LEASE


                       THIS LEASE is made as of this third day of December,
          1993, by and between CENTER CITY PLAZA, a Wisconsin partnership,
          hereinafter referred to as "Landlord", and INTELLIGRAPHICS, INC.,
          a Wisconsin corporation, hereinafter referred to as "Tenant".

          I.  DEMISE OF LEASED PREMISES

                    In consideration of the rents hereinafter reserved and
          of the covenants and agreements hereinafter contained, Landlord
          does hereby demise and lease unto Tenant, and Tenant does hereby
          hire and take from Landlord, all those premises (the "Leased
          Premises") with the improvements and appurtenances now or
          hereafter located therein, in a building commonly designated as
          741 N. Grand Avenue, situated in the City of Waukesha, Waukesha
          County, Wisconsin and outlined in red on the plan attached hereto
          as Exhibit A.  This Lease for the Leased Premises is subject to
          municipal and zoning ordinances regulating and restricting the
          use of the Leased Premises and construction of any improvements
          thereon and recorded covenants, easements and restrictions
          affecting the Leased Premises.

          II.  TERM OF LEASE

                    1.     The term of this Lease shall be for a period of
          five (5) years, commencing on the date (the "Commencement Date")
          that Landlord substantially completes construction of the Project
          (as defined in Article IV below) and ending at 11:59 p.m. of the
          last day of the fifth (5th) Lease Year (as hereinafter defined),
          unless sooner terminated in accordance with this Lease or
          extended pursuant to Paragraph 2 below.  Landlord shall use all
          reasonable efforts to ensure that the Project is completed on or
          before April 1, 1994.  If Landlord's work on account of
          construction of the Project is not completed on or before June
          30, 1994, for any reason whatsoever, then Tenant may, at Tenant's
          sole option, terminate and cancel this Lease by written notice to
          Landlord within thirty (30) days thereafter, in which event
          neither party shall have any further rights or obligations under
          this Lease.  As used herein, "Lease Year" shall mean a period of
          twelve (12) full and consecutive calendar months.  The initial
          Lease Year shall begin on the Commencement Date and end on the
          last day of the month preceding the first anniversary of the
          Commencement Date; provided, however, if the Commencement Date
          does not occur on the first day of a calendar month, then the
          initial Lease Year shall begin on the Commencement Date and end
          on the last day of the month which contains the first anniversary
          thereof.  Each succeeding Lease Year shall begin upon the
          termination of the preceding Lease Year.  The parties shall, at
          the request of either, execute and deliver an instrument
          confirming the Commencement Date and expiration date when
          determined.

                    2.     Tenant shall have the option to extend the term
          of this Lease for two (2) additional and consecutive five (5)
          year periods, the first option commencing upon the expiration of
          the initial term, and the second option commencing on the
          expiration of the first option.  The first option shall be
          exercised only by Tenant giving Landlord written notice thereof
          which is received by Landlord not less than twelve (12) months
          prior to the expiration of the initial term of this Lease, and
          the second option shall be exercised only by Tenant giving
          Landlord written notice thereof which is received by Landlord not
          less than twelve (12) months prior to the expiration of the first
          option; provided, however, Tenant shall be entitled to exercise
          the options granted herein and the term of this Lease shall, in
          fact, be extended only if this Lease is in full force and effect
          and Tenant is not in default of any material term of this Lease
          beyond any applicable cure period at the times set forth herein
          for the exercise of the option and the commencement of the
          extension period.  Time shall be of the essence with respect to
          Tenant's notice(s) as aforesaid.  Tenant's failure to exercise
          the first option granted herein in accordance with this Paragraph
          shall extinguish the second option.  In the event that the term
          of this Lease is, in fact, extended pursuant to the foregoing,
          then any such extension shall be upon all of the same terms and
          provisions contained in this Lease including the adjustment in
          the fixed annual rent as set forth in Article III, Paragraph 1
          below.

          III.  RENTAL

                    1.     Commencing on the Commencement Date and
          continuing until the end of the first Lease Year, Tenant shall
          pay to Landlord a fixed annual rent of $81,439.25 per year,
          payable on or before the first day of each month during such
          period in equal monthly installments of $6,779.10 each.  If the
          Commencement Date shall not be on the first day of a month, then
          the rent payable for the first partial month shall be prorated on
          a daily basis.  On the first day of the second Lease Year and on
          the first day of each Lease Year thereafter, the fixed rent
          payable by Tenant to Landlord as aforesaid shall be adjusted to
          an amount equal to the fixed rent payable immediately prior to
          the adjustment date in question, increased by seventy-five
          percent (75%) of the percentage increase, if any, in the Cost of
          Living Index (as hereinafter defined) for the month last
          published immediately preceding the date for which the comparison
          is being made over the Cost of Living Index published for the
          identical month in the preceding year.  The fixed annual rent as
          adjusted pursuant to the foregoing shall be payable in advance in
          equal monthly installments on or before the first day of each
          calendar month.  "Cost of Living Index" as used herein shall mean
          the index presently known as "Consumer Price Index, U.S. Average,
          All Items, All Urban Consumers (1982-84=100)" published by the
          Bureau of Labor Statistics, United States Department of Labor.
          If the computation and publication of the Cost of Living Index is
          transferred to another governmental bureau, such bureau's
          publication shall be substituted for the presently published
          index.  If the Cost of Living Index is substantially revised, or
          its method of calculation is substantially altered, adjustments
          shall be made to such new index by Landlord as may be necessary
          to make it comparable to the original index used; provided,
          however, that the addition or elimination of particular items or
          commodities included in the Cost of Living Index shall not be
          deemed a "substantial" revision or a "substantial" alteration of
          its method of calculation.  In the event the Bureau of Labor
          Statistics or other governmental bureau to whom the publication
          of the Cost of Living Index is transferred publishes such
          adjustment, then such adjustment as published shall be
          controlling upon the parties.  In the event the Cost of Living
          Index is discontinued, Landlord and Tenant shall accept
          comparable statistics on the purchasing power of the consumer
          dollar as published at the time of such discontinuation by a
          responsible financial periodical of recognized authority to be
          then chosen by the parties.


