Document:

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                                                                   EXHIBIT 10.13

                               AMENDMENT TO LEASE
                           201 TAMAL VISTA BOULEVARD,
                            CORTE MADERA, CALIFORNIA

                           HUNT BROTHERS LEASING, LLC,
                                    Landlord

                 WINCUP HOLDINGS, INC., A DELAWARE CORPORATION,
                                     Tenant

                            Dated: February 10, 2003

<PAGE>

                               AMENDMENT TO LEASE
                           201 TAMAL VISTA BOULEVARD,
                            CORTE MADERA, CALIFORNIA

                           HUNT BROTHERS LEASING, LLC,
                                    Landlord

                 WINCUP HOLDINGS, INC., A DELAWARE CORPORATION,
                                     Tenant

                            Dated: February 10, 2003

     This Amendment to Lease amends that certain lease agreement between Hunt
Brothers Leasing, LLC ("Landlord") and Wincup Holdings, Inc. ("Tenant"), as the
assignee of Wincup Holdings, L.P., a Delaware limited partnership, originally
dated November 8, 1989 (the "Lease") covering 201 Tamal Vista Boulevard, Corte
Madera, California (the "Premises").

     This Amendment to Lease is made with reference to, and in reliance upon the
following facts and circumstances:

     a.   The Lease is scheduled to expire on June 30, 2004. Tenant has
indicated that it wishes to relocate the activities now conducted at the
Premises and to vacate the Premises as soon as possible.

     b.   Landlord is willing to seek a successor tenant for the Premises,
subject to the terms and conditions of this Amendment to Lease.

     WHEREFORE, in consideration of the promises of the parties, the parties
agree as follows:

     1.   Successor Tenant. Tenant authorizes Landlord to proceed, and Landlord
agrees to proceed to seek a successor tenant for the Premises. Landlord may
negotiate with a successor tenant on such terms and conditions as Landlord
believes, in its sole judgment, are appropriate.

     2.   Early Termination of Lease. If a successor tenant is located and a new
lease agreement is executed for the premises, then once the rent commences under
the new lease, the Lease shall terminate, and Tenant's rights to possession of
the Premises shall cease, in exchange for the Tenant's obligations in the
Paragraph 3 below, which shall become immediately effective.

     3.   Make-up Payment. Subject to Paragraph 2 above, if the net rent paid to
Landlord by a successor tenant under a new lease for the Premises is less than
sixteen thousand sixty dollars ($16,060) per month (the monthly rent now payable
by Tenant to Landlord under the Lease), then Tenant agrees to pay to Landlord on
the first day of each month following the termination of the Lease the
difference between the amount of net rent payable under the new lease and the
sum of $16,060; provided, however, the monthly payment by the Tenant hereunder
shall not exceed three thousand nine hundred forty-four dollars ($3,944). Tenant
shall continue to make such monthly payments to and including June 1, 2004 at
which time the Tenant's obligations hereunder shall terminate, except for any
unpaid and delinquent amount due hereunder. In order to determine the net rent
payable to Landlord under a new lease, Landlord shall deliver to Tenant a copy
of the executed new lease, provided Landlord may remove or

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black out any provisions thereunder which are not relevant to the determination
of the net rent payable under the new lease.

     4.  Interest on Delinquent Amount. Tenant agrees that if it fails to make
timely payment of the amount due under paragraph 3 above, late payment shall
bear interest at the rate of ten percent (10%) per annum from the date the
payment was due to the date of actual payment.

     5.  General.

         a. In the event an action is brought by either party to enforce the
terms and conditions hereof, the successful party shall be entitled to recover
from unsuccessful party reasonable attorneys' fees and court costs.

         b. Any action required to enforce the terms hereof shall be brought in
Superior Court in the County of Marin, State of California and tried to the
court without a jury.

         c. Tenant agrees at the request of Landlord to execute a lease
termination certificate (in form reasonably acceptable to Tenant), duly
notarized and in recordable form, to acknowledge the termination of the Lease,
and, in the event Tenant fails to execute such Certificate within fifteen (15)
days after written notice from Landlord, Tenant hereby appoints J. Patrick Hunt
or Peter J. Hunt as its attorney-in-fact to execute any such lease termination
certificate which may be recorded and be relied upon for all purposes.

         d. This Amendment to Lease shall be interpreted according to the laws
of the State of California.

         e. This Amendment to Lease is binding upon the parties, their
successors and assigns.

     6.  Continuation of Lease. Except as otherwise expressly provided herein,
the Lease shall remain in full force and effect subject to the terms and
conditions set forth therein.

     IN WITNESS WHEREOF Landlord and Tenant have executed this Amendment to
Lease.

LANDLORD                                  TENANT

HUNT BROTHERS LEASING, LLC                WINCUP HOLDINGS, INC., A
                                          DELAWARE CORPORATION

By: /s/ [Signature Illegible]             By:  /s/ Michael V. Valenza
    ----------------------------               ---------------------------------
                                                   Sr. V.P. Finance

Landlord's Address for Notice:

240 Tamal Vista, Suite 250
Corte Madera, CA  94925

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                                                                   EXHIBIT 10.14

                  WAREHOUSE LEASE - 205 TAMAL VISTA BOULEVARD,
                            CORTE MADERA, CALIFORNIA

                           HUNT BROTHERS LEASING, LLC,
                                    Landlord

                 WINCUP HOLDINGS, INC., A DELAWARE CORPORATION,
                                     Tenant

                            Dated: February 10, 2003
                          Effective Date: July 1, 2004

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            Page
                                                                            ----
<S>                                                                         <C>
1. PARTIES ............................................................        1

3. ACCEPTANCE .........................................................        1

4. RENT ...............................................................        1
   4.1      Base Rent .................................................        1
   4.2      CPI Increase ..............................................        2
   4.3      Late Charge ...............................................        2

5. SECURITY DEPOSIT ...................................................        2

6. TERM/OPTION TO EXTEND ..............................................        3

7. USE, PURPOSE & COMPLIANCE WITH LAW .................................        3

8. UTILITIES ..........................................................        4

9. ASSIGNMENT & SUBLETTING ............................................        4

10. CONDITION OF PREMISES & REPAIRS ...................................        5

11. ALTERATIONS .......................................................        5

12. LIENS .............................................................        6

13. SIGNS .............................................................        6

14. RIGHT OF ENTRY ....................................................        6

15. INDEMNIFICATION ...................................................        7

16. INSURANCE .........................................................        8
    16.1    Liability Insurance .......................................        8
    16.2    Casualty Insurance ........................................        8
    16.3    Form of Policies ..........................................        9
    16.4    Waiver of Subrogation .....................................        9

17. ESTOPPEL CERTIFICATE ..............................................        9

18. COMPLIANCE WITH LAWS ..............................................        9

19. DAMAGE BY FIRE OR OTHER CASUALTY ..................................       10
</TABLE>

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<TABLE>
<S>                                                                          <C>
20. CONDEMNATION ......................................................      11

