Document:

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                                                                   Exhibit 10.34

                                      LEASE

                               Boulder Tech Center

      THIS LEASE ("Lease"), dated May 14, 1999, is between MUM IV, LLC, a
Colorado limited liability company ("Landlord") and Helix Technology
Corporation, a Delaware corporation ("Tenant").

      For and in consideration of the covenants and agreements herein contained,
Landlord and Tenant hereby agree as follows:

      Section 1. ADDITIONAL DEFINED TERMS

      In addition to those terms defined in the introductory paragraph of this
Lease, the following terms shall have the following meanings when used in this
Lease:

      (a) Estimated Operating Cost: An amount equal to Two Dollars and
Forty-five Cents ($2.45) per square foot per calendar year, which represents an
estimate of the Operating Cost for the entire year in which the Term of this
Lease begins.

      (b) Base Rent: The annual amount of rent payable with respect to each
Lease Year during the term of this Lease payable as set forth in Section 4(a).
The amount of the Base Rent for the first Lease Year shall be Eight Dollars and
Ninety-Five Cents ($8.95) per square foot of Rentable Area of the Premises. The
amount of the Base Rent for all Lease Years after the first Lease Year shall be
calculated in the manner set forth in Section 4(a). During each Lease Year, Base
Rent shall include the previous year's Base Rent and any rental increase from
the previous year.

      (c) Building: The building to be constructed by Landlord upon the Premises
pursuant to Section 10 of this Lease, the plans and specifications for which are
shown on Exhibit B attached hereto, which building shall contain approximately
60,906 (sixty thousand nine hundred six) Rentable Square Feet and shall have two
(2) floors.

      (d) Commencement Date: The date the Term of this Lease commences as
determined in accordance with provisions of Section 30.

      (e) Default Rate: An annual rate of interest equal to fifteen percent
(15%).

      (f) Lease Year:

            (i) For the First Lease Year, the period beginning on the
Commencement Date and ending on the last day of the same calendar month in which
the Commencement Date occurred in the next calendar year; and

            (ii) For Lease Years after the First Lease Year, the twelve-month
period beginning on the next day following the expiration of the preceding Lease
Year.

      (g) Operating Cost: As defined in Section 6(b).

      (h) Parking Lot: The on-grade parking lot to be constructed by

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Landlord upon the Premises pursuant to Section 10 of this Lease and as shown on
Exhibit B attached hereto, containing not less than 150 parking spaces for use
by passenger motor vehicles.

      (i) Premises: That certain parcel of real property described as: Lot 2E,
Block 3, REPLAT E, BOULDER TECH CENTER, County of Boulder, State of Colorado, as
shown on the recorded plat attached hereto as Exhibit A and incorporated herein
(such plat has been recorded on Planfile P-39, F-1, #23) together with the
Building, the Parking Lot and all other improvements from time to time hereafter
located on such parcel of real property and any and all appurtenant rights
relating thereto.

      (j) Term: The period beginning at noon on the Commencement Date and ending
at 11:59 p.m. on the last day of the calendar month in which the fifteenth
(15th) anniversary of the Commencement Date occurs.

      (k) Rentable Area or Rentable Square Feet: The sum of the area of each
story of the Building expressed in square feet measured from the outside of the
exterior walls.

      Section 2. LEASE OF PREMISES

      Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord,
the Premises. The Premises are leased on the terms and conditions set forth in
this Lease.

      Section 3. TERM

      The term of this Lease shall be as set forth in Section 1(j), unless
sooner terminated or extended pursuant to the terms of this Lease.

      Section 4. RENT

      (a) Tenant shall pay Landlord during each Lease Year the Base Rent, in
equal monthly installments in the amount of one-twelfth of the Base Rent on the
Commencement Date and on the first day of each succeeding calendar month during
the Term of this Lease; provided that the rent payable on the Commencement Date
shall be prorated for the remaining days left in the calendar month in which the
Commencement Date occurs. Except as expressly set forth in this Lease to the
contrary, all payments of Base Rent shall be paid in advance, without notice,
set-off or deduction, in lawful money of the United States, at the address of
Landlord set forth in Section 40 of this Lease, or at such other place as
Landlord may from time to time designate in writing.

      The amount of the Base Rent for each year after the first Lease Year shall
be increased. The Base Rent shall increase at such times by an amount determined
by multiplying the amount of the Base Rent in effect for the preceding Lease
Year by an escalation factor which factor shall be calculated in the following
manner.

            (i) For the Lease Years two through 5 of the term of the Lease the
escalation factor shall be two percent (2%) annually.

            (ii) For the 6th through the 10th years of the Lease the escalation
factor for each Lease Year shall be calculated in the following manner: 1)
Calculate the average annual change in Lease Years 3, 4 and 5 of the All Items
Revised Consumer Price Index for All Urban Consumers, CPI-U, Denver

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(1982-84 equals 100), as determined by the United States Department of Labor,
Bureau of Labor Statistics ("CPI"). 2) Add the annual increase used for the
initial five Lease Years (two percent (2%)) to the average increase calculated
in 1) above, but if the average increase calculated in (1) above is higher than
10%, use 10% as the calculation of (1) above; 3) Divide the sum by two. This
result will be the escalation factor for Lease Years 6 through 10. By way of
example, if the average annual CPI increase during Lease Years 3, 4 and 5 was
1%, you would add 2% to 1% for a sum of 3%, then divide that sum by two, for an
annual increase in the rental rate for Lease Years 6 through 10 of 1 1/2 % per
year.

            (iii) For the 11th through the 15th Lease Years of the Lease the
escalation factor for each Lease Year shall be calculated in the following
manner: 1) Calculate the average annual change in Lease Years 8, 9 and 10 of the
All Items Revised Consumer Price Index for All Urban Consumers, CPI-U, Denver
(1982-84 equals 100), as determined by the United States Department of Labor,
Bureau of Labor Statistics. 2) Add the annual increase used for the Lease Years
6 through 10 to the average increase calculated in 1) above, but if the average
increase calculated in (1) above is higher than 10%, use 10% as the calculation
of (1) above; 3) Divide the sum by two. This result will be the escalation
factor for Lease Years 11 through 15. By way of example, if the average annual
CPI increase in Lease Years 8, 9 and 10 was 20% and using the previous example's
result where the annual increase for Lease Years 6-10 was 1 1/2%, you would add
1 1/2% to 10% for a sum of 11 1/2%, then divide that sum by two, for an annual
increase in the rental rate for Lease Years 11-15 of 5 3/4%.

      In no event shall the Base Rent for any Lease Year ever decrease below any
previous Lease Year's Base Rent.

      (b) If the index specified in Section 4(a) above is discontinued in its
current form, or if the basis on which it was calculated should be revised, an
appropriate conversion of the revised index to a common base will be made upon
conversion factors published by the Bureau of Labor Statistics or upon
conversion factors otherwise made available.

      (c) For Lease Years 6 through 15, in the event that Tenant has not been
notified of the escalation factor and the resulting adjustment in Base Rent by
the first day of a Lease Year, the first monthly rental payment of Base Rent
which includes new increased rent shall also include the new increased rent, if
any, for each month in the then current Lease Year which elapsed prior to
Tenant's receipt of Landlord's notice. The Base Rent due hereunder shall be
apportioned for any fractional calendar months at the beginning and end of the
Term of this Lease and any renewals and extensions thereof.

      (d) In addition to the Base Rent (as increased each Lease Year), Tenant
shall pay Landlord in monthly installments simultaneously with payments of the
Base Rent, one-twelfth (1/12th) of the Estimated Operating Cost (or new estimate
of Operating Cost) determined as set forth in Section 6, and such other charges
as are required by the terms of this Lease to be made by Tenant, including, but
not limited to, 100% of the Operating Cost adjustment. Any such adjustment or
charge shall be deemed to be additional rent and shall be payable in the manner
provided for the payment of Base Rent and shall be recoverable as Base Rent, and
Landlord shall have all rights against Tenant for default in payment thereof as
in the case of arrears of Base Rent.

      (e) In the event the Building as constructed by Landlord is not
substantially in accordance with the plans and specifications provided in

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Exhibit B and as a result the Rentable Area of the Building is less than 60,906
Rentable Square Feet, Tenant shall have the right within thirty (30) days
following the Commencement Date to cause the Rentable Area of the Building to be
measured by the Architect (as defined in Section 10), at Landlord's expense, and
the Base Rent hereunder shall be reduced on a pro rata basis by the same
percentage amount by which the Rentable Area is less than 60,906 square feet.
Promptly after such measurement, Landlord and Tenant shall enter into an
amendment to this Lease documenting the Base Rent to be paid hereunder.

      Section 5. USE

      (a) Tenant shall use and occupy the Premises for manufacturing,
warehousing, offices and other uses incidental thereto and for no other purpose
without Landlord's consent, which shall not be unreasonably withheld, delayed or
conditioned and shall be deemed to be given if Landlord has not responded within
ten (10) days of Tenant's request for such consent. Tenant shall use the
Premises in a careful, safe and proper manner and shall not use or permit the
Premises to be used for any purpose prohibited by the certificate of occupancy
issued for the Premises or the laws of the United States or the State of
Colorado, or the ordinances of the County of Boulder. Neither Tenant nor
Landlord shall do or permit to be done any act or thing upon the Premises which
shall or might subject the other to any liability or responsibility for injury
to any person or persons or to property by reason of any business or operation
carried on upon the Premises or for any reason.

      (b) In the event that any official shall hereafter at any time contend or
declare by notice, violation, order or in any other manner whatsoever that the
Premises are used for a purpose which is a violation of any permit, certificate
of occupancy, statute, ordinance or other requirement of law applicable to the
Premises, Tenant shall, upon ten (10) days' written notice from Landlord,
immediately discontinue such use of the Premises.

      (c) Tenant, at its sole expense, shall comply with all laws, orders and
regulations of federal, state, county and municipal authorities, and with any
direction of any public officer or officers, pursuant to law, which shall
declare any violation or impose any order or duty upon Landlord or Tenant with
respect to the Premises, or the use or occupation thereof. Notwithstanding the
foregoing, Tenant shall not be obligated to comply with any such laws, orders,
or regulations, including but not limited to the Americans With Disabilities
Act, which (a) relate to the design or construction of the Premises, (b) relate
to the structural portions of the Premises, or (c) may require structural
alterations, structural changes, structural repairs or structural additions, all
of which shall be the obligation of Landlord at its sole cost and expense;
provided, however, if such laws, orders or regulations relate to the specific
type or nature of the business being conducted or to be conducted by Tenant upon
the Premises or to the specific accommodations made or to be made for certain of
Tenant's employees as opposed to being related to industrial or office
buildings, generally, Tenant shall nevertheless be required to comply with them.
Without limiting the generality of the foregoing, but subject to the proviso in
the preceding sentence, Landlord, at it sole cost and expense, shall be
responsible for complying with the applicable provisions of the Americans With
Disabilities Act and the regulations and Accessibility Guidelines for Buildings
and Facilities issued pursuant thereto, as same may be amended (collectively,
the "ADA"), relating to (i) the design and construction of the Premises and the
work within the Premises to be performed by Landlord pursuant to this Lease, and
(ii) the structural portions of the Premises (collectively, "Landlord's Work").

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      Section 6. OPERATING COST ADJUSTMENT

      (a) If in any calendar year the Operating Cost is greater than the
Estimated Operating Cost, Tenant shall pay to Landlord as additional rent an
amount equal to such excess. Any amount payable by Tenant to Landlord under this
Section 6 shall be paid within thirty (30) days after written notice thereof by
Landlord, such notice to be given by Landlord not later than March 31 of each
calendar year. Landlord may, either prior to the beginning of or during any
calendar year, compute a bona fide estimate of Operating Cost for such calendar
year. Upon receipt of written notice thereof, Tenant shall pay to Landlord, in
monthly installments simultaneously with payments of Base Rent under Section
4(a), one-twelfth of such new estimate of Operating Cost. An annual adjustment
shall be made between the parties within thirty (30) days after Landlord's
determination of Operating Cost. Any amounts of excess estimated Operating Cost
which Landlord is required to return may be offset by accrued amounts payable by
Tenant to Landlord. If the term of this Lease ends before the end of a calendar
year, any amount payable by Tenant or Landlord in respect of that year under
this Section 6 shall be adjusted proportionately on a daily basis utilizing the
previous year's determination of Operating Costs and the obligation to pay such
amount shall survive the expiration or earlier termination of this Lease.

      (b) As used in this Lease, "Operating Cost" means an amount per calendar
year (projected to an annual figure for the calendar year in which the Premises
is first occupied) which represents the actual Operating Cost for any calendar
year during the Term of this Lease. The Operating Cost shall be determined by
Landlord and shall be equal to the sum of the items of cost listed in Section
6(b)(i) and Section 6(b)(ii) but not the items listed in Section 6(b)(iii) in
respect of a calendar year:

            (i) All general and special real estate taxes, special assessments,
assessments for improvements, special district or improvement district
assessments, water charges, sewer charges, vault charges and other ad valorem
taxes, rates, levies and assessments payable in respect of the Term upon or in
respect of the Premises imposed by any governmental or quasi-governmental
authority and all taxes specifically imposed in lieu of any such taxes, but
excluding any inheritance, estate, succession, transfer, gift, franchise,
corporation, income, rental or profit tax or capital levy imposed on Landlord
("Taxes"). If due to a future change in the method of taxation, any franchise,
income, profit or other tax shall be levied against Landlord in whole or in part
in lieu of any tax which would otherwise constitute one of the foregoing taxes
or charges or if there shall be levied against Landlord a tax or license fee
measured by gross rents, such franchise, income, profit or other tax or license
fee shall be deemed to be a real estate tax for the purposes hereof. The taxes
described in this Section 6(b)(i) shall also include all of Landlord's expenses,
including, but not limited to, attorney's fees, incurred by Landlord in any
effort to minimize such taxes, whether by contesting proposed increases in
assessments or by any other means or procedures appropriate in the
circumstances; provided that Landlord and Tenant shall agree to the procedures
to be taken prior to Landlord taking such procedures. If Landlord secures an
abatement or refund of any Taxes, Landlord shall pass such abatement through to
the Tenant as a credit to be applied against rent next becoming due, or if no
further rent is due by Tenant, by cash payment from Landlord to Tenant.

            (ii) Except as otherwise set forth in this Lease, all costs, charges
and expenses (not directly reimbursed by insurance proceeds) which are
attributable to the ownership, operation, maintenance and repair of the
Premises, including, but not limited to, reasonable management fees that fall

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within industry standards for the Boulder area, building supplies, window
cleaning services, normal maintenance and repair of the Premises, including but
not limited to, heating and air conditioning systems, electrical and plumbing
systems, elevator system, landscaping, snow removal, Parking Lot repair and
maintenance, insurance (including boiler and machinery, loss of rent, accidental
and direct physical loss, all risk, public liability and other insurance as
provided in Section 20) and labor costs incurred in the operation or maintenance
of the Premises. Except as provided in Section 6(a)(iii), and except for repairs
and replacements for which Landlord is reimbursed from insurance proceeds, all
repairs and replacements shall either be made by Tenant directly or shall be
made by Landlord at Tenant's expense as an Operating Cost.

      Operating Costs shall be based upon competitive charges for similar
services and materials that are available in the general vicinity of the
Premises. Operating Costs shall be reduced by the proceeds of insurance or
eminent domain awards of settlement received by Landlord with respect to items
of Operating Cost (or the amount of any proceeds or awards which would have been
received if Landlord had carried the insurance required by this Lease or
diligently pursued its rights, as the case may be) or recoveries from warranty
claims. Landlord shall not be permitted to recover more than the actual
out-of-pocket cost incurred by Landlord on a non-profit basis for the Operating
Cost. The Operating Cost shall be determined on a "cash basis" and costs which
may be paid in installments without finance charges shall be paid in
installments. Promptly upon receipt thereof, Landlord shall pay Tenant any
refund or recovery made with respect to any Operating Cost previously paid by
Tenant.

            (iii) The following expenses and costs shall not be included within
the "Operating Costs" for the Premises: Costs incurred in connection with the
original construction of the Premises or in connection with any major change in
the Premises; depreciation, interest and principal payments on mortgages and
other debt costs, if any; costs of correcting patent and/or latent defects in,
or design errors relating to the design, or construction of the Building located
on the Premises; costs for which the Landlord is reimbursed by insurance
proceeds; costs associated with the operation of the business of the Landlord as
a separate entity, as the same are distinguished from the cost of operating the
Premises; the wages and benefits of any executive or other employee at or above
the level of building manager, or any employee who does not devote substantially
all of his or her employee time to the Premises unless such wages and benefits
are prorated to reflect time spent on operating and managing the Premises;
fines, penalties and interests; tax penalties incurred as a result of the
Landlord's negligence, inability, or unwillingness to make payments when due;
any expense resulting from the negligence of, or any violation of law by,
Landlord or its agents, contractors, employees or invitees; and Landlord's
general overhead and general administrative expenses. Except where the need for
repair or replacement results from the negligence of Tenant or its agents,
employees or invitees, or as a result of the operations of Tenant's business,
Landlord shall, upon reasonable notice from Tenant and at its expense and
without reimbursement by Tenant (other than from insurance proceeds from
insurance provided by Tenant), perform all replacement of, and structural
repairs to the structural portions of the Premises as are necessary to keep the
same in first class order, condition and repair, reasonable wear and tear
excepted. For purposes of this Lease, "structural portions" of the Premises
shall mean the foundation, supporting members of the roof, floor slabs, exterior
walls, structural girders and columns, load-bearing walls and columns. (It is
acknowledged that movement of floor slabs is normal and not generally repaired
in first class industrial buildings, unless the movement is excessive.)

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      (c) Tenant shall have the right to inspect all documents reflecting any
part of the Operating Costs and the calculations of any amount payable under
Section 6(a) of this Lease, and Landlord shall provide written receipts and
accounting records supporting its itemized statements and calculations of
Operating Costs and the amounts due under Section 6(a) once each year upon
request by Tenant. If Tenant wishes to dispute the determination of Operating
Costs under Section 6(a) or the calculation of any amount payable under Section
6(a), Tenant shall give Landlord written notice of such dispute within ninety
(90) days after receipt of notice from Landlord of the matter giving rise to the
dispute. If Tenant does not provide Landlord such notice within such time,
Tenant shall have waived its right to dispute such determination or calculation.
Promptly after the giving of such written notice, Tenant shall cause to be made
a complete audit of Landlord's records relating to the matter in dispute by a
nationally recognized firm of independent certified public accountants mutually
agreed upon by Landlord and Tenant. The cost of such audit shall be borne by
Tenant unless such audit discloses an error which overstated Operating Cost by
more than two percent (2%) of the amount determined by the audit, in which event
Landlord shall bear the cost of such audit. If such audit reveals that the
amount previously determined by Landlord was incorrect, a correction shall be
made and either Landlord shall promptly return to Tenant any overpayment or
Tenant shall promptly pay to Landlord any underpayment which was based on such
incorrect amount. Notwithstanding the pendency of any dispute hereunder, Tenant
shall make payments based upon Landlord's determination or calculation until
such determination or calculation has been established hereunder to be
incorrect.

      Section 7. UTILITIES & CLEANING.

      Tenant shall directly contract for and pay for all utilities serving the
Premises, including, but not limited to, gas, steam, water, fuel oil,
electricity, sewer charges, telephone and communications systems and the like;
and Landlord shall not be responsible for or involved in the payment of or the
contracting for any said utilities. Likewise, Tenant shall directly contract for
and pay for janitorial services and interior window cleaning and Landlord shall
not be responsible for or involved in the payment of or contracting for any of
said services.

      Section 8. TAXES

      Tenant shall pay before delinquency any and all taxes, assessments,
license taxes and other charges levied, assessed or imposed and which become
payable during the Term of this Lease upon Tenant's operations at, occupancy of,
or conduct of business at the Premises or upon equipment, furniture, appliances,
trade fixtures and other personal property of any kind installed or located at
the Premises; provided, however, Tenant may pay such amounts after delinquency
to the extent that such delay is necessary to Tenant's good faith and diligent
contest of such amounts, but only so long as there is no risk of Tenant having
any of its assets or Landlord's assets foreclosed upon or seized by the taxing
authority.

      Section 9. QUIET ENJOYMENT

      Landlord covenants and agrees with Tenant that upon Tenant paying the Base
Rent and additional rent hereunder and observing and performing all the terms,
covenants and conditions of this Lease on Tenant's part to be observed and
performed, Tenant may peaceably and quietly enjoy the Premises subject,

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nevertheless, to the terms and conditions of this Lease and the matters shown as
items 8-20 on Schedule B to the Landlord's title policy, a copy of which is
attached hereto as Exhibit D.

      Section 10. PREPARATION OF PREMISES

      (a) Landlord shall Substantially Complete (as defined in Section 30) the
work in the Premises required to be done by Landlord as specified in Exhibit B
attached hereto ("Landlord's Work"). All Landlord's Work shall be performed in a
good and workmanlike manner with new, first quality materials in compliance with
all laws, codes and all regulations. Landlord will obtain a fifteen (15) year
warranty on the roof naming the Landlord and Tenant on all related warranties.
Landlord represents that the Premises will be in compliance with the ADA. If
Landlord's Work is not performed as herein required, or if such work or the
Premises in not in compliance with all laws, codes or other regulations,
Landlord shall perform the necessary remedial work at its sole cost and expense.
Landlord and Tenant agree that Wyatt Construction Company shall be the general
contractor (the "Contractor") and RVP Architecture shall be the architect (the
"Architect") used by the parties for the purposes of performing Landlord's Work
subject to change in the event of failure or inability to perform. Landlord
shall exercise due diligence in pursuit of completing Landlord's Work. Landlord
shall permit Tenant to have access to the Premises prior to the commencement of
the Lease for purposes of inspecting Landlord's Work or with Contractor's
consent, for performing work in the Premises. Landlord agrees to proceed with
due diligence to complete any portion of Landlord's Work that shall not have
been completed as of the date of Substantial Completion of the foregoing by not
later than thirty (30) days after the date of Substantial Completion (excluding
seasonal landscaping, which shall be completed promptly as soon as the season
permits).

      (b) Except for minor changes to comply with applicable law or to correct
any mistakes in the plans or specifications, no change orders from the plans and
specifications set forth on Exhibit B shall be permitted, unless duly authorized
representatives of both Tenant and Landlord shall agree to the change order in
writing. Each change order shall set forth the changes in the plans and
specifications and an estimate of the increase in the price to be charged by the
Contractor and any delay in the construction schedule. Thereafter, within thirty
(30) days after receipt of documentation showing the amount charged to Landlord
by the Contractor for the change order, Tenant shall reimburse Landlord for such
amount, unless such amount is more than 10% more than the estimate set forth in
the change order, in which event Tenant shall pay Landlord the amount of the
estimate plus 10% of the amount of the estimate.

      (c) Landlord acknowledges that it is a material provision of this Lease
that Landlord deliver the Premises to Tenant by the date Landlord sets forth in
its Official Estimate (defined below) and in the condition provided herein. An
Initial Estimate date shall be provided by Landlord to Tenant within fifteen
(15) days after the appropriate building permit has been issued by the
government authorities. In no case shall the Initial Estimate date be later than
the Substantially Complete date set forth in Section 30 herein. In recognition
thereof, Landlord agrees to provide Tenant with preliminary written statements
signed by both Landlord and the Contractor on the first day of each month, from
and after the commencement of construction until the Commencement Date of the
Lease, detailing the status of Landlord's Work compared to the Initial Estimate
date and/or the Official Estimate date and the estimated date of substantial
completion of Landlord's Work. Landlord's preliminary estimates may change the
Initial Estimate date of substantial completion of Landlord's work (reference

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Section 30); provided that once Landlord's estimate of such date falls within
ninety (90) days of the date of the Substantial Completion date, it shall be
referred to as the "Official Estimate". In the event that the Commencement Date
occurs on or after that date which is fifteen (15) days plus any days of delay
caused by change orders or Tenant's work on the Premises after the Commencement
Date set forth in the Official Estimate, Tenant shall be entitled to a rent
reduction equal to $750.00 times the number of days after the fifteenth day plus
any days of delay caused by change orders or Tenant's work on the Premises after
the Commencement Date set forth in the Official Estimate, but before the actual
Commencement Date.

      Section 11. ACCEPTANCE OF PREMISES

      Taking possession of the Premises by Tenant shall be conclusive evidence
as against Tenant that the Premises were in good and satisfactory condition when
Possession was taken subject to correction (by Landlord at its expense) of punch
list or other defective items disclosed to Landlord prior to taking of
possession of the Premises by Tenant, defects not reasonably discoverable prior
to taking possession and disclosed to Landlord within a reasonable period of
time after discovery of same by Tenant, but no later ninety (90) days after
taking possession of the Premises, and latent defects disclosed to Landlord
within a reasonable time after discovery of same by Tenant.

      Section 12. ACCESS TO PREMISES

      Landlord and Tenant acknowledge that Tenant shall be performing
confidential work within the Premises, which confidential work shall not be
accessible to Landlord. Accordingly, Landlord agrees that it will cooperate with
Tenant so as to preserve the confidentiality of Tenant's work (and such
cooperation shall include, but not be limited to, if requested by Tenant, the
execution of confidentiality agreements by Landlord and its agents, assigns,
employees and contractors, and other reasonable measures to preserve Tenant's
confidentiality). Unless Tenant shall consent to a shorter time, Landlord will
provide at least twenty-four (24) hours advance notice to Tenant prior to
entering the Building, will schedule with Tenant the time and place of all entry
by Landlord or its agents, assigns, employees or contractors, and will only
enter upon the Building with a duly-authorized representative of Tenant, except
in the event of an emergency. Landlord agrees to use its best efforts not to
interfere unreasonably with the Tenant or the Tenant's business in the course of
exercising its rights under this paragraph.

