Document:

EXHIBIT 10.4

                       PRODUCTION AGREEMENT BETWEEN KBDI
                               AND LESTER BROWN,
                    THE METROPOLITAN DENVER BLACK UNITED FUND

This Production Agreement  (Agreement") is entered into by and KBDI (Producer"),
doing  business at 2900 Welton  Street,  Denver,  Colorado  80205:  Lester Brown
("Author/Host")  of L.L.  Brown & Associates,  Inc.  doing business at 1107 S.W.
Grady Way, Renton,  Washington 98055; the Metropolitan Denver Black United Fund,
doing business at 3542 York, Denver,  Colorado. This agreement is made effective
this 30th. Day of September, 1998. No alterations, deletions or additions can be
made to this Agreement  without the written  consent of all three parties.  This
Agreement pertains solely to the production,  videotaping,  promotion, packaging
and  distribution  of the program  "Never Give Up"  (working  title,  subject to
change prior to broadcast,  heretofore referred to as program"),  and supersedes
all  previous  agreements  regarding  the program,  both oral and written.  This
agreement has no binding  authority over general authored  material  provided by
Lester Brown.

WHEREAS,  KBDI,  wishes to provide  production  facilities and personnel for the
purpose of producing the Program and

WHEREAS,  Lester Brown wishes to furnish self  authored  material  from which to
base the program, and to function as on-camera Host for the Program; and

WHEREAS,  the Metropolitan Denver Black United fund wishes to provide promotions
and marketing  assistance  with the  distribution  of the Program  within public
television via letters of support and other means  currently  available to them;
and,

WHEREAS,  KBDI,  Lester  Brown,  and the  Metropolitan  Denver Black United Fund
mutually  agree that it is in their best  interest to enter into this  agreement
under the following terms and conditions, all parties agree as follows:

A.  COPYRIGHT OWNERSHIP

Ownership  of  copyright  for the program  shall be granted and held  equally by
KBDI-TV, Lester Brown, and the Metropolitan Denver Black United Fund. Should any
party cease doing  business as specified in this  agreement,  all  copyright and
ownership provisions shall revert to the remaining parties

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B.  DUTIES, RESPONSIBILITIES AND ASSIGNMENTS OF KBDI

     (1)  KBDI shall be the presenting station for the program, and shall retain
          unrestricted,  non- exclusive broadcasting rights for the term of this
          agreement.  KBDI shall have non-  excusive  rights to  distribute  the
          Program (reference section F of this agreement).

     (2)  KDBI shall act as Executive Producer for the program, and shall assign
          one staff  producer  as an  authorized  agent for KDBI.  As  Executive
          Producer, KDBI is solely responsible for obtaining all necessary legal
          documentation  required by law,  FCC  regulations  and PBS  guidelines
          pertaining to releases and  contractual  agreements for the production
          of the program.

     (3)  Responsibilities  for the KDBI staff Producer  shall include,  but not
          necessarily  be limited to,  assuring all  technical and PBS standards
          for  video  production,   broadcasting  and  distribution;   retaining
          editorial (but not content)  control of the Program;  coordinating all
          equipment  and  facilities   necessary  for  the  production  process;
          coordinating all promotional efforts pertaining to the Program and all
          distribution  efforts pertaining to the Program. As producer KBDI will
          be  responsible  for the  ensuring  that all  appropriate  credits and
          acknowledgements  are  included  in the  Program  as well as any other
          agreed to material,  and that all  underwriting  acknowledgements  are
          received,  created broadcast and distribution and accordance with KBDI
          and FCC and guidelines.

     (4)  KBDI  shall  serve as  fiscal  agent  for the  Program,  and  shall be
          responsible  for all accounting and fiscal  management for the Program
          as  outlined  by  accounting  regulations  for  non-profit  and  501C3
          organizations. Disbursement of funds shall be made upon the request of
          Producer,  and approval of the Director of  Production,  in accordance
          with Program budget.  KBDI shall remit all payments due within 30 days
          receipt of invoice.

     (5)  KBDI shall provide the administrative  and management  services of the
          Director of Production,  who shall be responsible for coordinating the
          efforts of the KBDI staff producer,  and the fiscal  management of the
          Program.

     (6)  KBDI  shall  be  responsible  for   coordinating   all  broadcast  and
          non-broadcast distribution of the Program, and management of all funds
          received  through  all  distribution  of the  Program.  KBDI  shall be
          responsible   for  upholding  all   agreements  as  specified  in  all
          distribution contracts.

C.  DUTIES AND RESPONSIBILITIES OF LESTER BROWN

     (1)  Lester Brown agrees to script and edit all material to be presented in
          the Program in collaboration  with KBDI and its assigns.  Lester Brown
          agrees that KBDI shall retain editorial  control over inclusion of all
          content of the Program for both broadcast and distribution.

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     (2)  Lester Brown shall host the Program in a manner  consistent  with KBSI
          broadcast  standards,  and  shall  complete  all  on-camera  duties as
          assigned by KBDI and its assigns.

     (3)  Lester  Brown shall  remain the sole  copyright  owner of all scripted
          material  for  inclusion  in  the  program.   Although  KBDI  and  the
          Metropolitan  Denver  Black  United  Fund shall  share  equally in the
          copyright and ownership of the Program in its' entirety,  neither KBDI
          nor the Metropolitan  Denver Black United Fund shall have ownership or
          copyright  to the  scripted  material  in the  program as an  isolated
          product.  Lester Brown  warrants that he is the author of all scripted
          material,  based on his true life story,  that will be included in the
          Program, and indemnifies KBDI and the Metropolitan Denver Black United
          Fund of any dispute  arising from authorship of written  material,  or
          facts included therein.

D.  DUTIES AND RESPONSIBILITIES OF THE METROPOLITAN DENVER BLACK UNITED FUND

     (1)  The  Metropolitan  Denver  Black  United Fund agrees to assist KBDI in
          obtaining potential studio audience participants.  All final decisions
          regarding the inclusion of suggested  participants shall remain at the
          sole discretion of KBDI.

     (2)  The Metropolitan Denver Black United Fund agrees to provide support by
          any  means  deemed  mutually  appropriate,   with  the  marketing  and
          distribution  efforts  for the  program  within the public  television
          system.

E.  PRODUCTION FUNDING

     (1)  Lester  Brown  is  responsible   for  payment  to  KBDI  for  specific
          production  costs  as  outlined  in the  attached  budget  ("Budget").
          In-kind contributions of all three parties are outlined in the Budget.

     (2)  Lester  Brown  shall  remit a deposit to KBDI on the above  referenced
          production  costs for the  Program  of 50%  (3,000.00)  no later  than
          August 15, 1998. The balance of the  production  costs shall be due on
          or before the date of studio videotaping (to be mutually determined by
          all three  parties at a later date,  but shall be  completed  no later
          than November 6, 1998).

     (3)  Should  additional  production funds become available prior to initial
          broadcast,  all  in-kind  services  by  all  three  parties  shall  be
          reimbursed pro rata.

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F. DISTRIBUTION AND LICENSING

KBDI shall be solely responsible for establishing and managing all non-broadcast
distribution  and uplink contracts  agreements for the Program,  but no contract
and/or agreement shall be made without the signatures of all three parties. KBDI
shall be responsible  for all broadcast  distribution  contracts and agreements,
and  shall be  responsible  for  managing  all  records  relating  to  broadcast
distribution. KBDI shall be responsible for fiscal management and accounting for
all distribution net revenue,  and KBDI shall be responsible for disbursement of
all  distribution  net  revenue  pro rata to the three  parties  engaged in this
Agreement, as established in the Budget.

KBDI,  Lester  Brown and the  Metropolitan  Denver  Black United Fund shall work
collaboratively  and in good faith to increase the  marketing  and  promotion of
this  Program to other public  television  stations,  and to other  distribution
organizations deemed mutually appropriate.

Licensing  agreements for the purpose of all distribution of the Program will be
created,  negotiated and managed by KBDI,  under the supervision of the Director
of Production, and will be the sole responsibility and ownership of KBDI.

G.  DISBURSEMENT OF NET REVENUE

     (1)  Net revenue  from the  distribution  of the Program  shall b disbursed
          equally between KBDI, Lester Brown, and the Metropolitan  Denver Black
          United Fund. Net revenue shall be determined  and accounted  quarterly
          by KBDI after a pro rata  disbursement  of in-kind  donations are made
          and after all costs of  distributing  and  Program  are paid.  KBDI-TV
          shall provide the  aforementioned  disbursement to Lester Brown and to
          the Metropolitan Denver Black United Fund on a quarterly basis.

H.  PLEDGE DRIVES

     (1)  KBDI has the right to incorporate the program into all general station
          fund raising efforts, which includes but is not necessarily limited to
          pledge  Drives.  KBDI has the right to offer the  program to other PBS
          affiliates  for  inclusion  in  their  Pledge  Drives.   All  products
          associated  with any  program  broadcast  during  these  fund  raising
          efforts are  provided  gratis by the PBS  stations  as  acknowledgment
          gifts to viewers that elect to become members of the PBS station.  Any
          funds obtained by the PBS stations for  membership are  established as
          contributions  to the  station as a whole,  and are not subject to any
          disbursement or distribution provisions described in this Agreement.

     (2)  KBDI is free of restriction to duplicate the Program onto tape, and to
          distribute  copies of said tape to any and all other public television
          stations for the purposes  described in Section H1 of this  Agreement.
          KBDI is solely  responsible  for all costs incurred  pertaining to the
          provisions in Section H1 of this Agreement.

<PAGE>

I.PROPRIETARY AND CONFIDENTIAL INFORMATION

KBDI,  Lester Brown, and the  Metropolitan  Denver Black United Fund acknowledge
that certain  copyrights or other  intellectual  property  rights may arise form
this Agreement,  or relate to, or result from this Program. All parties agree to
uphold  any such  copyright  and right  during  the  production,  broadcast  and
distribution  of the Program.  All parties agree not to  circumvent,  attempt to
circumvent,  or permit any outside party to  circumvent  any copyright or rights
held by any participant of the Program.

J. TERM AND TERMINATION

     (1)  The term of this  Agreement  shall be for fifteen  (15) years from the
          effective  date of this  Agreement  set forth in the  Preamble  to the
          Agreement,  and shall automatically renew itself on the anniversary of
          the effective date of this  Agreement  unless either arty notifies the
          other in writing of its  intention to  terminate  the  Agreement.

     (2)  Should Lester Brown fail to provide financial support in the amount of
          $6,000.00,    as   outlined   in   the   Budget,   all   restrictions,
          responsibilities  and ownership,  including  copyright of the Program,
          shall revert to KBDI-TV.

     (3)  Should KBDI dissolve itself from PBS and all broadcasting in any form,
          all rights,  copyrights,  and ownership shall revert jointly to Lester
          Brown and to the Metropolitan  Denver Black United Fund,  and/or their
          estates.

K. DISBUTES

KBDI,  Lester  Brown,  and the  Metropolitan  Denver  Black United Fund agree to
operate  in  good  faith  in  all  aspects  of  the  production,  broadcast  and
distribution  of  the  Program.   Should  there  exist  any  error,   confusion,
disagreement or copyright violation, both parties agree to resolve the matter as
follows:

          (1)  To bring the matter to the attention of the appropriate party, in
               writing, within a reasonable time after the dispute arises.

          (2)  To allow a reasonable  time from receipt of the notice of dispute
               to respond to the matter or otherwise resolve the dispute.

          (3)  In the event that a dispute cannot be resolved between any of the
               three parties as outlined in paragraph 1, KBDI-TV,  Lester Brown,
               and the  Metropolitan  Denver  Black  United  Fund agree that the
               dispute  will be  resolved  in  accordance  with the Rules of the
               American Arbitration  Association,  within Denver County District
               Court.

<PAGE>

L. FORCE MAJEURE

Neither KBDI,  Lester Brown, or the Metropolitan  Denver Black United Fund shall
be  liable  in any way for  failures,  delays in  performance,  lost or  damages
materials  (including  but not limited to  videotape)  due to any force  majeure
conditions  including fire,  embargo,  explosion,  power black out,  earthquake,
flood,  war,  mechanical  accident,  act of God or public enemy. All parties may
mutually  agree to either  terminate this  Agreement and all  provisions,  or to
extend the time and deadlines to a mutually  satisfactory date. All such changes
and addendums shall require the written approval of all parties.

GENERAL

The parties hereto agree that this  Agreement does not create a partnership,  or
joint  venture and neither  party may bind or obligate  the other with regard to
additional  parties.  All parties agree that each party is an independent  party
entitled to make its services and  facilities  available to the general  public,
with its own regular place of business.

KBDI and its assigns,  Lester Brown,  and the  Metropolitan  Denver Black United
Fund  hereby  warrant  that  each has the full  legal  right to enter  into this
Agreement.

IN WITNESS WHEREOF, both parties have executed this Agreement as of the and year
as written in the Preamble of this Agreement.

By:/s/ Ted Krichel
-------------------
Ted Krichel/Kim Johnson           Date
KBDI-TV

By:/s/ Lester Brown                 9-30-98
-----------------------
Lester Brown                      Date
L.L. Brown & Associates, Inc.

By:/s/  Hiawatha Davis
-----------------------
Hiawatha Davis                    Date
The Metropolitan Denver Black United Fund]

EXHIBIT 10.5

                            STANDARD INDUSTRIAL LEASE

Lease Date:  November 16, 1998

Lessor:      COOK INLET REGION, INC.
             AN ALASKA CORPORATION

DBA:         WEST VALLEY BUSINESS PARK

Lessee:      L.L. BROWN INTERNATIONAL
             A WASHINGTON CORPORATION

1.   LEASE TERMS.

         1.01  "Premises":  That certain space  containing  approximately  4,200
               rentable square feet,  located in the area shown on the Site Plan
               attached hereto as Exhibit A and more  particularly  described in
               the Space Plan attached hereto as Exhibit A-1. The address of the
               Premises is: 19435 W. Valley Hwy, Suite S-104,KENT,WASHINGTON.

         1.02  Project:  The Project consists of approximately  205,655 rentable
               square feet.

         1.03  "Lessee's Notice Address": Lessee's Notice Address is the address
               of the  leased  Premises  as  defined in  paragraph  1.01  unless
               otherwise specified here:

         1.04  "Lessor's  Notice  Address":  Lessor's Notice Address is: 6625 S.
               190TH, STE B104, KENT, WA. 98032

         1.05  "Lessee's Permitted Use": General Office.

         1.06  "Lease  Term":  The Lease Term shall  commence on January 1, 1999
               and ends on February 29, 2004 (the "Expiration Date") (62 months,
               and 0 days).

         1.07  "Base Monthly Rent": $0 for months 1 through 2, payable in lawful
               money of the United States of America,  and increased pursuant to
               the Base Monthly Rent Increase in accordance  with the provisions
               of this Lease.