21. INVOLUNTARY TERMINATION ...........................................      11

22. DEFAULT ...........................................................      12

23. ATTORNEY'S FEES ...................................................      13

24. HOLDING OVER ......................................................      14

25. WAIVER ............................................................      14

26. ABANDONMENT .......................................................      14

27. PERSONAL PROPERTY, REAL PROPERTY, & OTHER TAXES ...................      14

28. PLATS & RIDERS ....................................................      15

29. SALE BY LANDLORD ..................................................      15

30. RIGHT OF LANDLORD TO PERFORM ......................................      15

31. SURRENDER OF PREMISES .............................................      15

32. MORTGAGE REQUIREMENTS .............................................      15

33. NOTICES ...........................................................      16

34. ENTIRE AGREEMENT ..................................................      16

35. CONSENT ...........................................................      17

36. ADDITIONAL PAYMENTS ...............................................      17

37. COVENANT OF QUIET ENJOYMENT .......................................      17

38. ADDITIONAL TERMS AND CONDITIONS ...................................      17
    38.1     Environmental Inspection .................................      17
    38.2     Financial Statements .....................................      17
    38.3     Brokers ..................................................      17
    38.4     First Right of Negotiation to Purchase Building ..........      18
</TABLE>

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                  WAREHOUSE LEASE - 205 TAMAL VISTA BOULEVARD,
                            CORTE MADERA, CALIFORNIA

                           HUNT BROTHERS LEASING, LLC,
                                    Landlord

                  WINCUP HOLDINGS, INC., A DELAWARE CORPORATION
                                     Tenant

                            Dated: February 10, 2003
                          Effective Date: July 1, 2004

1.   PARTIES

     1.1  This Lease is entered into in the City of Corte Madera, County of
Marin, State of California, between HUNT BROTHERS LEASING, LLC ("Landlord"), and
WINCUP HOLDINGS, INC., A DELAWARE CORPORATION ("Tenant").

     1.2  Landlord and Tenant, as the assignee of WINCUP HOLDINGS, L.P., a
Delaware limited partnership, are parties to an existing lease dated May 1, 1997
covering the premises leased hereunder ("old lease").

     1.3  Landlord and Tenant wish to enter into this Lease to be effective
immediately after the expiration of the term of the old lease.

2.   PREMISES

     Landlord hereby leases to Tenant, and Tenant hires from Landlord, under the
terms and conditions hereinafter set forth, those certain premises situated in
the City of Corte Madera, California, commonly known as 205 Tamal Vista
Boulevard, consisting of approximately 38,000 square feet, and as more fully
described in Exhibit "A", attached hereto and made a part hereof (the
"premises").

3.   ACCEPTANCE

     Tenant accepts the premises in their "as is" condition and state of repair
and except as otherwise expressly provided herein, Landlord shall not be
required to do any work thereto.

4.   RENT

     4.1  Base Rent. Tenant shall pay to Landlord as rent in advance on the
first day of each calendar month of the term of this Lease, without deduction,
offset, prior notice or demand in lawful money of the United States the amount
Tenant will be obligated to pay as rent for the month of June, 2004 under the
terms of the old lease. The aforesaid amount shall be no less than the sum of
$34,457 (the rent payable for July, 2002) increased by the CPI adjustments

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determined under the old lease as of July 1, 2003 and July 1, 2004 (hereinafter
called "Base Rent"). The rent shall be paid at the address set out after the
name of the Landlord at the end of this Lease or such other address as shall be
designated in writing by Landlord. If the date of commencement or expiration of
the term of this Lease occurs on a day other than the first day of a calendar
month, the rent at the monthly rate shall be prorated based upon the number of
days of the term of this Lease in such month bears to the total number of days
in such month.

     4.2  CPI Increase. On July 1, 2005 and on each subsequent anniversary of
the commencement date of the term of this Lease, the Base Rent payable for the
upcoming year shall be increased to an amount equal to the product of the Base
Rent for July, 2004 determined under paragraph 4.1 above multiplied by a
fraction, the denominator of which shall be the Consumer Price Index (as
hereinafter defined) figure published for June, 2004, and the numerator of which
shall be the Consumer Price Index figure for June of the adjustment year
(provided that such fraction shall not in any event be less than 1). As used
herein, the term "Consumer Price Index" shall mean the United States Department
of Labor's Bureau of Labor Statistics' Consumer Price Index, All Urban
Consumers, All-Items, for the San Francisco-Oakland-San Jose area (1982-84=100),
or the successor of such index, or if no successor index is designated, then
such other index as Landlord reasonably shall designate. Should Landlord lack
sufficient data to make the determination specified herein on the date of any
such adjustment, Tenant shall continue to pay the monthly rent payable
immediately prior to such adjustment date. As soon as Landlord obtains the
necessary data, it shall determine the rent payable from and after such
adjustment date and shall notify Tenant of the adjustment in writing. Should the
monthly rent for the period following such adjustment date exceed the amount
previously paid by Tenant for such period, Tenant shall forthwith pay the
difference to Landlord.

     4.3  Late Charge. If Tenant shall fail to pay within ten (10) days from
when due and payable any rent or other amounts or charges which Tenant is
obligated to pay under this Lease, Tenant shall pay a late charge equal to six
(6%) of such amount that is due. Tenant acknowledges that any late payments will
cause Landlord to incur costs and expenses not contemplated under the Lease,
including, but not limited to, administrative and collection costs, the exact
amount of which is extremely difficult to fix. Therefore, Tenant agrees that the
late charge described herein represents a reasonable estimate of such costs and
expenses and is fair compensation to Landlord for the loss suffered by such
non-timely payment. Acceptance of any late charge will not constitute a waiver
of Tenant's default with respect to such non-payment by Tenant or prevent
Landlord from exercising any rights or remedies available to Landlord under the
Lease. In addition to the late charges described herein, any payment made more
than thirty (30) days after the due date shall also bear interest from and after
the expiration of such 30 day period, until paid, at the rate of 1 1/2% per
month.

5.   SECURITY DEPOSIT

     Tenant has deposited with Landlord under the old Lease the sum of $28,536
to be held as security for Tenant's faithful performance of its obligations
under the old lease. Upon the effective date of this Lease, the security deposit
under the old Lease shall be deemed deposited as security under this Lease.
Landlord and Tenant agree that the security deposit may be commingled with funds
of Landlord and Landlord shall have no obligation or liability for

                                       -2-

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payment of interest on such deposit. Tenant shall not mortgage, assign,
transfer, or encumber the security deposit and any attempt by Tenant to do so
shall be void, without force or effect and shall not be binding upon Landlord.

     If Tenant fails to pay any amount when due and payable under the Lease, or
fails to perform any of the terms and conditions of the Lease, Landlord may
appropriate and apply or use all or any portion of the security deposit to cure
the default, and Landlord may so apply or use the deposit without prejudice to
any other remedy Landlord may have on account of Tenant's default or breach. If
Landlord so uses any of the security deposit, Tenant shall, within ten (10) days
after written demand therefor, restore the security deposit to the full amount
originally deposited; Tenant's failure to do so shall constitute an act of
default under the Lease. Within fifteen (15) days after the term of the Lease
has expired and Tenant has vacated the Premises, provided Tenant is not then in
default on any of its obligations hereunder, Landlord shall return the security
deposit to Tenant.

