Document:

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                                                                   Exhibit 10.20

                            STOCK PURCHASE AGREEMENT

        THIS STOCK PURCHASE AGREEMENT (this "Agreement") is made as of the 13th
day of April 2000 by and between Venture Catalyst Incorporated, a Utah
corporation ("Purchaser"), and Keri Consulting Limited, a British Virgin Islands
company ("Seller").

        THE PARTIES HEREBY AGREE AS FOLLOWS:

1.      Purchase and Sale of Stock.

        A. Subject to the terms and conditions of this Agreement, Purchaser
agrees to purchase and Seller agrees to sell to Purchaser 300,000 shares (the
"Shares") of Common Stock, $0.001 par value per share (the "Common Stock"), of
CraftClick.com, Inc., a Utah corporation (the "Company"). Concurrently with the
execution of this Agreement, Seller is delivering to Purchaser the stock
certificate representing the Shares, duly endorsed in blank or accompanied by
proper instruments of transfer duly signed by Seller in blank against payment of
the purchase price set forth in this Section 1 (the "Closing").

        B. Purchase Price. Upon the terms and subject to the conditions set
forth in this Agreement, in reliance upon the representations, warranties,
covenants and agreements of Seller contained herein, and in exchange for the
Shares, Purchaser agrees to issue to Seller shares of Purchaser's Common Stock,
$0.001 par value per share (the "Purchaser Common Stock"). The number of shares
of Purchaser Common Stock to be issued by Purchaser hereunder shall be
determined by the formula set forth on Exhibit A (the "Purchase Price").

2.      Representations and Warranties of Seller.

        Seller hereby represents and warrants to Purchaser as follows:

             (a) Seller is the beneficial and record owner of the Shares and has
        valid and marketable title to the Shares, free and clear of any lien,
        pledge and encumbrance or any claim of any third party.

             (b) Seller has the necessary corporate power and authority to enter
        into this Agreement, and this Agreement constitutes a valid and legally
        binding obligation of the Seller, enforceable in accordance with its
        terms except (i) as limited by applicable bankruptcy, insolvency,
        reorganization, moratorium, and other laws of general application
        affecting enforcement of creditors' rights generally, and (ii) as
        limited by laws relating to the availability of specific performance,
        injunctive relief, or other equitable remedies.

             (c) No options, warrants or other rights to purchase any of the
        Shares have been granted by Seller.

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             (d) Neither Seller nor the Company has entered into any contract,
        arrangement or understanding with any person or firm which may result in
        the obligation of Purchaser to pay any finder's fees, brokerage or
        agent's commissions or other like payments in connection with the
        negotiations leading to this Agreement or the consummation of the
        transactions contemplated hereby, and Seller is not aware of any claim
        or basis for any claim for payment of any finder's fees, brokerage or
        agent's commissions or other like payments in connection with
        negotiations leading to this Agreement or the consummation of the
        transactions contemplated hereby. Seller shall indemnify Purchaser for
        any claims arising out of any breach of the foregoing representation.

             (e) Seller represents that he understands that (i) the Purchaser
        Common Stock being acquired by Seller pursuant to this Agreement has not
        been registered under the Securities Act of 1933, as amended (the "1933
        Act") and is being issued in reliance upon the exemption afforded by
        Section 4(2) thereof for transactions by an issuer not involving any
        public offering, (ii) such Purchaser Common Stock must be held
        indefinitely unless a subsequent disposition thereof is registered under
        the 1933 Act or is exempt from such registration, (iii) such Purchaser
        Common Stock will bear a legend to such effect, and (iv) Purchaser will
        make a notation on its transfer books to such effect. Seller further
        represents that (i) such Purchaser Common Stock is being acquired for
        investment and without any present view toward distribution thereof to
        any other person, (ii) he will not sell or otherwise dispose of
        Purchaser Common Stock except in compliance with the registration
        requirements or exemption provisions under the 1933 Act, the rules and
        regulations thereunder, and as otherwise set forth by the Securities and
        Exchange commission (the "Commission"), (iii) he has knowledge and
        experience in financial and business matters and that he is capable of
        evaluating the risks and merits of an investment in Purchaser Common
        Stock, (iv) he has consulted with counsel, to the extent deemed
        necessary, as to all matters covered by this Agreement and has not
        relied upon Purchaser for any explanation of the application of the
        various federal or state securities laws with regard to the acquisition
        of such Purchaser Common Stock, (v) he has investigated and is familiar
        with the affairs, financial condition and prospects of Purchaser, and
        has been given sufficient access to and has acquired sufficient
        information about Purchaser to reach an informed and knowledgeable
        decision to acquire such Purchaser Common Stock, and (vi) he is able to
        bear the economic risks of such an investment.

3.      Representations and Warranties of Purchaser.

        Purchaser hereby represents and warrants to Seller as follows:

             (a) Purchaser has the necessary corporate power and authority to
        enter into this Agreement and this Agreement constitutes a valid and
        legally binding obligation of Purchaser, enforceable in accordance with
        its terms, except (i) as limited by applicable bankruptcy, insolvency,
        reorganization, moratorium, and other laws of general application
        affecting enforcement of creditors' rights generally, and (ii) as
        limited by laws relating to the availability of specific performance,
        injunctive relief, or other equitable remedies. The Purchaser Common
        Stock, when issued in accordance with this Agreement, has been duly
        issued and shall be fully paid and non-assessable.