      Section 13. ALTERATIONS BY TENANT

      (a) Other than interior, non-structural alterations, for which Landlord's
consent is not required, Tenant shall make no alterations, decorations,
installations, additions or improvements in or to the Premises without first
obtaining the written consent of Landlord. Tenant understands that Landlord's
consent will be conditioned on Tenant's compliance with Landlord's requirements
as in effect at the time permission is requested, which requirements will
include, but not be limited to Landlord's approval of plans, specifications,
contractors, insurance, and hours of construction. Prior to the commencement of
any work in or to the Premises by Tenant's contractor, Tenant shall comply with
all applicable laws (for example, by obtaining a building permit if required),
and Tenant shall on request deliver to Landlord certificates issued by
applicable insurance companies evidencing that workmen's compensation and public
liability insurance and property damage insurance, all in amounts and with
companies, and on forms reasonably satisfactory to Landlord,

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are in force and effect and maintained by all contractors and subcontractors
engaged by Tenant to perform such work. Each such certificate shall provide that
it may not be cancelled without ten days' prior written notice to Landlord.

      (b) All articles of personal property, and all movable business and trade
fixtures, machinery and equipment, cabinetwork, furniture and movable partitions
owned or installed by Tenant at its sole expense (and with respect to which no
credit or allowance was granted to Tenant by Landlord) in the Premises shall
remain the property of Tenant and may be removed by Tenant at any time, provided
that Tenant, at its expense, shall repair any damage to the Premises caused by
such removal. All alterations, decorations, installations, additions or
improvements in or to the Premises other than those specified in the first
sentence of this Section 13(b) shall, upon the completion thereof, become the
property of Landlord and shall be surrendered to Landlord upon the expiration or
other termination of the Term of this Lease. Landlord may elect to require
Tenant to remove all or any part of the property described in the first sentence
of this Section 13(b) at the expiration or other termination of the Term of this
Lease, in which event such removal shall be done at Tenant's expense, and Tenant
shall, at its expense, repair any damage to the Premises caused by such removal.

      (c) Tenant shall be solely responsible for the consequences of Tenant's
repairs and alterations on the Premises' structure and on the operation of its
systems, such as heating, air conditioning, ventilating, electrical and
plumbing, whether or not Tenant had received Landlord's consent to such repairs
or alterations pursuant to this Section 13.

      Section 14. MAINTENANCE AND REPAIRS

      (a) Except for the maintenance, repairs and replacements Landlord is
required to make pursuant to Section 13(b) of this Lease, and except for items
expressly excluded from Operating Costs under Section 6(b)(iii), Tenant shall
take good care of the Premises and the fixtures and improvements therein, and,
at its sole cost and expense, make repairs, restorations or replacements as and
when needed to keep the Premises in first class order, condition, and repair,
reasonable wear and tear excepted. If Tenant fails, after notice to Tenant and
the lapse of applicable grace periods in accordance with Section 31(b) of this
Lease, to make any repairs, restorations or replacements required by this Lease,
Landlord may (but without any obligation to do so) make such repairs,
restorations, or replacements at the reasonable expense of Tenant and such
expense shall be due within thirty (30) days of receipt by Tenant of written
notice by Landlord, as additional rent. Tenant shall comply with all provisions
of Section 13 and Section 15 of this Lease in connection with such repairs,
restorations and replacements.

      (b) Subject to Section 14(c), (d) and (e) hereof, and subject to Tenant's
reimbursement of Landlord as provided in Section 6(b) hereunder, Landlord shall
act as property manager for the Premises and, in such capacity, shall be
responsible for the operation, maintenance and repair of the Premises, including
but not limited to: Building maintenance, exterior window cleaning, normal
maintenance and repair of the Premises (including heating and air conditioning
systems, electrical and plumbing systems, landscaping, roof, roof membrane,
elevator system, utility systems, Parking Lot, and snow removal) and security
outside of the Building. In addition, Landlord shall make the structural repairs
and replacements to the structural portion of the Premises that Landlord is
required to make, at Landlord's cost and expense, without reimbursement from
Tenant, pursuant to Section 6(b)(iii) of this Lease.

                                       10
<PAGE>

      (c) Landlord agrees not to assign its responsibilities as property manager
of the Premises to any other person or entity without first providing written
notice to Tenant and obtaining Tenant's written consent to such assignment.

      (d) Landlord agrees, by not later than 45 days prior to the Commencement
Date, to provide Tenant's Facilities Manager with a detailed property management
plan for the Premises, including proposed staffing levels and standards of
management and maintenance of the Premises. Tenant shall respond with its
comments or approval of such plan within thirty (30) days of receipt of the
management plan and to any revised submittal within ten (10) days of its receipt
of the same. Landlord and Tenant shall discuss who Landlord shall hire or
contract with as major service providers for the Premises. Landlord shall have
yearly inspections of the roof as required by the terms of the roof warranty and
Landlord and Tenant shall cooperate in the enforcement of the roof warranty.
Landlord shall advise Tenant in advance of any repair or maintenance cost
believed to be in excess of $10,000. In the event Landlord or Tenant shall
disagree about such plans, the need for such maintenance or repairs, or whom to
hire as service providers, then Landlord and Tenant shall agree to a third party
property manager, which third party property manager shall informally arbitrate
such disputes.

      (e) Except as provided elsewhere in this Lease to the contrary, there
shall be no allowance to Tenant for a diminution of rental value and no
liability on the part of Landlord, by reason of inconvenience, annoyance or
injury to, or interruption of business, arising from Landlord, Tenant or others
making any repairs, restorations, replacements, alterations, additions or
improvements in or to any portion of the Premises, or in or to fixtures,
appurtenances or equipment thereof; provided that such repairs, restorations,
etc. do not prevent Tenant from operating in the Premises as anticipated
hereunder for more than twenty-four hours. In such case, Rent hereunder shall be
abated in proportion to the untenantable space in the Premises. Notwithstanding
the provisions of Section 12, Section 14 or Section 21 or any other provision of
this Lease to the contrary, in exercising its rights pursuant to this Lease,
Landlord shall not unreasonably interfere with the access to the Premises or
Tenant's business operations therein.

      Section 15. MECHANIC'S LIENS

      (a) Tenant shall, at Tenant's option, pay or cause to be paid or provide
bond for all costs for work done by it or caused to be done by it on the
Premises of a character which will or may result in liens on Landlord's interest
therein and Tenant will keep the Premises free and clear of all mechanic's
liens, and other liens on account of work done for Tenant or persons claiming
under it. Tenant shall indemnify and hold Landlord harmless against any
liability, loss, damage, costs or expenses, including reasonable attorney's
fees, on account of any claims of any nature whatsoever, including claims of
liens of laborers or materialmen or others for work performed for, or materials
or supplies furnished to Tenant or persons claiming under Tenant.

      (b) Should any liens be filed or recorded against the Premises or any
action affecting the title thereto be commenced due to Tenant's contracts with
third parties, Tenant shall give Landlord written notice thereof. Tenant shall
thereafter cause such liens to be removed of record within ten days after the
filing of the liens. If a final judgment establishing the validity or existence
of a lien for any amount is entered, Tenant shall pay and satisfy the same at
once. If Tenant shall be in default in paying any charge for which a mechanic's

                                       11
<PAGE>

lien or suit to foreclose the lien has been recorded or filed, Landlord may (but
without being required to do so) pay such lien or judgment and any costs, and
the amount so paid, together with reasonable attorney's fees incurred in
connection therewith, shall be immediately due from Tenant to Landlord with
interest at the Default Rate from the dates of Landlord's payments. Landlord
shall be responsible for the payment for all work (including Landlord's Work),
and the removal of all liens of record relating to work of Landlord occurring
prior to the Commencement Date, or, thereafter, work performed by Landlord or
its contractors.

      (c) At least five days prior to the commencement of any work permitted to
be done by persons requested by Tenant on the Premises in excess of $10,000.00,
Tenant shall notify Landlord of the proposed work and the names and addresses of
the persons supplying labor and materials for the proposed work so that Landlord
may avail itself of the provisions of statutes such as Section 38-22-105(2) of
Colorado Revised Statutes (1973, as amended). During any such work on the
Premises, Landlord and its representatives shall have the right to go upon and
inspect the Premises at all reasonable times, and shall have the right to post
and keep posted thereon notices such as those provided for by Section
38-22-105(2).

      Section 16. CASUALTY

      (a) If the Building or the Parking Lot or means of access or ingress to
the Premises shall be so damaged by fire or other casualty as to render the
Premises untenantable, and if such damage shall be so great that an architect
selected by Landlord and agreed to by Tenant shall certify in writing to
Landlord and Tenant that the Premises with the exercise of reasonable diligence,
but without the payment of overtime or other premiums cannot be made tenantable
within 90 days from the happening of the fire or other casualty, or if the
damage shall be such that Landlord's architect shall certify that the Premises
can be made tenantable within the 90-day period from the happening of the fire
or other casualty, but insurance proceeds are not made available to Landlord for
repair of such damage, then Landlord or Tenant may terminate this Lease. If
neither Landlord nor Tenant terminates this Lease as set forth above, then,
except as hereinafter provided, Landlord shall with reasonable promptness,
repair the damage so done except that Landlord shall not be required to repair,
replace or restore any personal property of Tenant specified in the first
sentence of Section 13(b). Until such repair is substantially completed, the
Base Rent shall be abated in proportion to the part of the Premises which is
unusable by Tenant in the reasonable conduct of its business or profession.
There shall be no abatement of Base Rent by reason of any portion of the
Premises being unusable for a period of one day or less, unless covered by
Landlord's loss of rent insurance. If the damage is due to the fault or
negligence of Tenant or Tenant's employees, agents or invitees, there shall be
no abatement of Base Rent, unless covered by Landlord's loss of rent insurance.

      (b) If the Premises shall be damaged by fire or other casualty, but not so
as to render the entire Building untenantable, Landlord shall cause the damage
to be repaired with reasonable promptness and, if not repaired sufficiently that
the entire Premises is tenantable within one day, there shall be an abatement of
Base Rent and all other amounts due under this Lease in proportion to the
Rentable Square Footage of the Premises rendered untenantable. If the fire or
other casualty causing damage to the Premises shall have been caused by the
negligence of Tenant, or Tenant's employees, agents or invitees, such damage
shall be repaired by Landlord and the amount paid for such repair shall be due
from Tenant to Landlord with interest at the Default Rate from the

                                       12
<PAGE>

dates of Landlord's payments, unless Landlord is paid for such loss by
insurance.

      Section 17. EMINENT DOMAIN

      (a) If any portion of the Premises shall be taken by right of eminent
domain or shall be conveyed in lieu of any such taking, which shall render the
Premises untenantable, then this Lease, at the option of either Landlord or
Tenant exercised by either party giving written notice to the other of such
termination within thirty (30) days after such taking or conveyance, shall
forthwith cease and terminate and the Base Rent and all other sums payable
hereunder shall be duly apportioned as of the date of such taking or conveyance.
Tenant thereupon shall surrender to Landlord the Premises and all interest
therein under this Lease, and Landlord may re-enter and take possession of the
Premises and remove Tenant therefrom. If neither party exercises the option to
terminate this Lease, Landlord shall make an equitable adjustment of the Base
Rent payable by Tenant for the tenantable portion of the Premises.

      (b) In the event of any taking or conveyance described above, Landlord
shall receive the entire award or consideration for the lands and improvements
so taken and Tenant hereby waives all claims against Landlord and assigns to
Landlord all claims against the condemnor for or on account of or incident to
such taking or conveyance, except that Tenant may separately claim and recover
from the condemnor, the value of any personal property of Tenant which Tenant
was entitled to remove pursuant to this Lease, as well as compensation for loss
of leasehold estate, and leasehold improvements done and paid for by Tenant
without contribution from Landlord, relocation expenses and lost profits.

      Section 18. INJURY TO PERSON OR PROPERTY

      (a) Subject to Section 19(a), Landlord hereby agrees to indemnify, defend
and hold harmless Tenant from and against any and all demands, claims, causes of
action, liabilities or judgments and any and all expenses (including, without
limitation, reasonable attorney fees) incurred by Tenant, arising from (i) the
neglect or fault of Landlord, its employees, contractors or agents; or (ii)
Landlord's breach of its obligations under this Lease.

      (b) Tenant shall neither hold nor attempt to hold Landlord or Landlord's
employees or agents liable for, and subject to Section 19(a), Tenant shall hold
harmless and indemnify Landlord and Landlord's employees or agents from and
against, any and all demands, claims, causes of action, liabilities, or
judgments, and any and all expenses (including, without limitation, reasonable
attorney's fees) incurred by Landlord in investigating and resisting the same,
arising from any of the following:

            (i) Any injury or damage to the person or property of Tenant or to
any other person rightfully on the Premises for any purpose whatsoever, to the
extent the injury or damage is caused by the neglect or fault of Tenant or
Tenant's employees, agents or invitees, or to the extent such injuries are the
result of the violation of laws or ordinances, governmental orders of any kind,
or of the provisions of this Lease including the rules and regulations provided
for in Section 27 of this Lease, by any of such persons;

            (ii) Any injury or damage of any nature suffered by Tenant or
Tenant's employees, agents or invitees to the extent the injury or damage is
caused by the loss or destruction by any person of furniture, inventory,
valuables, files or any other property kept or stored on the Premises; and

                                       13
<PAGE>

            (iii) Any injury or damage not specified above to the person or
property of Tenant, or Tenant's employees, agents or invitees, to the extent the
injury or damage is caused by any reason other than the fault or negligence of
Landlord or Landlord's employees or agents, or breach of this Lease by Landlord,
including, but not limited to any injury or damage resulting from fire,
explosion, falling plaster or glass, steam, gas, electricity, water, rain or
snow or leaks from any part of the Building, or from the pipes, appliances or
plumbing works or from the roof, street, subsurface or from any other place or
by dampness.

      Section 19. TENANT'S INSURANCE

      (a) At all times during the Term of this Lease, Tenant shall, at its own
expense, maintain (i) public liability insurance for claims for personal injury
or death and property damage with limits of not less than $1,000,000 combined
single limit of liability plus umbrella coverage of not less than $5,000,000;
and (ii) fire and extended coverage insurance on all property described in the
first sentence of Section 13(b) to the extent of at least 90 percent of their
insurable value. All such policies described in subsection (a)(i) only shall
name Landlord as an additional insured and shall be with insurance companies and
on forms reasonably satisfactory to Landlord. Tenant shall, prior to Tenant's
occupancy of the Premises and thereafter at Landlord's request, furnish Landlord
with certificates of all insurance to be maintained by Tenant and with evidence
of payment of the premiums thereon. All such policies shall contain a clause or
endorsement to the effect that they may not be terminated or amended during the
Term of this Lease except after thirty days' written notice thereof to Landlord.
All insurance policies maintained by or on behalf of Landlord and Tenant with
respect to the Premises shall include a waiver of subrogation against Landlord
and Tenant on the part of the respective insurance carriers and each of the
parties hereby releases the other, to the extent of the releasing party's
insurance coverage, from any and all liability for any loss or damage covered by
such insurance which may be inflicted upon the property of such party even if
such loss or damage shall be brought about by the fault or negligence of the
other party, its agents or employees; provided, however, that this release shall
be effective only with respect to loss or damage occurring during such time as
the appropriate policy of insurance shall contain a clause to the effect or
otherwise provide that this release shall not affect said policy or the right of
the insured to recover thereunder.

      (b) Tenant shall not use or suffer or permit any other firm or person to
use the Premises for any hazardous purpose or in any manner that will violate,
suspend, void, make inoperative or increase the rate of any policies of
insurance of any kind at any time carried by Landlord upon the Premises and the
Building, fixtures and property therein. Tenant at Tenant's sole expense shall
comply with all rules, orders, regulations or requirements of the board of fire
underwriters, or any other similar body, having jurisdiction over the Premises.
Any increase in the cost of any insurance carried by Landlord attributable to
Tenant's activities on the Premises or Tenant's failure to perform and observe
Tenant's obligations and covenants hereunder shall be borne by Tenant and
payable to Landlord, from time to time, on demand.

                                       14
<PAGE>

      Section 20. LANDLORD'S INSURANCE

      At all times during the Term of this Lease, Landlord shall maintain public
liability insurance for claims for personal liability or death and property
damage with limits of not less than $5,000,000. Landlord, with respect to all
structures and improvements on the Premises, including leasehold improvements,
shall, during the Term of this Lease, carry full and adequate insurance under a
so-called all-risk policy, which shall include but not be limited to coverage
for boiler and machinery, accidental and direct physical loss. Landlord's
insurance shall also include rental value insurance for the protection of
Landlord, which insurance shall provide for payment of net rental and other
charges due hereunder for a minimum period of one (1) year following a casualty,
such policy providing that payments will be made to Landlord regardless of
whether this Lease is terminated as a result of such casualty.

      During the period Landlord is performing Landlord's Work (and for any
additional period prior to delivery of the Premises to Tenant), Landlord shall
maintain, or cause its Contractor to maintain, property insurance under an all
risk form or builder's risk coverage in amounts and in a form acceptable to
Tenant. Landlord shall also require the Architect to carry errors and omissions
coverage in an amount of not less than $1,000,000. Landlord's insurance policies
shall be deposited with the Tenant and renewals thereof shall be deposited not
less than ten (10) days prior to the expiration date of the then expiring
policy. All such policies maintained by Landlord shall provide that the same
shall not be amended or canceled without at least thirty (30) days' prior
written notice to the Tenant.

      Section 21. SERVICES PROVIDED BY LANDLORD

      (a) Pursuant to Section 10 above, Landlord shall furnish or cause to be
furnished on or before the Commencement Date the following services:

            (i) Heating or air conditioning; provided that Tenant will be solely
responsible to pay for the power to operate such heating and air conditioning on
the Premises;

            (ii) Domestic running water for the operation of lavatories,
ordinary drinking fountains at all times (but paid for by Tenant);

            (iii) 110-volt electric current for the office, warehouse and
manufacturing portions of the Premises and 220-volt or 408-volt electric current
for the manufacturing portion of the Premises, all as shown on Exhibit B;
provided that Tenant will be solely responsible to pay the electric bill to
operate such systems on the Premises; After the Commencement Date, the costs of
maintaining the availability of such utilities shall be Operating Costs pursuant
to Section 6(b)(ii).

      (b) Tenant covenants and agrees that at all times its use of electric
current shall never exceed the capacity of any wiring installation in or to the
Premises.

      (c) Landlord shall not be liable to Tenant or any other person, for direct
or consequential damage, or otherwise, for breach of Section 21(a) above when
Landlord uses reasonable diligence to supply such services. Landlord reserves
the right temporarily to discontinue such services, or any of them, at such
times as may be necessary by reason of accident, unavailability of employees,
repairs, alterations or improvements, strikes, lockouts, riots, acts

                                       15
<PAGE>

of God, governmental preemption in connection with a national or local
emergency, any rule, order or regulation of any governmental agency, conditions
of supply and demand, Landlord's compliance with any mandatory governmental
energy conservation or environmental protection program or any other happening
beyond the control of Landlord. Landlord shall not be liable for damages to
person or property or for injury to, or interruption of, business for any
discontinuance permitted under this Section 21, nor shall such discontinuance in
any way be construed as an eviction of Tenant or cause an abatement of rent or
operate to release Tenant from any of Tenant's obligations hereunder, unless
Landlord is negligent in its duties to maintain the heating and air conditioning
system, the plumbing, and the electrical system.

      Section 22. ASSIGNMENT AND SUBLETTING

      (a) Tenant shall not assign this Lease or any interest herein or sublet
all or any part of the Premises, or suffer or permit the Premises or any part
thereof to be occupied by others, without the prior written consent of Landlord
in each instance, which consent shall not be unreasonably withheld. Any such
attempted assignment, subletting, or occupancy without Landlord's prior written
consent shall be void and shall confer no rights whatsoever on any party. Tenant
will notify Landlord in writing of any interest in this Lease which Tenant
wishes to assign or any portion of the Premises which Tenant wishes to sublet or
permit others to occupy which notice shall specify the terms and conditions of
such transaction and shall be accompanied by such information as Landlord may
require with respect to the proposed assignee, sublessee or occupant. Upon
receipt of such notice and information, Landlord shall have the right in its
discretion, reasonably exercised, to either:

            (i) Consent to such assignment, subletting or occupancy in which
event one-half (1/2) of any rent or other consideration realized by Tenant under
any such assignment, subletting or occupancy in excess of the Base Rent and
other sums payable hereunder reasonably attributable to the space subject to the
assignment, subletting or occupancy arrangement, after amortization of the
reasonable costs incurred by Tenant for leasing commissions and leasehold
improvements in connection with such assignment, subletting or occupancy over
the term of such assignment, subletting or occupancy, shall be paid to Landlord
by Tenant; or

            (ii) Refuse to consent to such assignment, subletting or occupancy
setting forth its reasons for such refusal in writing. If Landlord does not
deliver written notice as to Landlord's election of one of the options referred
to above within thirty (30) days after its receipt of the notice and information
from Tenant, Landlord shall be deemed to have consented to the proposed
assignment, subletting or occupancy. If this Lease or any interest herein is
assigned, or if the Premises or any part thereof be sublet or occupied by
anybody other than Tenant, with or without the consent of Landlord having first
been obtained, Landlord may, after default by Tenant, collect rent from the
assignee, subtenant or occupant, and apply the net amount collected to the Base
Rent and other sums due hereunder, but no collection shall be deemed a waiver of
this covenant, or the acceptance of the assignee, subtenant or occupancy as the
tenant hereof or a release of Tenant from the further performance by Tenant of
covenants on the part of Tenant contained in this Lease. The consent by Landlord
to an assignment, subletting, or occupancy arrangement shall not relieve Tenant
from primary liability hereunder or from the obligation to obtain the express
consent in writing of Landlord to any further assignment, subletting, or
occupancy arrangement.

                                       16
<PAGE>

      (b) Notwithstanding anything contained in this Lease to the contrary and
provided the assignee assumes this Lease, none of the following, nor any
assignments or transfers of this Lease resulting from the following, shall
require Landlord's prior written consent or the payment by Tenant of any fees or
charges of any kind: (a) a transfer of stock or other ownership interests in
Tenant; (b) the merger, consolidation or amalgamation of Tenant with a third
party or the sale of all or substantially all of the stock or assets of Tenant;
or (c) a transfer to a parent, subsidiary or "affiliate" of Tenant. An
"affiliate" shall mean any trust, corporation, partnership or limited liability
company (i) which owns or "controls" the majority of the ownership interest of
Tenant, either directly or indirectly through other entities; (ii) the majority
of whose ownership interests is owned or "controlled" by Tenant; or (iii) which
owns or "controls" a majority of the ownership interests of Tenant. As used
herein, the word "control" shall mean the right or power to direct or cause the
direction of the management and policies of the entity in question.

      Section 23. END OF TERM

      Upon the expiration or other termination of the Term of this Lease, Tenant
shall promptly quit and surrender to Landlord the Premises broom-clean, in good
order and condition, ordinary wear, condemnation, casualty and Landlord's repair
obligations excepted, and Tenant shall remove all of its movable furniture and
other effects and such alterations, additions and improvements as Landlord shall
require Tenant to remove pursuant to Section 13. For purposes of the foregoing
sentence, items which are partially worn from normal use, but not yet in need of
repair, shall be considered to be in good condition. Likewise, items which are
worn from normal use and have been in such condition without Landlord repairing
them shall be considered to be in good condition. All movable furniture and
other effects and alterations, additions and improvements not so removed shall
conclusively be deemed to have been abandoned and may be appropriated, sold,
stored, destroyed or otherwise disposed of by Landlord without notice to Tenant
or any other person and without obligation to account therefor; and Tenant shall
pay Landlord all reasonable expenses incurred in connection with such property,
including, but not limited to, the cost of repairing any damage to the Building
or Premises caused by removal of such property. Tenant's obligation to observe
or perform this covenant shall survive the expiration or other termination of
this Lease.

      Section 24. HOLDOVER

      If Tenant or any party claiming through or under Tenant shall remain or
continue to be in possession of the Premises or any part thereof after the
termination of this Lease, and Landlord continues to accept rent payments,
Tenant or such party or both shall be deemed to be a month to month tenant of
the Premises on all the terms and conditions of this Lease, except that the Base
Rent shall be 110% of the amount of the Base Rent for the final Lease Year.
Nothing herein contained shall be construed to limit Landlord's right to obtain
possession of the Premises upon termination of this Lease by unlawful detainer
proceedings or otherwise in the event that Landlord does not continue to accept
rent payments after termination of this Lease.

      Section 25. SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE

      (a) This Lease is subordinate to all mortgages, trust indentures and other
encumbrances which may now or hereafter affect such leases or all or any portion
of the Premises and to all renewals, modifications, consolidations, replacements
and extensions thereof. This clause shall be self-operative and no

                                       17
<PAGE>

further instrument or subordination shall be required in order to effectuate it.
Tenant covenants and agrees nevertheless, to execute and deliver promptly any
certificate or other assurance in confirmation of such subordination reasonably
requested by any mortgagee.

