EXHIBIT
      10.1

    


    COMMERCIAL
      LEASE 


    


    
      	
              1.
                PARTIES

               

            	 	
              Lahinch
                Limited Partnership, a Massachusetts limited partnership with an
                address
                of 12 Clock Tower Place Suite 200, Maynard, MA 01754 (“Landlord”),
                does hereby lease to Lightspace
                Corporation
                a
                Delaware corporation with a place of business at 383 Dorchester
                Avenue, Suite 220, Boston, MA 02127 (“Tenant”),
                the Premises (as defined below).

               

            
	
              2.
                PREMISES

               

            	 	
              A
                portion of the building consisting of 9,716 non-contiguous rentable
                square
                feet located
                at 383 Dorchester Avenue, Boston, Massachusetts 02127, consisting
                of a
                portion of the building consisting of 3,327 rentable square
                feet located
                at 383 Dorchester Avenue, Suite 220 (“Suite 220”), Boston, Massachusetts
                02127, as shown on Exhibit
                A1, and
                a portion of the building consisting of 6,389 rentable square
                feet located
                at 383 Dorchester Avenue, Suite 130 (“Suite 130”), Boston, Massachusetts
                02127, as shown on Exhibit
                A2(collectively,
                the “Premises”), and together with the right to use in common, with others
                entitled thereto, the hallways, stairways and elevators, necessary
                for
                access to said leased premises, and lavatories nearest thereto, if
                any
                (the “Premises”).
                Except as set forth herein, the Premises are to be delivered in “as-is”
                condition as they are in on the date of this Lease.

               

            
	 	 	
              The
                buildings and improvements now or hereafter located or used in connection
                with the Property, including the Building, currently consisting of
                approximately 144,888 rentable square feet is referred to as the
                “Project”.
                

               

            
	
              3.
                TERM

               

            	 	
              The
                term of this Lease shall be for 60 months and is projected to commence
                on
                July 1, 2008, or issuance of Certificate of Occupancy (CO) or Temporary
                Certificate of Occupancy (TCO) by the City of Boston, (the “Term
                Commencement Date”)
                and terminating on June 30, 2013, (the “Term
                Expiration Date”).
                The Actual term Commencement Date and Term Expiration Date shall
                be
                memorialized in an amendment upon issuance of CO or TCO.

               

            
	
              4.
                RENT

               

            	 	
              Suite
                220
                Office Space

               

              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $42,419.25 per year NNN ($12.75 per rentable square foot NNN),
                for
                months one (1) through twelve (12), payable in advance on the first
                day of
                each month in installments of $3,534.94 each NNN. Tenant shall pay
                the
                first month’s rent upon execution of this Lease.

               

            
	 	 	
              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $43,251.00 per year NNN ($13.00 per rentable square foot NNN),
                for
                months thirteen (13) through twenty four (24), payable in advance
                on the
                first day of each month in installments of $3,604.25 each NNN.
                

               

            
	 	 	
              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $44,082.75 per year NNN ($13.25 per rentable square foot NNN),
                for
                months twenty five (25) through thirty six (36), payable in advance
                on the
                first day of each month in installments of $3,673.56 each NNN.
                

               

            
	 	 	
              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $44,082.75 per year NNN ($13.25 per rentable square foot NNN),
                for
                months thirty seven (37) through forty eight (48), payable in advance
                on
                the first day of each month in installments of $3,673.56 each
                NNN.

            


    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    
      	 	 	
              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $44,914.50 per year NNN ($13.50 per rentable square foot NNN),
                for
                months forty nine (49) through sixty (60), payable in advance on
                the first
                day of each month in installments of $3,742.88 each NNN. 

               

            
	 	 	
              Tenant
                shall pay the first month’s rent upon execution of this Lease. All
                payments hereunder (including rent and additional rent) shall be
                due and
                payable on or before the first day of each calendar month. There
                will be a
                late charge for payments made after the first (1st)
                of the month, which charge shall be the lesser of eighteen percent
                (18%)
                per month or the maximum amount permitted by law. Failure to pay
                the late
                charge is a default under the terms of the Lease. Tenant acknowledges
                and
                waives any/all rights to offset or reduce payments due under this
                Lease.
                