6.   TERM/OPTION TO EXTEND

     6.1  The term of this Lease shall be for a period of six (6) years
commencing on July 1, 2004, and terminating on June 30, 2010.

     6.2  Tenant shall have an option to extend the term of this Lease for a
period of three (3) years which, if duly exercised, would extend the term from
July 1, 2010 to June 30, 2013. Provided that no event of default as defined in
paragraph 22 is then continuing , then if Tenant wishes to exercise its option
it must give written notice of exercise to Landlord no earlier than July 1, 2008
and no later than June 30, 2009, which dates shall be strictly enforced. The
option shall lapse and have no further force or effect if not duly and timely
executed as provided herein. If due exercise of the foregoing option is given,
then all of the terms and conditions of the Lease, including rent adjustments,
shall be applicable as of July 1, 2010 and each year thereafter in accordance
with the terms and conditions of this Lease. Notwithstanding any provision
herein to the contrary, the option will have no force or effect unless Tenant
also exercises a similar option in both leases between Tenant and Landlord for
the premises at 195 Tamal Vista Boulevard and 205 Tamal Vista Boulevard, Corte
Madera, California and either both leases are extended or neither may be
extended.

7.   USE, PURPOSE & COMPLIANCE WITH LAW

     7.1  Tenant shall use and occupy the premises during the term as a machine
assembly department, for the production of lids and the printing, storage and
handling of cups, containers, lids, and other related products and for general
office purposes, and all uses reasonably incidental thereto, and for no other
purpose without the prior written consent of Landlord. Tenant shall not use or
permit the premises or any part thereof to be used for any purpose other than
the purpose for which the premises are leased.

     7.2  No use shall be made or permitted to be made of the premises or acts
done by Tenant which will increase the existing rate of insurance on the
premises or cause the cancellation of any insurance policy covering the premises
or any part thereof. If any act on the

                                       -3-

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part of Tenant or use of the premises by Tenant shall cause any increase of
Landlord's insurance, such additional expense shall be paid by Tenant to
Landlord upon demand. Tenant shall not sell or permit to be kept, used or sold
in or about the premises any article which may be prohibited by the standard
form of fire insurance policies.

     7.3  Tenant shall not commit or suffer to be committed any waste upon the
premises or any public or private nuisance. Tenant shall not use the premises or
permit the premises to be used in whole or in part for any purpose or use that
is in violation of any of the laws, ordinances, regulations or rules of any
public authority or organization at any time. A judgment of any court of
competent jurisdiction or the admission by Tenant in any action or proceeding
against Tenant that Tenant has violated such laws, ordinances, regulations or
rules in the use of the premises shall be deemed to be a conclusive
determination of the fact as between Landlord and Tenant.

8.   UTILITIES

     Tenant shall pay for all water, gas, heat, light, power, telephone service,
sewer, garbage and other services or utilities supplied to the premises, whether
or not separately metered and whether or not billed to Landlord or Tenant.

9.   ASSIGNMENT & SUBLETTING

     9.1  Tenant shall not assign its interest in this Lease without the prior
written consent of Landlord, which consent Landlord may withhold in its sole,
arbitrary and absolute discretion.

     9.2  Tenant shall not sublet the premises or any part thereof, without the
prior written consent of Landlord, which consent shall not be unreasonably
withheld; provided, however, that in all events, any such subletting shall
comply with each and every one of the following standards: (i) all rent and
other sums payable under this Lease must continue to be paid directly to
Landlord by Tenant, notwithstanding any such subletting; (ii) all insurance
coverage provided by Tenant hereunder shall not be adversely affected, or
changed, as a result of any such subletting; (iii) the subtenant's use of the
premises shall not be inappropriate or have any adverse impact on the premises,
all as determined by Landlord in its sole discretion; (iv) the subtenant must
have adequate financial resources, and have a good business reputation, all as
determined by Landlord in its reasonable discretion; and (v) any such subtenant
must otherwise meet the reasonable requirements of Landlord.

     9.3  No consent to any assignment of this Lease, or any subletting of the
premises, shall be deemed to be a consent to any subsequent assignment of this
Lease or to any subletting of the premises. Any such assignment or subletting
shall be void and at the option of Landlord shall terminate this Lease.

     9.4  No consent by Landlord to any assignment of this Lease, or any
subletting of the premises, shall relieve Tenant of any obligation to be
performed by Tenant under this Lease, whether arising before or after the
assignment or subletting.

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<PAGE>

     9.5  Tenant shall reimburse Landlord on demand for all costs, expenses, and
attorneys fees, incurred by Landlord in reviewing any proposal by Tenant to
assign this Lease or sublet all or any portion of the premises.

10.  CONDITION OF PREMISES & REPAIRS

     10.1 Landlord agrees to maintain and repair the roof, sidewalls and
foundation (including the structural integrity) of the premises. Landlord also
agrees to be responsible for the replacement, but not for the maintenance or
repair, of HVAC systems not subject to removal by Tenant at the expiration of
this Lease, at such times as said systems reach the end of their useful life.
Landlord shall not be responsible for the maintenance or repair of the interior
of the premises or any other part thereof except as set forth herein. Any
expense incurred in connection with the remodeling, repainting, altering or
redecorating of the premises shall be at the expense of and shall be paid for by
Tenant.

     10.2 Tenant shall be deemed to have agreed by remaining in possession that
the premises are in good order, condition and repair. Tenant shall, at Tenant's
sole cost and expense, keep and maintain the premises and appurtenances and
every part thereof (except that portion which Landlord has expressly agreed to
repair) including, but not limited to, the windows, skylights, parking areas,
sidewalks, landscaping, and the interior of the premises, in good and sanitary
order, condition and repair. Further, Tenant shall, at Tenant's sole cost and
expense, keep and maintain the heating, ventilating and air conditioning
equipment in good operating order and condition during the term of this Lease
and shall provide regular maintenance thereto by a qualified serviceman. Nothing
herein shall be construed as requiring Tenant to repair any damage caused by any
act of God, war, riot or casualty, excepting, however, damage attributable to
the negligence or intentional act or omission of Tenant or to Tenant's agents,
servants, employees or invitees. Tenant further agrees to give up and surrender
the premises and every part thereof to Landlord at the termination of the term
of this Lease fully maintained and in good order and repair, reasonable wear and
tear excepted.

11.  ALTERATIONS

     11.1 Tenant shall not make or suffer to be made any alterations or
improvements to or of the premises or any part thereof without the written
consent of Landlord being first had and obtained. Any alterations, additions, or
improvements to or of the premises, including without limitation any partitions
(floor to ceiling), and all wall to wall installed carpeting, shall at once
become a part of the realty and belong to Landlord. Movable furniture, equipment
and trade fixtures shall remain the property of Tenant.