                    2.     The rent and all other sums payable by Tenant
          hereunder shall be paid to Landlord, without notice, at the
          address as hereinafter designated for notices to Landlord or at
          such other place as Landlord may from time to time designate.  It
          is intended hereby that all rent payable under the terms of this
          Lease shall be an absolute net return to Landlord for the Lease
          term free from any expense, charge, offset, abatement, or
          deduction whatsoever except as expressly set forth herein.

          IV.  CONSTRUCTION OF LEASED PREMISES

                    1.     Landlord shall, at its expense, improve the
          Leased Premises by constructing therein an office building (the
          "Project") in accordance with the plans and specifications
          identified and described on Exhibit B attached hereto (the "Plans
          and Specifications").  It is expressly understood and agreed that
          notwithstanding Tenant's approval of the Plans and
          Specifications, Tenant shall have no liability whatsoever for any
          defects, errors or omissions in the documentation furnished by it
          to Landlord or as a result of its approval of the Plans and
          Specifications prepared by Landlord's architect.

                    2.     Promptly after execution of this Lease, Landlord
          shall make application for all required permits from the
          appropriate governmental authorities having jurisdiction over the
          Leased Premises for the construction of the Project and
          thereafter Landlord shall diligently pursue the same and use its
          good faith efforts to secure such permits.  After Landlord has
          obtained necessary permits, Landlord shall promptly commence and
          shall diligently proceed with the construction of the Project in
          order to complete the same at the earliest possible date
          consistent with sound construction practices.  No changes shall
          be made to the Plans and Specifications or the construction work
          to be performed by Landlord without the written approval of

          Landlord and Tenant, which approval shall specify without
          limitation any additional cost and the effect of such change on
          the completion date.  Tenant shall advise Landlord in writing of
          the name of its designated representative for the purpose of
          granting such approvals as are necessary, and Tenant shall have
          the right to change such representative from time to time upon
          written notice to Landlord.

                    3.     Landlord's work on account of construction of
          the Project shall be done in a good and workmanlike manner in
          compliance with the Plans and Specifications and all building
          codes and regulations.  Landlord shall keep Tenant informed on a
          regular basis (but no less often than monthly) as to the progress
          of construction and Tenant shall at all times have access to the
          work and the Plans and Specifications to inspect and review the
          same, provided that any inspection or entry by Tenant shall not
          unreasonably interfere with or unduly delay Landlord's
          construction work, and Tenant waives all claims against Landlord
          for personal injury or property damage, and indemnifies and holds
          Landlord harmless from all claims, liabilities, damages and
          expenses (including reasonable attorneys' fees), resulting from
          any such inspection or entry except to the extent due to the
          negligence or willful misconduct of Landlord, its agents,
          employees or contractors.  Landlord covenants that upon
          completion of such construction work, the Leased Premises shall
          be in compliance with all laws, codes and ordinances.  Within
          thirty (30) days following delivery of possession of the Leased
          Premises to Tenant, Tenant may inspect the same and generate a
          punch list of those portions of the work which, in Tenant's
          reasonable estimation, are incomplete or not substantially in
          conformance with the Plans and Specifications, and Landlord shall
          complete or remedy the same within a reasonable time following
          the receipt of such list.  Further, Landlord shall promptly
          correct, repair and/or replace any defective workmanship and/or
          material in the Project of which Tenant notifies Landlord within
          one (1) year after possession of the Leased Premises is delivered
          to Tenant, and Landlord shall correct, repair and/or replace any
          latent defects in the Project.  Landlord agrees that any
          guarantees or warranties received by Landlord from the general
          contractor and any subcontractor, supplier or materialmen with
          respect to the construction of the Project shall be assigned to
          Tenant, and Landlord shall, upon demand from the Tenant, join
          with Tenant in enforcing the same.

                    4.     Landlord shall give Tenant written notice upon
          completion of construction of the Project accompanied by (i) a
          certificate from Landlord's architect certifying that the Leased
          Premises have been completed in accordance with the Plans and
          Specifications and (ii) an occupancy permit for occupancy of the
          Leased Premises.  Landlord agrees that during the course of
          constructing the Project on the Leased Premises, Tenant may enter
          the same for the purpose of installing its fixtures and equipment
          to whatever extent it may be practical so to do without
          interfering with the completion of the Project and without being

          guilty of or liable for trespass, rent, use or occupancy.

          V.  USE OF LEASED PREMISES

                    1.     The Leased Premises shall be used for offices
          and other uses ancillary thereto or for any other lawful purpose.