               

            
	 	 	
              Suite
                130
                Warehouse Space

               

              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $55,903.75 per year NNN ($8.75 per rentable square foot NNN),
                for
                months one (1) through twelve (12), payable in advance on the first
                day of
                each month in installments of $4,658.65 each NNN. Tenant shall pay
                the
                first month’s rent upon execution of this Lease.

               

            
	 	 	
              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $57,501.00 per year NNN ($9.00 per rentable square foot NNN),
                for
                months thirteen (13) through twenty four (24), payable in advance
                on the
                first day of each month in installments of $4,791.75 each NNN.
                

               

              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $59,098.25 per year NNN ($9.25 per rentable square foot NNN),
                for
                months twenty five (25) through thirty six (36), payable in advance
                on the
                first day of each month in installments of $4,924.85 each NNN.
                

               

              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $59,098.25 per year NNN ($9.25 per rentable square foot NNN),
                for
                months thirty seven (37) through forty eight (48), payable in advance
                on
                the first day of each month in installments of $4,924.85 each NNN.
                

               

              Tenant
                shall pay, without any offset or reduction, rent to Landlord at the
                rate
                of $60,695.50 per year NNN ($9.50 per rentable square foot NNN),
                for
                months forty nine (49) through sixty (60), payable in advance on
                the first
                day of each month in installments of $5,057.96 each NNN. 

               

              Tenant
                shall pay the first month’s rent upon execution of this Lease. All
                payments hereunder (including rent and additional rent) shall be
                due and
                payable on or before the first day of each calendar month. There
                will be a
                late charge for payments made after the first (1st)
                of the month, which charge shall be the lesser of eighteen percent
                (18%)
                per month or the maximum amount permitted by law. Failure to pay
                the late
                charge is a default under the terms of the Lease. Tenant acknowledges
                and
                waives any/all rights to offset or reduce payments due under this
                Lease.
                

               

            
	
              5.
                SECURITY DEPOSIT 

               

            	 	
              A
                Security Deposit in the amount of $17,601.68 shall be paid to Landlord
                by
                Tenant upon execution of this Lease, which shall be held as security
                for
                Tenant’s performance of any and all of its obligations hereunder. Landlord
                may adjust the Security Deposit from time to time after reviewing
                Tenant’s
                financial statements, which Tenant shall provide to Landlord upon
                request.
                Upon the occurrence of a default under this Lease by Tenant, Landlord
                may,
                in its sole discretion, apply the Security Deposit to cure such default
                and Tenant shall restore the Security Deposit to the sum of $17,601.68(or
                such adjusted amount). Upon a transfer of the Property, Tenant agrees
                to
                look solely to such transferee for the return of the Security Deposit.
                

            


    

     

    
      
         

      

      
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              6.
                TAXES AND OPERATING EXPENSES

               

            	 	
              Tenant
                shall pay to Landlord in advance on the first day of each month,
                commencing on the Term Commencement Date, as additional rent, the
                Tenant’s
                Share (as defined below) of (i) the Taxes (as defined below) and
                (ii)
                Operating Expenses (as defined below). 

               

              “Taxes”
                shall mean all real estate taxes, personal property taxes, assessments,
                water and sewer charges and all municipal, state and federal charges
                levied or assessed or imposed on the Project. 

               

            
	 	 	
              “Operating
                Expenses”
                shall mean all expenses, costs and disbursements of every kind and
                nature
                which Landlord shall pay or become obligated to pay in connection
                with the
                Project, including without limitation, (i) insurance premiums paid in
                connection with the Project; (ii) all utility charges for the Project
                not
                directly billed to the Tenant or other Tenants; (iii) compensation
                and
                benefits for Landlord’s employees and agents, engaged in the operation and
                maintenance of the Project; (iv) worker’s compensation costs and payroll
                taxes for said employees and agents to be prorated when employee
                is not
                full time at the Project; (v) payments to independent contractors
                for
                maintenance, repairs, cleaning, management, legal, accounting and
                maintenance of the Project including utility systems; and (vi) generally
                all reasonable expenses incurred by Landlord in connection with its
                operation of the Project. 

               

              “Tenant’s
                Share”
                shall mean 6.71%. Landlord may, from time to time, in Landlord’s sole
                discretion, adjust Tenant’s Share to reflect the ratio of the actual
                rentable square feet of the Premises to the actual rentable square
                feet of
                the Project. 