      (b) Tenant agrees that in the event any proceedings are brought for the
foreclosure of any mortgage to which this Lease is subordinate, Tenant will
attorn to the purchaser at any such foreclosure sale and will recognize such
purchaser as its landlord under this Lease. Any attornment to a purchaser
pursuant to this Section 25 shall occur automatically, but Tenant shall on
request by and without cost to Landlord or any purchaser execute and deliver any
reasonable instruments evidencing such attornment.

      (c) Notwithstanding the foregoing, no subordination or attornment pursuant
to the provisions of this Section 25 shall be effective unless prior to the date
any party desiring such subordination or attornment obtains title to the
Premises, such party has acknowledged by written notice to Tenant that this
Lease and Tenant's rights hereunder shall continue undisturbed while Tenant is
not in default hereunder; except that party shall not be:

            (i) Liable for any act or omission of any prior Landlord; provided,
however, such party shall not be released from liability if such act or omission
constitutes a breach of the Landlord's obligations under the Lease and continues
after the lender or purchaser succeeds to the interest of the Landlord under the
Lease; or

            (ii) Subject to any offsets or defenses which Tenant might have
against any prior Landlord; or

            (iii) Bound by any Base Rent which Tenant might have paid for more
than one month in advance to any prior Landlord.

      In addition, and notwithstanding the provisions of this Section 25, any
subordination of this Lease or attornment by Tenant shall be subject to Tenant's
receipt of written assurance from the mortgagee or deed of trust holder that (a)
Tenant's possession and this Lease, including any options to extend the Lease,
will not be disturbed so long as Tenant is not in default hereunder beyond any
applicable notice and cure periods and attorns to the record owner of the
Premises; and (b) in the event of foreclosure or sale, the Lease shall continue
in full force and effect in accordance with its terms as a direct lease between
Tenant and such mortgagee, deed of trust holder, or other purchaser; provided
that such rights of Tenant shall be subject to the provisions of Section
25(c)(i) through (iii) above.

      (d) In the event a foreclosure is commenced against the Premises, Landlord
will give Tenant notice of such commencement at least thirty (30) days prior to
the foreclosure sale.

      Section 26. STATEMENT OF PERFORMANCE

      Each party agrees at any time and from time to time, to execute and
deliver to the other, within twenty (20) days following a request therefor, a
statement in writing certifying that this Lease is in full force and effect, and
unmodified (or specifying any modifications), that the requesting party is not
in default hereunder (or specifying any alleged defaults by the requesting
party), and any further information about this Lease or the Premises which the

                                       18
<PAGE>

requesting party may reasonably request. Each party understands that prospective
purchasers, mortgagees or lessors of the Building and prospective assignees of
this Lease or prospective subleases or occupants of the Building will rely on
such certificates. Any failure by either party to respond to a request within
twenty (20) days after receipt of the request shall constitute an admission that
the matters set forth in the requested certificate are true.

      Section 27. RULES AND REGULATIONS

      The rules and regulations set forth on Exhibit C attached hereto are
hereby made a part of this Lease. Landlord may from time to time amend, modify,
delete or add new and additional reasonable rules and regulations for the use,
safety, cleanliness and care of the Premises. Such new or modified rules and
regulations shall be effective upon notice to Tenant from Landlord thereof.
Tenant and Tenant's employees, agents and invitees, shall at all times observe
faithfully and comply strictly with, the rules and regulations set forth on
Exhibit C or as hereinafter modified by Landlord. In the event of any breach of
any rules or regulations set forth on Exhibit C or any amendments or additions
thereto, Landlord shall have all remedies in this Lease provided for in the
event of default by Tenant and shall, in addition have any remedies available at
law or in equity including the right to enjoin any breach of such rules and
regulations. In the event of any conflict between the terms of this Lease and
the terms of any rules and regulations issued by Landlord, including those set
forth in Exhibit C, the terms of this Lease shall control.

      Section 28. INTENTIONALLY LEFT BLANK.

      Section 29. INDEMNITY; WAIVER

      (a) Tenant shall indemnify and hold Landlord harmless from any and all
demands, claims, causes of action, liabilities, judgments, fines and expenses
(including, without limitation, reasonable attorney's fees) incurred or suffered
by Landlord by reason of any breach of this Lease (beyond applicable grace and
cure periods) by Tenant or Tenant's employees, agents or invitees of any
covenant or provision of this Lease.

      (b) Landlord has no knowledge of any present violations of applicable
federal, state, or local laws and regulations, including all laws related to
toxic hazardous waste and hereby agrees to indemnify and hold harmless Tenant
from liability for any such hazardous waste existing prior to Tenant's occupancy
of the Premises. The Tenant shall comply with all applicable federal, state, and
local laws and regulations, including but not limited to the Federal Water
Pollution Control Act, 33 U.S.C. ss.1251, et seq., the Oil Pollution Act, 33
U.S.C. ss.2701 et seq., the Clean Air Act, 42 U.S.C. ss.7401, et seq., the
Resource Conservation and Recovery Act, 42 U.S.C. ss.6901, et seq., and the
Comprehensive Environmental Response, Control, and Liability Act, 42 U.S.C.
ss.9601, et seq., as subsequently amended. Prior to the date that is thirty (30)
days from the date hereof, Landlord agrees, as a material condition of this
Lease, to provide Tenant with an environmental assessment of the Premises, in
form and substance satisfactory to Tenant, certified by a third-party
environmental consultant licensed to practice in the State of Colorado and
reasonably acceptable to Tenant, which report shows to Tenant's satisfaction
that the Premises are free and clear of Hazardous Materials and the Premises are
not in violation of any environmental laws, rules, regulations or enactments
(the "Environmental Assessment"). In the event Landlord is unable to timely
deliver such report, Tenant shall be entitled to terminate this Lease upon
written notice to Landlord delivered no later than July 1, 1999. The Tenant

                                       19
<PAGE>

shall indemnify, defend, and hold the Landlord harmless for any violations
incurred under any such laws and regulations or for any costs, damages, claims,
liabilities, and judgments to the extent arising from past, present, and future
acts or omissions of the Tenant in connection with the use and/or occupancy
authorized by the Lease or other acts of Tenant or its agents. This
indemnification and hold harmless agreement includes, but is not limited to,
acts and omissions of the Tenant in connection with the use and/or occupancy
authorized by the Lease which result in: (1) violations of the above or any
applicable laws and regulations; (2) judgments, claims, or demands assessed
against the Landlord; (3) reasonable costs, expenses, and damages incurred by
the Landlord; or (4) other releases or threatened releases on or into the land,
property, and other interest of the Landlord by solid waste and/or hazardous
substance(s).

      (c) The Tenant's indemnification of the Landlord shall also include any
damages to life or property arising from the Tenant's occupancy or use of land,
property, and other interest of the Landlord. The Landlord has no duty to
inspect leasehold area or to warn of hazards and, if the Landlord does inspect
the area, it shall incur no additional duty nor liability for identified or
non-identified hazards. This covenant may be enforced by the Landlord in a court
of competent jurisdiction. This, and all other Tenant indemnifications of
Landlord and Landlord indemnifications of Tenant under this Lease, shall survive
the expiration or termination of this Lease.

      (d) LANDLORD AND TENANT HEREBY MUTUALLY WAIVE TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THEM AGAINST THE OTHER ON ANY
MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE
RELATIONSHIP OF LANDLORD AND TENANT, TENANT'S USE OR OCCUPANCY OF THE PREMISES,
OR ANY CLAIM OF INJURY OR DAMAGE, OTHER THAN CLAIMS FOR PERSONAL INJURY OR
DEATH.

      (e) Binding Arbitration.

            (i) Any controversy, claim or dispute arising out of or relating to
the construction provisions of this Lease (Section 10) or the breach,
termination, enforceability or validity thereof, other than claims for personal
injury or death, shall be determined exclusively by binding arbitration in
Boulder County before three arbitrators. The arbitration shall be governed by
the American Arbitration Association under its Commercial Arbitration Rules,
provided that at least one member of the panel shall have relevant knowledge of
or experience in the commercial real estate industry.

            (ii) No provision of, nor the exercise of any rights under Section
29(e) shall limit the right of any party: (A) to bring a forcible entry and
detainer, unlawful detainer, or eviction or constructive eviction action; (B) to
exercise self-help remedies provided for in this Lease or by law; or (C) to
request and obtain from a court having jurisdiction before, during or after the
pendency of any arbitration, provisional or ancillary remedies and relief
including, but not limited to, injunctive or mandatory relief or the appointment
of a receiver. The institution and maintenance of an action or judicial
proceeding for, or pursuit of, provisional or ancillary remedies or exercise of
self-help remedies shall not constitute a waiver of the right of any party
hereto, even if such party is the plaintiff, to submit the dispute to
arbitration if such party would otherwise have such right.

            (iii) At any such arbitration proceeding, the arbitrator shall not
have the power or authority to award punitive damages to any party. Judgment

                                       20
<PAGE>

upon the award rendered may be entered in any court having jurisdiction.

            (iv) Each of the parties shall, subject to the award of the
arbitrators, pay an equal share of the arbitrators' fees.

      (f) Landlord represents and warrants to Tenant as follows:

            (i) Neither Landlord nor any of its agents, officers, employees or
consultants has any knowledge of any (a) hazardous or toxic materials, wastes or
substances ("Hazardous Materials") which are located in or which have been
treated, stored, generated or disposed of upon the Premises; or (b) violation of
any state, federal or local law enacted for the protection of the environment or
the safety of workers at the Premises.

            (ii) Tenant shall not have any responsibility or obligation for
clean-up, remediation, defense or indemnification with respect to any
environmental pollution, environmental impairment or Hazardous Materials not
caused by Tenant, its suppliers, agents, contractors, employees, invitees, or as
a result of Tenant's operations at the Premises.

      Section 30. COMMENCEMENT OF THE TERM

      Subject to Section 10 above, the Term of this Lease shall commence on
whichever of the following dates shall first occur:

      (a) The date on or after December 15, 1999 on which the Premises are
"Substantially Complete" (which shall mean that (i) Landlord shall have
substantially completed the work in the Premises required to be completed by
Landlord as specified in Exhibit B (including the Building, the Parking Lot and
all necessary access and egress thereto), exclusive of minor "punch list" items
of mechanical and cosmetic adjustment that do not prevent Tenant from using or
enjoying the Premises for the use intended hereunder, (ii) Landlord has
furnished to Tenant a final unconditional certificate of occupancy for the
Premises, and (iii) Landlord has delivered to Tenant an Environmental Assessment
for the Premises (as defined in Section 29 herein) in form and substance
satisfactory to Tenant; provided that, in the event Landlord shall be delayed in
completing Landlord's Work by any interference with or hindrance of such work by
Tenant, Tenant's contractor or any of their employees, servants or agents or by
any changes in such work requested by Tenant and agreed to by Landlord
("Tenant-Caused Delays"), the Premises shall be deemed to have been
Substantially Complete on the date on which Landlord would have Substantially
Completed Landlord's Work had such Tenant-Caused Delay not occurred); or

      (b) The date on which Tenant shall take possession and occupy the
Premises.

Landlord and Tenant shall execute and record an agreement specifying the date,
determined in the manner specified above, on which the term of this Lease
commenced, which date shall be the Commencement Date for all purposes under this
Lease.

      Section 31. TENANT'S DEFAULT

      The following shall constitute defaults of Tenant hereunder:

      (a) Tenant shall fail to pay when due any installment of Base Rent or any
other sum payable by Tenant under terms of this Lease, and Tenant shall fail

                                       21
<PAGE>

to remedy such failure within ten (10) days after Landlord shall have given
Tenant written notice specifying such failure;

      (b) Tenant shall neglect or fail to perform or observe any of the
covenants herein contained on Tenant's part to be performed or observed and
Tenant shall fail to remedy such default within thirty (30) days after Landlord
shall have given to Tenant written notice specifying such neglect or failure (or
within such period, if any, as may be reasonably required to cure such default
if it is of such nature that it cannot be cured within such thirty-day period
and Tenant proceeds with reasonable diligence thereafter to cure such default);

      (c) This Lease or the Premises or any part thereof shall be taken upon
execution or by other process of law directed against Tenant, or shall be taken
upon or subject to any attachment at the instance of any creditor of or claimant
against Tenant, and such, attachment shall not be discharged or disposed of
within ninety (90) days after the levy thereof;

      (d) Tenant shall lock the Premises so as to prevent the entry therein of
Landlord or Landlord's representatives as permitted by the terms of this Lease
and the same is not corrected within three (3) days of written notice by
Landlord to Tenant;

      (e) Tenant shall:

            (i) Make an assignment of all or a substantial part of Tenant's
property for the benefit of creditors;

            (ii) Apply for or consent to or acquiesce in the appointment of a
receiver, trustee or liquidator of Tenant or of all or a substantial part of
Tenant's property or of the Premises or of Tenant's interest in this Lease; or

            (iii) File a voluntary petition in bankruptcy or a petition or an
answer seeking reorganization under any bankruptcy or insolvency law or an
arrangement with creditors, or take advantage of any insolvency law or file an
answer admitting the material allegations of a petition filed against Tenant in
any bankruptcy, reorganization or insolvency proceedings; or

      (f) The entry of a court order, judgment or decree without the
application, approval or consent of Tenant, approving a petition seeking
reorganization of Tenant under any bankruptcy or insolvency law or appointing a
receiver, trustee or liquidator of Tenant or of all or a substantial part of
Tenant's property or of the Premises or of Tenant's interest in this Lease, or
adjudicating Tenant as bankrupt or insolvent, and such order, judgment or decree
shall not be vacated, set aside or stayed within ninety (90) days from the date
of entry.

      Section 32. REMEDIES

      If Tenant shall default under this Lease as set forth in Section 31,
Landlord shall have the following rights and remedies in addition to all other
remedies at law or equity, and none of the following, whether or not exercised
by Landlord, shall preclude the exercise of any other right or remedy whether
herein set forth or existing at law or equity:

      (a) Landlord shall have the right to terminate this Lease by giving Tenant
notice in writing, and upon the giving of such notice, this Lease and the

                                       22
<PAGE>

Term hereof as well as the right, title and interest of Tenant under this Lease
shall wholly cease and expire in the same manner and with the same force and
effect (except as to Tenant's liability on the date specified in such notice as
if such date were the expiration date of the Term of this Lease) without the
necessity of re-entry or any other act on Landlord's part. Upon any termination
of this Lease, Tenant shall quit and surrender to Landlord the Premises as set
forth in Section 23. If this Lease is terminated, Tenant shall remain liable to
Landlord for all Base Rent accrued and unpaid and other sums due hereunder to
the date of termination of this Lease. Landlord shall also be entitled to
recover from Tenant the worth at the time of such termination of the excess, if
any, of the amount of Base Rent reserved in this Lease for the balance of the
Term of this Lease (which shall be calculated using a reasonable discount rate
determined at that time) over the then reasonable rental value of the Premises
for the same period.

      (b) To the extent permitted in accordance with applicable law, Landlord
may without demand or notice, re-enter and take possession of the Premises or
any part thereof, and repossess the same as of Landlord's former estate and
expel Tenant and those claiming through or under Tenant, and remove the effects
of any and all such persons (forcibly, if necessary) without being deemed guilty
of any manner of trespass and without prejudice to any remedies for arrears of
rent or preceding breach of covenants. Should landlord elect to re-enter as
provided in this Section 32(b), or should Landlord take possession pursuant to
legal proceedings or pursuant to any notice provided for by law, Landlord may,
from time to time, without terminating this Lease, relet the Premises or any
part thereof for such term or terms and at such rental or rentals, and upon such
other conditions as Landlord may deem advisable, with the right to make
alterations and repairs to the Premises. No such re-entry or repossession of the
Premises by Landlord shall be construed as an election on Landlord's part to
terminate this Lease unless a written notice of termination is given to Tenant
by Landlord. No such re-entry or repossession of the Premises shall relieve
Tenant of its liability and obligation under this Lease, all of which shall
survive such re-entry or repossession. Upon the occurrence of such re-entry or
repossession, Landlord shall be entitled to the amount of the monthly Base Rent,
and any other sums, which would be payable hereunder if such re-entry or
repossession had not occurred, less the net proceeds, if any, of any reletting
of the Premises after deducting all of Landlord's expenses in connection with
such reletting, including but without limitation, all repossession costs,
brokerage commissions, legal expenses, reasonable attorney's fees, expenses of
employees, alteration costs and expenses of preparation for such reletting.
Tenant shall pay such amount to Landlord on the days on which the Base Rent or
any other sums due hereunder would have been payable hereunder if possession had
not been retaken. In no event shall Tenant be entitled to receive the excess, if
any, of net rent collected by Landlord as a result of such reletting over the
sums payable by Tenant to Landlord hereunder. Notwithstanding the provisions of
this Section 32 or any other provision of this Lease to the contrary, (a)
Landlord shall not have the right to accelerate the rent and other charges due
hereunder so long as Tenant is not in default in the payment of any rent or
charges due under this Lease for a period of more than thirty (30) days; (b) any
costs and expenses incurred by Landlord in attempting to relet the Premises
(including renovation expenses, reasonable attorney fees and any free rent
granted to a new tenant) shall be spread over the entire term of the new lease,
and the rent to be received by Landlord shall be likewise determined at an
average annual rate over the entire term of such lease, and Tenant shall be
obligated only for the expenses attributable to the balance of the Term and
Tenant shall receive credit for such rent attributable to the Term; and (c) in

                                       23
<PAGE>

exercising its remedies pursuant to this Lease, Landlord shall use commercially
reasonable efforts to mitigate its damages.

      (c) If Tenant shall default in making any payment required to be made by
Tenant (other than payments of Base Rent) or shall default in performing any
other obligations of Tenant under this Lease (after applicable grace and cure
periods), Landlord may, but shall not be obligated to, make such payment or on
behalf of Tenant, expend such sum as may be necessary to perform such
obligation. All sums so expended by Landlord with interest thereon at the
Default Rate shall be repaid by Tenant to Landlord as additional rent. No such
payment or expenditure by Landlord shall be deemed a waiver of Tenant's default
nor shall it affect any other remedy of Landlord by reason of such default.

      If Tenant shall fail to pay by the fifth day of the month any installment
of Base Rent due on the first of the month (even if such failure is timely
cured), Landlord may charge and Tenant shall pay upon demand interest thereon at
the Default Rate from the first day of the month and a collection charge (in
addition to any reasonable attorney's fees incurred) equal to five percent (5%)
of the amount of said late payment. If either party shall fail to pay when due
any sum other than Base Rent due under this Lease (even if such failure is
timely cured), the receiving party may charge and the paying party shall pay
upon demand interest thereon at the Default Rate, and if any such amount is not
paid within ten (10) days after written notice of delinquency, a collection
charge (in addition to any reasonable attorney's fees incurred) equal to five
percent (5%) of the amount of said late payment.

      Section 33. LANDLORD'S DEFAULT

      If Landlord defaults in the performance of any of its obligations,
covenants and warranties hereunder and such default continues for a period of
thirty (30) days after written notice thereof to Landlord from Tenant specifying
the nature of such default, or such additional period as Landlord may reasonably
require to cure the same (except in an emergency that Landlord shall fail to
cure immediately), in addition to all other rights and remedies available to
Tenant, Tenant may, at its option, cure the same on behalf of Landlord,
whereupon the cost of such curing plus interest thereon at the Default Rate
shall be immediately due and payable to Tenant from Landlord upon written demand
therefor by Tenant. Failure of Landlord to reimburse Tenant shall entitle Tenant
to deduct the costs thereof from the next subsequent rents due hereunder. Tenant
shall not have the remedy of termination of this Lease unless Landlord's default
is so substantial as to make the Premises untenantable, or Landlord is
repeatedly in default in a persistent manner on a subject of a substantial
nature; provided, however; any Tenant right of termination in such instances
shall still be subject to Landlord's right to cure.

      Section 34. LANDLORD'S WARRANTIES

      Landlord represents, covenants and warrants (i) that it has lawful title
to the Premises and has full right, power and authority to enter into this
Lease; (ii) that in the construction of the Building, the Parking Lot and all
other improvements on the Premises, it shall comply with all applicable laws,
ordinances, regulations and requirements of governmental authorities having
jurisdiction thereof; and (iii) the Premises will be developed, managed and
maintained in a neat, attractive and reputable manner.

                                       24
<PAGE>

      Section 35. NO IMPLIED SURRENDER OR WAIVER

      The failure of either party to seek redress for violation of, or to insist
upon the strict performance of, any covenant or condition of this Lease or any
of the rules and regulations set forth in Exhibit C to this Lease or hereafter
adopted by Landlord shall not prevent a subsequent act, which would have
originally constituted a violation, from having all the force and effect of an
original violation. The receipt by either party of any sums due hereunder with
knowledge of the breach of any covenant of this Lease shall not be deemed a
waiver of such breach. The failure of Landlord to enforce any of the rules and
regulations set forth in Exhibit C, or hereafter adopted, against Tenant shall
not be deemed a waiver of such rules and regulations or any part thereof. Except
as set forth in this Lease, no provisions of this Lease shall be deemed to have
been waived by either party hereto unless such waiver is in writing signed by
such party. No act or thing done by Landlord or Landlord's agents during the
Term of this Lease shall be deemed an acceptance of a surrender of the Premises,
and no agreement to accept such surrender shall be valid unless in writing
signed by Landlord. No employees of Landlord or of Landlord's agents shall have
any power to accept the keys of the Premises prior to the termination of this
Lease. The delivery of keys to any employee of Landlord, or of Landlord's
agents, shall not operate as a termination of this Lease or a surrender of the
Premises. No payment by one party, or receipt by the other party, of a lesser
amount than any sums due hereunder, shall be deemed to be other than on account
of the earliest stipulated amount, nor shall any endorsement or statement on any
check or any letter accompanying any check or payment as rent be deemed an
accord and satisfaction, and the receiving party may accept such check or
payment without prejudice to such party's right to recover the balance of such
amount or pursue any other remedy available to such party. Whenever the consent
or approval of a party is required under this Lease, such consent or approval
shall not be unreasonably withheld, delayed or conditioned unless expressly
provided herein to the contrary, and shall be deemed given if such party has not
responded within ten (10) days of the other party's request for the same if such
request reminds the recipient that the request is deemed given if there is no
response within ten (10) days. Further, in the event any costs or expenses
(including attorney fees) are to be reimbursed by one party to the other, such
expenses shall be reasonable in amount and the incurring of such expenses shall
be reasonable. In the event either party commences arbitration or litigation in
order to enforce its rights under this Lease or as a result of a default by the
other party, the losing party shall pay the reasonable attorney fees and
expenses incurred by the prevailing party.

      Section 36. TIME IS OF THE ESSENCE

      Time is of the essence hereof.

      Section 37. PAYMENTS AFTER TERMINATION

      No payment of money by Tenant to Landlord after the termination of this
Lease, in any manner, or after the giving of any notice (other than a demand for
payment of money) by Landlord to Tenant, shall reinstate, continue, or extend
the Term of this Lease or make ineffective any notice given to Tenant prior to
the payment of such money. After the service of notice or the commencement of a
suit or after final judgment granting Landlord possession of the Premises,
Landlord may receive and collect any sums due hereunder, and the payment of such
sums shall not make ineffective any notice, or in any manner affect any pending
suit or any judgment theretofore obtained.

                                       25
<PAGE>

      Section 38. NO REPRESENTATIONS; ENTIRE AGREEMENT

      Landlord, Tenant and their respective agents have made no representations,
warranties, agreements or promises with respect to the Premises except such as
are expressed herein. The entire contract of the parties is contained herein,
and there are no promises, agreements, representations, warranties, conditions
or understandings, either oral or written, between them, other than as are
herein set forth.

      Section 39. BROKERAGE

      Except that Landlord has dealt with Callan and Company and has agreed to
pay its brokerage fee in connection with this Lease, each party represents and
warrants that it has dealt only with Landlord or Tenant, respectively, in
connection with this Lease and that no broker negotiated this Lease or is
entitled to any commission in connection herewith. Each party further agrees to
indemnify and hold harmless the other party with respect to any claim for
broker's commission or similar compensation brought by any person by reason of
the indemnifying party's acts.

      Section 40. NOTICE

      Any notice, demand or communications concerning the Lease by Landlord to
Tenant shall be in writing and shall be deemed sufficiently given or rendered if
delivered personally to Tenant or any of its officers, or three days after
having been sent by United States certified or registered mail, return receipt
requested, postage prepaid, or one (1) business day after having been sent by a
nationally recognized overnight delivery service, addressed to Tenant at the
most current address of Tenant known by Landlord, or, after commencement of the
Term of this Lease, at the Premises. Any notice, demand or communication
concerning this Lease by Tenant to Landlord shall be in writing and must be
served by certified or registered United States mail, postage prepaid, or sent
by a nationally recognized overnight delivery service, addressed to Landlord at
6676 Gunpark Drive, Suite D, Boulder, Colorado 80301. Either party shall have
the right to designate in writing, served as above, a different address to which
any notice, demand or communication is to be mailed.

      Section 41. AMENDMENT OR MODIFICATION

      Except as herein otherwise provided, no amendment, alteration,
modification of or addition to this Lease shall be valid or binding unless
expressed in writing and signed by the party or parties to be bound thereby.