                    2.     The use of the Leased Premises shall be in full
          compliance with, and Tenant shall, at its own cost and expense,
          promptly observe and comply with, all present and future laws,
          ordinances, rules, regulations and requirements of all public
          authorities having jurisdiction over the Leased Premises relating
          to or affecting the Leased Premises or its use, and Tenant shall,
          at its own cost and expense, make all additions, alterations or
          changes to the Leased Premises as may be required by any
          governmental authority.  Notwithstanding the foregoing, Tenant
          shall have the right to contest by appropriate legal proceedings
          diligently conducted in good faith, in the name of Tenant, or
          Landlord (if legally required), or both (if legally required),
          without cost or expense to Landlord, the validity or application
          of any such law, ordinance, rule, regulation or requirement and
          if compliance therewith may legally be delayed pending the
          prosecution of any such proceeding, Tenant may delay such
          compliance therewith until the final determination of such
          proceeding provided that Tenant shall have furnished Landlord
          with a bond of a surety company reasonably satisfactory to
          Landlord or other security adequate in the reasonable opinion of
          Landlord to assure compliance will occur if Tenant's contest is
          unsuccessful.  Landlord agrees to execute and deliver any
          appropriate papers or other instruments which may be necessary or
          proper to permit Tenant so to contest the validity or application
          of any such law, ordinance, rule, regulation or requirement and
          to fully cooperate with Tenant in such contest.

                    3.     In the event any Hazardous Material (as
          hereinafter defined) is brought into or onto the Leased Premises
          by anyone other than Landlord, its agents or employees, Tenant
          shall handle any such material in compliance with all applicable
          federal, state and/or local regulations.  For purposes of this
          Section, "Hazardous Material" means and includes any hazardous,
          toxic or dangerous waste, substance or material defined as such
          in (or for purposes of) the Comprehensive Environmental Response,
          Compensation, and Liability Act, any so-called "Superfund" or
          "Superlien" law, or any federal, state or local statute, law,
          ordinance, code, rule, regulation, order or decree regulating,
          relating to or imposing liability or standards of conduct
          concerning, any hazardous, toxic or dangerous waste, substance or
          material, as now or at any time hereafter in effect.  Tenant
          agrees to indemnify and hold Landlord harmless from any
          liability, claim, damage or expense (including reasonable
          attorneys' fees) which Landlord may suffer or incur as a result
          of the presence or introduction of any Hazardous Material onto
          the Premises unless introduced by Landlord, its agents or
          employees.  Landlord agrees to indemnify and hold Tenant harmless

          from any liability, claim, damage or expense (including
          reasonable attorneys' fees) which Tenant may suffer or incur as a
          result of Landlord's introduction of any Hazardous Material onto
          the Leased Premises.  The foregoing covenants and
          indemnifications shall survive the expiration of the term of this
          Lease.

          VI.  MAINTENANCE AND REPAIRS

                    Except for repairs and replacements which are the
          obligation of Landlord under Article IV, Paragraph 3 and under
          Article VII, Paragraph 3, Tenant shall, at all times during the
          term of this Lease, and at its own cost and expense, make all
          necessary repairs and replacements to keep and maintain the
          Leased Premises in good and sanitary order, condition and repair,
          ordinary wear and tear excepted, and Tenant shall use all
          reasonable precaution to prevent waste, damage or injury thereto.
          Tenant shall not defer any repairs or replacements to the Leased
          Premises which are Tenant's obligation hereunder in anticipation
          of the expiration of the Lease term.  Tenant's obligations under
          this paragraph shall survive the expiration or earlier
          termination of this Lease.  In any event, Landlord shall not be
          required to make any replacement to the Leased Premises during
          the term hereof or any extension, except as provided in Article
          IV, Paragraph 3 and Article VII, Paragraph 3, of this Lease.

          VII.  UTILITIES AND SERVICES

                    1.     Landlord shall be responsible for and shall pay
          when due all charges for non-hazardous trash removal, elevator
          services, gas, water and sanitary sewer used or consumed in the
          Leased Premises.  In no event shall Landlord be liable for an
          interruption or failure in the supply of any utility to the
          Leased Premises.

                    2.     Tenant shall be responsible for and shall pay
          when due all charges for electric power (including that used for
          air conditioning), telephone service, and janitorial services
          provided in the Leased Premises.

                    3.     Landlord shall be responsible for and shall pay
          when due all charges for maintenance of equipment for heating,
          air conditioning and ventilation systems; charges for snow
          plowing, grounds maintenance, and cleaning and maintenance of
          common areas.


          VIII.  ALTERATIONS

                    1.     Tenant shall not make any alterations, additions
          or improvements to the Leased Premises without procuring
          Landlord's prior written consent and delivering to Landlord the
          Plans and Specifications therefor.  Notwithstanding the
          foregoing, Landlord's consent shall not be required for minor

          alterations or for alterations which do not affect the exterior
          appearance or structural integrity of the Leased Premises.  Any
          alterations, additions and improvements installed or placed upon
          the Leased Premises by Tenant must be made in a good and
          workmanlike manner in accordance with the laws, ordinances and
          codes relating thereto. Any such alterations, additions and
          improvements may be removed by Tenant at any time provided Tenant
          repairs any damage to the Leased Premises resulting from such
          removal.

                    2.     Tenant shall not suffer or permit any liens
          under any construction lien law or similar law to be filed or
          recorded against the Leased Premises or against the interest of
          either Landlord or Tenant therein.  If any such lien at any time
          be filed or recorded, Tenant shall promptly obtain the release of
          record of such lien or bond over such lien as required by
          statute, at Tenant's own cost and expense, if Tenant disputes the
          validity of such lien.

