Document:

Exhibit 10.8

Pacific Amber Resources, Ltd.

May 11, 2000

Mr. Thornton J. Donaldson
President
Uranium Power Corporation
Suite 206 - 475 Howe Street
Vancouver, B.C.
V6C 2B3

Re:      Termination of the Property Option Agreement
         Athabasca Basin, Uranium properties, Saskatchewan

This is to advise  you that  Pacific  Amber  Ltd.  wishes to  withdraw  from the
Property Option Agreement of March 24, 1999.

It is understood that Pacific Amber has fulfilled all the obligations  under the
said agreement.

Please sign a duplicate copy of this letter and return it to us at your earliest
convenience.

                                             Yours truly,
                                             PACIFIC AMBER RESOURCES LTD.

                                             /s/ Hiro Ogata
                                             ------------------------------
                                             Hiro Ogata, President

Acknowledged by,
URANIUM POWER CORPORATION

/s/ Thornton J. Donaldson
-------------------------------
Thornton J. Donaldson<PAGE>

                                                                    Exhibit 10.8

                           AMENDMENT NUMBER THREE TO
                               INDUSTRIAL LEASE

THIS AMENDMENT NUMBER THREE TO INDUSTRIAL LEASE (this "Amendment") is dated for
reference purposes the 1st day of March, 2000, and is by and between BENAROYA
CAPITAL COMPANY, L.L.C., a Washington Limited Liability Company ("Lessor") and
HOMEGROCER.COM, INC. (successor in interest by assignment dated June 30, 1999
from AMWI WAREHOUSES, INC., a Washington corporation), ("Lessee").

                                   RECITALS

A.  Lessor and Lessee are parties to that certain Industrial Lease dated
    November 4, 1996, (the "Lease") as amended by Amendment Number One dated
    August , 1997, and by Amendment Number Two dated March 1, 1999 covering
    approximately 312,800 square feet of space located at 801 SW 16th Street in
    Renton, Washington 98055 in the Project known as Park 405 and more
    particularly depicted in Exhibit A to Amendment Number Two.
B.  The parties have mutually agreed to an alteration of a portion of the
    Premises (such portion of the Premises, the "Area") during the term of the
    Lease, subject to Lessee's agreement and continuing obligation to repair and
    restore the Premises at the end of the Lease term,

Now, therefore, in return for the mutual promises of both parties, the
agreements contained herein and other good and valuable consideration the
parties hereby agree that the Lease is hereby modified and amended as follows:

1.   The amount currently being held by Lessor as a Security Deposit under the
     terms of paragraph 4 of the Lease is hereby increased by the amount of
     $70,000 (the "Additional Security Deposit").

2.   The parties have agreed to certain alterations to the Area in order to
     convert the Area to interior parking use as depicted in the plans titled
     "HomeGrocer.com Office Tenant Improvement" prepared by LDG Architects as
     listed below:

          .    Sheet A-2.0  dated  1-12-2000
          .    Sheet A-2.1  dated  1-20-2000
          .    Sheet A-3.0  dated  1-20-2000

     The alterations include modifications to the sprinkler system and the
     modification of certain grills and overhead doors among other alterations
     (such alterations, the "Alterations"). Lessee hereby expressly acknowledges
     its obligation, as specified
<PAGE>

     in paragraph 13 of the Lease, to repair any damage resulting from such
     Alterations and to restore the Area to condition it was in immediately
     prior to such Alterations.

3.   In the event that at any time prior to the expiration date of the Lease
     Lessee fully restores the Area to the condition it was in immediately prior
     to such Alterations and repairs any damage resulting from the alterations
     authorized hereunder, Lessor agrees to reduce the Security Deposit to
     $141,290 and to return the Additional Security Deposit to Lessee, within
     ten (10) days of Lessee fully restoring the Area as required above.

The parties agree that to the best of their mutual knowledge and belief there
are no current defaults under the Lease nor any existing condition or claims
which upon the giving of notice or lapse of time or both would constitute a
default under the Lease.

          In witness whereof, the parties have executed this Amendment No. 3 as
of the date first written above.

                              LESSOR:

                              BENAROYA CAPITAL COMPANY, L.L.C., a
                              Washington Limited Liability Company.

                              By: /s/ Larry R. Benaroya
                                 ---------------------------------------
                                     Larry R. Benaroya, its Manager

                              LESSEE:

                              HOMEGROCER.COM, INC, a Washington corporation

                              By: /s/ Kristin H. Stred
                                 ---------------------------------------

                                     Its: SR. V.P. & Corp. Sec.
                                         -------------------------------
<PAGE>

STATE OF WASHINGTON     ]
                        ] ss.
COUNTY OF KING          ]

    I certify that I know or have satisfactory evidence that Larry R. Benaroya
is the person who appeared before me, a Notary Public in and for the State of
Washington duly commissioned and sworn, and acknowledged that he is the Manager
of Benaroya Capital Company, LLC, a Washington limited liability company, who
executed the within and foregoing instrument, and acknowledged the instrument to
be the free and voluntary act and deed of said company for the uses and purposes
therein mentioned, and on oath stated that affiant is authorized to execute said
instrument on behalf of said company.

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

                                         /s/ Rebecca A. Bethel
                                         --------------------------------
                                         Notary Public in and for the
                                         State of Washington
                                                  -----------------------
                                         residing at Seattle
                                                     --------------------
                                         Commission expires 11/09/02
                                                            -------------
                                         Print Name Rebecca A. Bethel
                                                    ---------------------

STATE OF WA
         --------------- ]
COUNTY OF King           ]ss.
          -------------- ]
     I certify that I know or have satisfactory evidence that Kristin Stred is
                                                              -------------
the person who appeared before me, a Notary Public in and for the State of
Washington duly commissioned and sworn, and acknowledged that he/she is the
----------
Senior V.P., of HomeGrocer.com, Inc.., who executed the within and foregoing
-----------
instrument, and acknowledged the instrument to be the free and voluntary act and
deed of said corporation for the uses and purposes therein mentioned, and on
oath stated that affiant is authorized to execute said instrument on behalf of
said corporation.

