**EXHIBIT      10.1**

**COMMERCIAL      LEASE **

| 1.                PARTIES   |   | Lahinch                Limited Partnership, a Massachusetts limited partnership with an                address                of 12 Clock Tower Place Suite 200, Maynard, MA 01754 (“Landlord”),                does hereby lease to **Lightspace                Corporation**                a                Delaware corporation with a place of business at 383 Dorchester                Avenue, Suite 220, Boston, MA 02127 (“Tenant”),                the Premises (as defined below).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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| 2.                PREMISES  |   | A                portion of the building consisting of 9,716 non-contiguous rentable                square                feet** **located                at 383 Dorchester Avenue, Boston, Massachusetts 02127, consisting                of a                portion of the building consisting of 3,327 rentable square                feet** **located                at 383 Dorchester Avenue, Suite 220 (“Suite 220”), Boston, Massachusetts                02127, as shown on Exhibit                A1, and                a portion of the building consisting of 6,389 rentable square                feet** **located                at 383 Dorchester Avenue, Suite 130 (“Suite 130”), Boston, Massachusetts                02127, as shown on Exhibit                A2(collectively,                the “Premises”), and together with the right to use in common, with others                entitled thereto, the hallways, stairways and elevators, necessary                for                access to said leased premises, and lavatories nearest thereto, if                any                (the “Premises”).                Except as set forth herein, the Premises are to be delivered in “as-is”                condition as they are in on the date of this Lease.  |
|                             |   | The                buildings and improvements now or hereafter located or used in connection                with the Property, including the Building, currently consisting of                approximately 144,888 rentable square feet is referred to as the                “Project”.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 3.                TERM      |   | The                term of this Lease shall be for 60 months and is projected to commence                on                July 1, 2008, or issuance of Certificate of Occupancy (CO) or Temporary                Certificate of Occupancy (TCO) by the City of Boston, (the “Term                Commencement Date”)                and terminating on June 30, 2013, (the “Term                Expiration Date”).                The Actual term Commencement Date and Term Expiration Date shall                be                memorialized in an amendment upon issuance of CO or TCO.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 4.                RENT      |   | Suite                220                Office Space Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $42,419.25 per year NNN ($12.75 per rentable square foot NNN),                for                months one (1) through twelve (12), payable in advance on the first                day of                each month in installments of $3,534.94 each NNN. Tenant shall pay                the                first month’s rent upon execution of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|                             |   | Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $43,251.00 per year NNN ($13.00 per rentable square foot NNN),                for                months thirteen (13) through twenty four (24), payable in advance                on the                first day of each month in installments of $3,604.25 each NNN.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|                             |   | Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $44,082.75 per year NNN ($13.25 per rentable square foot NNN),                for                months twenty five (25) through thirty six (36), payable in advance                on the                first day of each month in installments of $3,673.56 each NNN.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|                             |   | Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $44,082.75 per year NNN ($13.25 per rentable square foot NNN),                for                months thirty seven (37) through forty eight (48), payable in advance                on                the first day of each month in installments of $3,673.56 each                NNN.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |

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|                                      |   | Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $44,914.50 per year NNN ($13.50 per rentable square foot NNN),                for                months forty nine (49) through sixty (60), payable in advance on                the first                day of each month in installments of $3,742.88 each NNN.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
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|                                      |   | Tenant                shall pay the first month’s rent upon execution of this Lease. All                payments hereunder (including rent and additional rent) shall be                due and                payable on or before the first day of each calendar month. There                will be a                late charge for payments made after the first (1st)                of the month, which charge shall be the lesser of eighteen percent                (18%)                per month or the maximum amount permitted by law. Failure to pay                the late                charge is a default under the terms of the Lease. Tenant acknowledges                and                waives any/all rights to offset or reduce payments due under this                Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
|                                      |   | Suite                130                Warehouse Space Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $55,903.75 per year NNN ($8.75 per rentable square foot NNN),                for                months one (1) through twelve (12), payable in advance on the first                day of                each month in installments of $4,658.65 each NNN. Tenant shall pay                the                first month’s rent upon execution of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                               |
|                                      |   | Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $57,501.00 per year NNN ($9.00 per rentable square foot NNN),                for                months thirteen (13) through twenty four (24), payable in advance                on the                first day of each month in installments of $4,791.75 each NNN.                 Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $59,098.25 per year NNN ($9.25 per rentable square foot NNN),                for                months twenty five (25) through thirty six (36), payable in advance                on the                first day of each month in installments of $4,924.85 each NNN.                 Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $59,098.25 per year NNN ($9.25 per rentable square foot NNN),                for                months thirty seven (37) through forty eight (48), payable in advance                on                the first day of each month in installments of $4,924.85 each NNN.                 Tenant                shall pay, without any offset or reduction, rent to Landlord at the                rate                of $60,695.50 per year NNN ($9.50 per rentable square foot NNN),                for                months forty nine (49) through sixty (60), payable in advance on                the first                day of each month in installments of $5,057.96 each NNN.  Tenant                shall pay the first month’s rent upon execution of this Lease. All                payments hereunder (including rent and additional rent) shall be                due and                payable on or before the first day of each calendar month. There                will be a                late charge for payments made after the first (1st)                of the month, which charge shall be the lesser of eighteen percent                (18%)                per month or the maximum amount permitted by law. Failure to pay                the late                charge is a default under the terms of the Lease. Tenant acknowledges                and                waives any/all rights to offset or reduce payments due under this                Lease.                  |
| 5.                SECURITY DEPOSIT   |   | A                Security Deposit in the amount of $17,601.68 shall be paid to Landlord                by                Tenant upon execution of this Lease, which shall be held as security                for                Tenant’s performance of any and all of its obligations hereunder. Landlord                may adjust the Security Deposit from time to time after reviewing                Tenant’s                financial statements, which Tenant shall provide to Landlord upon                request.                Upon the occurrence of a default under this Lease by Tenant, Landlord                may,                in its sole discretion, apply the Security Deposit to cure such default                and Tenant shall restore the Security Deposit to the sum of $17,601.68(or                such adjusted amount). Upon a transfer of the Property, Tenant agrees                to                look solely to such transferee for the return of the Security Deposit.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |

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| 6.                TAXES AND OPERATING EXPENSES  |   | Tenant                shall pay to Landlord in advance on the first day of each month,                commencing on the Term Commencement Date, as additional rent, the                Tenant’s                Share (as defined below) of (i) the Taxes (as defined below) and                (ii)                Operating Expenses (as defined below).  “Taxes”                shall mean all real estate taxes, personal property taxes, assessments,                water and sewer charges and all municipal, state and federal charges                levied or assessed or imposed on the Project.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
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|                                                 |   | “Operating                Expenses”                shall mean all expenses, costs and disbursements of every kind and                nature                which Landlord shall pay or become obligated to pay in connection                with the                Project, including without limitation, (i) insurance premiums paid in                connection with the Project; (ii) all utility charges for the Project                not                directly billed to the Tenant or other Tenants; (iii) compensation                and                benefits for Landlord’s employees and agents, engaged in the operation and                maintenance of the Project; (iv) worker’s compensation costs and payroll                taxes for said employees and agents to be prorated when employee                is not                full time at the Project; (v) payments to independent contractors                for                maintenance, repairs, cleaning, management, legal, accounting and                maintenance of the Project including utility systems; and (vi) generally                all reasonable expenses incurred by Landlord in connection with its                operation of the Project.  “Tenant’s                Share”                shall mean 6.71%. Landlord may, from time to time, in Landlord’s sole                discretion, adjust Tenant’s Share to reflect the ratio of the actual                rentable square feet of the Premises to the actual rentable square                feet of                the Project.  THIS                LEASE IS A TRIPLE NET LEASE AND LANDLORD SHALL NOT BE OBLIGATED TO                PAY ANY                CHARGE OR BEAR ANY EXPENSE WHATSOEVER AGAINST OR WITH RESPECT TO                THE                PREMISES EXCEPT TO THE EXTENT SPECIFICALLY SET FORTH HEREIN NOR SHALL                RENT, ADDITIONAL RENT AND ANY OTHER CHARGES PAYABLE HEREUNDER BE                SUBJECT                TO ANY REDUCTION OR OFFSET WHATSOEVER ON ACCOUNT OF SUCH CHARGE.                IN ORDER                THAT THE RENT SHALL BE ABSOLUTELY NET TO LANDLORD, TENANT COVENANTS                AND                AGREES TO PAY AS ADDITIONAL RENT TAXES, BETTERMENT ASSESSMENTS, INSURANCE                COSTS, OPERATING EXPENSES AND UTILITY CHARGES WITH RESPECT TO THE                PREMISES                AS PROVIDED HEREIN.   |
| 7.                UTILITIES                     |   | The                Tenant shall pay all bills for utilities furnished to the Premises,                including, without limitation, electricity, gas, water, sewer, telephone                and other services and including heat and air conditioning. Landlord                shall                not be liable for any interruption in utilities or services serving                the                Premises.  Landlord                intends to separately meter this suite for utilities. If Landlord                elects                not to submeter or check meter the Premises, Tenant will be billed                monthly                for its energy use at a rate of $2.00 per square foot per year (the                “Utility Charge”) for electric and gas to be paid as additional rent.                Landlord shall have the right to adjust the Utility Charge from time                to                time in its sole discretion.  Landlord                shall have no obligation to provide utilities or equipment other                than the                utilities and equipment within the Premises as of the Term Commencement                Date. In the event Tenant requires additional utilities or equipment,                the                installation and maintenance thereof shall be the Tenant’s sole                obligation, provided that such installation shall be subject to the                prior                written consent of the Landlord. Landlord shall have the right to                enter a                Tenant’s suite at any time without notice in order to install electric                meters.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |

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|                                            |               | If                this suite contains a server room or lab room with an existing                supplemental air conditioning unit, Tenant shall be responsible for                maintenance such existing supplementary air conditioning unit. If                any                server room or lab room should need a supplementary air conditioning                unit                and Tenant desires to have such a unit installed, Tenant shall use                Landlord’s designated HVAC contractor. Tenant shall be responsible for                maintenance of said supplementary air conditioning unit. At the                termination of this lease or amendment the supplementary air conditioning                unit shall remain with the demised premises and will become the property                of the Landlord.  |
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| 8.                USES OF LEASED PREMISES  |               | Tenant                shall use Suite 220 only for general office and its associated uses                provided that such use must comply with all applicable zoning regulations                and all other applicable Federal, State and Municipal laws and Landlord’s                rules and regulations, adopted from time to time.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|                                            |               | Tenant                shall use Suite 130 only for general warehouse and its associated                uses                provided that such use must comply with all applicable zoning regulations                and all other applicable Federal, State and Municipal laws and Landlord’s                rules and regulations, adopted from time to time.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 9.                COMPLIANCE WITH LAWS     |     | Tenant                acknowledges that no trade or occupation shall be conducted in the                Premises or use made thereof which will be unlawful, improper,                unreasonably noisy or offensive, or contrary to any law or any municipal                by-law or ordinance in force in the city or town in which the premises                are                situated. Said non-compliance shall be considered a breach of this                Lease.                                                                                                                                                                                                                                                                                                                                                                                |

