<PAGE>   1
                                                                   EXHIBIT 10.45

                                     LEASE

     This Lease made as of the 15th day of May, 1989 by and between Gary
Christopher and W. Blake Merrill as Trustees of AEP Realty Trust under
Declaration of Trust dated June 1, 1983 and recorded with the Plymouth County
Registry of Deeds in Book 5366, Page 88 (hereinafter referred to as the
"Landlord") which expression shall include their successors and assigns
wherever the context permits and Primetta Corporation, a Massachusetts
corporation having a usual place of business at 77 Accord Park Drive, Norwell,
Massachusetts (hereinafter referred to as the "Tenant") which expression shall
include its successors and assigns wherever the context permits.

     1.   Subject to the terms, provisions, covenants and conditions as set
forth in this Lease, Landlord hereby leases to Tenant and Tenant hereby hires
from Landlord certain premises designated as Spaces B-4, B-5 and B-6 (the
"Premises") in Building B (the "Building") located at 77 Accord Park Drive,
Norwell, Plymouth County, Massachusetts, which Premises contain approximately
Nine Thousand (9,000) square feet of rentable floor area. Tenant shall have the
right to use, in common with others entitled thereto and for access to the
Premises, the walkways and driveways constructed on the parcel of land (the
"Land") on which the Building and the other three office/warehouse buildings
are constructed. Tenant shall also have the right to use, in common with others
entitled thereto and in connection with its use of the Premises, the parking
spaces in front of the Premises. Said four office/warehouse buildings are
hereinafter collectively referred to as the "Buildings". Said Land with the
improvements and Buildings thereon are hereinafter collectively referred to as
the "Property". Landlord specifically excepts and reserves to itself all rights
to the Land, Buildings and improvements located thereon and therein and further
specifically excepts and reserves to itself the use of the roof, the exterior
portions of the Premises and such other areas within the Premises required for
installation, maintenance and repair of utility lines and other installations
required to service the Building, or other tenants and occupants of the
Building or the Property, from time to time during the term of this Lease.

     2.   The term of this Lease shall be for a period of Thirty Six (36)
months commencing on August 1, 1989 and terminating on July 31, 1992, unless
sooner terminated as herein provided.

     3.   During the term of this Lease, the Tenant agrees to pay to Landlord,
without offset or deduction, at such place as Landlord may designate in writing
from to time, the rent and other charges as hereinafter set forth. The rental
obligations under this Lease shall start and the first monthly rental payment
shall be due and payable on August 1, 1989 (the "rent commencement date").
Unless otherwise specifically provided, all rent and other charges payable
under this Lease shall be due and payable in advance



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commencing on the rent commencement date and on the first day of each and every
month of the term thereafter. For and with respect to each month from the rent
commencement date through the balance of the term of the Lease, the Tenant
shall pay rent of $5,125.00 per month, payable in advance on the first day of
each such month. If any rent or other charges are not paid when due, Tenant
shall be charged a late payment charge of three (3%) percent of any delinquent
amount payable under the terms of this Lease and shall pay attorneys fees and
costs incurred by Landlord in conjunction with any such late payment, all of
which are to be paid by Tenant within five (5) days of receipt of Landlord's
invoice therefor.

     4.   All rent and other payments shall be made to Landlord or to such
agent of Landlord and at such place (or places) as Landlord, shall, from time
to time, in writing designate. Until further notice, rental payments and other
notices shall be sent to Landlord at the following address: Post Office Box 87,
Accord, Massachusetts 02018.

     5.   The Landlord shall have the exclusive right to regulate and control
the Buildings and the Property, including without limitation, the common areas,
walkways, driveways and parking areas. The Tenant agrees to comply with and to
conform to such rules and regulations as the Landlord may, from time to time,
establish, including without limitation those Rules and Regulations attached
hereto and made a part hereof.

     6.   Tenant shall be responsible for and pay all of the costs and expenses
of removal of rubbish and trash for the Premises and the Property.