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             (b) Purchaser represents that he understands that (i) the Shares
        being acquired by Purchaser pursuant to this Agreement has not been
        registered under the Securities Act of 1933, as amended (the "1933 Act")
        and is being sold in a transaction not involving any public offering,
        (ii) such Shares must be held indefinitely unless a subsequent
        disposition thereof is registered under the 1933 Act or is exempt from
        such registration, and (iii) such Shares will bear a legend to such
        effect. Purchaser further represents that (i) such Shares are being
        acquired for investment and without any present view toward distribution
        thereof to any other person, (ii) it will not sell or otherwise dispose
        of Shares except in compliance with the registration requirements or
        exemption provisions under the 1933 Act, the rules and regulations
        thereunder, and as otherwise set forth by the Securities and Exchange
        commission (the "Commission"), (iii) he has knowledge and experience in
        financial and business matters and that he is capable of evaluating the
        risks and merits of an investment in Shares, (iv) he has consulted with
        counsel, to the extent deemed necessary, as to all matters covered by
        this Agreement and has not relied upon Seller for any explanation of the
        application of the various federal or state securities laws with regard
        to the acquisition of such Shares, (v) he has investigated and is
        familiar with the affairs, financial condition and prospects of the
        Company, and has been given sufficient access to and has acquired
        sufficient information about the Company to reach an informed and
        knowledgeable decision to acquire such Shares, and (vi) he is able to
        bear the economic risks of such an investment.

             (c) Purchaser has not entered into any contract, arrangement or
        understanding with any person or firm which may result in the obligation
        of Seller to pay any finder's fees, brokerage or agent's commissions or
        other like payments in connection with the negotiations leading to this
        Agreement or the consummation of the transactions contemplated hereby,
        and Purchaser is not aware of any claim or basis for any claim for
        payment of any finder's fees, brokerage or agent's commissions or other
        like payments in connection with negotiations leading to this Agreement
        or the consummation of the transactions contemplated hereby. Purchaser
        shall indemnify Seller for any claims arising out of any breach of the
        foregoing representation.

4.      Registration Rights.

4.1          Registration Procedures. The Purchaser shall:

             (a) as soon as practicable after the Closing, but in any event
        within 30 days after the Closing, prepare and file with the Commission a
        registration statement on appropriate form (the "Registration
        Statement") pursuant to the 1933 Act relating to the resale of the
        Purchaser Common Stock by the Seller;

             (b) use its best efforts, subject to receipt of necessary
        information from Seller, to cause the Registration Statement to become
        effective no later than 60 days after the Registration Statement is
        filed by Purchaser;

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             (c) prepare and file with the Commission such amendments and
        supplements to the Registration Statement and the prospectus used in
        connection therewith as may be necessary to keep the Registration
        Statement effective until the earlier of (i) twelve months after the
        effective date of the Registration Statement or (ii) the date on which
        all of the Purchaser Common Stock have been sold by Seller pursuant to
        the Registration Statement or Rule 144 under the 1933 Act or any other
        rule of similar effect;

             (d) furnish to the Seller with respect to the Purchaser Common
        Stock registered under the Registration Statement such reasonable number
        of copies of prospectuses in order to facilitate the public sale or
        other disposition of all or any of the Purchaser Common Stock by the
        Seller; provided, however, that the obligation of Purchaser to deliver
        copies of prospectuses to Seller shall be subject to the receipt by
        Purchaser of reasonable assurances from Seller that Seller will comply
        with the applicable provisions of the 1933 Act and of such other
        securities or blue sky laws as may be applicable in connection with any
        use of such prospectuses;

             (e) file documents required of Purchaser for normal blue sky
        clearance in states reasonably requested in writing by Seller; provided,
        however, that Purchaser shall not be required to qualify to do business
        or consent to service of process in any jurisdiction in which it is not
        now so qualified or has not so consented; and

             (f) notify Seller at any time when a prospectus relating thereto is
        required to be delivered under the 1933 Act of the happening of any
        event as a result of which the prospectus included the Registration
        Statement, as then in effect includes an untrue statement of a material
        fact or omits to state a material fact required to be stated therein or
        necessary to make the statements therein not misleading in the light of
        the circumstances then existing.

             (g) bear all expenses in connection with the procedures in
        paragraphs (a) through (e) of this Section 4.1 and the registration of
        the Purchaser Common Stock pursuant to the Registration Statement, other
        than fees and expenses, if any, of counsel or other advisers to Seller
        or underwriting discounts, brokerage fees and commissions incurred by
        the Seller, if any.

4.2 Transfer of Shares After Registration. Seller agrees that it will not effect
any disposition of the Purchaser Common Stock or its right to purchase Purchaser
Common Stock that would constitute a sale within the meaning of the Securities
Act, except as contemplated in the Registration Statement referred to in Section
4.1, and that it will promptly notify Purchaser of any changes in the
information set forth in the Registration Statement regarding Seller or its Plan
of Distribution.

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4.3     Indemnification.

             (a) Purchaser agrees to indemnify and hold harmless Seller and each
        person, if any, who controls Seller within the meaning of the 1933 Act,
        against any losses, claims, damages, liabilities or expenses, joint or
        several, to which Seller or such controlling person may become subject,
        under the Securities Act, the Securities Exchange Act of 1934, as
        amended (the "1934 Act"), or any other federal or state statutory law or
        regulation, or at common law or otherwise (including in settlement of
        any litigation, if such settlement is effected with the written consent
        of Purchaser), insofar as such losses, claims, damages, liabilities or
        expenses (or actions in respect thereof as contemplated below) arise out
        of or are based upon any untrue statement or alleged untrue statement of
        any material fact contained in the Registration Statement, or any
        amendment or supplement thereto, or arise out of or are based upon the
        omission or alleged omission to state in any of them a material fact
        required to be stated therein or necessary to make the statements in any
        of them, in light of the circumstances under which they were made, not
        misleading, and will reimburse Seller and each such controlling person
        for any legal and other expenses as such expenses are reasonably
        incurred by Seller or such controlling person in connection with
        investigating, or defending, compromising or paying any such loss,
        claim, damage, liability, expense or action; provided, however, that
        Purchaser will not be liable in any such case to the extent that any
        such loss, claim, damage, liability or expense arises out of or is based
        upon (i) an untrue statement or alleged untrue statement or omission or
        alleged omission made in the Registration Statement, the Prospectus or
        any amendment or supplement thereto in reliance upon and in conformity
        with written information furnished to Purchaser by or on behalf of
        Seller expressly for use therein, or (ii) the failure of Seller to
        comply with the covenants and agreements contained in Section 4.2 hereof
        respecting sale of the Purchaser Common Stock, or (iii) any statement or
        omission in any prospectus that is corrected in any subsequent
        prospectus that was delivered to Seller prior to the pertinent sale or
        sales by Seller.