          IX.  SIGNS

                    Tenant shall have the right to erect, maintain and
          replace such signs at the entrance to the Leased Premises as
          Tenant may desire, provided that Tenant submits plans for
          architectural approval by the Landlord and that such signs shall
          comply with all applicable ordinances and requirements of
          governmental authorities having jurisdiction.  As used in this
          Article, the word "sign" shall be construed to include any
          placard, light or other advertising symbol or object,
          irrespective of whether the same is temporary or permanent.  At
          the expiration or earlier termination of this Lease, Tenant
          shall, at its own expense, remove all signs installed by Tenant
          on the Leased Premises and repair any damage to the Leased
          Premises resulting from such removal.

          X.  PARKING

                    1.     Tenant shall have the right to designate and use
          at the Tenant's discretion six (6) parking stalls adjacent to the
          pedestrian bridge entrance to the Municipal Parking Ramp.

                    2.     Landlord shall purchase from the City of
          Waukesha at Landlord's expense and deliver to Tenant six (6)
          monthly parking permits for the Municipal Parking Ramp.  Landlord
          shall pay the fee for these parking permits for the entire term
          of this Lease.

                    3.     Landlord shall make available to Tenant up to
          thirty (30) additional monthly parking permits for the Municipal
          Parking Ramp.  These permits shall be for undesignated stalls in
          the ramp and shall be at Tenant's expense.  The costs will be the
          same as the monthly parking permit fee charged to the general
          public as established by the City of Waukesha from time to time.
          In no case shall the fee exceed $12.00 per month for the year of
          1994.


          XI.  INSURANCE

                    1.     Tenant shall, during the entire term of this
          Lease, keep in full force and effect a policy of commercial
          general liability insurance with respect to the Leased Premises
          and including contractual liability for the indemnification
          obligations of Tenant contained in this Lease in an amount of not
          less than $2,000,000.00 combined single limit.  The insurance
          policy shall name Tenant, Landlord and Landlord's mortgagee, if
          any, as insured as their interests appear.  Such insurance shall
          contain a clause that the insurer will not cancel or change the
          insurance without first giving Landlord thirty (30) days prior
          written notice.  Such insurance may be furnished by Tenant under
          any blanket policy carried by it or under a separate policy
          therefor.  The insurance shall be written by insurance companies
          licensed to do business in Wisconsin and reasonably acceptable to
          Landlord and a copy of the paid-up policy evidencing such
          insurance or a certificate of insurance certifying to the
          issuance of such policy shall be delivered to Landlord prior to
          commencement of the term of this Lease, and such delivery shall
          also be made upon renewal of such policy not less than thirty
          (30) days prior to the expiration of such coverage.

                    2.     Tenant shall, at its own cost, during the Lease
          term carry insurance against fire, vandalism, malicious mischief
          and such other perils as are from time to time included in a
          standard extended coverage endorsement insuring any betterments
          and improvements made by Tenant to the Leased Premises and all
          trade fixtures, furnishings, equipment and all other items of
          personal property located at the Leased Premises.

                    3.     Landlord shall not be responsible or liable to
          Tenant for any loss or damage to any property, fixtures, or other
          improvements on the Leased Premises from any cause whatsoever
          including but not limited to the negligent acts or omissions of
          Landlord.  Landlord shall not be responsible or liable to Tenant
          for any personal injury to Tenant or its agents, employees,
          contractors, guests, invitees, licensees or customers within or
          about the Leased Premises from any cause whatsoever except to the
          extent the same results from the negligence or intentional
          misconduct of Landlord, its agents or employees.

                    4.     Landlord and Tenant hereby expressly waive any
          right of recovery each party may have against the other for a
          loss to the Leased Premises or its contents, to the extent of
          insurance proceeds actually collected, due to fire or any peril
          included in the coverage of any applicable insurance policy
          required to be carried hereunder, however caused, including such
          losses as may be due to the negligence of Landlord or Tenant or
          their respective agents or employees.  All policies of insurance
          required to be carried hereunder shall contain a provision that

          they are not invalidated by the foregoing waiver, but such
          waivers shall cease to be effective if the existence thereof
          precludes either party from obtaining any such policy.

          XII.  DESTRUCTION OF IMPROVEMENTS

                    1.     In the event the Leased Premises are damaged or
          destroyed in whole or in part by fire or any other cause
          whatsoever during the term of this Lease, Landlord shall promptly
          repair and restore the Leased Premises which Landlord furnished
          upon the commencement of the Lease term to substantially the same
          condition that existed just prior to its damage or destruction,
          unless this Lease is terminated as hereinafter provided, and the
          fixed rent shall be abated in proportion to the portion of the
          Leased Premises which is untenantable until the Leased Premises
          are repaired by Landlord.  The work of rebuilding or repair shall
          be initiated by Landlord with all reasonable dispatch, diligently
          proceeded with to completion, and Tenant shall repair or replace
          its trade fixtures, furnishings and equipment to return them to
          substantially the same condition that existed prior to their
          damage or destruction.  In no event shall Landlord be required to
          repair or replace the betterments and improvements installed in
          the Leased Premises by Tenant or the trade fixtures, furnishings,
          equipment and other personal property located at the Leased
          Premises.

                    2.     Notwithstanding anything to the contrary
          contained in this Article, in the event that the rebuilding,
          restoring or repair of the Leased Premises to tenantable
          condition would require more than one hundred eighty (180) days
          to complete after commence-ment of the work (subject to extension
          for delays caused by acts of God, strikes, lockouts, shortages of
          materials and/or workmen or other causes beyond the reasonable
          control of Landlord) or in the event that the damage or
          destruction to the Leased Premises occurs during the last two
          years of the Lease term and would require more than ninety (90)
          days to complete after commencement of the work, then either
          party may terminate and cancel this Lease by giving written
          notice to the other within sixty (60) days after the occur-rence
          of such damage or destruction.  In the event of any such
          termination, all proceeds of insurance maintained by Tenant pur-
          suant to Article XI, Paragraph 2 shall be the property of Tenant.