         1.08  "Base Monthly Rent Increase": Base Monthly Rent shall increase as
               follows:

                  Effective Date                    New Monthly Rent
                  --------------                    ----------------
                  Months 1 through 2                     Rent Free
                  Months 3 through 14                   $ 2,960
                  Months 15 through 26                  $ 3,160
                  Months 27 through 38                  $ 3,560
                  Months 39 through 50                  $ 3,960
                  Months 51 through 62                  $ 4,360

         1.09  "Security Deposit": $3,800.00

"Lessee's Proportionate Share": ___.02 %, as of date of execution of this Lease.
                    The parties  acknowledge that Lessee's  Proportionate  Share
                    has been  calculated  by dividing the  approximate  rentable
                    square footage of the Premises by the  approximate  rentable
                    square footage of the Project.

<PAGE>

         1.11  "Rent":  Base Monthly Rent,  Additional Rent and/or any other sum
               required to be paid by Lessee to Lessor hereunder, whether or not
               such  sums  are  specifically  designated  as rent  in any  other
               provision of this Lease.

         1.12  "Project":  The land, buildings,  landscaping,  parking and other
               improvements  comprising that certain  business  complex of which
               the Premises are a part.

         1.13  Lessee  is  entitled  to 6  unreserved  vehicle  parking  spaces,
               subject to the provisions of Section 10. -

         1.14     Attached Exhibits.
                  A:       Site Plan
                  A-1:     Space Plan
                  A-2:     Legal Land Description
                  B:       Work Letter
                  C:       Signage Criteria
                  D:       Rules and Regulations

<PAGE>

2.   DEMISE AND POSSESSION.

         2.01     Demise. Lessor hereby leases to Lessee, and Lessee leases from
                  Lessor,  the  Premises for the Lease Term and upon and subject
                  to the terms,  conditions and other  provisions of this Lease.
                  Any  statement of square  footage set forth in this Lease,  or
                  that may have been used in calculating any Rent due hereunder,
                  is  an   approximation   which  Lessor  and  Lessee  agree  is
                  reasonable  and any  Rent  based  thereon  is not  subject  to
                  revision  whether or not the actual square  footage is more or
                  less.

         2.02     Delay in  Possession.  If for any reason Lessor cannot deliver
                  possession of the Premises by the  Commencement  Date,  Lessor
                  shall not be subject to any liability,  nor shall the validity
                  of this Lease be affected.  If Lessee has not  contributed  to
                  such delay there  shall be a  proportionate  reduction  of the
                  Base Monthly Rent covering the period between the Commencement
                  Date and the date Lessor  actually  tenders  possession of the
                  Premises to Lessee.  If the Premises have not been tendered to
                  Lessee on or before  one  hundred  twenty  (120) days from the
                  Commencement Date, then either Lessor or Lessee shall have the
                  right to terminate this Lease upon written notice to the other
                  (provided  that the party  giving such notice has not been the
                  cause of the delay).

         2.03     Condition  and  Disclosure.  Lessee  acknowledges  that it has
                  examined  the Premises and accepts the Premises "as is" and in
                  its  present  condition,  subject  to any  work  described  as
                  "Lessor's  Work" to be performed by Lessor in accordance  with
                  the terms and provisions of the Work Letter attached hereto as
                  Exhibit  B.  Lessor  makes  no   representation   or  warranty
                  whatsoever,  express or  implied,  concerning  the  fitness or
                  suitability  of the Premises or the Project for the conduct of
                  Lessee's business or for any other reason. Lessee acknowledges
                  that  Lessee  has  made  such   investigations   as  it  deems
                  reasonable  and necessary  with  reference to such matters and
                  assumes  all  responsibility  therefor  as the same  relate to
                  Lessee's use and occupancy of the Premises and the Project.

3.       BASE MONTHLY RENT.

         3.01     Base  Monthly  Rent.  In  advance,  on the  first  day of each
                  calendar  month of the Lease Term,  Lessee shall pay,  without
                  deduction or offset, prior notice or demand, Base Monthly Rent
                  at the place designated by Lessor,  provided that Base Monthly
                  Rent for the third  month of the Lease Term is due and payable
                  upon execution of this Lease. In the event that the Lease Term
                  commences  or ends on a day  other  than  the  first  day of a
                  calendar  month, a prorated  amount of Base Monthly Rent shall
                  be due for each such month, calculated using a thirty (30) day
                  month.  Lessee's  obligation  to pay  rent  to the  Lessor  is
                  independent  of any  and all  other  obligations  between  the
                  Lessee and the Lessor  arising  under this Lease  Agreement or
                  arising out of matters outside of this Lease Agreement.

         3.02     Rent Adjustments. The Base Monthly Rent is subject to increase
                  in accordance with the Base  Monthly  Rent Increases set forth
                  in Section 1.08.

         3.03     Late  Charges.  Any rent  which is not paid  when due shall be
                  deemed to be late, and if any rent is not paid within ten (10)
                  days  after it  becomes  due  Lessee  shall  pay to  Lessor as
                  Additional  Rent a late charge  equal to ten percent  (10%) of
                  the  amount  of such  late  rent or the sum of  Fifty  Dollars
                  ($50.00),  whichever is greater,  for each month or fractional
                  month  from the date due  until  paid.  A  Twenty-Five  Dollar
                  ($25.00) handling charge shall be paid by Lessee to Lessor for
                  each  returned  check and,  thereafter,  Lessee  shall pay all
                  future payments of rent or other charges due by money order or
                  cashier's check.  Lessor and Lessee agree that in the event of
                  late rent  payments or  returned  checks,  Lessor  shall incur
                  damages,  the exact of amount of which are extremely difficult
                  or  impossible  to  ascertain,  and that the late  charges and
                  handling charges  described herein are not penalties but are a
                  reasonable approximation of the actual amount of such damages.

         3.04     Construction Obligations.  The amount of Base Monthly Rent may
                  include  the  projected  cost  of   construction  of  Lessee's
                  improvements as indicated on Exhibit B attached hereto. In the
                  event that  Lessee  requests  Lessor to  construct  additional
                  improvements  or if the final  construction  costs  exceed the
                  original  estimates,  such costs or  expenses,  upon  itemized
                  notice by Lessor, shall be paid by Lessee to Lessor, or Lessor
                  may in its  sole and  absolute  discretion  increase  the Base
                  Monthly Rent according to the terms and conditions outlined on
                  Exhibit B or elsewhere in this Lease.

<PAGE>

4.       COMMON AREAS.

         4.01     Definition.  "Entire Premises":  The Premises, the Project (of
                  which the Premises are a part), the  Common  Areas,  the  land
                  upon which the Project and the Common Areas are located, along
                  with  all  other   improvements  and  facilities  thereon  are
                  collectively referred to as the "Entire Premises".

         4.02     "Common Areas":  As used in this Lease, the term "Common Area"
                  means all areas and facilities outside the Premises and within
                  the  exterior  boundary  line of the Project that are provided
                  and   designated   by  Lessor   from  time  to  time  for  the
                  non-exclusive  use of Lessor,  Lessee and other lessees in the
                  Project and their respective agents,  employees,  contractors,
                  and invitees.  Common Areas include,  without limitation,  all
                  parking  areas,  loading and  unloading  areas,  trash  areas,
                  roadways,   sidewalks,    walkways,   driveways,    corridors,
                  landscaped areas and restrooms on the Project.

         4.03     Rights of Lessee.  During the term of this Lease,  Lessee, its
                  employees,  agents, contractors,  customers and invitees shall
                  have the  non-exclusive  right,  in common with Lessor,  other
                  lessees, and their respective employees,  agents, contractors,
                  customers and invitees, to the use of the Common Areas. Lessee
                  agrees to abide by and conform to, and to cause its employees,
                  agents,  contractors,  customers  and invitees to abide by and
                  conform  to all rules and  regulations  governing  the  Common
                  Areas which Lessor may impose from time to time.

         4.04     Rights of Lessor.  Lessor  reserves to itself the right,  from
                  time to time and in Lessor's sole discretion,  to make changes
                  to  any  or  all  of  the  Common  Areas,  including,  without
                  limitation, the size, shape, number and location of driveways,
                  entrances,  parking areas and walkways;  to close  temporarily
                  any of the Common Areas for maintenance  purposes,  so long as
                  reasonable  access  to  the  Premises  remains  available;  to
                  construct or demolish  improvement in the Common Areas; to use
                  the  Common   Areas   while   engaged  in  making   additional
                  improvements,  repairs or  alterations  to the  Project or any
                  portion  thereof;  and to do and perform any other acts in, or
                  make any other changes to, the Common  Areas,  which Lessor in
                  the  exercise  of its  sound  business  judgment  deems  to be
                  appropriate.

5.       ADDITIONAL RENT.

         5.01     Definition. All charges payable by Lessee hereunder other than
                  Base Monthly Rent shall be deemed to be "Additional Rent," and
                  considered  rent reserved under this Lease  Agreement.  Unless
                  this Lease provides  otherwise,  Additional  Rent shall be due
                  and payable with the next monthly  installment of Base Monthly
                  Rent  and is  subject  to the  provisions  of  Paragraph  3.03
                  hereof.

         5.02     Operating Expenses.

               (a)  Lessee  shall pay to Lessor on a monthly  basis,  in advance
                    and concurrently with Lessee's payment of Base Monthly Rent,
                    Lessee's  Proportionate Share of Operating Costs as the same
                    shall be  reasonably  estimated by Lessor from time to time.
                    Lessor shall endeavor to provide Lessee,  on or before April
                    1 of each year,  with a statement  setting  forth the actual
                    Operating  Costs  for the  previous  calendar  year  and the
                    estimated  Operating Costs for the current calendar year. In
                    the event the amount paid by Lessee in the previous  year as
                    Lessee's   Proportionate   Share  is  less   than   Lessee's
                    Proportionate  Share of the actual  Operating Costs for such
                    period, such difference shall be payable by Lessee to Lessor
                    concurrently  with the installment of Base Monthly Rent next
                    coming  due.  If the amount  paid by Lessee in the  previous
                    year as Lessee's  Proportionate  Share is more than Lessee's
                    Proportionate  Share of the actual  Operating Costs for such
                    period,  such difference shall be credited by Lessor against
                    Lessee's  Proportionate Share of Operating Costs next coming
                    due. Any failure by Lessor to provide  Lessee with the above
                    described  statement of Operating Costs shall not constitute
                    a waiver by Lessor of  Lessor's  right to  collect  Lessee's
                    Proportionate Share of Operating Costs.

          As used herein,  the term  "Operating  Costs" shall mean all costs and
          expenses of ownership, operation, maintenance,  management, repair and
          insurance of the Project,  including, but not limited to, the costs of
          the following: all supplies,  materials,  labor and equipment, used in
          or  related to the  operation  and  maintenance  of the  Project;  all
          utilities,  including,  but not limited to, water,  electricity,  gas,
          heating, lighting, sewer, waste disposal,

<PAGE>

          security,  air-conditioning  and  ventilating  costs  and all  charges
          relating  to the use,  ownership  or  operation  of the  Project;  all
          maintenance,  management, janitorial and service agreements related to
          the Project; all legal and accounting  services;  all business license
          and similar  fees;  all insurance  including,  but not limited to, the
          premiums and any other costs of fire, casualty and liability coverage,
          rent  abatement  and  earthquake  insurance  and  any  other  type  of
          insurance  related to the  Project;  all  maintenance  relating to the
          public and service areas within and around the Project, including, but
          not  limited to, the Common  Areas,  sidewalks,  landscaping,  service
          areas,   driveways,   parking  areas,  walkways,   building  exteriors
          (including  painting),  roofs, signs and directories,  including,  for
          example,   costs  of  resurfacing   and   restriping   parking  areas;
          amortization  (along  with  reasonable  financing  charges) of capital
          improvements  made  to  the  Project  which  may  be  required  by any
          government  authority or which shall improve the operating  efficiency
          of the Project, including, without limitation, all expenses associated
          with  fire  and  life  safety  retrofitting;  all  Lessor's  costs  in
          managing, maintaining,  repairing, operating and insuring the Project,
          including for example, clerical, supervisory and janitorial staff, and
          a  supervision  fee equal to five percent (5%) of the amount of all of
          the foregoing  Operating  Costs;  however,  Operating  Costs shall not
          include depreciation on the Project, loan payments, executive salaries
          or real estate broker commissions.

          Lessee shall be directly  responsible for the cost associated with all
          HVAC units and  related  equipment  serving the  Premises.  All repair
          invoices  associated to the premises will be the responsibility of the
          Lessee  which costs will not be included in  operating  costs.  Lessor
          may, at its option,  enter into a service  agreement  to maintain  the
          HVAC units per manufacturers  recommendation,  the cost of which shall
          be passed  through and borne by Lessee as operating  cost. The cost of
          such HVAC service  agreement shall be competitively bid with qualified
          contractors  Lessor  chooses,  with the  lowest  bid  being  selected.
          Notwithstanding the foregoing,  in the event Lessor installs equipment
          in or makes  improvements  or alterations to the Project which are for
          the  purpose of  reducing  energy  costs,  maintenance  costs or other
          Operating  Costs or which are required  under any  governmental  laws,
          regulations  or  ordinances  which  were not  required  at the date of
          commencement  of the  term  of  this  Lease,  Lessor  may  include  in
          Operating Costs reasonable charges for interest,  not to exceed twelve
          percent  per annum,  on such  investment  and  reasonable  charges for
          depreciation  on the same so as to amortize such  investment  over the
          reasonable  life of such  equipment,  improvement  or  alteration on a
          straight line basis.

          Failure by Lessor to provide  Lessee with a statement  by April 1st of
          each  year  shall  not  constitute  a waiver by Lessor of its right to
          collect  Lessee's share of Operating  Costs.  In addition,  if for any
          reason  Lessor  should not elect to bill Lessee for lump sum Operating
          Costs or estimates for a particular  calendar year,  Lessor's right to
          charge Lessee for such expenses in subsequent years in not waived.

         * TRIPLE NET EXPENSES ARE ESTIMATED TO BE $.20 SQ. FT.

<PAGE>

         5.03     Taxes.

               (a)  As used herein,  the term "Real Property Taxes" includes (i)
                    real estate taxes, general and special assessments,  license
                    fees,  license  taxes,  business  license  fees,  commercial
                    rental taxes,  transit charges or taxes, levies and charges,
                    and any penalties  imposed by any taxing  authority  against
                    the  Project;  (ii) any taxes or fees on  Lessor's  right to
                    receive,  or the receipt of, rent or income from the Project
                    or against Lessor's business of leasing and operating of the
                    Project;  (iii) any taxes or  charges  for fire  protection,
                    streets,  sidewalks,  road  maintenance,   refuse  or  other
                    services provided to the Project by any governmental agency;
                    (iv) any taxes imposed upon this transaction,  or based upon
                    a  reassessment  of the Project due to a change in ownership
                    or  transfer  of all or part  of  Lessor's  interest  in the
                    Project; and (v) any charges or fees replacing, substituting
                    for,  or in  addition  to any of the  foregoing  impositions
                    previously  included  within the definition of Real Property
                    Taxes. Real Property Taxes do not, however, include Lessor's
                    federal or state income,  franchise,  inheritance  or estate
                    taxes.