               

              THIS
                LEASE IS A TRIPLE NET LEASE AND LANDLORD SHALL NOT BE OBLIGATED TO
                PAY ANY
                CHARGE OR BEAR ANY EXPENSE WHATSOEVER AGAINST OR WITH RESPECT TO
                THE
                PREMISES EXCEPT TO THE EXTENT SPECIFICALLY SET FORTH HEREIN NOR SHALL
                RENT, ADDITIONAL RENT AND ANY OTHER CHARGES PAYABLE HEREUNDER BE
                SUBJECT
                TO ANY REDUCTION OR OFFSET WHATSOEVER ON ACCOUNT OF SUCH CHARGE.
                IN ORDER
                THAT THE RENT SHALL BE ABSOLUTELY NET TO LANDLORD, TENANT COVENANTS
                AND
                AGREES TO PAY AS ADDITIONAL RENT TAXES, BETTERMENT ASSESSMENTS, INSURANCE
                COSTS, OPERATING EXPENSES AND UTILITY CHARGES WITH RESPECT TO THE
                PREMISES
                AS PROVIDED HEREIN. 

               

            
	
              7.
                UTILITIES

               

            	 	
              The
                Tenant shall pay all bills for utilities furnished to the Premises,
                including, without limitation, electricity, gas, water, sewer, telephone
                and other services and including heat and air conditioning. Landlord
                shall
                not be liable for any interruption in utilities or services serving
                the
                Premises. 

               

              Landlord
                intends to separately meter this suite for utilities. If Landlord
                elects
                not to submeter or check meter the Premises, Tenant will be billed
                monthly
                for its energy use at a rate of $2.00 per square foot per year (the
                “Utility Charge”) for electric and gas to be paid as additional rent.
                Landlord shall have the right to adjust the Utility Charge from time
                to
                time in its sole discretion. 

               

              Landlord
                shall have no obligation to provide utilities or equipment other
                than the
                utilities and equipment within the Premises as of the Term Commencement
                Date. In the event Tenant requires additional utilities or equipment,
                the
                installation and maintenance thereof shall be the Tenant’s sole
                obligation, provided that such installation shall be subject to the
                prior
                written consent of the Landlord. Landlord shall have the right to
                enter a
                Tenant’s suite at any time without notice in order to install electric
                meters.

            


    

     

    
      
         

      

      
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              If
                this suite contains a server room or lab room with an existing
                supplemental air conditioning unit, Tenant shall be responsible for
                maintenance such existing supplementary air conditioning unit. If
                any
                server room or lab room should need a supplementary air conditioning
                unit
                and Tenant desires to have such a unit installed, Tenant shall use
                Landlord’s designated HVAC contractor. Tenant shall be responsible for
                maintenance of said supplementary air conditioning unit. At the
                termination of this lease or amendment the supplementary air conditioning
                unit shall remain with the demised premises and will become the property
                of the Landlord.

               

            
	
              8.
                USES OF LEASED PREMISES

               

            	 	
              Tenant
                shall use Suite 220 only for general office and its associated uses
                provided that such use must comply with all applicable zoning regulations
                and all other applicable Federal, State and Municipal laws and Landlord’s
                rules and regulations, adopted from time to time. 

               

            
	 	 	
              Tenant
                shall use Suite 130 only for general warehouse and its associated
                uses
                provided that such use must comply with all applicable zoning regulations
                and all other applicable Federal, State and Municipal laws and Landlord’s
                rules and regulations, adopted from time to time.

               

            
	
              9.
                COMPLIANCE WITH LAWS

               

            	
                

               

            	
              Tenant
                acknowledges that no trade or occupation shall be conducted in the
                Premises or use made thereof which will be unlawful, improper,
                unreasonably noisy or offensive, or contrary to any law or any municipal
                by-law or ordinance in force in the city or town in which the premises
                are
                situated. Said non-compliance shall be considered a breach of this
                Lease.