          XIII.  EMINENT DOMAIN

                    1.     If the entire Leased Premises is taken by any
          public authority under power of condemnation or sold to any
          public authority in lieu of condemnation, then this Lease shall
          terminate as of the date possession is taken by the acquiring
          authority and rent shall be apportioned as of that date.  If (i)
          a portion of the Leased Premises is taken or sold and said taking
          or sale results in making the Leased Premises unsuitable for the
          use contemplated herein, then Tenant, at its option, may
          terminate and cancel this Lease as of the date of taking by

          giving Landlord written notice of termination within sixty (60)
          days after the date of taking, and the rent shall be apportioned
          as of said date.  In the event this Lease is not terminated upon
          a partial taking of the Leased Premises, Landlord shall, to the
          extent possible, promptly commence and pursue diligently until
          completion the restoration of the remaining portion of the Leased
          Premises which Landlord furnished upon the commencement of the
          Lease term to the condition the same were in immediately prior to
          such taking and this Lease shall continue in full force and
          effect.  Landlord shall use such portion of Landlord's proceeds
          by reason of such taking necessary to repair and restore the
          Leased Premises as herein provided, but in no event shall
          Landlord be obligated to expend for such repairs an amount in
          excess of the condemnation proceeds available to Landlord for
          such rebuilding.  During the period in which Landlord is
          repairing and restoring the Leased Premises pursuant to this
          Paragraph, the rental payable by Tenant shall be apportioned and
          prorated in order to abate in proportion to the area of the
          Leased Premises which is untenantable.

                    2.     All damages awarded for a total or partial
          taking of the Leased Premises shall belong to and be the sole
          property of Landlord, and Tenant shall have no claim for loss of
          its leasehold estate or the value of the unexpired term hereof;
          provided, however, Tenant shall be entitled to pursue any
          separate claim or claims as Tenant may have for relocation
          expenses, business interruption and other items which are not
          included in the award payable to Landlord.

                    3.     In the event that this Lease does not terminate
          after any part of the Leased Premises is taken or condemned,
          there shall be a reduction in basic rent equal to the percentage
          of the square footage area of the Leased Premises which is taken
          or condemned.

                    4.     Notwithstanding anything to the contrary
          contained herein, if a portion of the Leased Premises is taken or
          condemned and this Lease continues in full force and effect, then
          the fixed annual rent payable hereunder shall be reduced by a pro
          rata reduction based on the reduction in the area of the Leased
          Premises which is tenantable.

          XIV.  ASSIGNMENT AND SUBLETTING

                    Tenant may assign this Lease or any estate or interest
          therein or sublease the Leased Premises or any part thereof and
          permit the use and occupancy of the Leased Premises or any part
          thereof by any subsidiary or related corporation provided,
          however, (i) Tenant shall not be released from any of its
          obligations under this Lease upon the occurrence of any of the
          foregoing events, (ii) in the event of an assignment, the
          assignee shall assume the obligations of Tenant under this Lease
          from and after the date of assignment, (iii) Tenant shall give
          Landlord prior written notice of the proposed transaction and

          Landlord shall be furnished with a copy of any such assignment or
          sublease agreement, (iv) any such sublease shall be expressly
          subject and subordinate to this Lease, and (v) at the time of the
          proposed assignment or sublease Tenant shall not be in default of
          the payment of rent due hereunder beyond any cure period.

          XV.  NOTICES

                    All notices and demands by either party to the other
          shall be given in writing and sent by United States certified
          mail, postage prepaid, and addressed:

                    To Landlord:          Center City Plaza
                                   c/o Berg Management Company
                                   235 W. Broadway, Suite 10
                                   Waukesha, WI  53186

                    To Tenant:          Intelligraphics, Inc.
                                   741 N. Grand Avenue
                                   Waukesha, WI   53186

                    Either party may, upon prior written notice to the
          other, specify a different address for the giving of notice.
          XVI.  ACCESS

                    Landlord or Landlord's agent shall have the right to
          enter the Leased Premises after reasonable notice to Tenant
          during normal business hours (except in the event of an emergency
          in which event no prior notice is required) for the purpose of
          inspecting the same or making repairs which are the obligation of
          Landlord hereunder, provided, however, Landlord shall use all
          reasonable efforts to avoid interference with the conduct of
          Tenant's activities thereon.

          XVII.  DEFAULTS

                    1.     If (a) Tenant shall fail to pay the rental or
          other charges due hereunder within five (5) days after receipt of
          written notice thereof by Tenant (provided, however, in the event
          that Landlord gives Tenant one such notice within any twelve (12)
          month period, Landlord shall not be required to give such notice
          thereafter during such twelve month period), or (b) Tenant shall
          fail to perform any of the other terms, conditions or covenants
          of this Lease to be performed or observed by Tenant for more than
          thirty (30) days after receipt by Tenant of written notice from
          Landlord specifying in detail the nature of such failure (or such
          other reasonable times as necessary if such default is a default
          which is susceptible of cure but cannot be cured within thirty
          (30) days and Tenant, upon receipt of such notice, promptly and
          diligently attempts to effect such cure), (c) Tenant shall be

