LEASE OVERVIEW
SANTA FE STORE

Location: Don Diego Avenue& Cordova Road

Size: 20,000 square feet

Tenant: Alfalfa's Santa Fe Inc.

Lease Type: Triple Net

Guarantor: Alfalfa's Inc.

Lease Date: December 16, 1994

Commencement Date: February 1, 1995

Term: 10 years

Renewal Options: Two (2) five (5) year options

Current Base Rent: $18,152.75

Current CAM Charges: Taxes 372.72

Insurance 489.25

Annual Base Rent:    $217,833.00

$10.89 per foot per year

Escalations: CPI beginning after second year

Percentage Rent: 1 1/2% over $10,000,000

Security Deposit: $18,152.75

"Kick-Out" Provision Three (3) years, $100,000 per week

[FIRST INTERSTATE BANK LETTERHEAD]

USPS Certified Mail# P 176 059 896

October 14, 1994

S. M. Hassan, President
Alfalfa's Inc., Corporate
1645 Broadway
Boulder, CO 80302

RE:  Lease Agreement
Don Diego& Cordova, Santa Fe, New Mexico

Dear Hass:

The lease agreement for the above property says that the Landlord shall give Tenant written notice of the commencement date of the lease not less than ninety (90) days in advance of such commencement date. This letter shall serve as notice that the Landlord will be able to deliver possession of the leased Premises on February 1, 1995.

Please call me if you have any questions. Thank you for your consideration.

Sincerely,

/s/ DAVID B. LLOYD     

David B. Lloyd
CFP& Trust Officer

DBL: pm

[FIRST INTERSTATE BANK LETTERHEAD]

Airborne Express Air bill No. SAF2825874811

June 29, 1994

Bruce James, Esq.
Brown stein Hyatt Farber& Strickland, P. C.
Twenty-Second Floor 410 Seventeenth Street
Denver, CO 80202-4487

Dear Mr. James:

Enclosed are two executed copies of the Lease Guaranty between First Interstate Bank of New Mexico, N. A. Trustee and Alfalfa's Inc. and Lease Agreement between First Interstate Bank of New Mexico, N. A. Trustee and Alfalfa's Santa Fe, Inc. I have kept two original copies of each document. Please notify Alfalfa's that the agreements have been signed and have the security deposit in the amount of$18,152.75 and first month's rent in the amount of$18,152.75 mailed to First Interstate Bank of New Mexico, N. A. Trustee.

Let me know if you have any questions. Thank you for your consideration.

Sincerely,

/S/ DAVID B. LLOYD     

AVP& Trust Officer

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