          Following the end of each tax  year,  Lessor  shall  provide  Lessee a
          statement of the actual Real Property  Taxes,  but failure to do so by
          Lessor  shall not  constitute  a waiver of  Lessor's  right to collect
          Lessee's  share  of any  Real  Property  Taxes.  Upon  receipt  of the
          statement,  Lessee shall pay in full Lessee's  Proportionate  Share of
          the Real  Property  Taxes.  At Lessor's  sole  discretion,  Lessor may
          charge Lessee:

          Estimated Real Property  Taxes and such estimates  shall be calculated
          and paid in a manner  similar to that  described  above for  Operating
          Costs estimates. Should the Lease Term expire before Lessor is able to
          determine the actual Real Property  Taxes for the last tax year of the
          Lease, Lessor shall estimate Lessee's Proportionate Share thereof, and
          Lessee shall pay the  estimated  amount upon demand by Lessor.  If any
          estimate  by Lessor  which has been paid by Lessee  exceeds the actual
          amount of Lessee's  Proportionate  Share of Real Property Taxes,  such
          difference  shall be credited by Lessor against  Lessee's  future Real
          Property Tax obligation,  or, if at after the expiration of the Lease,
          shall  be  refunded  to  Lessee  within  thirty  (30)  days  following
          determination  of the actual  amount of Real Property  Taxes.  If such
          estimate  is less than the  actual  amount of  Lessee's  Proportionate
          Share of Real  Property  Taxes,  Lessee shall pay such  difference  to
          Lessor with the next installment of Base Monthly Rent, or, if at after
          the  expiration  of the Lease,  shall be paid to Lessor  within thirty
          (30) days following Lessor's notice to Lessee of such difference.

         5.04     Personal  Property  Taxes.  Lessee shall pay all taxes charged
                  against trade  fixtures,  furnishings,  equipment or any other
                  personal property  belonging to Lessee.  Lessee shall have all
                  personal property taxes billed separately from the Project. If
                  any of Lessee's  personal  property is taxed with the Project,
                  Lessee  shall pay Lessor the taxes for the  personal  property
                  upon demand by Lessor.

         5.05     Other Impositions.  Lessee agrees to pay as Additional Rent to
                  Lessor  Lessee's  share  of  any  parking   charges,   utility
                  surcharges, occupancy taxes, or any other costs resulting from
                  the  statutes  or  regulations,  or  interpretations  thereof,
                  enacted by any  governmental  authority in connection with the
                  use or  occupancy  of the  Project or the  parking  facilities
                  serving the Project, or any part thereof.

         5.06     Place of Payment.  All  rent shall be paid by Lessee to Lessor
                  at Lessor's Notice Address or  mailed directly to:

                             Dept 154-190
                             P.O. Box. 34935
                             Seattle, WA 98124-1935

6.       SECURITY DEPOSIT.

         6.01     Concurrently  with the  execution of this Lease,  Lessee shall
                  pay  the  Security  Deposit  to  Lessor  as  security  for the
                  faithful performance by Lessee of all of the terms, covenants,
                  conditions  and agreements of this Lease.  If Lessee  defaults
                  with  respect  to any  provision  of this  Lease,  Lessor  may
                  retain,  use or apply all or any part of the Security  Deposit
                  to  compensate  Lessor  for any  loss or  damage  suffered  by
                  Lessee's default including, but not limited to, the failure of
                  Lessee to pay

<PAGE>

                  any rent  due  hereunder,  and for the  repayment  of  amounts
                  Lessor is obligated to spend by reason of Lessee's default. If
                  any  portion is so  retained,  used or applied,  Lessee,  upon
                  demand,  shall  deposit  with Lessor an amount  sufficient  to
                  restore the Security  Deposit to the original  amount plus any
                  increased amounts as required by this Lease.  Lessor shall not
                  be required to keep the  Security  Deposit  separate  from its
                  general funds, and Lessee shall not be entitled to interest on
                  it. If Lessee fully and faithfully performs every provision of
                  this Lease,  the Security  Deposit shall be returned to Lessee
                  after the  expiration  of the Lease Term and the  surrender of
                  the Premises. In no event shall Lessee have the right to apply
                  any part of the  Security  Deposit to any rent  payable  under
                  this  Lease.  At the  same  time  the  Base  Monthly  Rent  is
                  increased,  the Security  Deposit shall also be increased by a
                  like amount and the deficiency shall be due concurrently  with
                  the next payment of Base Monthly Rent.

7.       LEASE DOCUMENTATION FEE.

         7.1      For expenses  incurred  related to an assignment or subletting
                  as contemplated by this Lease  including,  but not limited to,
                  administration costs and credit verification, Lessee shall pay
                  to Lessor upon  application  for assignment or  subletting,  a
                  minimum processing fee of Two Hundred Fifty Dollars ($250.00).
                  Lessee  shall also pay Lessor,  as a condition to any sublease
                  or assignment  becoming  effective,  all reasonable  attorneys
                  fees and costs incurred in connection with such review.

<PAGE>

8.       USE OF PREMISES.

         8.01     Permitted  Use. The Premises may be used and occupied only for
                  Lessee's Permitted Use and for no other purpose.  Lessee shall
                  not use the  Premises  or any  portion  of the  Project in any
                  manner  which  will  violate  any  covenants,  conditions  and
                  restrictions   and  any   federal,   state  and  local   laws,
                  ordinances,   orders  and  regulations,   including,   without
                  limitation, the Americans with Disabilities Act, (collectively
                  "Laws")  affecting the Premises and the Project.  Lessee shall
                  at all times during the term hereof  promptly  comply with all
                  Laws  affecting  the  Premises  and  the  Project;   provided,
                  however,  that if any such Laws  require new  construction  or
                  installation in the Premises or in the Project,  which are not
                  specifically  required as a result of the use of the  Premises
                  or the  Project  by Lessee or any  assignee  or  sublessee  of
                  Lessee,  Lessee  shall not be  required  to perform or pay for
                  such construction or installations  (except to the extent that
                  the cost of such  construction or installations  may be deemed
                  to be an Operating Cost hereunder, in which case, Lessee shall
                  pay Lessee's proportionate share of such cost).

                  Notwithstanding   the  foregoing,   to  the  extent  that  any
                  construction or  installations  to the Premises or the Project
                  are  required  by any  Laws  as a  result  of  the  use of the
                  Premises or the Project by Lessee or any assignee or sublessee
                  of Lessee,  then Lessee  shall,  at its sole cost and expense,
                  (i)  immediately  notify  Lessor  in  writing  of all  actions
                  necessary to comply with such Laws, and (ii) if such action is
                  required  in the  Premises,  promptly  take  all  such  action
                  subject to the  provisions of this Lease  governing the making
                  of  alterations.  If any such action is  required  outside the
                  Premises,  Lessor  shall  have  the  option  to  perform  such
                  construction or installations  and to be reimbursed  therefore
                  by Lessee.

                  Lessee  shall not  perform  any act or carry on any  practices
                  that may injure the  Project or the  Premises or that may be a
                  nuisance or menace, or that may disturb the quiet enjoyment of
                  other occupants in the Project including,  but not limited to,
                  any act or practice  resulting in the picketing of the Project
                  or Premises by any person,  the use of equipment  which causes
                  vibration,  the use or storage of chemicals, or the generation
                  of heat or  noise  which is not,  in  Lessor's  sole  opinion,
                  properly insulated. Lessee shall not cause, maintain or permit
                  any  outside  storage on or about the  Project.  In  addition,
                  Lessee  shall not  perform  any work or conduct  any  business
                  whatsoever in the Project,  outside the premises, or allow any
                  condition  or thing to remain on or about the  Premises  which
                  diminishes  the  appearance  or  aesthetic  qualities  of  the
                  Premises and/or the Project and/or the  surrounding  property.
                  Lessee  shall  not allow any  animal  to be  brought  upon the
                  Project by its agents, employees, contractors or invitees.

         8.02     Hazardous Substances.

               (a)  Definitions. For purposes of this Lease, the following terms
                    shall have the respective meanings indicated:

                    (i)  "Hazardous   Substances"  shall  include,  but  not  be
                         limited   to,   substances    defined   as   "hazardous
                         substances," "hazardous materials," "toxic substances,"
                         "infectious waste," or any similar substance as defined
                         and used in any federal,  state or local  environmental
                         control,  health,  or  safety  laws  applicable  to the
                         Premises    or   the   Project    (collectively,    the
                         "Environmental   Laws"),   including  the   regulations
                         adopted or  publications  promulgated  pursuant  to any
                         such laws,  and any other legal  requirements,  as they
                         may be amended from time to time.

               (b)  Lessee shall not introduce any Hazardous  Materials onto the
                    Project,  without  the prior  specific  written  consent  of
                    Lessor,  which  Lessor may withhold in its sole and absolute
                    discretion,  and Lessee  shall  comply  with all  applicable
                    legal requirements pertaining to the storage,  handling, use
                    or disposal of any Hazardous Substances.

               (c)  Upon  written  request  from  time  to  time,  Lessee  shall
                    promptly   provide  to  Lessor  the  following   information
                    pertaining to all  operations  conducted in, on or about the
                    Premises:

                    (i)  Copies of all permits obtained from any local, state or
                         federal agency or other authority;

                    (ii) Material  safety data sheets for all  chemicals  in use
                         at,  manufactured  at,  imported  to or  stored  at the
                         Premises;

<PAGE>

                    (iii)Copies  of  all   materials   filed  with  the  Federal
                         Occupational  Safety and Health  Agency  under the OSHA
                         Hazardous  Communication  Standard  and  all  materials
                         filed  with the  Department  of Health,  Department  of
                         Environmental Protection of any other federal, state or
                         local agency or entity;

                    Maps,  diagrams  and site plans  showing the location of all
                    storage  areas  and  containers  for  Hazardous   Substances
                    including details as to the amounts stored or used;

                    (v)  A  description  of  the  operations  conducted  on  the
                         Premises and their processes;

                    (vi) A copy of any and all contracts  entered into by Lessee
                         for the removal,  transportation and/or disposal of any
                         Hazardous   Materials  from  the  Premises  (if  Lessee
                         directly or indirectly  causes any Hazardous  Materials
                         to be located on the  Project,  Lessee  shall  promptly
                         enter  into such a  contract  for  removal  and  proper
                         disposal thereof); and

                    (vii)Any  other   information  that  Lessor  may  reasonably
                         require.

                    The requirement to furnish information  concerning Hazardous
                    Materials  shall not be  construed  as meaning  there are no
                    restrictions  on the Hazardous  Materials that may be stored
                    or used at the Premises.

               (d)  In the event the Hazardous  Substances are discovered  upon,
                    in, or under the Project,  and the  applicable  governmental
                    agency  or  entity  having  jurisdiction  over  the  Project
                    requires the removal of such  Hazardous  Substances,  Lessee
                    shall be responsible for removing those Hazardous Substances
                    arising  out of or  related to the use or  occupancy  of the
                    Premises  and/or  the  Project  by  Lessee  or  its  agents,
                    affiliates,  customers,  employees,  business  associates or
                    assigns but not those of its  predecessors.  Notwithstanding
                    the foregoing,  Lessee shall not take any remedial action in
                    or about the  Premises  or the  Project,  or enter  into any
                    settlement  agreement,  consent  decree or other  compromise
                    with  respect  to  any  claims  relating  to  any  Hazardous
                    Substance  in any way  connected  with the  Premises  or the
                    Project without first notifying Lessor of Lessee's intention
                    to do so and  affording  Lessor the  opportunity  to appear,
                    intervene  or  otherwise  appropriately  assert and  protect
                    Lessor's   interest  with  respect  thereto.   Lessee  shall
                    immediately  notify  Lessor in  writing  of:  (i) any spill,
                    release,  discharge or disposal of any  Hazardous  Substance
                    in, on or under the  Premises,  the  Project or any  portion
                    thereof,  (ii) any  enforcement,  cleanup,  removal or other
                    governmental or regulatory action instituted,  contemplated,
                    or threatened  pursuant to any Environmental Laws, (iii) any
                    claim made or threatened by any person against  Lessee,  the
                    Premises,  or the Project relating to damage,  contribution,
                    cost recovery,  compensation,  loss or injury resulting from
                    or claimed to result from any Hazardous Substances; and (iv)
                    any reports made to any environmental  agency arising out of
                    or in  connection  with any Hazardous  Substances  in, on or
                    removed  from the  Premises or the  Project,  including  any
                    complaints,   notices,   warnings,   reports   or   asserted
                    violations in connection therewith.

               (e)  Lessor  shall have the  right,  in its sole  discretion,  to
                    require  Lessee,  at  Lessee's  sole  cost and  expense,  to
                    undertake  and  submit  to Lessor a  periodic  environmental
                    audit  from an  environmental  company  approved  by Lessor,
                    which  audit  shall  cover  Lessee's  compliance  with  this
                    Section 8.02. An environmental audit shall be conducted,  at
                    Lessee's sole cost and expense,  in connection with Lessee's
                    surrender  of the  Premises  at the  expiration  or  earlier
                    termination of the Lease.  Lessee shall promptly comply with
                    all  requirements  of such audit and cure all matters raised
                    therein at Lessee's sole cost.  Lessee also agrees to comply
                    with Lessor's request for additional  information  including
                    questionnaires,  necessary  to  assure  Lessor  of  Lessee's
                    compliance with the provisions of this Section 8.02.

               (f)  Lessee shall indemnify, protect, defend (with counsel chosen
                    by Lessor) and hold harmless  Lessor,  Lessor's  affiliates,
                    and their partners, officers,  directors,  employees, agents
                    (including  any  managing  agent of the  Project)  and other
                    representatives,  and their successors and assigns, from and
                    against any and all claims, demands,  actions or liabilities
                    for, and any and all loss or cost (including  legal fees and
                    expenses)  in  connection  with (i) any  injury,  death,  or
                    damage, whether alleged or proven, direct or

<PAGE>

                    consequential,  foreseeable  or  unforeseeable,  directly or
                    indirectly  arising out of or related to the presence,  use,
                    generation,   storage,   discharge,   spillage,  seepage  or
                    disposal of Hazardous Substances by or with the knowledge or
                    consent  of Lessee or its  officers,  directors,  employees,
                    agents  or   representatives,   and  (ii)  any  required  or
                    necessary  removal,   repair,  clean  up  or  detoxification
                    directly  or  indirectly  arising  out of or  related to the
                    presence,  use, generation,  storage,  discharge,  spillage,
                    seepage or disposal of  Hazardous  Substances  on,  under or
                    about the Premises during the Lease Term.

               (g)  Throughout  the Lease Term (and for any other period  Lessee
                    or its  successors and assigns may occupy all or part of the
                    Premises),  Lessee shall post,  publish,  or otherwise  give
                    notice of the  existence  of  asbestos,  asbestos-containing
                    materials,   tobacco  and  tobacco  smoke,   and  all  other
                    Hazardous  Substances  in  or  about  the  Premises  or  the
                    Project,   in   accordance   with   all   applicable   legal
                    requirements, to Lessee's employees, contractors,  visitors,
                    and  invitees  and any others who may be  entitled to notice
                    under applicable legal requirements.