          adjudged bankrupt or insolvent or shall make an assignment for
          the benefit of creditors, or (d) a receiver or trustee of
          Tenant's property shall be appointed and such receiver or
          trustee, as the case may be, shall not be discharged within sixty
          (60) days after such appointment, then in any such case, Landlord
          may, at its option, upon written notice to Tenant, recover
          possession of and re-enter the Leased Premises without accepting
          a surrender of the Leased Premises or affecting Tenant's
          liability for past rent and other charges due or future rent and
          other charges to accrue hereunder.  As an alternative, at the
          election of Landlord, Landlord shall have the right, upon written
          notice to Tenant, to declare this Lease terminated and canceled
          and to accept surrender of the Leased Premises (without the need
          for any affirmative act or acquiescence by Tenant) without any
          further rights or obligations on the part of Landlord or Tenant
          (other than Tenant's obligation for rent and other charges due
          and owing through the date of termination and the performance of
          all of the terms and provisions of this Lease due and owing or
          accrued through the date of termination), so that Landlord may
          relet the Leased Premises without any right on the part of Tenant
          to any credit or payment resulting from any reletting of the
          Leased Premises.  In the event of any such default, Landlord
          shall be entitled to recover from Tenant all other damages
          sustained by Landlord on account of the breach of this Lease,
          including, but not limited to, the costs incurred by Landlord in
          re-entering and recovering possession of the Leased Premises and
          the cost of repairs, alterations and brokerage fees connected
          with the reletting of the Leased Premises. The provisions herein
          shall be in addition and without prejudice to any other rights or
          remedies as are available at law or otherwise. Notwithstanding
          anything to the contrary contained herein, Landlord shall use
          reasonable efforts to mitigate the damages which might arise as a
          result of a default by Tenant; and in the event Landlord relets
          the Leased Premises, the amount received therefrom prior to
          termination of this Lease shall be credited to Tenant after
          deducting therefrom Landlord's reasonable expenses.

                    2.     The rights and remedies of Landlord or Tenant
          under this Lease shall be cumulative and the exercise of any of
          them shall not be exclusive of any other right or remedy provided
          by this Lease or allowed by law, and the waiver by Landlord or
          Tenant of any breach of any covenant of this Lease shall be
          limited to the particular instance and shall not operate or be
          deemed to waive any future breach of the same or any other
          covenant on the same or any other occasion.

                    3.     No extension of time, forbearance, neglect or
          waiver on the part of Landlord or Tenant, as the case may be,
          with respect to any one or more of the covenants, terms or
          conditions of this Lease, shall be construed as a waiver of any
          of the other covenants, terms or conditions of this Lease, or as
          an estoppel against Landlord or Tenant, as the case may be.

                    4.     Landlord shall have the right at any time, after

          ten (10) days notice to Tenant (or without notice in case of
          emergency or in case any fine, penalty, interest or cost may
          otherwise be imposed or incurred), to make any payment or perform
          any act required of Tenant under any provision of this Lease, and
          in exercising such right, to incur necessary and incidental costs
          and expenses, including reasonable attorney's fees.  Nothing
          herein shall imply any obligation on the part of Landlord to make
          any payment or perform any act required of Tenant, and the
          exercise of the right to so do shall not constitute a release of
          any obligation or a waiver of any default.  All payments made and
          all costs and expenses incurred in connection with any exercise
          of such right shall be reimbursed to Landlord by Tenant within
          fifteen (15) days after receipt of Landlord's bill therefor.  In
          the event of nonpayment thereof, Landlord shall have the rights
          and remedies it would have hereunder or by law in the case of
          nonpayment of rent.

                    5.     In the event of any action or proceeding brought
          by either party against the other under this Lease, the
          prevailing party shall be entitled to recover all costs and
          expenses including reasonable attorney's fees.

                    6.     Should Landlord default in the performance of
          the covenants required to be performed by Landlord under this
          Lease, Tenant may serve upon Landlord a notice specifying the
          default and requiring performance by Landlord within a period of
          time set forth in such notice, which shall not be less than
          thirty (30) days after receipt of said written notice; provided,
          however, Tenant shall have the right (but not the obligation) to
          remedy such default without notice in the event of emergency.  In
          the event of such default by Landlord after notice shall have
          been given as aforesaid which is not cured by Landlord within
          such thirty (30) day period, then Tenant, in addition to any
          other right or remedy Tenant may have at law or equity, shall
          have the right (but not the obligation) to cure Landlord's
          default and Landlord, within fifteen (15) days after receipt of
          Tenant's bill therefor, shall reimburse Tenant the reasonable
          costs incurred by Tenant in curing Landlord's default as
          aforesaid.  However, if any default shall occur which cannot,
          with due diligence, be cured within a period of thirty (30) days
          from and after the giving of notice as aforesaid, then Landlord
          shall be deemed to be complying with such notice if Landlord
          promptly commences to take reasonable steps to cure such default
          during such time period and proceeds diligently thereafter to in
          fact cure such default.


