<PAGE>   1

                                                                    Exhibit 10.9


THIS WAREHOUSE LEASE ("LEASE"), MADE AND ENTERED INTO AS OF THE 24TH DAY OF MAY,
1999, BY AND BETWEEN WES-FLO CO., INC. ("LANDLORD") AND PODS, LLC, ("TENANT").

THE LANDLORD, FOR AND IN CONSIDERATION OF THE RENT HEREIN RESERVED TO BE PAID BY
THE TENANT, AND IN CONSIDERATION OF THE COVENANTS AND PROVISIONS TO BE KEPT AND
PERFORMED BY THE TENANT, DOES HEREBY LEASE UNTO TENANT, AND SAID TENANT DOES
HEREBY HIRE AND TAKE AS TENANT UNDER THE LANDLORD THE PROPERTY LOCATED AT 5804
N. 54TH ST., TAMPA, FL 33610, HILLSBOROUGH COUNTY, CONSISTING OF APPROXIMATELY
50,000 SQUARE FEET OF WAREHOUSE SPACE ("BUILDING") TOGETHER WITH THE LAND
("LAND") (HEREINAFTER THE BUILDING AND LAND ARE COLLECTIVELY REFERRED TO AS THE
"PREMISES"), TOGETHER WITH ALL IMPROVEMENTS THEREIN AND THEREON BELONGING OR
PERTAINING TO THE PREMISES, INCLUDING ALL RIGHTS, PRIVILEGES, EASEMENTS AND
APPURTENANCES BELONGING OR PERTAINING THERETO.

TO HAVE AND TO HOLD SAID PREMISES, TOGETHER WITH THE RIGHTS AND APPURTENANCES
UNTO THE TENANT, SUBJECT TO THE FOLLOWING CONDITIONS AND COVENANTS:

                                   WITNESSETH

TERM: THE TENANT IS TO HAVE AND TO HOLD THE LEASED PREMISES FOR A TERM OF SIXTY
(60) MONTHS AND ENDING WITH A 60-DAY WRITTEN NOTICE IF NOT PREVIOUSLY EXTENDED.

RENT: TENANT AGREES TO PAY THE LANDLORD THE RENT DUE HEREUNDER IN THE SUM OF
$3.25 PER SQUARE FOOT (GROSS).

COMMENCING JUNE 1, 1999 AND ON THE FIRST DAY OF EACH MONTH DURING THE TERM OF
THE LEASE, THE SUM OF $13,541.67. SEE RENT SCHEDULE AT APPENDIX A.


RENT PAYABLE TO LANDLORD, WES-FLO CO., INC., P.O. BOX 17401 TAMPA, FL 33682-7401
IN ADVANCE PLUS APPLICABLE FLORIDA SALES TAX, WITHOUT NOTICE OR DEMAND OR
SETOFF, DURING EACH AND EVERY MONTH OF THE LEASE TERM. SUCH MONTHLY INSTALLMENTS
OF RENT SHALL BE DUE ON OR BEFORE THE FIRST DAY OF EACH AND EVERY CALENDAR MONTH
OF THE LEASE TERM, WITH BEGINNING AND ENDING TERMS OF LESS THAN ONE MONTH BEING
ADJUSTED BASED ON THE NUMBER OF DAYS THAT TENANT IS OBLIGATED TO PAY RENT DURING
SUCH PERIODS. THE RENT SHALL BE PAYABLE TO LANDLORD'S OFFICE OR ELSEWHERE AS
DESIGNATED FROM TIME TO TIME BY WRITTEN NOTICE TO TENANT.

IT IS FURTHER AGREED AND COVENANTED BY AND BETWEEN THE PARTIES HERETO AS
FOLLOWS:

<PAGE>   2


THIS WAREHOUSE LEASE ("LEASE"), MADE AND ENTERED INTO AS OF THE 24TH DAY OF MAY,
1999, BY AND BETWEEN WES-FLO CO., INC. ("LANDLORD") AND PODS, LLC, ("TENANT").

THE LANDLORD, FOR AND IN CONSIDERATION OF THE RENT HEREIN RESERVED TO BE PAID BY
THE TENANT, AND IN CONSIDERATION OF THE COVENANTS AND PROVISIONS TO BE KEPT AND
PERFORMED BY THE TENANT, DOES HEREBY LEASE UNTO TENANT, AND SAID TENANT DOES
HEREBY HIRE AND TAKE AS TENANT UNDER THE LANDLORD THE PROPERTY LOCATED AT 5804
N. 54TH ST., TAMPA, FL 33610, HILLSBOROUGH COUNTY, CONSISTING OF APPROXIMATELY
50,000 SQUARE FEET OF WAREHOUSE SPACE ("BUILDING") TOGETHER WITH THE LAND
("LAND") (HEREINAFTER THE BUILDING AND LAND ARE COLLECTIVELY REFERRED TO AS THE
"PREMISES"), TOGETHER WITH ALL IMPROVEMENTS THEREIN AND THEREON BELONGING OR
PERTAINING TO THE PREMISES, INCLUDING ALL RIGHTS, PRIVILEGES, EASEMENTS AND
APPURTENANCES BELONGING OR PERTAINING THERETO.

TO HAVE AND TO HOLD SAID PREMISES, TOGETHER WITH THE RIGHTS AND APPURTENANCES
UNTO THE TENANT, SUBJECT TO THE FOLLOWING CONDITIONS AND COVENANTS:

                                   WITNESSETH

TERM: THE TENANT IS TO HAVE AND TO HOLD THE LEASED PREMISES FOR A TERM OF SIXTY
(60) MONTHS AND ENDING WITH A 60-DAY WRITTEN NOTICE IF NOT PREVIOUSLY EXTENDED.

RENT: TENANT AGREES TO PAY THE LANDLORD THE RENT DUE HEREUNDER IN THE SUM OF
$3.25 PER SQUARE FOOT (GROSS).

COMMENCING JUNE 1, 1999 AND ON THE FIRST DAY OF EACH MONTH DURING THE TERM OF
THE LEASE, THE SUM OF $13,541.67. SEE RENT SCHEDULE AT APPENDIX A.

RENT PAYABLE TO LANDLORD, WES-FLO CO., INC., P.O. BOX 17401 TAMPA, FL 33682-7401
IN ADVANCE PLUS APPLICABLE FLORIDA SALES TAX, WITHOUT NOTICE OR DEMAND OR
SETOFF, DURING EACH AND EVERY MONTH OF THE LEASE TERM. SUCH MONTHLY
INSTALLMENTS OF RENT SHALL BE DUE ON OR BEFORE THE FIRST DAY OF EACH AND EVERY
CALENDAR MONTH OF THE LEASE TERM, WITH BEGINNING AND ENDING TERMS OF LESS THAN
ONE MONTH BEING ADJUSTED BASED ON THE NUMBER OF DAYS THAT TENANT IS OBLIGATED TO
PAY RENT DURING SUCH PERIODS. THE RENT SHALL BE PAYABLE TO LANDLORD'S OFFICE OR
ELSEWHERE AS DESIGNATED FROM TIME TO TIME BY WRITTEN NOTICE TO TENANT.

IT IS FURTHER AGREED AND COVENANTED BY AND BETWEEN THE PARTIES HERETO AS
FOLLOWS:


                                       1
<PAGE>   3

1.       SECURITY: TENANT. CONCURRENTLY WITH THE EXECUTION OF THIS LEASE, HAS
DEPOSITED WITH LANDLORD THE SUM OF $14,657.94, THE RECEIPT OF WHICH IS HEREBY
ACKNOWLEDGED BY LANDLORD, WHICH SUM SHALL BE RETAINED BY LANDLORD AS SECURITY
FOR THE PAYMENT BY TENANT OF THE RENTS HEREIN AGREED TO BE PAID BY TENANT AND
FOR THE FAITHFUL PERFORMANCE BY TENANT OF THE TERMS AND COVENANTS OF THE LEASE.
IT IS AGREED THAT LANDLORD, AT LANDLORD'S OPTION, MAY AT ANY TIME APPLY SAID SUM
OR ANY PART THEREOF TOWARD THE PAYMENT OF THE RENTS AND ALL OTHER SUMS PAYABLE
BY TENANT UNDER THIS LEASE, AND TOWARDS THE PERFORMANCE OF EACH AND EVERY OF
TENANT'S COVENANTS UNDER THIS LEASE, BUT SUCH COVENANTS AND TENANT'S LIABILITY
UNDER THIS LEASE SHALL THEREBY BE DISCHARGED ONLY PRO TANTO, THAT TENANT SHALL
REMAIN LIABLE FOR ANY AMOUNTS THAT SUCH SUM SHALL BE INSUFFICIENT TO PAY, THAT
LANDLORD MAY EXHAUST ANY OR ALL RIGHTS AND REMEDIES AGAINST TENANT BEFORE
RESORTING TO SAID SUM, BUT NOTHING HEREIN CONTAINED SHALL REQUIRE OR BE DEEMED
TO REQUIRE LANDLORD SO TO DO; THAT, IN THE EVENT THIS DEPOSIT SHALL NOT BE
UTILIZED FOR ANY SUCH PURPOSES, THEN SUCH DEPOSIT SHALL BE RETURNED BY LANDLORD
TO TENANT WITHIN TEN DAYS AFTER THE EXPIRATION OF THE TERM OF THIS LEASE.
LANDLORD SHALL NOT BE REQUIRED TO PAY TENANT ANY INTEREST ON SAID SECURITY
DEPOSIT AND MAY COMMINGLE IT WITH OTHER FUNDS OF LANDLORD.

