Exhibit 10.20

                                 LEASE AGREEMENT

                        CONIFER PRINCE STREET ASSOCIATES
                                46 PRINCE STREET

         AGREEMENT,  made on the 22nd day of  February  , l995,  by and  between
CONIFER PRINCE STREET ASSOCIATES,  a Limited Partnership  organized and existing
under the laws of the State of New York, 46 Prince Street,  Rochester,  New York
("LANDLORD") and DSMI CORPORATION ("TENANT").

         WITNESSETH:  That the Landlord does hereby let and demise to Tenant and
Tenant  does take from the  Landlord,  the  premises  outlined on the floor plan
designated Exhibit "A" attached hereto, being 3,573 square feet of the 1st floor
of the three story  building known as , 46 Prince  Street,  Rochester,  New York
(hereinafter called the "Building") together with 10 parking spaces.

l.       TERM

         a.) The lease term  shall be for a period of two years  commencing  on
 March 1, l995 and  terminating  on  February  28,  1997  the "Lease Term").

         b.) Tenant shall have a one-time right to extend the Term of this Lease
Agreement  for a  period  of  three  additional  and  consecutive  years.  To be
effective,  Tenant  must  not be in  default  of any of its  lease  obligations.
Furthermore,  Tenant must provide  Landlord with at least 180 days prior written
notice  stating  its  intention  to exercise  this  extension  option.  With the
exception of Rental all other  provisions of this Lease  Agreement  shall remain
unchanged.

         Should Tenant  exercise its extension  option the Base Rent during such
period shall be as follows:

              TERM                          $ per sq. ft.    Annual Base Rent
         --------------                     -------------    ----------------
         3/1/97-2/28/98                        $13.50            $48,235.50
         3/1/98-2/28/99                        $14.00            $50,022.00
         3/1/99-2/28/00                        $14.50            $51,808.50

2.       RENTAL

         The Base Rent during the initial year of the Lease Term shall be $12.50
per square foot per annum.  The Base Rent shall be  increased  by $.50 per annum
per square foot effective  March 1, l996 and again upon Tenants  exercise of its
extension period, as stated above. Refer to Schedule A for details of Annual and
Monthly rent amounts due during the initial term.

         a) The Base Rent will be payable in twelve equal  monthly  installments
         due without demand at its office at 46 Prince Street,  on the first day
         of each month.  Rent for partial months shall be pro-rated based on the
         number of days occupied by Tenant,  due and payable on the first day of
         tenancy.  A penalty of $50.00 will be imposed for rent  received  after
         the 10th day of each month.

         b) Tenant shall pay, as  additional  rent,  all electric  costs for the
leased premises, calculated as follows:

         Heating and Air Conditioning - The air  conditioning  units serving the
         leased  premises shall be individually  gauged.  The actual heating and
         cooling  costs of the air  conditioning  units  will be  calculated  by
         multiplying  the actual  electric  bill to Landlord by a fraction,  the
         numerator  of  which  is  calculated  kilowatt  hours  used  by the air
         conditioning  unit serving the leased  premises for the billing  period
         and the  denominator  of which is the total  kilowatt  hours  billed to
         Landlord for the same period.

         In the event the leased  premises is less than the total area served by
         an air conditioning unit, then tenant shall pay a pro rata share of the
         cost of heat and air  cooling  based  upon the  percentage  of the area
         served by the air conditioning  unit which is occupied by Tenant.  That
         percentage shall be agreed upon at execution of the lease and set forth
         on Schedule A hereto.

         Other  Electric - The remaining  electric cost for the building will be
         calculated by deducting the total heating cost from the total  electric
         bill. Tenants share of the bill will be the electric cost multiplied by
         a fraction, the numerator of which is the square footage covered by the
         Lease and the  denominator  of which is the total rental square footage
         of the building  occupied  during the applicable  billing period as set
         forth in Schedule A hereto.

         c) The additional rent payment for  electricity  will be calculated and
         billed by Landlord  to Tenant,  due and payable on the first day of the
         month following receipt of the bill by Tenant.

         d)  Tenant  shall pay as  additional  rent its  proportionate  share of
         increases in property liability  insurance premiums over a base year of
         1995 and real property taxes,  assessments or government levies in lieu
         of taxes  over a base year of 1995 for City  School and 1995 for County
         as set out on Schedule A.