               (h)  All   representations,   warranties,   covenants  and  other
                    obligations  of Lessee with respect to Hazardous  Substances
                    shall survive the expiration or earlier  termination of this
                    Lease.

9.       TENANT IMPROVEMENTS.

         9.01     Any  Tenant  Improvements  to be  performed  in  the  Premises
                  ("Tenant  Improvements") shall be performed in accordance with
                  the terms,  conditions and other provisions of the Work Letter
                  attached  hereto as Exhibit B. Except for that work designated
                  in the Work Letter as "Lessor's  Work,"  Lessor shall be under
                  no obligation to alter,  improve or otherwise perform any work
                  in the Premises prior to or during the Lease Term.

10.      PARKING.

         Lessee   and Lessee's  customers,  suppliers,  employees,  and invitees
                  have the  non-exclusive  right to park in  common  with  other
                  lessees and/or persons in the parking facilities as designated
                  by  Lessor.  In  Lessors  sole  discretion  Lessee  shall  not
                  overburden  the parking  facilities  and shall  cooperate with
                  Lessor  and/or  other  lessees  and  persons in the use of the
                  parking  facilities.  Lessor  reserves  the  right  to  assign
                  specific  spaces and/or  charge Lessee  therefor as Additional
                  Rent, to make changes in the parking layout from time to time,
                  to designate  specific areas for Lessee employee's parking and
                  to establish reasonable time limits on parking.

11.      LESSOR'S RIGHTS.

         11.01    All  portions  of the  Project  not  within the  Premises  are
                  reserved to Lessor.  Lessor also reserves to itself the use of
                  and access  through the  Premises to all spaces in or adjacent
                  to the  Premises  which are used for  shafts,  stacks,  pipes,
                  conduits, fan rooms, ducts, electric or other utilities,  sink
                  or other  building  facilities,  for the purpose of operating,
                  maintaining,  repairing  and/or  replacing  the same.  Without
                  limiting the  generality of the  foregoing,  Lessor shall have
                  the right, without notice or liability to Lessee for damage or
                  injury to property, persons or business, and without effecting
                  an eviction or  disturbance  of Lessee's use or  possession or
                  giving rise to any claim for setoffs or abatement of rent,  to
                  (i) change  the  location  and/or  arrangement  of,  and/or to
                  otherwise  alter,  plazas,  entrances,   passageways,   doors,
                  elevators,  stairs,  restroom facilities,  and other public or
                  common  portions of the  buildings and property not within the
                  Premises, (ii) decorate,  remodel, repair, alter, or otherwise
                  prepare the Premises for re-occupancy or other use at any time
                  after Lessee abandons the Premises, (iii) impose such controls
                  on the  manner of access to the  buildings  as Lessor may deem
                  appropriate  for the  security  of such  buildings  and  their
                  occupants  (but Lessor  shall have no duty to do so), and (iv)
                  do or permit to be done any work in or about the  exterior  of
                  such  buildings  or any  adjacent  or nearby  building,  land,
                  street or alley.

12.      UTILITIES.

         12.01    Payments.  Lessee shall pay for all water,  gas, heat,  light,
                  power,   sewer,   electricity,   or  other  services  metered,
                  chargeable to or provided to the Premises. Lessor reserves the
                  right to install separate meters for any such utility.

<PAGE>

         12.02    No  Liability.  Lessor  shall not be liable or deemed to be in
                  default  hereunder,  nor shall there be any  abatement of rent
                  for any  interruption  or reduction  of  utilities  (including
                  telephone service) or services to the Project or the Premises.
                  Lessee agrees to comply with all energy conservation  programs
                  implemented by Lessor.

         12.03    Telephone Service.  Lessee  shall  contract  and  pay  for all
                  telephone and similar services for the Premises subject to the
                  provisions of this Lease.

13.      ALTERATIONS: MECHANIC'S LIENS.

         13.01    Alteration.  Lessee  shall  not  make any  alterations  to the
                  Premises without  Lessor's prior written consent,  which shall
                  not be  unreasonably  withheld.  Lessor's  approval  shall  be
                  deemed  not to  have  been  unreasonably  withheld  if  Lessor
                  refuses  to  grant  approval  because  (i)  Lessee's  proposed
                  alterations   would   potentially   disturb  any  asbestos  or
                  Hazardous Substances in the Project, or (ii)Lessee's  proposed
                  alterations  would  affect  any  roof,   foundation  or  other
                  structural  or mechanical  system of the Project,  would alter
                  any common  area in the  Project,  would be  visible  from the
                  exterior  of the  Premises,  or would fail to comply  with any
                  design criteria  uniformly  applied to the majority of lessees
                  in the Project.  Lessee shall have no right whatsoever to make
                  any  alterations  to any portion of the Project other than the
                  Premises.  In the  event  Lessor  gives its  consent,  no such
                  alterations  shall  proceed  without  Lessor's  prior  written
                  approval of (i) Lessee's contractor;  (ii) insurance policies,
                  or other  evidence  acceptable  to Lessor of the  existence of
                  insurance coverage in favor of Lessee's  contract,  for public
                  liability  including  bodily injury any property damage with a
                  combined   single  limit  of  not  less  than  $1,000,000  for
                  automobile  liability,  including  owned,  non-owned and hired
                  vehicles,   with  a  limit  of  not  less  than  $500,000  per
                  occurrence,  each of the preceding  policies to be endorsed to
                  name   Lessor  as  an   additional   insured,   for   worker's
                  compensation in the limits required by law, and for employer's
                  liability  with  limits  not less than  $1,000,000;  and (iii)
                  detailed plans and  specifications for such work. Lessee shall
                  reimburse  Lessor  upon  demand  for all fees and other  costs
                  incurred by lessor including,  without limitation, any fees of
                  consulting  architects,  engineers  or  the  like,  and of any
                  managing  agent for the review of proposed  plans,  whether or
                  not approved,  including,  without limitation,  if the work is
                  approved,  a fee (the "Work Review Fee") equal to five percent
                  (5%) of the construction cost of the work (including the value
                  of any  change  orders)  to  reimburse  Lessor for the cost of
                  supervising  Lessee's  work.  Lessor's  approval of the plans,
                  specifications  and working drawings for Lessee's  alterations
                  shall  create no  responsibility  or  liability on the part of
                  Lessor  for  their   completeness,   design   sufficiency   or
                  compliance   with  all   laws,   rules  and   regulations   of
                  governmental  agencies  or  authorities.  The Work  Review Fee
                  shall  be   estimated   and  paid  to  Lessor   prior  to  the
                  commencement  of any  alterations  work. If the actual cost to
                  construct  the work  exceeds  the initial  estimate,  the Work
                  Review Fee shall be increased  accordingly,  and such increase
                  shall be paid to Lessor upon  demand.  Before any  alterations
                  may begin, valid building permits or other required permits or
                  licenses   must  be  furnished  to  Lessor,   and,   once  the
                  alterations  begin,  Lessee shall  diligently and continuously
                  pursue their completion.  At Lessor's option,  any alterations
                  may  become  part of the  realty  and  belong  to  Lessor.  If
                  requested  by  Lessor,   Lessee   shall  pay,   prior  to  the
                  commencement of construction,  an amount  determined by Lessor
                  necessary to cover the costs of demolishing  such  alterations
                  and/or the cost if returning  the Premises to their  condition
                  before such  alterations.  Lessor may also  require  Lessee to
                  provide Lessor,  at Lessee's sole cost and expense,  a payment
                  and  performance  bond  in form  acceptable  to  Lessor,  in a
                  principle  amount  not less  than one and  one-half  times the
                  estimated costs of such alterations,  to ensure Lessor against
                  any liability for  mechanic's and  materialmen's  liens and to
                  insure completion of work.

         13.02    Trade  Fixtures.  Notwithstanding  anything to the contrary in
                  Section 13.01 above, Lessee may, with prior written consent of
                  Lessor,  install trade fixtures,  equipment,  and machinery in
                  conformity  with all applicable  laws, and such fixture shall,
                  at the option of Lessor,  be removed upon  termination of this
                  Lease and the  Premises  shall be restored  to their  original
                  condition,  except for reasonable wear and tear.  Lessee shall
                  repair any damages to the Premises  occasioned  by the removal
                  of such fixtures.

         13.03    Telephones.  Private  telephone  systems  and/or other related
                  telecommunications  equipment  and lines may be  installed  as
                  necessary to conduct Lessee's Permitted Use. Lessee shall not,
                  however,  proceed with any such  installations  without  first
                  obtaining written approval from Lessor's construction manager.
                  All private  telephone  equipment shall be installed  entirely
                  within the interior of the Premises.  Prior to the  expiration
                  of the Lease Term, all such equipment shall

<PAGE>

                  be removed and the Premises restored to substantially the same
                  condition as before such installation.

         13.04    Cost and  Liens.  Lessee  shall  pay when  due all  costs  for
                  alterations  and shall keep the Premises,  the Project and the
                  underlying  property free from any liens arising out of worked
                  performed for, materials  furnished to or obligation  incurred
                  by Lessee. Lessee shall give Lessor no less than three (3) and
                  no more than five (5) business  day's prior written  notice of
                  the date such alterations  will commence,  to enable Lessor to
                  post  materials  suppliers  furnishing  labor and materials in
                  connection  with any  such  alterations,  so as to  avoid  the
                  filing of any lien against the Premises or the Project. If any
                  such lien is filed, Lessee shall cause the same to be released
                  no later than ten (10) days following the filing  thereof.  If
                  Lessee  fails to cause  the  release  of any lien as  provided
                  above,  Lessor may pay the demand of the lien claimant in full
                  or otherwise  cause the release of such lien, and Lessee shall
                  reimburse Lessor for all such costs upon demand.

         13.05    Rights of Lessor.  Lessor shall have the right to construct or
                  permit  construction  of tenant  improvements  in or about the
                  Project for  existing  and new lessees and to alter any public
                  areas in and around the Project.  Notwithstanding  anything in
                  this  Lease to the  contrary,  no such  construction  shall be
                  deemed  to  constitute  a breach of this  Lease by Lessor  and
                  Lessee waives any such claims which it might have arising from
                  any such construction.

14.      FIRE INSURANCE; HAZARDS AND LIABILITY INSURANCE.

         14.01    Use.  Lessee shall not do or permit anything to be done within
                  or about the Premises  which shall increase the existing rates
                  of insurance on the Project or cause the  cancellation  of any
                  insurance policy covering the Project.  Nor shall Lessee keep,
                  use or  sell,  or  permit  anyone  to keep,  use or sell,  any
                  article in or about the  Premises,  which may be prohibited by
                  the standard form of fire and other insurance policies. Lessee
                  shall,  at  its  sole  cost  and  expense,   comply  with  any
                  requirements  of  any  insurance   organization  insuring  the
                  Project  or  any  portion  thereof.  Lessee  agrees  to pay to
                  Lessor,  as  Additional  Rent,  any  increases  in premiums on
                  policies  resulting  from Lessee's  Permitted Use or other use
                  consented to by Lessor which  increases  Lessor's  premiums or
                  requires extended coverage by Lessor to insure the Premises.

         14.02    Fire Insurance.  Lessee,  at all times during the term of this
                  Lease and at Lessee's sole expense, shall maintain a policy of
                  standard fire and extended coverage  insurance with "all risk"
                  coverage on all Lessee's  improvements  and  alterations in or
                  about the Premises and on all personal  property and equipment
                  to the extent of their full  replacement  value.  The proceeds
                  from this policy  shall be used by Lessee for the  replacement
                  of personal  property and  equipment  and the  restoration  of
                  Lessee's  improvements and/or  alterations.  This policy shall
                  contain an express waiver, in favor of Lessor, of any right of
                  subrogation by the insurer. Without limiting the generality of
                  any other  waiver or  release  that may be  contained  in this
                  Lease,  Lessee,  on behalf of itself,  its agents,  directors,
                  officers,   principals,    employees,    representatives   and
                  successors and assigns,  hereby releases  Lessor,  its agents,
                  directors, officers, principals, employees and representatives
                  of any claim that it might  otherwise  have against Lessor for
                  destruction,  damage,  or other loss with  respect to Lessee's
                  property by fire or other cause as to which Lessee is required
                  to  maintain  insurance,  whether  or not  such  insurance  is
                  actually maintained.

         14.03    General  Liability.  Lessee,  at all times  during the term of
                  this Lease and at  Lessee's  sole  expense,  shall  maintain a
                  policy  of  commercial   general  liability  coverage  with  a
                  combined  single limit of not less than  $1,000,000 for bodily
                  injury and property damage  insuring  against all liability of
                  Lessee and its authorized representatives arising out of or in
                  connection  with Lessee's use or occupancy of the Premises and
                  including    contractual    liability    coverage    for   the
                  indemnification  and other  obligations  of Lessee  under this
                  Lease.  This  policy of  insurance  shall name  Lessor and any
                  managing  agent of the  Project as an  additional  insured and
                  shall  release  Lessor and any  managing  agent of the Project
                  from any claims for damage to any person,  any  property,  the
                  Premises,  and the Project, and to Lessee's personal property,
                  equipment,  improvements and alterations in or on the Premises
                  or the Project, caused by or resulting from risks which are to
                  be insured against by Lessee under this Lease.

         14.04    Requirements.  All insurance required to be provided by Lessee
                  under this Lease  shall (a) be issued by  insurance  companies
                  authorized  to do business in the state in which the  Premises
                  are located, and maintaining during the policy term a "General
                  Policyholders Rating" of at least A-, Vl, or such other rating
                  as may be  required  by any  Lender,  as set forth in the most
                  current issue

<PAGE>

                  of   "Best's    Insurance   Guide,"   (b)   be   primary   and
                  noncontributing  with any  insurance  carried by  Lessor,  (c)
                  require a deductible  of no more than $1,000,  and (d) contain
                  an  endorsement  requiring  at least  thirty  (30) days  prior
                  written  notice of  cancellation  to Lessor  and any  managing
                  agent  before  cancellation  or change in  coverage  under any
                  policy.  Lessee shall deliver a certificate  of insurance or a
                  copy of the policy to Lessor prior to taking  occupancy of the
                  Premises  and shall  provide  evidence  of  renewed  insurance
                  coverage prior to the expiration of any policies. No insurance
                  required  or  obtained  by Lessee  hereunder  shall  limit any
                  liabilities  or  obligations  of Lessee to Lessor  under  this
                  Lease.

15.      INDEMNIFICATION AND WAIVER OF CLAIMS.

         15.01    Waiver.  Lessee, on behalf of itself, its agents,  principals,
                  employees,  representatives,  successors  and assigns,  hereby
                  releases  Lessor  and  its  agents,   principals,   employees,
                  representatives, successors and assigns, and waives all claims
                  against  such  parties for damage to any  property in or about
                  the  Premises or the  Project  and for injury to any  persons,
                  including  death  resulting  therefrom  regardless of cause or
                  time of  occurrence,  except to the extent  arising out of the
                  negligence or willful  misconduct of Lessor or its  authorized
                  agents.