2.       ASSIGNMENT: (A) WITHOUT THE WRITTEN CONSENT OF LANDLORD FIRST OBTAINED
IN EACH CASE, TENANT SHALL NOT ASSIGN, TRANSFER, MORTGAGE, PLEDGE, OR OTHERWISE
ENCUMBER OR DISPOSE OF THIS LEASE OR THE TERM THEREOF, OR UNDERLET THE DEMISED
PREMISES OR ANY PART THEREOF OR PERMIT THE PREMISES TO BE OCCUPIED BY OTHER
PERSONS. IF THIS LEASE BE ASSIGNED, OR IF THE DEMISED PREMISES OR ANY PART
THEREOF BE UNDERLET OR OCCUPIED BY ANYBODY OTHER THAN THE TENANT, THE LANDLORD
MAY, AFTER DEFAULT BY THE TENANT, COLLECT RENT FROM THE ASSIGNEE, UNDERTENANT,
OR OCCUPANT AND APPLY THE NET AMOUNT COLLECTED TO THE RENT HEREIN RESERVED BUT
NO SUCH COLLECTION SHALL BE DEEMED A WAIVER OF THIS COVENANT, OR THE ACCEPTANCE
OF THE ASSIGNEE, UNDERTENANT, OR OCCUPANT AS TENANT OR A RELEASE OF THE TENANT
FROM THE FURTHER OBSERVANCE AND PERFORMANCE BY THE TENANT OF THE COVENANTS
HEREIN CONTAINED.

         (B)      THE JOINT AND SEVERAL LIABILITY OF TENANT NAMED HEREIN AND ANY
IMMEDIATE AND REMOTE SUCCESSOR IN INTEREST OF TENANT (BY ASSIGNMENT OR
OTHERWISE), AND THE DUE PERFORMANCE OF THE OBLIGATIONS OF THIS LEASE ON TENANT'S
PART TO BE PERFORMED OR OBSERVED, SHALL NOT IN ANY WAY BE DISCHARGED, RELEASED
OR IMPAIRED BY ANY (1) AGREEMENT WHICH AN OBLIGATION UNDER THIS LEASE IS TO BE
PERFORMED, (2) WAIVER OF THE PERFORMANCE OF AN OBLIGATION REQUIRED UNDER THIS
LEASE, OR (3) FAILURE TO ENFORCE ANY OF THE OBLIGATIONS SET FORTH IN THIS LEASE.


                                       2
<PAGE>   4

3.       EXAMINATION OF PREMISES: TENANT HAVING EXAMINED THE PREMISES IS
FAMILIAR WITH THE CONDITION THEREFORE AND RELYING SOLELY ON SUCH EXAMINATION
WILL TAKE THEM IN THEIR PRESENT CONDITION, UNLESS OTHERWISE EXPRESSLY AGREED
UPON IN WRITING. IN THE EVENT THE TENANT DISCOVERS ANY VIOLATIONS OF THE
APPLICABLE BUILDING CODE(S) THE FOLLOWING IS OPTIONAL: 1. SUCH VIOLATIONS SHALL
BE REMOVED BY LANDLORD AT LANDLORD'S EXPENSE AFTER RECEIPT OF WRITTEN NOTICE TO
LANDLORD, PROVIDED SUCH VIOLATIONS EXISTED PRIOR TO THE COMMENCEMENT OF THIS
LEASE.

4.       USE: THE PREMISES SHALL BE USED BY TENANT FOR STORAGE AND HANDLING OF
PUBLIC STORAGE CONTAINERS, AND FURTHER, TENANT AGREES TO USE THE ENTIRE LEASED
PREMISES AS HEREINABOVE PROVIDED.

5.       ALTERATIONS: TENANT WILL MAKE THE FOLLOWING ALTERATIONS IN THE DEMISED
PREMISES TO MAKE IT SUITABLE FOR TENANT'S USE:

         -        TENANT WILL REMOVE THE SIDE RAILINGS ON THE TRUCK LOADING DOCK
                  TO FACILITATE SIDE LOADING/UNLOADING AND PROVIDE TO LANDLORD
                  FOR STORAGE AND SUBSEQUENT REPLACEMENT BY LANDLORD, IF
                  DESIRED;

         -        TENANT WILL INSTALL A PORTABLE AIR CONDITIONER UNIT IN THE
                  DEMISED PREMISES WHICH SHALL BE REMOVED UPON LEASE
                  TERMINATION.

         (A)      TENANT WILL MAKE NO ADDITIONAL ALTERATIONS, ADDITIONS OR
IMPROVEMENTS IN OR TO THE PREMISES WITHOUT THE WRITTEN CONSENT OF LANDLORD, AND
ALL TENANT IMPROVEMENTS UPON THE PREMISES AND ANY REPLACEMENTS THEREOF,
INCLUDING ALL AIR CONDITIONING SYSTEMS, ADDITIONS, FIXTURES, OR IMPROVEMENTS,
EXCEPT ONLY STORE AND OFFICE FURNITURE AND FIXTURES WHICH SHALL BE READILY
REMOVABLE WITHOUT INJURY TO THE PREMISES, SHALL BE AND REMAIN A PART OF THE
PREMISES AT THE EXPIRATION OF THIS LEASE.

         (B)      IN THE EVENT LANDLORD CONSENTS TO THE MAKING OF ANY
ALTERATIONS, ADDITIONS OR IMPROVEMENTS TO THE PREMISED BY TENANT (i) THE SAME
SHALL BE MADE BY TENANT AT TENANT'S SOLE COST AND EXPENSE BY LICENSED AND BONDED
CONTRACTORS; (ii) UPON THE EXPIRATION OR TERMINATION OF THE TERM HEREOF, TENANT
SHALL, UPON WRITTEN DEMAND BY LANDLORD, GIVEN AT LEAST THIRTY (30) DAYS PRIOR TO
THE END OF THE TERM, AT TENANT'S SOLE COST AND EXPENSE, FORTHWITH AND WITH ALL
DUE DILIGENCE REMOVE ANY ALTERATIONS, ADDITIONS, OR IMPROVEMENTS MADE BY
TENANT, DESIGNATED BY LANDLORD TO BE REMOVED AND TENANT SHALL, FORTHWITH AND
WITH ALL DUE DILIGENCE, AT ITS SOLE COST AND EXPENSE, REPAIR ANY DAMAGE TO THE
PREMISES CAUSED BY SUCH REMOVAL; (iii) LANDLORD SHALL NOT BE RESPONSIBLE FOR THE
REPAIR, REPLACEMENT OR MAINTENANCE OF ANY ALTERATIONS, ADDITIONS OR IMPROVEMENTS
TO THE PREMISES BY TENANT.


<PAGE>   5

         (C)      TENANT SHALL, AT ITS EXPENSE, BEFORE COMMENCING ANY
ALTERATIONS, ADDITIONS, INSTALLATIONS OR IMPROVEMENTS OBTAIN ALL PERMITS,
APPROVALS AND CERTIFICATES REQUIRED BY ANY GOVERNMENTAL OR QUASI-GOVERNMENTAL
BODIES AND (UPON COMPLETION) CERTIFICATES OF FINAL APPROVAL THEREOF AND SHALL
DELIVER PROMPTLY DUPLICATES OF ALL SUCH PERMITS, APPROVALS AND CERTIFICATES TO
LANDLORD. TENANT AGREES TO CARRY AND WILL CAUSE TENANT'S CONTRACTORS AND
SUB-CONTRACTORS TO CARRY SUCH WORKMAN'S COMPENSATION, GENERAL LIABILITY,
PERSONAL AND PROPERTY DAMAGE INSURANCE AS LANDLORD MAY REQUIRE.

6.       EXTERIOR: (A) LANDLORD AGREES TO KEEP THE EXTERIOR PART OF SAID
PREMISES AND ROOF IN GOOD REPAIR UNLESS DAMAGED BY THE ACTS OF TENANT, ITS
AGENTS, EMPLOYEES, INVITES, CUSTOMERS OR CONTRACTORS. TENANT SHALL GIVE TO
LANDLORD SEVEN (7) DAYS WRITTEN NOTICE OF NEEDED REPAIRS AND LANDLORD SHALL HAVE
A REASONABLE TIME THEREAFTER TO MAKE THEM. THE TENANT ACKNOWLEDGES THAT IT IS
RESPONSIBLE TO KEEP THE PARKING LOT CLEAN AND FREE OF DEBRIS.

         (B)      IN THE EVENT ADDITIONAL SANITARY FACILITIES ARE REQUIRED
BECAUSE OF THE NATURE OF THE OPERATION CONDUCTED BY THE TENANT, IT SHALL BE THE
TENANT'S OBLIGATION TO SUPPLY SUCH ADDITIONAL FACILITIES AT HIS OWN EXPENSE.