3.       SECURITY DEPOSIT

     Tenant has this day  deposited  with  Landlord  the sum of  $3,638.54  (the
"Security Deposit") as security for the full and faithful  performance of Tenant
of all the terms,  covenants and  conditions of this Lease upon Tenant's part to
be performed. The Security Deposit may be commingled with other funds and assets
of  Landlord  and it shall be  returned  to Tenant  after the time  fixed as the
expiration of the Term,  provided Tenant has duly and faithfully carried out all
of said terms, covenants and conditions on Tenant's part to be performed. In the
event of a bona fide sale of the Premises subject to this Lease,  Landlord shall
have the right to transfer the Security Deposit to the vendee for the benefit of
Tenant and Landlord  shall be  considered  released by Tenant from all liability
for the return of the  Security  Deposit,  and Tenant  agrees to look to the new
Landlord  solely for the return of the  Security  Deposit  and it is agreed that
this shall apply to every transfer or assignment made of the Security Deposit to
a new  Landlord.  Provided  Tenant has not  defaulted  on its lease  obligations
during the initial twelve months of the Term of the Lease, Landlord shall refund
Tenants'  Security  Deposit  prior to the  completion  of the 13th month of said
Term.



4.       DELAYS

         If Landlord is unable to give possession of the premises on the date of
commencement  of the term of this  Lease by  reason of the  holding  over of any
Tenant or occupant, or because construction,  repairs, or improvements which are
Landlord's  responsibility  are not  completed,  rent shall abate for the period
that possession by Tenant is delayed. If such delay shall continue for more than
sixty (60) days,  then Tenant may,  within thirty (30) days after the expiration
of said sixty (60) day period,  give  Landlord a notice of election to terminate
this lease.  Unless possession of the premises shall sooner be made available to
Tenant,  this  Lease  shall  terminate  on the 30th day after the giving of such
notice and Landlord shall return to Tenant the  consideration  paid and Landlord
shall have no  obligation  to Tenant for  failure to give  possession  except as
provided above.

         In the event Tenant  delays in providing  Landlord  with all  necessary
information  required  for  Landlord  to  construct  tenant  improvements,  then
Landlord shall be entitled to an extension of time to complete such improvements
and rent shall not abate during such extension of time.

5.       SERVICES

         Landlord agrees to furnish electricity for usual office requirements.

         Landlord  agrees to furnish  heat in the leased  premises  adequate and
reasonable  for the business use of premises and through the heating  system and
air cooling to the leased  premises.  Landlord  agrees to provide the additional
services  set  forth on  Schedule  B  attached  hereto,  subject  to the  rules,
regulations and limitations set forth herein.

         Prior to Tenant's  occupancy of the demised  premises,  anticipated  to
take place March 1, 1995,  Landlord  shall shampoo the entire carpet within said
space as well as repaint the suite in a color to be selected by Tenant.

         With the exception of those modifications to the existing floor plan of
the demised premises, the space is leased to Tenant in an "as-is" basis.

6.       USE AND OCCUPANCY

         Tenant  shall  use  and  occupy  the  premises  for  the  business  and
professional office purposes set forth on Schedule C attached hereto, and for no
other use or purpose.

7.       CARE AND REPAIR OF PREMISES

         Tenant  shall  commit no act of waste  and shall  take good care of the
premises and the fixtures and  appurtenances  therein and shall,  in the use and
occupancy of the premises,  conform to all laws,  orders, and regulations of the
Federal, State, and municipal governments or any of their departments.

         Landlord shall make all necessary repairs to the premises, except where
the repair has been made  necessary  by misuse or neglect by Tenant or  Tenant's
agents, servants, visitors, or licensee.

         All  improvements  made by Tenant to the premises which are so attached
to the  premises  that they  cannot be removed  without  material  injury to the
premises, shall become the property of Landlord upon installation.

         Not  later  than the last  day of the  Lease  Term,  Tenant  shall,  at
Tenant's   expense,   remove  all  of  Tenant's   personal  property  and  those
improvements  made by Tenant  which have not become the  property  of  Landlord,
including trade fixtures,  cabinetwork,  movable paneling,  partitions,  and the
like,  repair all  injury  done by or in  connection  with the  installation  or
removal of said property or improvements, and surrender the premises broom clean
in as good condition as they were at the beginning of the term, reasonable wear,
and  damage by fire,  the  elements,  casualty,  or other  causes not due to the
misuse  of  neglect  of  Tenant  or  Tenant's  agents,  servants,  visitors,  or
licensees,  excepted. All property of Tenant remaining on the premises after the
last day of the term of this Lease shall be deemed  abandoned and may be removed
by Landlord, and Tenant shall reimburse Landlord for the cost of such removal.

         Landlord  may  have any  such  property  stored  at  Tenant's  risk and
expense.  Any alternative,  additions,  or improvements to the premises shall be
only with Landlord's prior written consent.

         Tenant  shall not,  without  first  obtaining  the  written  consent of
Landlord,  abandon  the  premises,  or allow the  premises  to become  vacant or
deserted.

8.       ASSIGNMENT OR SUBLEASE

         Tenant  shall not,  without  first  obtaining  the  written  consent of
Landlord, assign, mortgage, pledge, or encumber this Lease, in whole or in part,
or sublet the premises or any part thereof and  Landlord  will not  unreasonably
withhold assignment of this lease.