         15.02    Indemnification.  Lessee shall defend, protect,  indemnify and
                  hold    Lessor,    its    agents,    employees,    principals,
                  representatives,  successors  and assigns,  harmless  from and
                  against any and all claims,  actions,  proceedings,  expenses,
                  damages and liabilities, including attorneys' and consultants'
                  fees,  arising out of,  connected  with, or resulting from any
                  use  of  the  Project  by  Lessee,   its  agents,   employees,
                  contractors,   visitors  or  licensees,   including,   without
                  limitation,  any failure of Lessee to comply fully with all of
                  the terms and conditions of this Lease.

         15.03    Exemption  of Landlord  From  Liability.  Lessor  shall not be
                  liable  for  injury or damage to the  person or goods,  wares,
                  merchandise or other personal  property of Lessee,  or that of
                  any employee,  contractor,  invitee or agent of Lessee,  or of
                  any other person in the Project with or without the consent of
                  Lessee,  whether such injury or damage is caused by or results
                  from fire, steam, electricity, gas, water or rain, or from the
                  breakage, leakage, obstruction or other defects of pipes, fire
                  sprinklers,  wires, appliances,  plumbing, air conditioning or
                  lighting fixtures,  or from any other cause,  whether the said
                  damage  caused by persons on the  Project  with or without the
                  consent  of Lessor  or any  other  party,  and  regardless  of
                  whether the means of repairing  the same is accessible or not,
                  unless  such injury or damage is caused by the  negligence  or
                  willful   misconduct  of  Lessor  or  its  authorized  agents.
                  Notwithstanding  Lessor's  negligence or breach of this Lease,
                  Lessor  shall under no  circumstances  be liable for injury to
                  Lessees   business  or  for  any  loss  of  income  or  profit
                  therefrom.

16.      REPAIRS.

         16.01    In General.  Lessee shall, at its sole cost, keep and maintain
                  the  Premises  and  every  part  thereof  including,   without
                  limitation,  interior windows,  skylights,  (including but not
                  limited to rollup doors), any store fronts and the interior of
                  the  Premises,  in good  and  sanitary  order,  condition  and
                  repair.  Lessee  shall also at its sole cost keep and maintain
                  all utilities,  fixtures,  plumbing and  mechanical  equipment
                  used by  Lessee in good  order  and  repair  and  furnish  all
                  expendables (e.g., light bulbs, paper goods, soaps, etc.) used
                  in the  Premises.  The  standard  for  comparison  and need of
                  repair  will  be  the   condition   of  the  Premises  at  the
                  commencement  of this Lease and all repairs shall be made by a
                  licensed and bonded contractor approved by Lessor.

         16.02    Lessor's Rights. Lessee shall not make repairs to the Premises
                  at the  cost  of  Lessor  whether  by  reduction  of  rent  or
                  otherwise;  neither  shall Lessee have any right to vacate the
                  Premises or  terminate  the Lease if repairs are not made.  If
                  during the Lease Term, any  alteration,  addition or change to
                  the Premises is required by legal authorities,  Lessee, at its
                  sole expense,  shall promptly make the same.  Lessor  reserves
                  the right to make any such repairs not made or  maintained  in
                  good condition by Lessee and Lessee shall reimburse Lessor for
                  all such costs upon demand.

17.      SALES: SIGNS.

         17.01    Lessee shall not conduct or permit to be conducted any auction
                  or sale on the Premises or the Project.  Lessor shall have the
                  exclusive  right to control the placement,  size,  content and
                  quality of any signs,  and Lessee  shall comply with the terms
                  and  conditions  of the Sign  Criteria  set forth in Exhibit D
                  attached  hereto.  Lessee  shall  not  place  signs  which are
                  visible from the outside of

<PAGE>

                  any buildings of the Project. Any signs not in conformity with
                  this  Lease or the Sign  Criteria  may be removed by Lessor at
                  Lessees expense.

18.      ENTRY BY LESSOR.

         18.01    In General.  Lessor and Lessor's agents and contractors  shall
                  have the right to enter the Premises at all  reasonable  times
                  for the  purpose  of  inspecting  the  same,  maintaining  the
                  Project,  or making  repairs,  alterations or additions to any
                  portion of the Project,  including,  without  limitation,  the
                  erection and maintenance of scaffolding,  canopies, fences and
                  props,  posting  notices of non-  responsibility,  showing the
                  Premises to prospective tenants during the last six (6) months
                  of the Lease  Term,  or placing  upon the Project any usual or
                  ordinary  for sale signs,  without any  abatement  of rent and
                  without any  liability to Lessee for any loss of occupation or
                  quiet enjoyment of Premises thereby  occasioned.  Lessee shall
                  permit  Lessor at any time within sixty (60) days prior to the
                  expiration of this Lease, to place upon the Premises any usual
                  or  ordinary  to let or to lease  signs.  Lessor  shall at all
                  times  have and  retain a key with  which to unlock all of the
                  doors  in,  upon and about the  Premises,  excluding  Lessee s
                  vaults, safes and filing cabinets.  Lessee shall not alter any
                  lock or install any new or additional  lock or any bolt on any
                  door of the  Premises  without  the prior  written  consent of
                  Lessor,  which shall not be unreasonably  withheld.  If Lessor
                  gives  its  consent,  such  work  shall  be  undertaken  by  a
                  locksmith  approved  by Lessor,  at  Lessee's  sole cost,  and
                  Lessee shall  furnish  Lessor with a key.  Lessor  retains the
                  right to charge  Lessee for  restoring  any  altered  doors to
                  their  condition  at  any  time  prior  to  or  following  the
                  installation of the new or additional locks.

19.      ABANDONMENT.

         19.01    Lessee  shall not vacate or abandon  the  Premises at any time
                  during  the  Lease  Term or  permit  the  Premises  to  remain
                  unoccupied  for a period longer than fifteen (15)  consecutive
                  days during the Lease  Term;  provided,  however,  such action
                  shall not  constitute  a vacation  or  abandonment  under this
                  Section if (i) Lessee provides Lessor thirty (30) days advance
                  written notice of such action,  (ii) Lessee  complies with all
                  of  its  obligations  under  this  Lease,  including,  without
                  limitation  the payment of all sums due  hereunder,  and (iii)
                  Lessee  maintains  and pays for all  necessary  utilities  and
                  services in order to properly maintain the Premises. If Lessee
                  abandons,   vacates  or  surrenders   the   Premises,   or  is
                  dispossessed  by process of law, or  otherwise,  any  personal
                  property  belonging  to Lessee  left in or about the  Premises
                  will,  at the option of Lessor be deemed  abandoned and may be
                  disposed of by Lessor in the manner  provided  for by the laws
                  of the state in which the Premises are located.

20.      DAMAGE OR DESTRUCTION.

         20.01    Definitions.  The following  terms  shall  have  the  meanings
                  hereinafter set forth:

                  (a)      "Partial  Damage" shall mean damage or destruction to
                           any  improvements  on the  Project,  other than those
                           owned by Lessee,  which damage or destruction  would,
                           in Lessor's judgment,  require fewer than ninety (90)
                           days from the date such damage or destruction  occurs
                           to repair or restore.

                  (b)      "Total  Destruction" shall mean damage or destruction
                           to the Project,  other than to improvements  owned by
                           Lessee,   which  damage  or  destruction   would,  in
                           Lessor's  judgment,  require  longer than ninety (90)
                           days from the date such damage or destruction  occurs
                           to repair or restore.

                  (c)      "Insured  Loss" shall mean damage or  destruction  to
                           improvements   on  the   Project,   other   than   to
                           improvements owned by Lessee,  which was caused by an
                           event  covered by the casualty  insurance  carried by
                           Lessor on the Project, irrespective of any deductible
                           amounts or coverage limits involved.

                  (d)      "Replacement  Cost" shall mean the cost,  at the time
                           of the occurrence of such damage or  destruction,  to
                           repair  or  rebuild  the  Project  to  its  condition
                           existing   immediately   prior  thereto,   including,
                           without  limitation,  demolition,  debris removal and
                           upgrading  required by the  operation  of  applicable
                           building  codes,  ordinances  or  laws,  and  without
                           deduction for depreciation.

<PAGE>

                  (e)      "Hazardous   Substance   Condition"  shall  mean  the
                           occurrence or discovery of a condition  involving the
                           presence  of,  or a  contamination  by,  a  Hazardous
                           Substance as defined in Section 8, hereof,  on, under
                           or about any portion of the Project.

         20.02    Partial Damage--Insured Loss. If any Partial Damage that is an
                  Insured Loss occurs,  then Lessor shall, at Lessor's  expense,
                  repair such  damage as soon as  reasonably  possible  and this
                  Lease shall continue in full force and effect. Notwithstanding
                  the foregoing, if the insurance proceeds are not sufficient to
                  effect such repair, Lessor shall have no obligation to pay for
                  the  shortage in  insurance  proceeds or to fully  restore the
                  unique  aspects of the Project unless Lessee  provides  Lessor
                  with the funds to cover same, or adequate  assurance  thereof,
                  within ten (10) days  following  receipt of written  notice of
                  such shortage and request  therefor.  If Lessor  receives said
                  funds or adequate  assurance  thereof within said ten (10) day
                  period,   Lessor  shall   complete  the  repairs  as  soon  as
                  reasonably  possible and this Lease shall remain in full force
                  and effect. If Lessor does not receive such funds or assurance
                  within said period,  Lessor may nevertheless  elect by written
                  notice to Lessee  within  thirty (30) days  thereafter to make
                  such restoration and repair as is commercially reasonable with
                  Lessor paying any shortage in proceeds,  at Lessee's  expense,
                  in which  case  this  Lease  shall  remain  in full  force and
                  effect.  If in such case Lessor  does not so elect,  then this
                  Lease shall terminate sixty (60) days following the occurrence
                  of the damage or  destruction.  Lessee  shall in no event have
                  any right to reimbursement from Lessor for any destruction.

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

         20.04    Total Destruction. Notwithstanding any other provision hereof,
                  if  a  Premises  Total   Destruction   occurs  (including  any
                  destruction required by and authorized public authority), this
                  Lease shall  terminate  sixty (60) days  following the date of
                  such Premises Total Destruction,  whether or not the damage or
                  destruction is an Insured Loss or was caused by a negligent of
                  willful act of Lessee. In the event,  however, that the damage
                  or  destruction  was caused by Lessee,  Lessor  shall have the
                  right to recover Lessor's damages from Lessee.

         20.05    Damage  Near End of Term.  If at any time  during the last six
                  (6) months of the term of the Lease  there is Partial  Damage,
                  whether  or not an  Insured  Loss,  Lessor  may,  at  Lessor's
                  option,   terminate  this  Lease  effective  sixty  (60)  days
                  following  the date of  occurrence  of such  damage  by giving
                  written notice to Lessee of Lessor's  election to do so within
                  thirty (30) days after the date of  occurrence of such damage.
                  Provided,  however,  if Lessee at that time has an exercisable
                  option to extend this Lease or to purchase the Premises,  then
                  Lessee may  preserve  this Lease by,  within  twenty (20) days
                  following the date of occurrence of the damage,  or before the
                  expiration  of the  time  provided  in  such  option  for  its
                  exercise,   whichever  is  earlier  ("Exercise  Period"),  (i)
                  exercising  such  option and (ii)  providing  Lessor  with any
                  shortage in insurance proceeds (or adequate assurance thereof)
                  needed to make repairs.  If Lessee duly  exercises such option
                  during said Exercise Period and provides Lessor with funds (or
                  adequate assurance thereof) to cover any shortage in insurance
                  proceeds,  Lessor  shall,  at  Lessor's  expense,  repair such
                  damage as soon as  reasonably  possible  and this Lease  shall
                  continue in full force and effect. If Lessee fails to exercise
                  such option and provide  such funds or  assurance  during said
                  Exercise Period,  then Lessor may at Lessor's option terminate
                  this Lease as of the  expiration of said sixty (60) day period
                  following  the  occurrence  of such  damage by giving  written
                  notice to Lessee of Lessor's

<PAGE>

                  election to do so within ten (10) days after the expiration of
                  the Exercise Period,  notwithstanding any term or provision in
                  the grant of option to the contrary.

         20.06    Abatement of Rent; Lessee's Remedies.

               (a)  In the event of damage  described in Paragraph  20.02 above,
                    whether or not  Lessor or Lessee  repairs  or  restores  the
                    Project,  and provided that such damage or  destruction  was
                    not the fault of Lessee, the Base Monthly Rent and all other
                    charges  payable by Lessee  hereunder  for the period during
                    which  such  damage,  its repair or  restoration  continues,
                    shall be  abated  only to the  extent  that  such  damage or
                    destruction  interferes  with  Lessee's  ability  to conduct
                    business in the  Premises.  Except for the abatement of rent
                    obligations  hereunder,  all  other  obligations  of  Lessee
                    hereunder  shall be  performed  by Lessee,  and Lessee shall
                    have no claim  against  Lessor  for any damage  suffered  by
                    reason of any such repair or restoration.

               (b)  If  Lessor  shall be  obligated  to repair  or  restore  the
                    Project  under the  provisions of this Section 20, and shall
                    not commence in a substantial and meaningful way, the repair
                    or  restoration  thereof  within  sixty (60) days after such
                    obligation  shall accrue,  and as a result thereof Lessee is
                    unable to conduct  business in the Premises,  Lessee may, at
                    any  time  prior  to the  commencement  of  such  repair  or
                    restoration,  give  written  notice  to  Lessor  and  to any
                    mortgagee  or  beneficiary  under  any  mortgage  or deed of
                    trust,   and  any   groundlessee   under  any   groundlease,
                    encumbering the Project  (jointly or severally  herein,  the
                    "Lenders" or a "Lender"), of which Lessee has actual notice,
                    of Lessee's  election to terminate  this Lease on a date not
                    less than  sixty  (60)  days  following  the  giving of such
                    notice.  If Lessor or any  Lender  commences  the  repair or
                    restoration  of the Premises  within  thirty (30) days after
                    receipt of such notice, this Lease shall terminate as of the
                    date  specified in said notice.  If Lessee gives such notice
                    to Lessor and such Lenders and such repair or restoration is
                    not commenced  within thirty (30) days after receipt of such
                    notice,  this Lease shall terminate as of the date specified
                    in said notice. If Lessor or any Lender commences the repair
                    or restoration of the Premises within thirty (30) days after
                    receipt of said  notice,  this Lease shall  continue in full
                    force and effect. "Commence" as used in this Paragraph shall
                    mean   either  the   unconditional   authorization   of  the
                    preparation of the required  plans,  or the beginning of the
                    actual work on the Premises, whichever first occurs.

