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| 1.   | Site      Work |
|----------------|----------------|

| a.   | Asphalt      concrete paving, wheel stops, andstriping. |
|----------------|---------------------------------------------------------|

| b.   | Concrete      sidewalks, curbs, gutter, driveway, approaches, and planter      walls. |
|----------------|---------------------------------------------------------------------------------------|

| c.   | Landscaping,      landscape lighting, waterscape, andirrigation. |
|----------------|------------------------------------------------------------------|

| d.   | Underground      utilities- water, gas, fire line, sanitary line, site storm drainage      system and primary and secondary electrical line stubbed into      building. |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   |    Building      Structure |
|----------------|-------------------------------------------|

|        a.   |  Concrete      foundation and slab on grade including all reinforcing steel and wire mesh      including loading dock ifapplicable. |
|----------------------------|------------------------------------------------------------------------------------------------------------------------------------------|

| b.   | Structural      steel columns and beams. |
|----------------|------------------------------------------|

| c.   | Steel      joist and girder second floor system with concrete and metal deck (if      multi-story building). |
|----------------|--------------------------------------------------------------------------------------------------------------|

| d.   | Wood      panelized glulam roof structure with fiberglass built-up roofing including      roof drainage plumbing. |
|----------------|-------------------------------------------------------------------------------------------------------------------|

| e.   | Glass,      glazing and perimeter roll up or hollow metal doors including normal      passage hardware. |
|----------------|---------------------------------------------------------------------------------------------------------|

| f.   | Concrete      tilt up or plaster on metal stud framed exterior  walls. |
|----------------|------------------------------------------------------------------------|

| g.   | Exterior      painting. |
|----------------|-------------------------|

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| 1.   | Insulation.      Thermal or sound insulation. |
|----------------|-----------------------------------------------|

| 2.   | Partitions.      Textures gypboard or demountable vinyl covered partitions over metal stud      framing at 24” on center , with 2-1/2” rubber base as required per Tenant      Floor Plan. |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | Doors      and hardware. Full height, solid core, laminate doors with anodized      aluminum frame and lever handle latch set hardware as required per Tenant      Floor Plan. |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | Ceiling.      Suspended T-bar ceiling with 2’X4’5/8” thick fire rated acoustical tile or      textured sheetrock over metal stud framing as required per Tenant Floor      Plan. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | Lighting.  2’x4’      recessed fluorescent lighting fixtures as required per Tenant Floor      Plan. |
|----------------|----------------------------------------------------------------------------------------------------------------------------|

| 6.   | Electrical.      Main switchgear, power and lighting panels, electrical outlets, telephone      outlets, light switches and other required electrical distribution per      Tenant Floor Plan. |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.   | Floor      Covering. Cut pile or textured loop glued down carpet or VAT as required      per Tenant Floor Plan. |
|----------------|-----------------------------------------------------------------------------------------------------------------|

| 8.   | Window      Covering. Horizontal aluminum one-inch-slat blinds as required per Tenant      Floor Plan. |
|----------------|--------------------------------------------------------------------------------------------------------|

| 9.   | Life      Safety System.  Semi-recessed ceiling-mounted fire sprinklers      and gridwork as required per Tenant Floor Plan for light hazard occupancy,      including required fire hoses, cabinets and fire      extinguishers. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.   | HVAC.  Roof      mounted built-up or package units including high and low pressure ducting      and shafts, VAV boxes, supply and return diffusers, and mechanical      screening as required per Tenant FloorPlan. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.   | Plumbing:      Restrooms and janitor closets including ceramic tile, fixtures, mirrors,      partitions and accessories drinking fountains, sinks, floor drains, coffee      bars and other plumbing work as required per Tenant Floor      Plan. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 12.   | Millwork:      Millwork or cabinetry as required per Tenant Floor  Plan. |
|-----------------|--------------------------------------------------------------------------|

| 13.   | Interior      Glazing: Glass or glazing as required per Tenant Floor    Plan. |
|-----------------|-------------------------------------------------------------------------------|