     11.2 If Landlord consents to the making of any alterations, additions or
improvements to the premises by Tenant, the same shall be made by Tenant at
Tenant's sole cost and expense and any contractor or person elected by Tenant to
make the same must first be approved of in writing by Landlord. Upon the
expiration or sooner termination of the term, Tenant, upon demand by Landlord,
at Tenant's sole cost and expense, forthwith and with all due diligence shall
remove any alterations, additions or improvements made to the premises by Tenant
or its predecessors Handi-Kup and James River Paper Co., Inc. and designated by
Landlord to be

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removed, and Tenant, forthwith and with all due diligence, at its sole cost and
expense, shall restore the premises to a standard shell warehouse and repair any
damage to the premises caused by such removal.

12.  LIENS

     Tenant shall keep the premises and building of which the premises are a
part free and clear from any liens from persons claiming by or through Tenant
and shall indemnify, hold harmless and defend Landlord from any liens and
encumbrances arising out of any work performed or material furnished by or at
the direction of Tenant. In the event any lien is filed, Tenant shall do all
acts necessary to discharge any lien within twenty (20) days of filing, or if
Tenant desires to contest any lien, then Tenant shall deposit with Landlord such
security as Landlord shall demand to insure the payment of the lien claim or
procure and record a lien release bond issued by a corporation authorized to
issue surety bonds in California in an amount equal to one and one-half times
the amount of the claim of lien. The bond shall meet the requirements of
California Civil Code Section 3143 and shall provide for the payment of any sums
that the claimant may recover on the claim (together with costs of suit, if it
recovers said costs in the action). In the event Tenant shall fail to pay any
lien claim when due or shall fail to provide the deposit or other security to
Landlord, then Landlord shall have the right to expend all sums necessary to
discharge the lien claim, and Tenant shall pay additional rental, when the next
rental payment is due, all sums expended by Landlord in discharging any lien,
including attorney's fees and costs.

13.  SIGNS

     Except for any signs presently located on the premises, Tenant shall not
place or permit to be placed in, upon, about or outside the premises any signs
without the prior written consent of Landlord.

14.  RIGHT OF ENTRY

     14.1 Landlord and its agents shall have the right at any reasonable time
upon giving written notice to Tenant (which notice shall not be necessary in
case of an emergency) to enter upon the premises so long as it does not
interfere with the business activities of Tenant on the premises, for the
purpose of inspection, serving or posting notices, maintaining the premises,
making any necessary repairs, alterations or additions to any portion of the
premises (including the erection and maintenance of scaffolding, partitions and
repair of equipment as shall be required), complying with the laws, ordinances
and regulations, protecting the premises, or for any other lawful purpose,
including showing the premises to prospective purchasers or tenants and placing
on the premises usual "for rent" or "for lease" signs during the last nine (9)
months of the term.

     14.2 Tenant hereby waives any claim for damages for any injury or
inconvenience to or interference with Tenant's business, any loss of occupancy
or quiet enjoyment of the premises, and other loss occasioned by such entry
unless caused by Landlord's gross negligence or willful misconduct. For each of
the aforesaid purposes, Landlord shall at all times have and retain a key

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with which to unlock all of the doors in, upon and about the premises, excluding
Tenant's vaults and safes, and Landlord shall have the right to use any and all
means which Landlord may deem proper to open said doors in an emergency in order
to obtain entry to the premises, and any entry to the premises obtained by
Landlord by any of said means, or otherwise, shall not under any circumstances
be construed or deemed to be a forcible or unlawful entry into or detainer of
the premises or an eviction of Tenant from the premises or any portion thereof.

15.  INDEMNIFICATION

     15.1 Landlord shall be free of all liabilities and claims for damage by
reason of injury or death to any person or persons, including Tenant, or
property of any kind whatsoever and to whomsoever belonging, including Tenant,
from any cause or causes whatsoever, except for any liability and claim arising
out of the gross negligence or intentional misconduct of Landlord, its agents or
servants, while in, upon, or connected in any way with the premises, during the
term of this Lease or any extension or renewal thereof, or any occupancy
hereunder, and Tenant hereby agrees to indemnify, save harmless and defend
Landlord from all liability, damages, loss, costs and obligations, including
court costs and counsel fees, on account of or arising out of or alleged to have
arisen out of, directly or indirectly, any such injuries, death or losses,
however occurring, unless the same shall have been caused by or result from the
gross negligence or intentional misconduct of Landlord, its agents or servants.

     15.2 Tenant covenants and agrees to comply with all laws as hereinafter
defined relating to the storage, use, discharge and disposal of hazardous
materials on or about the premises. For purposes of this section, "hazardous
material" means and includes any air pollution, toxic or hazardous substance or
waste, or ground or ground water contamination, as defined in, or for purposes
of, any federal, state, or local statute, law, ordinance, code, rule,
regulation, order, or decree, as now or at any time hereafter in effect,
regulating, relating to, or imposing liability or standards of conduct
concerning any air quality or any toxic or hazardous substance or waste
(hereinafter collectively referred to "laws"), including hazardous material
which must be removed or remediated prior to land development or for health or
safety reasons.

          In the event Landlord or Tenant, during the term hereof, receives an
order or notification from any governmental or regulatory entity, or without an
order or notification otherwise becomes aware of the existence of a discharge or
release or threatened discharge or release of any hazardous material during the
lease term or any extension, in, on, or about the premises, Tenant, at its sole
cost and expense, shall immediately take such action as Landlord or the
applicable governmental or regulatory entity may deem appropriate or necessary
to prevent any threatened discharge or release or to remediate any discharge or
release of hazardous materials.

          Tenant shall indemnify, defend, and hold Landlord harmless from and
against any and all direct and indirect, actual and consequential, damages,
costs, expenses, losses, demands, claims, liabilities, judgments, causes of
action, proceedings or hearings, including all reasonable attorneys' fees and
costs of investigation which arise from the use, disposal, emission, discharge,
injection, spill, escape, leak, release, or threatened release of hazardous
materials on or about the premises, including air, soil and water during the
term hereof or any extension thereof.

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          As between Landlord and Tenant, the provisions of this section shall
survive the expiration or earlier termination of this Lease, including any lease
extension.

16.  INSURANCE

     16.1 Liability Insurance. Tenant shall procure at its sole cost and expense
and keep in full force and effect throughout the term of this Lease, Commercial
General Liability insurance protecting Landlord and Tenant, and covering the use
and occupancy of the premises and all areas adjacent thereto, and the business
operated by Tenant therein. Such insurance (i) shall include broad form
contractual liability insurance coverage insuring all of Tenant's indemnity
obligations under this Lease, (ii) shall have a minimum combined single limit of
liability (including umbrella coverage) of at least Ten Million Dollars
($10,000,000), (iii) shall be written to apply to all bodily injury, property
damage, personal injury and other loss, however occasioned, occurring during the
policy term, (iv) shall be endorsed to add Landlord as an additional insured,
and (v) shall provide that such coverage is primary and that any insurance
maintained by Landlord is excess insurance only. Such insurance shall also
contain endorsements: (i) deleting any employee exclusion on personal injury
coverage; (ii) including employees as additional insureds; and (iii) providing
coverage for employer's automobile non-ownership liability. Tenant shall also
maintain Workers' Compensation insurance in accordance with California law, and
employers liability insurance with a limit no less than $1,000,000 per employee
and $1,000,000 per occurrence. The limits of said Commercial General Liability
insurance policy shall not limit the liability of Tenant nor relieve Tenant of
any obligations of Tenant otherwise existing under this Lease. If at any time
during the term, the amount or coverage of insurance which Tenant is required to
carry under this paragraph 16.1 is, in Landlord's reasonable judgment,
materially less than the amount or type of insurance coverage typically carried
by owners or lessees of properties which are similar to and operated for similar
purposes as the premises, Landlord shall have the right to require Tenant to
increase the amount or change the types of insurance coverage required under
this paragraph.