         20.07    Hazardous  Substance  Conditions.  If  a  Hazardous  Substance
                  Condition  occurs and Lessee is not  responsible  to remediate
                  the same pursuant to Section 8 hereof, Lessor may, at Lessor's
                  option,  either (i) give written  notice to Lessee of Lessor's
                  intention to fund such remediation,  in which event this Lease
                  shall continue in full force and effect,  or (ii) give written
                  notice to Lessee of Lessor's  election to terminate this Lease
                  as of the date  sixty (60) days  following  the giving of such
                  notice.  If Lessor elects to fund such remediation as provided
                  in (i) above,  Lessor shall  promptly  commence the same. If a
                  Hazardous   Substance  Condition  occurs  and  Lessee  is  not
                  responsible  for  remediation  thereof  pursuant  to Section 8
                  hereof,  Lessee's obligations under this Lease shall be abated
                  to the same extent as provided in Section 20.06 above.

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

21.      ASSIGNMENT, SUBLETTING AND TRANSFERS OF OWNERSHIP.

         21.01    No Transfer.  Lessee shall not, without Lessor's prior written
                  consent,  which shall not be  unreasonably  withheld,  assign,
                  sell, mortgage, encumber, convey, or otherwise transfer all or
                  any part of Lessee's  leasehold estate granted  hereunder,  or
                  permit the Premises to be occupied by anyone other than Lessee
                  and Lessee's employees,  or sublet the Premises or any portion
                  thereof  (collectively  called  "Transfer").  If  Lessee  is a
                  partnership  or  a   corporation,   any  transfer  of  general
                  partnership  interests  or any  transfer  or issuance of stock
                  resulting in a change in control of Lessee, shall be deemed to
                  be an assignment hereunder.

         21.02    Lessor's  refusal  to  grant  consent to any proposed Transfer
                  shall  be  deemed  to  have  been  reasonable  if:  (a) in the
                  reasonable judgment of Lessor the transferee is of a character
                  or is

<PAGE>

                  engaged  in a  business  which  is not  in  keeping  with  the
                  standards  of Lessor for the  Project;  (b) in the  reasonable
                  judgment  of Lessor  any  purpose  for  which  the  transferee
                  intends  to  use  the  Premises  is not in  keeping  with  the
                  standards of Lessor for the Project;  provided in no event may
                  any purpose for which  transferee  intends to use the Premises
                  be in violation of this Lease; (c) the portion of the Premises
                  subject  to  the   transfer  is  not  regular  in  shape  with
                  appropriate means of entering and exiting, including adherence
                  to any local,  county or other  governmental  codes, or is not
                  otherwise  suitable for the normal  purposes  associated  with
                  such a Transfer;  (d) Tenant is in default under this Lease or
                  any other lease with  Lessor;  (e) Lessee  and/or the proposed
                  transferee   provide   or   Lessor   obtains   evidence   that
                  transferee's  net worth or  "Moody's  rating" is less than the
                  net worth or  "Moody's  rating"  of Lessee;  (f) the  proposed
                  transferee  or its  business  is  subject to  compliance  with
                  additional   requirements   of  the  law  (including   related
                  regulations)   commonly   known   as   the   "Americans   with
                  Disabilities   Act"  beyond  those   requirements   which  are
                  applicable  to the  tenant  desiring  to assign  or  sublease,
                  unless  Lessee  delivers  to Lessor at the time of  consent or
                  assignment  an  amount  equal to the cost of  constructing  or
                  installing such improvements to the Premises or the Project as
                  may be required under the Americans with Disabilities Act as a
                  result of the proposed  transferee  being at the Premises;  or
                  (g) the  proposed  transferee  is an  existing  Lessee  in the
                  Project, or is an individual or entity with whom Lessor is, at
                  the time such transfer is proposed,  negotiating for the lease
                  of space  in the  Project,  unless  such  proposed  transferee
                  remains  in its  existing  premises  during  the  term  of its
                  existing  lease and any  extensions  to said  lease then being
                  negotiated with Lessor.

         21.03    Conditions.   If  Lessor   elects  to  consider  any  proposed
                  assignment or  subletting by Lessee,  Lessor may require that,
                  as conditions  precedent to such consideration of any proposed
                  assignment  of  Lessee's   interest  in  this  Lease,  or  any
                  subletting  of the  Premises,  (i) at least  thirty  (30) days
                  prior to the  proposed  effective  date of any such  transfer,
                  Tenant shall provide Landlord with a statement  containing (a)
                  the name and address of the  proposed  sublessee  or assignee;
                  (b)  a  financial  statement,   prepared  in  accordance  with
                  generally  accepted  accounting  principles,  of the  proposed
                  assignee or sublessee  containing bank and credit  references;
                  and (c)  all of the  principal  terms  and  conditions  of the
                  proposed assignment or subletting,  including, but not limited
                  to, the commencement  and expiration  dates, the rent payable,
                  and  the  precise  area  of  the  Premises   subject  to  such
                  assignment or  subletting;  (ii) Upon Lessee's  request Lessor
                  will provide the appropriate  document,  which for the purpose
                  of assignment or sublease  executed by Lessee and the proposed
                  assignee or sublessee  which shall  expressly  provide (a) for
                  the assumption consideration payable by Lessee to Lessor under
                  this  Lease,  as and when such  monies are  received by Lessee
                  from its  assignee  or  sublessee,  in  connection  with  such
                  assignment or subletting.  Any  consideration by Lessor of any
                  particular  proposed  assignment  or  subletting  shall not be
                  deemed  a waiver  by  Lessor  of  Lessor's  absolute  right to
                  withhold  consent to, or to refuse to  consider,  any proposed
                  assignment  or  subletting  ion by such  proposed  assignee or
                  subtenant of all of Lessee's obligations under this Lease; (b)
                  that Lessee shall  indemnify and hold Lessor harmless from any
                  and  all  claims,   obligations  and  liabilities   (including
                  reasonable  attorneys' fees) arising from the use or occupancy
                  by an assignee or sublessee of the  Premises;  (c) that Lessee
                  shall  further  indemnify  and hold Lessor  harmless  from any
                  costs,   obligations  or  liabilities   (including  reasonable
                  attorneys'  fees)  arising from any act or  negligence  of any
                  such  assignees or  sublessee,  and from any claim,  action or
                  proceeding brought thereon;  (d) that in no event shall Lessee
                  be deemed  relieved of any obligation or liability  under this
                  Lease;  and (e) that any  proposed  assignment  or  subletting
                  shall not be deemed effective for any purpose unless and until
                  Lessor's written consent thereto is obtained; and (iii) Lessee
                  shall deliver to Lessor the sum of $250 as a processing fee to
                  reimburse  Lessor for the  administrative  costs of  reviewing
                  such information. Lessee shall also pay Lessor, as a condition
                  to  any  sublease  or  assignment  becoming   effective,   all
                  reasonable  attorneys  fees and costs  incurred in  connection
                  with such review as described in Section 7.01,  along with all
                  consideration  received  by Lessee  in excess of Base  Monthly
                  Rent, and monthly proportionate share of operating cost

         21.04    No Waiver.  Any consent to any Transfer  which may be given by
                  Lessor,  or the  acceptance  of any  rent,  charges  or  other
                  consideration by Lessor from Lessee or any third party,  shall
                  not  constitute a waiver by Lessor of the  provisions  of this
                  Lease or a release of Lessee from the full  performance  by it
                  of the  covenants  stated  herein;  and any  consent  given by
                  Lessor  to any  Transfer  shall  not  relieve  Lessee  (or any
                  transferee  of  Lessee)  from  the  above   requirements   for
                  obtaining  the  written  consent  of Lessor to any  subsequent
                  Transfer.

         21.05    Collection.  If  a default under this Lease should occur while
                  the Premises or any part of the  Premises are assigned, sublet
                  or  otherwise  transferred, Lessor,  in  addition to any other
                  remedies

<PAGE>

                  provided  for within  this Lease or by law,  may at its option
                  collect  directly  from  the  transferee  all  rent  or  other
                  consideration  coming  due to Lessee  under the  Transfer  and
                  apply these  monies  against any sums due to Lessor by Lessee;
                  and Lessee  authorizes  and  directs  any  transferee  to make
                  payments of rent or other consideration  direct to Lessor upon
                  receipt of notice from Lessor.  No direct collection by Lessor
                  from any  transferee  should  be  construed  to  constitute  a
                  novation  or a release  of Lessee or any  guarantor  of Lessee
                  from the further  performance of its obligations in connection
                  with this Lease.

22.      BREACH BY LESSEE.

         22.01   Lessee shall be in material breach of this Lease if at any time
                 during the Lease Term:

               (a)  Lessee  fails to make  payment  of any  installment  of Base
                    Monthly Rent,  Additional  Rent, or of any other rent herein
                    specified  to be paid by Lessee as and when due, or fails to
                    provide  reasonable  evidence of insurance or surety bond as
                    required   under  this  Lease,   or  fails  to  fulfill  any
                    obligation  under  this  Lease  and  thereby   threatens  or
                    endangers life or property, where any such failure continues
                    for a  period  of five  (5) days  following  written  notice
                    thereof  (written  notice  shall not be  provided  more than
                    twice in any consecutive twelve (12) month period); or

               (b)  Lessee  fails  to  observe  or  perform  any  of  its  other
                    covenants,  agreements or  obligations  hereunder,  and such
                    failure is not cured  within  ten (10) days  after  Lessor's
                    written notice to Lessee of such failure; provided, however,
                    that if the nature of Lessee's  obligation is such that more
                    than ten (10) days are required for performance, then Lessee
                    shall  not be in  breach  if  Lessee  commences  performance
                    within  such ten (10) day period and  thereafter  diligently
                    prosecutes the same to completion; or

               (c)  Lessee  commences  voluntarily,  or have  commenced  against
                    Lessee involuntarily, any receivership, insolvency petition,
                    or any proceeding  under any bankruptcy or insolvency  laws,
                    including,   but  not  limited  to,  proceedings  under  the
                    Bankruptcy   Reform   Act   of   1978,   as   amended,    11
                    U.S.C.ss.ss.101-1330,  or in the event  Lessee  dissolves or
                    terminates its existence as a going concern, or in the event
                    a receiver is appointed  for any part of Lessee's  property,
                    or in the event Lessee makes any  assignment for the benefit
                    of  creditors,  or in the event  foreclosure  or  forfeiture
                    proceedings are commenced  against Lessee or any of Lessee's
                    property,   whether  by   judicial   proceeding,   self-help
                    repossession,  or any other method,  including  garnishment,
                    attachment,  or levy on any of Lessee's property,  or if any
                    of the preceding events occurs with respect to any guarantor
                    or surety of any of the  obligations  of Lessee  under  this
                    Lease Agreement; or

               (d)  Lessee vacates or abandons the Premises; or

               (e)  Any  representation  or warranty made by Lessee to Lessor in
                    connection with this transaction is or becomes untrue.

23.      REMEDIES OF LESSOR.

         23.01    Repossession  of Premises.  Upon any termination of this Lease
                  or of Lessee's right to possession without  termination of the
                  Lease,  Lessee  shall  surrender  possession  and  vacate  the
                  Premises immediately and deliver possession thereof to Lessor.
                  Lessee hereby  grants Lessor the full and free right,  whether
                  by  changing  or picking  locks,  if  necessary,  to enter and
                  repossess  the Premises,  with or without  process of law, but
                  only to the extent permitted by law. Lessee releases Lessor of
                  any  liability for any damage  resulting  therefrom and waives
                  any  right to claim  damage  for such  re-entry.  Lessee  also
                  agrees  that  Lessor's  right to  re-lease  or any other right
                  given  to  Lessor  hereunder  or by  operation  of  law is not
                  relinquished.

         23.02    Termination  of Lease After  Breach.  If Lessee  breaches this
                  Lease  before  the end of the Lease  Term,  or if its right to
                  possession is terminated by Lessor because of Lessee's  breach
                  of this Lease,  then this Lease may be terminated by Lessor at
                  its option, exercised without further notice to Lessee, beyond
                  that required by Section 22.01.  On such  termination,  Lessor
                  may recover  from  Lessee,  in  addition to any other  amounts
                  permitted by law:

<PAGE>

               (a)  The  worth,  at the time of the award,  of the  unpaid  Base
                    Monthly  Rent and  Additional  Rent which had been earned at
                    the time of termination of this Lease;

               (b)  The worth,  at the time of the award, of the amount by which
                    the unpaid Base Monthly Rent and Additional Rent which would
                    have been earned after the date of termination of this Lease
                    until the time of the award  exceeds  the amount of the loss
                    of rents  that  Lessee  proves  could  have been  reasonably
                    avoided;

               (c)  The worth,  at the time of the award, of the amount by which
                    the unpaid Base  Monthly  Rent and  Additional  Rent for the
                    balance of the Lease  Term  after the time of award  exceeds
                    the amount of such  rental  loss for such period that Lessee
                    proves  could  be  reasonably  avoided;  and (d)  Any  other
                    amounts  necessary to  compensate  Lessor for all  detriment
                    proximately  caused by  Lessee's  breach of its  obligations
                    under this Lease,  or which in the ordinary course of events
                    would  be  likely  to  result   therefrom.   The   detriment
                    proximately caused by Lessee's breach shall include, without
                    limitation,   (i)  expenses  for   cleaning,   repairing  or
                    restoring   the   Premises,   (ii)  expenses  for  altering,
                    remodeling  or  otherwise  improving  the  Premises  for the
                    purpose of reletting,  (iii) brokers' fees and  commissions,
                    advertising  costs  and  other  expenses  of  reletting  the
                    Premises, (iv) costs of carrying the Premises such as taxes,
                    insurance premiums,  utilities and security precautions, (v)
                    expenses  in  retaking  possession  of  the  Premises,  (vi)
                    attorneys'  fees,  legal  expenses and related costs whether
                    incurred in proceedings to terminate the lease,  or incurred
                    by  Lessor  during   insolvency,   bankruptcy,   or  similar
                    proceedings  involving Lessee,  (vii) any unearned brokerage
                    commissions  paid  in  connection  with  the  Lease,  (viii)
                    parking  fees or occupancy  taxes due under the Lease,  (ix)
                    reimbursement  of any concessions  made or paid by Lessor to
                    or for the benefit of Lessee in  consideration of this Lease
                    including,  but  not  limited  to,  any  moving  allowances,
                    contributions or payments by Lessor for Tenant  Improvements
                    or  build-out  allowances,  free or  reduced  rent,  free or
                    reduced  parking,  and/or  assumptions  by  Lessor of any of
                    Lessee's previous lease obligations.