     7.   During the term of this Lease and proportionately for any part of a
fiscal tax year, Tenant will pay to Landlord as additional rent and within
fourteen (14) days of written notice thereof nine (9%) percent of the increase
in the amount of the real estate taxes assessed and levied on the Land and
Buildings of which the Premises are a part over the amount of the real estate
taxes thereon for the fiscal year 1984 (the "Base Year"). If the Landlord
obtains an abatement of any such excess real estate tax, a proportionate share
of such abatement, less the reasonable fees and costs incurred in obtaining the
same, if any, shall be refunded to the Tenant.

     8.   During the term of this Lease and proportionately for any part of a
calendar year, the Tenant shall pay to Landlord as additional rent and within
fourteen (14) days of written notice thereof nine (9%) percent of any increase
in the expenses of operating and maintaining the Property (the "Operating
Expenses") over those incurred during the calendar year 1984. Landlord shall
provide Tenant with a statement in reasonable detail showing the Operating
Expenses for that calendar year.



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      Operating Expenses are defined for the purposes of this Agreement as all
costs and expenses which have been incurred because of or in connection with
the ownership and operation of the Property, the buildings and the Land upon
which the same are situated and Landlord's personal property used in connection
therewith, determined in accordance with generally accepted accounting
principles.

      Operating Expenses shall mean and include the following:

      a.    Costs, fees and expenses of service, repair and maintenance
            agreements, all wages, fees and salaries of contractors and/or
            employees related thereto and related taxes, insurance, benefits and
            reimbursible expenses;

      b.    Costs, fees and expenses of operation, upkeep, maintenance, repair,
            servicing and replacement of the common areas, driveways, sidewalks,
            parking areas, landscaping, utilities, pipes and wires, septic and
            sanitary systems, the Buildings, the fixtures and equipment therein,
            the Land upon which the buildings are situated and all supplies,
            equipment, tools and materials used in connection therewith;

      c.    The fees, the costs and expenses of electricity, light, water,
            power, fuel and other utilities for the common areas; and

      d.    Premiums and other charges with respect to insurance.

      Operating Expenses shall not include the cost of capital improvements,
depreciation, interest and principal payments on mortgages and other debt
costs, if any.

      9.    The Tenant shall pay, or cause to be paid, as they become due, all
charges for electricity, heat, air conditioning, gas, light, power, telephone
and other utilities and services that are furnished to the Premises, and/or
used, rendered or supplied to Tenant.

      10.   Tenant shall not make or allow to be made any alterations,
additions or improvements on or to the Premises without the prior written
consent of the Landlord, which consent Landlord agrees not to withhold
unreasonably. Any and all allowed alterations, additions and/or improvements
shall be at Tenant's sole cost and expense and shall be in quality at least
equal to the present construction. All work shall be performed only by duly
licensed plumbers, electricians and other trades-persons. Tenant shall not
permit any mechanics liens, or similar liens, to remain upon the Premises for
labor and materials furnished to Tenant or claimed to have been furnished to
Tenant in connection with work of any character performed or claimed to have
been performed at the direction of Tenant and Tenant shall cause any such lien
to be released of record forthwith without cost to Landlord. Any alterations or
improvements made by Tenant shall become the property of the Landlord and
remain on or in the Premises at the termination of this Lease or the
termination of Tenant's occupancy as provided herein.

      11.   The Tenant shall use the Premises only for the purpose of its
offices and storage warehouse, including the storage and shipping of
merchandise. In no event shall the Premises be used for the retail sale and/or
display of any goods or merchandise. The Tenant acknowledges that no trade or
occupation shall be conducted in the Premises or use made thereof which will be
unlawful, improper, noisy or offensive, or contrary to any law or any municipal
by-law or ordinance in force in the Town of Norwell.