| 14.   | Tank      Farm.  Trenches, tank farm slab, steel, footings, fencing, and      mezzanine if required. |
|-----------------|----------------------------------------------------------------------------------------------------------------|

| 15.   | Process      Piping & Equipment. All process piping and equipment related to      Tenant’s manufacturing operations. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------|

| 16.   | Soft      Cost: Permits, fees to architects, electrical or mechanical consultants;      and any  other soft costs other than the general conditions      included in Landlord’s fee definedbelow. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 40100 | BUILT-UP-PROOF                         | 13,000    | .021   | Proof      Patch Allowance |
|-------|----------------------------------------|-----------|--------|----------------------------|
| 40600 | STAIRWAYS                              | N/A       |   |                       |
| 40900 | STAIRWAYS-HANDRAILS                    | N/A       |   |                       |
| 42000 | HVACROOF      FRAMING & SUPPORTS   | 55,125    | .89    |                       |
| 42200 | HVAC                                   | 1,170,000 | 18.93  |                       |
| 42400 | HVAC-ENERGY      MGMNT SYSTEM          | N/A       |   |                       |
| 42500 | PROFF      SCREEN                      | 44,510    | .72    |                       |
| 42600 | SPRINKLERS-DUCT                        |      |   |                       |
| 42700 | SPRINKLERS                             | 40,762    | .66    |                       |
| 43200 | HALON                                  | N/A       |   |                       |
| 43400 | EXTINGUISHERS                          | 3,000     | .05    |                       |
| 43900 | ELECTRICAL                             | 340,000   | 5.50   |                       |
| 44500 | ELECTRICAL-ENERGY      MGMT SYSTEM N/A |      |   |                       |
| 44600 | PLUMBING                               | 41,000    | .066   |                       |
| 44800 | PLUMBING      PROCESSING PIPE          | 300,000   | 4.85   | PER      JACK KNOLL        |
| 45100 | PLUMBING-NEVT.SYS.GUT      LINE        | 15,000    | .24    | ALLOWANCE                  |
| 45400 | ACOUSTICAL      CELING                 | 46,524    | .75    |                       |
| 45800 | VINYL      CELING                      | 28,520    | .46    |                       |
| 45900 | BUILDING      SECURITY SYSTEM          | N/A       |   |                       |
| 46100 | WALLS                                  | 185,253   | 3.00   |                       |
| 46400 | WALLS-DRAFTSTOPS                       | 5,000     | .08    |                       |
| 46700 | WALLS-UNISTRUT                         | 128,800   | 2.08   |                       |
| 46300 | DOORS                                  | 58,800    | .95    |                       |
| 47000 | DOORS-TANK      FARM                   | 14,250    |   |                       |

| 47400 | HARDWARE                         | incl.      in 46,900 |   |   |
|-------|----------------------------------|----------------------|--------|--------|
| 47700 | INSULATION-ROOF                  | 30,000               | .49    |   |
| 47800 | INSULATION-WALLS                 | 14,750               | .24    |   |
| 48100 | GLASS-DOORS                      | 43,612               | .71    |   |
| 48200 | GLASS      FRAMES                | N/A                  |   |   |
| 48300 | GLASS-PASS      THRUS            | 1,369                | .02    |   |
| 48500 | GLASS-SIDELITES                  | N/A                  |   |   |
| 48600 | SKYLIGHT                         | N/A                  |   |   |
| 48800 | CONCRETE      SEALER             | 1,500                | .02    |   |
| 49100 | CERAMIC      TILE                | 42,200               | .68    |   |
| 49400 | LOBBY      TILE                  | N/A                  |   |   |
| 50500 | MILLWORK                         | 14,200               | .23    |   |
| 50700 | MILLWORK-SHELVING                | N/A                  |   |   |
| 51300 | PAINT                            | 39,100               | .63    |   |
| 51600 | PAINT-EPOXY                      | 10,000               | .16    |   |
| 52000 | WALLCOVERING                     | N/A                  |   |   |
| 52200 | WALLCOVERING-SPECIAL-MARLITE     | 960                  | .02    |   |
| 52300 | RESTROOM      PARTITIONS         | 5,600                | .09    |   |
| 52400 | RESTROOM      ACCESSORIES        | 5,600                | .09    |   |
| 54000 | TENANT      FLORRING-CARPET      | 43,800               | .71    |   |
| 54100 | TENANT      FLOORING-VCT         | 17,700               | .29    |   |
| 54200 | TENANT      FLOORING RUBBER BASE | 3,960                | .08    |   |