               

            


    

    


    
      	
              10.
                FIRE INSURANCE

               

            	 	
              Tenant
                shall not permit any use of the Premises which will make void any
                insurance on the Project or on the contents of the Project or which
                shall
                be contrary to any law or regulation from time to time established
                by the
                New England Fire Insurance Rating Association, or any similar body
                succeeding to its powers. Tenant shall on demand reimburse Landlord,
                and
                all other tenants, for all extra insurance premiums resulting from
                Tenant’s use of the Premises.

               

            
	
              11.
                MAINTENANCE

               

            	 	 
	
              A.
                TENANT’S
                OBLIGATION

               

            	 	
              Tenant
                agrees to maintain the Premises in good condition, damage by fire
                and
                other casualty excepted, and whenever necessary, to replace plate
                glass,
                acknowledging that the Premises are now in good order and the glass
                whole.
                Tenant shall not permit the Premises to be overloaded, damaged, stripped
                or defaced, nor suffer any waste. Tenant shall not install any signs
                at
                the Premises.

               

            
	
              B.
                LANDLORD’S
                OBLIGATION

               

            	 	
              Landlord
                agrees to maintain the structure of the Building in the same condition
                as
                it is at the Term Commencement Date or as it may be put in during
                the Term
                of and pursuant to the terms of this Lease, reasonable wear and tear,
                damage by fire or other casualty and damage caused by Tenant or by
                such
                party for whose conduct the Tenant is legally responsible, and is
                excepted. Tenant acknowledges that the building is old and has been
                recently restored. As such the structure may contain certain deficiencies
                that could lead to leaks and other such nuisances due to wind, driving
                rain and other weather related items. Tenant acknowledges that with
                reasonable notice the Landlord will respond and make efforts to repair
                such problems. Tenant also acknowledges they may not use any such
                problems, should they arise, as an excuse to break the
                lease.

            


    

     

    
      
         

      

      
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              12.
                ALTERATIONS & ADDITIONS AND LANDLORD’S WORK

               

            	 	
              Tenant
                shall not make alterations, installations or additions to the Premises
                without Landlord’s prior written consent which consent may be withheld by
                Landlord in its sole discretion and must be performed by Landlord
                or its
                agents. All such allowed alterations shall be at Tenant’s sole cost and
                expense and shall be in quality at least equal or better than the
                present
                construction. Tenant shall not permit any mechanics’ liens, or similar
                liens, to remain upon the Premises for labor and material 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 shall cause any such lien to be released
                of record
                forthwith without cost to Landlord. Any alterations, installations
                or
                additions made to the Premises shall become the property of the Landlord
                at the termination of occupancy as provided herein, unless Landlord
                shall
                require the removal of such alterations, installations or additions.
                If
                Landlord shall require the removal of any alterations or additions,
                Tenant
                shall restore the Premises to its original condition at Tenant’s expense.
                

               

            
	 	 	
              Landlord
                shall be responsible, at its sole cost and expense, to complete the
                work
                set forth on EXHIBIT A1 and A2 and EXHIBIT E and to obtain a CO or
                TCO by
                or before July 1, 2008.

               

            
	
              13.
                ASSIGNMENT & SUBLETTING

               

            	 	
              Tenant
                shall not assign or sublet the whole or any part of the Premises
                without
                Landlord’s prior written consent, which may be withheld or delayed by
                Landlord in its sole discretion. 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. For
                the
                purposes of this Lease, any transfer of an interest in Tenant shall
                be
                deemed an assignment of this Lease. If Tenant requests Landlord’s consent
                to assign this Lease or sublet all or any portion of the Premises,
                Landlord shall have the option, exercisable by written notice to
                Tenant
                given within ten (10) days after receipt of such request, to terminate
                this Lease as of the date specified in such notice. If landlord approves
                a
                sublease and said sublease is for a total rental amount which on
                an annual
                basis is greater than the Fixed Rent and Additional Rent due from
                the
                Tenant to the Landlord under this lease, Tenant shall pay to the
                Landlord,
                forthwith upon Tenants’ receipt of each installment of such excess Fixed
                Rent and Additional Rent, during the term of any approved sublease,
                as
                Additional Rent hereunder, in addition to the Fixed Rent and Additional
                Rent and other payments due under this Lease, an amount equal to
                one
                hundred percent (100%) of the positive excess between all Fixed Rent
                and
                Additional rent received by Tenant, less reasonable transaction costs,
                which shall include legal fees and brokerage commissions, under the
                sublease and the aggregate of Fixed Rent and Additional Rent due
                hereunder.