             (b) Seller will severally indemnify and hold harmless Purchaser,
        each of its directors, each of its officers who signed the Registration
        Statement and each person, if any, who controls Purchaser within the
        meaning of the 1933 Act, against any losses, claims, damages,
        liabilities or expenses to which Purchaser, each of its directors, each
        of its officers who signed the Registration Statement or controlling
        person may become subject, under the 1933 Act, the 1934 Act, or any
        other federal or state statutory law or regulation (including in
        settlement of any litigation, if such settlement is effected with the
        written consent of Seller) insofar as such losses, claims, damages,
        liabilities or expenses (or actions in respect thereof as contemplated
        below) arise out of or are based upon (i) any failure to comply with the
        covenants and agreements contained in Section 4.2 hereof respecting the
        sale of the Purchaser Common Stock or (ii) any untrue or alleged untrue
        statement of any material fact contained in the Registration Statement,
        the prospectus, or any amendment or supplement thereto, or arise out of
        or are based upon the omission or alleged omission to state therein a
        material fact required to be stated therein or necessary to make the
        statements therein not misleading, in each case to the extent, but only
        to the extent, that such untrue statement or alleged untrue statement or
        omission or alleged omission was made in the Registration Statement, the
        prospectus, or any amendment or

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        supplement thereto, in reliance upon and in conformity with written
        information furnished to Purchaser by or on behalf of Seller expressly
        for use therein, and will reimburse Purchaser, each of its directors,
        each of its officers who signed the Registration Statement or
        controlling person for any legal and other expense reasonably incurred
        by Purchaser, each of its directors, each of its officers who signed the
        Registration Statement or controlling person in connection with
        investigating, defending, settling, compromising or paying any such
        loss, claim, damage, liability, expense or action.

4.4     Certain Information.

             With a view to making available to Seller the benefits of certain
        rules and regulations of the Commission which may permit the sale of the
        Purchaser Common Stock to the public without registration. Purchaser
        agrees to use its best efforts to:

        (a) Make and keep public information available, as those terms are
        understood and defined in Rule 144 or any similar or analagous rule
        promulgated under the 1933 Act, at all times:

        (b) file with the Commission, in a timely manner, all reports and other
        documents required of Purchaser under the 1934 Act; and

        (c) furnish to Seller upon request a written statement by Purchaser as
        to its compliance with the reporting requirements of said Rule 144 and
        of the 1934 Act, a copy of the most recent annual or quarterly report of
        Purchaser, and such other reports and documents as Seller may reasonably
        request in availing himself of any rule or regulation of the Commission
        allowing him to sell any such securities without registration.

5.      Miscellaneous.

             (a) Neither Seller nor Purchaser nor any of their respective
        successors, agents, affiliates, directors, officers, employees or
        assigns shall issue any press release or other form of public comment
        relating to the matters set forth in this Agreement without the prior
        consent of the other party, which consent shall not be unreasonably
        withheld; provided, however, nothing herein shall be construed to
        restrict any party from any disclosure required by law, following prior
        written notice to the other party. Nothing in this Paragraph 5 (a) shall
        be construed as creating any liability on any other party for the
        disclosure made by a party, with or without such other party's prior
        consent.

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             (b) The parties hereto will at any time, and from time to time
        after the Closing, upon request of the other party, execute, acknowledge
        and deliver all such further acts, deeds, assignments, transfers,
        conveyances, powers of attorney and assurances as may be required to
        carry out the intent of this Agreement, and to transfer and vest title
        to any Shares being transferred hereunder, and to protect the right,
        title and interest in and enjoyment of all of the Shares sold, granted,
        assigned, transferred, delivered and conveyed pursuant to this
        Agreement; provided, however, that this Agreement shall be effective
        regardless of whether any such additional documents are executed.

             (c) This Agreement shall be binding upon Purchaser, Seller, their
        respective administrators, legal representatives, successors, and
        permitted assigns. Nothing in this Agreement, expressed or implied, is
        intended to confer upon any person, other than the parties hereto, any
        rights or remedies under or by reason of this Agreement.

             (d) The representations and warranties contained herein shall
        survive the execution and delivery of this Agreement and the
        consummation of the transactions contemplated hereby and remain in full
        force and effect, notwithstanding any investigation at any time made by
        or on behalf of the parties.

             (e) This Agreement shall be construed in accordance with and
        governed by the laws of the State of California, without regard to
        principles of conflicts of laws.

             (f) The parties to this Agreement hereby agree that an award of
        damages alone is inadequate to remedy a breach of the terms of this
        Agreement, and that specified performance, injunctive relief, or other
        equitable remedy is the only way by which the intent of this Agreement
        may be adequately realized upon breach by one or more of the parties
        hereto. Such remedy shall, however, be cumulative and not exclusive, and
        shall be in addition to any other remedy which the parties may have.

             (g) This Agreement constitutes the entire agreement between the
        parties hereto with respect to the subject matter hereof, and may be
        amended only by a writing executed by all of the parties.

             (h) If for any reason whatsoever, any one or more of the provisions
        of this Agreement shall be held or deemed to be inoperative,
        unenforceable or invalid as applied to any particular case or in all
        cases, such circumstances shall not have the effect of rendering such
        provision invalid in any other case or of rendering any of the other
        provisions of this Agreement inoperative, unenforceable or invalid.

             (i) Neither this Agreement nor any of the parties' rights hereunder
        shall be assignable by any party hereto without the prior written
        consent of the other parties hereto and any purported assignment without
        such consent shall be null and void.