         Any subletting of the premises shall be further  subject to the written
consent  of  the  University  of  Rochester,  pursuant  to  certain  restrictive
covenants  in the deed of transfer of the premises to  Landlord.  This  covenant
shall be binding upon the legal representatives of Tenant, and upon every person
to whom Tenant's interest under this Lease passes by operation by law.

9.       COMPLIANCE WITH RULES AND REGULATIONS

         Tenant  shall  observe  and  comply  with  the  rules  and  regulations
hereinafter  set  forth,  which are made a part  hereof,  and with such  further
reasonable rules and regulations as Landlord may prescribe, on written notice to
the  Tenant,  for the  safety,  care and  cleanliness  of the  building  and the
comfort, quiet, and convenience of other occupants of the building.

         Tenant  shall  comply  will all present  and future  laws,  ordinances,
rules, regulations, or governmental or quasi-governmental  directives (including
without  limitation  those  requirements of the  Occupational  Safety and Health
Administration  that relate to the Premises) regarding the indoor air quality of
the   Premises  and  the   maintenance   of  any   heating,   ventilating,   and
air-conditioning  equipment  or  system  for which  the  Tenant  is  responsible
pursuant to this Lease.



10.      COMPLIANCE WITH ENVIRONMENTAL RULES AND REGULATIONS

"Environmental Laws" mean all federal, state and local environmental,  land use,
zoning, health,  chemical use, safety and sanitation laws, statutes,  ordinances
and codes relating to the  protection of the  Environment  and/or  governing the
use,  storage,  treatment,  generation,  transportation,  processing,  handling,
production  or  disposal of  Hazardous  Substances  and the rules,  regulations,
policies,  guidelines,  interpretations,  decisions,  orders and  directives  of
federal,  state and local  governmental  agencies and  authorities  with respect
thereto.

"Hazardous  Substance"  means,  without  limitation,  any flammable  explosives,
radon,  radioactive  materials,  asbestos,  urea  formaldehyde  foam insulation,
polychlorinated biphenyls,  petroleum and petroleum products, methane, hazardous
materials, hazardous wastes, hazardous or toxic substances or related materials,
as  defined  in  the  Comprehensive  Environmental  Response,  Compensation  and
Liability  Act of 1980,  as amended  (42 U.S.C.  Sections  9601,  et seq.),  the
Hazardous Materials  Transportation Act, as amended (49 U.S.C. Sections 1801, et
seq.),  the  Resource  Conservation  and  Recovery  Act,  as amended  (42 U.S.C.
Sections 2601, et seq.), the Toxic Substances Control Act, as amended (15 U.S.C.
Sections 2601, et seq.),  Articles 15 and 27 of the New York State Environmental
Conservation Law or any other applicable  Environmental  Law and the regulations
promulgated thereunder.

"Environmental Permits" mean all permits, licenses, approvals, authorizations, 
consents or registrations required by any applicable

Environmental Law in connection with the ownership,  use and/or operation of the
Premises for the storage,  treatment,  generation,  transportation,  processing,
handling,  production or disposal of Hazardous  Substances or the sale, transfer
or conveyance of the Premises.

1.       Lessee  shall  keep,  and shall  cause  all  operators,  licensees  and
         occupants of the Premises to keep the  Premises  free of all  Hazardous
         Substances  and  shall not cause or  permit  the  Premises  or any part
         thereof   to  be  used  for  the   storage,   treatment,   generations,
         transportation,  processing,  handling,  production  or disposal of any
         Hazardous Substances.

2.       Lessee shall comply with, and shall cause all operators,  licensees and
         occupants of the Premises to comply with all  applicable  Environmental
         Laws and shall obtain and comply with,  and shall cause all  operators,
         tenants, subtenants,  licensees and occupants of the Premises to obtain
         and comply with all Environmental Permits.

3.       Lessee  shall not cause or permit any change to be made in the  present
         or intended  use of the  Premises  which would (i) involve the storage,
         treatment, generation, transportation, processing, handling, production
         or disposal of any Hazardous  Substance or the use of the Premises as a
         landfill or other waste disposal site or for military, manufacturing or
         industrial  purposes or for the storage of petroleum or petroleum based
         products,   (ii)  violate  any  applicable   Environmental  Law,  (iii)
         constitute   non-compliance  with  any  Environmental  Permit  of  (iv)
         increase the risk of a release of any Hazardous Substance.

11.      DAMAGE TO BUILDING

         If the  building  is damaged by fire or any other  cause to such extent
that the cost of restoration, as reasonably estimated by Landlord, will equal or
exceed fifty percent (50%) of the  replacement  value of the building just prior
to the  occurrence of the damage,  then Landlord may, no later than the 30th day
following the damage,  give Tenant a notice of election to terminate this Lease.
In such event, this Lease shall be deemed to terminate on the 30th day after the
giving of said notice,  and Tenant shall  surrender  possession  of the premises
within a reasonable  time  thereafter,  and the rent, and any  additional  rent,
shall be  apportioned as of the date of said surrender and any rent paid for any
period beyond said date shall be refunded to Tenant.