               

            
	
              14.
                SUBORDINATION

               

            	 	
              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 existing
                or
                at any time hereafter arising, a lien or liens on the property of
                which
                the leased premises are a part. Tenant shall, when requested, promptly
                execute and deliver such written instruments in the lender’s form 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.
                Tenant’s failure to execute and return documents to Landlord within
                forty-eight (48) hours of receipt by Tenant or Tenant’s agent shall be
                deemed a breach of this Lease.

               

            
	
              15.
                LANDLORD’S ACCESS

               

            	 	
              Landlord
                or agents of Landlord may show the Premises to others with out advance
                notice, and at any time before the expiration of the Term for the
                purpose
                related to the sale, lease or refinancing of the Premises, excluding
                emergencies in which case Landlord may enter the Premises without
                any
                notice. Landlord may remove placards and signs not approved and affixed
                as
                herein provided, and make repairs, installations and
                alterations.

               

              Landlord
                may show the Premises to prospective Tenants during the Term. Tenant
                shall
                provide Landlord or its agents alarm codes and keys. Tenant’s refusal to
                provide Landlord or its agent’s access as stated above shall be deemed a
                breach of this Lease.

            


    

     

    
      
         

      

      
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              16.
                INDEMNIFICA-TION AND LIABILITY

               

            	 	
              A.    Tenant
                agrees to defend (with counsel selected by Landlord), indemnify and
                save
                harmless the Landlord, the Landlord’s managing agent and any holder of a
                mortgage on all or any portion of the Premises from (i) any act,
                omission or negligence of the Tenant, or the Tenant’s contractors,
                licensees, agents, servants, or employees, or arising from any accident,
                injury, or damage whatsoever caused to any person, or to the property
                of
                any person, or (ii) any violation of applicable law including,
                without limitation, any law, regulation or ordinance concerning trash,
                hazardous materials, or other pollutant occurring from and after
                the date
                that possession of the Premises is delivered to the Tenant and until
                the
                end of the Term hereof in or about the Premises, or (iii) any
                accident, injury or damage occurring outside the Premises, where
                such
                accident, damage or violation of applicable law results in injury
                from act
                or omission on the part of the Tenant or the Tenant’s agents or employees.
                This indemnity and hold harmless agreement shall survive termination
                of
                this Lease and include indemnity against all costs, expenses and
                liabilities incurred in or in connection with any such claim or proceeding
                brought thereon, and the defense thereof. Landlord agrees to pursue
                all of
                its rights under Tenant’s insurance policy before seeking indemnification
                from Tenant, provided that Tenant’s policy is on an occurrence basis
                policy with limits as required by Section 17. Landlord agrees that
                Tenant’s indemnity shall only apply to the extent Landlord does not
                recover such costs, expenses and liabilities under any such policy.
                Tenant
                agrees that Tenant’s insurance shall be the primary insurance policy and
                that said policy shall be exhausted in its totality before Landlord
                seeks
                its own rights to recover under any additional policy.

               

              B.   
                Tenant
                agrees that Landlord shall not be responsible or liable to Tenant,
                or to
                those claiming by, through or under Tenant, for any loss or damage
                that
                may be occasioned by or through the acts or omissions of persons
                occupying
                any adjoining space or any part of the Building, or for any loss
                or damage
                resulting to Tenant or to those claiming by, through or under Tenant,
                or
                its or their property, from the bursting, stopping or leaking of
                water,
                gas, sprinklers, sewer or steam pipes, unless such damage is caused
                by the
                sole gross negligence of Landlord.

               

            
	
              17.
                TENANT’S LIABILITY INSURANCE

               

            	 	
              Tenant
                shall maintain with respect to the Premises and the Project, commercial
                general liability insurance in the amount of five million dollars
                ($5,000,000) with property damage insurance in limits of one million
                dollars ($1,000,000) in responsible companies qualified to do business
                in
                Massachusetts and in good standing therein insuring the Landlord
                as well
                as Tenant against injury to persons or damage to property as provided.
                Tenant shall deposit with the Landlord certificates of such insurance
                at
                or prior to the Term Commencement Date and thereafter within thirty
                (30)
                days prior to the expiration of any such policies. All such insurance
                certificates shall provide that such policies shall not be altered
                or
                canceled without at least thirty (30) days prior written notice to
                Landlord.