             (j) This Agreement may be executed in any number of counterparts,
        each of which shall be considered an original but all of which shall
        constitute the agreement by and among the parties.

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             (k) Each of the parties hereto shall be responsible for its own
        fees and expenses, including all legal and accounting fees incurred in
        connection with this transaction.

        IN WITNESS WHEREOF, the Purchaser and Seller have duly executed and
delivered this Agreement as of the date first above written.

VENTURE CATALYST INCORPORATED,
a Utah corporation

By:     /s/  Sanjay Sabnani
   -----------------------------------

        Title: President
              ------------------------

KERI CONSULTING LIMITED,
a British Virgin Islands company

By:     /s/  Keri Consulting Limited
   -----------------------------------

        Title:
              -----------------------------------

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                                    EXHIBIT A

x  =   axb
      -----
        z

where

a  =  the number of Shares

b  =  the average of the closing bid price of the Common Stock reported on the
      over-the-counter market for the five trading days prior to Closing, but in
      no event greater than $3.00 per Share

z  =  the average of the last sale price of the Purchaser Common Stock as
      reported on the Nasdaq National Market on the trading day prior to Closing

x  =  the number of shares of Purchaser Common Stock

                                       9<PAGE>   1
                                                                   Exhibit 10.21

                   AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

                                STANDARD SUBLEASE

                (Short-form to be used with post 1995 AIR leases)

1. Parties. This Sublease, dated, for reference purposes only, April, 2000, is
made by and between Morton Jankel Zander, Inc., a California corporation
("Sublessor") and Venture Catalyst Incorporated, a Utah corporation
("Sublessee").

2. Premises. Sublessor hereby subleases to Sublessee and Sublessee hereby
subleases from Sublessor for the term, at the rental, and upon all of the
conditions set forth herein, a portion of that certain real property, including
all improvements therein, and commonly known by the street address of 2225
Carmelina Avenue located in the County of Los Angeles, State of California and
generally described as (describe briefly the nature of the property)
approximately the northern half of the single story brick building; such space
being more particularly described on Exhibit "A" attached hereto ("Premises").

3. Term.

        3.1 Term. The term of this Sublease shall be for approximately seven (7)
years; See Addendum.

        3.2 Delay in Commencement. Sublessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises by the commencement
date. If, despite said efforts, Sublessor is unable to deliver possession as
agreed, the rights and obligations of Sublessor and Sublessee shall be as set
forth in Paragraph 3.3 of the Master Lease (as modified by this Sublease).

4. Rent.

        4.1 Base Rent. Sublessee shall pay to Sublessor as Base Rent for the
Premises equal monthly payments of $ See Addendum in advance, on the first (1st)
day of each month of the term hereof. Base Rent for any period during the term
hereof which is for less than one month shall be a pro rata portion of the
monthly installment.

        4.2 Rent Defined. All monetary obligations of Sublessee to Sublessor
under the terms of this Sublease (except for the Security Deposit) are deemed to
be rent ("Rent"). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons ore at such
other places as Sublessor may designate in writing.

5. Security Deposit. Sublessee shall deposit with Sublessor upon execution
hereof $138,000.00 as security for Sublessee's faithful performance of
Sublessee's obligations hereunder. The rights and obligations of Sublessor and
Sublessee as to said Security Deposit shall be as set forth in Paragraph 5 of
the Master Lease (as modified by this Sublease).

6. Use.

        6.1 Agreed Use. The Premises shall be used and occupied only for general
office purposes and other lawful uses (provided such use is not in violation of
the terms of the Master Lease) and for no other purpose.

        6.2 Applicable Requirements. The term "Applicable Requirements" shall
mean all applicable laws and covenants or restrictions of record.

        6.3 Acceptance of Premises and Lessee. Sublessee acknowledges that:

             (a) it has been advised by Brokers to satisfy itself with respect
to the condition of the Premises (including but not limited to the electrical,
HVAC and fire sprinkler systems, security, environmental aspects, and compliance
with Applicable Requirements), and their suitability for Sublessee's intended
use,

             (b) Sublessee has made such investigation as it deems necessary
with reference to such matters and assumes all responsibility therefor as the
same related to its occupancy of the Premises, and

             (c) Neither Sublessor, Sublessor's agents, nor any Broker has made
any oral or written representations or warranties with respect to said matters
other than as set forth in this Sublease.

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             In addition, Sublessor acknowledges that:

             (a) Broker has made no representations, promises or warranties
concerning Sublessee's ability to honor the Sublease or suitability to occupy
the Premises, and

             (b) It is Sublessor's sole responsibility to investigate the
financial capability and/or suitability of all proposed tenants.

7. Master Lease

        7.1 Sublessor is the lessee of the Premises by virtue of a lease,
hereinafter the "Master Lease," (together with two Amendments) a copy of which
is attached hereto marked Exhibit 4 "B", wherein Fortune Investment Co., a
general partnership is the lessor, herein after the "Master Lessor".

        7.2 This Sublease is and shall be at all times subject and subordinate
to the Master Lease.

        7.3 The terms, conditions and respective obligations of Sublessor and
Sublessee to each other under this Sublease shall be the terms and conditions of
the Master Lease except for those provisions of the Master Lease which are
directly contradicted by this Sublease in which event the terms of this Sublease
document shall control over the Master Lease. Therefore, for the purposes of
this Sublease, wherever in the Master Lease the word "Lessor" is used it shall
be deemed to mean the Sublessor herein and wherever in the Master Lease the word
"Lessee" is used it shall be deemed to mean the Sublessee herein.

        7.4 During the term of this Sublease and for all periods subsequent for
obligations which have arisen prior to the termination of this Sublease,
Sublessee does hereby expressly assume and agree to perform and comply with, for
the benefit of Sublessor and Master Lessor, each and every obligation of
Sublessor under the Master Lease except for the following paragraphs which are
excluded therefrom: 1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 1.7, 1.10, 1.11, 3.1, 3.2 and
15.