         If the cost of restoration,  as estimated by Landlord,  shall amount to
less than fifty percent (50%) of said replacement value of the building,  or if,
despite the cost,  Landlord  does not elect to  terminate  this Lease,  Landlord
shall restore the building and the premises with reasonable promptness,  subject
to delays  beyond  Landlord's  control  and  delays in the  making of  insurance
adjustments between Landlord and his insurance carrier, and Tenant shall have no
right to  terminate  this lease  except as herein  provided.  Landlord  need not
restore fixtures and improvements  owned by Tenant.  In any case in which use of
the premises is affected by any damage to the building, there shall be either an
abatement  or an equitable  reduction in rent  depending on the period for which
and the extent to which the premises are not  reasonably  usable for the purpose
for which they are leased  hereunder.  The words  "restoration" and "restore" as
used in this Paragraph 9 shall include repairs.

         If damage  results  from the fault of the Tenant,  or Tenant's  agents,
servants,  visitors, or licensees, Tenant shall not be entitled to any abatement
or reduction of rent,  except to the extent,  if any, that Landlord receives the
proceeds of rent insurance in lieu of such rent.

         If more than 25 per cent of the premises  leased by Tenant are rendered
untenantable  and  Landlord  fails to  restore  said  premises  to a  tenantable
condition  within ten (10) days,  then and in such event  Tenant may cancel this
lease on notice to Landlord.

12.      WAIVERS OF SUBROGATION

         Notwithstanding  the  provisions  of Paragraph 9 of this Lease,  in the
event of loss or damage to the building, the premises and/or any contents,  each
party shall look first to any  insurance  in its favor  before  making any claim
against the other party;  and, to the extent possible  without  additional cost,
each  party  shall  obtain,  for  each  policy  of  such  insurance,  provisions
permitting waiver of any claim against the other party for loss or damage within
the scope of such insurance, and each party, to the extent permitted, for itself
and its insurers  waives all such insured  claims  against the other party.  The
provisions of this paragraph shall apply only upon the delivery by each party to
the  other of an  effective  endorsement  to this  policy of  insurance  waiving
subrogation and to the extent therein permitted.

13.      CONDEMNATION - TOTAL TAKING

         If the leased premises or any part thereof are taken by eminent domain,
this Lease shall terminate on the date when title vests pursuant to such taking.
The rent, or any additional rent, shall be apportioned as of such terminate date
and any rent paid for any period beyond said date shall be repaid to Tenant.

         Tenant  shall not be  entitled to any part of the award for such taking
or any payment in lieu thereof,  except that Tenant reserves the right to assert
claim against the condemning authority for the cost of removal and relocation.


14.      LESSOR'S REMEDIES IN DEFAULT

         If Tenant  defaults in the payment of rent, or any additional  rent, or
defaults in the performance of any of the other covenants or conditions  hereof,
Landlord may give Tenant  notice of such default and if Tenant does not cure any
rent, or additional rent default within five (5) days, or other default,  within
twenty (20) days,  after the giving of such notice,  or if such other default is
of such nature that it cannot be completely cured within such period,  if Tenant
does not  commence  such curing  within  such  twenty  (20) days and  thereafter
proceed with reasonable  diligence and in good faith to cure such default,  then
Landlord  may  terminate  this  Lease on not less than five (5) days'  notice to
Tenant,  and on the date  specified  in said notice the term of this Lease shall
terminate,  and Tenant shall then quit and  surrender  the premises to Landlord,
but Tenant shall remain liable as hereinafter provided. If this Lease shall have
been so  terminated  by  Landlord,  Landlord may at any time  thereafter  resume
possession  of the  premises  by any  lawful  means and  remove  tenant or other
occupants and their effects.