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

                                         /s/ Murray J. A. McLeod
                                         -------------------------------------
                                         Notary Public in and for the
                                         State of Washington
                                                  ----------------------------
                                         residing at Issaquah
                                                     -------------------------
                                         Commission expires 9/8/01
                                                            ------------------
                                         Print Name M.J.A. McLeod
                                                    --------------------------<PAGE>

                                                                    Exhibit 10.9

                      FIRST AMENDMENT TO LEASE AGREEMENT

     THIS FIRST AMENDMENT TO LEASE AGREEMENT AND RIDER ("First Amendment") is
made and entered into this 6th day of March, 2000, by and between MERCY
CAPITAL CENTER JOINT VENTURE, a California general partnership ("Landlord"), and
HOMEGROCER.COM, INC., a Delaware corporation ("Tenant").

                                   RECITALS:
                                   --------

     WHEREAS, Landlord and Tenant entered into that certain Lease Agreement and
Rider, dated January 25, 2000 (the "Original Lease"), for the use and occupancy
of a leased premises of approximately 115,816 square feet within Building 1,
4005 Newpoint Place, Lawrenceville, Georgia 30043; and

     WHEREAS, the actual square footage of the leased premises is 115,940 square
feet; and

     WHEREAS, Landlord and Tenant have agreed, and do hereby agree, to amend and
modify the Lease and Rider as hereinafter set forth to conform the terms of the
Lease to such actual square footage;

     NOW THEREFORE, for and in consideration of the sum of Ten and No/100
Dollars ($10.00), the mutual covenants, obligations and agreements set forth
herein and in the Lease, and other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, Landlord and Tenant do hereby
agree to amend the Lease as follows:

     1.   Property. Section 1.04 of the Lease shall be amended by deleting the
          --------
number "115,816" and substituting in lieu thereof the number "115,940."

     2.   Exhibit B. Exhibit "B" to the Lease is hereby deleted in its entirety
          ---------
and Exhibit "B" attached to this First Amendment is hereby substituted therefor.

     3.   Exhibit C. Exhibit "C" to the Lease is hereby deleted in its entirety
          ---------
and Exhibit "C" attached to this First Amendment is hereby substituted therefor.

     4.   Exhibit D. Attachment "1" to Exhibit "D" to the Lease is hereby
          ---------
deleted in its entirety and Attachment "1" attached to this First Amendment is
hereby substituted therefor.

     5.   Miscellaneous.
          -------------

          (a)  Landlord and Tenant hereby acknowledge and confirm that the
     Lease, as amended hereby, is in full force and effect and, to the best of
     each such party's knowledge, the other party is not in default under the
     Lease.

          (b)  This First Amendment shall inure to the benefit of and be binding
     upon the parties hereto and their respective, permitted successors and
     assigns.
<PAGE>

          (c)  This First Amendment shall be governed by and construed under the
     laws of the State of Georgia.

          (d)  Whenever terms are used in this First Amendment, but are not
     defined, such terms shall have the same meaning as set forth in the Lease.

          (e)  Except as modified by this First Amendment, Landlord and Tenant
     do hereby ratify and reaffirm each and every provision, term, covenant,
     agreement and condition of the Lease.

          (f)  The Lease, as modified by this First Amendment, sets forth the
     entire agreement between Landlord and Tenant and cancels all prior
     negotiations, arrangements, agreements and understandings, if any, between
     Landlord and Tenant regarding the subject matter of this First Amendment.
     In the event of any conflict between the terms of the Lease and the terms
     of this First Amendment, the terms of this First Amendment shall control.

          (g)  Tenant and the persons executing this First Amendment on behalf
     of Tenant represent and warrant that Tenant is a Delaware corporation, duly
     qualified to do business in the State of Georgia, that they are authorized
     to execute and deliver this First Amendment on behalf of the corporation,
     and that all necessary approvals and consents have been obtained to bind
     Tenant under this First Amendment and the Lease in accordance with their
     terms.

                        (Signatures begin on next page)
<PAGE>

     IN WITNESS WHEREOF, the duly authorized officers of Landlord and Tenant
have signed and sealed this First Amendment the day and year respectively set
forth below.

                                   TENANT:
                                   ------

                                   HOMEGROCER.COM, INC., a Delaware corporation

                                   By: /s/ Kristin H. Stred
                                       -----------------------------------

                                              Kristin Stred
                                        Name: ----------------------------
                                               Sr. Vice President and
                                        Title: ---------------------------
                                               General Counsel
                                               ---------------------------

                                                            (CORPORATE SEAL)

                                   Date:              2/29/00
                                         ---------------------------------

                      [Signatures continue on next page]
<PAGE>

                                   LANDLORD:
                                   --------

                                   MERCY CAPITAL CENTER JOINT VENTURE, a
                                   California general partnership (SEAL)

                                   By: /s/ John E. Van Valkenburgh
                                       ----------------------------------------
                                       John E. Van Valkenburgh, General Partner

                                   Date: March 6, 2000
                                         --------------------------------------
<PAGE>

                                  EXHIBIT "B"

                         [FLOOR PLAN AND TRUCK DOCKS]

                                  EXHIBIT "C"

                        [PARKING, PLAN AND TRUCK DOORS]

                         ATTACHMENT "1" TO EXHIBIT "D"

                         [NEWPORT I - ATLANTA, GEORGIA
                         PARKING PLAN AND TRUCK DOORS]

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}], [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}]]