LEASE

This Lease is made as of May 27, 1994, between PACIFIC MUTUAL LIFE INSURANCE COMPANY, a California Corporation, ("Landlord"), and WILD OATS MARKETS, INC., a Delaware corporation ("Tenant").

ARTICLE I 

DEFINITIONS

The following terms have the following definitions:

1.1 "Commencement Date." If the Commencement Date is known upon the execution hereof and agreed between the parties, such date shall be inserted in this blank: _________________, 1994, and upon the occurrence of the Commencement Date, the Term hereof shall commence. All lease expirations, renewal dates, and any other provisions hereof relating to the Commencement Date of this Lease shall be determined by reference to the Commencement Date as herein defined. Landlord and Tenant acknowledge that the Premises is presently leased to Super Valu Stores, pursuant to that certain Lease dated July 13, 1989 (the "Existing Lease"). The Existing Lease has been assigned to Metro Market, Inc. (the "Assignee"), and the Assignee subleased the Premises to Tenant. Therefore, it shall be a condition precedent to the effectiveness of this Lease that the Existing Lease be terminated pursuant to an agreement acceptable to Landlord in its sole and absolute discretion. In the event the Existing Lease is not terminated pursuant to an agreement acceptable to Landlord in its sole and absolute discretion on or before June 1,1994, this lease shall terminate and shall be of no further force or effect and the parties hereto shall have no further liability to one another. Since Tenant is currently in possession of the Premises, Tenant agrees to take the Premises pursuant to this Lease in its current "As-Is" condition.

1.2 Intentionally Omitted.

1.3 "Common Area" means all of the Shopping Center except the buildings and all improvements on the buildings. "Common Areas" also does not include canopies of buildings, areas for truck parking and unloading or trash storage and their supports and appurtenances that extend from a building into Common Area which are designated for the exclusive use of one tenant.

1.4 "Common Expenses" means costs related to the Common Area, as provided in Article X.

1.5 "Market" means the supermarket building (including its heating, ventilating, air conditioning, electrical and plumbing installations) of approximately 27,000 square feet of ground floor area (plus loading dock area) and its canopies, adjacent areas for truck parking and truck loading dock area and trash storage, and other purposes and their supports and appurtenances that extend from the Market into the Common Area, in and adjacent to the area designated as "Market" on the Site Plan. The Market is located at 6300-A San Mateo, N. E. in Landlord's Far North Shopping Center in Albuquerque, New Mexico.

1.6 "Premises" means the Market and all rights provided for herein to the Common Area in common with the rights of Landlord and other Shopping Center occupants.

1.7 "Shopping Center" means the buildings, improvements and operations on and including Landlord's real property located at the Northeast corner of the intersection of San Mateo Boulevard N. E. and Academy Road N. E. in Albuquerque, New Mexico. The Shopping Center is sometimes hereinafter referred to and shall be named Far North Shopping Center unless changed by Landlord.

1.8 "Site Plan" means the Site Plan attached hereto as Exhibit "A", which shows the configuration of the Shopping Center.

1.9 "Term" means the period beginning with the Commencement Date, and ending on the earlier of the day this Lease expires or the day this Lease is terminated, as provided herein. The Term will include the period of the optional extension periods, if any, exercised by Tenant pursuant to the terms of this Lease.

ARTICLE II 

PRELIMINARY AGREEMENTS

2.1 Grant of Leasehold. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, for the Term and upon the covenants and conditions set forth in this Lease.

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