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      12.   The Tenant shall not permit any use of the Premises which will make
voidable any insurance on the Property of which the Premises are a part, or on
the contents of said Property, or which shall be contrary to any law or
ordinance or contrary to any regulation from time to time established by the
New England Fire Insurance Rating Association, or any similar body succeeding
to its powers. The Tenant shall on demand reimburse the Landlord all extra
insurance premiums caused by the Tenant's use of the Premises.

      13.   The Tenant agrees to maintain the Premises in good order and
tenantable condition, damage by fire and other casualty only excepted, and
whenever necessary to replace plate glass and other glass therein, acknowledging
that the Premises are now in good order and the glass whole. The Tenant shall
not permit the Premises to be overloaded, damaged, stripped, or defaced, nor
suffer any waste. Tenant shall obtain the prior written consent of Landlord
before erecting any sign(s) on the Premises or the Building of which it is a
part. No paper signs or placards shall be allowed. No signs shall be placed on
windows or doors. The location, size and type of sign(s) must be approved by
Landlord in writing prior to installation thereof.

      14.   The Landlord agrees to maintain the structure of the Building of
which the Premises are a part in the same condition as it is at the
commencement of the term of this Lease or as it may be put in during the term
of this Lease, reasonable wear and tear and damage by fire and other casualty
excepted, unless such maintenance is required because of the Tenant or those
for whose conduct the Tenant is responsible.

      15.   The Tenant shall not assign or sublet the whole or any part of the
Premises without Landlord's prior written consent. Notwithstanding such
consent, Tenant shall remain liable to Landlord for the payment of all rent and
for the full performance of the covenants and conditions of this Lease to be
performed and observed by Tenant.

      16.   This Lease shall be subject and subordinate to any and all
mortgages, deeds of trust and other instruments in the nature of a mortgage,
now or at any time hereafter a lien or liens on the Property of which the
Premises are a part and the Tenant shall, when requested, promptly execute and
deliver such written instruments as shall be necessary to show the
subordination of this Lease to said mortgages, deeds of trust or other such
instruments in the nature of a mortgage.

      17.   The Landlord or agents of the Landlord may, at reasonable times,
enter to view the Premises, and may remove placards and signs not approved as
herein provided and/or affixed contrary to Landlord's rules and regulations,
and Landlord may make repairs and alterations as Landlord should elect to do,
and may show the Premises to others, and at any time within three (3) months
before the expiration of the term, may affix to any part of the Premises a
notice for letting or selling the Premises or the Building or the Property of
which the Premises are a part and keep the same so affixed without hindrance or
molestation.

      18.   The Tenant shall save the Landlord harmless from all loss and
damage occasioned by the use or escape of water or by the bursting of pipes,
unless

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caused by Landlord's negligence, as well as from any claim or damage resulting
from neglect in not removing snow and ice from the roof of the Building or by
any nuisance made or suffered on the Premises, unless such loss is caused by
the neglect of the Landlord. The removal of snow and ice from the sidewalks
bordering upon the Premises shall be Landlord's responsibility. 

     19.  The Tenant shall maintain with respect to the Premises and the
Property of which the Premises are a part comprehensive general public
liability insurance in responsible companies qualified to do business in
Massachusetts and in good standing therein, insuring the Landlord as well as
Tenant against claims for bodily injury, death or property damage occurring on,
in or about the Premises, such insurance to afford minimum protection of not
less than $1,000,000.00 per person and $1,000,000.00 per accident in respect of
bodily injury or death and property damage in the amount of $1,000,000.00. The
Tenant shall deposit with the Landlord certificates for such insurance at or
prior to the commencement of the term, and thereafter within thirty (30) days
prior to the expiration of any such policies. All such insurance shall provide
that such policies shall not be cancelled without at least ten (10) days prior
written notice to each assured named therein.