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| 54300 | TENANT      FLOORING SPECAIL PVC     | 30,390      | .49    |   |
|-------|--------------------------------------|-------------|--------|--------|
| 54600 | WINDOW      COVERINGS                | 18.000      | .16    |   |
| 55100 | COMPUTER      FLOOR                  | N/A         |   |   |
| 55200 | TRENCH      COVERS                   | 45,168      |   |   |
| 55300 | TRENCE-PROCESS      PIPE             | 77,700      | 1.26   |   |
| 55500 | PROJECTION      SCREEN               | N/A         |   |   |
| 55600 | APPLIANCES                           | N/A         |   |   |
| 55800 | LOCKERS                              | N/A         |   |   |
| 57000 | SIGNS      TENANT AREA               | 2,000       | .03    |   |
| 57100 | SIGNS      BUILDING                  | 2,000       | .03    |   |
| 57800 | SPECIAL      SYSTEM-TELEPHONE        | N/A         |   |   |
| 58000 | INTERIOR      SPACE PLANNER          | N/A         |   |   |
| 58300 | MISC.      INTERIORITEMS             | N/A         |   |   |
| 58500 | FENCE                                | 2,750       | .04    |   |
| 58600 | LOBBY      UPGRADE                   | 20,000      | .32    |   |
| 59400 | TANK      FARM SITE-WORK             | 21,000      | .34    |   |
| 59500 | TANK      FARM-SLAB                  | 71,650      | 1.16   |   |
| 59600 | TANK      FARM BLOCK-BLDG            | 48,600      | .79    |   |
| 59700 | TANK      FARM TRENCH&EQUIP PADS | 41.835      | .67    |   |
| 59800 | TANK      FARM CONCRETE VAULT        | 55,800      | .90    |   |
| 60000 | TANK      FARM-FENCE                 | 116,200     | 1.88   |   |
| 60100 | TANK      FARM-HYDROGEN ENCLOSURE    |  5,800 | .09    |   |
| 60800 | PLAIN      CHECK FEES                | 7,255       | .12    |   |
| 60900 | BUILDING      PERMIT FEES            | 50,000      | .81    |   |
| 61000 | CONTINGENCY                          | N/A         |   |   |
| 61400 | FINAL      CLEAN UP                  | N/A         |   |   |
| 62200 | PATIO                                | N/A         |   |   |
| 62400 | TRASH      ENCLOUSRE                 | N/A         |   |   |
| 62900 | RELOCATION                           | N/A         |   |   |
| 63000 | LANDSCAPE      REVISION              | N/A         |   |   |
| 63100 | TEMPORARY      POWER                 | N/A         |   |   |
| 63200 | THEATRE      SEATING                 | N/A         |   |   |
| 63600 | WALL      PROJECTION                 | N/A         |   |   |
| 63800 | ROOF      HATCH & LADDER         | N/A         |   |   |
| 65200 | CLEAN      UP/GARBAGE                | N/A         |   |   |

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| 1.   | The      total of $39,457.00 will be paid in twelve installments commencing May 1,      1990 as follows: |
|----------------|----------------------------------------------------------------------------------------------------------|

| 2.   | Payments      will be due on or before the first of each month and will be considered      additional under the term of theLease; |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------|

| 3.   | Except      as hereby amended, the Lease and all of the terms, covenants and      conditions thereof are ratified andconfirmed. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------|

