Document:

EXHIBIT 10.20

This is an agreement to sublets property according to the terms specified below.

The sublessor  agrees to sublet,  and the subtenant  agrees to take the premises
described below. Both parties agree to keep, perform,  and fulfill the promises,
conditions and agreements expressed below:

1. The sublessor is: MycoLogics

2. The subtenant is: BioNovo

3. The location of the premises is: 12635 E. Montview Blvd., Aurora, CO 80010

      Suite Number 215

4. The term of this  sublease is  month-to-month,  beginning  August 1, 2005 and
ending December 31, 2005.

The rent is $650 per month,  payable in advance on the 1st day of the month. The
rent is payable to MycoLogics at (address) .

5. The sublease agreement will terminate on (date) December 31, 2005.

There shall be no holding over under the terms of this sublease  agreement under
any circumstances.

6.  Subtenant  agrees to surrender and deliver to the sublessor the premises and
all furniture  and equipment  within the premises in as good a condition as they
were at the  beginning  of the  term,  reasonable  wear and tear  excepted.  The
subtenant  will be liable to the  sublesssor  for any damages  occurring  to the
premises  or the  contents  thereof  or to the  building  which  are done by the
subtenant or his guests.

7.  Subtenant  agrees to pay sublessor a deposit of $650 to cover damages beyond
normal wear and tear, unpaid rent, and unpaid  utilities.  Sublessor agrees that
if the  premises  and the  contents  thereof are returned to him/her in the same
condition  as when  received  the  subtenant,  reasonable  war and tear  thereof
excepted,  and if there is no unpaid  rent or unpaid  utility  bills owed by the
subtenant,  he/she will refund to the subtenant  $650 at the end of the term, or
within 30 days  thereafter.  Any reason for  retaining  a portion of the deposit
shall be explained in writing within 30 days to the subtenants.

8. The sublease  agreement  incorporates  and is subject to the  original  lease
agreement  between the  sublessor  and his  lessor,  a copy of which is attached
hereto,  and which is hereby referred to and  incorporated as if it were set out
here at  length.  The  subtenant  agrees to assume  all of the  obligations  and
responsibilities  of the sublessor  under the original lease for the duration of
the sublease agreement.

<PAGE>

9. In the event of any legal action  concerning this sublease,  the losing party
shall pay to the prevailing party reasonable  attorney's fees and court costs to
be fixed by the court wherein such judgment shall be entered.

10.  This lease  constitutes  the sole  agreement  between  the  parties  and no
additions,  deletions,  or modifications may be accomplished without the written
consent of both parties. (Any oral representations made at the time of executing
this lease are not legally  valid,  and  therefore,  are not binding upon either
party.)

11. The words  "sublessor"  and "subtenant" as used herein include the plural as
well as the  singular;  no regard for gender is intended by the language of this
sublease.

12. Each party signing this sublease acknowledges receipt of a copy thereof.

13. This  sublease  is not binding  upon  either  party  unless  approved by the
landlord as provided  below,  provided such approval is required by the original
lease.

18. The parties  hereby bind  themselves to this  agreement by their  signatures
affixed below on this 1st day of August, 2005.

Sublessor                                    Subtenant

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

I hereby  give my consent  as  landlord  to  subletting  of the above  described
premises as set out in this sublease agreement.

Landlord: Fitzsimons Redevelopment Authority

By:                                          Date:
   ---------------------------------              ------------------------------

Title:
      -----------------------------------------------

ORIGINAL LEASE ATTACHED:        Yes       No
                          ------    -----

<PAGE>

                             BIOSCIENCE PARK CENTER
                         COLORADO BIOSCIENCE PARK AURORA

                              LAB/OFFICE AGREEMENT

THIS  AGREEMENT  is made as of the 3rd day of July,  2001,  by and  between  the
FITZSIMONS REDEVELOPMENT AUTHORITY, a governmental entity created by the City of
Aurora, Colorado, and the Regents of the University of Colorado with a principal
place of business at  Building  500,  Fitzaimons,  Aurora,  Colorado  80045 (the
"FRA") and MycoLogics  (the  "client").  The services as defined below are to be
provided at the Bioscience Park Center located at 12635 Montview  Blvd.,  Aurora
Colorado  (the  "Building").  The sole  obligation  of the FRA is to provide the
following basic and additional services and no others.

1. TERMS

TERM AND EXPIRATION DATE:          October 1, 2001

PERMITTED USE:                     In accordance with Section 3.

PREMISES:                          That Portion of the 2nd floor of the Building
                                   shown as outlined or hatched on the
                                   Premises Plan attached as Schedule C.

BASIC SERVICES FEES:               The fee for the Basic Services is a special
                                   incubator rate outlined in Schedule C,
                                   payable on or before the first day of each
                                   month without notice.

SECURITY DEPOSIT:                  Two Months Basic Services Fee (Spread
                                   over 10  months)

      2. SERVICES

The FRA agrees,  in  consideration of the monthly Basic Services Fee, to provide
Basic  Services  to the Client as  described  in  Schedule  A. From time to time
during the term of this Agreement,  the FRA may, at its option,  make Additional
Services  available to the Client of the nature  described in Schedule B at fees
that are  established by the FRA. The FRA will be under no obligation to provide
Additional  Services if the monthly cost thereof  exceeds the Security  Deposit.
Unless  specifically  stated  otherwise,  Basic and Additional  Services will be
provided only during the FRA's normal business hours. In the event the Client is
in default of this  Agreement in accordance  with Section 10 of this  Agreement,
the FRA may, at its option,  cease  furnishing  any and all services,  including
telephone services.