        7.5 The obligations that Sublessee has assumed under paragraph 7.4
hereof are hereinafter referred to as the "Sublessee's Assumed Obligations". The
obligations that Sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred to as the "Sublessee's Remaining Obligations".

        7.6 Sublessee shall hold Sublessor free and harmless from all liability,
judgments, costs, damages, claims or demands, including reasonable attorneys'
fees, arising out of Sublessee's failure to comply with or perform Sublessee's
Assumed Obligations.

        7.7 Sublessor agrees to maintain the Master Lease during the entire term
of this Sublease, subject, however, to any earlier termination of the Master
Lease without the fault of the Sublessor, and to comply with or perform
Sublessor's Remaining Obligations and to hold Sublessee free and harmless from
all liability, judgments, costs, damages, claims or demands arising out of
Sublessor's failure to comply with or perform Sublessor's Remaining Obligations.

        7.8 Sublessor represents to Sublessee that the Master Lease is in full
force and effect and that no default exists of the part of any Party to the
Master Lease and that the Master Lease has not been amended except as set forth
in Paragraph 7.1, above.

9. Consent of Master Lessor.

        9.1 In the event that the Master Lease requires that Sublessor obtain
the consent of Master Lessor to any subletting by Sublessor then, this Sublease
shall not be effective unless, within ten days to the date here of, Master
Lessor signs this Sublease thereby giving its consent to his Subletting.

        9.2 In the event that the obligations of the Sublessor under the Master
Lease have been guaranteed by third parties then neither this Sublease, or the
Master Lessor's consent, shall be effective unless, within 10 days of the date
hereof, said guarantors sign this Sublease thereby giving their consent to this
Sublease.

        9.3 In the event that the Master Lessor does give such consent then:

             a. Such consent shall not release Sublessor of its obligations or
alter the primary liability of Sublessor to pay the Rent and perform and comply
with all of the obligations of Sublessor to be performed under the Master Lease.

             b. The acceptance of Rent by Master Lessor from Sublessee or anyone
else liable under the master Lease shall not be deemed a waiver by Master Lessor
of any provisions of the Master Lease.

             c. The consent to this Sublease shall not constitute a consent to
any subsequent subletting or assignment.

             d. In the event of any Default of Sublessor under the Master Lease,
Master Lessor may proceed directly against Sublessor, any guarantors or anyone
else liable under the Master Lease or this

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Sublease without first exhausting Master Lessor's remedies against any other
persons or entity liable thereon to Master Lessor.

             e. Master Lessor may consent to subsequent sublettings and
assignments of the Master Lease or this Sublease or any amendments or
modifications thereto without notifying Sublessor or any one else liable under
the Master Lease and without obtaining their consent and such action shall not
relieve such persons from liability.

             f. In the event that Sublessor shall Default in its obligations
under the Master Lease, then Master Lessor, at option and at its option and
without being obligate to do so, may require Sublessee to attorn to Master
Lessor in which event Master Lessor shall undertake the obligations of Sublessor
under this Sublease from the time of the exercise of said option to termination
of this Sublease but Master Lessor shall not be liable for any prepaid Rent nor
any Security Deposit paid by Sublessee (except to the extent the same are
received by Master Lessor), nor shall Master Lessor be liable for any other
Defaults of the Sublessor under the Sublease.

9.4 The signatures of the Master Lessor and any Guarantors of Sublessor at the
end of this document shall constitute their consent to the terms of this
Sublease.

9.5 Master Lessor acknowledges that, to the best of Master Lessor's knowledge,
no Default presently exists under the Master Lease of obligations to be
performed by Sublessor and that the Master lease is in full force and effect.

9.6 In the event that Sublessor Defaults under its obligations to be performed
under the Master Lease by Sublessor, Master Lessor agrees to deliver to
Sublessee a copy of any such notice of default. Sublessee shall have the right
to cure any Default of Sublessor described in any notice of default within ten
days after service of such notice of default on Sublessee. If such Default is
cured by Sublessee then Sublessee shall have the right of reimbursement and
offset from and against Sublessor.

11. Attorney's Fees. If any party named herein brings an action to enforce the
terms hereof or to declare rights hereunder, the prevailing party in any such
action, on trial and appeal, shall be entitled to his reasonable attorney's fees
to be paid by the losing party as fixed by the Court. See Addendum attached
hereto.

                                       3
<PAGE>   4

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

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

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

WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.

Executed at:  Los Angeles                      Morton Jankel Zander, Inc.
On:          , 2000                            By:  /s/  David Zander
   ---------- ------                              ------------------------------

Address:                                       By:  President
        -------------------------------------     ------------------------------

                                               "Sublessor"

Executed at:                                   Venture Catalyst Incorporated
            ---------------------              ---------------------------------

On:            , 2000                          By:  /s/  Lloyd  D. Speer
   ------------ ------                            ------------------------------

Address: 16868 Via Del Campo Court, Suite 200  Its:  Chairman and CEO
        -------------------------------------      -----------------------------

San Diego, CA  92127
---------------------------------------------

                                               "Sublessee"

<PAGE>   5

                          ADDENDUM TO SUBLEASE BETWEEN
                    MORTON JANKEL ZANDER, INC., AS SUBLESSOR
                                       AND
                   VENTURE CATALYST INCORPORATED, AS SUBLESSEE

        This Addendum is part of the above-referenced Sublease.

        13. TERM. The term of this Sublease (the "Term") shall commence on the
date Sublessor delivers possession to Sublessee which date shall in no event be
later than June 1, 2000 (the "Commencement Date") and shall terminate June 30,
2007 (the "Expiration Date"). If (i) Sublessor is unable to deliver possession
of the Premises to Sublessee on or before June 1, 2000, or (ii) Sublessor fails
to substantially complete Landlord's Work (as defined below) within thirty (30)
days after Sublessor receives written notice from Sublessee that it does not
elect to construct Landlord's Work, then Sublessee shall have the right to
terminate this Sublease by giving written notice to Sublessor within ten (10)
business days after the expiration of the foregoing time periods.