         (C)      IN THE EVENT THE SEPTIC TANK OR DRAIN FIELD SHALL BECOME FULL
AND HAVE TO BE PUMPED OUT OR REPLACED, THE LANDLORD SHALL HAVE THIS SERVICE
PERFORMED AT HIS OWN EXPENSE SO LONG AS SAID PUMPING, REPLACING IS NOT CAUSED BY
TENANT'S ACTS OR OMISSIONS.

7.       INTERIOR: (A) TENANT AGREES TO REPAIR ANY DAMAGE CAUSED BY TENANT TO
THE INTERIOR OF SAID PREMISES, INCLUDING THE PERSONNEL DOORS, OVERHEAD TRUCK
LOADING DOORS, INTERIOR WALLS, PIPES, PLUMBING, ELECTRIC WIRING, FIRE SPRINKLER
SYSTEM AND OTHER FIXTURES AND INTERIOR APPURTENANCES.

         (B)      ALL GLASS BOTH INTERIOR AND EXTERIOR, IS AT THE SOLE RISK OF
TENANT AND TENANT AGREES TO REPLACE AT TENANT'S OWN EXPENSE. ANY GLASS BROKEN
DURING THE TERM OF THIS LEASE.

         (C)      IF THE DEMISED PREMISES BE OR BECOME INFESTED WITH VERMIN,
TENANT SHALL, AT ITS EXPENSE, CAUSE THE SAME TO BE EXTERMINATED.

8.       REGULATIONS AND INSURANCE: (A) TENANT SHALL PROMPTLY EXECUTE AND COMPLY
WITH ALL STATUTES, ORDINANCES, RULES, ORDERS, REGULATIONS AND REQUIREMENTS OF
THE FEDERAL, STATE AND CITY GOVERNMENT, AND OF ANY AND ALL THEIR DEPARTMENTS AND
BUREAUS INCLUDING THE AMERICANS WITH DISABILITIES ACT, APPLICABLE TO SAID
PREMISES FOR THE CORRECTION, PREVENTION, AND ABATEMENT OF NUISANCES OR OTHER
GRIEVANCES, IN, UPON, OR CONNECTED WITH SAID PREMISES, DURING SAID TERM, AND
SHALL


                                       4
<PAGE>   6

ALSO PROMPTLY COMPLY WITH AND EXECUTE ALL RULES, ORDERS, RECOMMENDATIONS AND
REGULATIONS OF THE SOUTHEASTERN UNDERWRITERS ASSOCIATION FOR THE PREVENTION OF
FIRES, AT TENANT'S OWN COST AND EXPENSE. IF THE CHARGES ARE A RESULT OF TENANT
ACTIONS.

         (B)      TENANT AGREES TO CARRY $1,000,000.00 LIABILITY INSURANCE AND
PROVIDE PROOF OF SUCH COVERAGE TO LANDLORD WITHIN FIFTEEN (15) DAYS OF TENANT'S
OCCUPANCY OF THE DEMISED PREMISES.

         (C)      TENANT SHALL, WITHIN TEN (10) DAYS AFTER WRITTEN DEMAND, PAY
AS ADDITIONAL RENT (i) ANY INCREASE IN THE AMOUNT OF INSURANCE PREMIUMS OVER AND
ABOVE THE RATE NOW IN FORCE THAT MAY BE CAUSED BY TENANT'S USE OR OCCUPANCY OF
THE PREMISES AND (ii) ANY INCREASES ABOVE THE 1999 PREMIUM CHARGE FOR ALL-RISK
PROPERTY AND LIABILITY INSURANCE COVERING THE DEMISED PREMISES. IN THE EVENT
TENANT FAILS TO PAY SUCH INCREASES WITHIN FIVE (5) DAYS AFTER DEMAND, LANDLORD
SHALL BE ENTITLED TO COLLECT INTEREST ON THE UNPAID AMOUNT AT THE RATE OF 18%
PER ANNUM.

         (D)      TENANT WILL COMPLY WITH ALL RECOMMENDATIONS AND REQUIREMENTS
OF AN INSURANCE COMPANY INSURING THE PREMISES WHICH REQUIREMENTS RELATE TO THE
CONDITION OR USE OF THE PREMISES, EQUIPMENT, INSTALLATIONS THEREIN, OPERATION
PROCEDURES OR THE HEALTH OR SAFETY OF THE TENANT, ITS EMPLOYEES, INVITES,
CUSTOMERS, AGENTS OR CONTRACTORS, AT HIS OWN EXPENSE.

         (E)      IF TENANT'S ALTERATION, USE OR OCCUPANCY OF THE PREMISES
VIOLATES A LAW, REGULATION, INSURANCE COMPANY REQUIREMENT OR RECOMMENDATION, HE
WILL PAY TO MAKE ANY CHANGES NEEDED TO COMPLY INCLUDING STRUCTURAL ALTERATIONS.


         (F)      TENANT WILL NOT DO ANYTHING TO JEOPARDIZE THE OWNER'S
INSURANCE COVERAGE, CREATE AN ADDITIONAL RISK, OR CAUSE AN INCREASE IN HIS
INSURANCE PREMIUMS.

9.       ABANDONMENT: IF TENANT SHALL ABANDON OR VACATE SAID PREMISES BEFORE THE
END OF THE TERM OF THIS LEASE, OR SHALL SUFFER THE RENT TO BE IN ARREARS,
LANDLORD MAY, AT HIS OPTION, CANCEL THIS LEASE, OR LANDLORD MAY ENTER SAID
PREMISES AS THE AGENT OF TENANT, BY FORCE OR OTHERWISE, WITHOUT BEING LIABLE IN
ANY WAY THEREFOR, AND RELET THE PREMISES WITH OR WITHOUT ANY FURNITURE OR
EQUIPMENT THAT MAY BE THEREIN, AS THE AGENT OF TENANT, AT SUCH PRICE AND UPON
SUCH TERMS AND FOR SUCH DURATION OF TIME AS LANDLORD MAY DETERMINE, AND RECEIVE
THE RENT THEREFOR, APPLYING THE SAME TO THE PAYMENT OF THE RENT DUE THESE
PRESENTS, AND IF THE FULL RENTAL HEREIN PROVIDED SHALL NOT BE REALIZED BY
LANDLORD OVER AND ABOVE THE EXPENSES


                                       5
<PAGE>   7

TO LANDLORD IN SUCH RELETTING, TENANT SHALL PAY ANY DEFICIENCY.

10.      ATTORNEY'S FEES: TENANT AGREES TO PAY ALL COSTS AND EXPENSES OF
COLLECTION AND REASONABLE ATTORNEY'S FEES AT PRE-TRIAL, TRIAL AND APPELLATE
LEVELS ON ANY PART OF SAID RENTAL THAT MAY BE COLLECTED BY AN ATTORNEY, SUIT,
DISTRESS, OR FORECLOSURE. IN ALL OTHER LITIGATED MATTERS, THE PREVAILING PARTY
SHALL BE ENTITLED TO ANY AWARD OF REASONABLE ATTORNEY'S FEES, COURT COSTS AND
SIMILAR EXPENSES AT ALL TRIAL AND APPELLATE COURT LEVELS.

11.      ASSIGNMENT OF CHATTELS: IT IS UNDERSTOOD AND AGREED THAT ANY
MERCHANDISE, FIXTURES, FURNITURE OR EQUIPMENT LEFT IN THE PREMISES WHEN TENANT
VACATES SHALL BE DEEMED TO HAVE BEEN ABANDONED BY TENANT AND BY SUCH ABANDONMENT
TENANT AUTOMATICALLY RELINQUISHES ANY RIGHT OR INTEREST THEREIN AND LANDLORD IS
AUTHORIZED TO SELL, DISPOSE OF OR DESTROY SAME.

12.      FIRE: IN THE EVENT THE PREMISES SHALL BE DESTROYED OR SO DAMAGED OR
INJURED BY FIRE OR OTHER CASUALTY, DURING THE LIFE OF THIS AGREEMENT, WHEREBY
THE SAME SHALL BE RENDERED UNTENANTABLE, THEN LANDLORD SHALL HAVE THE RIGHT TO
RENDER SAID PREMISES TENANTABLE BY REPAIRS WITHIN NINETY (90) DAYS THEREFROM. IF
SAID PREMISES ARE NOT RENDERED TENANTABLE WITHIN SAID TIME, IT SHALL BE OPTIONAL
WITH EITHER PARTY HERETO TO CANCEL THIS LEASE WITHIN TEN (10) DAYS AFTER
EXPIRATION OF SAID NINETY (90) DAYS, AND IN THE EVENT OF SUCH CANCELLATION THE
RENT SHALL BE PAID ONLY TO THE DAYS OF SUCH FIRE OR CASUALTY. THE CANCELLATION
HEREIN MENTIONED SHALL BE EVIDENCED IN WRITING. DURING ANYTIME THAT THE PREMISES
ARE UNTENANTABLE DUE TO CAUSES SET FORTH IN THE PARAGRAPH, THE RENT OR A JUST
AND FAIR PORTION THEREOF SHALL BE ABATED.

13.      PERSONAL PROPERTY: ALL PERSONAL PROPERTY PLACED OR MOVED IN THE PREMISE
ABOVE DESCRIBED SHALL BE AT THE RISK OF TENANT OR THE OWNER THEREOF, AND
LANDLORD SHALL NOT BE LIABLE TO TENANT FOR ANY DAMAGE TO SAID PERSONAL PROPERTY
UNLESS CAUSED BY OR DUE TO THE GROSS NEGLIGENCE OF LANDLORD, LANDLORD'S AGENTS
OR EMPLOYEES.