     16.2 Casualty Insurance. Tenant further agrees to procure at its sole cost
and expense and keep in full force and effect throughout the term of this Lease,
a policy of "all risk" casualty insurance (ISO Form CP1030 or such other form as
is reasonably acceptable to Landlord), in the name of Landlord, with loss
payable to Landlord, insuring against loss or damage to the premises. Such
insurance shall be for the full replacement cost thereof, as agreed to by
Landlord and adjusted from time to time to reflect increased replacement costs,
and shall insure against all risks of direct physical loss or damage (except the
peril of earthquake or terrorism), including coverage for any additional costs
resulting from debris removal and coverage for the enforcement of any ordinance
or law regulating the reconstruction or replacement of the premises. Said policy
shall also contain an agreed valuation provision in lieu of any co-insurance
clause, and shall include coverage for the benefit of Landlord insuring the loss
of the full rental and other charges payable under this lease for not less than
one year. With respect to any deductibles, it is specifically agreed that Tenant
shall be responsible for paying all permitted deductibles if a casualty occurs,
unless such casualty resulted from or was caused by the gross negligence or
intentional misconduct of Landlord or its agents or servants.

                                       -8-

<PAGE>

     16.3 Form of Policies. All insurance policies required to be carried under
this Lease shall be written by companies (i) rated A or better in "Best's
Insurance Guide" and (ii) authorized to do business in California, and shall
name any lenders or parties designated by Landlord as additional insureds. Any
deductible amounts under any insurance policies required hereunder shall be
subject to Landlord's prior written approval. Tenant shall deliver to Landlord
on or before the Commencement Date, and thereafter at least thirty (30) days
before the expiration date of expiring policies, or whenever there is a change
of insurers or insurance coverage, and at such other times as Landlord may
reasonably request, certified complete copies of its insurance policies, or, if
acceptable to Landlord, a certificate evidencing the same issued by the insurer
thereunder; and, in the event Tenant shall fail to procure such insurance, or to
deliver such policies or certificates to Landlord in a prompt and timely manner,
Landlord may, at its option and in addition to Landlord's other remedies in the
event of a default by Tenant hereunder, procure the same for the account of
Tenant, and the cost thereof shall be paid to Landlord as additional rent.

          Any policy required to be maintained by Tenant under this Lease may be
maintained under a so-called "blanket policy" insuring other parties and/or
other locations, so long as the amount of insurance and type of coverage
required to be provided hereunder is not thereby diminished, changed or
adversely affected.

     16.4 Waiver of Subrogation. Tenant and Landlord hereby release each other
and their respective officers, agents and employees from any and all claims and
demands for loss, damage, expense or injury to the premises, as well as the
furnishings, fixtures and equipment located on the premises, which is caused by
or results from events or happenings which are the subject of casualty insurance
carried by the respective parties in force at the time of any such loss.

17.  ESTOPPEL CERTIFICATE

     Tenant and Landlord shall execute, acknowledge and deliver to the other
party at any time within ten (10) days after request by such party, a statement
in writing certifying, if such be the case, that this Lease is unmodified and in
full force and effect (or if there have been modifications that the same is in
full force and effect as modified), the date of commencement of this Lease, the
dates on which rent has been paid, and such other information as the requesting
party shall reasonably request.

18.  COMPLIANCE WITH LAWS

     Tenant, at Tenant's sole cost, shall comply with all laws, ordinances,
orders and regulations of all governmental authorities with respect to the use
and occupation of the premises, including but not limited to such items not
related to Tenant's particular use thereof. A judgment of any court of competent
jurisdiction or the admission by Tenant in any action or proceeding against
Tenant that Tenant has violated any such laws, ordinances, orders or
regulations, shall be deemed to be conclusive as to Landlord and Tenant.

                                       -9-

<PAGE>

19.  DAMAGE BY FIRE OR OTHER CASUALTY

     19.1 Except as otherwise provided herein, in the event of any damage
causing a partial or total destruction of the premises during the term of this
Lease from any cause that is an insured risk and provided the repairs can be
made under the applicable laws and regulations of governmental authorities,
Landlord shall repair said damage promptly; provided, however, that if such
destruction or damage is "major destruction or damage," Landlord may terminate
this Lease on 90 days' notice to Tenant. "Major destruction or damage" hereunder
shall refer to destruction of or damage to the premises, the reasonable cost of
repair of which exceeds two hundred fifty thousand dollars ($250,000). During
any repair or restoration this Lease shall remain in full force and effect and
the rent payable under this Lease shall only be abated to the extent such rent
abatements are covered by insurance proceeds.

     19.2 If the cause of such damage is not an insured risk, was not caused by
the gross negligence or intentional misconduct of Landlord, its agents or
servants, and the cost of repair is less than or equal to One Hundred Fifty
Thousand Dollars ($150,000.00) and provided such repairs can be made under the
applicable laws and regulations of governmental authorities, Tenant shall pay to
Landlord the cost of repairing such damage and Landlord shall cause such repair
to be made. If the cause of such damage is not an insured risk, was not caused
by the gross negligence or intentional misconduct of Landlord, its agents or
servants, and the cost of repair is more than One Hundred Fifty Thousand Dollars
($150,000.00), Tenant may elect not to pay the cost to repair such damage by
giving notice at any time within thirty (30) working days after the date of such
damage and terminating this Lease as of a date to be specified in such notice,
which date shall not be less than thirty (30) nor more than sixty (60) working
days after the giving of such notice; provided, however, if Landlord elects to
pay the additional cost over $150,000 to complete the repairs, Landlord shall
proceed to make the repairs and the Lease shall remain in full force and effect.
In the event of the giving of such notice of termination, this Lease and all
interest of Tenant in the premises shall terminate on the date so specified in
such notice, and the rent shall be paid up to date on such termination. Landlord
agrees to refund to Tenant any rent theretofore paid for any period of time
subsequent to such date. Landlord shall not be required to repair any injury or
damage by fire or other cause to the property of Tenant, or to make any repairs
to or replacements of any panelings, decorations, railing, floor coverings or
any improvements installed on the premises by Tenant. Landlord shall be
responsible for repairing all uninsured damage that was caused by or resulted
from the gross negligence or intentional misconduct of Landlord, its agents or
servants.

     19.3 All proceeds from any insurance policy or policies referred to in
paragraph 16 hereof, and any amounts agreed to as deductibles thereunder,
payable pursuant to this paragraph 19 shall be paid by Tenant to Landlord within
ten (10) days following the receipt of such proceeds by Tenant and before
Landlord is required to make any of the repairs.