        14. RENT. All monetary obligations under this Sublease shall be deemed
to be "rent."

        14.1 BASE RENT. "Base Rent" shall be payable in the amount of $23,000.00
per month, commencing on the date occurring five (5) months after the
Commencement Date (the "Base Rent Commencement Date"), subject to adjustment as
provided in Paragraph 14.2, below. Upon execution hereof, Sublessee shall pay to
Sublessor the cash sum of $23,000.00 which shall be applied to the first month's
Base Rent after the Base Rent Commencement Date. Thereafter, on the first day of
each and every month throughout the term of this Sublease, Sublessee shall pay
to Sublessor monthly Base Rent in the amount of $23,000.00, as adjusted pursuant
to Paragraph 14.2, below.

        14.2 ADJUSTMENT IN BASE RENT. Commencing on the anniversary of the
Commencement Date, and on each anniversary of the Commencement Date thereafter
(respectively, "Adjustment Date"), the Consumer Price Index for the Los
Angeles-Anaheim-Riverside Area published by the Department of Labor, Bureau of
Labor Statistics, United States Government, All Urban Consumer 1982-84 = 100, as
it exists on the Adjustment Date shall be compared with the Index as the same
existed on the immediately preceding May 1 ("Base Index"). In the event the
Index as of such Adjustment Date is higher than the Base Index, the monthly rent
until the next Adjustment Date shall be increased as follows. First, the
percentage increase in the Index between the Index as it exists on the
Adjustment Date and the Base Index shall be determined. Second, to that
percentage number, five percentage points will be added. (The total of the two
percentages shall be the "Percentage Increase.") The increase in the Base Rent
shall be an amount equal to the Percentage Increase multiplied by the Base Rent
in effect immediately prior to the Adjustment Date. In no event shall the
monthly Base Rent as adjusted hereby be (i) less than the monthly Base Rent
payable immediately prior to the Adjustment Date in question; (ii) nor more than
eight percent greater than the monthly Base Rent payable immediately prior to
the Adjustment Date in question; and (iii) the Sublessee shall continue to pay
the rent for the prior period until the Index is made public. When the Index is
made public, Sublessee shall immediately pay to Sublessor the deficiency in Base
Rent due to the time lag

<PAGE>   6

upon Sublessor's submission to Sublessee of a statement setting forth the
adjusted monthly rent reflecting the increase in the Index. Upon adjustment of
the monthly Base Rent as herein provided, the parties will forthwith execute a
letter agreement reflecting the new monthly Base Rent.

        If, in the future, the Index shall be changed so that the base year
differs from 1982-84 = 100, the Index shall be converted in accordance with the
conversion factor published by the United States Department of Labor, Bureau of
Labor Statistics. In the event the Index is discontinued or revised during the
term hereof, such other governmental index or computation with which it is
replaced shall be used in order to obtain substantially the same result that
would be obtained if said present Index had not been discontinued or revised. In
the event the Index is not replaced with another governmental index or
computation, Sublessor and Sublessee shall accept comparable statistics on the
purchasing power of the consumer dollar as published at the time of said
discontinuance by a responsible financial periodical or recognized authority
chosen by the parties. If the parties cannot agree upon a financial periodical
as the source of comparable statistics after attempting for twenty (20) days to
reach such agreement, the percentage increase for the ensuing period shall be
determined by arbitration according to the rules of the American Arbitration
Association.

             14.3 INSURANCE, TAXES AND OTHER EXPENSES. To the extent that
Sublessor is required, under the Master Lease, to pay the cost of any insurance,
Real Property Taxes (as that term is defined in the Master Lease) or any other
costs of maintaining, repairing or operating the Premises or the building in
which the Premises are a part (collectively, "Operating Charges"), Sublessee
shall pay the excess, if any, between that which Sublessor is required to pay
for Operating Charges for each calendar year (starting with the calendar year
2001), compared to what Sublessor was required to pay for Operating Charges for
the calendar year 2000. All Operating Charges to be paid by Sublessee to
Sublessor pursuant to this Paragraph shall be payable in advance in equal
monthly installments based on Sublessor's good faith estimate of the Operating
Charges to paid by Sublessee pursuant to this Paragraph 14.3; provided, however,
that within ninety days after the end of each calendar year, Sublessor shall
calculate the actual annual Operating Charges due from Sublessee pursuant to
this Paragraph for the prior calendar year and Sublessee shall promptly pay to
Sublessor that amount remaining due for the prior calendar year or;
alternatively, if Sublessee has overpaid the amount actually due for the prior
calendar year, Sublessor shall credit any such excess paid by Sublessee to the
next month's Base Rent.

        15. SQUARE FOOTAGE OF PREMISES. Landlord makes no representation
regarding the square footage of the Premises. No measurement of the square
footage (or adjustment in any rent) shall be required or permitted under this
Sublease.