14.      CHARGES FOR SERVICES: IT IS UNDERSTOOD AND AGREED BETWEEN THE PARTIES
HERETO THAT ANY CHARGES AGAINST TENANT BY LANDLORD FOR SERVICES, ELECTRIC AND
WATER SERVICE, OR FOR WORK DONE ON THE PREMISES BY ORDER OF TENANT, OR OTHERWISE
ACCRUING UNDER THIS LEASE, SHALL BE CONSIDERED AS RENT DUE AND SHALL BE
INCLUDED IN ANY LIEN FOR RENT. IT IS FURTHER UNDERSTOOD THAT THE TENANT WILL PAY
PROMPTLY WHEN DUE ANY FEE(S) FOR SPRINKLER STANDBY CHARGE, BY THE SUPPLIER OF
WATER TO THE DEMISED PREMISES AND STORM WATER UTILITY FEES(S), IF THE CHARGE IS
LEVIED DUE TO ACTIONS OF THE TENANT.


                                       6

<PAGE>   8
15.      SIGNS, AWNINGS: NO AWNINGS, SIGN OR SIGNS SHALL BE ATTACHED TO OR
ERECTED ON THE EXTERIOR OF THE PREMISES WITHOUT THE WRITTEN CONSENT OF LANDLORD
HAVING FIRST BEEN OBTAINED.

16.      RIGHT OF ENTRY: LANDLORD, OR ANY OF HIS AGENTS, SHALL HAVE THE RIGHT TO
ENTER SAID PREMISES DURING ALL REASONABLE HOURS, TO EXAMINE THE SAME OR TO MAKE
SUCH REPAIRS, ADDITIONS, OR ALTERATIONS AS MAY BE DEEMED NECESSARY FOR THE
SAFETY, COMFORT, OR PRESERVATION THEREOF, OR OF SAID BUILDING, OR TO EXHIBIT
SAME PREMISES, AND TO PUT OR KEEP UPON THE DOORS OR WINDOWS THEREOF A NOTICE
"FOR RENT" AT ANY TIME WITHIN NINETY (90) DAYS BEFORE THE EXPIRATION OF THIS
LEASE. SAID RIGHT OF ENTRY SHALL LIKEWISE EXIST FOR THE PURPOSE OF REMOVING
PLACARDS, SIGNS, FIXTURES, OR ADDITIONS WHICH DO NOT CONFORM TO THIS AGREEMENT.

17.      TIME: IT IS UNDERSTOOD AND AGREED BETWEEN THE PARTIES HERETO THAT TIME
IS THE ESSENCE OF ALL OF THE TERMS AND PROVISIONS OF THIS LEASE.

18.      NOTICES: IT IS UNDERSTOOD AND AGREED BETWEEN THE PARTIES HERETO THAT
WRITTEN NOTICE ADDRESSED TO TENANT AND SENT BY REPUTABLE OVERNIGHT COURIER (SUCH
AS FEDERAL EXPRESS, UNITED PARCEL SERVICE, ETC.) OR MAILED CERTIFIED MAIL,
RETURN RECEIPT REQUESTED TO THE PREMISES LEASED HEREUNDER SHALL CONSTITUTE
SUFFICIENT NOTICE TO THE TENANT, AND WRITTEN NOTICE ADDRESSED TO LANDLORD AND
SENT BY REPUTABLE OVERNIGHT COURIER (SUCH AS FEDERAL EXPRESS, UNITED PARCEL
SERVICE, ETC.) OR MAILED CERTIFIED MAIL, RETURN RECEIPT REQUESTED TO THE OFFICE
OF LANDLORD SHALL CONSTITUTE SUFFICIENT NOTICE TO THE LANDLORD, TO COMPLY WITH
THE TERMS OF THIS LEASE.

         LANDLORD:         WES-FLO CO., INC.
                           P.O. BOX 17401
                           TAMPA, FL 33682-7401

         TENANT:           PODS, LLC
                           12200 34TH STREET
                           SUITE D
                           CLEARWATER, FL 33782

19.      NON-PAYMENT: IMMEDIATELY FOLLOWING THE TENANT'S FAILURE TO PAY RENTAL
DUE WITHIN THE 30 DAY LIMIT SET FORTH IN PARAGRAPH 30 (B) LANDLORD SHALL HAVE
THE RIGHT TO ENTER UPON THE PREMISES AND PLACE AND THEREAFTER MAINTAIN A "FOR
RENT" SIGN IN A PLACE WHERE THE SIGN WOULD BE MOST LIKELY SEEN BY THE PUBLIC. IN
ADDITION, THE LANDLORD WILL HAVE THE RIGHT TO ENTER UPON THE PREMISES AND TO
SHOW SAME TO ANY PROSPECTIVE TENANTS OR BUYERS.



<PAGE>   9


20.      WRITTEN AGREEMENT: THIS LEASE CONTAINS THE ENTIRE AGREEMENT BETWEEN
THE PARTIES HERETO AND ALL PREVIOUS NEGOTIATIONS LEADING THERETO, AND IT MAY BE
MODIFIED ONLY BY AN AGREEMENT IN WRITING SIGNED AND SEALED BY LANDLORD AND
TENANT. NO SURRENDER OF THE DEMISED PREMISES, OR THE REMAINDER OF THE TERM OF
THIS LEASE, SHALL BE VALID UNLESS ACCEPTED BY LANDLORD IN WRITING.

21.      INDEMNIFY LANDLORD: IN CONSIDERATION OF SAID PREMISES BEING LEASED TO
TENANT FOR THE ABOVE RENTAL, TENANT AGREES: THAT TENANT, AT ALL TIMES, WILL
INDEMNIFY AND KEEP HARMLESS LANDLORD FROM ALL LOSSES, DAMAGES, LIABILITIES AND
EXPENSES WHICH MAY ARISE OR BE CLAIMED AGAINST LANDLORD AND BE IN FAVOR OF ANY
PERSON, FIRM OR CORPORATION, FOR ANY INJURIES OR DAMAGES TO THE PERSON OR
PROPERTY OF ANY PERSON, FIRM OR CORPORATION, CONSEQUENT UPON OR ARISING FROM THE
USE OR OCCUPANCY OF SAID PREMISES BY TENANT, OR CONSEQUENT UPON OR ARISING FROM
ANY ACTS, OMISSIONS, NEGLECT OR FAULT OF TENANT (HIS AGENTS, SERVANTS,
EMPLOYEES, LICENSEES, CUSTOMERS OR INVITEES), OR CONSEQUENT UPON OR ARISING FROM
TENANT'S FAILURE TO COMPLY WITH THE AFORESAID LAWS, STATUTES, ORDINANCES OR
REGULATIONS; THAT LANDLORD SHALL NOT BE LIABLE TO TENANT FOR ANY DAMAGES,
LOSSES OR INJURIES TO THE PERSON OR PROPERTY OF TENANT WHICH MAY BE CAUSED BY
THE ACTS, NEGLECT, OMISSIONS OR FAULTS OF ANY PERSON, FIRM OR CORPORATION, FOR
ANY INJURIES OR DAMAGES TO THE PERSON OR PROPERTY OF ANY PERSON, FIRM OR
CORPORATION, WHERE SAID INJURIES OR DAMAGES AROSE ABOUT OR UPON SAID PREMISES.

NOTWITHSTANDING ANYTHING IN THIS LEASE TO THE CONTRARY: (A) TENANT SHALL NOT BE
REQUIRED TO INDEMNIFY LANDLORD FOR ANY INJURY TO ANY PERSON, FIRM, CORPORATION
OR PROPERTY CAUSED BY LANDLORD, HIS AGENTS, SERVANTS, EMPLOYEES, LICENSEES,
CUSTOMERS OR INVITEES AND (B) LANDLORD'S LIABILITY SHALL BE STRICTLY LIMITED TO
LANDLORD'S INTEREST IN THIS DEMISED PROPERTY.

22.      WAIVER: NO WAIVER OF ANY CONDITION OR COVENANT OF THIS LEASE BY
LANDLORD SHALL BE DEEMED TO IMPLY OR CONSTITUTE A FURTHER WAIVER BY LANDLORD OF
ANY OTHER CONDITION OR COVENANT OF THIS LEASE.  THE RIGHTS AND REMEDIES CREATED
BY THIS LEASE ARE CUMULATIVE AND THE USE OF ONE REMEDY SHALL NOT BE TAKEN TO
EXCLUDE OR WAIVE THE RIGHT TO THE USE OF ANOTHER.

23.      RIGHT TO MORTGAGE OR LEASE: (A) THIS LEASE IS AND SHALL BE SUBJECT AND
SUBORDINATE ONLY TO A FIRST MORTGAGE, WHETHER PRESENTLY EXISTING OR HEREAFTER
ARISING UPON THE PREMISES OR UPON THE BUILDING AND TO ANY RENEWALS,
MODIFICATIONS, REFINANCINGS, OR EXTENSIONS THEREOF.