     20.  Should a substantial portion of the Premises, or should a portion of
the Property of which the Premises are a part, be damaged by fire or other
casualty, or be taken by eminent domain, the Landlord may elect to terminate
this Lease. When such fire, casualty, or taking renders the Premises
substantially unsuitable for their intended use, a just and proportionate
abatement of rent shall be made, and the Tenant may elect to terminate this
Lease if:

     a.   The Landlord fails to give written notice within thirty (30) days of
          said fire, casualty or taking of its intention to restore the 
          Premises, or

     b.   The Landlord fails to restore the Premises to a condition
          substantially suitable for their intended use within ninety (90) days
          of said fire, casualty or taking.

     The Landlord reserves, and the Tenant grants to the Landlord, all rights
which the Tenant may have for damages or injury to the Premises for any taking
by eminent domain, except for a separate award to Tenant for damage to its
property and/or a separate award to Tenant for its relocation expenses and/or a
separate award for interruption of Tenant's business.

     21.  In the event that:

     a.   The Tenant shall default in the payment of any installment of rent or
          other sum herein specified and such default shall continue for ten
          (10) days after written notice thereof; or

     b.   The Tenant shall default in the observance or performance of any
          other of the Tenant's covenants, agreements or obligations hereunder
          and such default shall not be corrected within thirty (30) days after
          written notice thereof; or

     c.   The Tenant shall be declared bankrupt or insolvent according to law,
          or, if any assignment shall be made of Tenant's property for the
          benefit of creditors,


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then, the Landlord shall have the right thereafter, while such default
continues, to re-enter and take complete possession of the Premises, to declare
the term of this Lease ended, and remove the Tenant's effects, without
prejudice to any remedies which might be otherwise used for arrears of rent or
other default. The Tenant shall indemnify the Landlord against all loss of rent
and other payments which the Landlord may incur by reason of such termination
during the residue of the term. If the Tenant shall default, after reasonable
notice thereof, in the observance or performance of any condition or covenant
on Tenant's part to be observed or performed under or by virtue of any of the
provisions in any article of this Lease, the Landlord, without being under any
obligation to do so and without thereby waiving such default, may remedy such
default for the account and at the expense of the Tenant. If the Landlord makes
any expenditures or incurs any obligations for the payment of money in
connection therewith, including but not limited to, reasonable attorneys' fees
in instituting, prosecuting or defending any action or proceedings, such sums
paid or obligations incurred, shall be paid to the Landlord by the Tenant as
additional rent with interest thereon at the rate of 1-1/2% per month until
paid in full.

     22.  Any notice from the Landlord to the Tenant relating to the Premises
or to the occupancy thereof, shall be deemed duly served, if left at the
Premises addressed to the Tenant, or if mailed to the Premises, registered or
certified mail, return receipt requested, postage prepaid, addressed to the
Tenant. Any notice from the Tenant to the Landlord relating to the Premises or
to the occupancy thereof, shall be deemed fully served, if mailed to the
Landlord by registered or certified mail, return receipt requested, postage
prepaid, addressed to the Landlord at such address as the Landlord may from
time to time advise in writing.

     23.  The Tenant shall at the expiration or other termination of this Lease
remove all Tenant's goods and effects from the Premises (including without
hereby limiting the generality of the foregoing, all signs and lettering
affixed or painted by the Tenant, either inside or outside the Premises).
Tenant shall deliver to the Landlord the Premises and all keys and locks
thereto, and other fixtures connected therewith and all alterations and
additions made to or upon the Premises, in good condition, damage by fire or
other casualty only excepted. In the event of the Tenant's failure to remove
any of the Tenant's property from the Premises, Landlord is hereby authorized,
without liability to Tenant for loss or damage thereto, and at the sole risk of
Tenant, to remove and store any of the property at Tenant's expense, or to
retain the same under Landlord's control, or after giving Tenant fifteen (15)
days notice thereof to sell at public or private sale any or all of the
property not so removed and to apply the net proceeds of such sale to the
payment of any sum or sums due hereunder, or after giving Tenant thirty (30)
days notice to destroy such property.