            


    

     

    
      
         

      

      
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              18.
                FIRE, CASUALTY, EMINENT DOMAIN

               

            	 	
              Should
                a substantial portion of the Premises or of the Project be substantially
                damaged by fire or other casualty, or be taken by eminent domain,
                Landlord
                may elect to terminate this Lease. When such fire, casualty or taking
                renders the Premises substantially unsuitable for their intended
                use,
                Tenant may elect to terminate this lease if:

               

              (a)  
                Landlord
                fails to deliver written notice within ninety (90) days of intention
                to
                restore Premises, or

              (b)  
                Landlord
                fails to restore the Premises to a condition substantially suitable
                for
                their intended use within one hundred eighty (180) days of
                (i) receipt of insurance proceeds in the case of fire or casualty or
                (ii) receipt of the award in the case of a taking.

               

              Landlord
                reserves, and Tenant grants to Landlord, all rights which the Tenant
                may
                have for damages or injury to the leased premises for any taking
                by
                eminent domain, except for damage to the Tenant’s fixtures, property, or
                equipment.

               

            
	
              19.
                DEFAULT & BANKRUPTCY

               

            	 	
              In
                the event that:

              (a)  
                Tenant
                shall default in the payment of any installment of rent or other
                sum
                herein specified; or 

              (b)  
                Tenant
                shall vacate or abandon all or any part of the Premises or fail to
                continuously occupy the Premises; or

              (c)  
                Tenant
                shall default in the observance or performance of any other of Tenant’s
                covenants, agreements or obligations hereunder, such default not
                having
                been cured within 10 days of receiving written notice of such default;
                or
                

              (d)  
                Tenant
                shall suffer a material adverse change in it’s business, as determined by
                Landlord; or

              (e)  
                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, provided,

               

              then
                Landlord shall have the right to proceed with summary process to
                remove
                Tenant from the Premises. In the event of default by Tenant, Tenant
                shall
                pay to Landlord all costs and expenses incurred in enforcing the
                terms of
                this Lease, including reasonable attorneys’ fees, whether or not legal
                proceedings are instituted. 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 balance of the Term of this
                Lease.

               

              If
                Tenant shall default in the observance or performance of any conditions
                or
                covenants on Tenant’s part to be observed or performed hereunder or by
                virtue of any of the provisions in any article of this Lease other
                than
                Tenant’s rental payment obligations, 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, all
                attorney’s fees in instituting, prosecuting or defending any action or
                proceeding, such sums paid or obligations incurred, with interest
                at the
                rate of two (2%) percent per month and costs, shall be paid to the
                Landlord by the Tenant as additional rent upon notice from Landlord
                to
                Tenant of such costs and expenses.

               

              Notwithstanding
                anything contained in this Lease to the contrary, Landlord shall
                not be in
                default in the performance of any of Landlord's obligations under
                this
                Lease unless and until Landlord shall have failed to perform such
                obligations within thirty (30) days, or such additional time as is
                required to correct any such default, after receipt of written notice
                from
                Tenant to Landlord specifying Landlord's failure to perform any such
                obligation. If Tenant claims or asserts that Landlord is in default
                in the
                performance of Landlord's obligations under this Lease, Tenant shall
                not
                be relieved of Tenant's obligations under this Lease. Tenant's sole
                remedy
                shall be an action for specific performance, declaratory judgment
                or
                injunction. In no event shall Tenant claim or assert any claim for
                monetary damages in any action or by way of setoff, defense or
                counterclaim. Tenant hereby waives the right to any monetary damages,
                to
                terminate this Lease or any other remedies available at law or in
                equity.

            


    

     

    
      
         

      

      
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              20.
                SURRENDER

               

            	 	
              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 Tenant, either inside or outside the Premises). Tenant
                shall
                deliver to Landlord the Premises and all keys, locks thereto, alarm
                codes,
                all alterations, installations 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 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 same under the
                Landlord’s control or to sell at public or private sale, without notice,
                any or all of the property not so removed and to apply the net proceeds
                of
                such sale to the payment of any sums due hereunder, or to destroy
                such
                property.