                                       8
<PAGE>   10


         (B)      LANDLORD IS HEREBY IRREVOCABLY VESTED WITH FULL POWER AND
AUTHORITY TO SUBORDINATE THIS LEASE TO ANY FIRST MORTGAGE, NOW EXISTING OR
HEREAFTER PLACED UPON THE PREMISES OR THE BUILDING AS A WHOLE, AND TENANT AGREES
UPON DEMAND TO EXECUTE SUCH FURTHER INSTRUMENTS SUBORDINATING THE LEASE OR
ATTORNING TO THE HOLDER OF ANY SUCH FIRST LIEN AS LANDLORD MAY REQUEST.

         (C)      TENANT AGREES THAT IT WILL FROM TIME TO TIME UPON REQUEST BY
LANDLORD EXECUTE AND DELIVER TO SUCH PERSONS AS LANDLORD SHALL REQUEST A
STATEMENT IN RECORDABLE FORM CERTIFYING THAT THIS LEASE IS UNMODIFIED AND IN
FULL FORCE AND EFFECT (OR IF THERE HAVE BEEN MODIFICATIONS, THAT THE SAME IS IN
FULL FORCE AND EFFECT AS SO MODIFIED), STATING THE DATES TO WHICH RENT AND OTHER
CHARGES PAYABLE UNDER THIS LEASE HAVE BEEN PAID, STATING THE LANDLORD IS NOT IN
DEFAULT HEREUNDER (OR IF TENANT ALLEGES A DEFAULT STATING THE NATURE OF SUCH
ALLEGED DEFAULT) AND FURTHER STATING SUCH OTHER MATTERS AS LANDLORD OR ITS
MORTGAGEE(S) SHALL REASONABLY REQUIRE.

         (D)      TENANT SHALL, IN THE EVENT OF THE SALE OR ASSIGNMENT OF ALL
OR ANY PORTION OF LANDLORD'S INTEREST IN THE PREMISES OR IN THE EVENT OF ANY
PROCEEDINGS BROUGHT FOR THE FORECLOSURE OF, OR IN THE EVENT OF EXERCISE OF THE
POWER OF SALE UNDER, OR TAKING BY DEED IN LIEU OF FORECLOSURE OF, ANY FIRST
MORTGAGE MADE BY LANDLORD COVERING THE PREMISES, GIVE FULL AND COMPLETE
ATTORNMENT TO THE PURCHASER AND RECOGNIZE THE PURCHASER AS LANDLORD UNDER THIS
LEASE FOR THE BALANCE OF THE TERM OF THIS LEASE, INCLUDING ANY EXTENSIONS OR
RENEWALS THEREOF.

24.      HEIRS AND ASSIGNS: THIS LEASE AND ALL PROVISIONS, COVENANTS AND
CONDITIONS THEREOF SHALL BE BINDING UPON AND INURE TO THE BENEFIT OF THE HEIRS,
LEGAL REPRESENTATIVES, SUCCESSORS AND ASSIGNS OF THE PARTIES HERETO, EXCEPT THAT
NO PERSON, FIRM, CORPORATION, OR COURT OFFICER HOLDING UNDER OR THROUGH TENANT
IN VIOLATION OF ANY OF THE TERMS, PROVISIONS OR CONDITIONS OF THIS LEASE, SHALL
HAVE ANY RIGHT, INTEREST OR EQUITY IN OR TO THIS LEASE, THE TERMS OF THIS LEASE
OR THE PREMISES COVERED BY THIS LEASE.

25.      BEYOND LANDLORD'S CONTROL: NONE OF THE ACTS, PROMISES COVENANTS
AGREEMENTS OR OBLIGATIONS ON THE PART OF THE TENANT TO BE KEPT, PERFORMED OR NOT
PERFORMED AS THE CASE MAY BE, NOR THE OBLIGATION OF THE TENANT TO PAY RENT
AND/OR ADDITIONAL RENT OR OTHER CHARGE OR PAYMENT SHALL BE IN ANYWISE WAIVED,
IMPAIRED, EXCUSED OR AFFECTED BY REASON OF THE LANDLORD BEING UNABLE AT ANY TIME
OR TIMES DURING THE TERM OF THIS LEASE TO SUPPLY, OR BEING PREVENTED FROM OR
DELAYED IN SUPPLYING HEAT, LIGHT, OR ANY OTHER SERVICE


                                       9
<PAGE>   11


EXPRESSLY OR IMPLIED ON THE PART OF THE LANDLORD TO BE SUPPLIED, OR BY REASON OF
THE LANDLORD BEING UNABLE TO MAKE ANY ALTERATIONS, REPAIRS OR DECORATIONS OR TO
SUPPLY ANY EQUIPMENT OF FIXTURES, OR ANY OTHER PROMISE, COVENANT, AGREEMENT OR
OBLIGATION ON THE PART OF THE LANDLORD TO BE PERFORMED IF THE LANDLORD'S
INABILITY OR DELAY SHALL ARISE BY REASON OF ANY LAW, RULE OR BY REASON OF
CONDITIONS OF SUPPLY AND DEMAND DUE TO NATIONAL EMERGENCY OR OTHER CONDITIONS OR
CAUSES BEYOND LANDLORD'S CONTROL.

26.      EMINENT DOMAIN: IN THE EVENT ANY PORTION OF SAID LEASED PREMISES IS
TAKEN BY ANY CONDEMNATION OR EMINENT DOMAIN PROCEEDINGS, THE (MINIMUM) MONTHLY
RENTAL HEREIN SPECIFIED TO BE PAID SHALL BE RATABLY REDUCED ACCORDING TO THE
AREA OF THE LEASED PREMISES WHICH IS TAKEN, AND TENANT SHALL BE ENTITLED TO NO
OTHER CONSIDERATION BY REASON OF SUCH TAKING, AND ANY DAMAGES SUFFERED BY TENANT
ON ACCOUNT OF THE TAKING OF ANY PORTION OF SAID LEASED PREMISES AND ANY DAMAGES
TO ANY STRUCTURES ERECTED ON SAID LEASED PREMISES RESPECTIVELY THAT SHALL BE
AWARDED TO TENANT IN SAID PROCEEDINGS SHALL BE PAID TO AND RECEIVED BY LANDLORD,
AND TENANT, SHALL HAVE NO RIGHT THEREIN OR THERETO OR TO ANY PART THEREOF, AND
TENANT DOES HEREBY RELINQUISH AND ASSIGN TO LANDLORD ALL OF TENANT'S RIGHTS AND
EQUITIES IN AND TO ANY SUCH DAMAGES. SHOULD ALL OF THE LEASED PREMISES BE TAKEN
BY ANY CONDEMNATION OR EMINENT DOMAIN PROCEEDINGS, THEN AND IN THAT EVENT TENANT
SHALL BE ENTITLED TO NO DAMAGES OR ANY CONSIDERATION BY REASON OF SUCH TAKING,
EXCEPT THE CANCELLATION AND TERMINATION OF THIS LEASE AS THE DATE OF SAID
TAKING.

NOTWITHSTANDING ANYTHING IN THIS PARAGRAPH TO THE CONTRARY, IN THE EVENT ANY
PORTION OF THE LEASE PREMISES IS TAKEN BY ANY CONDEMNATION OR EMINENT DOMAIN
PROCEEDINGS AND TENANT BY REASON OF SUCH TAKING SHALL BE ENTITLED TO RECEIVE
DAMAGES OR ANY OTHER CONSIDERATION FOR ANY LEASEHOLD IMPROVEMENTS OR OTHER
BETTERMENTS MADE AND OWNED BY IT, TENANT SHALL BE ENTITLED TO RECEIVE AND
RETAIN ALL SUCH DAMAGES, LANDLORD HAVING NO CLAIM OR RIGHTS THERETO.

27.      SURRENDER PREMISES: TENANT AGREES TO SURRENDER TO LANDLORD, AT THE END
OF THE TERM OF THIS LEASE AND/OR UPON ANY CANCELLATION OF THIS LEASE SAID LEASED
PREMISES IN AS GOOD CONDITION AS SAID PREMISES WERE AT THE BEGINNING OF THE TERM
OF THIS LEASE, ORDINARY WEAR AND TEAR FOR A STORAGE WAREHOUSE AND DAMAGE BY FIRE
AND WINDSTORM OR OTHER ACT OF GOD, EXCEPTED. TENANT AGREES THAT, IF TENANT DOES
NOT SURRENDER TO LANDLORD, AT THE END OF THE TERM OF THIS LEASE, OR UPON ANY
CANCELLATION OF THE TERM OF THE LEASE, SAID LEASED PREMISES, THEN TENANT WILL
PAY TO LANDLORD ALL DAMAGES THAT LANDLORD MAY SUFFER ON ACCOUNT OF TENANT'S
FAILURE TO SO SURRENDER TO LANDLORD POSSESSION OF SAID LEASE PREMISES, AND


                                       10
<PAGE>   12


WILL INDEMNIFY AND SAVE LANDLORD HARMLESS FROM AND AGAINST ALL CLAIMS MADE BY
ANY SUCCEEDING TENANT OF SAID PREMISES AGAINST LANDLORD ON ACCOUNT OF DELAY OF
LANDLORD IN DELIVERING POSSESSION OF SAID PREMISES TO SAID SUCCEEDING TENANT SO
FAR AS SUCH DELAY IS OCCASIONED BY FAILURE OF TENANT TO SO SURRENDER SAID
PREMISES AND UNLESS OTHERWISE AGREED IN WRITING, SUCH HOLDING OVER SHALL
CONSTITUTE AND BE CONSTRUED AS A TENANCY FROM MONTH TO MONTH ONLY AT A MONTHLY
RENTAL EQUAL TO TWO HUNDRED PERCENT (200%) OF THE LEASE TERM AND OTHERWISE
SUBJECT TO THE CONDITIONS, PROVISIONS AND OBLIGATIONS OF THIS LEASE INSOFAR AS
THE SAME ARE APPLICABLE TO A MONTH-TO-MONTH TENANCY.