     24.  All obligations of Landlord shall be binding upon Landlord only during
the period of its ownership of the Premises and not thereafter. The term
"Landlord" shall mean only the owner, for the time being, of the Premises, and
in the event of the transfer by such owner of its interest in the Premises, and
the assignment of the Advance Rent, the owner shall thereupon be released and
discharged from all covenants and obligations of the Landlord thereafter
accruing, but such covenants and obligations shall be binding during the term of
this Lease upon each new owner of the Premises for the duration of such owner's
ownership of the Premises.


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     IN WITNESS WHEREOF, the said Gary Christopher and W. Blake Merrill, as
Trustees of AEP Realty Trust, have caused these presents to be signed, executed
and delivered and Primetta Corporation has caused these presents to be signed,
executed and delivered by its officer thereunto duly authorized, on the day and
year first above written.

     TENANT                                        LANDLORD
     ------                                        --------

PRIMETTA CORPORATION                    /s/ GARY CHRISTOPHER (TRUSTEE)
                                        ------------------------------
                                        Gary Christopher as Trustee of
                                        AEP Realty Trust


By:
   ---------------------------          ------------------------------
                                        W. Blake Merrill as Trustee of
                                        AEP Realty Trust


By: /s/ RICHARD HAMMEL
   ---------------------------
   Richard Hammel
   President
   Duly Authorized



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                             RULES AND REGULATIONS

The Landlord has imposed the following rules and regulations which it deems
necessary for the orderly and efficient management and operation of the
buildings:

1.   No trucks (except forklift trucks and other similar equipment used in
     connection with a tenant's business on the Property), machinery (except
     such as are used in the conduct of a tenant's business in its Premises),
     motor vehicles (except automobiles) or construction equipment shall be
     brought upon or stored in or on any portion of the Property.

2.   Delivery trucks may remain on the Property for such time as is reasonably
     necessary for loading and unloading and shall not be used for storage and
     shall be removed from the Property forthwith.

3.   No trailers, trucks, tractors or other vehicles shall be parked overnight.

4.   Only vehicles bearing HP license plates are authorized and permitted to
     use those spaces specifically reserved for handicapped parking as so
     designated by the appropriate handicapped parking identifying symbol.

5.   Double parking is prohibited at all times and under all circumstances.

6.   Fire lanes must remain clear of all vehicles and must otherwise be
     completely unobstructed at all times and under all circumstances.

7.   The use of cargo bays by more than one (1) vehicle at a time is prohibited
     at all times and under all circumstances.

8.   All fees, costs and expenses of any maintenance, replacements, repairs
     and/or repainting necessitated because of any damage or injury caused by a
     tenant (or by persons for whom a tenant is liable, including, without
     limitation, tenant's agents, servants, employees, contractors, invitees,

<PAGE>   9
     visitors and guests) shall be charged to the tenant reasonable for such
     damage or injury and shall be due and payable immediately upon demand
     therefor.

9.   Each tenant shall at its sole cost and expenses keep and maintain in good
     order, repair and in a clean and healthful condition the dumpsters and/or
     rubbish containers (collectively the "Containers") used by such tenant. No
     Containers shall be allowed to leak or spill any rubbish, debris, materials
     or waste onto the common areas of the Landlord's Property. Containers shall
     be covered at all times. Containers shall not be used for the disposal of
     hazardous materials, debris or waste of any kind. No hazardous materials,
     debris or waste of any kind shall be disposed of on the common areas or on
     the Landlord's Property.

10.  All fees, costs and expenses of policing and/or removing any rubbish,
     debris or materials from the Property of Landlord shall be charged to the
     tenant responsible therefor and shall be due and payable immediately upon
     demand. All fees, costs and expenses of any maintenance, repairs and/or
     replacements required by any damage or injury to the property, the
     buildings, including without limitation the walls, doors, railings, roofs
     and windows, the common areas, the driveways and the parking areas or by a
     tenant's failure to perform or observe these rules shall be charged to the
     tenant responsible for such damage, injury or violation and such fees,
     costs and expenses shall be due and payable immediately upon demand
     therefor. If a tenant fails to observe these rules and regulations or if a
     tenant's use of a Container is in violation of these rules and regulations
     or of any federal, state or municipal law, regulation, ordinance or by
     law, Landlord may have the Container(s) removed without incurring any
     liability to any tenant for loss or damage thereto and at the sole cost,
     expense and risk of such tenant.