               

            
	
              21.
                GOVERNING LAW, ETC.

               

            	 	
              This
                Lease shall be governed by and construed under the laws of the
                Commonwealth of Massachusetts and shall take effect as a sealed
                instrument. All terms, covenants and obligations hereunder shall
                be
                binding upon and shall inure to the benefit of the parties hereto
                and
                their respective successors and assigns. No alterations, amendments
                or
                waivers hereunder shall be valid or enforceable absent a written
                instrument signed by all parties hereto. No waiver of any provision
                hereunder on one occasion shall be deemed to be a waiver on future
                occasions. All obligations hereunder shall be obligations for each
                Tenant
                both jointly and severally. The parties hereto agree that this Lease
                contains the entire agreement between the parties and that it supersedes
                all prior agreements and negotiations. Tenant has not relied upon
                any
                representation not contained within this Lease and acknowledges that
                neither Landlord nor its agents have made any warranties or
                representations of any kind or nature other than those expressly
                set forth
                herein.

            


    

     

    
      
         

      

      
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              22. NON-
                INTERFERENCE

               

               

               

            	 	
              Tenant
                hereby acknowledges that after the execution date hereunder, Landlord
                or
                its affiliates may, from time to time, in connection with any space
                or
                parcel(s) (including without limitation any space or parcel(s) which
                abut
                the Premises), seek to obtain various approvals, variances, permits,
                authorizations and/or special permits and the like from the local
                municipality and the Commonwealth of Massachusetts. Tenant hereby
                agrees
                to cooperate with Landlord in all such efforts and agrees not to
                oppose or
                interfere with Landlord, its affiliates, agents, designees, appointees
                or
                assigns, in Landlord’s attempts to obtain any such approvals, variances,
                permits, authorizations and/or special permits and the like. Tenant’s
                obligations under this paragraph shall be binding on Tenant’s officers,
                directors, shareholders and employees and shall survive the termination
                of
                the Lease. Tenant acknowledges that any interference shall be deemed
                a
                breach of this Lease and Landlord, at its sole discretion, may terminate
                this Lease. 

               

            
	
              23. BROKERAGE

               

            	 	
              Tenant
                and Landlord represent and warrant that they have dealt with no brokers
                in
                this transaction. Each of the parties represents and warrants that
                there
                are no claims for brokerage commissions or finder's fees in connection
                with the execution of this lease, and each of the parties agrees
                to
                indemnify the other against, hold it harmless from all liabilities
                arising
                from any such claim including without limitation, the cost of counsel
                fees
                in connection therewith. 

               

            
	
              24. INDEPENDENT
                COVENANTS

               

            	 	
              Landlord
                and Tenant agree that the obligations of Tenant hereunder, including,
                without limitation, Tenant’s obligation to pay rent and additional rent,
                are independent and not mutually dependent covenants, and that the
                failure
                of Landlord to perform any obligation hereunder shall in no event
                justify
                or empower Tenant to withhold rent, additional rent or any other
                amount
                due to Landlord hereunder or to terminate the Lease. Tenant acknowledges
                that the foregoing is a material inducement to Landlord to enter
                into this
                Lease.

            


    

    


    IN
      WITNESS WHEREOF, the said parties hereunto set their hands and seals this 20th
      day of June, 2008.

     

    
      	
               

            	 	
              LAHINCH
                LIMITED PARTNERSHIP

            
	 	 	 
	
              LIGHTSPACE
                CORPORATION

            	 	
              By:

            	
              Lahinch
                Corporation,

            
	 	 	 	 	
              Its
                Sole General Partner

            
	
              By:

            	 	 	
               

            	
               

            
	
              Name:  
                

            	
              Gary
                Florindo

            	 	 	
               

            
	
              Title:
                

            	
              President
                & CEO

            	 	 	 
	 	 	 	 	 
	
              By:

            	 	 	
              By:

            	 
	
              Name:
                

            	
              Brian
                Batease

            	 	
              Name:  

            	
              Robert
                Buonato

            
	
              Title:

            	
              Vice
                President

            	 	
              Title:

            	
              President

            


    

     

    
      
         

      

      
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