        16. AS-IS CONDITION. Sublessee accepts the Premises in its condition as
it exists on the date hereof, in a broom swept condition, and Sublessor makes no
representation or warranty concerning the condition of the Premises. Except as
expressly set forth herein, Sublessor shall have no obligation whatsoever to
make any repairs or improvements to the Premises or the building in which the
Premises are a part, or to provide Sublessee with any improvement allowance;
provided, however, that Sublessor shall (a) construct all doors and walls
necessary to separately demise the Premises from all other portions of the
Building ("Landlord's Work"), the cost of which the parties shall share equally,
and (b) cause to be repaired or installed all the work

                                      -2-
<PAGE>   7

set forth on EXHIBIT "A-2". (The location of said door or wall is identified on
the drawing attached hereto as EXHIBIT "A-1.") Within ten (10) days after the
Commencement Date, Sublessor shall submit to Sublessee an estimate for the total
cost of completing Landlord's Work (the "Estimate"). Within ten (10) days after
its receipt of the Estimate, Sublessee shall provide Sublessor with written
notice indicating whether Sublessee elects to complete Landlord's Work;
provided, however, for the purposes of this Sublease, Sublessee's failure to
deliver such notice with the ten (10) day period shall be deemed an election not
to complete Landlord's Work. If Sublessee elects not to complete Landlord's Work
within the ten (10) day period, Sublessor shall complete the same. Further, if
Sublessee elects to complete Landlord's Work, then Sublessee shall be entitled
to deduct fifty percent (50%) of Sublessee's out-of-pocket costs to complete the
Landlord's Work from Sublessee's Rent obligations; provided, however, the
maximum deduction from Sublessee's Rent obligations shall be fifty percent (50%)
of the Estimate. Sublessee acknowledges that the Master Lessor intends to
retrofit the Premises for seismic purposes and Sublessee agrees not to interfere
with Master Lessor's completion of such work. Sublessor (i) takes no
responsibility for the timing or quality of Master Lessor's work in so
retrofitting the Premises, and (ii) shall have no responsibility or liability
for any interference with Sublessee's business operations as a result thereof.
Further, in accordance with the Letter Agreement of April 25, 2000, a copy of
the same attached hereto as EXHIBIT "D", Sublessor and Lee & Associates shall
contract for and pay all costs ("Sandblast Costs") associated with the sandblast
of the interior roof of the Premises.

        17. PARKING. Sublessee shall be entitled to twenty exclusive/reserved
parking spaces as more particularly described on EXHIBIT "C" attached hereto and
incorporated herein by this reference.

        18. SIGNAGE. To the extent permitted under the Master Lease, Sublessee
shall have the right to install monument signage adjacent to the entrance of the
parking area and in front of the building in which the Premises are located;
provided, however, that (i) all such signage shall be in full compliance with
all applicable laws and regulations; and (ii) all such signage shall be subject
to the Sublessor's prior written consent, which shall not be unreasonably
withheld.

        19. SATELLITE DISHES. To the extent permitted under the Master Lease,
Sublessee shall have the right to install on the roof of the building in which
the Premises are located, up to two satellite dishes of a diameter of no more
than twenty-four inches. Sublessee shall have the right to access the roof in
connection with maintaining and repairing Sublessee's satellite dishes subject
to Sublessor's and Master Lessor's prior approval. Sublessee shall not be
required to pay any additional rent by reason of the installation of such
satellite dishes, but Sublessee shall be responsible for the cost of
installation and maintenance of such satellite dishes.

        20. CONFIDENTIALITY. Sublessor and Sublessee agree that the terms of
this Sublease shall remain strictly confidential and neither party, nor any of
their agents shall disclose any of the terms or conditions of this Sublessee to
any party other than to their respective lawyers, bankers, accountants and such
other consultants as may be reasonably necessary in the ordinary course of
Sublessor's or Sublessee's respective business and as may be necessary in
connection with any financing sought or obtained by Sublessee and/or any
required public filing; and other than the disclosure to the Master Lessor.

                                      -3-
<PAGE>   8

        21. SUBLESSOR RIGHTS UNDER MASTER LEASE. Sublessee shall not be entitled
to exercise any right of Sublessor under the Master Lease, including, but not
limited to any options or rights of first refusal which Sublessor may hold by
reason of the terms of the Master Lease, or otherwise.

        22. SUB-SUBLEASE. Sublessee shall have the right to sublease all or a
portion of the Premises at any time during the term of this Sublease provided
Sublessee first obtains Sublessor's consent, which consent shall not be
unreasonably withheld. Notwithstanding the foregoing, if Sublessee desires to
sublease any portion of the Premises, Sublessor may, instead of granting its
consent, elect to recapture that portion of the Premises which Sublessee
proposes subleasing, in which case this Sublease shall terminate as to that
portion of the Premises which is so recaptured by Sublessor. If Sublessor
consents to a sublease by Sublessee, Sublessee shall pay to Sublessor fifty
percent (50%) of any Net Profit. As used in this Sublease, "Net Profit" shall
mean (i) the total consideration Sublessee receives during the term of such
sublease which is in excess of the rent due from Sublessee to Sublessor under
this Sublease, minus (ii) third party brokerage commissions, tenant improvement
allowances granted to any proposed sublessee and reasonable attorneys' fees
incurred in connection with such a transfer (provided that such commissions,
improvement allowances and attorneys' fees shall be calculated on the basis of a
straight line depreciation over seven years). Notwithstanding the foregoing and
anything to the contrary herein or in the Master Lease, the term "sublease" as
applied to the rights of Sublessee hereunder shall not include the temporary
designation and allocation of a portion of the Premises by Sublessee to its
clients for the purpose of providing in-house incubation services provided that:
(i) such clients execute Sublessee's standard form Incubation Company Space
Utilization Agreement; (ii) such clients adhere to all the terms and conditions
contained in the Master Lease and this Sublease concerning use of the Premises
and the Building; and (iii) Master Lessor does not consider the foregoing
arrangement as a sublease and require that Sublessor obtain its consent thereto.
Sublessee's clients shall not be considered tenants and shall have no rights of
occupancy under the Sublease.

        23. BROKERS. Sublessor and Sublessee warrant to each other and to Master
Lessor that each has had no dealings with any real estate broker or agent in
connection with the negotiation of this Sublease other than Lee & Associates
("Broker") and that neither Sublessor nor Sublessee knows of any real estate
broker or agent who is or might be entitled to a commission in connection with
this Sublease other than Broker. Sublessor and Sublessee each hereby agree to
indemnify, defend and hold harmless the other and Master Lessor from and against
any losses, causes of action, liabilities, damages, claims, demands, costs and
expenses (including reasonable attorneys' fees and costs) incurred, or to be
incurred, by reason of any breach of the foregoing warranty by such party with
respect to any such dealings by such party with any and all real estate
broker(s) or agent(s) other than Broker.