         In the event  that the  relation  of  Landlord  and Tenant may cease or
terminate  by reason of the re-entry of Landlord  under the terms and  covenants
contained in this Lease or by the ejectment of Tenant by summary  proceedings or
otherwise,  or after the  abandonment  of the  Premises by Tenant,  it is hereby
agreed that, at Landlord's  option,  either (a) the remaining rent to be paid by
Tenant for the term subsequent to the re-entry of Landlord shall  accelerate and
become immediately due and payable,  or (b) Tenant shall remain liable and shall
pay in monthly  payments the rent which  accrues  subsequent  to the re-entry by
Landlord,  and Tenant  expressly  agrees to pay as damages for the breach of the
covenants  herein  contained,  the difference  between the rent reserved and the
rent  collected  and received,  if any, by Landlord  during the remainder of the
unexpired Term,  such difference or deficiency  between the rent herein reserved
and the rent collected, if any, shall become due and payable in monthly payments
during the remainder of the unexpired Term, as the amounts of such difference or
deficiency  shall from time to time be  ascertained;  and it is mutually  agreed
between Landlord and Tenant that the respective  parties hereto shall and hereby
do waive  trial by jury in any action,  proceeding  or  counterclaim  brought by
either of the parties against the other on any matters whatsoever arising out of
or in any wan connected with this Lease,  Tenant's use or occupancy of Premises,
and/or any claim of injury or damage.  The Tenant's  obligation  to pay the rent
accruing or to accrue after Landlord's re-entry shall survive the termination of
this Lease and Landlord's reletting of the Premises,  subject to the credits for
collected rent, if any, as herein set forth.

15.      DEFICIENCY

         In any case where Landlord has recovered  possession of the premises by
reason of Tenant's  default,  Landlord  may, at  Landlord's  option,  occupy the
premises or cause the premises to be redecorated, altered, divided, consolidated
with other adjoining  premises,  or otherwise changed or prepared for reletting,
and may relet the premises or any part  thereof as agent of Tenant,  and receive
the rent  therefor.  Rent so received  shall be applied  first to the payment of
such expenses as Landlord may have  incurred in connection  with the recovery of
possession, redecorating, altering, dividing, consolidating with other adjoining
premises,  or otherwise changing or preparing for reletting,  and the reletting,
including  brokerage and reasonable  attorney's fees, and then to the payment of
damages in amounts  equal to the rent  hereunder and to the cost and expenses of
performance of the covenants of Tenant as herein provided.

         Tenant agrees in any such case,  whether or not Landlord has relet,  to
pay to Landlord  damages  equal to the rent and other sums  herein  agreed to be
paid by Tenant, less the net proceeds of reletting,  if any, as ascertained from
time to time,  and the same shall be payable by Tenant on the several  rent days
above specified.

         In  reletting  the  premises  as  aforesaid,  Landlord  may grant  rent
concessions, and Tenant shall not be credited therewith. No such reletting shall
constitute a surrender and acceptance or be deemed evidence thereof. If Landlord
elects,  pursuant  hereto,  actually to occupy and use the  premises or any part
thereof during any part of the balance of the term as originally  fixed or since
extended, there shall be allowed against Tenant's obligation for rent or damages
as herein defined, during the period of Tenant's occupancy, the reasonable value
for such occupancy, not to exceed in any event the rent herein reserved and such
occupancy shall not be construed as a relief of Tenant's liability hereunder.

         Tenant  hereby  waives all right of  redemption  to which Tenant or any
person  claiming  under  Tenant might be entitled by any law now or hereafter in
force.

         Landlord's  remedies hereunder are in addition to any remedy allowed by
law.

16.      SECURITY INTEREST

         Landlord, subordinate to financial or lending institutions,  shall have
a security  interest  and first lien  paramount  to all other on every right and
interest of Tenant in and of this Lease,  on any building or  improvement  on or
hereafter  placed on the leased  property,  and on all  furnishings,  equipment,
fixtures,  or other personal  property of any kind  belonging to Tenant,  or the
Tenant's equity therein, on the leased property.  The security interest and lien
are granted for the purposes of securing payment of rents,  taxes,  assessments,
charges, liens,  penalties,  and damages, and of securing the performance of all
of Tenant's  obligations  under this Lease. The security interest and lien shall
be in addition to all other rights  granted to Landlord  under present or future
laws of this state.

17.      NO WAIVER OF COVENANTS OR CONDITIONS

         The  failure  of either  party to insist on strict  performance  of any
covenant or condition hereof, or to exercise any option herein contained,  shall
not be construed as a waiver of such covenant, condition, or option in any other
instance. This Lease cannot be changed or terminated orally.


18.      COLLECTION OF RENT FROM ANY OCCUPANT

         If the  premises are sublet or occupied by anyone other than Tenant and
Tenant is in default hereunder, or if this lease is assigned by Tenant, Landlord
may collect rent from the assignee,  subtenant,  or occupant,  and apply the net
amount  collected  to the rent therein  reserved.  No such  collection  shall be
deemed a waiver of the covenant herein against assignment and subletting, or the
acceptance of such assignee,  subtenant,  or occupant as Tenant, or a release of
Tenant from further performance of the covenants herein contained.

