlord shall take immediately
all necessary measures at Landlord's sole cost and expense to eliminate the
Interference, including, hiring agents to work extended hours, until the
Interference is eliminated.

          6.3  Relocation.  In no event shall Landlord relocate Tenant or the
Equipment to other premises, or require Tenant to relocate its Equipment for any
length of time to any other location, either in or on the Building or Land or
elsewhere.

          7.   Co-Location.  Landlord acknowledges that Tenant's business to
               -----------
be conducted on the Premises requires the installation on the Premises of
certain communications equipment by certain licenses and customers of Tenant
(collectively, "Customers") in order for such Customers to interconnect with
Tenant's terminal facilities or to permit Tenant to manage or operate such
Customer's equipment, or otherwise as may be required pursuant to applicable
statutes and regulations. Notwithstanding anything to the contrary contained in
the Lease, Landlord hereby consents in advance to any sublease, license
agreements, "co-location agreement" or similar agreement (collectively,
"Customer License") between Tenant and such a Customer of the limited purpose of
permitting such arrangements as described above. The effectiveness of such
advance consent to a particular Customer License is conditioned upon such
Customer License being in writing and consistent with the provisions of this
Lease (although Tenant will only be required to provide Landlord a copy of the
executed Customer License if the Landlord requests it in writing).

          8.   Sound Control.  Tenant is responsible for taking the necessary
               -------------
measures to reduce the sound transmissions caused by the Equipment. In addition,
Tenant's Generator shall be installed in a weatherproof, walk-around type, sound
attenuating enclosure which shall limit the sound to no more that 85 dBA as
measured at three (3) feet from any side, top or bottom, under all operating
conditions.

          9.   Confidentiality.  Landlord shall keep all Confidential
               ---------------
Information of Tenant confidential. For the purposes of this Lease,
"Confidential Information" includes any data or information pertaining to Tenant
or Tenant's business, regardless of medium, that is provided by Tenant to
Landlord, including Tenant's plans and specifications or electrical power
requirements, site plans, or copies of any such information, but excludes any
information (a) approved in writing by Tenant for releases to third parties, (b)
that Landlord possesses independently of Tenant, or (o) that Tenant places in
the public domain.

          10.  Indemnity.  Tenant agrees that Paragraph 10 (c) of the Lease
               ---------
pertains to this Exhibit.

                                      42
<PAGE>

                                     LANDLORD:

WITNESS:                             Laing Beaumeade, Inc.
                                     a Georgia corporation

______________________________       By:  [signature illegible]   (SEAL)
                                          -------------------------

                                     Its: ______________________________

                                     TENANT:

WITNESS                              Equinix, Inc.
                                     a Delaware corporation

______________________________       By:  /s/ Jay S. Adelson   (SEAL)
                                          ----------------------

                                     Its:         CTO
                                           -----------------------------

WITNESS:

______________________________       By:  /s/ Albert M. Avery  (SEAL)
                                          ----------------------

                                     Its:        CEO
                                           -----------------------------

                                      43

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