                    7.     Tenant acknowledges that late payment of rent
          (fixed rental or additional rental) could result in Landlord's
          mortgagee imposing a late charge on Landlord, and, accordingly,
          Tenant agrees that, if rent (fixed rental or additional rental)
          due hereunder is not paid by the fifth (5th) day after it is due
          (or within five (5) days after receipt of written notice of
          default if such late payment is the first such late payment

          within the past twelve (12) months), then Tenant shall pay upon
          demand, as additional rent, a late charge equal to the late
          charge, if any, imposed upon Landlord by Landlord's mortgagee.
          The foregoing provision for payment of a late charge shall not be
          construed to extend the date for payment of any sums required to
          be paid by Tenant hereunder or to relieve Tenant of its
          obligation to pay all such sums at the time or times herein
          stipulated, and neither the demand for, nor collection by,
          Landlord of such late charge shall be construed as a cure for
          Tenant's default in the payment of rent.
          XVIII.  SURRENDER

                    On the last day of the term of the lease or on the
          sooner termination thereof, Tenant shall peaceably and quietly
          surrender the Leased Premises in good order, condition and
          repair, reasonable wear and tear and damage resulting from fire
          or other casualty or the elements excepted.  Tenant shall remove
          all of its trade fixtures, furnishings, equipment and other
          personal property from the Leased Premises and shall be
          responsible for repairing, at Tenant's sole cost, any damage to
          the Leased Premises caused by such removal; provided, however,
          Tenant shall not be required to remove the Leasehold
          Improvements.  Tenant shall be responsible for any loss resulting
          from the delay by Tenant in surrendering the Leased Premises at
          the end of the term as set forth herein, including any claim made
          by any succeeding tenant founded on such delay.

          XIX.  HOLDING OVER

                    In the event Tenant remains in possession of the Leased
          Premises after the expiration of this Lease with the consent of
          Landlord and without the execution of a new lease, it shall be
          deemed to be occupying said premises as a tenant from month-to-
          month, subject to all of the conditions, provisions and
          obligations of this Lease insofar as the same are applicable to a
          month-to-month tenancy.  Such month-to-month tenancy may be
          terminated by either party effective as of the end of any
          calendar month by twenty-eight (28) days prior written notice to
          the other party.  If Tenant remains in possession of the Leased
          Premises without the consent and/or acquiescence of Landlord or
          remains in possession of the Leased Premises following the
          termination of a hold over month-to-month tenancy as created
          pursuant to the provisions of the preceding sentence, then Tenant
          shall pay to Landlord twice the fixed rent apportioned on a daily
          basis for the time Tenant remains in such possession.

          XX.  WARRANTY OF TITLE: QUIET ENJOYMENT

                    Landlord hereby represents and warrants that it is the
          sole owner of the entire Leased Premises in fee simple and that
          it has the right and authority to enter into this Lease without
          the joinder or approval of any other person.  Landlord covenants
          and agrees that so long as Tenant pays the rent reserved by this
          Lease and performs and observes all of the covenants and

          provisions hereof, Tenant shall peaceably and quietly enjoy the
          full possession and use of the Leased Premises, without any
          hindrance or molestation from Landlord or any other party.

          XXI.  ESTOPPEL CERTIFICATES AND SUBORDINATION

                    1.     Each party agrees that it shall, without charge,
          at any time and from time to time hereafter, within ten (10) days
          after written request of the other, execute in recordable form
          and deliver to the other a written statement certifying: (a) as
          to whether this Lease has been supplemented or amended, and if
          so, the substance and manner of such supplement or amendment; (b)
          as to the validity and force and effect of this Lease; (c) as to
          the existence of any default thereunder; (d) as to the existence
          of any offsets, counterclaims or defenses thereto on the part of
          such other party; (e) as to the commencement and expiration dates
          of the term of this Lease; (f) as to the date to which rent has
          been paid; and (g) as to any other matters as may reasonably be
          so requested. Any such certificate may be relied upon by the
          party requesting it and any other person, firm or corporation to
          whom the same may be exhibited or delivered, and the contents of
          such certificate shall be binding on the party executing the
          same.

                    2.     This Lease shall, at the option of the holder or
          holders of any mortgage or mortgages placed upon the Leased
          Premises, be subject and subordinate to the lien of any such
          mortgage or mortgages, and Tenant covenants and agrees to execute
          and deliver within fifteen (15) days after receipt of a request
          therefor such further instruments subordinating this Lease, in
          accordance with the foregoing, to the lien of any such mortgage
          or mortgages as shall be reasonably requested by Landlord or any
          mortgagee or proposed mortgagee; provided, however, no such
          subordination shall be effective unless the holder of such
          mortgage or mortgages shall have agreed in writing (i) to
          recognize the rights of Tenant under this Lease (including
          Tenant's right of first refusal under Article XXIII below) in the
          event of foreclosure so long as Tenant is not in default
          hereunder beyond any applicable grace period, and (ii) in the
          event of casualty or condemnation under Articles XII and XIII
          above which does not result in the termination of this Lease, the
          insurance proceeds and condemnation award, as the case may be,
          shall be made available for the repair or restoration of the
          Leased Premises pursuant to the terms of this Lease.  In the
          event that the Leased Premises or any portion thereof is subject
          to one or more mortgages at the time of execution of this Lease,
          Landlord shall, within forty-five (45) days after the execution
          of this Lease, furnish to Tenant a non-disturbance agreement from
          the holder(s) of such mortgage(s) containing the agreements in
          the immediately preceding sentence. In the event Landlord fails
          to deliver to Tenant such non-disturbance within such time, or
          within thirty (30) days of notice by Tenant of such failure,
          Tenant shall have the right, at its option, to terminate this
          Lease and in such event Tenant shall have no liability to

          Landlord whatsoever.

          XXII.  SHORT FORM LEASE

                    The parties will at any time, at the request of either
          one, promptly execute duplicate originals of an instrument in
          recordable form, which will constitute a short form of lease,
          setting forth a description of the Leased Premises, the term of
          this Lease and any other portions thereof, excepting the rental
          provisions, as either party may request.