19.      SUBORDINATION OF LEASE

         This lease shall be subject and  subordinate to all  underlying  leases
and mortgages  and trust deeds which may now or hereafter  affect such leases or
the real property of which the premises  form a part,  and also to all renewals,
modifications,  consolidations,  and  replacements  of said  underlying  leases,
mortgages,  and trust deeds. Although no instrument or act on the part of Tenant
shall be necessary to effectuate such subordination,  Tenant will, nevertheless,
execute and deliver such further  instruments  confirming such  subordination of
this lease as may be desired by the holders of said mortgages and trust deeds or
by any of the Landlords under any such underlying leases. Tenant hereby appoints
Landlord  attorney  in  fact,  irrevocably,  to  execute  and  deliver  any such
instrument for Tenant.

20.      RIGHT TO-CURE TENANT'S BREACH

         If Tenant  breaches any  covenant or condition of this Lease,  Landlord
may, after giving Tenant twenty days notice of the covenant or condition claimed
to have been breached,  and upon Tenant's failure to cure the same, (except that
no notice need be given in case of emergency) cure such breach at the expense of
Tenant and the reasonable  amount of all expenses,  including  attorney's  fees,
incurred  by  Landlord  in so doing  (whether  paid by Landlord or not) shall be
deemed additional rent payable on demand.

21.      MECHANIC'S LIENS

         Tenant shall within ten (10) days after notice from Landlord  discharge
any mechanics' liens for material or labor claimed to have been furnished to the
premises on Tenant's behalf.

22.      NOTICES

         Any notice by either  party to the other  shall be in writing and shall
be deemed  to have  been duly  given  only if  delivered  personally  or sent by
registered or certified mail in a postpaid envelope addressed;  if to Tenant, at
the above described building; if to Landlord, at Landlord's address as set forth
above; or, to either, at such other address as Tenant or Landlord, respectively,
may designate in writing.

23.      RIGHT TO INSPECT AND REPAIR

         Landlord  may,  but shall not,  except as  required  by  provisions  of
Paragraph 6, be obligated  to, enter the premises at any  reasonable  times,  on
reasonable  notice to  Tenant  (except  that no notice  need be given in case of
emergency)  for the  purpose  of  inspection  or the  making  of  such  repairs,
replacements,  or addition in, to, on or about the premises or the building,  as
Landlord  deems  necessary or desirable.  Tenant shall have no claim or cause of
action  against  Landlord by reason  thereof  except as provided in Paragraph 25
hereof.

24.      INTERRUPTION OF SERVICES OR USE

         Interruption or curtailment of any service  maintained in the building,
if caused by strikes,  mechanical difficulties,  or any causes beyond Landlord's
control  whether  similar or dissimilar to those  enumerated,  shall not entitle
Tenant to any claim against  Landlord or to any abatement in rent, and shall not
constitute constructive or partial eviction,  unless Landlord fails to take such
measures  as may be  reasonable  in the  circumstances  to restore  the  service
without undue delay.

25.      CONDITIONS OF LESSOR'S LIABILITY

         Tenant shall not be entitled to claim a constructive  eviction from the
premises  unless  Tenant  shall have first  notified  Landlord in writing of the
condition or conditions giving rise hereto, and, if the complaints be justified,
unless Landlord shall have failed within a reasonable time after receipt of such
notice to remedy such conditions.

26.      RIGHT TO SHOW PREMISES

         Landlord may show the premises to prospective purchasers and mortgagees
and,  during  the six  (6)  months  prior  to  termination  of  this  lease,  to
prospective tenants, during business hours on reasonable notice to Tenant.

27.      NO OTHER REPRESENTATIONS

         No  representations  or promises shall be binding on the parties hereto
except those  representations  and promises  contained herein or in some further
writing signed by the party making such representations or promises.

28.      QUIET ENJOYMENT

         Landlord  covenants  that if, and so long as, Tenant pays the rent, and
any  additional  rent as herein  provided,  and performs the  covenants  hereof,
Tenant shall  peaceably and quietly have,  hold,  and enjoy the premises for the
term herein mentioned, subject to the provisions of this Lease.

29.      TENANT'S ESTOPPEL

         Tenant shall,  from time to time, on not less than ten (10) days' prior
written  request by Landlord,  execute,  acknowledge,  and deliver to Landlord a
written statement  certifying that the Lease is unmodified and in full force and
effect,  and that the Lease is in full force and effect as modified  and listing
the instruments or modification;  the dates to which the rents and other charges
have been paid; and whether or not to the best of Tenant's knowledge Landlord is
in default  hereunder and, if so,  specifying  the nature of the default.  It is
intended that any such  statement  delivered  pursuant to this  Paragraph may be
relied upon by a prospective  purchaser of  Landlord's  interest or mortgagee of
Landlord's  interest or assignee of any mortgage upon Landlord's interest in the
building.

30.      WAIVER OF JURY TRIAL

         To the extent such waiver is permitted by law, the parties  waive trial
by jury in any action or proceeding brought in connection with this lease or the
premises.

31.      PARAGRAPH HEADINGS

         The paragraph  headings in this Lease are intended for convenience only
and shall not be taken into  consideration in any construction or interpretation
of this Lease or any of its provisions.