<PAGE>

All  services  and  facilities,  including  but not  limited  to the  Basic  and
Additional  Services  provided by this Agreement,  are provided without warranty
except as may otherwise be expressly provided in this Agreement.NUMBER                                                                UNITS
 U-__________

  SEE REVERSE FOR           SANTA MONICA MEDIA CORPORATION
CERTAIN DEFINITIONS
                                                                           CUSIP

       UNITS CONSISTING OF ONE SHARE OF COMMON STOCK AND TWO WARRANTS EACH
                      TO PURCHASE ONE SHARE OF COMMON STOCK

      THIS CERTIFIES THAT
                          ------------------------------------------------------
is the owner of                                                  Units.
                ------------------------------------------------

      Each Unit ("Unit")  consists of one (1) share of common  stock,  par value
$.001 per share ("Common Stock"), of Santa Monica Media Corporation,  a Delaware
corporation  (the  "Company"),  and one  warrant  (the  "Warrant").  The Warrant
entitles  the  holder to  purchase  one (1) share of Common  Stock for $6.00 per
share (subject to adjustment).  The Warrant will become exercisable on the later
of (i) the Company's  completion  of a merger,  capital  stock  exchange,  asset
acquisition or other similar  business  combination  and (ii) one year after the
effective  date of the  registration  statement  relating to the initial  public
offering of the Units,  and will expire unless  exercised  before 5:00 p.m., Los
Angeles Time, on ____________, 2009, or earlier upon redemption (the "Expiration
Date").  The Common Stock and Warrants  comprising the Units represented by this
certificate are not transferable  separately prior to __________,  2005, subject
to earlier  separation in the discretion of The Shemano Group, Inc. The terms of
the Warrant  are  governed by a Warrant  Agreement,  dated as of _______,  2005,
between the Company and Continental  Stock Transfer & Trust Company,  as Warrant
Agent,  and are subject to the terms and provisions  contained  therein,  all of
which  terms and  provisions  the  holder  of this  certificate  consents  to by
acceptance hereof.  Copies of the Warrant Agreement are on file at the office of
the  Warrant  Agent at 17  Battery  Place,  New York,  New York  10004,  and are
available to any Warrant holder on written request and without cost.

      This  certificate is not valid unless  countersigned by the Transfer Agent
and Registrar of the Company.

      Witness the facsimile  seal of the Company and the facsimile  signature of
its duly authorized officers.

                         SANTA MONICA MEDIA CORPORATION
                                    CORPORATE
                                    DELAWARE
                                      SEAL
                                      2005

By:
   ---------------------------------        ----------------------------------
        Chairman of the Board                           Secretary

<PAGE>

                         SANTA MONICA MEDIA CORPORATION

      The  Company  will  furnish  without  charge  to each  stockholder  who so
requests,  a statement of the powers,  designations,  preferences  and relative,
participating, optional or other special rights of each class of stock or series
thereof of the Company and the qualifications,  limitations,  or restrictions of
such preferences and/or rights.

      The following  abbreviations,  when used in the inscription on the face of
this  certificate,  shall be  construed  as though they were written out in full
according to applicable laws or regulations:

<TABLE>
<S>                                          <C>
TEN COM  -  as tenants in common             UNIF GIFT MIN ACT  - _______ Custodian ________
TEN ENT  -  as tenants by the entireties                          (Cust)            (Minor)
JT TEN   -  as  joint   tenants   with                            under Uniform Gifts to
            right of survivorship  and                            Minors Act ___________
            not as tenants in common                                          (State)
</TABLE>

      Additional Abbreviations may also be used though not in the above list.

      FOR VALUE RECEIVED,  ___________________________  HEREBY SELL,  ASSIGN AND
TRANSFER UNTO

PLEASE INSERT SOCIAL SECURITY OR OTHER IDENTIFYING NUMBER
OF ASSIGNEE

_____________________________________

_____________________________________

________________________________________________________________________________
  (PLEASE PRINT OR TYPEWRITE NAME AND ADDRESS, INCLUDING ZIP CODE, OF ASSIGNEE)

________________________________________________________________________________

________________________________________________________________________________

__________________________________________________________________________ UNITS
REPRESENTED BY THE WITHIN CERTIFICATE, AND DO HEREBY IRREVOCABLY  CONSTITUTE AND
APPOINT ________________ ATTORNEY TO TRANSFER THE SAID UNITS ON THE BOOKS OF THE
WITHIN NAMED COMPANY WILL FULL POWER OF SUBSTITUTION IN THE PREMISES.

DATED:______________________
                                   _____________________________________________
                                   NOTICE:  The  signature  to  this  assignment
                                   must  correspond  with  the  name  as written
                                   upon  the  face of the  certificate in  every
                                   particular, without alteration or enlargement
                                   or any change whatever.

Signature(s) Guaranteed:

____________________________________________________
THE SIGNATURE(S) SHOULD BE GUARANTEED BY AN ELIGIBLE
GUARANTOR INSTITUTION (BANKS, STOCKBROKERS, SAVINGS
AND LOAN ASSOCIATINS AND CREDIT UNIONS WITH MEMBERSHIP
IN AN APPROVED SIGNATURE GUARANTEE MEDALLION PROGRAM,
PURSUANT TO S.E.C. RULE 17Ad-15).

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