      Section 42. DEFINITION OF LANDLORD

      The term "Landlord" as used in this Lease, so far as covenants or
obligations on the part of Landlord are concerned, shall be limited to mean and
include only the owner or owners at the time in question of the Premises. In the
event that the interest of the Landlord herein named in the Premises is
transferred, whether by sale, lease or sublease, foreclosure, or otherwise, the
named Landlord shall be and hereby is entirely freed and relieved of all
covenants and obligations of Landlord hereunder, and it shall be deemed and
construed without further agreement between the parties or their successors in
interest, or between the parties and any such transferee that such transferee
has assumed and agreed to carry out any and all covenants and obligations of the

                                       26
<PAGE>

named Landlord, whether accruing before or after the transfer, and is the
Landlord hereunder.

      Section 43. SEVERABILITY

      If any clause or provision of this Lease is illegal, invalid or
unenforceable under present or future laws effective during the Term of this
Lease, then and in that event, it is the intention of the parties hereto that
the remainder of this Lease shall not be affected thereby. It is also the
intention of the parties to this Lease that in lieu of each clause or provision
of this Lease that is illegal, invalid or unenforceable, there be added as a
part of this Lease a clause or provision as similar in terms to such illegal,
invalid or unenforceable clause or provision as may be possible and be legal,
valid and enforceable.

      Section 44. CAPTIONS; GENDER AND NUMBER

      The caption of each Section is added as a matter of convenience only and
shall be considered of no effect in the construction of any provision or
provisions of this Lease. The term "Tenant" herein, or any pronoun used in place
thereof, shall include the masculine, feminine, singular, plural, individuals,
partnerships or corporations where applicable.

      Section 45. SUCCESSORS, ASSIGNS; JOINT AND SEVERAL LIABILITY

      The covenants, conditions and agreements contained in this Lease shall
bind and inure to the benefit of Landlord and Tenant and their respective heirs,
distributees, executors, administrators, and successors.

      Section 46. GOVERNING LAW

      This Lease shall be governed by and interpreted in accordance with the
laws of the State of Colorado.

      Section 47. MEMORANDUM

      This Lease shall not be recorded, but Landlord and Tenant shall execute
and record, at Tenant's option and expense, a memorandum of this Lease
(including the right of first refusal) in the office of the Boulder County Clerk
and Recorder.

      Section 48. OPTIONS TO EXTEND

      (a) Grant of First Option. Tenant shall have the option to extend the Term
of this Lease for an additional five (5) years (the "First Option"); provided
that Tenant is not in default under this Lease beyond any applicable notice and
cure periods.

      (b) Exercise of First Option. Tenant may only exercise its First Option by
written notice to Landlord served upon Landlord during the time period between
twelve (12) months and six (6) months prior to the end of the original Term.
Once such notice is served, the Term of the Lease shall automatically be
modified so that the Term of the Lease shall end at 11:59 p.m. on the last day
of the calendar month in which the twentieth anniversary of the Commencement
Date occurs.

                                       27
<PAGE>

      (c) Grant of Second Option. Provided that Tenant has exercised its First
Option, Tenant shall have the option to extend the Term of this Lease for
another five (5) year additional period (the "Second Option"); provided that
Tenant is not in default under this Lease beyond any applicable notice and cure
periods, at the time the Second Option is exercised, the First Option and the
Second Option shall also be referred to herein separately as the "Option Term"
and together as the "Option Terms".

      (d) Exercise of Second Option. Tenant may only exercise its Second Option
by written notice to Landlord served upon Landlord during the time period
between twelve (12) months and six (6) months prior to the end of the Term as
modified by the exercise of the First Option. Once such notice is served, the
Term of the Lease shall be automatically modified so that the Lease will end at
11:59 p.m. on the last day of the calendar month in which the twenty-fifth
anniversary of the Commencement Date occurs.

      (e) Option Rent. If Tenant exercises its option to extend in accordance
with the provisions of this Section 48, this Lease shall be extended for the
applicable Option Term at an annual Base Rent, as determined by agreement
between Landlord and Tenant or, if no agreement is reached, equal to the market
rental value of the Premises for the five-year Option Term as of the
commencement date of the applicable Option Term as determined by appraisal in
accordance with the provisions of this Section 48, provided, however, that such
annual Base Rent for the Option Term shall not in any event be less than the
annual Base Rent in effect as of the last day of the immediately preceding Term
or Option Term.

      After receipt of notice of Tenant's exercise of its option to extend, and
after verbal discussion with Tenant as to the appropriate Base Rent, Landlord
shall deliver to Tenant Landlord's proposed annual Base Rent for the applicable
Option Term. If Tenant disagrees with Landlord's proposed annual Base Rent for
the Option Term, and if the parties cannot agree upon an annual Base Rent by the
date that is five (5) months prior to the expiration of then current Term or
Option Term, then the annual Base Rent for the Option Term shall be determined
as follows:

      Landlord and Tenant will each promptly choose one disinterested commercial
real estate appraisal firm of recognized competence and experience in the
Boulder market and each firm shall designate an appraiser, who must have at
least ten years of commercial appraising experience in eastern Colorado and who
must be either a Senior Real Property Appraiser of the Society of Real Estate
Appraisers or a member of the American Institute of Real Estate Appraisers, to
perform an appraisal of the fair market rental value of the Premises for the
applicable Option Term. By that date which is four (4) months prior to the
expiration of the initial Term or Option Term, as the case may be, at a mutually
agreeable time and place, Landlord and Tenant shall simultaneously exchange in
writing the two fair market rental value appraisals of the Premises. If the two
fair market rental values of the Premises, as determined by such appraisal
firms, are within ten percent (10%) of each other (i.e., if the lower of the two
appraised values, on a present value basis, is at least 90% of the higher of the
two appraised values, on a present value basis), the fair market value of the
Premises for the Option Term shall be deemed to be the average of such appraised
rent values. Such average appraised rental values shall be final and
conclusively binding on the two parties. Prior to submitting their appraisals,
the two appraisal firms shall select (subject to the approval of Landlord and
Tenant) a third disinterested commercial real estate appraisal firm of
comparable qualifications to perform the same appraisal, if necessary. If the

                                       28
<PAGE>

two fair market rental values shown by the two appraisal firms are not within
10% of each other, then the third appraisal firm shall, within thirty (30) days
after the exchange of the two fair market rental value appraisals, determine
which of the two appraisals is closest to its opinion as to the fair market
rental value of the Premises for the applicable Option Term in accordance with
the foregoing instructions and such third appraisal firm shall notify Landlord
and Tenant of its determination. The appraisal so chosen by the third appraisal
firm shall be final and conclusively binding on the parties as to the fair
market rental value of the Premises for the applicable Option Term. Landlord and
Tenant will be responsible for compensating the appraisal firm selected by each,
and the third appraisal firm, if any, shall be compensated equally by the
parties.

      In the event the annual Base Rent for the Option Term is not determined
until after the commencement date of the applicable Option Term, Tenant shall
continue paying the annual Base Rent payable under the Lease for the preceding
Lease Year and, at such time as any increase in the annual Base Rent is
determined, (i) the annual Base Rent shall be retroactively adjusted to the
commencement date of the applicable Option Term, (ii) Tenant shall (within
thirty (30) days of Landlord's written demand) pay to Landlord the increased
annual Base Rent for the period between the commencement date of the applicable
Option Term and the last day of the month in which Landlord's demand for such
payment is made, and (iii) commencing on the first day of the month following
the month in which such demand for the lump sum payment is made by Landlord,
Tenant shall start making payments of monthly installments of annual Base Rent
in the recomputed amount. Once annual Base Rent for the Option Term has been
established, each of the parties agree, on the demand of the other, to execute
an appropriate amendment to the Lease to incorporate the annual Base Rent
established.

      (f) All Other Provisions of the Lease to Remain the Same During Option
Periods. All the provisions of the Lease shall remain the same during the
extended Terms in the event either or both of the options granted hereunder are
exercised (including the payment of Operating Costs), except for Option Rent, as
provided in Section 48(d) above. If the Term of the Lease is extended as herein
provided, the term "Term" as used herein shall include such Option Term or
Terms.

      Section 49. RIGHT OF FIRST REFUSAL

      (a) Right of First Refusal. If at any time during the Term Landlord
proposes to sell the Premises (for example, where Landlord receives an
unsolicited offer it proposes to accept) or list them for sale, Landlord shall
first make a written offer to sell the Premises to Tenant on the same terms and
conditions on which the Landlord proposes to transfer or list the Premises.

      (b) Acceptance of Offer. The Tenant shall have the right for a period of
thirty (30) days after receipt of the offer from the Landlord to elect to
purchase the Premises, during which time Tenant may conduct any and all
inspections of the Premises. The making of a counteroffer by Tenant shall not be
deemed a rejection of Landlord's offer or otherwise shorten Tenant's thirty (30)
day period to accept Landlord's offer. To exercise this right of first refusal,
the Tenant shall give written notice to the Landlord within said thirty-day
period. Upon exercise of the right of first refusal, the sale shall be closed
and payment made on the terms set forth in the offer made to Tenant pursuant to
Section 49(a), except that Tenant shall be entitled to a credit against the
purchase price in the amount of one-half of the amount of the brokerage
commission Landlord would have paid but avoided by selling to Tenant, and except
for the

                                       29
<PAGE>

time for closing which shall be conducted at a time and place acceptable to the
parties, but in no event later than one hundred twenty (120) days after receipt
by Tenant of Landlord's offer.

      (c) Failure to Accept Offer. If Tenant does not elect to purchase the
Premises in accordance with Section 49(b) above, or if the purchase is not
closed, then Landlord may transfer the Premises within six (6) months after
making the offer to Tenant to an unaffiliated third party pursuant to a bona
fide arm's length agreement at a price not less than ninety percent (90%) of the
price offered to Tenant or at a price not less than the Tenant's last
counter-offer to Landlord, whichever is greater, and Tenant's first right of
refusal shall thereupon terminate. In the event Landlord does not so transfer
the Premises within such six (6) month period, then Tenant's first right of
refusal shall continue. In any event, Tenant's first right of refusal shall
terminate at the end of the Term or earlier termination of this Lease.

      (d) Trade. The sale that Landlord may make after Tenant does not elect to
purchase the Premises under Section 49(c), or such a purchase is not closed may
be pursuant to a trade for other property so long as such other property has a
fair market value of at least ninety percent (90%) of the price offered to
Tenant pursuant to Section 49(a) above, or not less than the Tenant's last
counter-offer to Landlord, whichever is greater.

      (e) Transfer to Related Entity. The Tenant's right of first refusal
granted under this Section 49 shall not apply to any transaction whereby
Landlord transfers the Premises to Landlord's Members or relatives of the
Members of Landlord or to an entity in which any of them own beneficial
interests; provided, however, that in such event the first right of refusal
shall continue and the interest of the transferee partnership or limited
liability company shall be subject to this first right of refusal.

      (f) Tenant's Rights. Landlord hereby agrees not to grant purchase, option
or first refusal rights of any kind with respect to the Premises or any part
thereof or any interest therein, to any person or party other than Tenant,
unless the same are expressly made subject to the rights of Tenant hereunder.

      (g) Sale of Property to a Third Party. If Tenant elects not to exercise
its right of first refusal and the Premises are sold to a third-party, the sale
shall be subject to this Lease except that this first right of refusal shall
have terminated.

      (h) Part of Premises. Tenant's first right of refusal shall also apply
when Landlord proposes to sell or list a part of the Premises, in which event
Landlord shall offer the part of the Premises it proposes to list or sell to
Tenant and the provisions of this Section 49 shall also govern such offer and
first right of refusal.

      Section 50: LENDERS PROTECTION CLAUSE

      Tenant agrees to give each holder of a mortgage, deed of trust or other
encumbrance secured by the Premises, by certified or registered mail, or
nationally recognized overnight delivery service, a copy of any notice of
default served upon the Landlord, provided that prior to such notice Tenant has
been notified in writing of the address of such holder. Tenant further agrees
that all of such holders shall have thirty (30) days from the date of such
notice within which to cure such default or if such default cannot be cured
within that time, then in such additional time as may be necessary if within

                                       30
<PAGE>

such thirty (30) days, such holder has commenced and is diligently pursuing, the
remedies necessary to cure such default (including, but not limited to,
commencement of foreclosure proceedings, if necessary, to effect such cure) in
which event this Lease shall not be terminated while such remedies are being so
diligently pursued. The preceding sentence is not intended to alter or delay any
rights the Tenant may have hereunder or by law, except to prohibit any Tenant
right to terminate this Lease until the notice and cure opportunity set forth in
the preceding sentence have been given.

      EXECUTED as of the date first set forth above.

LANDLORD:                            TENANT:

MUM IV, LLC                          HELIX TECHNOLOGY CORPORATION

By /s/ Donald W. Unkefer             By /s/ Michael El-Hillow
   -------------------------            ---------------------------
   Donald W. Unkefer                    Michael El-Hillow
   General Manager                      Senior Vice President and
                                        Chief Financial Officer

                                       31
<PAGE>

                                    EXHIBIT A

                          Recorded Plan of the Premises

                                       32
<PAGE>

                                    EXHIBIT B

                        Building Plans and Specifications

                                       33
<PAGE>

                                    EXHIBIT C

                              Rules and Regulations

      The Rules and Regulations set forth in this Exhibit shall be and hereby
are made a part of the Lease to which they are attached. Whenever the term
"Tenant" is used in these rules and regulations, it shall be deemed to include
Tenant, its employees, agents, or invitees. The following rules and regulations
may from time to time be modified by Landlord in the manner set forth in Section
27 of the Lease.

      1. Use of the Water Fixtures. Water closets and other water fixtures shall
not be used for any purpose other than that for which they are intended, and any
damage resulting to such fixtures from misuse on the part of the Tenant shall be
paid for by Tenant, except to the extent such payment is made from proceeds of
insurance to Landlord.

      2. Trash. All trash shall be placed in receptacles provided by Tenant on
the Premises.

      3. Hazardous Operations and Items. Tenant shall not bring or permit to be
brought or kept in or on the Premises by hazardous, flammable, combustible or
explosive fluid, material, chemical or substance except those that shall be
handled in a safe manner according to OSHA standards and the environmental laws
set forth in Section 29.

      4. Outside Storage. There shall be no outside storage of any articles of
any nature unless it is screened from adjacent rights of way or other building
sites in the subdivision in a manner approved by Landlord.

      5. Captions. The caption for each of these rules and regulations is added
as a matter of convenience only and shall be considered of no effect in the
construction of any provision or provisions of these rules.

                                       34
<PAGE>

                                    EXHIBIT D

                           Covenants and Restrictions

                                       35<PAGE>

                                                                   Exhibit 10.35

                                 FIRST AMENDMENT
                                       TO
                    MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE

     THIS FIRST AMENDMENT (the "First Amendment") is made and entered into this
30 day of June, 2006, by and between CATELLUS OPERATING LIMITED PARTNERSHIP, a
Delaware Limited Partnership, successor in interest to Catellus Development
Corporation ("Landlord"), and SYNETICS SOLUTIONS, INC., an Oregon corporation
("Tenant").

                                    RECITALS

     A. Landlord and Tenant entered into a Multi-Tenant Industrial Triple Net
Lease dated as of December 15, 2000 (the "Lease"), pursuant to which Landlord
leased to Tenant certain premises located at Southshore Corporate Park -
Building C, 4293 NE 185th Avenue; Gresham, Oregon 97230, as more particularly
described in the Lease.

     B. Landlord and Tenant desire to amend the Lease and provide for a Security
Deposit in the amount of $23,564.42 and delete from the Lease, Section 3.3
Letter of Credit, to become effective on June 30, 2006; on the terms and
conditions below

     NOW, THEREFORE, in consideration of the mutual covenants and agreements
contained herein, the parties, intending to be legally bound, agree as follows:

     1. Amendment to Section 3.3. Subject to the terms and conditions stated,
Section 3.3 Letter of Credit of the Lease is deleted and replaced with the
following:

          "3.3 Security Deposit. Upon the execution of this First Amendment,
     Tenant shall pay to Landlord the Security Deposit, in the amount of
     $23,564.42. The Security Deposit shall secure the full and faithful
     performance of each provision of the Lease to be performed by Tenant.
     Landlord shall not be required to pay interest on the Security Deposit or
     to keep the Security Deposit separate from Landlord's own funds. If Tenant
     fails to perform fully and timely on all or any of Tenant's covenants and
     obligations hereunder, Landlord may, but without obligation, apply all or
     any portion of the Security Deposit toward fulfillment of Tenant's
     unperformed covenants and/or obligations. If Landlord does so apply any
     portion of the Security Deposit, Tenant shall immediately pay Landlord
     sufficient cash to restore the Security Deposit to the amount of the then
     current Base Rent per month. After Tenant vacates the Premises, upon the
     expiration or sooner termination of this Lease, if Tenant is not then in
     default, Landlord shall return to Tenant any unapplied balance of the
     Security Deposit. If a change in control of Tenant occurs during this Lease
     and following such change the financial condition of Tenant is, in
     Landlord's reasonable judgment, reduced, Tenant shall deposit such
     additional monies with Landlord as Landlord and Tenant shall agree in good
     faith to be sufficient to cause the Security Deposit to be at a
     commercially reasonable level based on said change in financial condition."

     2. Effect of Lease. Except as expressly amended herein, all other terms,
conditions and covenants of the Lease shall remain binding and in full force
and effect.

     IN WITNESS WHEREOF, the parties have caused this First Amendment to be
executed on the respective dates set forth below, effective of the day and year
first above written.

LANDLORD:                               TENANT:

CATTELLUS OPERATING LIMITED             SYNETICS SOLUTIONS, INC., an Oregon
PARTNERSHIP,                            corporation
A DELAWARE LIMITED PARTNERSHIP

BY: PALMTREE ACQUISITION CORPORATION,   BY: /s/ Akira Hijikuro
A DELAWARE CORPORATION, ITS GENERAL         ------------------------------------
PARTNER SUCCESSOR IN INTEREST TO        NAME: Akira Hijikuro
CATELLUS DEVELOPMENT CORPORATION,       TITLE: TreasureR
                                        DATE:
                                              --------------------

<PAGE>

BY: /s/ W. Scott Lamson
    ---------------------------------
NAME: W. SCOTT LAMSON
TITLE: SENIOR VICE PRESIDENT
DATE:
      -------------------

      Page 2 - FIRST AMENDMENT TO MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE

<PAGE>

                                 LEASE GUARANTY

     The undersigned (collectively the "Guarantor") hereby absolutely and
unconditionally, jointly and severally, guarantees the prompt, complete, and
full and punctual payment, observance, and performance of all the terms,
covenants, and conditions provided to be paid, kept, and performed by the tenant
under that certain Lease Agreement (such lease, as amended, being herein
referred to as the "Lease"), dated July 20, 2000, between Catellus Operating
Limited Partnership, a Delaware Limited Partnership, as Landlord ("Landlord"),
and Synetics Solutions Inc., an Oregon Corporation, as Tenant ("Tenant"),
covering the premises located at 18870 NE Riverside Parkway, Gresham, OR 97230.
United States of America and all renewals, amendments, expansions, and
modifications of the Lease. This Guaranty shall include any liability of Tenant
which shall accrue under the Lease for any period preceding as well as any
period following the term of the Lease.

     The obligation of the Guarantor is primary and independent of Tenant's
obligations under the Lease and may be enforced directly against the Guarantor
independently of and without proceeding against the Tenant or exhausting or
pursuing any remedy against Tenant or any other person or entity. Guarantor
waives any requirement that Landlord mitigate damages under the Lease.

     This instrument may not be changed, modified, discharged, or terminated
orally or in any manner other than by an agreement in writing signed by
Guarantor and the Landlord.

     The obligations of Guarantor under this Guaranty shall not be released or
otherwise affected by reason of any sublease, assignment, or other transfer of
the Tenant's interest under the Lease, whether or not Landlord consents to such
sublease, assignment, or other transfer.

     Any act of Landlord, or the successors or assigns of Landlord, consisting
of a waiver of any of the terms or conditions of said Lease, or the giving of
any consent to any manner or thing relating to said Lease, or the granting of
any indulgences or extensions of time to Tenant, may be done without notice to
Guarantor and without releasing the obligations of Guarantor hereunder.

     The obligations of Guarantor hereunder shall not be released by Landlord's
receipt, application, or release of security given for the performance and
observance of covenants and conditions in said Lease contained on Tenant's part
to be performed or observed nor by any modification of such Lease; but in case
of any such modification, the liability of Guarantor shall be deemed modified in
accordance with the terms of any such modification of the Lease.

     Guarantor waives any defense or right arising by reason of any disability
or lack of authority or power of Tenant and shall remain liable hereunder if
Tenant or any other party shall not be liable under the Lease for such reason.

     Until all the covenants and conditions in said Lease on Tenant's part to be
performed and observed are fully performed and observed, Guarantor (i) shall
have no right of subrogation against Tenant by reason of any payments or acts of
performance by the Guarantor, in compliance with the obligations of the
Guarantor hereunder; (ii) waives any right to enforce any remedy which Guarantor
now or hereafter shall have against Tenant by reason of any one or more payments
or acts of performance in compliance with the obligations of Guarantor
hereunder; and (iii) subordinates any liability or indebtedness of Tenant now or
hereafter held by Guarantor to the obligations of Tenant to the Landlord under
said Lease.

     The liability of Guarantor hereunder shall not be released or otherwise
affected by (i) the release or discharge of Tenant in any insolvency,
bankruptcy, reorganization, receivership, or other debtor relief proceeding
involving Tenant (collectively "proceeding for relief); (ii) the impairment,
limitation, or modification of the liability of Tenant or the estate of the
Tenant in any proceeding for relief, or of any remedy for the enforcement of
Tenant's liability under the Lease, resulting from the operation of any law
relating to bankruptcy, insolvency, or similar proceeding or other law or from
the decision in any court; (iii) the rejection or disaffirmance of the Lease in
any proceeding for relief; or (iv) the cessation from any cause whatsoever of
the liability of Tenant.

     This Guaranty shall continue to be effective or be reinstated, as the case
may be, if at any time any payment by Tenant to Landlord under the Lease is
rescinded or must otherwise be returned by Landlord upon the insolvency,
bankruptcy, reorganization, receivership, or other debtor relief proceeding
involving Tenant, all as though such payment had not been made.

     This Guaranty is executed and delivered for the benefit of Landlord and its
successors and assigns, and is and shall be binding upon Guarantor and its
successors and assigns, but Guarantor may not assign its obligations hereunder
without the prior written consent of Landlord, which may be withheld in
Landlord's sole discretion.

     GUARANTOR AND LANDLORD WAIVE ANY RIGHT TO HAVE A JURY PARTICIPATE IN
RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN
LANDLORD AND GUARANTOR ARISING OUT OF THIS GUARANTY OR ANY OTHER DOCUMENT OR
INSTRUMENT EXECUTED IN CONNECTION HEREWITH OR ANY TRANSACTION RELATED TO THIS
GUARANTY.

     Guarantor agrees to pay all costs and expenses, including reasonable
attorneys' fees, incurred by Landlord in enforcing the terms of this Guaranty.

     This Guaranty shall be governed by and construed in accordance with the
internal laws of the State which governs the Lease excluding any principles of
conflicts of laws. For the purpose solely of litigating any dispute under this
Guaranty, the undersigned submits to the jurisdiction of the courts of said
state.

<PAGE>

if the Guarantor is more than one person or entity, the liability of each such
Guarantor shall be joint and several.

WITNESS THE EXECUTION hereof this _____ day of June, 2006.

                                        GUARANTOR:

                                        Brooks Automation, Inc.

                                        By: /s/ Edward C. Grady
                                            ------------------------------------
                                        Name: Edward C. Grady
                                        Title: President & CEO

<PAGE>

                               FIRST AMENDMENT TO
                    MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE
                        AND COMMENCEMENT DATE MEMORANDUM

     THIS FIRST AMENDMENT TO MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE AND
COMMENCEMENT DATE MEMORANDUM ("Amendment") is made and entered into as of the
19th day of December, 2000, by and between CATELLUS DEVELOPMENT CORPORATION, a
Delaware corporation ("Landlord"), and SYNETICS SOLUTIONS, INC., an Oregon
corporation ("Tenant").

                                    RECITALS:

     A. Landlord and Tenant are parties to that certain Multi-Tenant Industrial
Triple Net Lease dated as of July 20, 2000 (the "Lease"), pursuant to which
Landlord leased to Tenant certain premises located at Southshore Corporate Park
- Building A, 18870 NE Riverside Parkway, Gresham, Oregon, as more particularly
described in the Lease.

     B. Landlord and Tenant desire (a) to acknowledge, among other things, the
Commencement Date (as such term is defined in the Lease) and the rentable square
footage of the Premises and (b) to amend the Lease on the terms and conditions
set forth below.

                                   AGREEMENT:

     NOW, THEREFORE, in consideration of the mutual covenants and agreements
herein contained and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby amend
the Lease and Landlord and Tenant agree as follows:

     1. INCORPORATION; DEFINED TERMS. The Lease, including all exhibits and
schedules attached thereto, is incorporated into this Amendment by this
reference. All capitalized terms used and not otherwise defined in this
Amendment, but defined in the Lease, shall have the meaning set forth in the
Lease.