         23.03    Continuation  of  Lease  After  Breach.   Notwithstanding  the
                  foregoing,  in the event  Lessee has  breached  this Lease and
                  abandoned the Premises,  this Lease, at Lessor's option, shall
                  continue  in full force and effect so long as Lessor  does not
                  terminate this Lease, and in such event Lessor may enforce all
                  of its  rights  and  remedies  hereunder,  including,  without
                  limitation,  the right to recover  rent as it becomes  due. In
                  addition, Lessor shall not be liable in any way whatsoever for
                  its failure or refusal to relet the Premises.  For purposes of
                  this  Subparagraph  23.03,  the following acts by Lessor shall
                  not constitute the termination of this Lease:

               (a)  Acts of maintenance or  preservation or efforts to relet the
                    Premises,   including,  but  not  limited  to,  alterations,
                    remodeling,   redecorating,   repairs,  replacements  and/or
                    painting  as  Lessor  shall  consider  appropriate  for  the
                    purpose  of  attempting  to relet the  Premises  or any part
                    thereof; or

               (b)  The  appointment of a receiver upon the initiative of Lessor
                    to  protect  Lessors  interest  under  this  Lease or in the
                    Premises.  Bankruptcy  Remedies.  In the event  that  Lessee
                    commences  voluntarily,  or  has  commenced  against  Lessee
                    involuntarily,  any proceedings  under the bankruptcy  laws,
                    including,   but  not  limited  to,  proceedings  under  the
                    Bankruptcy Reform Act of 1978, as amended,  11 U.S.C. ss.ss.
                    101-1330, the following provisions shall apply:

         23.04    Definitions and Incidental Rights.

               (a)  "The worth at the time of the award" of the amounts referred
                    to  above  in  Sections  23.02(a)  and  23.02(b),  shall  be
                    computed by allowing  interest at the highest rate allowable
                    under state law in which the award is made.

               (b)  Any  efforts by Lessor to  mitigate  the  damages  caused by
                    Lessee's breach of this Lease shall not waive Lessor's right
                    to recover the damages set forth above.

               (c)  Nothing  herein  shall be  construed  to  limit,  impair  or
                    otherwise  affect other  provisions of this Lease  regarding
                    Lessor's right to indemnification  from Lessee for liability
                    arising prior to the  termination of this Lease for personal
                    injuries or property damage.

<PAGE>

               (d)  No right or remedy  conferred  upon or reserved to Lessor in
                    this Lease is intended to be exclusive of any other right or
                    remedy  granted to Lessor by statute or common law, and each
                    and every such right and remedy shall be cumulative.

         23.05    Right to Cure. Lessor may, but shall not be obligated to, cure
                  any default on the part of Lessee under this Lease (whether or
                  not such  default  would  entitle  Lessor  to  terminate  this
                  Lease),  at any time and  without  notice to Lessee.  Whenever
                  Lessor shall so elect,  all costs  incurred by Lessor shall be
                  paid by Lessee to Lessor on demand as Additional Rent.

         23.06    Lessor's  Designation.  If Lessee  shall be in  arrears in the
                  payment of rent,  Lessee hereby  irrevocably  waives any right
                  Lessee  may have to  designate  the  items  against  which any
                  payments  made by or on behalf of Lessee  are to be  credited,
                  and  Lessor  may  apply any  payments  made by or on behalf of
                  Lessee to such items as Lessor may  determine,  regardless  of
                  and notwithstanding any designation or request by Lessee as to
                  the items against which any such payments are to be credited.

         23.07    Interest.  In the event  that any rental  payment,  Additional
                  Rent,  or other  sum or amount  required  to be paid by Lessee
                  under  this Lease  Agreement  is not paid when due and is more
                  than 30  days  past  due,  Lessee  shall  also  pay to  Lessor
                  interest  on such  amount at the rate of 10.5% per annum until
                  such amount is paid in full. Interest accrued and unpaid shall
                  be  deemed  part  of  the  rent  reserved   under  this  Lease
                  Agreement.  Without  limiting the generality of the foregoing,
                  Lessor  shall be entitled to  pre-judgment  and  post-judgment
                  interest on any amount adjudged to be owed by Lessee to Lessor
                  under this Lease Agreement at the rate of 10.5% per annum.

         23.08    Bankruptcy  Remedies.  In  the  event  that  Lessee  commences
                  voluntarily,  or has commenced  against Lessee  involuntarily,
                  any proceedings under the bankruptcy laws, including,  but not
                  limited to,  proceedings  under the  Bankruptcy  Reform Act of
                  1978, as amended,  11 U.S.C.  ss.ss.  101-1330,  the following
                  provisions shall apply:

               (a)  Lessee shall  promptly  cure or provide  adequate  assurance
                    that Lessee will  promptly  cure any defaults  then existing
                    under this Lease Agreement. Lessee agrees that a prompt cure
                    shall  be  accomplished  within  60 days of the  date of the
                    order for relief in the bankruptcy case.

               (b)  Any  failure  or waiver by  Lessor  to  insist  upon  strict
                    compliance  with lease  terms prior to the  bankruptcy  case
                    shall not be  deemed  in any way to be a waiver of  Lessor's
                    right to a prompt  cure or to adequate  assurance  of prompt
                    cure under applicable  provisions of the bankruptcy laws and
                    rules of procedure.

               (c)  Any assignment and assumption of this Lease  Agreement shall
                    be in accordance  with the  applicable  bankruptcy  laws and
                    rules of  procedure,  but in such event,  Lessee agrees that
                    this Lease Agreement may not be assigned or assumed if doing
                    so  would  result  in a  substantial  breach  of this  Lease
                    Agreement or a  substantial  change to the type of Lessee or
                    Lessee-mix in the premises.

               (d)  In the  event  that  Lessee  after the date of the order for
                    relief in a bankruptcy case fails to make any  post-petition
                    payment  of  rental,  Additional  Rent,  or  any  other  sum
                    required  to  be  paid  under  this  Lease  Agreement,  then
                    Lessee's failure to make such post-petition payment when due
                    is agreed to  constitute  Lessee's  consent to the immediate
                    lifting of the automatic say under 11  U.S.C.ss.362  for the
                    purpose of Lessor's exercise of its rights and remedies with
                    respect to the premises,  including, but not limited to, the
                    remedy of termination of this Lease  Agreement and the right
                    of Lessor to commence  proceedings  to obtain  possession of
                    the premises. 24. SURRENDER.

         24.01    At End of Lease  Term.  At the end of the Lease  Term,  Lessee
                  shall  surrender  the  Premises to Lessor,  together  with all
                  additions,  improvements  and other  alterations  thereto,  in
                  broom-clean  condition and in good order and repair except for
                  ordinary  wear and tear and  damage  for  which  Lessee is not
                  obligated to make repairs under this Lease.  If the Lease Term
                  ends on the  Expiration  Date  (rather  than as a result of an
                  early  termination),  then on or before the  Expiration  Date,
                  Lessee  shall  remove all  additions,  improvements  and other
                  alterations made to the Premises by Lessee,  repair all damage
                  to the  Premises  caused  by  such  removal  and  restore  the
                  Premises  to the  condition  in which  they were  prior to the
                  alterations so removed.

<PAGE>

                  Notwithstanding the foregoing, Lessee shall leave in place any
                  and all  alterations  which Lessor requests Lessee to leave in
                  place.

         24.02    Requirements.  No act or thing done by Lessor or any  employee
                  or other agent of Lessor during the Lease Term shall be deemed
                  to constitute an acceptance by Lessor of a surrender of all or
                  part of the  Premises  unless  such an intent is  specifically
                  acknowledged  in a  writing  duly  signed by  Lessor;  without
                  limiting the generality of the foregoing, the delivery of keys
                  to the  Premises  to Lessor or any  employee or other agent of
                  Lessor  shall not  constitute  a surrender  of the Premises or
                  effect a  termination  of this Lease,  whether or not the keys
                  are thereafter retained by Lessor.

         24.03    Merger.  The  voluntary  or other  surrender  of this Lease by
                  Lessee, or a mutual  cancellation  thereof will, at the option
                  of Lessor,  (i) either  constitute  a merger of the  leasehold
                  estate  into  Lessor's  interest(s)  in  the  Project,  or not
                  constitute a merger (if no written election is made, no merger
                  shall  occur);  and (ii) either  terminate all or any existing
                  subleases  or other  Transfers,  or at the  option of  Lessor,
                  operate  as  an  assignment  to it  of  any  or  all  of  such
                  Transfers.

25.      ATTORNEYS FEES/COLLECTION CHARGES.

         25.01    Proceedings.  In the event of any legal action or  arbitration
                  proceeding between the parties hereto,  reasonable  attorneys'
                  fees and  consultants'  fees and  expenses  of the  prevailing
                  party in any such action or  proceeding  shall be added to the
                  judgment or award  therein,  provided,  however,  that where a
                  party files multiple causes of action against the other party,
                  or where there are cross claims or counterclaims, the court or
                  arbitrator  shall  award  reasonable  attorneys'  fees  to the
                  prevailing party only to the extent such fees reflect services
                  performed in  connection  with those causes of action on which
                  the prevailing party has prevailed.

         25.02    Collection.  If Lessor  utilizes  the services of any attorney
                  for the  purpose  of  collecting  any rent due and  unpaid  by
                  Lessee or in connection with any other breach of this Lease by
                  Lessee,  Lessee agrees to pay Lessor actual attorneys' fees as
                  determined by Lessor for such services, regardless of the fact
                  that no legal  action  may be  commenced  or filed by  Lessor.
                  Lessor  shall  also be  entitled  to  recover  its  reasonable
                  attorneys fees and legal expenses incurred with respect to any
                  insolvency  forfeiture,   bankruptcy,  or  similar  proceeding
                  involving Lessee.

26.      CONDEMNATION.

         26.01    If twenty-five percent (25%) or more of the Premises  is taken
                  for  any   public  or  quasi-public  purpose   by  any  lawful
                  government  power  or  authority,  by exercise of the right of
                  condemnation,     eminent     domain   or   other   right   of
                  appropriation,  or  sold  to prevent  such  taking,  Lessee or
                  Lessor  may  at  its  option  terminate  this  Lease as of the
                  effective  date  thereof.  Lessee  shall  not  because of such
                  taking,  assert  any  claim   against  Lessor  or  the  taking
                  authority for  any  compensation  because of such taking,  and
                  Lessor shall be  entitled  to receive the entire amount of any
                  award  without  deduction  for   any  estate  or  interest  of
                  Lessee.  If  less  than   twenty-five  percent  (25%)  of  the
                  Premises is taken,  Lessor  at  its option may terminate  this
                  Lease.  If Lessor does not  so  elect,  Lessor shall  promptly
                  proceed to restore  the  Premises  to  substantially  its same
                  condition  prior  to  such  partial  taking,  allowing for any
                  reasonable  effects  of  such  taking,   and  a  proportionate
                  allowance  shall be made to Lessee for  the  Base Monthly Rent
                  corresponding  to the time  during  which,  and to the part of
                  the  Premises  which,  Lessee  is deprived on  account of such
                  taking and restoration.

27.      RULES AND REGULATIONS.

         27.01    Lessee shall faithfully  observe and comply with the Rules and
                  Regulations  printed on or  attached  to this Lease and Lessor
                  reserves  the  right  to  modify  and  amend  them as it deems
                  necessary.  Lessor shall not be  responsible to Lessee for the
                  nonperformance  by any other lessee or occupant of the Project
                  of any of said Rules and  Regulations,  or of any provision of
                  such lessee's or occupant's lease.
28.      ESTOPPEL CERTIFICATE.

         28.01    Within ten (10) days following  request by Lessor from time to
                  time, Lessee shall execute and deliver to Lessor a certificate
                  in writing certifying (i) that this Lease is in full force and
                  effect and unmodified  (or if modified,  stating the nature of
                  such modification and identifying the instrument by which such
                  modification  arose); (ii) the amount of the Base Monthly Rent
                  and Additional

<PAGE>

                  Rent  payable  hereunder  and the date to which rent and other
                  charges are paid in advance,  if any; (iii) acknowledging that
                  there are not, to Lessee's knowledge,  any uncured defaults on
                  the part of Lessor hereunder or events or conditions that with
                  the  passage  of time,  the  giving of  notice  or both  would
                  constitute a default (or specifying  such defaults if they are
                  claimed),  and (iv) such other matters  concerning  this Lease
                  and the  Premises  as may be  requested.  Within ten (10) days
                  following the request of Lessor,  Lessee shall also deliver to
                  Lessor financial  statements of Lessee and any guarantor(s) of
                  Lessee,   prepared  in  accordance  with  generally   accepted
                  accounting  principles.  Any  such  certificate  or  financial
                  statement may be  conclusively  relied upon by any prospective
                  purchaser  or  encumbrances  of the Premises or the Project or
                  any  portion  thereof.  Lessee's  failure to deliver  any such
                  certificate  or statement  within the  required  time shall be
                  conclusive  upon  Lessee  that (1) this Lease is in full force
                  and effect,  without modification except as may be represented
                  by  Lessor;  (2) there are no  uncured  defaults  in  Lessor's
                  performance;  and (3) not more than one (1)  month's  rent has
                  been  paid  in  advance.  Lessee  hereby  appoints  Lessor  as
                  Lessee's  attorney-in-fact  for the  purpose  of  executing  a
                  certificate  on  behalf  of  Lessee  setting  forth  the facts
                  described in the previous  sentence if Lessee fails to deliver
                  such certificate within the required time.

29.      HOLDOVER.

         29.01    If Lessee remains in the Premises  after the Lease  Expiration
                  Date, such continuance of possession by Lessee shall be deemed
                  to be a  month-to-month  tenancy at the  sufferance  of Lessor
                  terminable  on thirty  (30) days  notice at any time by either
                  party.  All provisions of this Lease,  except those pertaining
                  to term and rent, shall apply to the  month-to-month  tenancy.
                  Lessee  shall  pay Base  Monthly  Rent in an  amount  equal to
                  one-hundred  and  twenty-five  (125%)  percent  of  all  rents
                  payable for the last full calendar  month of the regular Lease
                  Term.

30.      PROJECT REQUIREMENTS.

         30.01    In   the  event  Lessor  requires  the  Premises  for  use  in
                  conjunction   with    another   suite  or  for  other  reasons
                  connected  with  the Project planning  program,  Lessor,  upon
                  notifying  Lessee  in  writing,   shall  have  the   right  to
                  relocate   Lessee   to  alternative   space   in  the  Project
                  comparable to the Premises and  the  alternate space shall not
                  be increased or  decreased  more  than ten percent  (10%) than
                  the square footage of  the  Premises. The relocation shall be,
                  at  Lessor's   sole  cost  and   expense   (excluding  private
                  telephone  systems  which  Lessee must bear the cost of moving
                  and installing),  and  the  terms and conditions of this Lease
                  shall  remain in full  force  and  effect  excepting  that the
                  Premises  shall be in  a  new  location  and the Base  Monthly
                  Rent and any Additional  Rent shall  be  adjusted as necessary
                  to  reflect  any  increase  or  decrease  in  square  footage.
                  However,   if  such  alternative  space  does  not  meet  with
                  Lessee's  approval,  Lessee  shall  have  the  right to cancel
                  this  Lease  upon  giving  Lessor  thirty  (30)  days'  notice
                  within twenty (20) days  of  receipt of Lessor's  notification
                  of such  relocation.   If  Lessee fails to give written notice
                  of Lessee's  cancellation  of  this Lease  within  such twenty
                  (20) day period, Lessee shall be deemed to  have  approved the
                  alternative space provided by Lessor.  Should  Lessee elect to
                  cancel  the  Lease  as   provided  in   this  paragraph,   the
                  effective  expiration  date  shall  be the  projected  move-in
                  date  of  such  alternative  space as  indicated  in  Lessor's
                  written notification to Lessee.