          XXIII.  MISCELLANEOUS

                    1.     This Lease and the exhibits, if any, attached
          hereto and forming a part hereof, set forth all the covenants,
          promises, agreements, conditions, and understandings between
          Landlord and Tenant concerning the Leased Premises and there are
          no others, either oral or written, between them except as herein
          set forth. No alteration, amendment, change or addition to this
          Lease shall be binding upon Landlord or Tenant unless reduced to
          writing and signed by each party.

                    2.     The captions and article numbers appearing in
          this Lease are inserted only as a matter of convenience and in no
          way define, limit, construe or describe the scope or intent of
          such sections or articles of this Lease nor in any way affect
          this Lease.

                    3.     Whenever herein the singular number is used, the
          same shall include the plural, and the masculine gender shall
          include the feminine and neuter genders, and vice versa, as the
          context shall require.  The terms "Landlord" and "Tenant"
          whenever used herein, shall mean only the owner at the time of
          Landlord's or Tenant's interest herein, and upon any sale or
          assignment of the interest of either Landlord or Tenant herein,
          their respective successors in interest and/or assigns shall,
          during the term of their ownership of their respective estates
          herein, be deemed to be Landlord to Tenant, as the case may be.

                    4.     This Lease may be executed in several
          counterparts, each of which shall be an original, but all of
          which shall constitute one and the same instrument.

                    5.     This Lease shall be governed by, and construed
          in accordance with, the laws of the State of Wisconsin.  If any
          provision of this Lease or the application thereof to any person
          or circumstances shall, to any extent be invalid or
          unenforceable, the remainder of this Lease shall not be affected
          thereby and each provision of the Lease shall be valid and
          enforceable to the fullest extent permitted by the law.

                    6.     Any amount due from Tenant to Landlord hereunder

          which is not paid within five (5) days after the date due shall
          bear interest at the rate of two percent (2%) per annum in excess
          of the then announced prime rate of interest charged by First
          Wisconsin National Bank of Milwaukee from the date due until
          paid, unless otherwise specifically provided herein, but the
          payment of such interest shall not excuse or cure any default by
          Tenant under this Lease.

                    7.     The covenant to pay rent is hereby declared to
          be an independent covenant on the part of Tenant to be kept and
          performed.

                    8.     No payment by Tenant or receipt by Landlord of a
          lesser amount than the monthly rent herein stipulated shall be
          deemed to be other than on account of the earliest stipulated
          rent, nor shall any endorsement or statement on any check or any
          letter accompanying any check or payment as rent be deemed an
          accord and satisfaction, and Landlord shall accept such check or
          payment without prejudice to Landlord's right to recover the
          balance of such rent or pursue any other remedy in this Lease
          provided.

                    9.     In the event of any sale or other transfer of
          the Leased Premises by Landlord, the named Landlord shall be
          entirely relieved of all obligations hereunder from and after the
          date of the transfer; provided, however, that the transferee
          shall assume the same by written agreement and a copy of the same
          is delivered to Tenant within ten (10) days thereafter.

                   10.     If Landlord shall fail to perform any covenant
          or condition of this Lease upon Landlord's part to be performed
          and, as a consequence of any such default, Tenant shall recover a
          money judgement against Landlord, such judgement shall be
          satisfied only out of the proceeds of sale received upon
          execution of such judgement and levied thereon against the right,
          title and interest of Landlord in the Leased Premises and out of
          rents or other income from such property receivable by Landlord,
          and Landlord shall not be liable for any deficiency.

                   11.     Tenant agrees to execute any modification of
          this Lease which may be reasonably required by Landlord's lenders
          as a condition to making a mortgage loan on the Leased Premises,
          provided that no such modification shall alter the rent or term
          provided herein nor materially reduce the economic value hereof
          or benefits hereunder to Tenant.  Tenant agrees to complete and
          properly return any such lease modification that may be
          reasonably required in connection with any such mortgage loan on
          the Leased Premises within ten (10) days after receipt thereof.

                   12.     Except as expressly otherwise provided, all of
          the terms, covenants and conditions hereof shall be binding upon
          and inure to the benefit of the heirs, personal representatives,
          successors in interest and assigns of the parties hereto.

                    SIGNED AND SEALED as of the date first written above.

                                        LANDLORD:

                                        CENTER CITY PLAZA

                                        By: _/s/ A. William Huelsman
                                             A. William Huelsman,
                                             Its Managing Partner

                                        TENANT:

                                        INTELLIGRAPHICS, INC.

                                        By: _/s/ William D. Nantell
                                             William D. Nantell,
                                             Its President

                              Attest: _/s/ A. William Huelsman_______
                                             A. William Huelsman,
                                             Its Secretary






            AMENDMENT TO LEASES


                 This Amendment to Leases is made as this 11th day of
            August, 1995, by and between Center City Plaza, a Wisconsin
            partnership, hereinafter referred to as "Landlord", and
            Intelligraphics, Inc., a Wisconsin corporation, hereinafter
            referred to as "Tenant."

                 Landlord and Tenant agree as follows:

                 Notwithstanding any contrary provisions in any existing
            lease by and between Landlord and Tenant, the rental rate
            for any extended term of any lease, which extended term
            begins after April 30, 1999 shall be the going and
            prevailing rent for property of like character which is in
            existence at April 30, 1999.  The parties shall agree on the
            rental to be paid for any extended term by April 30, 1998.



                                     Landlord: CENTER CITY PLAZA


                                     __/s/A. William Huelsman
                                               A. William Huelsman
                                               Its Managing Partner


                                Tenant:        INTELLIGRAPHICS, INC.

                                          /s/ William D. Nantell
                                               William D. Nantell
                                               Its President