     2. CONFIRMATION OF COMMENCEMENT DATE AND BASE RENT. Notwithstanding any
provision to the contrary contained in the Lease, Tenant's obligation to pay
Shell Base Rent (as set forth in the Basic Lease Information) under the Lease,
but subject to the terms of this Paragraph 2, commenced on December 12, 2000.
Concurrently with the execution of this Amendment, Tenant shall pay to Landlord
the amount of Twenty Two Thousand Two Hundred Twenty Nine and 38/100 Dollars
($22,229.38) as Shell Base Rent for the month of December 2000. Tenant shall be
under no obligation to pay the First Allowance Rent or the Second Allowance Rent
for December 2000. In no event shall Landlord's acceptance of Shell Base Rent
for the month of December accelerate the Commencement Date which shall be

<PAGE>

conclusively deemed to be January 1, 2001, and, notwithstanding any provision to
the contrary contained in the Lease, the Term of the Lease shall commence on
such date. In accordance with the foregoing, rather than enter into a separate
Commencement Date Memorandum ("Memorandum"), as contemplated in Section 2 of the
Lease, the parties desire to incorporate the provisions of the Memorandum herein
as follows:

               (a) The Commencement Date, as defined in the Lease, is January 1,
     2001.

               (b) The Premises contains 109,906 rentable square feet.

               (c) Base Rent is payable on the Commencement Date (i.e., January
     1, 2001) in accordance with the following rent schedule:

<TABLE>
<CAPTION>
  Months    Shell Base Rent   First Allowance Rent   Second Allowance Rent*   Total Base Rent
  ------    ---------------   --------------------   ----------------------   ---------------
<S>         <C>               <C>                    <C>                      <C>
  1-24         $36,269.00           $5,343.00               $11,535.00           $53,147.00
 25-48         $38,487.00           $5,343.00               $11,535.00           $55,365.00
 49-72         $40,821.00           $5,343.00               $11,535.00           $57,699.00
 73-96         $43,307.00           $5,343.00               $11,535.00           $60,185.00
97 -120        $45,944.00           $5,343.00               $11,535.00           $62,822.00
121-144+       $48,742.00           $       0               $        0           $48,742.00
145-168+       $51,710.00           $       0               $        0           $51,710.00
169-180+       $54,859.00           $       0               $        0           $54,859.00
</TABLE>

*    Subject to prepayment pursuant to Section 9(d) of the Work Letter

+    Subject to the provisions of the Option to Extend set forth in Section 19
     of the Addendum to Lease

     3. RIGHT OF FIRST OFFER ON ADJACENT SPACE. A new Section 20 is hereby added
to the Addendum to Lease as follows:

          "20. Right of First Offer

               20.1 Provided that (i) no Event of Default has occurred and is
          continuing under the Lease, (ii) Tenant is in occupancy of at least
          ninety percent (90%) of the Premises, (iii) Landlord has not given
          more than two (2) notices of default in any twelve (12) month period
          for nonpayment of monetary obligations, if at any time prior to the
          last twelve (12) months of the Term Landlord intends to offer the
          approximately 55,094 square feet portion of the Building not occupied
          by Tenant pursuant to the Lease (the "Additional Premises") for lease
          to third parties or to accept an offer of a third party to lease the
          Additional Premises, Landlord shall first give written notice to
          Tenant of the rental rate and other material terms upon which Landlord
          is willing to lease the Additional Premises ("Landlord's Lease
          Notice"). Landlord's Lease Notice shall constitute an offer to lease
          the Additional Premises to Tenant at the rental rate and upon the
          terms and conditions contained in Landlord's Lease Notice and shall
          state the anticipated date of availability of the Additional Premises.
          Tenant shall have five (5)

                                       -2-

<PAGE>

          business days after receipt of Landlord's Lease Notice to accept such
          offer. Tenant shall accept such offer, if at all, only by delivery to
          Landlord of Tenant's irrevocable written commitment to lease the
          Additional Premises at the rental rate and upon the terms and
          conditions contained in Landlord's Lease Notice (the "Expansion
          Commitment"). Notwithstanding the foregoing, such first offer right of
          Tenant shall commence only following the expiration or earlier
          termination of the initial lease of the Additional Premises, including
          any renewal, extension or expansion rights set forth in such leases,
          regardless of whether such renewal, extension or expansion rights are
          executed strictly in accordance with their terms, or pursuant to a
          lease amendment or a new lease (collectively, the "Superior Right
          Holders") with respect to such Additional Premises. Tenant's right of
          first offer shall be on the terms and conditions set forth in this
          Section 20.

               20.2 Provided that no Superior Right Holder wishes to lease the
          Additional Premises, if Tenant delivers to Landlord the Expansion
          Commitment within such five (5) business day period, all (but not
          part) of the Additional Premises shall be leased to Tenant commencing
          on the date Landlord delivers possession of the Additional Premises to
          Tenant and continuing for a period of time coterminous with the
          remaining Term of the Lease, including any options to extend the Term.
          Tenant shall lease the Additional Premises upon the same terms,
          conditions and covenants as are contained in the Lease except that (i)
          the Base Rent for the Additional Premises shall be at the rate set
          forth in Landlord's Lease Notice, and (ii) any terms and conditions
          set forth in Landlord's Lease Notice that are inconsistent with the
          terms and conditions of the Lease shall control.

               20.3 Except as otherwise set forth in Landlord's Lease Notice,
          possession of the Additional Premises shall be delivered to Tenant on
          an "as-is" basis and the construction of improvements in the
          Additional Premises shall comply with the terms of Section 10 and
          Exhibit G of this Lease. Landlord shall prepare and Landlord and
          Tenant shall execute and deliver a written agreement modifying and
          supplementing the Lease and specifying that the Additional Premises
          are part of the Premises and, except as otherwise specified in
          Landlord's Lease Notice, subject to all of the terms and conditions of
          the Lease.

               20.4 Time is of the essence with respect to the exercise by
          Tenant of its rights granted hereunder. In the event Tenant fails to
          deliver to Landlord Tenant's Expansion Commitment within the five (5)
          business day period prescribed above, all rights of Tenant to lease
          the Additional Premises shall terminate and Landlord shall have no
          further obligation to notify Tenant of any proposed leasing of the
          Additional Premises, and Landlord shall thereafter have the
          unconditional right to lease the Additional Premises to third parties
          or to accept offers from third parties to lease the Additional
          Premises without further obligation to Tenant. The rights granted to
          Tenant under this Section shall not apply to any sales or similar
          transfers of the Additional Premises. Notwithstanding anything to the
          contrary contained herein, Tenant must elect to exercise its right of
          first offer, if at all, with

                                       -3-

<PAGE>

          respect to all of the space offered by Landlord to Tenant at any
          particular time, and Tenant may not elect to lease only a portion
          thereof.

               20.5 The rights granted to Tenant under this Section 20 are
          personal to Tenant, may not be exercised by or assigned to any person
          or entity other than Tenant, and shall terminate and be of no
          further force or effect upon any assignment of this Lease or
          subletting of the Premises unless specifically agreed and consented to
          in writing by Landlord in connection with any such sublease or
          assignment."

     4. PAYMENT OF ABOVE-STANDARD TENANT IMPROVEMENT COSTS. Pursuant to Section
5(b) of the Work Letter, Landlord and Tenant have previously approved the Work
Cost Estimate dated December 18, 2000, attached hereto as Exhibit A (the "Work
Cost Statement"). The Work Cost Statement provides that the total costs
associated with the completion of the Tenant Improvements are to be
approximately Six Million Six Hundred Eighty Thousand Nine Hundred Twenty Seven
Dollars ($6,680,927.00) (the "Total TI Costs"). In connection with the payment
of the Total TI Costs, Landlord and Tenant hereby acknowledge that (i) the
Allowance of One Million Two Hundred Thousand Dollars ($1,200,000.00) has been
applied toward the Total TI Costs, and (ii) Tenant has previously paid to
Landlord the Tenant Contribution pursuant to Section 9(a) of the Work Letter in
the amount of Five Million Dollars ($5,000,000.00) which has also been applied
toward the Total TI Costs. As of the date of this Amendment, the unpaid balance
of the Total TI Costs set forth in the approved Work Cost Statement is Four
Hundred Eighty Thousand Nine Hundred Twenty Seven Dollars ($480,927.00).
Landlord and Tenant hereby agree that, notwithstanding any provision to the
contrary contained in the Lease (including, without limitation, Section 9(b) of
the Work Letter), Tenant shall pay to Landlord the balance of the Total TI Costs
(which the parties estimate to be approximately $480,927.00) in accordance
with the following schedule:

               (a) On or before January 15, 2001, Tenant shall pay to Landlord
     in Immediately Available Funds the amount of Four Hundred Twenty Thousand
     Nine Hundred Twenty Seven Dollars ($420,927.00).

               (b) On or about February 15, 2001, Tenant shall pay to Landlord
     in Immediately Available Funds the balance of the Total TI Costs, which the
     parties currently estimate to be approximately Sixty Thousand Dollars
     ($60,000.00), all in accordance with the terms and conditions set forth in
     the Lease; provided, however, any cost savings or cost increases shall be
     reconciled in connection with this final installment of the Total TI Costs.

If an any time Tenant does not timely make any installment of the outstanding
Total TI Costs to Landlord in accordance with the foregoing, such failure shall
constitute a Tenant Delay and Landlord may, but shall not be obligated to,
instruct the Contractor to stop all Work until such time as Tenant has fulfilled
its obligations hereunder to make payment(s) to Landlord. Tenant's failure to
pay any installment of the Total TI Costs in accordance with schedule set forth
above shall constitute an Event of Default under the Lease.

                                       -4-

<PAGE>

     5. MISCELLANEOUS.

          (a) Effect of Amendments. Except to the extent the Lease is modified
by this Amendment, the remaining terms and provisions of the Lease shall remain
unmodified and in full force and effect. In the event of conflict between the
terms of the Lease and the terms of this Amendment, the terms of this Amendment
shall prevail.

          (b) Entire Agreement. This Amendment embodies the entire understanding
between Landlord and Tenant with respect to its subject matter and can be
changed only by an instrument in writing signed by Landlord and Tenant.

          (c) Counterparts. This Amendment may be executed in counterparts, each
of which shall be deemed an original, but all of which, together, shall
constitute one in the same Amendment.

          (d) Corporate and Partnership Authority. If Tenant is a corporation or
partnership, or is comprised of either or both of them, each individual
executing this Amendment for the corporation or partnership represents that he
or she is duly authorized to execute and deliver this Amendment for the
corporation or partnership and that this Amendment is binding upon the
corporation or partnership in accordance with its terms.

          (e) Attorneys' Fees. The provisions of the Lease respecting payment of
attorneys' fees shall also apply to this Amendment.

"LANDLORD"                              "TENANT"

CATELLUS DEVELOPMENT                    SYNETICS SOLUTIONS, INC.,
CORPORATION, a Delaware corporation     an Oregon corporation

By: Catellus Commercial Group, LLC,     By: /s/ Greg Marvell
    a Delaware limited liability            ------------------------------------
    company                             Name: GREG MARVELL
    Its: Duly Authorized Agent          Its: PRESIDENT

By:                                     By: /s/ Koki Nakamura
    ---------------------------------       ------------------------------------
Name: Ted Antenucci                     Name: KOKI NAKAMURA
Its: Executive Vice President           Its: Chairman & CEO

                                       -5-

<PAGE>

SYNETICS
WORK COST ESTIMATE FOR LEASED PREMISES
LOCATED AT 18870 NE RIVERSIDE PARKWAY, GRESHAM, OR

<TABLE>
<CAPTION>
                                                                        6/14/00         12/18/00
                                                                     -------------   -------------
<S>                                                                  <C>             <C>
ARCHITECTURAL/ENGINEERING GROUP MACKENZIE/INTERFACE ENG.
Architectural/Interiors                                              $   87,000.00   $   87,000.00
Structural                                                           $   27,000.00   $   27,000.00
Mechanical/Electrical                                                $  132,000.00   $  132,000.00
Reimbursable Expenses(prints, copying, faxing, mileage)              $   16,500.00   $   16,500.00
Add. Design/Project mgmt. Fees(attached letter of 07/18/00)          $   24,220.00   $   24,220.00
Interior design and finish services                                                  $    9,100.00
Delete powder coat and metal fab. Misc. revisions                                    $   11,700.00
SUBTOTAL                                                             $  286,720.00   $  307,520.00
PRELIM. PERMIT FEES(ACTUAL FEES MAY VARY)
Building                                                             $   20,939.00   $   20,939.00
Mechanical                                                           $    6,176.00   $    6,176.00
Plumbing                                                             $    1,815.00   $    1,930.00
Electrical                                                           $    6,066.00   $    5,427.00
Fire Alarm                                                           TBD             TBD
Low Voltage                                                          $       43.00   $      475.00
Fire Sprinklers                                                      $      532.00   $      533.00
Traffic Impact Fee- add. 2nd floor                                   $   19,373.00   $   19,373.00
SUBTOTAL                                                             $   54,944.00   $   54,853.00
CDC ADMINISTRATIVE AND COORDINATION FEE
5% of design, permit and construct Tenant Improvement Work           $  286,817.00   $  316,567.95
CONSTRUCTION COST FROM MCCORMACK PACIFIC                             $5,187,177.00   $5,217,821.00
Allowance for Powder Coat, Metal Fab and Mech Systems                $  200,000.00        N.A.
Change order No. 1 Approved 8/24/00                                                  $  148,686.00
Change order No. 2 Approved 9/30/00                                                  $  344,934.00
Change order No. 3 Approved 10/26/00                                                 $  188,222.00
Change order No. 4 Approved 11/13/00                                                 $   20,643.00
Change order No. 5 Approved 11/28/00                                                 $  (24,505.00)
Contingency                                                          $  259,358.00   $   60,000.00
Testing and Inspections                                              $    7,500.00   $   13,185.00
Subtotal                                                             $5,654,035.00   $5,968,986.00
POTENTIAL ADDITIONAL COST
Front Entry Allowance (formerly carried at $100,000)                                 By Synetics
Misc. revisions still being estimated (Allowance)                                    $   33,000.00
Subtotal                                                                             $   33,000.00
Est. Total Work Cost: Design, permits, Const., CDC. Poten. Costs     $6,282,516.00   $6,680,926.95
Synetics'$5MM prog. pay received and Catellus $1.2MM contribution                      ($6,200,000)
Amount due per terms of lease                                                        $  480,926.95
                                                                                     -------------
Partial progress payment for project work completed                                  $     420,927
                                                                                     -------------
Synetics to pay any remaining balance upon final const. accounting   Approx.         $   60,000.00
                                                                                     -------------
Final costs should be done in early Feb.2001
</TABLE>

                                    EXHIBIT A

<PAGE>

                                    EXHIBIT I

                     FORM OF SUBORDINATION, NON-DISTURBANCE
                            AND ATTORNMENT AGREEMENT

RECORDING REQUESTED BY                )
AND WHEN RECORDED MAIL TO:            )
Beneficiary
Metropolitan Life Insurance Company
c/o Preston Gates and Ellis, LLP
One Maritime Plaza, Suite 2400
San Francisco, California 94111
Attn: Susan Reid, Esq.                )

                                                  Space above for Recorder's Use

                          SUBORDINATION, NONDISTURBANCE
                            AND ATTORNMENT AGREEMENT

     NOTICE: THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS
     IN YOUR LEASEHOLD ESTATE BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE
     LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.

     This Subordination, Nondisturbance and Attornment Agreement ("Agreement")
is entered into as of the ________ day of March, 2001 by and among SYNETICS
SOLUTIONS INC., an Oregon corporation ("Tenant"), Catellus Development
Corporation, a Delaware corporation ("Borrower") and Metropolitan Life Insurance
Company (Beneficiary).

                               FACTUAL BACKGROUND

     A. Borrower owns certain real property in the County of Multnomah, State of
Oregon, more particularly described in the attached Schedule 1 term "Property"
herein means that real property together with all improvements (the
"Improvements") located on it.

     B. Beneficiary has made or agreed to make a loan to Borrower in the
principal amount of Two Hundred Million and no/100 Dollars ($200,000,000.00)
(the "Loan") as provided in a loan application (the "Loan Application"). The
Loan is or will be evidenced by a promissory note (the "Note") which is or will
be secured by a deed of trust encumbering the Property (the "Deed of Trust")
with an assignment of rents. The Note, the Deed of Trust, this Agreement and all
other documents and instruments identified in the Deed of Trust as "Loan
Documents" shall be collectively referred to herein as the "Loan Documents".

     C. Tenant and Borrower (as landlord) entered into a lease dated December
15, 2000 (the "Lease") under which Borrower leased to Tenant a portion of the
Improvements located within the Property and more particularly described in the
Lease (the "Premises").

     D. It is a requirement of the Loan to Borrower that Tenant agree, among
other things, to subordinate Tenant's rights under the Lease to the lien of the
Loan Documents and to attorn to Beneficiary on the terms and conditions of this
Agreement. Tenant is willing to agree to such subordination and attornment and
other conditions, provided that Beneficiary agrees to a nondisturbance
provision, all as set forth more fully below.

                                    EXHIBIT I

                                       -1-

<PAGE>

                                    AGREEMENT:

     Therefore, the parties agree as follows:

     1. Subordination. The Loan Documents and all supplements, amendments,
modifications, renewals, replacements and extensions of and to them shall
unconditionally be and remain at all times a lieu on the Property prior and
superior to the Lease, to the leasehold estate created by it, and to all rights
and privileges of Tenant under it. The Lease and leasehold estate, together with
all rights and privileges of Tenant under that Lease, are hereby unconditionally
made subordinate to the lien of the Loan Documents in favor of Beneficiary.
Tenant consents to Borrower and Beneficiary entering into the Deed of Trust and
the other Loan Documents. Tenant further declares, agrees and acknowledges that
in making disbursements under the Loan Documents Beneficiary has no obligation
or duty to, nor has Beneficiary represented that it will, see to the application
of such proceeds by the person or persons to whom they are disbursed by
Beneficiary, and any application or use of such proceeds for purposes other than
those provided for in the Loan Documents shall not defeat the subordination made
in this Agreement, in whole or in part.

     2. Definitions of "Transfer of the Property" and "Purchaser". As used
herein, the term "Transfer of the Property" means any transfer of Borrower's
interest in the Property by foreclosure, trustee's sale or other action or
proceeding for the enforcement of the Deed of Trust or by deed in lieu thereof.
The term "Purchaser", as used herein, means any transferee, including
Beneficiary, of the interest of Borrower as a result of any such Transfer of the
Property and also includes any and all successors and assigns, including
Beneficiary, of such transferee.

     3. Nondisturbance. The enforcement of the Deed of Trust shall not terminate
the Lease or disturb Tenant in the possession and use of the Premises unless at
the time of foreclosure Tenant is in significant default under the Lease or this
Agreement beyond any applicable grace or cure periods, and Beneficiary or
Purchaser so notifies Tenant in writing by the later of (i) 120 days prior to or
after the Transfer of the Property, or (ii) if Beneficiary and Purchaser did not
have notice of the pre-foreclosure default, within 120 days of notice of the
default that the Lease will be terminated by foreclosure because of such
default. The nondisturbance herein granted is subject to Section 5 below. To the
extent that the Lease is extinguished by law as a result of the foreclosure, a
new lease shall automatically go into effect upon the same provisions as
contained in the Lease, as modified by this Agreement, for the unexpired term of
the Lease. This nondisturbance applies to any option to extend or renew the
Lease term which is set forth in the Lease as of the date of this Agreement.

     4. Attornment. Subject to Section 3 above, if any Transfer of the Property
should occur, Tenant shall and hereby does attorn to Purchaser, including
Beneficiary if it should be the Purchaser, as the landlord under the Lease, and
Tenant shall be bound to Purchaser under all of the terms, covenants and
conditions of the Lease for the balance of the Lease term and any extensions or
renewals of it which may then or later be in effect under any validly exercised
extension or renewal option contained in the Lease, all with the same force and
effect as if Purchaser had been the original landlord under the Lease. This
attornment shall be effective and self-operative without the execution of any
further instruments upon Purchaser's succeeding to the interest of the landlord
under the Lease.

     5. Subordination of Options and Rights of First Refusal. The Loan Documents
and all supplements, amendments, modifications, renewals, replacements and
extensions of and to them shall unconditionally be and remain at all times a
lien on the Property prior and superior to any existing or future right of
Tenant, whether arising out of the Lease or otherwise, to exercise any option or
right of first refusal to:

     (a)  purchase the Premises or the Property or any interest or portion in or
          of either of them; or

     (b)  expand into other space in the Improvements.

     Tenant specifically agrees and acknowledges that upon any Transfer of the
Property, any such purchase or expansion option or right of first refusal,
whether now existing or in the future arising, shall terminate and be
inapplicable to the Property notwithstanding the nondisturbance granted to
Tenant in Section 3 above. If any option or right of first refusal to purchase
is exercised prior to a Transfer of the Property, any title so acquired to all
or any part of the Property shall be subject to the lien of the Loan Documents,
which lien shall in no way be impaired by

                                    EXHIBIT I

                                       -2-

<PAGE>

the exercise of such option or right of first refusal. Beneficiary specifically
reserves all of its rights to enforce any accelerating transfer, due on sale,
due on encumbrance or similar provision in the Deed of Trust or any other Loan
Document.

     6. Notices of Default; Material Notices; Beneficiary's Rights to Cure
Default. Tenant shall send a copy of any notice of default or similar statement
with respect to the Lease to Beneficiary at the same time such notice or
statement is sent to Borrower. In the event of any act or omission by Borrower
which would give Tenant the right to terminate the Lease or to claim a partial
or total eviction, Tenant shall not exercise any such right or make any such
claim until it has given Beneficiary written notice of such act or omission and
has given Beneficiary either thirty (30) days to cure the default if the default
is monetary or a reasonable time for Beneficiary to cure the default if the
default is nonmonetary. Nothing in this Agreement, however, shall be construed
as a promise or undertaking by Beneficiary to cure any default of Borrower.

     7. Limitation on Beneficiary's Performance. Nothing in this Agreement shall
be deemed or construed to be an agreement by Beneficiary to perform any covenant
of Borrower as landlord under the Lease. Tenant agrees that if Beneficiary
becomes Purchaser then, upon subsequent transfer of the Property by Beneficiary
to a new owner, Beneficiary shall have no further liability under the Lease
after said transfer.

     8. Limitation on Liability. No Purchaser who acquires title to the Property
shall have any obligation or liability beyond its interest in the Property.
Purchaser shall not have any obligations or liability with respect to the
completion of improvements which were part of the initial tenant improvements at
the commencement of the Lease.

     9. Tenant's Covenants. Tenant agrees that during the term of the Lease,
without Beneficiary's prior written consent, Tenant shall not:

          (a) pay any rent or additional rent more than one month in advance to
     any landlord including Borrower; or

          (b) cancel, terminate or surrender the Lease, except at the normal
     expiration of the Lease term or as provided in Section 6 above; or

          (c) enter into any material amendment, modification or other agreement
     relating to the Lease; or

          (d) assign or sublet any portion of the Lease or the Premises, except
     as expressly permitted in the Lease.

     10. Beneficiary Not Obligated. Beneficiary, if it becomes the Purchaser or
if it takes possession under the Deed of Trust, and any other Purchaser shall
not (a) be liable for any damages or other relief attributable to any act or
omission of any prior Landlord under the Lease including Borrower; or (b) be
subject to any offset or defense which Tenant may have against any prior
landlord under the Lease; or (c) be bound by any prepayment by Tenant of more
than one month's installment of rent; or (d) be obligated for any security
deposit not actually delivered to Purchaser; (e) be bound by any modification or
amendment of or to the Lease unless the amendment or modification shall have
been approved in writing by Beneficiary or (f) be liable to Tenant or any other
party for any conflict between the provisions of the Lease and the provisions of
any other lease affecting the Property which is not entered into by Purchaser;
or (g) be liable with respect to any representation, warranty or indemnity not
made by Purchaser. Borrower agrees to deliver to Purchaser any security deposits
in its possession at the time Purchaser takes possession of the Property.

     11. Tenant's Estoppel Certificate.

          (a) True and Complete Lease. Tenant represents and warrants to
     Beneficiary that Schedule 2 accurately identifies the Lease and all
     amendments, supplements, side letters and other agreements and memoranda
     pertaining to the Lease, the leasehold and/or the Premises.

                                    EXHIBIT I

                                       -3-

<PAGE>

          (b) Tenant's Option Rights. Tenant has no right or option of any
     nature whatsoever, whether arising out of the Lease or otherwise, to
     purchase the Premises or the Property, or any interest or portion in or of
     either of them, to expand into other space in the Improvements or to extend
     or renew the term of the Lease, except as described in the attached
     Schedule 3.

          (c) No Default. As of the date of this Agreement, Tenant represents
     and warrants that to the best of Tenant's knowledge there exist no events
     of default or events that with notice or the passage of time or both would
     be events of default under the Lease on either the Tenant's part or the
     Borrower's, nor is there any right of offset against any of Tenant's
     obligations under the Lease, except as described in the attached Schedule
     4. Tenant represents and warrants that the Lease is in full force and
     effect as of the date of this Agreement.

          (d) Hazardous Substances. Tenant represents and warrants that it has
     not used, generated, released, discharged, stored or disposed of any
     Hazardous Substances on, under, in or about the Property other than
     Hazardous Substances used in the ordinary and commercially reasonable
     course of Tenant's business in compliance with all applicable laws. Except
     for such legal and commercially reasonable use by Tenant, Tenant has no
     actual knowledge that any Hazardous Substance is present or has been used,
     generated, released, discharged, stored or disposed of by any party on,
     under, in or about the Property. As used herein "Hazardous Substance" means
     any substance, material or waste (including petroleum and petroleum
     products), which is designated, classified or regulated as being "toxic" or
     "hazardous" or a "pollutant" or which is similarly designated, classified
     or regulated under any federal, state or local law, regulation or
     ordinance.