32.      APPLICABILITY TO HEIRS AND ASSIGNS

         The  provision  of this lease  shall apply to,  bind,  and inure to the
benefit of Landlord and Tenant,  and their respective heirs,  successors,  legal
representatives,  and assigns. It is understood that the term "Landlord" as used
in this Lease means only the owner, a mortgagee in possession,  or a term Tenant
of the  building,  so that in the  event of any sale of the  building  or of any
lease  thereof,  or if a mortgagee  shall take  possession of the premises,  the
Landlord  named herein  shall be and hereby is entirely  freed of relief and all
covenants and  obligation of Landlord  hereunder  occurring  thereafter,  and it
shall be deemed without further agreement that the purchaser, the term Tenant of
the building, or the mortgagee in possession has assumed and agreed to carry out
any and all covenants and obligations of the Landlord hereunder.

33.      FIRST RIGHT TO LEASE

         Provided  Tenant is not in  default  of any of its  lease  obligations,
Tenant shall have the Right to Lease the remaining balance of space on the first
floor of 46 Prince Street,  Rochester,  New York 14607. At the time the Landlord
enters into serious  conversation  with  regards to leasing  said  approximately
3,741 square feet or any portion  thereof,  on the first floor,  it must provide
Tenant with written  notice that said space is being  considered  for lease by a
third party.  Tenant has five (5) business days to inform Landlord,  in writing,
of its  intention  to either  expand  into  said  space or  reject  leasing  the
additional space at that time. Should Tenant elect to lease the additional space
it must agree to extend the  remaining  Term of its lease so that at least three
(3) years remain at the time of Tenants  occupancy of the additional  space with
the exception of the initial two years of the lease term. The three year minimum
extension  period shall apply to the entire amount of space Tenant leases at the
time of the expansion.  Landlord agrees to repaint and shampoo carpet within the
expansion  space.  The Base Rent for the  expansion  space shall be equal to the
Tenant's then-current Base Rent Per Square Foot Rate.

34. Landlord shall recarpet the main stairwell within the building prior to June
1, 1995  notwithstanding  any delays caused by actions or lack of actions beyond
Landlord's control.

         IN WITNESS WHEREOF, the parties hereto have duly executed in this Lease
the 22nd day of February, l995.

LANDLORD:                                                     TENANT:

CONIFER PRINCE ST. ASSOCIATES               DSMI CORPORATION


BY:/s/ Richard C. Crossed                   BY:      /s/ Donalrd A. Carlberg   
         Richard C. Crossed                          Donald A. Carlberg, CEO

TITLE President                             TITLE Agent for Corporation in     
 formation and without individual liability



<PAGE>



-------------------------------------------------------------------

                      RULES AND REGULATIONS
-------------------------------------------------------------------

1.       OBSTRUCTION OF PASSAGEWAYS

         The sidewalks,  entrances,  passages,  courts,  elevators,  vestibules,
         stairways,  corridors  and public  parts of the  building  shall not be
         obstructed  or  encumbered  by Tenant or used by Tenant for any purpose
         other than ingress and egress.

2.       PROJECTIONS FROM BUILDING

         No awning, air conditioning  units, or other fixtures shall be attached
         to the outside walls or the  windowsills of the building,  or otherwise
         affixed so as to project from the  building,  without the prior written
         consent of Landlord.

3.       SIGNS

         No sign or  lettering  shall be  affixed  by  Tenant to any part of the
         inside of the premises so as to be clearly  visible from the outside of
         the premises  without the prior written  consent of Landlord.  However,
         Tenant  shall have the right to place its name on any door leading into
         the premises;  the size,  color,  and style thereof is to be subject to
         Landlord's approval, which approval shall not be unreasonably withheld.
         Landlord shall place Tenant's name on the directory in the lobby of the
         building.  Tenant  shall  not have the right to have  additional  names
         placed on the  directory  without  Landlord's  prior  written  consent;
         however, such consent shall not be unreasonably withheld.

4.       WINDOWS

         Windows in the premises shall not be obstructed by Tenant.  No bottles,
         parcels,or  other articles shall be placed on the  windowsills,  in the
         halls,  or in any other  part of the  building  other  than the  leased
         premises. No article shall be thrown out of the doors or windows of the
         premises.  All window treatments must be white or beige to the exterior
         and shall be subject to Landlord's approval.

5.       FLOOR COVERING

         Tenant shall not lay linoleum or other similar  floor  covering so that
         the same shall come in direct  contract with the floor of the premises.
         If linoleum or other similar  floor  covering is desired to be used, an
         interlining  of  builder's  deadening  felt first shall be fixed to the
         floor by a paste or other  material  that may  easily be  removed  with
         water,  the use of  cement or other  similar  adhesive  material  being
         expressly prohibited.