28.      LIENS; TENANT FURTHER AGREES THAT TENANT WILL PAY ALL LIENS OF
CONTRACTORS, SUBCONTRACTORS, MECHANICS, LABORERS, MATERIALMEN, AND OTHER ITEMS
OF LIKE CHARACTER, AND WILL INDEMNIFY LANDLORD AGAINST ALL LEGAL COSTS AND
CHARGES, BOND PREMIUMS FOR RELEASE OF LIENS, INCLUDING COUNSEL FEES REASONABLY
INCURRED IN AND ABOUT THE DEFENSE OF ANY SUIT IN DISCHARGING THE SAID PREMISES
OR ANY PART THEREOF FROM ANY LIENS, JUDGMENTS, OR ENCUMBRANCES CAUSED OR
SUFFERED BY TENANT. IT IS UNDERSTOOD AND AGREED BETWEEN THE PARTIES HERETO THAT
THE COSTS AND CHARGES ABOVE REFERRED TO SHALL BE CONSIDERED AS RENT DUE AND
SHALL BE INCLUDED IN ANY LIEN FOR RENT.

THE TENANT HEREIN SHALL NOT HAVE ANY AUTHORITY TO CREATE ANY LIENS FOR LABOR OR
MATERIAL ON THE LANDLORD'S INTEREST IN THE ABOVE DESCRIBED PROPERTY AND ALL
PERSON CONTRACTING WITH THE TENANT FOR THE DESTRUCTION OR REMOVAL OF ANY
BUILDING OR FOR THE ERECTION, INSTALLATION, ALTERATION, OR REPAIR OF ANY
BUILDING OR OTHER IMPROVEMENTS ON THE ABOVE DESCRIBED PREMISES AND ALL
MATERIALMEN, CONTRACTORS, MECHANICS, AND LABORERS, ARE HEREBY CHARGED WITH
NOTICE THAT THEY MUST LOOK TO THE TENANT AND TO TENANT'S INTERESTS ONLY IN THE
ABOVE DESCRIBED PROPERTY TO SECURE THE PAYMENT OF ANY BILL FOR WORK DONE OR
MATERIAL FURNISHED DURING THE RENTAL PERIOD CREATED BY THIS LEASE.

29.      PROPERTY TAX: (A) TENANT SHALL, WITHIN TEN (10) DAYS OF WRITTEN DEMAND,
PAY AS ADDITIONAL RENT, ITS PROPORTIONATE SHARE OF ANY INCREASE ABOVE THE 1999
LEVY IN REAL PROPERTY TAXES ACCESSED AGAINST THE DEMISED PREMISES.

         (B)      THE AMOUNT OF SUCH EXCESS PAYABLE BY TENANT FROM TIME TO TIME
HEREUNDER SHALL BE PRORATED AS TO THE FIRST AND LAST YEARS OF THIS LEASE BASED
UPON THE NUMBER OF DAYS DURING THE RESPECTIVE CALENDAR YEARS IN WHICH THIS LEASE
IS IN EFFECT. EVEN THOUGH THE TERM HAS EXPIRED AND TENANT HAS VACATED THE
PREMISES, WHEN THE FINAL DETERMINATION IS MADE OF TENANT'S SHARE OF SAID
ADJUSTMENTS FOR THE YEAR IN WHICH THIS


                                       11
<PAGE>   13


LEASE TERMINATES, TENANT SHALL IMMEDIATELY PAY ANY INCREASE DUE. FAILURE OF
LANDLORD TO SUBMIT STATEMENTS AS CALLED FOR HEREIN SHALL NOT BE DEEMED TO BE A
WAIVER OF TENANT'S REQUIREMENT TO PAY SUMS AS HEREIN PROVIDED.

         (C)      LANDLORD SHALL BE RESPONSIBLE FOR AND SHALL PAY BEFORE
DELINQUENT, ALL MUNICIPAL, COUNTY, OR STATE TAXES ASSESSED DURING THE LEASE TERM
AGAINST ANY OCCUPANCY INTEREST OR PERSONAL PROPERTY OF ANY KIND, OWNED BY OR
PLACED IN, UPON OR ABOUT THE PREMISES BY TENANT.

30.      RADON GAS: RADON IS A NATURALLY OCCURRING RADIOACTIVE GAS THAT, WHEN IT
HAS ACCUMULATED IN A BUILDING IN SUFFICIENT QUANTITIES, MAY PRESENT HEALTH RISKS
TO PERSONS WHO ARE EXPOSED TO IT OVER TIME. LEVELS OF RADON THAT EXCEED FEDERAL
AND STATE GUIDELINES HAVE BEEN FOUND IN BUILDINGS IN FLORIDA. ADDITIONAL
INFORMATION REGARDING RADON AND RADON TESTING MAY BE OBTAINED FROM YOUR COUNTY
PUBLIC HEALTH UNIT.

31.      ENVIRONMENTAL: (A) TENANT SHALL NOT USE OR SUFFER THE DEMISED PREMISES
TO BE USED IN ANY MANNER SO AS TO CREATE AN ENVIRONMENTAL VIOLATION OR HAZARD,
NOR SHALL TENANT CAUSE OR SUFFER TO BE CAUSED ANY CHEMICAL CONTAMINATION OR
DISCHARGE OF A SUBSTANCE OF ANY NATURE WHICH IS NOXIOUS, OFFENSIVE OR HARMFUL OR
WHICH UNDER ANY LAW, RULE OR REGULATION OF ANY GOVERNMENTAL AUTHORITY HAVING
JURISDICTION CONSTITUTES A HAZARDOUS SUBSTANCE OR HAZARDOUS WASTE. TENANT SHALL
ALSO IMMEDIATELY NOTIFY LANDLORD IN WRITING OF ANY ENVIRONMENTAL CONCERNS
RELATING TO HAZARDOUS SUBSTANCE OR HAZARDOUS WASTE. TENANT SHALL ALSO
IMMEDIATELY NOTIFY LANDLORD IN WRITING OF ANY ENVIRONMENTAL CONCERNS OF WHICH
TENANT IS OR BECOMES AWARE AND WHICH ARE RAISED BY ANY PRIVATE PARTY OR
GOVERNMENTAL AGENCY WITH REGARD TO EACH OF THE ENVIRONMENTAL LAWS. TENANT SHALL
ALSO NOTIFY LANDLORD IMMEDIATELY OF ANY HAZARDOUS WASTES SPILLS AT THE DEMISED
PREMISES AND OF ANY OTHER HAZARDOUS WASTE OR SUBSTANCES OF WHICH TENANT BECOMES
AWARE. NOT IN LIMITATION OF THE GENERALITY OF THE FOREGOING, BUT AS ADDITIONAL
COVENANTS, TENANT SPECIFICALLY AGREES THAT (i) TENANT SHALL NOT GENERATE,
MANUFACTURE, REFINE, TRANSPORT, TREAT, STORE, HANDLE, DISPOSE OF OR OTHERWISE
DEAL WITH ANY HAZARDOUS SUBSTANCES, OR HAZARDOUS WASTE AS NOW OR HEREAFTER
DEFINED BY APPLICABLE LAW; AND (ii) TENANT SHALL DEFEND, INDEMNIFY AND HOLD
LANDLORD HARMLESS AGAINST ANY LIABILITY, LOSS, COST OR EXPENSE, INCLUDING
REASONABLE ATTORNEYS' FEES AND COSTS AT INVESTIGATIVE, TRIAL AND APPELLATE
LEVELS INCURRED BY REASON OF THE EXISTENCE OF OR ANY FAILURE BY TENANT TO COMPLY
WITH ANY ENVIRONMENTAL LAW NOW OR HEREAFTER IN EFFECT IF A RESULT OF TENANT
ACTS. FOR THE PURPOSES HEREOF, THE PHRASE HAZARDOUS SUBSTANCES OR HAZARDOUS
WASTE INCLUDES BUT IS NOT LIMITED TO (i) MATERIALS DEFINED AS "HAZARDOUS WASTE"
UNDER THE FEDERAL RESOURCE CONSERVATION AND RECOVERY ACT AND


                                       12
<PAGE>   14


SIMILAR STATE LAWS, (ii) "HAZARDOUS SUBSTANCES" AS IDENTIFIED UNDER THE FEDERAL
COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY ACT AND AS SET
FORTH IN TITLE 40, CODE OF FEDERAL REGULATIONS, PART 302, AS AMENDED. (iii)
THOSE ELEMENTS OR COMPOUNDS WHICH ARE CONTAINED IN THE LIST OF HAZARDOUS
SUBSTANCES ADOPTED BY THE UNITED STATES ENVIRONMENTAL PROTECTION AGENCY (THE
"EPA") AND THE LIST OF TOXIC POLLUTANTS DESIGNATED BY CONGRESS OR THE EPA OR
DEFINED BY ANY OTHER 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, POLLUTING OR DANGEROUS
WASTE, SUBSTANCE OR MATERIALS, AS SUCH LISTS ARE NOW OR AT ANY TIME HEREAFTER IN
EFFECT. (iv) ASBESTOS AND RADON, (v) POLYCHLORINATED BIPHENYL'S (vi) PETROLEUM
PRODUCTS, (vii) SUCH OTHER MATERIALS, SUBSTANCES OR WASTE WHICH ARE OTHERWISE
DANGEROUS, HAZARDOUS, HARMFUL OR DELETERIOUS TO HUMAN, PLANT OR ANIMAL HEALTH OR
WELL BEING.

