Document:

<PAGE>

                                                                  Exhibit 10.4.2

                            LEASE RENEWAL AGREEMENT

STATE OF NORTH CAROLINA
COUNTY OF MECKLENBURG

     THIS LEASE RENEWAL AGREEMENT made and entered into as of the 1/st/ day of
September, 1996 by and between Atlantic Design Company, Inc., hereinafter called
"TENANT" and Garrett and Garrett, hereinafter called "LANDLORD."

WITNESSETH:

WHEREAS, TENANT and LANDLORD entered into a certain Lease Agreement ("Lease")
dated September 1, 1993 for the rental by TENANT of certain property
incorporated herein by reference (the "Premises"), now consisting of 122,320
square feet and described as follows:

     5601-1         60,000 Square Feet
     5601-2         10,720 Square Feet
     5601-3         41,600 Square Feet
     5601-4         10,000 Square Feet

all areas approximate, all located at 5601 Wilkinson Boulevard, Charlotte, North
Carolina; and

     WHEREAS, the initial Lease term terminated at Midnight on August 31, 1996,
and by the terms of the Lease TENANT prevented such termination by renewing the
Lease upon the same terms and conditions contained in the Lease; and

     WHEREAS, TENANT has notified LANDLORD of its desire to renew the Lease for
an additional three (3) year term beginning June 1, 1997 and the parties have
agreed upon the monthly rental to be paid by TENANT to LANDLORD during said
renewal term and the terms and conditions thereof;

     NOW, THEREFORE, in consideration of the rents to be paid and the mutual
promises and covenants herein contained, LANDLORD does hereby agree to continue
leasing to TENANT, and TENANT does hereby agree to continue leasing from
LANDLORD, the Premises on the terms and conditions hereinafter set forth:

1. The renewal term of the Lease and the accrual of the rent hereunder shall be
   for a period of three (3) years commencing on June 1, 1997 and terminating at
   Midnight on May 31, 2000.  The rental for the renewal term of the Lease shall
   be $855,016.80 and shall be payable in advance in monthly installments of
      -----------
   $23,750.47 each to LANDLORD's agent, US Commercial, 5960 Fairview Road,
   ----------
   Suite 106, Charlotte, North Carolina 28210 until notice to the contrary is
   given by LANDLORD.

<PAGE>

2. OPTION TO RENEW.  LANDLORD gives TENANT an additional option to renew for a
   period of three (3) years under the same terms and conditions in the initial
   lease at the rental rate set forth herein increased by the percentage change
   in the Consumer Price Index spreadsheet of the U.S. Government, from the date
   hereof to the date of the renewal lease agreement, for the narrowest reported
   area in which the city of Charlotte, state of North Carolina, is located.
   TENANT shall notify LANDLORD in writing of his intent to exercise such option
   six (6) months prior to expiration of this Lease.

3. Except as modified by the terms hereof, all terms and conditions of the
   initial Lease shall apply throughout the renewal term of the Lease and are
   hereby ratified and confirmed by the parties in every respect.

     IN WITNESS WHEREOF, the parties hereto have caused these presents to be
executed as of the day and year first above written.

     IN TESTIMONY WHEREOF, the LANDLORD and TENANT have caused these presents to
be executed and delivered as of the day and year stated above.

ATTEST:                             GARRETT AND GARRETT

/s/ Pamela S. State                 By: /s/ Blake P. Garrett, Jr.
-------------------------------         -------------------------------

ATTEST:                             ATLANTIC DESIGN COMPANY, INC.

________________________________    By: /s/ James N. Chiavetta
                                        -------------------------------

STATE OF  North Carolina
COUNTY OF  Mecklenburg

     I, Janet Salyer, a Notary Public in and for said county and state hereby
certify that James N. Chiavetta personally came before me and acknowledged the
due execution of the foregoing instrument.

     WITNESS my hand and notarial seal this 25 day of June, 1997.

                                                    /s/ Janet Salyer
                                              --------------------------------
                                                        Notary Public

My commission expires:
My commission expires February 22, 1998

                                      -2-
<PAGE>

STATE OF South Carolina
COUNTY OF  Greenville

     I, Juanita H. Gray, a Notary Public in and for said county and state hereby
certify that Blake P. Garrett, Jr. personally came before me and acknowledged
the due execution of the foregoing instrument.

     WITNESS my hand and notarial seal this 27 day of June, 1997.

                                                  /s/ Juanita H. Gray
                                              -------------------------------
                                                      Notary Public

My commission expires: May 31, 1999

STATE OF
COUNTY OF

     I, _________________, a Notary Public in and for said county and state
hereby certify that ________________ personally came before me and acknowledged
the due execution of the foregoing instrument.

     WITNESS my hand and notarial seal this ___ day of _________________, 19__.