6.       INTERFERENCE WITH OCCUPANTS OR BUILDING

         Tenant shall not make, or permit to be made, any unseemly or disturbing
         noises  and shall not  interfere  with other  tenants  or those  having
         business with them.

7.       LOCKS: KEYS

         No additional  locks or bolts of any kind shall be placed on any of the
         doors or  windows  by  Tenant.  Tenant  shall,  on  termination  of its
         tenancy, deliver to Landlord all keys to any space within the building;
         either furnished to or otherwise  procured by Tenant,  and in the event
         of the loss of any keys  furnished,  Tenant  shall pay to Landlord  the
         cost thereof.

8.       MOVEMENT OF FURNITURE, FREIGHT, OR BULKY MATTER

         The  carrying in or out of freight,  furniture,  or bulky matter of any
         description must take place during such hours as Landlord may from time
         to time  reasonably  determine  and only  after  advance  notice to the
         superintendent of the building.  The person employed by Tenant for such
         work must be reasonably acceptable to Landlord.  Tenant may, subject to
         such  provisions,  move freight,  furniture,  bulky  matter,  and other
         material into or out of the premises on Saturdays  between the hours of
         eight (8) a.m. and six (6) p.m., provided Tenant pays additional costs,
         if any, incurred by Landlord for elevator operators or security guards,
         and for other expenses occasioned by such activity by Tenant.

9.       SAFES AND OTHER HEAVY EQUIPMENT

         Landlord reserves the right to prescribe the weight and position of all
         safe and other heavy equipment so as to distribute  properly the weight
         thereof  and to present any unsafe  condition  from  arising.  Business
         machines and other  equipment  shall be placed and maintained by Tenant
         at Tenant's  expense in settings  sufficient in  Landlord's  reasonable
         judgment  to absorb  and  prevent  unreasonable  vibrations,  noise and
         annoyance.

10.      ADVERTISING

         No advertising, publication, sign or other form of communication by the
         Tenant  shall  utilize the name of the  University  of Rochester or the
         Memorial Art  Gallery,  or make  reference  to any art exhibit,  shows,
         exhibitions  or  other  activities   conducted  by  the  University  of
         Rochester or the Memorial Art Gallery,  for the purpose of  identifying
         the location of the premises or for the purpose of promoting or selling
         goods, products or services offered by the Tenant.



<PAGE>


                                   SCHEDULE A

                                    BASE RENT

              TERM                            ANNUAL                    MONTHLY 
         3/1/95-2/28/96                     $44,662.50                 $3,721.88
         3/1/96-2/28/97                     $46,449.00                 $3,870.75


                                                    COMMON AREA MAINTENANCE

                                                       ADDITIONAL RENT

                                                          UTILITIES



         Total Square Footage of building             30,375 

         Square Footage Covered by Lease               3,573 

         Tenant's Share Electric                       11.76%


                                                        ADDITIONAL RENT


Heating and Air Conditioning

The heat pump units serving the leased premises shall be individually gauged and
the monthly charges shall be calculated as set forth on the attached and further
explained as follows:

l. The heat pump units serving the leased  premises shall be identified by model
number.

2. The actual heat pump operating  hours will be recorded for each month (column
3) and  multiplied  by the energy use factor  (column 4)  applicable to the heat
pump model to establish the total energy units (column 5)

3. The  total  energy  units  for all  heat  pumps  is then  added to the  total
auxiliary  usage to establish  the grand total usage and energy cost (total KWH)
for the building.

4. The grand total usage and energy cost is multiplied by the utility  company's
rate per KWH to establish the total cost for kilowatt hours.

5. The total  KWH are  divided  by the total  heat  pump  usage and  charges  to
establish the heat pump hourly rate (column 6).

6. The monthly  tenant  charge is the heat pump hourly  rate  multiplied  by the
total energy units (column 5).

7. Tenant will also pay 11.76% of general usage/common area electric.


                                 ADDITIONAL RENT

                      Real Estate and Insurance Escalation


In  addition  to the  rents  set  forth in the  Lease,  and  heretofore  in this
Schedule, with 1995 as the base year, Tenant shall pay 11.76% of the increase in
real  estate  taxes and other  government  levies in lieu of taxes  (payable  in
October of the  following  year),  and 11.76% of the  increase in  property  and
liability insurance premiums (payable in February of the following year).



<PAGE>




                                   SCHEDULE B

                          SERVICES PROVIDED BY LANDLORD



1.       Housekeeping of the common area.

2. Building, landscape and elevator maintenance.

3. Snow removal and the removal of trash from a common receptacle.

4. Automatic operatorless passenger elevator.

5. Common lavatory facilities, including supplies.

6. Parking for 10 cars.



<PAGE>





                                   SCHEDULE C

                        USE AND OCCUPANCY OF LEASED-SPACE



                            Professional Office Space