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| 1.   | Tenant      hereby exercises its option to extend the Lease for an additional five (5)      years from May 1, 1999 to April 30, 2004 (“Renewal  Term”); |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | Base      monthly rent during the initial year of the Renewal Term shall be      $67,977.80.  Beginning with the second year of the Renewal Term,      base monthly rent shall be subject to annual adjustments based on the      Consumer Price Index Adjustment ("Adjustment")as defined in Lease      paragraph 39. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | All      defined terms shall have the same meanings as in the Lease, except as      otherwise stated in this ThirdAmendment. |
|----------------|------------------------------------------------------------------------------------------------------------------------------|

| 4.   | Except      as hereby amended, the Lease and all of the terms, covenants and      conditions thereof shall remain unmodified and in full force and effect.      In the event of |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| A.   | Seller      and Buyer have entered into that certain Agreement of Purchase and Sale of      Assets (the “Purchase Agreement”) dated November 7, 1996 pursuant to which      Buyer is purchasing the Assets (as defined in the Purchase Agreement) from      Buyer. |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B.   | All      terms not otherwise defined in this Assignment shall have the meanings      ascribed to them in the PurchaseAgreement. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------|

| C.   | In      connection with the sale of the Assets to Buyer, Seller is assigning the      Premises Lease to Buyer and Landlord is consenting to such assignment, all      in accordance with the terms and conditions contained    herein. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | Assignment and      Assumption. |
|----------------|---------------------------------|

| (a)   | Seller      hereby assigns and transfers to Buyer all right, title and interest of      Seller in, to and under the PremisesLease. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Buyer      hereby accepts the foregoing assignment, and assumes and agrees to perform      all of the covenants and agreements in the Lease to be performed by the      tenant there-under that arise or accrue from and after the date of this      Assignment. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | Assignment      payment. |
|----------------|--------------------------|

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| 3.   | Guaranty of      Lease.  In connection with this Assignment, Buyer shall      cause The DII group, Inc. to execute and deliver to Landlord a Continuing      Lease Guaranty substantially in the form of Exhibit A attached hereto and      made a part hereof in respect of the Premises  Lease. |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | Sublease.  Buyer      and Seller shall on the date hereof enter into a Sublease of the Premises      Substantially in the form of Exhibit B attached hereto and made a part      hereof. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | Consent. |
|----------------|----------|

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| THE      DII GROUP, INC. |
|--------------------------|
| By                       |   |
| Title                    |   |