                                    _________________________________
                                              Notary Public

My commission expires:

                                      -3-

<PAGE>

January 7, 1997

Mr. Bill McDonough
Atlantic Design Company
5601 Wilkinson Boulevard
Charlotte, NC

Dear Bill:

Enclosed is a Letter of Understanding concerning the contingencies to the
renewal of the lease of the property at 5601, 2, 3, 4 Wilkinson Boulevard.

I have also submitted this to Blake Garrett today. If you have any questions or
comments please let me know.

Sincerely,

/s/ Marvin K. Wyant

Marvin K. Wyant

MKW:mjg
Enclosure

                                      -4-

<PAGE>

January 7, 1997

                            LETTER OF UNDERSTANDING
                BETWEEN ATLANTIC DESIGN COMPANY, INC., "TENANT"
                      AND GARRETT AND GARRETT, "LANDLORD"

Concerning property at 5601-1 through 5605 Wilkinson Blvd., Charlotte, NC

It is acknowledged that in accordance with the Lease Agreement between the
Parties dated the first day of September, 1993 that Tenant has notified Landlord
of its intent to exercise the option to renew in a manner acceptable to both
Parties.

LANDLORD agrees to:

1. Construct a security fence along the rear property line of approximately
   eight feet high with barbed wire, approximately 700 feet long.  Landlord will
   accommodate Tenant in this area however Tenant needs to identify the subject,
   get estimates, etc.

2  Install a second (back-up) pump as part of the operation of the sanitary
   sewer system that serves all of the property.

3. Patch areas in the parking lot, approximately 15, and sealcoat the remainder
   of the front parking lot.

4. Give option for a new lease at the expiration of the current option extension
   for an additional three year period under the same terms and conditions.
   Consider Atlantic Design Company, Inc. as the initial tenant in the event a
   new building addition of forty to fifth thousand square feet is constructed
   contiguous with Building 5601-1.  The lease rate will be based on percentage
   of the total cost of the addition which shall include the pro-rated value of
   the land on which it is constructed.  It is proposed that the terms will be
   negotiated, however the rate and terms may be determined and contingent upon
   the financing terms of a new structure.  Not less than a ten year term will
   be required to finance a new structure however negotiations might incorporate
   the current leased buildings with a bland of rates and terms that in effect
   allows a similar amortization.

5. Upgrade the air conditioning system in Building 5601-1 to the minimum
   standard.  Atlantic Design Company, Inc. will furnish a survey report of the
   existing system and recommendations and will pay excess over costs of
   installing a minimum system, if any. Landlord's responsibility herewith is
   limited to the addition of a minimum of two additional ten ton air
   conditioning units.

                                      -5-

<PAGE>

TENANT agrees to:

1. Property tax increase.  Due to efforts by the Landlord, although taxes have
   increased the owner was able to appeal and obtain a reduction in the assessed
   value therefore there have been no increases in the dollar amount during the
   previous term of your lease.

The above has been discussed between Garrett and Garrett, Atlantic Design
Company, Inc. and myself and I believe it to be true and accurate as hereinabove
stated.

Sincerely,

/s/ Marvin K. Wyant

Marvin K. Wyant

                                      -6-<PAGE>

                                                                  EXHIBIT 10.4.3

                              ASSIGNMENT OF LEASE

     THIS ASSIGNMENT OF LEASE (the "Assignment") is made and entered into as of
the 16th day of September, 1997 (the "Effective Date"), by and between ATLANTIC
DESIGN COMPANY, INC., a New York corporation ("Assignor") and THE SMT CENTRE
S.E. INC., a North Carolina corporation (the "Assignee").

                                   RECITALS:
                                   --------

     A.   Pursuant to the terms and conditions set forth in that certain Asset
Purchase Agreement entered into as of the 16th day of September, 1997 (the
"Agreement"), pursuant to which Assignor agreed to sell certain assets described
therein, including all of the Assignor's right, title and interest in and to
that certain Lease Agreement between Garrett and Garrett (the "Landlord") and
Assignor dated as of the 1st day of September, 1996 and that certain Letter of
Understanding between Landlord and Assignor dated January 7, 1997 (the Original
Lease, as amended, shall hereinafter be called the "Lease").

     B.   The Lease covers certain real property and improvements located in
Charlotte, North Carolina at 5601 Wilkinson Boulevard, such property being more
particularly described in the Lease (the "Property").

     C.   As contemplated by the terms of the Agreement, the Assignor and the
Assignor now desire to enter into this Assignment to evidence the assignment of
the Lease to the Assignee and the assumption of the obligations thereunder by
the Assignee, all on the terms and conditions set forth herein.

                                   AGREEMENT:
                                   ---------

     NOW, THEREFORE, for and in consideration of the foregoing and other good
and valuable consideration paid by Assignee to Assignor, the receipt and
sufficiency of which are hereby acknowledged, Assignor and Assignee do hereby
agree as follows:

     SECTION 1.  Assignment.  As of the Effective Date, Assignor has conveyed,
                 ----------
assigned and transferred and by these presents does hereby convey, assign,
transfer and set over unto Assignee all of its right, title and interest in and
to the Lease.