32.      DEFAULTS, REMEDIES: DEFAULTS. THE OCCURRENCE OF ANY ONE OR MORE OF THE
FOLLOWING EVENTS SHALL CONSTITUTE A MATERIAL DEFAULT AND BREACH OF THIS LEASE BY
TENANT:

         (A)      THE VACATING OR ABANDONMENT OF THE PREMISES BY TENANT

         (B)      THE FAILURE BY TENANT TO MAKE ANY PAYMENT OF RENT OR ANY OTHER
PAYMENT REQUIRED TO BE MADE BY TENANT HEREUNDER, AS AND WHEN DUE WHERE SUCH
FAILURE SHALL CONTINUE FOR A PERIOD OF SEVEN DAYS AFTER WRITTEN NOTICE THEREOF
FROM LANDLORD TO TENANT. IN THE EVENT THAT LANDLORD SERVES TENANT WITH A NOTICE
TO PAY RENT OR QUIT PURSUANT TO APPLICABLE UNLAWFUL DETAINER STATUTES SUCH
NOTICE TO PAY RENT OR QUIT SHALL ALSO CONSTITUTE THE NOTICE REQUIRED BY THE
SUBPARAGRAPH.

         (C)      THE FAILURE BY TENANT TO OBSERVE OR PERFORM ANY OF THE
COVENANTS, CONDITIONS OR PROVISION OF THIS LEASE TO BE OBSERVED OR PERFORMED BY
TENANT OTHER THAN DESCRIBED IN PARAGRAPH (B) ABOVE, WHERE SUCH FAILURE SHALL
CONTINUE FOR A PERIOD OF 30 DAYS AFTER WRITTEN NOTICE THEREOF FROM LANDLORD TO
TENANT PROVIDED, HOWEVER, THAT IF THE NATURE OF THE TENANT'S DEFAULT IS SUCH
THAT MORE THAN 30 DAYS ARE REASONABLY REQUIRED FOR ITS CURE THEN TENANT SHALL
NOT BE DEEMED TO BE IN DEFAULT IF TENANT COMMENCED SUCH CURE WITHIN SAID 30-DAY
PERIOD AND THEREAFTER DILIGENTLY PROSECUTES SUCH CURE TO COMPLETION.

         (D) (i)  THE MAKING BY TENANT OF ANY GENERAL ARRANGEMENT OR ASSIGNMENT
FOR THE BENEFIT OF CREDITORS: (ii) TENANT BECOMES A "DEBTOR" AS DEFINED IN 11
U.S.C. S101 OR ANY SUCCESSOR STATUTE THERETO (UNLESS, IN THE CASE OF A PETITION
FILED AGAINST TENANT, THE SAME IS DISMISSED WITHIN 60 DAYS). (iii) THE
APPOINTMENT OF A TRUSTEE OR RECEIVER TO


                                       13
<PAGE>   15


TAKE POSSESSION OF SUBSTANTIALLY ALL OF TENANT'S ASSETS LOCATED AT THE PREMISES
OR OF TENANT'S INTEREST IN THIS LEASE, WHERE POSSESSION IS NOT RESTORED TO
TENANT WITHIN 30 DAYS OR (iv) THE ATTACHMENT, EXECUTION OR OTHER JUDICIAL
"SEIZURE" OF SUBSTANTIALLY ALL OF TENANT'S ASSETS LOCATED AT THE PREMISES OR OF
TENANT'S INTEREST IN THIS LEASE, WHERE SUCH SEIZURE IS NOT DISCHARGED WITHIN 30
DAYS. PROVIDED, HOWEVER, IN THE EVENT THAT ANY PROVISION OF THIS PARAGRAPH 32
(D) IS CONTRARY TO ANY APPLICABLE LAW. SUCH PROVISION SHALL BE OF NO FORCE OR
EFFECT.

         (E)      THE DISCOVERY BY LANDLORD THAT ANY FINANCIAL STATEMENT GIVEN
TO LANDLORD BY TENANT, ANY ASSIGNEE OF TENANT, ANY SUBTENANT OF TENANT, ANY
SUCCESSOR IN INTEREST OF TENANT OR ANY GUARANTOR OF TENANT'S OBLIGATION
HEREUNDER, AND ANY OF THEM WAS MATERIALLY FALSE.

                  32.1     REMEDIES. IN THE EVENT OF ANY SUCH MATERIAL DEFAULT
OF BREACH BY TENANT, LANDLORD MAY AT ANY TIME THEREAFTER WITH OR WITHOUT NOTICE
OR DEMAND AND WITHOUT LIMITING LANDLORD IN THE EXERCISE OF ANY RIGHT OR REMEDY
WHICH LANDLORD MAY HAVE BY REASON OF SUCH DEFAULT OR BREACH;

         (A)      TERMINATE TENANT'S RIGHT TO POSSESSION OF THE PREMISES BY ANY
LAWFUL MEANS, IN WHICH CASE THIS LEASE SHALL TERMINATE AND TENANT SHALL
IMMEDIATELY SURRENDER POSSESSION OF THE PREMISES TO LANDLORD. IN SUCH EVENT
LANDLORD SHALL BE ENTITLED TO RECOVER FROM TENANT ALL DAMAGES INCURRED BY
LANDLORD BY REASON OF TENANT'S DEFAULT INCLUDING BUT NOT LIMITED TO, THE COST
OF RECOVERING POSSESSION OF THE PREMISES, EXPENSES OF RELETTING INCLUDING
NECESSARY RENOVATION AND ALTERATION OF THE PREMISES, REASONABLE ATTORNEY'S FEES
AND ANY REAL ESTATE COMMISSION ACTUALLY PAID, THE BALANCE OF RENT DUE FOR THE
TERM OF THIS LEASE REDUCED BY ANY RENT ACTUALLY RECEIVED BY THE LANDLORD FROM
ANY OTHER TENANT DURING SUCH TERM AND THAT PORTION OF THE LEASING COMMISSION
PAID BY LANDLORD APPLICABLE TO THE UNEXPIRED TERM OF THIS LEASE ON A PRO RATA
BASIS BASED ON THE ACTUAL RECOVERY FROM THE TENANT. IF THE TENANT PAYS ALL
AMOUNTS DUE THE LANDLORD IS NOT ENTITLED TO REIMBURSEMENT OF LEASING
COMMISSIONS.

         (B)      MAINTAIN TENANT'S RIGHT TO POSSESSION IN WHICH CASE THIS LEASE
SHALL CONTINUE IN EFFECT WHETHER OR NOT TENANT SHALL HAVE ABANDONED THE
PREMISES. IN SUCH EVENT LANDLORD SHALL BE ENTITLED TO ENFORCE ALL OF THE
LANDLORD'S RIGHT AND REMEDIES UNDER THIS LEASE, INCLUDING THE RIGHT TO RECOVER
THE RENT AS IT BECOMES DUE HEREUNDER.

         (C)      PURSUE ANY OTHER REMEDY NOW OR HEREAFTER AVAILABLE TO LANDLORD
UNDER THE LAWS OR JUDICIAL DECISIONS OF THE STATE WHEREIN THE PREMISES ARE
LOCATED. UNPAID INSTALLMENTS OF


                                       14
<PAGE>   16


RENT AND OTHER UNPAID MONETARY OBLIGATIONS OF TENANT UNDER THE TERMS OF THE
LEASE SHALL BEAR INTEREST FROM THE DATE DUE AT THE MAXIMUM RATE THEN ALLOWABLE
BY LAW.

                  32.2     DEFAULT BY LANDLORD. LANDLORD SHALL NOT BE IN
DEFAULT UNLESS LANDLORD FAILS TO PERFORM OBLIGATIONS REQUIRED OF LANDLORD WITHIN
A REASONABLE TIME BUT IN NO EVENT LATER THAN THIRTY (30) DAYS AFTER WRITTEN
NOTICE BY TENANT TO LANDLORD AND TO THE HOLDER OF ANY FIRST MORTGAGE OR DEED OF
TRUST COVERING THE PREMISES WHOSE NAME AND ADDRESS SHALL HAVE THERETOFORE BEEN
FURNISHED TO TENANT IN WRITING, SPECIFYING WHEREIN LANDLORD HAS FAILED TO
PERFORM SUCH OBLIGATION; PROVIDED, HOWEVER, THAT IF THE NATURE OF THE LANDLORD'S
OBLIGATION IS SUCH THAT MORE THAN THIRTY (30) DAYS ARE REQUIRED FOR PERFORMANCE
THEN LANDLORD SHALL NOT BE IN DEFAULT IF LANDLORD COMMENCES PERFORMANCE WITHIN
30-DAY PERIOD AND THEREAFTER DILIGENTLY PROSECUTES THE SAME TO COMPLETION.