        24. MAINTENANCE OF PARKING SPACES, DRIVEWAY AND LANDSCAPED AREAS.
Notwithstanding anything to the contrary herein, Sublessee shall, at its sole
cost and expense (i) keep the parking spaces and driveway which Sublessee has
use of clean and free from debris, and (ii) maintain, in the condition received,
the landscaped area indicated on EXHIBIT "A" attached hereto.

                                      -4-
<PAGE>   9

        25. CANCELLATION OPTION.

             25.1 EXERCISE OF OPTION. Notwithstanding anything to the contrary
contained in the Sublease, Sublessee shall have the option to terminate and
cancel this Sublease effective as of the first day of the sixty-first (61st)
month of the Term (the "Cancellation Date"), by delivering to Sublessor on or
prior to the first day of the fifty-third (53rd) month of the Term (the
"Termination Notice"). If Sublessee properly and timely exercises said option by
delivering (x) the Termination Notice to Sublessor on or prior to the first day
of the fifty-second (52nd) month of the Term, and (y) the "Termination Fee," as
defined in Paragraph 25.2 of this Sublease, to Sublessor, on or before the first
day of the sixtieth (60th) month of the Term, this Lease shall expire at
midnight on the Cancellation Date.

             25.2 TERMINATION FEE. If Sublessee elects to exercise its option to
cancel this Sublease pursuant to this Paragraph 25, Sublessee shall pay to
Sublessor, on or before the first day of the sixtieth (60th) month of the Term,
cash in an amount equal to (the "Termination Fee"): (i) the unamortized portion
of (a) free rent provided to Sublessee under this Sublease, and (b) brokerage
commissions paid in connection with this Sublease; plus (ii) three (3) months
Base Rent at the then current rental rate.

             25.3 TERMINATION OF CANCELLATION OPTION. The rights set forth in
this Paragraph 25, and Sublessor's obligations with respect thereto, are
personal to the Original Sublessee. As such, the rights set forth in this
Paragraph 25 shall not inure to the benefit of any other assignee, sublessee or
transferee of the Original Sublessee's interest in this Sublease. In addition,
Sublessee shall not have the right to cancel the Sublease if, as of the date of
the attempted exercise of the Cancellation Option, or, at Sublessor's option, as
of the scheduled Cancellation Date, Sublessee is in default under the Sublease.

        26. OPTION TERM.

             26.1 OPTION RIGHT. Sublessor hereby grants the Sublessee one (1)
option to extend the Term for a period of three (3) years (the "Option Term"),
which option shall be exercisable only by written notice delivered by Sublessee
to Sublessor as provided below, provided that, as of the date of delivery of
such notice, Sublessee is not in default under this Sublease. Upon the proper
exercise of such option to extend, and provided that, as of the end of the
initial Term, Sublessee is not in default under this Sublease, the Term, as it
applies to the Premises, shall be extended for a period of three (3) years. The
rights contained in this Paragraph 26 shall be personal to Sublessee and may
only be exercised by the Original Sublessee (and not any assignee, sublessee or
other transferee of Sublessee's interest in this Sublease) if and only if the
Original Sublessee occupies the entire Premises. In the event the Term shall be
extended, then all of the terms, covenants and conditions of the Sublease shall
remain unmodified and in full force and effect, except that the Base Rent shall
be determined in accordance with Paragraph 26.3, below.

             26.2 EXERCISE OF OPTION. The option contained in this Paragraph 26
shall be exercised by Sublessee, if at all, and only in the following manner:
(i) Sublessee shall deliver

                                      -5-
<PAGE>   10

written notice to Sublessor no earlier than the first day of the sixty-ninth
(69th) month of the Term and no later than the first day of the seventy-second
(72nd) month of the Term, stating that Sublessee is interested in exercising its
option; (ii) Sublessor, within two (2) weeks after receipt of Sublessee's
notice, shall deliver notice (the "Option Rent Notice") to Sublessee, setting
forth the Option Rent (as defined below); and (iii) if Sublessee wishes to
exercise such option, Sublessee shall, within five (5) business days after
Sublessee's receipt of the Option Rent Notice, exercise the option by delivering
written notice thereof to Sublessor.

             26.3 OPTION RENT. The Base Rent payable by Sublessee during the
Option Term (the "Option Rent") shall be equal to the prevailing market rates
(as defined below) as of the date of the commencement of the Option Term. As
used herein, "prevailing market rates" shall mean the then-prevailing face or
stated rent, including all escalations, determined by Sublessor as being quoted
by landlords for space comparable in size, location and quality to the Premises
for space located in comparable buildings in the general vicinity of the
Building; provided, however, under no circumstances shall the prevailing market
rates be less than the Base Rent plus any escalations which Sublessee will be
paying Sublessor at the end of the Term.

        IN WITNESS WHEREOF, Sublessor and Sublessee have executed this Sublease
as of the date first above written.

                                       SUBLESSOR:

                                       MORTON JANKEL ZANDER, INC.
                                       a California corporation

                                        By:  /s/  David Zander
                                           ---------------------------------

                                        Name:  DAVID ZANDER
                                             -------------------------------

                                        Its:  President
                                            --------------------------------

                                       SUBLESSEE:

                                       VENTURE CATALYST INCORPORATED,
                                       a Utah corporation

                                        By:       /s/  Lloyd D. Speer
                                           ---------------------------------

                                        Name:     LLOYD D. SPEER
                                             -------------------------------

                                        Its:      Chairman and CEO
                                            --------------------------------

                                        By:
                                           ---------------------------------

                                        Name:
                                             -------------------------------

                                        Its:
                                            --------------------------------

                                      -6-

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