     19.4 In respect of any damage or destruction which Landlord is obligated to
repair or may elect to repair under the terms of this paragraph, the provisions
of any statute or law permitting Tenant to terminate this Lease are waived by
Tenant, and Tenant specifically waives the provisions of Sections 1932,
Subdivision 2, and 1933, Subdivision 4, of the Civil Code of California.

                                       -10-

<PAGE>

20.  CONDEMNATION

     20.1 If the whole or any part of the premises shall be taken for public or
quasi-public use by right of eminent domain, with or without litigation, or
transferred by agreement in connection with such public or quasi-public use,
this Lease, as to the part so taken or condemned or transferred, shall terminate
as to the date title shall vest in the condemnor and the rent payable hereunder
shall be adjusted so that Tenant shall be required to pay for the remainder of
the term only such portion of the rent as the area in the part remaining after
the taking or condemnation bears to the area of the entire premises as of the
date title shall vest in condemnor.

     20.2 Except as herein provided, all compensation of any form awarded upon
such condemnation or taking shall go to Landlord and Tenant shall have no claim
thereto, and Tenant hereby irrevocably assigns and transfers to Landlord any
right to compensation or damages to which Landlord may become entitled during
the term hereof by reason of the condemnation of all or part of the premises.
Notwithstanding the foregoing, Tenant reserves the right to file a separate
claim for moving expenses and any other compensation it is entitled to receive
as a result of such taking or condemnation and (i) which is not related to its
leasehold estate and (ii) does not reduce the compensation otherwise payable to
Landlord. Tenant shall have no claim against Landlord for the value of any
unexpired term of this Lease.

     20.3 In the event any such taking or condemnation shall materially
interfere with Tenant's use of the premises, Tenant, upon not less than 60 days'
written notice to Landlord, shall have the right to terminate this Lease and
rent shall be payable only to the date Tenant vacates the premises.

21.  INVOLUNTARY TERMINATION

     This Lease, at the option of Landlord and after the expiration of any
applicable cure period, shall immediately cease and terminate upon the happening
of any of the following events:

          (a)  The filing of a petition for any proceeding under the Bankruptcy
Act or any amendment thereto by Tenant.

          (b)  A finding or judgment of insolvency of Tenant which has become
final.

          (c)  A general assignment for the benefit of creditors by Tenant.

          (d)  The levying of a writ of execution on a substantial portion of
the assets of Tenant located on the premises, which is not discharged within
sixty (60) days after the date of said levying.

     Upon the happening of any such event and the expiration of the applicable
cure period, this Lease shall terminate five (5) days after written notice of
termination from Landlord to Tenant. In no event shall this Lease be assigned or
assignable by reason of any voluntary or

                                      -11-

<PAGE>

involuntary bankruptcy proceedings nor shall any rights or privileges hereunder
be an asset of Tenant in any bankruptcy, insolvency or reorganization
proceedings.

22.  DEFAULT

     22.1 If (a) Tenant's interest or any part of his interest, in this Lease be
assigned or transferred, either voluntarily or by operation of law, except with
Landlord's consent, or as provided in paragraph 9, or (b) Tenant, after notice
fails to remedy any default (i) in the payment of any sum due under this Lease
for ten (10) days, or (ii) in the keeping of any other term, covenant or
condition of this Lease with all reasonable dispatch (within thirty (30) days or
such longer period as is reasonably necessary), then, in addition to any other
remedy Landlord may have by operation of law, Landlord shall have the right,
without any further demand or notice, either to terminate Tenant's right to
possession of the premises and thereby terminate this Lease or to have this
Lease continue in full force and effect with Tenant at all times having the
right to possession of the premises.

     22.2 (A)  Should Landlord elect to terminate Tenant's right to possession
of the premises and terminate this Lease, then Landlord shall have the immediate
right of entry and may remove all persons and property from the premises. Such
property to be removed may be stored in a public warehouse or elsewhere at the
cost and for the account of Tenant. Upon such termination, Landlord, in addition
to any other rights and remedies, shall be entitled to recover from Tenant:

               (1)  The worth at the time of award of the unpaid rent which had
been earned at the time of termination;

               (2)  The worth at the time of award of the amount by which the
unpaid rent which would have been earned after termination until the time of
award exceeds the amount of such rental loss that Tenant proves could have been
reasonably avoided;

               (3)  The worth at the time of award of the amount by which the
unpaid rent for the balance of the term after the time of award exceeds the
amount of such rental loss for such period that Tenant proves could be
reasonably avoided;

               (4)  Any other amount necessary to compensate Landlord for all
the detriment proximately caused by Tenant's failure to perform his obligations
under this Lease, or which in the ordinary course of things would be likely to
result therefrom.

               Any proof by Tenant under Subparagraphs (2) or (3) of Subdivision
(a) of Section 1951.2 of the California Civil Code of the amount of rental loss
that could be reasonably avoided shall be made in the following manner: Landlord
and Tenant shall each select a licensed real estate broker in the business of
renting property of the same type and use as the premises and in the same
geographic vicinity and such two real estate brokers shall select a third
licensed real estate broker and the three licensed real estate brokers so
selected shall determine the amount of rental loss that could be reasonably
avoided for the balance of the term of this Lease after the time of award. The
decision of the majority of said licensed real estate brokers shall be final and

                                      -12-

<PAGE>

binding upon the parties hereto. As used herein, the term "time of award" shall
mean either the date upon which Tenant pays to Landlord the amount recoverable
by Landlord as hereinabove set forth or the date of entry of any determination,
order or judgment of any court or other legally constituted body, or of any
arbitrators determining the amount recoverable, whichever first occurs.

          (B)  Should Landlord, following any breach or default of this Lease by
Tenant, elect to keep this Lease in full force and effect, with Tenant retaining
the right to possession of the premises (notwithstanding the fact that Tenant
may have abandoned the leased premises), then Landlord, besides all other rights
and remedies Landlord may have at law or in equity, shall have the right to
relet the premises, or any part of the premises, as the agent and for the
account of Tenant upon such terms and conditions as Landlord may deem advisable.
In such an event the rents received on such reletting shall be applied first to
the expenses of such reletting and collection, including necessary renovation
and alteration of the premises, reasonable attorney's fees, any real estate
commissions paid, and thereafter to payment of all sums due or to become due
Landlord under this Lease. If a sufficient sum shall not be thus realized to pay
such sums and other charges, Tenant shall pay Landlord any deficiency monthly,
notwithstanding Landlord may have received rental in excess of the rental
stipulated in this Lease in previous or subsequent months. Landlord may bring an
action therefore as such monthly deficiency shall arise. Notwithstanding any
such election to have this Lease remain in full force and effect, Landlord may
at any time thereafter elect to terminate Tenant's right to possession of said
premises and thereby terminate this Lease for any previous breach or default
which remains uncured, or for any subsequent breach or default.

     22.3 The "worth at the time of award" of the amounts referred to in
subparagraphs (1) and (2) above is computed by allowing interest at the rate of
10% per annum. The worth at the time of award of the amount referred to in
subparagraph (3) above is computed by discounting such amount at the discount
rate of Federal Reserve Bank of San Francisco at the time of award, plus one
percent (1%).