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| A.   | On      December 7, 1988, Sublessee, as Tenant, entered into lease (“Master      Lease”) with SOBRATO DEVELOPMENT COMPANIES #871, a California limited      partnership, as Landlord (“Landlord”), for a certain real property      commonly known as 71 Vista Montana, San Jose, Santa Clara County,      California (“the leased facilities”), in particularly described in the      Master Lease, a copy of which filing with the First, Second, and Third      Amendments to Lease, is attached hereto as Exhibit “A” and incorporated by      reference. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| B.   | Sublessee      has assigned all its rights under the Master lease to Sublessor, and      Sublessor has agreed to sublease a part of leased facilities to Sublessee      in order to facilitate Sublessee’s transition from the leased facilities      to its new location. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C.   | Sublessor      thus now desires to sublease a part of the leased facilities to Sublessee      under the terms and conditions as hither set  forth. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.         | Sublease of      Premises.  For and in consideration of the covenants and      agreements on the part of Sublessee to be paid, kept and performed as      herein set forth, Sublessor does sublesase and demise unto Sublessee, and      Sublessee hereby takes and hires from Sublessor, that certain portion of      the leased facilities consisting of approximatey 23,297 square feet of the      facilities outlined in red on Exhibit “A” attached hereto and incorporated      herein by reference (“the Premises”), subject to the Master Lease and upon      the terms and conditions hereafterset. |
|----------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.         | Common Areas and      Telephone System. During the terms of the lease, Sublessor grants      to Sublessee a nonexclusive license for limited use of the lobby, hall,      restrooms and cafeteria on the leased facilities totaling approximately      5,732 square feet of the leased premises as outlined in red on Exhibit B      attached hereto and incorporated herein by reference (“the Common Areas”).      Sublessor further grants to Sublessee a nonexexclusive license for limited      use of the telephone system located on the leased facilities (“the      telephone system”) – Sublessee hereby acknowledges that the telephone      system is the property of Sublessee, and agrees to pay Sublessor for the      use of the telephone system in an amount  equal to ninety-five      percent (95%) of the telephone charges incurred during the term of the      Sublease.  Sublessee’s obligation to pay Sublessor for      Sublessee’s use of the telephone system shall survive the term of the      Sublease. |
|----------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.         | Term.  The      term of the Sublease shall commence on November 15, 1996 (“ the      Commencement Date”), and shall continue on a month-to-month tenancy until      Sublessee elects to terminate the Sublease by giving Sublessor at least      thirty (30) days written notice, provided, however, that in no event shall      the term of the Sublease extend past May 15, 1997 (“the Expiration      Date”).  Sublessee shall give Sublessor at least thirty (30)days      written notice of its intent to terminate the      Sublease.  Sublessee agrees to vacate the Premises on or before      the date of termination of the Sublease as set forth in its notice to      Sublessor and that the Sublease shall terminate as described in said      notice, provided, however, that , on or before December 31,1996, Sublessee      may vacate that certain protion of the Premises consisting of      approximately 5,000 square feet of office space outlined in red on Exhibit      “C” attached hereto and incorporated herein by reference (“the Executive      Area”).  The parties agree that at such time that the Executive      Area is vacated, Sublesse’s obligation to pay for the use of the telephone      system shall be equitably adjusted. |
|----------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 4.         | Possession.  The      parties acknowledge that the leased facilities are presently in possession      of the Sublessee under the terms of the Master Lease and shall remain in      the possession of the Sublessee until the Commencement Date, at which time      Sublessor will deliver possession of the Premises to      Sublessee.  Sublessee shall accept the Premises in its “as-is”      condition and acknowledges that no representations with respect to the      condition of the Premises have been made by Sublessor to      Sublessee. |
|----------------------------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.         | Rent. Sublessee      shall pay to Sublessor, at such place sublessor may from time to time      designate, as monthly rental a sum equal to forty-two percent (42%) of the      monthly rental payable by Sublessor to Landlord under the Master Lease for      the leased facilities, payable in advance starting on the Commencement      Date on the 15th      day of each month thereafter during the term of the      Sublease.  Regardless of whether Sublessee ceases to occupy      portion of the Premises during the term of the Sublease, Sublessee shall      be obligated to pay the full rental amount set above until the Sublease      terminates or expires, provided, however, that at such time as Sublessee      vacates ten thousand  (10,000) square feet or more of the      Premises, Sublessor shall adjust the monthly rental payable by Sublessee      to Sublessor, one time only, as follows:  Commencing on the next      day that rent under Sublease becomes due after Sublessee vacates the      premises as described above, Sublessee shall pay to Sublessor as monthly      rental a sum equal to the product of 1) the monthly rental payable by      Sublessor to Landlord under the Master Lease for the leased premises and      2) the quotient of a) the remaining  number of square feet of      the Premises being occupied by Sublessee and b) the square footage of the      Common Areas.  Further, Sublessee shall pay twenty-five percent      (25%) of all utility charges incurred with respect to the leased      facilities during the term of the Sublease upon demand by      Sublessor.  In addition, the parties agree to share common area      maintenance and general operating  costs, including, but not      limited, to maintenance of the HVAC system, janitorial services, and other      such costs, on an equitable basis. |