| 10.                FIRE INSURANCE                             |   | Tenant                shall not permit any use of the Premises which will make void any                insurance on the Project or on the contents of the Project or which                shall                be contrary to any law or regulation from time to time established                by the                New England Fire Insurance Rating Association, or any similar body                succeeding to its powers. Tenant shall on demand reimburse Landlord,                and                all other tenants, for all extra insurance premiums resulting from                Tenant’s use of the Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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| 11.                MAINTENANCE                                |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| A.                TENANT’S                OBLIGATION    |   | Tenant                agrees to maintain the Premises in good condition, damage by fire                and                other casualty excepted, and whenever necessary, to replace plate                glass,                acknowledging that the Premises are now in good order and the glass                whole.                Tenant shall not permit the Premises to be overloaded, damaged, stripped                or defaced, nor suffer any waste. Tenant shall not install any signs                at                the Premises.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| B.                LANDLORD’S                OBLIGATION  |   | Landlord                agrees to maintain the structure of the Building in the same condition                as                it is at the Term Commencement Date or as it may be put in during                the Term                of and pursuant to the terms of this Lease, reasonable wear and tear,                damage by fire or other casualty and damage caused by Tenant or by                such                party for whose conduct the Tenant is legally responsible, and is                excepted. Tenant acknowledges that the building is old and has been                recently restored. As such the structure may contain certain deficiencies                that could lead to leaks and other such nuisances due to wind, driving                rain and other weather related items. Tenant acknowledges that with                reasonable notice the Landlord will respond and make efforts to repair                such problems. Tenant also acknowledges they may not use any such                problems, should they arise, as an excuse to break the                lease. |

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| 12.                ALTERATIONS & ADDITIONS AND LANDLORD’S WORK  |   | Tenant                shall not make alterations, installations or additions to the Premises                without Landlord’s prior written consent which consent may be withheld by                Landlord in its sole discretion and must be performed by Landlord                or its                agents. All such allowed alterations shall be at Tenant’s sole cost and                expense and shall be in quality at least equal or better than the                present                construction. Tenant shall not permit any mechanics’ liens, or similar                liens, to remain upon the Premises for labor and material furnished                to                Tenant or claimed to have been furnished to Tenant in connection                with work                of any character performed or claimed to have been performed at the                direction of Tenant and shall cause any such lien to be released                of record                forthwith without cost to Landlord. Any alterations, installations                or                additions made to the Premises shall become the property of the Landlord                at the termination of occupancy as provided herein, unless Landlord                shall                require the removal of such alterations, installations or additions.                If                Landlord shall require the removal of any alterations or additions,                Tenant                shall restore the Premises to its original condition at Tenant’s expense.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
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|                                                                           |   | Landlord                shall be responsible, at its sole cost and expense, to complete the                work                set forth on EXHIBIT A1 and A2 and EXHIBIT E and to obtain a CO or                TCO by                or before July 1, 2008.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
| 13.                ASSIGNMENT & SUBLETTING                            |   | Tenant                shall not assign or sublet the whole or any part of the Premises                without                Landlord’s prior written consent, which may be withheld or delayed by                Landlord in its sole discretion. Notwithstanding such consent, Tenant                shall remain liable to Landlord for the payment of all rent and for                the                full performance of the covenants and conditions of this Lease. For                the                purposes of this Lease, any transfer of an interest in Tenant shall                be                deemed an assignment of this Lease. If Tenant requests Landlord’s consent                to assign this Lease or sublet all or any portion of the Premises,                Landlord shall have the option, exercisable by written notice to                Tenant                given within ten (10) days after receipt of such request, to terminate                this Lease as of the date specified in such notice. If landlord approves                a                sublease and said sublease is for a total rental amount which on                an annual                basis is greater than the Fixed Rent and Additional Rent due from                the                Tenant to the Landlord under this lease, Tenant shall pay to the                Landlord,                forthwith upon Tenants’ receipt of each installment of such excess Fixed                Rent and Additional Rent, during the term of any approved sublease,                as                Additional Rent hereunder, in addition to the Fixed Rent and Additional                Rent and other payments due under this Lease, an amount equal to                one                hundred percent (100%) of the positive excess between all Fixed Rent                and                Additional rent received by Tenant, less reasonable transaction costs,                which shall include legal fees and brokerage commissions, under the                sublease and the aggregate of Fixed Rent and Additional Rent due                hereunder.  |
| 14.                SUBORDINATION                                          |   | This                Lease shall be subject and subordinate to any and all mortgages,                deeds of                trust and other instruments in the nature of a mortgage, now existing                or                at any time hereafter arising, a lien or liens on the property of                which                the leased premises are a part. Tenant shall, when requested, promptly                execute and deliver such written instruments in the lender’s form as shall                be necessary to show the subordination of this Lease to said mortgages,                deeds of trust or other such instruments in the nature of a mortgage.                Tenant’s failure to execute and return documents to Landlord within                forty-eight (48) hours of receipt by Tenant or Tenant’s agent shall be                deemed a breach of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
| 15.                LANDLORD’S ACCESS                                |   | Landlord                or agents of Landlord may show the Premises to others with out advance                notice, and at any time before the expiration of the Term for the                purpose                related to the sale, lease or refinancing of the Premises, excluding                emergencies in which case Landlord may enter the Premises without                any                notice. Landlord may remove placards and signs not approved and affixed                as                herein provided, and make repairs, installations and                alterations. Landlord                may show the Premises to prospective Tenants during the Term. Tenant                shall                provide Landlord or its agents alarm codes and keys. Tenant’s refusal to                provide Landlord or its agent’s access as stated above shall be deemed a                breach of this Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |

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| 16.                INDEMNIFICA-TION AND LIABILITY      |   | A.    Tenant                agrees to defend (with counsel selected by Landlord), indemnify and                save                harmless the Landlord, the Landlord’s managing agent and any holder of a                mortgage on all or any portion of the Premises from (i) any act,                omission or negligence of the Tenant, or the Tenant’s contractors,                licensees, agents, servants, or employees, or arising from any accident,                injury, or damage whatsoever caused to any person, or to the property                of                any person, or (ii) any violation of applicable law including,                without limitation, any law, regulation or ordinance concerning trash,                hazardous materials, or other pollutant occurring from and after                the date                that possession of the Premises is delivered to the Tenant and until                the                end of the Term hereof in or about the Premises, or (iii) any                accident, injury or damage occurring outside the Premises, where                such                accident, damage or violation of applicable law results in injury                from act                or omission on the part of the Tenant or the Tenant’s agents or employees.                This indemnity and hold harmless agreement shall survive termination                of                this Lease and include indemnity against all costs, expenses and                liabilities incurred in or in connection with any such claim or proceeding                brought thereon, and the defense thereof. Landlord agrees to pursue                all of                its rights under Tenant’s insurance policy before seeking indemnification                from Tenant, provided that Tenant’s policy is on an occurrence basis                policy with limits as required by Section 17. Landlord agrees that                Tenant’s indemnity shall only apply to the extent Landlord does not                recover such costs, expenses and liabilities under any such policy.                Tenant                agrees that Tenant’s insurance shall be the primary insurance policy and                that said policy shall be exhausted in its totality before Landlord                seeks                its own rights to recover under any additional policy. B.                   Tenant                agrees that Landlord shall not be responsible or liable to Tenant,                or to                those claiming by, through or under Tenant, for any loss or damage                that                may be occasioned by or through the acts or omissions of persons                occupying                any adjoining space or any part of the Building, or for any loss                or damage                resulting to Tenant or to those claiming by, through or under Tenant,                or                its or their property, from the bursting, stopping or leaking of                water,                gas, sprinklers, sewer or steam pipes, unless such damage is caused                by the                sole gross negligence of Landlord.  |
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| 17.                TENANT’S LIABILITY INSURANCE  |   | Tenant                shall maintain with respect to the Premises and the Project, commercial                general liability insurance in the amount of five million dollars                ($5,000,000) with property damage insurance in limits of one million                dollars ($1,000,000) in responsible companies qualified to do business                in                Massachusetts and in good standing therein insuring the Landlord                as well                as Tenant against injury to persons or damage to property as provided.                Tenant shall deposit with the Landlord certificates of such insurance                at                or prior to the Term Commencement Date and thereafter within thirty                (30)                days prior to the expiration of any such policies. All such insurance                certificates shall provide that such policies shall not be altered                or                canceled without at least thirty (30) days prior written notice to                Landlord.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |

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| 18.                FIRE, CASUALTY, EMINENT DOMAIN  |   | Should                a substantial portion of the Premises or of the Project be substantially                damaged by fire or other casualty, or be taken by eminent domain,                Landlord                may elect to terminate this Lease. When such fire, casualty or taking                renders the Premises substantially unsuitable for their intended                use,                Tenant may elect to terminate this lease if: (a)                  Landlord                fails to deliver written notice within ninety (90) days of intention                to                restore Premises, or(b)                  Landlord                fails to restore the Premises to a condition substantially suitable                for                their intended use within one hundred eighty (180) days of                (i) receipt of insurance proceeds in the case of fire or casualty or                (ii) receipt of the award in the case of a taking. Landlord                reserves, and Tenant grants to Landlord, all rights which the Tenant                may                have for damages or injury to the leased premises for any taking                by                eminent domain, except for damage to the Tenant’s fixtures, property, or                equipment.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
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| 19.                DEFAULT & BANKRUPTCY        |   | In                the event that:(a)                  Tenant                shall default in the payment of any installment of rent or other                sum                herein specified; or (b)                  Tenant                shall vacate or abandon all or any part of the Premises or fail to                continuously occupy the Premises; or(c)                  Tenant                shall default in the observance or performance of any other of Tenant’s                covenants, agreements or obligations hereunder, such default not                having                been cured within 10 days of receiving written notice of such default;                or                (d)                  Tenant                shall suffer a material adverse change in it’s business, as determined by                Landlord; or(e)                  Tenant                shall be declared bankrupt or insolvent according to law, or, if                any                assignment shall be made of Tenant’s property for the benefit of                creditors, provided, then                Landlord shall have the right to proceed with summary process to                remove                Tenant from the Premises. In the event of default by Tenant, Tenant                shall                pay to Landlord all costs and expenses incurred in enforcing the                terms of                this Lease, including reasonable attorneys’ fees, whether or not legal                proceedings are instituted. Tenant shall indemnify the Landlord against                all loss of rent and other payments, which the Landlord may incur                by                reason of such termination during the balance of the Term of this                Lease. If                Tenant shall default in the observance or performance of any conditions                or                covenants on Tenant’s part to be observed or performed hereunder or by                virtue of any of the provisions in any article of this Lease other                than                Tenant’s rental payment obligations, Landlord, without being under any                obligation to do so and without thereby waiving such default, may                remedy                such default for the account and at the expense of the Tenant. If                the                Landlord makes any expenditures or incurs any obligations for the                payment                of money in connection therewith, including but not limited to, all                attorney’s fees in instituting, prosecuting or defending any action or                proceeding, such sums paid or obligations incurred, with interest                at the                rate of two (2%) percent per month and costs, shall be paid to the                Landlord by the Tenant as additional rent upon notice from Landlord                to                Tenant of such costs and expenses. Notwithstanding                anything contained in this Lease to the contrary, Landlord shall                not be in                default in the performance of any of Landlord's obligations under                this                Lease unless and until Landlord shall have failed to perform such                obligations within thirty (30) days, or such additional time as is                required to correct any such default, after receipt of written notice                from                Tenant to Landlord specifying Landlord's failure to perform any such                obligation. If Tenant claims or asserts that Landlord is in default                in the                performance of Landlord's obligations under this Lease, Tenant shall                not                be relieved of Tenant's obligations under this Lease. Tenant's sole                remedy                shall be an action for specific performance, declaratory judgment                or                injunction. In no event shall Tenant claim or assert any claim for                monetary damages in any action or by way of setoff, defense or                counterclaim. Tenant hereby waives the right to any monetary damages,                to                terminate this Lease or any other remedies available at law or in                equity. |