     12. Integration; Etc. This Agreement integrates all of the terms and
conditions of the parties' agreement regarding the subordination of the Lease to
the Loan Documents, attornment, nondisturbance and the other matters contained
herein. This Agreement supersedes and cancels all oral negotiations and prior
and other writings with respect to (a) such subordination (only to such extent,
however, as would affect the priority between the Lease and the Loan Documents),
including any provisions of the Lease which provide for the subordination of the
Lease to a deed of trust or to a mortgage and (b) such attornment,
non-disturbance and other matters contained herein. If there is any conflict
between the terms, conditions and provisions of this Agreement and those of any
other agreement or instrument, including the Lease, the terms, conditions and
provisions of this Agreement shall prevail. This Agreement may not be modified
or amended except by a written agreement signed by the parties or their
respective successors in interest. This Agreement may be executed in
counterparts, each of which is an original but all of which shall constitute one
and the same instrument.

     13. Notices. All notices given under this Agreement shall be in writing and
shall be given by personal delivery, overnight receipted courier or by
registered or certified United States mail, postage prepaid, sent to the party
at its address appearing below. Notices shall be effective upon receipt (or on
the date when proper delivery is refused). Addresses for notices may be changed
by any party by notice to all other parties in accordance with this Section.
Service of any notice on any one Borrower shall be effective service on Borrower
for all purposes.

          To Beneficiary:   Metropolitan Life Insurance Company
                            400 South El Camino Real, 8th Floor
                            San Mateo, California 94402
                            Attn: Vice President-Real Estate
                                  Investments

          To Borrower:      Catellus Development Corporation
                            201 Mission Street
                            San Francisco, California 94105
                            Attn: Asset Management

                                    EXHIBIT I

                                       -4-

<PAGE>

          To Tenant:        Synetics Solutions Inc.
                            18870 NE Riverside Pkwy.
                            Tigard, Oregon 97224
                            Attn: Koki Nakamura

     14. Attorneys' Fees. If any lawsuit, judicial reference or arbitration is
commenced which arises out of or relates to this Agreement, the prevailing party
shall be entitled to recover from each other party such sums as the court,
referee or arbitrator may adjudge to be reasonable attorneys' fees, including
the costs for any legal services by in-house counsel, in addition to costs and
expenses otherwise allowed by law.

     15. Miscellaneous Provisions. This Agreement shall inure to the benefit of
and be binding upon the parties and their respective successors and assigns.
This Agreement is governed by the laws of the State of Oregon without regard to
the choice of law rules of that State. This Agreement satisfies any condition or
requirement in the Lease relating to the granting of a nondisturbance agreement
by Beneficiary. As used herein, the word "include(s)" means "inciude(s) without
limitation," and the word "including" means "including but not limited to."
Beneficiary, at its sole discretion, may but shall not be obligated to record
this Agreement.

                                    EXHIBIT I

                                       -5-

<PAGE>

     NOTICE: THIS AGREEMENT CONTAINS A PROVISION WHICH ALLOWS THE PERSON
OBLIGATED ON YOUR LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR
PURPOSES OTHER THAN IMPROVEMENT OF THE PROPERTY.

"TENANT"                                SYNETICS SOLUTIONS INC.,
                                        an Oregon corporation

                                        By: /s/ Koki Nakamura
                                            ------------------------------------
                                        Name: Koki Nakamura
                                        Title: CEO & Chairman

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BORROWER"                              CATELLUS DEVELOPMENT CORPORATION,
                                        a Delaware corporation

                                        By: Catellus Commercial Group, LLC,
                                            a Delaware limited liability company
                                            Its: Duly Authorized Agent

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BENEFICIARY"                           Metropolitan Life Insurance Company,
                                        a New York corporation

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                    EXHIBIT I

                                       -6-

<PAGE>

STATE OF Oregon       )
                      )ss.
COUNTY OF Multnomah   )

     On March 27, 2001, before me, Sarah Culver, a Notary Public in and for said
state, personally appeared Koki Nakamura, personally known to me (or proved to
me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed
the same in his/her authorized capacity, and that by his/her signature on the
instrument, the person, or the entity upon behalf of which the person acted,
executed the instrument.

     WITNESS my hand and official seal.

                                        /s/ Sarah M. Culver
                                        ----------------------------------------
                                        Notary Public in and for said State

(STAMP)
(SEAL)

STATE OF _________________    )
                              )ss.
COUNTY OF _________________   )

     On _____________________, before me, _____________________________________,
a Notary Public in and for said state, personally appeared _____________________
___________________________________________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person whose name
is subscribed to the within instrument and acknowledged to me that he/she
executed the same in his/her authorized capacity, and that by his/her signature
on the instrument, the person, or the entity upon behalf of which the person
acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -7-

<PAGE>

STATE OF _________________    )
                              )ss.
COUNTY OF _________________   )

     On ______________, before me, ______________________, a Notary Public in
and for said state, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

STATE OF _________________    )
                              )ss.
COUNTY OF _________________   )

     On ____________, before me, ____________________, a Notary Public in and
for said state, personally appeared __________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

          WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -8-

<PAGE>

STATE OF _________________    )
                              )ss.
COUNTY OF _________________   )

     On _________________, before me, _____________________________, a Notary
Public in and for said state, personally appeared ___________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

STATE OF _________________    )
                              )ss.
COUNTY OF _________________   )

     On ___________________, before me, ________________________________, a
Notary Public in and for said state, personally appeared _______________________
________________________________________, personally known to me (or proved to
me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed
the same in his/her authorized capacity, and that by his/her signature on the
instrument, the person, or the entity upon behalf of which the person acted,
executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -9-

<PAGE>

                                   SCHEDULE 1

                              PROPERTY DESCRIPTION

     Lot 2, Southshore Corporate Park, in the City of Gresham, County of
Multnomah and State of Oregon, Plat Book 1243 Pages 12 through 18 inclusive.

                             SCHEDULE 1 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 2

                     IDENTIFY LEASE AND LIST ALL AMENDMENTS,
                 SUPPLEMENTS, SIDE LETTERS AND OTHER AGREEMENTS
             AND MEMORANDA PERTAINING TO LEASE, PREMISES OR PROPERTY

1)   Multi-Tenant Industrial Triple Net Lease dated December 15, 2000 between
     Borrower and Tenant.

                             SCHEDULE 2 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 3

                   LIST OF PURCHASE, EXPANSION, FIRST REFUSAL
                          EXTENSION AND RENEWAL OPTIONS

1)   One (1) five (5) year option to extend the term of the Lease pursuant to
     Section 19 of the Addendum to Lease.

                             SCHEDULE 3 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 4

                LIST ANY EXISTING DEFAULTS OR OFFSETS UNDER LEASE

None.

                             SCHEDULE 4 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 5

                              MODIFIED LEASE TERMS

None

                             SCHEDULE 5 to EXHIBIT I

                                       -1-

<PAGE>

                                    EXHIBIT I

                     FORM OF SUBORDINATION, NON-DISTURBANCE
                            AND ATTORNMENT AGREEMENT

RECORDING REQUESTED BY                )
AND WHEN RECORDED MAIL TO:            )
Beneficiary
Metropolitan Life Insurance Company
c/o Preston Gates and Ellis, LLP
One Maritime Plaza, Suite 2400
San Francisco, California 94111
Attn: Susan Reid, Esq.                )

                                                  Space above for Recorder's Use

                          SUBORDINATION, NONDISTURBANCE
                            AND ATTORNMENT AGREEMENT

     NOTICE: THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS
     IN YOUR LEASEHOLD ESTATE BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE
     LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.

     This Subordination, Nondisturbance and Attornment Agreement ("Agreement")
is entered into as of the ______ day of March, 2001 by and among
SYNETICS SOLUTIONS INC., an Oregon corporation ("Tenant"), Catellus Development
Corporation, a Delaware corporation ("Borrower") and Metropolitan Life Insurance
Company (Beneficiary).

                               FACTUAL BACKGROUND

     A. Borrower owns certain real property in the County of Multnomah, State of
Oregon, more particularly described in the attached Schedule 1 term "Property"
herein means that real property together with all improvements (the
"Improvements") located on it.

     B. Beneficiary has made or agreed to make a loan to Borrower in the
principal amount of Two Hundred Million and no/100 Dollars ($200,000,000.00)
(the "Loan") as provided in a loan application (the "Loan Application"). The
Loan is or will be evidenced by a promissory note (the "Note") which is or will
be secured by a deed of trust encumbering the Property (the "Deed of Trust")
with an assignment of rents. The Note, the Deed of Trust, this Agreement and all
other documents and instruments identified in the Deed of Trust as "Loan
Documents" shall be collectively referred to herein as the "Loan Documents".

     C. Tenant and Borrower (as landlord) entered into a lease dated December
15, 2000 (the "Lease") under which Borrower leased to Tenant a portion of the
Improvements located within the Property and more particularly described in the
Lease (the "Premises").

     D. It is a requirement of the Loan to Borrower that Tenant agree, among
other things, to subordinate Tenant's rights under the Lease to the lien of the
Loan Documents and to attorn to Beneficiary on the terms and conditions of this
Agreement. Tenant is willing to agree to such subordination and attornment and
other conditions, provided that Beneficiary agrees to a nondisturbance
provision, all as set forth more fully below.

                                    EXHIBIT I

                                       -1-

<PAGE>

                                    AGREEMENT:

     Therefore, the parties agree as follows:

     1. Subordination. The Loan Documents and all supplements, amendments,
modifications, renewals, replacements and extensions of and to them shall
unconditionally be and remain at all times a lien on the Property prior and
superior to the Lease, to the leasehold estate created by it, and to all rights
and privileges of Tenant under it. The Lease and leasehold estate, together with
all rights and privileges of Tenant under that Lease, are hereby unconditionally
made subordinate to the lien of the Loan Documents in favor of Beneficiary.
Tenant consents to Borrower and Beneficiary entering into the Deed of Trust and
the other Loan Documents. Tenant further declares, agrees and acknowledges that
in making disbursements under the Loan Documents Beneficiary has no obligation
or duty to, nor has Beneficiary represented that it will, see to the application
of such proceeds by the person or persons to whom they are disbursed by
Beneficiary, and any application or use of such proceeds for purposes other than
those provided for in the Loan Documents shall not defeat the subordination made
in this Agreement, in whole or in part.

     2. Definitions of "Transfer of the Property" and "Purchaser". As used
herein, the term "Transfer of the Property" means any transfer of Borrower's
interest in the Property by foreclosure, trustee's sale or other action or
proceeding for the enforcement of the Deed of Trust or by deed in lieu thereof.
The term "Purchaser", as used herein, means any transferee, including
Beneficiary, of the interest of Borrower as a result of any such Transfer of the
Property and also includes any and all successors and assigns, including
Beneficiary, of such transferee.

     3. Nondisturbance. The enforcement of the Deed of Trust shall not terminate
the Lease or disturb Tenant in the possession and use of the Premises unless at
the time of foreclosure Tenant is in significant default under the Lease or this
Agreement beyond any applicable grace or cure periods, and Beneficiary or
Purchaser so notifies Tenant in writing by the later of (i) 120 days prior to or
after the Transfer of the Property, or (ii) if Beneficiary and Purchaser did not
have notice of the pre-foreclosure default, within 120 days of notice of the
default that the Lease will be terminated by foreclosure because of such
default. The nondisturbance herein granted is subject to Section 5 below. To the
extent that the Lease is extinguished by law as a result of the foreclosure, a
new lease shall automatically go into effect upon the same provisions as
contained in the Lease, as modified by this Agreement, for the unexpired term of
the Lease. This nondisturbance applies to any option to extend or renew the
Lease term which is set forth in the Lease as of the date of this Agreement.

     4. Attornment. Subject to Section 3 above, if any Transfer of the Property
should occur, Tenant shall and hereby does attorn to Purchaser, including
Beneficiary if it should be the Purchaser, as the landlord under the Lease, and
Tenant shall be bound to Purchaser under all of the terms, covenants and
conditions of the Lease for the balance of the Lease term and any extensions or
renewals of it which may then or later be in effect under any validly exercised
extension or renewal option contained in the Lease, all with the same force and
effect as if Purchaser had been the original landlord under the Lease. This
attornment shall be effective and self-operative without the execution of any
further instruments upon Purchaser's succeeding to the interest of the landlord
under the Lease.

     5. Subordination of Options and Rights of First Refusal. The Loan Documents
and all supplements, amendments, modifications, renewals, replacements and
extensions of and to them shall unconditionally be and remain at all times a
lien on the Property prior and superior to any existing or future right of
Tenant, whether arising out of the Lease or otherwise, to exercise any option or
right of first refusal to:

          (a) purchase the Premises or the Property or any interest or portion
     in or of either of them; or

          (b)  expand into other space in the Improvements.

     Tenant specifically agrees and acknowledges that upon any Transfer of the
Property, any such purchase or expansion option or right of first refusal,
whether now existing or in the future arising, shall terminate and be
inapplicable to the Property notwithstanding the nondisturbance granted to
Tenant in Section 3 above. If any option or right of first refusal to purchase
is exercised prior to a Transfer of the Property, any title so acquired to all
or any part of the Property shall be subject to the lien of the Loan Documents,
which lien shall in no way be impaired by

                                    EXHIBIT I

                                       -2-

<PAGE>

the exercise of such option or right of first refusal. Beneficiary specifically
reserves all of its rights to enforce any accelerating transfer, due on sale,
due on encumbrance or similar provision in the Deed of Trust or any other Loan
Document.

     6. Notices of Default; Material Notices; Beneficiary's Rights to Cure
Default. Tenant shall send a copy of any notice of default or similar statement
with respect to the Lease to Beneficiary at the same time such notice or
statement is sent to Borrower. In the event of any act or omission by Borrower
which would give Tenant the right to terminate the Lease or to claim a partial
or total eviction, Tenant shall not exercise any such right or make any such
claim until it has given Beneficiary written notice of such act or omission and
has given Beneficiary either thirty (30) days to cure the default if the default
is monetary or a reasonable time for Beneficiary to cure the default if the
default is nonmonetary. Nothing in this Agreement, however, shall be construed
as a promise or undertaking by Beneficiary to cure any default of Borrower.

     7. Limitation on Beneficiary's Performance. Nothing in this Agreement shall
be deemed or construed to be an agreement by Beneficiary to perform any covenant
of Borrower as landlord under the Lease. Tenant agrees that if Beneficiary
becomes Purchaser then, upon subsequent transfer of the Property by Beneficiary
to a new owner, Beneficiary shall have no further liability under the Lease
after said transfer.

     8. Limitation on Liability. No Purchaser who acquires title to the Property
shall have any obligation or liability beyond its interest in the Property.
Purchaser shall not have any obligations or liability with respect to the
completion of improvements which were part of the initial tenant improvements at
the commencement of the Lease.

     9. Tenant's Covenants. Tenant agrees that during the term of the Lease,
without Beneficiary's prior written consent, Tenant shall not:

          (a) pay any rent or additional rent more than one month in advance to
     any landlord including Borrower; or

          (b) cancel, terminate or surrender the Lease, except at the normal
     expiration of the Lease term or as provided in Section 6 above; or

          (c) enter into any material amendment, modification or other agreement
     relating to the Lease; or

          (d) assign or sublet any portion of the Lease or the Premises, except
     as expressly permitted in the Lease.

     10. Beneficiary Not Obligated. Beneficiary, if it becomes the Purchaser or
if it takes possession under the Deed of Trust, and any other Purchaser shall
not (a) be liable for any damages or other relief attributable to any act or
omission of any prior Landlord under the Lease including Borrower; or (b) be
subject to any offset or defense which Tenant may have against any prior
landlord under the Lease; or (c) be bound by any prepayment by Tenant of more
than one month's installment of rent; or (d) be obligated for any security
deposit not actually delivered to Purchaser; (e) be bound by any modification or
amendment of or to the Lease unless the amendment or modification shall have
been approved in writing by Beneficiary or (f) be liable to Tenant or any other
party for any conflict between the provisions of the Lease and the provisions of
any other lease affecting the Property which is not entered into by Purchaser;
or (g) be liable with respect to any representation, warranty or indemnity not
made by Purchaser. Borrower agrees to deliver to Purchaser any security deposits
in its possession at the time Purchaser takes possession of the Property.

     11. Tenant's Estoppel Certificate.

          (a) True and Complete Lease. Tenant represents and warrants to
     Beneficiary that Schedule 2 accurately identifies the Lease and all
     amendments, supplements, side letters and other agreements and memoranda
     pertaining to the Lease, the leasehold and/or the Premises.

                                    EXHIBIT I

                                       -3-

<PAGE>

          (b) Tenant's Option Rights. Tenant has no right or option of any
     nature whatsoever, whether arising out of the Lease or otherwise, to
     purchase the Premises or the Property, or any interest or portion in or of
     either of them, to expand into other space in the Improvements or to extend
     or renew the term of the Lease, except as described in the attached
     Schedule 3.

          (c) No Default. As of the date of this Agreement, Tenant represents
     and warrants that to the best of Tenant's knowledge there exist no events
     of default or events that with notice or the passage of time or both would
     be events of default under the Lease on either the Tenant's part or the
     Borrower's, nor is there any right of offset against any of Tenant's
     obligations under the Lease, except as described in the attached Schedule
     4. Tenant represents and warrants that the Lease is in full force and
     effect as of the date of this Agreement.

          (d) Hazardous Substances. Tenant represents and warrants that it has
     not used, generated, released, discharged, stored or disposed of any
     Hazardous Substances on, under, in or about the Property other than
     Hazardous Substances used in the ordinary and commercially reasonable
     course of Tenant's business in compliance with all applicable laws. Except
     for such legal and commercially reasonable use by Tenant, Tenant has no
     actual knowledge that any Hazardous Substance is present or has been used,
     generated, released, discharged, stored or disposed of by any party on,
     under, in or about the Property. As used herein "Hazardous Substance" means
     any substance, material or waste (including petroleum and petroleum
     products), which is designated, classified or regulated as being "toxic" or
     "hazardous" or a "pollutant" or which is similarly designated, classified
     or regulated under any federal, state or local law, regulation or
     ordinance.

     12. Integration; Etc. This Agreement integrates all of the terms and
conditions of the parties' agreement regarding the subordination of the Lease to
the Loan Documents, attornment, nondisturbance and the other matters contained
herein. This Agreement supersedes and cancels all oral negotiations and prior
and other writings with respect to (a) such subordination (only to such extent,
however, as would affect the priority between the Lease and the Loan Documents),
including any provisions of the Lease which provide for the subordination of the
Lease to a deed of trust or to a mortgage and (b) such attornment,
non-disturbance and other matters contained herein. If there is any conflict
between the terms, conditions and provisions of this Agreement and those of any
other agreement or instrument, including the Lease, the terms, conditions and
provisions of this Agreement shall prevail. This Agreement may not be modified
or amended except by a written agreement signed by the parties or their
respective successors in interest. This Agreement may be executed in
counterparts, each of which is an original but all of which shall constitute one
and the same instrument.

     13. Notices. All notices given under this Agreement shall be in writing and
shall be given by personal delivery, overnight receipted courier or by
registered or certified United States mail, postage prepaid, sent to the party
at its address appearing below. Notices shall be effective upon receipt (or on
the date when proper delivery is refused). Addresses for notices may be changed
by any party by notice to all other parties in accordance with this Section.
Service of any notice on any one Borrower shall be effective service on Borrower
for all purposes.

          To Beneficiary:   Metropolitan Life Insurance Company
                            400 South El Camino Real, 8th Floor
                            San Mateo, California 94402
                            Attn: Vice President-Real Estate Investments

          To Borrower:      Catellus Development Corporation
                            201 Mission Street
                            San Francisco, California 94105
                            Attn: Asset Management

                                    EXHIBIT I

                                       -4-

<PAGE>

          To Tenant:        Synetics Solutions Inc.
                            18870 NE Riverside Pkwy.
                            Tigard, Oregon 97224
                            Attn: Koki Nakamura

     14. Attorneys' Fees. If any lawsuit, judicial reference or arbitration is
commenced which arises out of or relates to this Agreement, the prevailing party
shall be entitled to recover from each other party such sums as the court,
referee or arbitrator may adjudge to be reasonable attorneys' fees, including
the costs for any legal services by in-house counsel, in addition to costs and
expenses otherwise allowed by law.

     15. Miscellaneous Provisions. This Agreement shall inure to the benefit of
and be binding upon the parties and their respective successors and assigns.
This Agreement is governed by the laws of the State of Oregon without regard to
the choice of law rules of that State. This Agreement satisfies any condition or
requirement in the Lease relating to the granting of a nondisturbance agreement
by Beneficiary. As used herein, the word "include(s)" means "include(s) without
limitation," and the word "including" means "including but not limited to."
Beneficiary, at its sole discretion, may but shall not be obligated to record
this Agreement.

                                    EXHIBIT I

                                       -5-

<PAGE>

     NOTICE: THIS AGREEMENT CONTAINS A PROVISION WHICH ALLOWS THE PERSON
OBLIGATED ON YOUR LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR
PURPOSES OTHER THAN IMPROVEMENT OF THE PROPERTY.

"TENANT"                                SYNETICS SOLUTIONS INC.,
                                        an Oregon corporation

                                        By: /s/ Koki Nakamura
                                            ------------------------------------
                                        Name: KOKI NAKAMURA
                                        Title: CEO & Chairman

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BORROWER"                              CATELLUS DEVELOPMENT CORPORATION,
                                        a Delaware corporation

                                        By: Catellus Commercial Group, LLC,
                                            a Delaware limited liability company
                                            Its: Duly Authorized Agent

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BENEFICIARY"                           Metropolitan Life Insurance Company,
                                        a New York corporation

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                    EXHIBIT I

                                       -6-

<PAGE>

STATE OF Oregon     )
                    )ss.
COUNTY OF Multnomah )

     On March 27, 2001, before me, Sarah Culver, a Notary Public in and for said
state, personally appeared Koki Nakamura, personally known to me (or proved to
me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed
the same in his/her authorized capacity, and that by his/her signature on the
instrument, the person, or the entity upon behalf of which the person acted,
executed the instrument.

     WITNESS my hand and official seal.

                                        /s/ Sarah M. Culver
                                        ----------------------------------------
                                        Notary Public in and for said State

(STAMP)
(SEAL)

STATE OF __________ )
                    )ss.
COUNTY OF _________ )

     On ___________, before me, ___________, a Notary Public in and for said
state, personally appeared ______________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person whose name
is subscribed to the within instrument and acknowledged to me that he/she
executed the same in his/her authorized capacity, and that by his/her signature
on the instrument, the person, or the entity upon behalf of which the person
acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -7-

<PAGE>

STATE OF __________ )
                    )ss.
COUNTY OF _________ )

     On ___________, before me, ___________, a Notary Public in and for said
state, personally appeared ______________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person whose name
is subscribed to the within instrument and acknowledged to me that he/she
executed the same in his/her authorized capacity, and that by his/her signature
on the instrument, the person, or the entity upon behalf of which the person
acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

STATE OF __________ )
                    )ss.
COUNTY OF _________ )

     On ___________, before me, ___________, a Notary Public in and for said
state, personally appeared ______________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person whose name
is subscribed to the within instrument and acknowledged to me that he/she
executed the same in his/her authorized capacity, and that by his/her signature
on the instrument, the person, or the entity upon behalf of which the person
acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -8-

<PAGE>

STATE OF __________ )
                    )ss.
COUNTY OF _________ )

     On ___________, before me, ___________, a Notary Public in and for said
state, personally appeared ______________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person whose name
is subscribed to the within instrument and acknowledged to me that he/she
executed the same in his/her authorized capacity, and that by his/her signature
on the instrument, the person, or the entity upon behalf of which the person
acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

STATE OF __________ )
                    )ss.
COUNTY OF _________ )

     On ___________, before me, ___________, a Notary Public in and for said
state, personally appeared ______________________, personally known to me (or
proved to me on the basis of satisfactory evidence) to be the person whose name
is subscribed to the within instrument and acknowledged to me that he/she
executed the same in his/her authorized capacity, and that by his/her signature
on the instrument, the person, or the entity upon behalf of which the person
acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -9-

<PAGE>

                                   SCHEDULE 1

                              PROPERTY DESCRIPTION

     Lot 2, Southshore Corporate Park, in the City of Gresham, County of
Multnomah and State of Oregon, Plat Book 1243 Pages 12 through 18 inclusive.

                             SCHEDULE 1 to EXHIBIT I

                                       -1-

<PAGE>

                                    SCHEDULE 2

                     IDENTIFY LEASE AND LIST ALL AMENDMENTS,
                 SUPPLEMENTS, SIDE LETTERS AND OTHER AGREEMENTS
             AND MEMORANDA PERTAINING TO LEASE, PREMISES OR PROPERTY

1)   Multi-Tenant Industrial Triple Net Lease dated December 15, 2000 between
     Borrower and Tenant.

                             SCHEDULE 2 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 3

                   LIST OF PURCHASE, EXPANSION, FIRST REFUSAL
                          EXTENSION AND RENEWAL OPTIONS

1)   One (1) five (5) year option to extend the term of the Lease pursuant to
     Section 19 of the Addendum to Lease.

                             SCHEDULE 3 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 4

                LIST ANY EXISTING DEFAULTS OR OFFSETS UNDER LEASE

None.