23.  ATTORNEY'S FEES

     Tenant agrees that if Landlord is involuntarily made a defendant to any
litigation concerning this Lease or the premises by reason of any act or
omission of Tenant and not because of any act or omission of Landlord, then
Tenant shall hold harmless Landlord from all liability by reason thereof,
including reasonable attorney's fees incurred by Landlord in such litigation and
all taxable court costs. If legal action shall be brought by either of the
parties hereto for the unlawful detainer of the premises, for the recovery of
any rent due under the provisions of this Lease, or because of any breach of any
term, covenant or provision hereof, the party prevailing in said action
(Landlord or Tenant as the case may be) shall be entitled to recover from the
party not prevailing costs of suit and a reasonable attorney's fee which shall
be fixed by the Judge of the Court.

                                      -13-

<PAGE>

24.  HOLDING OVER

     Any holding over after the expiration of the term of this Lease by Tenant
shall be deemed to be a tenancy from month to month upon the same terms and
conditions set forth herein, except that the monthly rent payable hereunder
pursuant to paragraph 4 shall be increased to 125% of such amount during any
such holding-over period, and adjusted as provided herein.

25.  WAIVER

     No covenant, term or condition or the breach thereof shall be deemed
waived, except by written consent of Landlord, and any waiver or the breach of
any covenant, term or condition shall not be deemed to be a waiver of any
preceding or succeeding breach of the same or any other covenant, term or
condition. Acceptance of all or any portion of rent at any time shall not be
deemed to be a waiver of any covenant, term or condition except as to the rent
payment accepted, regardless of Landlord's knowledge of such preceding breach at
the time of acceptance of such rent.

26.  ABANDONMENT

     Tenant shall not vacate or abandon the premises at any time during the term
hereof, and if Tenant shall abandon, vacate or surrender the premises, or be
dispossessed by process of law, or otherwise, any personal property belonging to
Tenant and left on the premises shall be deemed to be abandoned, at the option
of Landlord, except such property as may be mortgaged to Landlord.

27.  PERSONAL PROPERTY, REAL PROPERTY, & OTHER TAXES

     27.1 Tenant shall pay, before delinquency any and all taxes levied or
assessed and which become payable during the term hereof upon Tenant's
equipment, furniture, fixtures and other personal property located in the
premises, including carpeting installed by Tenant even though said carpeting has
become part of the leased premises; and any and all taxes or increases therein
levied or assessed on Landlord or Tenant by virtue of alterations, additions or
improvements to the premises made by Tenant after the date hereof. In the event
said taxes are charged to or paid or payable by Landlord, then Tenant shall
reimburse Landlord for all of such taxes paid by Landlord.

     27.2 Tenant shall pay to Landlord, within thirty (30) days after receipt of
a bill therefor, all real property taxes, general and special assessments,
rates, charges, license fees, municipal liens, levys, excises, or imposts,
whether general or special, ordinary or extraordinary, of every kind (other than
inheritance, personal income or estate taxes) which may be levied, assessed,
charged, or imposed, or may become a lien or charge upon the premises, or upon
Tenant's estate hereby created, or upon Landlord by reason of its ownership of
the premises. Tenant's liability to pay any such real property taxes shall be
prorated on the basis of a 360-day year to account for any fractional period of
a fiscal tax year included in the term of this Lease.

                                      -14-

<PAGE>

28.  PLATS & RIDERS

     Clauses, plats and riders, if any, signed by Landlord and Tenant and
endorsed on or affixed to this Lease are a part hereof.

29.  SALE BY LANDLORD

     In the event of a sale or conveyance by Landlord of the premises, the same
shall operate to release Landlord from any liability for any of the covenants or
conditions, express or implied, herein contained in favor of Tenant arising
after the date of such sale or conveyance, and in such event Tenant agrees to
look solely to the responsibility of the successor in interest of Landlord in
and to this Lease. If any security be given by Tenant to secure the faithful
performance of all or any of the covenants of this Lease on the part of Tenant,
Landlord may transfer and/or deliver the security, as such, to the successor in
interest of Landlord, and thereupon Landlord shall be discharged from any
further liability in reference thereto.

30.  RIGHT OF LANDLORD TO PERFORM

     All covenants and agreements to be kept or performed by Tenant under any of
the terms of this Lease shall be performed by Tenant at Tenant's sole cost and
expense and without any abatement of rent, except as otherwise expressly
provided herein. If Tenant shall fail to pay any sum of money, other than rent,
required to be paid by it hereunder or shall fail to perform any other act on
its part to be performed hereunder, and such failure shall continue for thirty
(30) days after notice thereof by Landlord, which notice may be waived in
Landlord's reasonable judgment in the event of an emergency-type situation,
Landlord may, but shall not be obligated to, and without waiving any default of
Tenant or releasing Tenant from any obligations of Tenant hereunder, make any
such payment or perform any such act on Tenant's part to be made or performed as
in this Lease provided. All sums so paid by the Landlord and all necessary
incidental costs, together with interest thereon at 12% per annum from the date
of such payment by the Landlord, shall be paid to Landlord forthwith on demand,
and Landlord shall have (in addition to any other right or remedy of Landlord)
the same rights and remedies in the event of nonpayment thereof by Tenant as in
the case of default by Tenant in the payment of rent.

31.  SURRENDER OF PREMISES

     The voluntary or other surrender of this Lease by Tenant or a mutual
cancellation thereof shall not work a merger, and, at the option of Landlord
shall terminate all or any existing subleases or subtenancies, or at the option
of Landlord may operate as an assignment to Landlord of any or all such
subleases or subtenancies.

32.  MORTGAGE REQUIREMENTS

     Landlord represents to Tenant that on the date this Lease is executed, the
premises are not encumbered by or subject to any mortgages, deeds of trust, or
ground leases. This Lease shall, however, be subject and subordinate at all
times to all ground or underlying leases which may hereafter be executed
affecting the building and/or the land upon which the building is situated

                                      -15-

<PAGE>

and to the lien of any mortgages or deeds of trust in any amount or amounts
whatsoever hereafter placed on or against said building and/or land or on or
against the Landlord's interest or estate therein or on or against any ground or
underlying lease without the necessity of having further instruments on the part
of Tenant to effectuate such subordination. Notwithstanding the foregoing,
Tenant covenants and agrees to execute and deliver, upon demand, such further
reasonable instruments evidencing such subordination of this Lease to such
ground or underlying leases and to the lien of any such mortgages or deeds of
trust as may be required by Landlord. Tenant hereby irrevocably appoints
Landlord the attorney in fact of the Tenant to execute and deliver any such
instrument or instruments for or in the name of Tenant. In the event any
mortgagee shall elect to have this Lease a prior lien to its mortgage, then and
in such event, upon such mortgagee notifying the Tenant in writing to that
effect, this Lease shall have priority of the lien of such mortgage to the same
extent as if the same have been placed on record prior to such mortgage. In the
event of any sale, assignment or hypothecation of the building of which the
premises are a part, and/or of any leasehold interest therein by Landlord, if a
statement shall be required from Tenant as to offsets against the Landlord,
Tenant agrees to furnish said statement to the party demanding the same
accurately and promptly. In the event of termination of any ground or underlying
lease, or in the event of sale, foreclosure or exercise of any power of sale
under any mortgage or deed of trust superior to this Lease or to which this
Lease is subject or subordinate, Tenant covenants and agrees that it will, upon
request by the purchaser, attorn to the purchaser upon any foreclosure or sale
and recognize such purchaser as the Landlord under this Lease, it being the
intent hereof that if this Lease should be terminated by such foreclosure or
sale, it shall, upon request by the purchaser be reinstated as a lease between
the purchaser and the Tenant. Tenant, upon request of any party in interest,
shall execute such reasonable instrument or instruments as shall be requested to
carry out the requirements of this paragraph. Landlord will obtain
non-disturbance agreements from all parties to whose interest this Lease may
hereafter be subordinated.