|----------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.         | Late Charge and      Interest on Rent in Default .  Sublessee acknowledges      that the late payment by Sublessee of any monthly installment of rent will      cause Sublessor to incur certain costs and expenses not contemplated under      this Sublease, the exact amount, of which are extremely difficult or      impractical to fix.  The costs and expenses will include,      without limitation, the administration and collection costs and processing      and accounting expenses.  Therefore, if any rent that is due and      unpaid is not received by Sublessor from Sublessee within five (5) days of      the date Sublessor gives Sublessee written notice that such rent is due.      Sublessee shall immediately pay to Sublessor a late charge up to five      percent (5%) of such delinquent rent, provided, however, that by giving      Sublessee such written notice, Sublessor does not waive its rights against      Sublessee under Code of Civil Procedure § 1161 et seq. to, inter alia,      hold Sublessee in default and terminate the sublease by giving Sublessee      three (3) days’ notice. Sublessor and Sublessee agree that this late      charge represents a reasonable estimate of such costs and expenses and is      fair compensation to Sublessor for its loss suffered by Sublessee’s      failure to make timely payment.  In no event shall the provision      for a late charge be deemed to grant Sublessee a grace period or extension      of time within which to pay any rent or prevent Sublessor from exercising      any right or remedy available to Sublessor upon Sublessee’s failure to pay      any rent due under this sublease in a timely fashion, including the right      to terminate Sublease.  If any rent remains delinquent for a      period in excess of thirty (30) days then, in addition to such late charge      Sublessee shall pay to Sublessor interest on any rent that is not paid      when due at the rate of twelve percent (12%) per annum from the thirtieth      (30th)      day following the date such amount became due until  paid. |
|----------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 7.         | Escrow in lieu of      Security Deposit.  Under      the terms of Asset Purchase Agreement dated November 7, 1996, by and      between Sublessee as Seller and Sublessor as Buyer (“the Asset Purchase      Agreement”), Sublessee shall receive a promissory note in the amount of      One Million Dollars and 00/100 ($1,000,000.00).  Sublessee      agrees that, in lieu of a security deposit, Sublessor shall have the right      to offset against said promissory note and any payments thereunder, up to      the sum of Seventy Thousand Dollars and 00/100 ($70,000.00) of said      promissory note and any such payments thereunder, such amounts as are      reasonably necessary for the following purposes: (i) to remedy any default      by sublessee in the payment of rent; (ii) to repair damages to the      premises caused by Sublessee; (iii) to clean the Premises upon termination      of the Sublease; and (iv) to remedy any other default of Sublessee as      permitted by law. |
|----------------------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.         | Use of Premises and      Restriction of Access to the Leased Facilities.        Sublessee’s use of the Premises shall be subject to those permitted uses      and prohibitions against use as specified in Sections 3 and 9 of the      Master Lease unless Sublessee shall have first obtained Sublessor’s prior      written consent.  Sublessee’s use of the premises shall also      include the use of certain facilities to be shared with Sublessor as set      forth on Exhibit “B”.  Other than those portions of the leased      facilities made available for Sublessee’s use as more particularly      described on Exhibits “A” and “B”, the remainder of the leased facilities      are considered to be and treated by Sublessor as security areas, and      Sublessee hereby acknowledges that such areas are security areas and that      it shall have no right of access to suchareas. |
|----------------------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.         | Insurance.  Sublessee      shal pay forty-two percent (42%) of the cost of the insurance required to      be maintained on the leased facilities under the provisions of Section 12      of the Master Lease during the term of the Sublease upon demand by      Sublessor.  In addition, Sublessee shall at its sole cost and      expense procure and maintain in full force, with Chubb Group of Insurance      Companies or such other insurance company of comparable quality that      Sublessee may select, workers compensation insurance for its employees and      public liability insurance naming Sublessor as an additional insured to      protect against loss from liability for damages on account of personal      injury, death or property damage occurring in, on or about the Premises,      or resulting directly or indirectly from Sublessee or Sublessee’s agents’      use  and occupancy under this Sblease.  The total      coverage for personal injury and property damage insurance for the      Premises and the Project under this Lease shall be an amount of at least      Two Million Dollars ($2,000,000) combined single limit, with a deductible      no greater than Ten Thousand Dollars ($10,000).  This liability      insurance shall be primary and not contributing to any insurance carried      by Sublessor, and Sublessor’s insurance, if any, shall be in excess of      this insurance. |