31.      BREACH BY LESSOR/LIMITATION OF LIABILITY.

         31.01    Lessor's  Breach.  In  the  event  of  any  breach  by  Lessor
                  hereunder,  Lessee shall give notice of such breach and Lessor
                  shall have a reasonable  opportunity  to cure the same,  which
                  shall not exceed  thirty (30) days unless  additional  time is
                  needed  because  of the  nature  of the  cure  and  Lessor  is
                  diligently  pursuing a cure.  A copy of such  notice  shall be
                  delivered to any mortgagee or  beneficiary  under any mortgage
                  or deed of trust  encumbering  the Project,  and to any ground
                  lessor  of the  Project,  if any  such  parties  request  such
                  notice, and no such notice shall be deemed effective until all
                  such parties are in receipt thereof.

         31.02    Limitation of Liability. In the event of any actual or alleged
                  failure,  breach or default hereunder by Lessor, Lessee's sole
                  and exclusive remedy shall be against Lessor's interest in the
                  Project, and no principal,  agent, or representative of Lessor
                  shall be sued,  be subject to  service of  process,  or have a
                  judgment  obtained  against him in connection with any alleged
                  breach or default,  and no writ of  execution  shall be levied
                  against the assets of any such persons.  These  provisions are
                  for the  benefit  of, and are  enforceable  by Lessor and also
                  without limitation by any partner,

<PAGE>

                  shareholder,  director, officer, employee or representative of
                  Lessor, and by their successors in interest.

32.      SUBORDINATION.

         32.01    Without  the  necessity  of  any  additional  documents  being
                  executed    by   Lessee  for  the   purpose  of   effecting  a
                  subordination,   and  at  the  election  of   Lessor  or   any
                  mortgagee  with a lien on the  Project  or  any ground  lessor
                  with respect to the Project, this  Lease  shall be subject and
                  subordinate  at  all   times   to (a)  all  ground  leases  or
                  underlying   leases  which  may  now  exist  or  hereafter  be
                  executed  affecting  the  Project,  and  (b) the  lien  of any
                  mortgage or deed of trust  which  may  now exist or  hereafter
                  be  executed  in any  amount for  which  the  Project,  ground
                  leases  or  underlying  leases, or Lessor's interest or estate
                  in any  of  said items is specified as security.  In the event
                  that any  ground  lease or underlying lease terminates for any
                  reason or  any  mortgage or deed of trust is  foreclosed  or a
                  conveyance  in  lieu  of  foreclosure  is made for any reason,
                  Lessee  will,  notwithstanding  any  subordination,  attorn to
                  and  become  the  Lessee of   the  successor  in  interest  to
                  Lessor, at the option  of  such successor in interest.  Lessee
                  covenants and  agrees to  execute and deliver,  upon demand by
                  Lessor and in  the form  requested  by Lessor  any  additional
                  documents  evidencing  the  priority or  subordination of this
                  Lease with  respect to  any  such ground  lease or  underlying
                  leases  or the lien of  any  such  mortgage  or deed of trust.
                  Lessee hereby irrevocably appoints Lessor as  attorney-in-fact
                  of Lessee to  execute, deliver and record any such document in
                  the name and on behalf of Lessee.

33.      MISCELLANEOUS PROVISIONS.

         33.01    Sale by Lessor.  In the event of a sale or other conveyance by
                  Lessor  of  the  Project,   including  without  limitation,  a
                  conveyance  by  trustee's  deed,  the same  shall  operate  to
                  release Lessor from any liability upon any of the covenants or
                  conditions, expressed or implied, herein contained in favor of
                  Lessee,  and in such event Lessee agrees to look solely to the
                  responsibility  of the  successor in interest of Lessor in and
                  to this  Lease.  This Lease  shall not be affected by any such
                  sale, and Lessee agrees to attorn to the purchaser,  successor
                  or assignee.

         33.02    Notices. All notices, statements, demands, requests, consents,
                  approvals,  authorizations,  offers, agreements, appointments,
                  or designations  under this Lease by either party to the other
                  shall be in writing and shall be considered sufficiently given
                  and served upon the other party if delivered personally to the
                  attention of a partner or officer of Lessee,  if Lessee is not
                  an individual,  or if sent by certified mail, on the third day
                  after mailing,  postage prepaid, return receipt requested, and
                  addressed to the parties' respective Notice Addresses.  Either
                  party may change its  Notice  Address in the manner  specified
                  herein for the giving of  notices.  Any notice  from Lessor to
                  Lessee may be signed and  delivered by the  managing  agent of
                  the  Project  with the same  force and effect as if signed and
                  delivered by Lessor.

         33.03    Waivers.  The failure of Lessor to insist in any case upon the
                  strict performance of any term,  covenant or condition of this
                  Lease  shall  not be  construed  as a waiver  of a  subsequent
                  breach of the same or any other  covenant,  term or condition;
                  nor shall any delay or omission by Lessor to seek a remedy for
                  any breach of this Lease or the  acceptance of rent by Lessor,
                  be deemed a waiver by Lessor of its  remedies  or rights  with
                  respect to such a breach.  No waiver by either  party shall be
                  deemed  effective  unless in writing and signed by the waiving
                  party.  Lessee  hereby  waives  all  rights  under  any law in
                  existence  during the Lease Term  authorizing a tenant to make
                  repairs at the expense of a landlord  or to  terminate a lease
                  upon the complete or partial destruction of the Premises.

         33.04    Number and Gender.  Whenever  the  singular  number is used in
                  this Lease and when  required by the  context,  the same shall
                  include the plural, and the masculine gender shall include the
                  feminine  and  neuter  genders,  and the word  "person"  shall
                  include corporation,  firm,  partnership,  or association.  If
                  there be more than one Lessee,  the  obligations  imposed upon
                  Lessee under this Lease shall be joint and several.

         33.05    Headings.  The headings or titles to  paragraphs of this Lease
                  are not a part of this Lease and shall have no effect upon the
                  construction or interpretation of any part of this Lease.

         33.06    Modifications.  This instrument contains all of the agreements
                  and conditions made between the  parties to this Lease and may
                  not  be  modified  orally  or  in  any other manner than by an
                  agreement

<PAGE>

                  in  writing  signed  by all  parties  to  this  Lease.  Lessee
                  acknowledges that neither Lessor nor Lessor's agents have made
                  any  representation  or warranty as to the  suitability of the
                  Premises to the conduct of Lessee's business.  Any agreements,
                  warranties or representations  not expressly  contained herein
                  shall in no way bind either  Lessor or Lessee,  and Lessor and
                  Lessee expressly waive all claims for damages by reason of any
                  statement, representation,  warranty, promise or agreement, if
                  any, not expressly contained in this Lease.

         33.07    Time.  Time  is  of  the essence of each term and provision of
                  this Lease.

         33.08    Binding Effect.  The  terms  and  provisions of this Lease are
                  binding upon and inure to the benefit of the heirs, executors,
                  administrators, successors and assigns of Lessor  and Lessee.

         33.09    Non-Disclosure.  In  consideration  of Lessor's  covenants and
                  agreements  hereunder,  Lessee hereby covenants and agrees not
                  to disclose any terms,  covenants or  conditions of this Lease
                  to any other  party  without  the  prior  written  consent  of
                  Lessor.

         33.10    Consent.  If Lessee shall request  Lessor's consent and Lessor
                  shall fail or refuse to give such consent, Lessee shall not be
                  entitled to any damages for any  withholding  by Lessor of its
                  consent;  Lessee's sole remedy shall be an action for specific
                  performance or injunction,  and such remedy shall be available
                  only in those  cases  where  Lessor  has  expressly  agreed in
                  writing not to unreasonably withhold its consent or where as a
                  matter  of  law  Lessor  may  not  unreasonably  withhold  its
                  consent.

         33.11    Deposits.  Lessor and Lessee hereby agree that Lessor shall be
                  entitled to immediately  endorse and cash Lessee's rent, Lease
                  Documentation   Fee,   and  the  Security   Deposit   check(s)
                  accompanying  this Lease.  It is further agreed and understood
                  that such action shall not guarantee  acceptance of this Lease
                  by Lessor. This Lease shall be effective only after Lessee has
                  received a copy fully executed by Lessor.

         33.12    Governing  Law.  This Lease is  governed by and  construed  in
                  accordance  with the laws of the state in which  the  Premises
                  are  located,  and  venue of any suit  shall be in the  county
                  where the  Premises  are  located.  If any term of this  Lease
                  Agreement,  or  the  application  thereof  to  any  person  or
                  circumstances,   shall,   to  any   extent,   be   invalid  or
                  unenforceable,  the remainder of this Lease Agreement,  or the
                  application  of such term to  persons or  circumstances  other
                  than  those as to which it is  valid  and  enforceable  to the
                  fullest extent permitted by law.

         33.13    Negotiated  Terms.  This Lease is a result of  negotiations of
                  the  parties,  each of which is  knowledgeable  in  commercial
                  leasing  matters and each of which has had the  opportunity to
                  be  represented  by  counsel,  and all of the terms  have been
                  agreed  to  by  both   Lessor  and  Lessee   after   prolonged
                  negotiations.  Accordingly,  any rule of law or legal decision
                  that would  require  interpretation  of any  provision of this
                  Lease against the party that has drafted it is not  applicable
                  and  is  waived.   The  provisions  of  this  Lease  shall  be
                  interpreted  in a reasonable  manner to effect the purposes of
                  the parties hereto.

         33.14    Severability.  If any  provision  of this Lease is found to be
                  unenforceable, all other provisions shall remain in full force
                  and effect.

         33.15    Lender  Requirements.  Lessee hereby  consents to amendment of
                  this  Lease  as and  to the  extent  required  by any  lender,
                  provided  that no such change shall  increase the rent payable
                  under this Lease or impair  Lessee's  occupancy  or use of the
                  Premises.

         33.16    Counterparts.  This  Lease  may be  executed  in  one or  more
                  counterpart   copies,   and  each  of  which,   so   executed,
                  irrespective  of the date of execution and delivery,  shall be
                  deemed to be an original,  and all such counterparts  together
                  shall  constitute one and the same  instrument.  The signature
                  pages of one or more of the counterpart  copies may be removed
                  from such  counterpart  copies and all be attached to the same
                  copy of this Lease which,  with all signature  pages attached,
                  shall be deemed to be an original Lease.

         33.17    No  Third-Party  Benefits.   Except  as  may  be  specifically
                  provided to the  contrary,  this Lease is solely to  establish
                  various  rights  between   parties  to  this  Lease,   and  no
                  "third-party"  or other  person will be entitled to any rights
                  or benefits from this Lease or to rely on this Lease in any

<PAGE>

                  way,  nor may this Lease serve as the basis of any  obligation
                  or other liability of a party to a person who is not a party.

         33.18    Survival.  Any  obligation  of Lessor  or  Lessee  that by its
                  nature  or under  the  circumstances  can  only be,  or by the
                  provisions  of  this  Lease  may  be,   performed   after  the
                  expiration or earlier  termination  of the Lease Term, and any
                  liability  for a payment or other  obligation  that shall have
                  accrued or otherwise  relates to any period ending prior to or
                  at the time of  expiration or other  termination  of the Lease
                  Term,  or the end of  Lessee's  occupancy  of the  Premises if
                  later, unless  specifically  otherwise provided in this Lease,
                  shall  survive the  expiration  or other  termination  of this
                  Lease.

         33.19    No Recording.  Lessee shall not record this Lease or any short
                  form or memorandum of this Lease.

         33.20    Expansion.  If during the Lease Term,  Lessee executes a Lease
                  within the Project for space larger than the  Premises  with a
                  lease  having a lease term longer  than that which  remains on
                  this Lease or one (1) year, whichever is greater,  with a base
                  monthly  rent amount at least equal to the Base  Monthly  Rent
                  then  payable  under  this  Lease,  then this  Lease  shall be
                  terminated  upon the  commencement  date of the lease for such
                  new space.  Notwithstanding  the  foregoing,  Lessee  shall be
                  obligated  to pay for any  adjustments  in  rent  pursuant  to
                  Paragraphs 3 and 5 hereof,  and this obligation  shall survive
                  the termination of this Lease.

         33.21    Commissions.  Lessee  represents  and  warrants to Lessor that
                  Lessee's sole real estate broker in connection with this Lease
                  is Mike Hemphill of the Andover  Company and that there are no
                  other  persons  entitled to the payment of a  commission  as a
                  result of Lessee  and Lessor  entering  into this  Lease;  and
                  Lessee  agrees to indemnify,  protect,  defend and hold Lessor
                  harmless  from and against any claims for any  commissions  or
                  other  fees  arising  out of a  claim  therefor  by any  other
                  broker,  finder or salesperson.  No commission or fee shall be
                  paid if Lessee  elects to exercise  its option for the Renewal
                  Term, if any description in this lease.

         33.22    No  Partnership.  No provision of this Lease and no actions of
                  the parties  hereto shall be construed to create a partnership
                  or joint  venture  between  Lessor and Lessee,  or make either
                  party responsible for the debts and losses of the other.

34.      QUIET ENJOYMENT.

         Lessor  covenants  and agrees  with Lessee that if Lessee pays the rent
and performs all of the covenants and  conditions  described in this Lease to be
observed and performed by Lessee,  Lessee shall and may  reasonably  and quietly
have, hold, and enjoy the Premises for the Lease Term described in this Lease.

35.      SPECIAL PROVISIONS.

         35.01  NONE

<PAGE>

         IN WITNESS  WHEREOF,  Lessor and Lessee have  executed this Lease as of
the day and year indicated by Lessor's execution date as written below.

Individuals  signing on behalf of Lessee warrant that they have the authority to
bind their principals.  In the event that Lessee is a corporation,  Lessee shall
deliver to Lessor, concurrently with the execution and delivery of this Lease, a
certified  copy of  corporate  resolutions  adopted by Lessee  authorizing  said
corporation  to enter into and perform the Lease and  authorizing  the execution
and delivery of the Lease on behalf of the corporation by the parties  executing
and delivering this Lease.

THIS LEASE,  WHETHER OR NOT  EXECUTED BY LESSEE,  IS SUBJECT TO  ACCEPTANCE  AND
EXECUTION BY LESSOR,  ACTING  ITSELF OR BY ITS AGENT  ACTING  THROUGH ITS SENIOR
VICE PRESIDENT, VICE PRESIDENT, REGIONAL VICE PRESIDENT, REGIONAL MANAGER AT ITS
HOME OFFICE.

LESSOR                                 LESSEE

COOK INLET REGION, INC.,               L.L. BROWN INTERNATIONAL
an Alaska corporation                  a Washington corporation

DBA: West Valley Business Park

By /s/     Carol Gore                   By/s/     Carolyn Scott Brown
---------------------------             ------------------------------
         Carol Gore                      Carolyn Scott Brown
                                         President

Date: 1-8-99                              Date: 11-25-98

                                         By:/s/   Lester L. Brown
                                         -----------------------------
                                          Lester Brown
                                          Vice President

                                           Date:11-25-98

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00017-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00017-of-00352.parquet"}]]