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| 20.                SURRENDER            |   | Tenant                shall, at the expiration or other termination of this Lease, remove                all                Tenant’s goods and effects from the Premises (including without hereby                limiting the generality of the foregoing, all signs and lettering                affixed                or painted by Tenant, either inside or outside the Premises). Tenant                shall                deliver to Landlord the Premises and all keys, locks thereto, alarm                codes,                all alterations, installations and additions made to or upon the                Premises,                in good condition, damage by fire or other casualty only excepted.                In the                event of the Tenant’s failure to remove any of Tenant’s property from the                Premises, Landlord is hereby authorized, without liability to Tenant                for                loss or damage thereto, and at the sole risk of Tenant, to remove                and                store any of the property at Tenant’s expense, or to retain same under the                Landlord’s control or to sell at public or private sale, without notice,                any or all of the property not so removed and to apply the net proceeds                of                such sale to the payment of any sums due hereunder, or to destroy                such                property.  |
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| 21.                GOVERNING LAW, ETC.  |   | This                Lease shall be governed by and construed under the laws of the                Commonwealth of Massachusetts and shall take effect as a sealed                instrument. All terms, covenants and obligations hereunder shall                be                binding upon and shall inure to the benefit of the parties hereto                and                their respective successors and assigns. No alterations, amendments                or                waivers hereunder shall be valid or enforceable absent a written                instrument signed by all parties hereto. No waiver of any provision                hereunder on one occasion shall be deemed to be a waiver on future                occasions. All obligations hereunder shall be obligations for each                Tenant                both jointly and severally. The parties hereto agree that this Lease                contains the entire agreement between the parties and that it supersedes                all prior agreements and negotiations. Tenant has not relied upon                any                representation not contained within this Lease and acknowledges that                neither Landlord nor its agents have made any warranties or                representations of any kind or nature other than those expressly                set forth                herein.                                                                                       |

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| 22. NON-                INTERFERENCE    |   | Tenant                hereby acknowledges that after the execution date hereunder, Landlord                or                its affiliates may, from time to time, in connection with any space                or                parcel(s) (including without limitation any space or parcel(s) which                abut                the Premises), seek to obtain various approvals, variances, permits,                authorizations and/or special permits and the like from the local                municipality and the Commonwealth of Massachusetts. Tenant hereby                agrees                to cooperate with Landlord in all such efforts and agrees not to                oppose or                interfere with Landlord, its affiliates, agents, designees, appointees                or                assigns, in Landlord’s attempts to obtain any such approvals, variances,                permits, authorizations and/or special permits and the like. Tenant’s                obligations under this paragraph shall be binding on Tenant’s officers,                directors, shareholders and employees and shall survive the termination                of                the Lease. Tenant acknowledges that any interference shall be deemed                a                breach of this Lease and Landlord, at its sole discretion, may terminate                this Lease.   |
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| 23. BROKERAGE                                     |   | Tenant                and Landlord represent and warrant that they have dealt with no brokers                in                this transaction. Each of the parties represents and warrants that                there                are no claims for brokerage commissions or finder's fees in connection                with the execution of this lease, and each of the parties agrees                to                indemnify the other against, hold it harmless from all liabilities                arising                from any such claim including without limitation, the cost of counsel                fees                in connection therewith.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 24. INDEPENDENT                COVENANTS          |   | Landlord                and Tenant agree that the obligations of Tenant hereunder, including,                without limitation, Tenant’s obligation to pay rent and additional rent,                are independent and not mutually dependent covenants, and that the                failure                of Landlord to perform any obligation hereunder shall in no event                justify                or empower Tenant to withhold rent, additional rent or any other                amount                due to Landlord hereunder or to terminate the Lease. Tenant acknowledges                that the foregoing is a material inducement to Landlord to enter                into this                Lease.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |

|                                      |                               | LAHINCH                LIMITED PARTNERSHIP |
|-------------------------------------------|------------------------------------|--------------------------------------------|
|                                      |                               |                                       |
| **LIGHTSPACE                CORPORATION** |                               | By:                                        | Lahinch                Corporation, |
|                                      |                               |                                       |   | Its                Sole General Partner |
| By:                                       |                               |                                       |   |   |
| Name:                           | Gary                Florindo       |                                       |   |   |
| Title:                                    | President                & CEO |                                       |   |   |
|                                      |                               |                                       |   |   |
| By:                                       |                               |                                       | By: |   |
| Name:                                     | Brian                Batease       |                                       | Name:   | Robert                Buonato |
| Title:                                    | Vice                President      |                                       | Title: | President |

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