|----------------------------------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 10.         | Taxes and Assessments.      For the purpose of paying all the property taxes and assessments of      every description assessed upon the leased facilities in accordance with      Article 13 of the Master Lease, including any such taxes demanded or      assessed after expiration or earlier termination of the term of the      Sublease for any reassessments resulting from any leasehold improvements      placed on the leased facilities prior to the Commencement Date Sublessee      shall pay to Sublessor on a monthly basis, together with monthly rent, a      sum equal to forty-two percent (42%) of one-twelth (1/12) of the amount      payable for the tax year in which the month occurs by Sublessor to      Landlord under the Master Lease for such real property taxes and      assessments, to be placed in an impound account by Sublessor and paid by      Sublessor against any real property taxes and assessments described      above.  The parties acknowledge that Sublessee shall be      responsible for all such real property taxes and assessments prior to the      Commencement Date. |
|-----------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.         | Incorporation of      Master Lease. To the extent not otherwise inconsistent with the      agreements and understandings expressed in this Sublease or applicable      only to the original parties to the Master Lease, the terms, provisions,      covenants, and conditions of the Master Lease are hereby incorporated      herein with the followingunderstandings: |
|-----------------------------------------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  12. | Delivery of Possession      and Holdover. Upon expiration or earlier termination of the term of      the Sublease, Sublesssee shall vacate and deliver to Sublessor possession      of the Premises and all tenant improvements and alterations, broom clean,      in good condition and in substantially the same condition that they were      at the time of commencement of the Sublease, ordinary wear and tear      excepted. If Sublessee fails to vacate and deliver possession of the      Premises on the expiration or earlier termination of the term, Sublessee      shall hold Sublessor harmless from all damages resulting from Sublessee’s      failure to vacate and deliver possession of the Premises. If Sublessee,      with Sublessor’s consent, remains in possession of the Premises after      expiration of the term, said possession shall be deemed to be a      month-to-month tenancy terminable as provided in Section 2 above. All      provisions of this Sublease except for those pertaining to the term of the      Sublease shall apply, provided that rent shall be One Hundred Fifty      Percent (150%) of the rent in effect immediately prior to the expiration      or termination of the term. |
|-----------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|  13. | Enforcement of      Rights.  Sublessor’s rights under the Master Lease may be      enforced against the Landlord by Sublessee in its own name or in      Sublessor’s name provided Sublessee advises Sublessor in writing at least      ten (10) days before taking any action to enforce such rights. Sublessee      agrees to reimburse Sublessor for any reasonable attorneys’ fees or other      expenses incurred by Sublessor as a result of any such action. |
|-----------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  14. | Indemnification.  Sublessee      shall indemnify and hold Sublessor and Landlord harmless from and against      any and all claims arising from Sublessee’s use of the Premises, or from      the conduct of Sublessee’s business or from any activity, work or things      done, suffered or permitted by Sublessee in or about the premises or      elsewhere, and shall further indemnify and hold Sublessor and Landlord      harmless from and against any and all claims arising from any breach or      default in the performance of the obligation on Sublessee’s part to be      performed under the terms of this Sublease, or arising from any negligence      of Sublease, or of Sublessee’s agents, contractors, or employees, and from      and against all costs, attorneys’ fees, expenses and liabilities incurred      in the defense of any such claim or any action or proceeding brought      thereon, including but not limited to any harm or damages that may result      from any breach or violation of the security area terms of Section 7; and      in case any action or proceeding be brought against Sublessor or Landlord      by reason of such claim, Sublessee, upon notice from Sublessor, shall      defend  the same at Sublessee’s expense by counsel satisfactory      to Sublessor.  Sublessee, as a material part of the      consideration hereunder to Sublessor, hereby assumes all risk of damage to      property or injury to persons, in, upon or about the Premises from any      cause (except acts of Sublessor) and Sublessee waives all claims in      respect thereof against Sublessor. |