33.  NOTICES

     All notices or demands of any kind required or desired to be given to
Landlord or Tenant hereunder shall be in writing and shall be deemed delivered
twenty-four (24) hours after the notice or demand is deposited in the United
States mail, postage prepaid, and addressed to Tenant at the address of the
premises, whether or not Tenant has departed therefrom, abandoned or vacated the
premises and as to Landlord at the address designated after the name of the
Landlord at the end of this Lease, or such other address as shall be designated
by either party in compliance with the provisions of this paragraph.

34.  ENTIRE AGREEMENT

     This Lease constitutes the entire agreement between Landlord and Tenant and
no promises or representations, express or implied, either written or oral, not
herein set forth shall be binding upon or inure to the benefit of Landlord or
Tenant. This Lease shall not be modified by any oral agreement, either express
or implied, and all modifications shall be in writing and signed by both
Landlord and Tenant.

                                      -16-

<PAGE>

35.  CONSENT

     Except as otherwise specifically set forth herein, whenever Landlord's
consent shall be required herein, such consent shall not be unreasonably
withheld or delayed.

36.  ADDITIONAL PAYMENTS

     Wherever Tenant is called upon to make additional payments under this Lease
in addition to those specified in paragraph 4, Landlord will deliver with the
invoice or bill therefor adequate detail showing Tenant's pro rata share.

37.  COVENANT OF QUIET ENJOYMENT

     Landlord covenants that Tenant will quietly and peaceably have, hold and
enjoy the premises in accordance with the terms of this Lease throughout the
term from any person or entity claiming by or through Landlord, so long as
Tenant is not in default hereunder.

38.  ADDITIONAL TERMS AND CONDITIONS

     38.1 Environmental Inspection. Tenant shall, at its sole expense, submit to
periodic inspections by Landlord or its agents, on reasonable notice, to assure
compliance by Tenant with all of the terms and conditions of the Lease,
including but not limited to, all laws, ordinances, and regulations applicable
to Tenant in its operation at the premises, and including, but not limited to,
those concerning environmental matters. In the event any "Phase 1" or equivalent
environmental inspection commissioned by Landlord shall disclose a possibility
of environmental contamination for which Tenant would be responsible, Tenant
shall (i) reimburse Landlord for the cost of such inspection, (ii) pay for such
additional inspections as may be necessary, and (iii) pay for all costs and
expenses as may be necessary to cause Tenant to comply with this paragraph and
paragraph 15.2. In the event any "Phase 1" or equivalent environmental
inspection concludes that Tenant is in compliance with its environmental
obligations under this Lease and that no further investigation or inspection is
required, the cost of such inspection shall be paid for by Landlord.

     38.2 Financial Statements. Tenant shall provide Landlord with its quarterly
financial statements, and audited annual financial statements, throughout the
term of this Lease. Said quarterly statements shall be delivered to Landlord
within thirty (30) days after the end of the applicable quarter and said audited
annual financial statements shall be delivered to Landlord within sixty (60)
days after the end of the applicable fiscal year.

     38.3 Brokers. Tenant represents and warrants that it has not dealt with any
broker or agent in connection with the leasing transaction described herein.
Tenant covenants and agrees to pay, hold harmless, and indemnify Landlord from
and against any and all costs, expenses or liabilities for any compensation,
commission and charges claimed by any broker or agent with respect to this Lease
or the negotiation hereof with whom Tenant had dealings.

                                      -17-

<PAGE>

     38.4 First Right of Negotiation to Purchase Building. Provided Tenant is
not then in default beyond any applicable notice or grace periods under this
Lease, Tenant shall have a first right of negotiation to purchase the building
in which the premises are located ("Building") during the Term of this Lease on
the terms and conditions set forth herein.

          In the event Landlord desires to sell the Building, either separately
or in combination with other properties owned by Landlord, Landlord shall notify
Tenant of such desire. Upon receiving such notice, Tenant shall have thirty (30)
days within which to negotiate with Landlord for the purchase of the Building
(or combination of Buildings) on such terms and conditions as are acceptable to
Landlord, and which may involve, among other things, Tenant cooperating with
Landlord so as to consummate the transaction as a like-kind exchange to
Landlord. In the event a written agreement for the purchase and sale is not
entered into within said thirty (30) day period, Tenant shall have no further
right of first negotiation (this paragraph thereafter being null, void and of no
further force or effect) and Landlord shall be entitled to sell the Building to
any other party on any other terms in order to allow Landlord to maximize its
return from its ownership of the Building. It is specifically understood and
agreed that Landlord may thereafter enter into transactions on terms and
conditions that are different than those proposed to or by Tenant without
incurring any liability or obligation to Tenant. This first right of negotiation
is intended solely to allow the parties an opportunity to negotiate for the sale
of the Building to Tenant and is not intended to restrict the rights of either
party in the event a final and binding agreement does not result within the
above-described thirty (30) day time period as a result of negotiations
initiated pursuant to this paragraph. Landlord and Tenant do, however, agree
that the above-referenced negotiations shall be conducted in good faith and with
due diligence.

     38.5 Old Lease. In the event that the old Lease is terminated prior to its
current expiration date for any reason whatsoever, this lease shall
automatically terminate as of such date and thereafter, neither party shall have
any further liability hereunder. It is understood and agreed that neither party
shall have rights or obligations hereunder until the effective date of this
Lease.

                                      -18-

<PAGE>

     IN WITNESS WHEREOF Landlord and Tenant have executed this Lease the day and
year first above written.

LANDLORD                               TENANT

HUNT BROTHERS LEASING, LLC             WINCUP HOLDINGS, INC., A
                                       DELAWARE CORPORATION

By: /s/ [Signature Illegible]          By: /s/ Michael V. Valenza
    -------------------------              -------------------------------------
                                               M. Valenza, S.V. President

Dated: Feb. 10, 2003                   By: /s/ Caroline J. Williamson
                                           -------------------------------------
                                                 C. Williamson, Secretary

                                       Dated:_____________________________, 2003

Landlord's Address for Notice:

240 Tamal Vista, Suite 250
Corte Madera, CA 94925

                                      -19-

<PAGE>

                                    EXHIBIT A

                        [Description of Premises Omitted]

                                      -20-

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