                             SCHEDULE 4 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 5

                              MODIFIED LEASE TERMS

None

                             SCHEDULE 5 to EXHIBIT I

                                       -1-

<PAGE>

                           TENANT ESTOPPEL CERTIFICATE

                                __________, 2001

Metropolitan Life Insurance Company
400 S. El Camino Real, 8th Floor
San Mateo, California 94402

Gentlemen:

          The undersigned, Synetics Solutions, Inc., an Oregon corporation
("Tenant"), as tenant under a lease (the "Lease") of certain premises dated July
20, 2000 executed by Tenant and Catellus Development Corporation, a Delaware
corporation, ("Landlord"), does hereby state, declare, represent and warrant as
follows:

          1. The copy of the Lease attached hereto as Exhibit A is a true and
correct copy of the Lease and the Lease is in full force and effect and has not
been amended, supplemented or changed, except as follows [if none, so state]:
First Amendment to Lease dated December 19, 2000.

          2. Tenant has accepted possession of the premises demised under the
Lease, and all items of an executory nature have been completed under the terms
of the Lease, including, but not limited to, completion of construction of the
demised premises (and all other improvements required under the Lease) in
accordance with applicable plans and specifications and within the time periods
set forth in the Lease and otherwise in accordance with the Lease, and payment
of any improvement allowance or other funds owing by Landlord to Tenant. Tenant
further acknowledges that the term commenced on January 1, 2001 and shall expire
on December 31, 2010 unless sooner terminated or extended in accordance with the
terms of the Lease.

          3. No default or event that with the passing of time or the giving of
notice, or both, would constitute a default (referred to herein collectively as
a "default") on the part of the undersigned exists under the Lease in the
performance of the terms, covenants and conditions of the Lease required to be
performed on the part of the undersigned.

          4. No default on the part of Landlord exists under the Lease in the
performance of the terms, covenants and conditions of the Lease required to be
performed on the part of Landlord.

          5. Tenant has no option or right to purchase the property of which the
premises are a part, or any part thereof.

          6. No rentals are accrued and unpaid under the Lease.

<PAGE>

          7. No prepayments of rentals due under the Lease have been made and no
security or deposits as security have been made thereunder, except as set forth
in the Lease.

          8. The undersigned has no defense as to its obligations under the
Lease and claims no setoff or counterclaim against Landlord.

          9. The undersigned has not received notice of any assignment,
hypothecation, mortgage, or pledge of Landlord's interest in the Lease or the
rents or other amounts payable thereunder.

          10. The undersigned agrees to notify you of any default on the part of
Landlord under the Lease which would entitle the undersigned to cancel the Lease
or to abate the rent payable thereunder, and further agrees that,
notwithstanding any provisions of the Lease, no notice or cancellation thereof
shall be effective unless you have received said notice and have failed within
thirty (30) days after the expiration of the cure period provided to Landlord
under the Lease to cure or commence to cure the default which gave rise to the
notice of cancellation.

          11. The undersigned understands and acknowledges that you are about to
make a loan to Landlord and receive as part of the security for such loan (i) a
Deed of Trust, Security Agreement and Fixture Filing encumbering Landlord's fee
interest in the property of which the leased premises are a portion and the
rents, issues and profits of the Lease and (ii) an Assignment of Leases which
affects the Lease, and that you are relying upon the representations and
warranties contained herein in making such loan.

                                        Synetics Solutions, Inc.,
                                        An Oregon corporation

                                        By /s/ Koki Nakamura
                                           -------------------------------------
                                        Name: KOKI NAKAMURA
                                        Its: CEO & Chairman

                                        By
                                           -------------------------------------
                                        Name:
                                              ----------------------------------
                                        Its:
                                             -----------------------------------

                                        2

<PAGE>

                                    EXHIBIT A

                         TO TENANT ESTOPPEL CERTIFICATE

                      Copy of Lease and Amendments to Lease

                                        4

<PAGE>

                           TENANT ESTOPPEL CERTIFICATE

                                __________, 2001

Metropolitan Life Insurance Company
400 S. El Camino Real, 8th Floor
San Mateo, California 94402

Gentlemen:

          The undersigned, Synetics Solutions, Inc., an Oregon corporation
("Tenant"), as tenant under a lease (the "Lease") of certain premises dated
December 15, 2000 executed by Tenant and Catellus Development Corporation, a
Delaware corporation, ("Landlord"), does hereby state, declare, represent and
warrant as follows:

          1. The copy of the Lease attached hereto as Exhibit A is a true and
correct copy of the Lease and the Lease is in full force and effect and has not
been amended, supplemented or changed, except as follows [if none, so state]:
None

          2. Tenant has accepted possession of the premises demised under the
Lease, and all items of an executory nature have been completed under the terms
of the Lease, including, but not limited to, completion of construction of the
demised premises (and all other improvements required under the Lease) in
accordance with applicable plans and specifications and within the time periods
set forth in the Lease and otherwise in accordance with the Lease, and payment
of any improvement allowance or other funds owing by Landlord to Tenant. Tenant
further acknowledges that the term commenced on January 1, 2001 and shall expire
on December 31, 2011 unless sooner terminated or extended in accordance with the
terms of the Lease.

          3. No default or event that with the passing of time or the giving of
notice, or both, would constitute a default (referred to herein collectively as
a "default") on the part of the undersigned exists under the Lease in the
performance of the terms, covenants and conditions of the Lease required to be
performed on the part of the undersigned.

          4. No default on the part of Landlord exists under the Lease in the
performance of the terms, covenants and conditions of the Lease required to be
performed on the part of Landlord.

          5. Tenant has no option or right to purchase the property of which the
premises are a part, or any part thereof.

          6. No rentals are accrued and unpaid under the Lease.

<PAGE>

          7. No prepayments of rentals due under the Lease have been made and no
security or deposits as security have been made thereunder, except as set forth
in the Lease.

          8. The undersigned has no defense as to its obligations under the
Lease and claims no setoff or counterclaim against Landlord.

          9. The undersigned has not received notice of any assignment,
hypothecation, mortgage, or pledge of Landlord's interest in the Lease or the
rents or other amounts payable thereunder.

          10. The undersigned agrees to notify you of any default on the part of
Landlord under the Lease which would entitle the undersigned to cancel the Lease
or to abate the rent payable thereunder, and further agrees that,
notwithstanding any provisions of the Lease, no notice or cancellation thereof
shall be effective unless you have received said notice and have failed within
thirty (30) days after the expiration of the cure period provided to Landlord
under the Lease to cure or commence to cure the default which gave rise to the
notice of cancellation.

          11. The undersigned understands and acknowledges that you are about to
make a loan to Landlord and receive as part of the security for such loan (i) a
Deed of Trust, Security Agreement and Fixture Filing encumbering Landlord's fee
interest in the property of which the leased premises are a portion and the
rents, issues and profits of the Lease and (ii) an Assignment of Leases which
affects the Lease, and that you are relying upon the representations and
warranties contained herein in making such loan.

                                        Synetics Solutions. Inc.,
                                        An Oregon corporation

                                        By /s/ Koki Nakamura
                                           -------------------------------------
                                        Name: KOKI NAKAMURA
                                        Its: CEO & Chairman

                                        By
                                           -------------------------------------
                                        Name:
                                              ----------------------------------
                                        Its:
                                             -----------------------------------

                                        2

<PAGE>

                                    EXHIBIT A

                         TO TENANT ESTOPPEL CERTIFICATE

                      Copy of Lease and Amendments to Lease

                                        3

<PAGE>

                                    EXHIBIT I

                     FORM OF SUBORDINATION, NON-DISTURBANCE
                            AND ATTORNMENT AGREEMENT

RECORDING REQUESTED BY              )
AND WHEN RECORDED MAIL TO:          )
Beneficiary
Metropolitan Life Insurance Company
c/o Preston Gates and Ellis, LLP
One Maritime Plaza, Suite 2400
San Francisco, California 94111
Attn: Susan Reid, Esq.              )

                                                  Space above for Recorder's Use

                          SUBORDINATION, NONDISTURBANCE
                            AND ATTORNMENT AGREEMENT

     NOTICE: THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS
     IN YOUR LEASEHOLD ESTATE BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE
     LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.

     This Subordination, Nondisturbance and Attornment Agreement ("Agreement")
is entered into as of the __________ day of March, 2001 by and among SYNETICS
SOLUTIONS INC., an Oregon corporation ("Tenant"), Catellus Development
Corporation, a Delaware corporation ("Borrower") and Metropolitan Life Insurance
Company (Beneficiary).

                               FACTUAL BACKGROUND

     A. Borrower owns certain real property in the County of Multnomah, State of
Oregon, more particularly described in the attached Schedule 1 term "Property"
herein means that real property together with all improvements (the
"Improvements") located on it.

     B. Beneficiary has made or agreed to make a loan to Borrower in the
principal amount of Two Hundred Million and no/100 Dollars ($200,000,000.00)
(the "Loan") as provided in a loan application (the "Loan Application"). The
Loan is or will be evidenced by a promissory note (the "Note") which is or will
be secured by a deed of trust encumbering the Property (the "Deed of Trust")
with an assignment of rents. The Note, the Deed of Trust, this Agreement and all
other documents and instruments identified in the Deed of Trust as "Loan
Documents" shall be collectively referred to herein as the "Loan Documents".

     C. Tenant and Borrower (as landlord) entered into a lease dated December
15, 2000 (the "Lease") under which Borrower leased to Tenant a portion of the
Improvements located within the Property and more particularly described in the
Lease (the "Premises").

     D. It is a requirement of the Loan to Borrower that Tenant agree, among
other things, to subordinate Tenant's rights under the Lease to the lien of the
Loan Documents and to attorn to Beneficiary on the terms and conditions of this
Agreement. Tenant is willing to agree to such subordination and attornment and
other conditions, provided that Beneficiary agrees to a nondisturbance
provision, all as set forth more fully below.

                                    EXHIBIT I

                                       -1-

<PAGE>

                                   AGREEMENT:

     Therefore, the parties agree as follows:

     1. Subordination. The Loan Documents and all supplements, amendments,
modifications, renewals, replacements and extensions of and to them shall
unconditionally be and remain at all times a lien on the Property prior and
superior to the Lease, to the leasehold estate created by it, and to all rights
and privileges of Tenant under it. The Lease and leasehold estate, together with
all rights and privileges of Tenant under that Lease, are hereby unconditionally
made subordinate to the lien of the Loan Documents in favor of Beneficiary.
Tenant consents to Borrower and Beneficiary entering into the Deed of Trust and
the other Loan Documents. Tenant further declares, agrees and acknowledges that
in making disbursements under the Loan Documents Beneficiary has no obligation
or duty to, nor has Beneficiary represented that it will, see to the application
of such proceeds by the person or persons to whom they are disbursed by
Beneficiary, and any application or use of such proceeds for purposes other than
those provided for in the Loan Documents shall not defeat the subordination made
in this Agreement, in whole or in part.

     2. Definitions of "Transfer of the Property" and "Purchaser". As used
herein, the term "Transfer of the Property" means any transfer of Borrower's
interest in the Property by foreclosure, trustee's sale or other action or
proceeding for the enforcement of the Deed of Trust or by deed in lieu thereof.
The term "Purchaser", as used herein, means any transferee, including
Beneficiary, of the interest of Borrower as a result of any such Transfer of the
Property and also includes any and all successors and assigns, including
Beneficiary, of such transferee.

     3. Nondisturbance. The enforcement of the Deed of Trust shall not terminate
the Lease or disturb Tenant in the possession and use of the Premises unless at
the time of foreclosure Tenant is in significant default under the Lease or this
Agreement beyond any applicable grace or cure periods, and Beneficiary or
Purchaser so notifies Tenant in writing by the later of (i) 120 days prior to or
after the Transfer of the Property, or (ii) if Beneficiary and Purchaser did not
have notice of the pre-foreclosure default, within 120 days of notice of the
default that the Lease will be terminated by foreclosure because of such
default. The nondisturbance herein granted is subject to Section 5 below. To the
extent that the Lease is extinguished by law as a result of the foreclosure, a
new lease shall automatically go into effect upon the same provisions as
contained in the Lease, as modified by this Agreement, for the unexpired term of
the Lease. This nondisturbance applies to any option to extend or renew the
Lease term which is set forth in the Lease as of the date of this Agreement.

     4. Attornment. Subject to Section 3 above, if any Transfer of the Property
should occur, Tenant shall and hereby does attorn to Purchaser, including
Beneficiary if it should be the Purchaser, as the landlord under the Lease, and
Tenant shall be bound to Purchaser under all of the terms, covenants and
conditions of the Lease for the balance of the Lease term and any extensions or
renewals of it which may then or later be in effect under any validly exercised
extension or renewal option contained in the Lease, all with the same force and
effect as if Purchaser had been the original landlord under the Lease. This
attornment shall be effective and self-operative without the execution of any
further instruments upon Purchaser's succeeding to the interest of the landlord
under the Lease.

     5. Subordination of Options and Rights of First Refusal. The Loan Documents
and all supplements, amendments, modifications, renewals, replacements and
extensions of and to them shall unconditionally be and remain at all times a
lien on the Property prior and superior to any existing or future right of
Tenant, whether arising out of the Lease or otherwise, to exercise any option or
right of first refusal to:

          (a) purchase the Premises or the Property or any interest or portion
     in or of either of them; or

          (b) expand into other space in the Improvements.

     Tenant specifically agrees and acknowledges that upon any Transfer of the
Property, any such purchase or expansion option or right of first refusal,
whether now existing or in the future arising, shall terminate and be
inapplicable to the Property notwithstanding the nondisturbance granted to
Tenant in Section 3 above. If any option or right of first refusal to purchase
is exercised prior to a Transfer of the Property, any title so acquired to all
or any part of the Property shall be subject to the lien of the Loan Documents,
which lien shall in no way be impaired by

                                    EXHIBIT I

                                       -2-

<PAGE>

the exercise of such option, or right of first refusal. Beneficiary specifically
reserves all of its rights to enforce any accelerating transfer, due on sale,
due on encumbrance or similar provision in the Deed of Trust or any other
Loan Document.

     6. Notices of Default; Material Notices; Beneficiary's Rights to Cure
Default. Tenant shall send a copy of any notice of default or similar statement
with respect to the Lease to Beneficiary at the same time such notice or
statement is sent to Borrower. In the event of any act or omission by Borrower
which would give Tenant the right to terminate the Lease or to claim a partial
or total eviction, Tenant shall not exercise any such right or make any such
claim until it has given Beneficiary written notice of such act or omission and
has given Beneficiary either thirty (30) days to cure the default if the default
is monetary or a reasonable time for Beneficiary to cure the default if the
default is nonmonetary. Nothing in this Agreement, however, shall be construed
as a promise or undertaking by Beneficiary to cure any default of Borrower.

     7. Limitation on Beneficiary's Performance. Nothing in this Agreement shall
be deemed or construed to be an agreement by Beneficiary to perform any covenant
of Borrower as landlord under the Lease. Tenant agrees that if Beneficiary
becomes Purchaser then, upon subsequent transfer of the Property by Beneficiary
to a new owner, Beneficiary shall have no further liability under the Lease
after said transfer.

     8. Limitation on Liability. No Purchaser who acquires title to the Property
shall have any obligation or liability beyond its interest in the Property.
Purchaser shall not have any obligations or liability with respect to the
completion of improvements which were part of the initial tenant improvements at
the commencement of the Lease.

     9. Tenant's Covenants. Tenant agrees that during the term of the Lease,
without Beneficiary's prior written consent, Tenant shall not:

          (a) pay any rent or additional rent more than one month in advance to
     any landlord including Borrower; or

          (b) cancel, terminate or surrender the Lease, except at the normal
     expiration of the Lease term or as provided in Section 6 above; or

          (c) enter into any material amendment, modification or other agreement
     relating to the Lease; or

          (d) assign or sublet any portion of the Lease or the Premises, except
     as expressly permitted in the Lease.

     10. Beneficiary Not Obligated. Beneficiary, if it becomes the Purchaser or
if it takes possession under the Deed of Trust, and any other Purchaser shall
not (a) be liable for any damages or other relief attributable to any act or
omission of any prior Landlord under the Lease including Borrower, or (b) be
subject to any offset or defense which Tenant may have against any prior
landlord under the Lease; or (c) be bound by any prepayment by Tenant of more
than one month's installment of rent; or (d) be obligated for any security
deposit not actually delivered to Purchaser; (e) be bound by any modification or
amendment of or to the Lease unless the amendment or modification shall have
been approved in writing by Beneficiary or (f) be liable to Tenant or any other
party for any conflict between the provisions of the Lease and the provisions of
any other lease affecting the Property which is not entered into by Purchaser;
or (g) be liable with respect to any representation, warranty or indemnity not
made by Purchaser. Borrower agrees to deliver to Purchaser any security deposits
in its possession at the time Purchaser takes possession of the Property.

     11. Tenant's Estoppel Certificate.

          (a) True and Complete Lease. Tenant represents and warrants to
     Beneficiary that Schedule 2 accurately identifies the Lease and all
     amendments, supplements, side letters and other agreements and memoranda
     pertaining to the Lease, the leasehold and/or the Premises.

                                    EXHIBIT I

                                       -3-

<PAGE>

          (b) Tenant's Option Rights. Tenant has no right or option of any
     nature whatsoever, whether arising out of the Lease or otherwise, to
     purchase the Premises or the Property, or any interest or portion in or of
     either of them, to expand into other space in the Improvements or to extend
     or renew the term of the Lease, except as described in the attached
     Schedule 3.

          (c) No Default. As of the date of (his Agreement, Tenant represents
     and warrants that to the best of Tenant's knowledge there exist no events
     of default or events that with notice or the passage of time or both would
     be events of default under the Lease on either the Tenant's part or the
     Borrower's, nor is there any right of offset against any of Tenant's
     obligations under the Lease, except as described in the attached Schedule
     4. Tenant represents and warrants that the Lease is in full force and
     effect as of the date of this Agreement.

          (d) Hazardous Substances. Tenant represents and warrants that it has
     not used, generated, released, discharged, stored or disposed of any
     Hazardous Substances on, under, in or about the Property other than
     Hazardous Substances used in the ordinary and commercially reasonable
     course of Tenant's business in compliance with all applicable laws. Except
     for such legal and commercially reasonable use by Tenant, Tenant has no
     actual knowledge that any Hazardous Substance is present or has been used,
     generated, released, discharged, stored or disposed of by any party on,
     under, in or about the Property. As used herein "Hazardous Substance" means
     any substance, material or waste (including petroleum and petroleum
     products), which is designated, classified or regulated as being "toxic" or
     "hazardous" or a "pollutant" or which is similarly designated, classified
     or regulated under any federal, state or local law, regulation or
     ordinance.

     12. Integration; Etc. This Agreement integrates all of the terms and
conditions of the parties' agreement regarding the subordination of the Lease to
the Loan Documents, attornment, nondisturbance and the other matters contained
herein. This Agreement supersedes and cancels all oral negotiations and prior
and other writings with respect to (a) such subordination (only to such extent,
however, as would affect the priority between the Lease and the Loan Documents),
including any provisions of the Lease which provide for the subordination of the
Lease to a deed of trust or to a mortgage and (b) such attornment,
non-disturbance and other matters contained herein. If there is any conflict
between the terms, conditions and provisions of this Agreement and those of any
other agreement or instrument, including the Lease, the terms, conditions and
provisions of this Agreement shall prevail. This Agreement may not be modified
or amended except by a written agreement signed by the parties or their
respective successors in interest. This Agreement may be executed in
counterparts, each of which is an original but all of which shall constitute one
and the same instrument.

     13. Notices. All notices given under this Agreement shall be in writing and
shall be given by personal delivery, overnight receipted courier or by
registered or certified United States mail, postage prepaid, sent to the party
at its address appearing below. Notices shall be effective upon receipt (or on
the date when proper delivery is refused). Addresses for notices may be changed
by any party by notice to all other parties in accordance with this Section.
Service of any notice on any one Borrower shall be effective service on Borrower
for all purposes.

          To Beneficiary:

                          Metropolitan Life Insurance Company
                          400 South El Camino Real, 8th Floor
                          San Mateo, California 94402
                          Attn: Vice President-Real Estate Investments

          To Borrower:    Catellus Development Corporation
                          201 Mission Street
                          San Francisco, California 94105
                          Attn: Asset Management

                                    EXHIBIT I

                                       -4-

<PAGE>

          To Tenant:      Synetics Solutions Inc.
                          18870 NE Riverside Pkwy.
                          Tigard, Oregon 97224
                          Attn: Koki Nakamura

     14. Attorneys' Fees. If any lawsuit, judicial reference or arbitration is
commenced which arises out of or relates to this Agreement, the prevailing party
shall be entitled to recover from each other party such sums as the court,
referee or arbitrator may adjudge to be reasonable attorneys' fees, including
the costs for any legal services by in-house counsel, in addition to costs and
expenses otherwise allowed by law.

     15. Miscellaneous Provisions. This Agreement shall inure to the benefit of
and be binding upon the parties and their respective successors and assigns.
This Agreement is governed by the laws of the State of Oregon without regard to
the choice of law rules of that State. This Agreement satisfies any condition or
requirement in the Lease relating to the granting of a nondisturbance agreement
by Beneficiary. As used herein, the word "include(s)" means "include(s) without
limitation," and the word "including" means "including but not limited to."
Beneficiary, at its sole discretion, may but shall not be obligated to record
this Agreement.

                                    EXHIBIT I

                                      -5-

<PAGE>

     NOTICE: THIS AGREEMENT CONTAINS A PROVISION WHICH ALLOWS THE PERSON
OBLIGATED ON YOUR LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR
PURPOSES OTHER THAN IMPROVEMENT OF THE PROPERTY.

"TENANT"                                SYNETICS SOLUTIONS INC.,
                                        an Oregon corporation

                                        By: /s/ Koki Nakamura
                                            ------------------------------------
                                        Name: KOKI NAKAMURA
                                        Title: CEO & Chairman

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BORROWER"                              CATELLUS DEVELOPMENT CORPORATION,
                                        a Delaware corporation

                                        By: Catellus Commercial Group, LLC,
                                            a Delaware limited liability company
                                        Its: Duly Authorized Agent

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BENEFICIARY"                           Metropolitan Life Insurance Company,
                                        a New York corporation

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                    EXHIBIT I

                                       -6-

<PAGE>

STATE OF Oregon         )
                        ) ss.
COUNTY OF Multnomah     )

     On March 27, 2001, before me, Sarah Culver, a Notary Public in and for said
state, personally appeared Koki Nakamura, personally known to me (or proved to
me on the basis of satisfactory evidence) to be the person whose name is
subscribed to the within instrument and acknowledged to me that he/she executed
the same in his/her authorized capacity, and that by his/her signature on the
instrument, the person, or the entity upon behalf of which the person acted,
executed the instrument.

     WITNESS my hand and official seal.

                                        /s/ Sarah M. Culver
                                        ----------------------------------------
                                        Notary Public in and for said State
(STAMP)
(SEAL)

STATE OF _______________)
                        ) ss.
COUNTY OF ______________)

     On _____________________, before me, _______________________, a Notary
Public in and for said state, personally appeared __________________, personally
known to me (or proved to me on the basis of satisfactory evidence) to be the
person whose name is subscribed to the within instrument and acknowledged to me
that he/she executed the same in his/her authorized capacity, and that by
his/her signature on the instrument, the person, or the entity upon behalf of
which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -7-

<PAGE>

STATE OF _______________)
                        ) ss.
COUNTY OF ______________)

     On _______________________, before me, _____________________, a Notary
Public in and for said state, personally appeared ______________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

STATE OF _______________)
                        ) ss.
COUNTY OF ______________)

     On  _______________________, before me, _______________________, a Notary
Public in and for said state, personally appeared _______________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                  EXHIBIT I

                                      -8-

<PAGE>

STATE OF ___________________________ )
                                     )ss.
COUNTY OF __________________________ )

     On _______________, before me, ____________________, a Notary Public in and
for said state, personally appeared ________________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

STATE OF ___________________________ )
                                     )ss.
COUNTY OF __________________________ )

     On _________________, before me, __________________, a Notary Public in and
for said state, personally appeared ________________________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                        ----------------------------------------
                                        Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                      -9-

<PAGE>

                                   SCHEDULE 1

                              PROPERTY DESCRIPTION

     Lot 2, Southshore Corporate Park, in the City of Gresham, County of
Multnomah and State of Oregon, Plat Book 1243 Pages 12 through 18 inclusive.

                             SCHEDULE 1 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 2

                     IDENTIFY LEASE AND LIST ALL AMENDMENTS,
                 SUPPLEMENTS, SIDE LETTERS AND OTHER AGREEMENTS
             AND MEMORANDA PERTAINING TO LEASE, PREMISES OR PROPERTY

1)   Multi-Tenant Industrial Triple Net Lease dated December 15, 2000 between
     Borrower and Tenant.

                             SCHEDULE 2 to EXHIBIT I

                                      -1-

<PAGE>

                                   SCHEDULE 3

                   LIST OF PURCHASE, EXPANSION, FIRST REFUSAL
                          EXTENSION AND RENEWAL OPTIONS

1)   One (1) five (5) year option to extend the term of the Lease pursuant to
     Section 19 of the Addendum to Lease.

                             SCHEDULE 3 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 4

               LIST ANY EXISTING DEFAULTS OR OFFSETS UNDER LEASE

None.