|-----------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  15. | Attorney’s      Fees.  In the event either party hereto causes an action,      arbitration, or other proceeding against the other party arising out of or      in connection with this Sublease, the prevailing party shall be entitled      to have and recover from the losing party reasonable expenses incurred in      that action, arbitration, or other proceeding, or in efforts to negotiate      the action, including reasonable attorney’s fees and costs. In addition,      the entry of any judgment in such litigation shall not be at the      obligation of a party to pay reasonable attorney’s fees or costs incurred      in the enforcement or collection under such a judgement. |
|-----------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  16. | Notices.  Any      notices or demands required or desired to be given regarding this Sublease      or the Master Lease shall comply with the Master Lease, shall be in      writing, and shall be either personally served or sent to the Sublessor or      Sublessee, respectively, to such address as either party shall designate      by written notice to the other party. If served by mail, such notice shall      be deemed to have been given either (i) on the third business day after      mailing if such notice was deposited in the United States, or certified      and postage prepaid, addressed to the party to be received, or (ii) the      date actually received, whichever first occurs. |
|-----------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|  17. | Time of the      Essence.    Time is expressly declared to be of      the essence of this Agreement and of all terms, covenants, agreements,      obligations and conditions expressed herein. |
|-----------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  18. | Entire      Agreement.  This Sublease, and Exhibits “A” and “B”      attached hereto and by this reference incorporated herein, are the entire      agreement between the parties, and there are no binding agreements or      representations regarding the use of the Premises between the parties      except as expressed herein. Sublessee acknowledges that neither Sublessor      nor Sublessee’s agent(s) has made any representation or warranty as to (i)      whether the Premises may be used for Sublessee’s intended use under      existing law or (ii) the suitability of the premises for the conduct of      Sublessee’s business or the condition of any improvements located thereon.      Sublessee expressly waives all claims for damage by reason of any      statement, representation, warranty, promise or other agreement of      Sublessor or Sublessor’s agent(s), if any, not contained in this Sublease.      No subsequent change or addition to this lease shall be binding unless in      writing and signed by the parties hereto. |
|-----------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|                                    |  AS      SUBLESSOR:          |
|-----------------------------------------|-----------------------------------|
|                                    |                              |
|                                    | ORBIT SEMICONDUCTOR,      INC.    |
|                                    |                              |
| December 7,      1996         | By:                               |
|                                    |                              |
|                                    | Its: Chief Financial      Officer |
|                                    |                              |
|                                    |                              |
|                                    | AS    SUBLESSEE:                  |
|                                    |                              |
|                                    | PARADIGM TECHNOLOGY,      INC.    |
|                                    |                              |
| December 7,      1996    | By:                               |
|                                    |                              |
|                                    | Its:      President, CEO          |

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| 1.   | Notices.      Paragraph 26 of the Lease is hereby deleted, and the following language is      substituted in lieu thereof: |
|----------------|----------------------------------------------------------------------------------------------------------------------------|

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| May      1, 2004 through April 30, 2005: | $61,798.00      per month |
|------------------------------------------|---------------------------|
| May      1, 2005 through April 30, 2006: | $64,888.00      per month |
| May      1, 2006 through April 30, 2007: | $67,978.00      per month |
| May      1, 2007 through April 30, 2008: | $71,068.00      per month |
| May      1, 2008 through April 30, 2009: | $74,158.00      per month |
| May      1, 2009 through April 30, 2010: | $77,248.00      per month |
| May      1, 2010 through April 30, 2011: | $80,337.00      per month |

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| Landlord                                 | Tenant                           |
|------------------------------------------|----------------------------------|
|                                     |                             |
| Sobrato Development      Companies #871, | Supertex,      Inc.,             |
|                                     |                             |
| a California Limited      Partnership    | a California      corporation    |
|                                     |                             |
| By:_____________________________         | By:___________________________   |
|                                     |                             |
| Its: General Partner                     | Its:____________________________ |
|                                     |                             |

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