INDUSTRIAL LEASE - MULTIPLE TENANT





THIS LEASE AGREEMENT made this 6th day of September, 2000, by and between

Benaroya Capital Company, LLC, a Washington limited liability company (the

"Lessor") and ICOS Corporation, a Delaware corporation (the "Lessee").



1.   Premises.  Lessor does hereby lease to Lessee those certain premises, to

     wit: 16,025 square feet of space in Suite 100 in the Building known as

     Canyon Park - 4 located at 2222 - 220th Street SE, in Bothell, Washington

     as outlined on Exhibit A attached hereto (hereinafter called "Premises").

     The multiple building complex of which the Building is a part is hereafter

     sometimes referred to as the "Project". In addition, the Lessee has the

     right, in common with other tenants in the Project and subject to the Rules

     and Regulations, to use of the Common Areas including the parking areas.



2.   Term.  This Lease shall be for a term of sixty (60) months commencing April

     1, 2001 (the "Commencement Date") and terminating March 31, 2006.



3.   Rent.  Lessee covenants and agrees to pay Lessor at 1001 Fourth Avenue,

     Suite 4700, Seattle, WA 98154, or to such other party or at such other

     place as Lessor may hereafter designate, monthly rent in advance without

     offset or deduction, on or before the first (1st) day of each month of the

     Lease term in the amounts as follows:



          Months:          Base Rent:

          -------          ----------



          1 through 36     $12,888.00 per month

          37 through 60    $14,176.00 per month



4.   Security Deposit.  Lessee has deposited with Lessor on the date hereof

     Fourteen Thousand One Hundred Seventy-Six and No/100 dollars ($14,176.00).

     Said sum shall be held by Lessor as security for the faithful performance

     by Lessee of all the terms, covenants and conditions of this Lease to be

     kept and performed by Lessee during the entire Term hereof. If Lessee

     defaults with respect to any provision of this Lease, including, but not

     limited to, the provisions relating to the payment of Rent or other charges

     or sums due under this Lease, Lessor may (but shall not be required to)

     use, apply or retain all or any part of the security deposit for the

     payment of any Rent or other charges or sums due under this Lease or any

     sum in default, or for the payment of any amount which Lessor may spend or

     become obligated to spend by reason of Lessee's default, or to compensate

     Lessor for any other loss, damage, cost or expense (including reasonable

     attorneys' fees) which Lessor may suffer or incur by reason of Lessee's

     default. If any portion of said security deposit is so used or applied,

     Lessee shall, within five (5) days after written demand therefor, deposit a

     certified or cashier's check with Lessor in an amount sufficient to restore

     the security deposit to its original amount and Lessee's failure to do so

     shall be a default under 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 such deposit. If Lessee shall fully and

     faithfully perform every provision of this Lease to be performed by it, the

     security deposit or any balance thereof after deduction hereunder by Lessor

     shall be returned to Lessee (or, at Lessor's option, to the last assignee

     of Lessee's interest hereunder) within thirty (30) days following

     expiration of the Lease Term; provided, that in the event this Lease shall

     be terminated upon the default of the Lessee, the security deposit shall be

     retained by Lessor and all of Lessee's interest therein shall terminate and

     the security deposit will be applied against the damages suffered by Lessor

     by reason of the Lessee's default. In the event of termination of Lessor's

     interest in this Lease, Lessor shall transfer said deposit to Lessor's

     successor in interest.



5.   Use.  Lessee shall use and occupy the Premises for the purposes of office,

     laboratory, process development and related support services (including

     light manufacturing and storage related to the foregoing) and for no other

     purposes, without prior written consent of Lessor (which consent shall not

     be unreasonably withheld or delayed), and shall comply with all

     governmental laws, ordinances, regulations, orders and directives and

     insurance requirements applicable to Lessee's use of the Premises. Lessee

     shall not occupy or use or permit any portion of the Premises to be

     occupied or used in such a



                                       1

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     manner or for any purpose which would increase the cost of insurance

     coverage upon the Premises, the building or the contents thereof.



6.   Rules and Regulations.  Lessee agrees to comply with any Rules and

     Regulations attached hereto, any recorded Covenants, Conditions and

     Restrictions affecting the Project, as well as such other reasonable rules

     and regulations as may from time to time be adopted by Lessor for the

     management, good order and safety of common areas, the building and its

     Lessee(s), provided, however, such rules, regulations, covenants,

     conditions or restrictions do not prohibit or prevent Lessee's permitted

     use of the Premises. Lessee shall be responsible for the compliance with

     such rules and regulations by its employees, agents and invitees. Lessor's

     failure to enforce any of such rules and regulations against Lessee or any

     other Lessee shall not be deemed to be a waiver of same, provided, however,

     Lessor agrees to enforce the rules and regulations equitably among all

     tenants of the Project.



7.   Maintenance.  Lessee agrees by taking possession that the Premises are in

     tenantable and good condition. Lessee shall at its expense and at all times

     keep, maintain, repair and replace the Premises, including but not limited

     to storefronts, exterior doors and windows, Lessee division walls and

     mechanical, electrical, sprinkler and other utility systems, together with

     connections to utility distribution systems, in good condition, repair and

     order and in accordance with applicable laws, ordinances, rules,

     regulations and requirements of government authorities and insurance rating

     bureaus. Lessee agrees to maintain a preventative maintenance contract, or

     to establish a preventative maintenance program, providing for the regular

     inspection and maintenance of the heating and air conditioning systems with

     a licensed mechanical contractor and containing terms and specifications

     acceptable to Lessor. Lessee shall further keep the Premises and adjoining

     common areas in a neat, clean, safe and sanitary condition; protect water,

     drain, gas and other pipes to prevent freezing or clogging and repair all

     leaks and damage caused thereby; replace all glass and panels in windows

     and doors of the Premises which become cracked, broken or damaged; and

     remove ice and snow from entries and common areas immediately adjacent to

     the Premises. After reasonable notice from Lessee, Lessor shall repair the

     roof, exterior walls (excluding storefronts, doors and windows),

     foundations and common areas and facilities, if any, and the cost thereof

     shall be shared as provided in Section 9 hereof.



8.   Utilities and Fees.  Lessee agrees to pay promptly when due all charges for

     light, heat, water, sewer, garbage, fire protection and other utilities and

     services to the Premises, and all license fees and other governmental

     charges levied on Lessee's property and the operation of Lessee's business

     on the Premises. Lessor shall not be liable for any injury or damages

     suffered as a result of the interruption of utilities or services by fire,

     or other casualty, strike, riot, vandalism, the making of necessary repairs

     or improvements, or other causes beyond Lessor's reasonable control.



9.   Monthly Operating Expense Adjustments.  Lessee shall pay as additional

     monthly rent its prorata share of all expenses incurred by Lessor for

     operation of the Project during the term or any extension hereof, as

     follows:



     A.   Real Estate taxes and assessments, together with any assessments

          levied by the Owner's Association, if any.



     B.   Usual and necessary costs of operation, management, maintenance and

          repair (including replacement) as determined by standard accounting

          practice, including without limitation, all utilities and services not

          metered or charged directly to Lessee, insurance (including, but not

          limited to the insurance provided for under Paragraph 16 C below),

          painting, upkeep and repair of building exterior, roofing, parking,

          landscaping, and all common areas and facilities.  If any portion of

          the Property, or any system or equipment is replaced by Lessor, and if

          the useful life of such replaced item extends beyond the term of this

          Lease (as such term may be extended by the exercise of any options),

          the cost of such replacement will be amortized over its useful life

          and Lessee will be responsible only for that portion of the cost which

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