     SECTION 2.  Assumption.  Assignee does hereby accept such assignment and
                 ----------
assumes and agrees to fulfill, observe, perform and discharge all of the
obligations, duties, and liabilities of the Assignor under the Lease arising
after the Effective Date.

     SECTION 3.  Representations and Warranties.  The representations and
                 ------------------------------
warranties contained in the Agreement shall not be deemed to have merged into
this Assignment; provided, however, that except as set forth in the Contract and
for the survival period set forth
<PAGE>

therein, this Assignment is made without
representation or warranty, express or implied, and on an "As-Is" basis.

     SECTION 4.  Counterparts.  This Assignment may be executed in any number of
                 ------------
counterparts, each of which shall be deemed to be an original and all of which
shall comprise but one and the same instrument.

                  [Remainder of Page Intentionally left blank]

                                      -2-
<PAGE>

     IN WITNESS WHEREOF, the parties hereto have executed this Assignment, under
seal, as of the date set forth above.

                              ASSIGNOR:

                              ATLANTIC DESIGN COMPANY, INC.

ATTEST:

                              By:     /s/ John T. Boyd
---------------------------           -------------------------
               Secretary      Name:   John T. Boyd
--------------                        -------------------------
                              Title:  Sr. Vice President
                                      -------------------------

[Corporate Seal]

                              ASSIGNEE:

                              THE SMT CENTRE S.E., INC.

ATTEST:

/s/ Gordon H. Hall            By:    /s/ Paul Walker
------------------                   --------------------------
Assistant Secretary           Name:  Paul Walker
                                     --------------------------
                              Title: President
                                     --------------------------

[Corporate Seal]

                                      -3-
<PAGE>

                                    Consent
                                    -------

     By its execution  below, the Landlord (i) consents to the assignment of the
Lease to the Assignee, (ii) agrees that the Assignor shall be released from all
liability under the Lease accruing after the Effective Date and (iii) confirms
to the Assignee that the Lease is in full force and effect and to the best of
Landlord's knowledge, the Assignor is not in default thereunder.

                              LANDLORD:

                              GARRETT AND GARRETT

                              By:    /s/ Blake P. Garrett, Jr.
                                     -----------------------------
                              Name:  Blake P. Garrett, Jr.
                                     -----------------------------
                              Title: Partner
                                     ----------------------------------

                                      -4-
<PAGE>

STATE OF North Carolina

COUNTY OF Mecklenburg

     I, Janet Salyer, a Notary Public of the aforesaid County and State do
hereby certify that John T. Boyd personally appeared before me this day and
acknowledged that (s)he is the Sr. Vice President of Atlantic Design Company,
Inc., a New York corporation, and that by authority duly given and as an act of
the corporation, the foregoing instrument was signed in its name by its
____________, sealed with its corporate seal and attested by him/her
as____________________________.

     Witness my hand and notarial seal this 12th day of September, 1997.

                                         /s/ Janet Salyer
                                         --------------------------
                                         Notary Public

My Commission Expires:

My Commission Expires February 2, 1998
--------------------------------------
          (SEAL)

                                      -5-
<PAGE>

STATE OF South Carolina

COUNTY OF Greenville

     I, Juanita H. Gray, a Notary Public in and for the state and county
aforesaid, do hereby certify that Blake P. Garrett Jr., general partner of
Garrett and Garrett, a South Carolina partnership personally appeared before me
this day and acknowledged the execution of the foregoing instrument on behalf of
the said partnership.

     Witness my hand and official stamp or seal this 8th day of September, 1997.

                                    /s/ Juanita H. Gray
                                    ------------------------------
                                    Notary Public

My Commission Expires:

       May 31, 1999
    ------------------
         (SEAL)

                                      -6-
<PAGE>

STATE OF North Carolina

COUNTY OF Mecklenburg

     I, Angela D. Hawks, a Notary Public of the aforesaid County and State do
hereby certify that Paul Walker personally appeared before me this day and
acknowledged that (s)he is the President of SMT Centre S.E., Inc., a North
Carolina corporation, and that by authority duly given and as an act of the
corporation, the foregoing instrument was signed in its name by its President,
sealed with its corporate seal and attested by him/her as Assistant Secretary.

     Witness my hand and notarial seal this 16 day of September, 1997.

                                    /s/ Angela D. Hawks
                                    ------------------------------------
                                    Notary Public

My Commission Expires:
Angela D. Hawks, Notary Public
Mecklenburg County, North Carolina
My Commission Expires 9/1/2001
------------------------------
          (SEAL)

                                      -7-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00012-of-00352.parquet"}]]