                  32.3     LATE CHARGES. TENANT HEREBY ACKNOWLEDGES THAT LATE
PAYMENT BY TENANT TO LANDLORD OF RENT AND OTHER SUMS DUE HEREUNDER WILL CAUSE
LANDLORD TO INCUR COSTS NOT CONTEMPLATED BY THIS LEASE, THE EXACT AMOUNT OF
WHICH WILL BE EXTREMELY DIFFICULT TO ASCERTAIN. SUCH COSTS INCLUDE BUT ARE NOT
LIMITED TO, PROCESSING AND ACCOUNTING CHARGES AND LATE CHARGES WHICH MAY BE
IMPOSED ON LANDLORD BY THE TERMS OF ANY MORTGAGE OR TRUST DEED COVERING THE
PREMISES. ACCORDINGLY IF ANY INSTALLMENT OF RENT OR ANY OTHER SUM DUE FROM
TENANT SHALL NOT BE RECEIVED BY LANDLORD OR LANDLORD'S DESIGNEE WITHIN TEN (10)
DAYS AFTER SUCH AMOUNT SHALL BE DUE, THEN, WITHOUT ANY REQUIREMENT FOR NOTICE TO
TENANT, TENANT SHALL PAY TO LANDLORD A LATE CHARGE EQUIVALENT TO 5% OF SUCH
OVERDUE AMOUNT. THE PARTIES HEREBY AGREE THAT SUCH LATE CHARGE REPRESENTS A FAIR
AND REASONABLE ESTIMATE OF THE COSTS LANDLORD WILL INCUR BY REASON OF LATE
PAYMENT BY TENANT. ACCEPTANCE OF SUCH LATE CHARGE BY LANDLORD SHALL IN NO EVENT
CONSTITUTE A WAIVER OF TENANT'S DEFAULT WITH RESPECT TO SUCH OVERDUE AMOUNT NOR
PREVENT LANDLORD FROM EXERCISING ANY OF THE OTHER RIGHTS AND REMEDIES GRANTED
HEREUNDER.

33.      CONSENT: WHEREVER TENANT MUST FIRST OBTAIN THE LANDLORD'S CONSENT
PRIOR TO UNDERTAKING OR PERFORMING ANY ACTION PURSUANT TO THE TERMS OF THIS
LEASE, LANDLORD HEREBY AGREES THAT IT SHALL NOT UNREASONABLY WITHHOLD ITS
CONSENT TO SUCH PROPOSED ACTION AND FURTHERMORE THAT IT SHALL EXPEDITIOUSLY
PROVIDE ITS REPLY TO ANY SUCH REQUEST OF TENANT.

34.      QUIET ENJOYMENT: SUBJECT TO THE TERMS, CONDITIONS AND COVENANTS OF THIS
LEASE, LANDLORD AGREES THAT TENANT SHALL AND MAY PEACEABLY HAVE, HOLD AND ENJOY
THE PREMISES ABOVE


                                       15
<PAGE>   17


DESCRIBED, WITHOUT HINDRANCE OR MOLESTATION BY LANDLORD SO LONG AS TENANT IS NOT
IN DEFAULT OF THIS LEASE.

35.      OPTION TO RENEW: PROVIDED TENANT IS NOT IN DEFAULT UNDER ANY OF THE
TERMS AND CONDITIONS OF THIS LEASE, LANDLORD HEREBY GRANTS TO TENANT AN OPTION
TO EXTEND THIS LEASE FOR A PERIOD OF FIVE (5) YEARS. TENANT SHALL REQUEST THIS
EXTENSION IN WRITING NOT LATER THAN FOUR (4) MONTHS PRIOR TO THE TERMINATION
DATE.

RENTAL FOR THIS PERIOD SHALL BE DETERMINED AS FOLLOWS:

THE RENT PAYABLE HEREUNDER FOR THE EXTENSION TERM SHALL BE ADJUSTED AS OF THE
FIRST DAY OF SUCH TERM TO THE FAIR MARKET RENT FOR THE DEMISED PREMISES BUT SUCH
FAIR MARKET RENT SHALL NOT BE LESS THAN THE RENT BEING PAID JUST PRIOR TO THE
EXTENSION PERIOD AS OF SUCH DAY (THE "EXTENSION RENT"), AS MUTUALLY AGREED UPON
BY LANDLORD AND TENANT, OR IF LANDLORD AND TENANT ARE UNABLE TO AGREE UPON SUCH
FAIR MARKET RENT WITHIN THIRTY (30) DAYS AFTER TENANT'S EXTENSION NOTICE
("EXTENSION NOTICE"), THEN THE FAIR MARKET RENT SHALL BE DETERMINED AS FOLLOWS:

         LANDLORD SHALL SELECT AN APPRAISER TO DETERMINE THE FAIR MARKET RENT
WITHIN FORTY-FIVE (45) DAYS AFTER THE EXTENSION NOTICE, COSTS FOR WHICH ARE TO
BE SPLIT EQUALLY BETWEEN LANDLORD AND TENANT.

         THE FAIR MARKET RENT AS DETERMINE BY THE APPRAISER ("DETERMINATION"),
SHALL BE EFFECTIVE THE FIRST DAY OF THE EXTENSION TERM.

         IN THE EVENT TENANT DISAGREES WITH THE FAIR MARKET RENT AS ESTABLISHED
ABOVE, THEN TENANT, AT ITS EXPENSE, MAY WITHIN SIXTY (60) DAYS OF THE
DETERMINATION, SELECT AN INDEPENDENT APPRAISER TO DETERMINE FAIR MARKET RENT
("ALTERNATE DETERMINATION"). IF THE DETERMINATION VARIES BY TEN PERCENT (10%) OR
LESS OF THE ALTERNATE DETERMINATION, THEN THE TWO (2) DETERMINATIONS SHALL BE
AVERAGED AND THE EXTENSION RENT SO ADJUSTED. IF THE DETERMINATION VARIES BY MORE
THAN TEN PERCENT (10%) OF THE ALTERNATE DETERMINATION, LANDLORD MAY ACCEPT AN
AVERAGE OF THE APPRAISALS OR WITHIN SIXTY (60) DAYS OF THE ALTERNATE
DETERMINATION, ELECT, AT ITS EXPENSE, TO OBTAIN AN INDEPENDENT APPRAISAL OF THE
FAIR MARKET RENT. IF THIS ELECTION IS MADE, THE PARTIES AGREE THAT THE AVERAGE
OF THE THREE (3) APPRAISALS SHALL BE BINDING AND THE EXTENSION RENT SO ADJUSTED.


         ANY APPRAISER SELECTED HEREUNDER SHALL BE A LICENSED MAI (MEMBER OF
AMERICAN INSTITUTE OF REAL ESTATE APPRAISERS) APPRAISER, WITH EXPERIENCE IN
LEASING ACTIVITIES IN THE AREA IN WHICH THE PREMISES ARE LOCATED.

         IN THE EVENT OF ANY DELAY BY THE APPRAISER OR APPRAISERS IN MAKING ITS
OR THEIR APPRAISAL(S), TENANT SHALL CONTINUE TO PAY MONTHLY RENT DURING THE
EXTENSION TERM AT THE RATE PREVIOUSLY IN EFFECT FOR THE INITIAL TERM OR THE
FIRST OR SECOND EXTENSION TERM, AS THE CASE MAY BE, UNTIL THE APPRAISER OR
APPRAISERS COMPLETE SUCH APPRAISAL(S).


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36.      WAIVER OF JURY TRIAL: TENANT AND LANDLORD HEREBY KNOWINGLY,
VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT EITHER MAY HAVE TO A TRIAL BY JURY
IN RESPECT TO ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER OR IN
CONNECTION WITH THIS LEASE AND ANY AGREEMENT CONTEMPLATED TO BE EXECUTED IN
CONJUNCTION HEREWITH OR ANY COURSE OF CONDUCT, COURSE OF DEALINGS, STATEMENTS
(WHETHER VERBAL OR WRITTEN) OR ACTIONS OF EITHER PARTY. THIS PROVISION IS A
MATERIAL INDUCEMENT FOR LANDLORD ENTERING INTO THIS WAREHOUSE LEASE WITH TENANT.

COUNTERPARTS: THIS LEASE MAY BE EXECUTED IN ANY NUMBER OF COUNTERPARTS. EACH
SUCH COUNTERPART HEREOF SHALL BE DEEMED TO BE AN ORIGINAL INSTRUMENT, BUT ALL
SUCH COUNTERPARTS TOGETHER SHALL CONSTITUTE BUT ONE LEASE.

FACSIMILE: A FACSIMILE COPY OF THIS LEASE AND ANY SIGNATURES HEREON SHALL BE
CONSIDERED FOR ALL PURPOSES AS ORIGINALS.

IN WITNESS WHEREOF, THE PARTIES HERETO HAVE SIGNED, SEALED AND DELIVERED THIS
LEASE AT TAMPA, FLORIDA ON THE DAY AND YEAR FIRST ABOVE WRITTEN.



WITNESSES TO LANDLORD:                             LANDLORD


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WITNESSES TO TENANT:                               TENANT


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