11.  As pallets are to be stored within each tenant's respective premises
     within the buildings. No pallet shall be stored or allowed to remain
     outside of any building, on any part of the parking area or driveways or



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     on any portion of the common areas overnight. In the event of a tenant's
     failure to comply herewith, Landlord (or its agents) may remove any pallet
     found to be in violation hereof, without incurring any liability to any
     tenant for loss or damage thereto and at the sole cost, expense and risk
     of such tenant.

12.  In order to maintain the proper image of the buildings, no signs shall be
     placed on any doors or windows and no temporary or paper signs or placards
     will be allowed at any time.

13.  All tenants and occupants are required to obtain the written approval of
     the Landlord before any sign may be installed, erected or placed in or on
     any part of the premises, the buildings or elsewhere on the property.
     Please be advised that the Landlord intends to strictly enforce this
     requirement and will remove any sign not so approved or otherwise in
     violation of Landlord's rules and regulations. All costs and expenses for
     the removal of such signs and for the repair and repainting of any damage
     caused by the installation, erection or removal of such sign shall be
     charged to tenant responsible therefore and shall be due and payable upon
     demand.

14.  The walkways, sidewalks, driveways, parking areas, entrances, passages,
     courtyards, corridors, vestibules, halls, elevators and stairways in and
     about the building and the Property shall not be obstructed.

15.  No objects shall be placed against glass partitions, doors or windows
     which would be unsightly from the building corridors or from the exterior
     of the Building.

16.  Tenants shall not waste any services furnished by Lessor and shall
     cooperate fully with Lessor to assure the most effective operation of the
     building heating and air-conditioning systems.

17.  No additional or different locks or bolts shall be affixed on doors. All
     keys shall be returned to Lessor upon termination of tenant's lease or
     occupancy.



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18.  Tenants shall not use any part of the Building of their premises for
     manufacture, for the sale of merchandise of any kind, for any auction
     sales or for the storage of merchandise preliminary to such sales.

19.  Tenants shall not engage or pay any employees of the Building without
     approval of the Lessor.

20.  All removals from the Building, or the carrying in or out of the Building
     or tenants' premises of any freight, furniture or bulky matter of any
     description, must take place at such times and in such manner as Lessor my
     determine, from time to time. Lessor reserves the right to inspect all
     freight to be brought into the Building and exclude from the Building all
     freight which violates any of Rules and Regulations or any provision of a
     tenants' lease.

21.  Lessor may prohibit any advertising by tenants which refers to the
     Building and which in Lessor's opinion tends to impair the reputation of
     the Building.

22.  Tenants shall cooperate with Lessor in minimizing loss and risk thereof
     from fire and associated perils.

23.  The water and wash closets and other plumbing fixtures shall not be used
     for any purposes other than those for which they were designed and
     constructed, and no sweeping, rubbish, rags, acids or like substances shall
     be deposited therein. All damages resulting from any misuse of the
     fixtures shall be borne by the responsible tenant.

     Lessor reserves the right at any time to rescind, alter or waive any rule
     or regulation at any time prescribed for the Building and to impose
     additional rules and regulations when in its judgment, it deems it
     necessary, desirable or proper for its best interest and for the best
     interests of the tenants, and no alteration or waiver of any rule or
     regulation in favor of one tenant shall operate as an alteration or waiver
     in favor of any other tenant. Lessor shall not be responsible to any tenant
     for the non observance or violation by any other tenant however resulting
     of any of the rules or regulations at any time prescribed for the Building.




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