                             SCHEDULE 4 to EXHIBIT I

                                      -1-

<PAGE>

                                   SCHEDULE 5

                              MODIFIED LEASE TERMS

None

                             SCHEDULE 5 to EXHIBIT I

                                      -1-

<PAGE>

                    MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE

                        Effective Date: December 15, 2000
                (the date set forth below Landlord's signature)

                             BASIC LEASE INFORMATION

Landlord:                CATELLUS DEVELOPMENT CORPORATION,
                         a Delaware corporation

Landlord's Address For   201 Mission Street
   Notice:               San Francisco, California 94105
                         Attn: Asset Management & Office of General Counsel
                         Telephone: (415)974-4500
                         Fax: (415)974-4687

With a Copy to:          CB Richard Ellis
                         1300 SW 5th Avenue, Suite 2600
                         Portland, Oregon 97201
                         Attn: Property Management
                         Telephone: (503)221-1900
                         Fax: (503)221-4873

Landlord's Address For   File # 1918
   Payment of Rent:      P.O. Box 61000
                         San Francisco, California 94161-1918

Tenant:                  SYNETICS SOLUTIONS INC.,
                         an Oregon corporation

Tenant's Address For     7440 S.W. Bonita Avenue
   Notice:               Tigard, Oregon 97224
                         Attn: Koki Nakamura
                         Telephone: (503) 670-9934
                         Fax: (503)639-2264

Project:                 Those portions of "Southshore Corporate Park" located
                         in the City of Gresham, County of Multnomah, State of
                         Oregon. A conceptual plot plan of Southshore Corporate
                         Park (the "Site Plan") is attached hereto as Exhibit
                         A-1 (which indicates thereon the approximate location
                         of the Premises and other parcels of land within
                         Southshore Corporate Park as presently contemplated by
                         Landlord). Tenant acknowledges that Exhibit A-1 is
                         intended to be used only for illustrative purposes and
                         nothing contained therein shall constitute a
                         representation or warranty by Landlord.

Land:                    Approximately 10.2 acre parcel of land shown on the
                         Site Plan attached hereto as Exhibit A-1.

                                       (i)

<PAGE>

<TABLE>
<S>                              <C>
Building:                        An office/manufacturing/warehouse building
                                 located on the Land and containing
                                 approximately 180,000 rentable square feet.

Premises:                        Approximately 44,930 rentable square feet
                                 located within the Building as shown on Exhibit
                                 A-2.

Premises Address:                Southshore Corporate Park - Building C
   Street:                       4293 NE 189th Avenue
   City and State:               Gresham, Oregon 97230

Term:                            One Hundred Twenty (120) months

Possession Date:                 December 15, 2000

Commencement Date:               January 1, 2001

Monthly Base Rent:                            Monthly
                                 Months      Base Rent
                                 -------   ------------
                                    1-24    $16,399.45
                                   25-48    $17,383.42
                                   49-72    $18,462.42
                                   73-96    $19,532.00
                                  97-120    $20,703.93
                                 121-144+   $21,946.16
                                 145-168+   $23,262.93
                                 169-180+   $24,658.71

                                 +    Subject to the provisions of the Option to
                                      Extend set forth in Section 19 of the
                                      Addendum to Lease

Tenant's Share of Building       24.96%
Operating Expenses:

Tenant's Share of Project        10.01%
Operating Expenses:

Letter of Credit:                $98,394.00, subject to adjustment pursuant to
                                 Section 3.3

Broker:                          Landlord's Broker: CB Richard Ellis
                                 Tenant's Broker: Macadam Forbes, Inc.
</TABLE>

                                      (ii)

<PAGE>

<TABLE>
<S>                              <C>
Lease Year:                      Shall refer to each twelve (12) month period
                                 during the Term commencing on the Commencement
                                 Date.

Permitted Uses:                  The manufacturing, warehousing and distribution
                                 of mini-clean room environment equipment and
                                 other related activities, together with
                                 collateral office space, all to the extent
                                 consistent with the character of the Project as
                                 a first-class industrial project. No other uses
                                 shall be permitted without the prior written
                                 consent of Landlord, which may be given or
                                 withheld in Landlord's sole and absolute
                                 discretion. In no event shall any use of the
                                 Premises violate the Prohibited Uses set forth
                                 in Exhibit E attached hereto or the terms of
                                 the CC&Rs (defined in Section 11 of the Lease)
                                 and all uses of the Premises shall at all times
                                 comply with and be consistent with all of the
                                 provisions of this Lease (including, without
                                 limitation, the Rules and Regulations attached
                                 hereto as Exhibit F) and applicable law.

Parking Spaces:                  Forty-Eight (48) unreserved parking spaces,
                                 subject to the terms of Section 1.4

Rentable Square Feet of          Shall mean (a) the total square footage of the
Premises:                        Premises, measured from the outside of the
                                 exterior walls of the Building and to the
                                 center of any demising walls separating the
                                 Premises from other premises in the Building,
                                 plus (b) a pro rata share of any common utility
                                 rooms and/or electrical vaults located in the
                                 Building that do not exclusively serve the
                                 Premises or other premises leased to other
                                 tenants of the Building (which pro rata share
                                 shall be the same percentage as Tenant's Share
                                 of Building Operating Expenses).

Rentable Square Feet of          Shall mean the total square footage of the
Building:                        Building, measured from the outside of the
                                 exterior walls of the Building to the center
                                 thereof.

Option to Extend:                One (1) five (5) year Option to Extend in
                                 accordance with Section 19 in the Addendum to
                                 Lease.
</TABLE>

ADDENDUM

EXHIBITS

A-1   Site Plan
A-2   Premises
B     Work Letter
C     Commencement Date Memorandum
D     Insurance Certificate
E     Prohibited Uses
F     Rules and Regulations
G     Requirements for Improvements or Alterations by Tenant
H     Estoppel Certificate
I     Subordination, Non-Disturbance and Attornment Agreement
J     Arbitration Procedures
K     Form of Letter of Credit

                                      (iii)

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                                TABLE OF CONTENTS

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1.    PREMISES ..........................................................     1
       1.1   Premises ...................................................     1
       1.2   Common Area ................................................     1
       1.3   Reserved Rights ............................................     1
       1.4   Parking ....................................................     1

2.    TERM ..............................................................     2
       2.1   Commencement Date ..........................................     2
       2.2   Intentionally Deleted ......................................     2
       2.3   Early Entry ................................................     2

3.    RENT ..............................................................     2
       3.1   Rent .......................................................     2
       3.2   Late Charge and Interest ...................................     3
       3.3   Letter of Credit ...........................................     3

4.    UTILITIES .........................................................     4

5.    TAXES .............................................................     4
       5.1   Real Property Taxes ........................................     4
       5.2   Definition of Real Property Taxes ..........................     4
       5.3   Personal Property Taxes ....................................     5

6.    OPERATING EXPENSES ................................................     5
       6.1   Operating Expenses .........................................     5
       6.2   Definition of Operating Expenses ...........................     5

7.    ESTIMATED EXPENSES ................................................     6
       7.1   Payment ....................................................     6
       7.2   Adjustment .................................................     6
       7.3   Audit Right ................................................     6

8.    INSURANCE .........................................................     7
       8.1   Landlord ...................................................     7
       8.2   Tenant .....................................................     7
       8.3   General ....................................................     8
       8.4   Indemnity ..................................................     8
       8.5   Exemption of Landlord from Liability .......................     9

9.    REPAIRS AND MAINTENANCE ...........................................     9
       9.1   Tenant .....................................................     9
       9.2   Landlord ...................................................    10
       9.3   Landlord's Failure to Perform ..............................    10

10.   ALTERATIONS .......................................................    11
      10.1   Trade Fixtures; Alterations ................................    11
      10.2   Damage; Removal ............................................    11
      10.3   Liens ......................................................    12
      10.4   Standard of Work ...........................................    12

11.   USE ...............................................................    12

12.   ENVIRONMENTAL MATTERS .............................................    13
      12.1   Hazardous Materials ........................................    13
      12.2   Tenant's Indemnification ...................................    13
      12.3   Pre-existing Conditions and Indemnification ................    14

13.   DAMAGE AND DESTRUCTION ............................................    14
      13.1   Casualty ...................................................    14
      13.2   Tenant's Fault .............................................    16
</TABLE>

                                      (v)

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<TABLE>
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      13.3   Uninsured Casualty .........................................    16
      13.4   Waiver .....................................................    16

14.   EMINENT DOMAIN ....................................................    16
      14.1   Total Condemnation .........................................    16
      14.2   Partial Condemnation .......................................    16
      14.3   Award ......................................................    17
      14.4   Temporary Condemnation .....................................    17

15.   DEFAULT ...........................................................    17
      15.1   Events of Defaults .........................................    17
      15.2   Remedies ...................................................    17
      15.3   Cumulative .................................................    18

16.   ASSIGNMENT AND SUBLETTING .........................................    19

17.   ESTOPPEL, ATTORNMENT AND SUBORDINATION ............................    19
      17.1   Estoppel ...................................................    19
      17.2   Subordination ..............................................    20
      17.3   Attornment .................................................    20

18.   MISCELLANEOUS .....................................................    20
      18.1   General ....................................................    20
      18.2   Signs ......................................................    21
      18.3   Waiver .....................................................    21
      18.4   Financial Statements .......................................    21
      18.5   Limitation of Liability ....................................    22
      18.6   Notices ....................................................    22
      18.7   Brokerage Commission .......................................    22
      18.8   Authorization ..............................................    22
      18.9   Holding Over; Surrender ....................................    22
      18.10  Join and Several ...........................................    23
      18.11  Convenants and Conditions ..................................    23
      18.12  Auctions ...................................................    23
      18.13  Consents ...................................................    23
      18.14  Force Majeure ..............................................    23
      18.15  Mortgage Protection ........................................    23
      18.16  Hazardous Substance Disclosure .............................    24
      18.17  ADA Compliance .............................................    24
      18.18  Addenda ....................................................    24
</TABLE>

                                      (vi)

<PAGE>

1.   PREMISES

     1.1 Premises. Landlord hereby leases to Tenant that portion of the Building
as shown on Exhibit A-2 attached hereto (the "Premises"), but excluding the
Common Area (defined below) and any other portion of the Building, the Land
and/or the Project. Tenant has determined that the Premises are acceptable for
Tenant's use and Tenant acknowledges that, except as set forth in the Work
Letter attached hereto as Exhibit B (the "Work Letter"), neither Landlord nor
any broker or agent has made any representations or warranties in connection
with the physical condition of the Premises or their fitness for Tenant's use
upon which Tenant has relied directly or indirectly for any purpose. By taking
possession of the Premises, Tenant accepts the Premises "AS-IS" and waives all
claims of defect in the Premises, except as set forth herein or in the Work
Letter. Tenant shall be responsible for confirming the street address of
Premises with the City.

     1.2 Common Area. Tenant may, subject to rules made by Landlord, use the
following areas on the Land or within the Building ("Building Common Area") in
common with Landlord and other tenants of the Building: hallways, stairwells,
entranceways, restroom facilities, refuse facilities, landscaped areas,
driveways necessary for access to the Premises, parking spaces and other common
facilities located in the Building and/or on the Land designated by Landlord
from time to time for the common use of all tenants of the Building. Tenant may,
subject to the CC&Rs (as defined in Section 11 below) and any rules or
regulations made by Landlord, use the following areas of the Project ("Project
Common Area") in common with Landlord, tenants of the Building and/or other
owners or lawful users of the Project: refuse facilities, landscaped areas,
roads, driveways necessary for access to the Premises, parking spaces, retention
basins and other common facilities designated by Landlord from time to time for
the common use of all tenants and owners of the Project. The Building Common
Area and the Project Common Area are collectively referred to herein as the
"Common Area".

     1.3 Reserved Rights. Landlord reserves the right to enter the Premises for
any reason upon reasonable notice to Tenant (or without notice in case of an
emergency) and/or to undertake the following all without abatement of rent or
liability to Tenant: inspect the Premises and/or the performance by Tenant of
the terms and conditions hereof; make such alterations, repairs, improvements or
additions to the Premises as required or permitted hereunder; change boundary
lines of the Land so long as such change does not materially and adversely
impact Tenant's use of the parking area and/or access to the Premises; install,
use, maintain, repair, alter, relocate or replace any pipes, ducts, conduits,
wires, equipment and other facilities (including, without limitation, cabling
and conduit for telecommunications facilities of any kind) in the Common Area or
the Building; install, maintain and operate conduit cabling within the utility
and/or conduit ducts and risers within the Building, as well as, grant lease,
license or use rights to third parties, to utilize the foregoing grant easements
or licenses on the Land and/or the Project; dedicate for public use portions of
the Land and/or the Project and record covenants, conditions and restrictions
affecting the Land and/or the Project and/or amendments to existing CC&Rs (as
defined below in Section 11 below) which do not unreasonably interfere with
Tenant's use of the Premises or impose additional material monetary obligations
on Tenant; change the name of the Building and/or the Project; affix reasonable
signs and displays on the Building and/or the Land; and, during the last six (6)
months of the Term, place signs for the rental of, and show the Premises to
prospective tenants.

     1.4 Parking. So long as this Lease is in effect and provided Tenant is not
in default hereunder, Landlord grants to Tenant and Tenant's customers,
suppliers, employees and invitees ("Tenant's Authorized Users") a non-exclusive
license to use up to forty-eight (48) parking spaces in the areas designated by
Landlord as parking facilities for the Building. All visitor parking will be on
a non-exclusive, in common basis with all other visitors and guests of the
Project Tenant will not use or allow any of Tenant's Authorized Users to use any
parking spaces which have been specifically assigned by Landlord for other uses
such as visitor parking or which have been designated by any governmental entity
as being restricted to certain uses. Landlord may assign any unreserved and
unassigned parking spaces and/or make all or any portion of such spaces
reserved, if Landlord reasonably determines that it is necessary for orderly and
efficient parking or for any other reasonable reason. Tenant and Tenant's
Authorized Users shall comply with all rules and regulations regarding parking
set forth in Exhibit F attached hereto and Tenant agrees to cause Tenant's
Authorized Users to comply with such rules and regulations. Landlord reserves
the right from time to time to modify and/or adopt such other reasonable and
non-discriminatory rules and regulations for the parking facilities as it deems
reasonably necessary for the operation of the parking facilities, but in no
event shall Landlord be entitled to charge fees for parking without the prior
written consent of Tenant, which is not to be unreasonably withheld or delayed.
Tenant may, at Tenant's sole cost and expense,

<PAGE>

provide for the striping of additional parking spaces in the paved areas
adjacent to Tenant's loading docks and the fifty foot (50') wide concrete dock
apron, provided that (i) the addition of such spaces in the loading dock and
apron areas is in compliance with all applicable laws and (ii) any and all costs
associated with providing such parking spaces in the loading dock areas shall be
at Tenant's sole cost and expense, including, without limitation, any
landscaping requirements imposed by the City.

2.   TERM

     2.1 Commencement Date. The Term of the Lease shall commence ("Commencement
Date") on January 1, 2001; provided, however, Tenant's obligation to pay Rent
(as defined in Section 3.1 below) shall commence on December 15, 2000 (the
"Possession Date"). Rent shall be paid for the period between the Possession
Date and the Commencement Date (e.g., December 15 to January 1, 2001) at the
rate stated in the Basic Lease Information, prorated on the basis of a thirty
(30) day month, and shall be due and payable to Landlord on or before the
Possession Date. Concurrently with the execution of this Lease, Tenant shall
execute and deliver to Landlord the Commencement Date Memorandum attached hereto
as Exhibit C acknowledging (i) the Commencement Date, (ii) the Possession Date,
and (iii) the final square footage of the Premises.

     2.2 Intentionally Deleted

     2.3 Early Entry. Subject to the following provisions of this Section 2.3,
Tenant shall have the right to enter the Premises no earlier than fifteen (15)
days prior to the Possession Date to install phone systems, furniture, fixtures
and equipment, etc. and such early entry for such purposes shall not constitute
occupancy for operation of Tenant's business and shall not trigger the
Possession Date or the Commencement Date. Tenant agrees (i) any such early entry
by Tenant shall be at Tenant's sole risk, (ii) Tenant shall not interfere with
Landlord or Landlord's contractors completing work within the Premises or cause
any labor difficulties; Tenant, together with its employees, agents and
independent contractors will be subject to and will work under the direction of
Landlord's contractor, (iii) Tenant shall comply with and be bound by all
provisions of this Lease during the period of any such early entry except for
the payment of Rent, (iv) prior to entry upon the Premises by Tenant, Tenant
agrees to pay for and provide to Landlord certificates evidencing the existence
and amounts of liability insurance carried by Tenant, which coverage must comply
with the provisions of this Lease relating to insurance, (v) Tenant and its
agents and contractors agree to comply with all applicable laws, regulations,
permits and other approvals required to perform its work during the early entry
on the Premises, and (vi) Tenant agrees to indemnify, protect, defend and save
Landlord and the Premises harmless from and against any and all liens,
liabilities, losses, damages, costs, expenses, demands, actions, causes of
action and claims (including, without limitation, attorneys' fees and legal
costs) arising out of the early entry, use, construction, or occupancy of the
Premises by Tenant or its agents, employees or contractors.

3.   RENT

     3.1 Rent. Tenant shall pay to Landlord, at Landlord's Address for Payment
of Rent designated in the Basic Lease Information, or at such other address as
Landlord may from time to time designate in writing to Tenant for the payment of
Rent, the Base Rent, without notice, demand, offset or deduction, in advance, on
the first day of each calendar month. Landlord shall have no obligation to
notify Tenant of any increase in Rent and Tenant's obligation to pay all Rent
(and any increases) when due shall not be modified or altered by such lack of
notice from Landlord. It is intended that this Lease be a "triple net lease,"
and that the Rent to be paid hereunder by Tenant will be received by Landlord
without any deduction or offset whatsoever by Tenant, foreseeable or
unforeseeable. Except as expressly provided to the contrary in this Lease,
Landlord shall not be required to make any expenditure, incur any obligation, or
incur any liability of any kind whatsoever in connection with this Lease or the
ownership, construction, maintenance, operation or repair of the Premises or the
Project Upon the execution of this Lease, Tenant shall pay to Landlord the first
month's Base Rent. If the Term commences (or ends) on a date other than the
first (or last) day of a month, Base Rent shall be prorated on the basis of a
thirty (30) day month. All sums other than Base Rent which Tenant is obligated
to pay under this Lease shall be deemed to be additional rent due hereunder
("Additional Rent"), whether or not such sums are designated Additional Rent
and, together with the Base Rent, shall be due and payable to Landlord
commencing on the Possession Date. The term "Rent" means the Base Rent and all
Additional Rent payable hereunder.

                                       -2-

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     3.2 Late Charge and Interest. The late payment of any Rent will cause
Landlord to incur additional costs, including administration and collection
costs and processing and accounting expenses and increased debt service
("Delinquency Costs"). If Landlord has not received any installment of Rent
within five (5) days after such amount is due, Tenant shall pay a late charge of
five percent (5%) of the delinquent amount, which is agreed to represent a
reasonable estimate of the Delinquency Costs incurred by Landlord. In addition,
all such delinquent amounts shall bear interest from the date such amount was
due until paid in full at a rate per annum ("Applicable Interest Rate") equal to
the lesser of (a) the maximum interest rate permitted by law or (b) five
percent (5%) above the rate publicly announced by Bank of America, N.A. (or if
Bank of America, N.A. ceases to exist, the largest bank then headquartered in
the State of California) ("Bank") as its "Reference Rate". If the use of the
announced Reference Rate is discontinued by the Bank, then the term Reference
Rate shall mean the announced rate charged by the Bank which is, from time to
time, substituted for the Reference Rate. Landlord and Tenant recognize that the
damage which Landlord shall suffer as a result of Tenant's failure to pay such
amounts is difficult to ascertain and said late charge and interest are the best
estimate of the damage which Landlord shall suffer in the event of late payment.
If a late charge becomes payable for any three (3) installments of Rent within
any twelve (12) month period, then the Rent shall automatically become due and
payable quarterly in advance.

     3.3 Letter of Credit

          3.3.1 Form of Letter of Credit. Concurrently with Tenant's execution
and delivery of this Lease, Tenant shall deliver to Landlord an unconditional,
irrevocable, standby letter of credit (the "Letter of Credit") with an
expiration date no earlier than twelve (12) months from the date of issuance in
the amount of Ninety Eight Thousand Three Hundred Ninety Four and No/100 Dollars
($98,394.00). The Letter of Credit shall be in the same form as Exhibit K
attached hereto. The Letter of Credit shall secure the full and faithful
performance of each provision of this Lease to be performed by Tenant. The
Letter of Credit shall be issued by a money-center bank, or another financial
institution acceptable to Landlord in its sole discretion. The Letter of Credit
must be presentable in San Francisco, California. If Tenant fails to pay Rent or
otherwise defaults with respect to any provision of this Lease and fails to cure
any such default within any applicable notice and cure period provided in this
Lease, then Landlord may execute one or more drafts on the Letter of Credit for
the payment of any Rent, or for the payment of any other sum for which Landlord
may become obligated by reason of Tenant's default, or for any payment to which
Landlord may become entitled by reason of Tenant's default, or for payment to
Landlord for any loss or damage which Landlord may suffer thereby. The Letter of
Credit shall contain language allowing Landlord to draw upon the Letter of
Credit upon presentation to the issuer of the Letter of Credit of Landlord's
written statement that Landlord is entitled to the funds represented by such
Letter of Credit in accordance with the terms hereof. If Landlord so uses or
applies all or any portion of the amount represented by the Letter of Credit,
then Tenant shall, within ten (10) days after written demand therefor, at
Landlord's sole option, (i) deposit cash with Landlord in lieu of the Letter of
Credit in the amount drawn, or (ii) deliver a replacement letter of credit in
the amount drawn so that the total amounts represented by the Letter of Credit
and the replacement letter of credit equals Ninety Eight Thousand Three Hundred
Ninety Four and No/100 Dollars ($98,394.00), and Tenant's failure to do so shall
be an Event of Default

          3.3.2 Annual Renewals. The Letter of Credit shall provide for
automatic annual renewals throughout the Term of this Lease unless, at least
sixty (60) days prior to any such date of expiration, the issuing bank shall
have given written notice to Landlord, by certified mail, return receipt
requested and at the Landlord's Address stated in the Basic Lease Information or
such other address as Landlord shall have given to the issuing bank, that the
Letter of Credit will not be renewed. Tenant shall, no later than thirty (30)
days prior to the expiration of the Letter of Credit or any replacement or
renewal thereof, deliver a new Letter of Credit substantially in the same form
as the then existing Letter of Credit except that the expiration date set forth
in such new Letter of Credit shall not be earlier than twelve (12) months after
the expiration date set forth in the Letter of Credit which is then being
replaced, and the issuer may be changed by Tenant to a financial institution
acceptable to Landlord in its sole discretion. If Tenant fails to deliver a new
Letter of Credit as required herein, then Landlord shall have the right, at its
sole option, to draw upon and present the then existing Letter of Credit for the
entire amount available thereunder. Until such time as Tenant shall thereafter
deliver a new Letter of Credit in the form and substance required hereunder,
Landlord shall retain possession of the funds so drawn as a security deposit to
secure Tenant's obligations under this Lease. Any such replacement Letter of
Credit shall satisfy and be subject to the provisions set forth in subparagraph
(a) above. Should the Letter of Credit then in effect be revoked or should the
creditworthiness of the issuer of the Letter of Credit then in effect become
impaired (in Landlord's sole judgment), then Tenant shall deliver a replacement
Letter of Credit in the form and substance required hereunder.

                                       -3-

<PAGE>

          3.3.3 Changes. If the Permitted Use is amended (in Landlord's sole and
absolute discretion) to accommodate a change in the business of Tenant or to
accommodate a subtenant or assignee approved by Landlord, Landlord shall have
the right to increase the amount of the Letter of Credit to the extent
necessary, in Landlord's reasonable judgment, to account for any increased risk
to the Premises or increased wear and tear that the Premises may suffer as a
result thereof. If a change in control of Tenant occurs during this Lease and
following such change the financial condition of Tenant is, in Landlord's
reasonable judgment, reduced, Tenant shall cause the amount of the Letter of
Credit to be increased to an amount reasonably determined by Landlord based on
said change in financial condition.

          3.3.4 Return of Letter of Credit. After Tenant vacates the Premises,
upon the expiration or sooner termination of this Lease, if Tenant is not then
in default or breach of any provision of this Lease, Landlord shall return to
Tenant the Letter of Credit and any unapplied cash balance of the Letter of
Credit that bad been previously drawn upon.

4. UTILITIES. Tenant shall pay all charges for heat, water, gas, electricity,
telephone and any other utilities used on or provided to the Premises. Landlord
shall not be liable to Tenant for interruption in or curtailment of any utility
service, nor shall any such interruption or curtailment constitute constructive
eviction or grounds for rental abatement. In the event the Premises is not
separately metered, Tenant shall have the option, subject to Landlord's prior
written consent and the terms of this Lease, to cause the Premises to be
separately metered at Tenant's cost and expense. If Tenant does not elect to
cause the Premises to be separately metered, Tenant shall pay a reasonable
proration of utilities, as determined by Landlord. Notwithstanding any provision
to the contrary contained in this Lease, in no event shall Tenant use or be
entitled to use more than 3,000 amps of power within the Premises.
Notwithstanding any provision of this Lease to the contrary, Landlord shall be
under no obligation to provide or cause to be provided any electrical service to
the Premises prior to the Commencement Date.

5.   TAXES

     5.1 Real Property Taxes. Tenant shall pay to Landlord Tenant's Share of
Real Property Taxes (as defined in Section 5.2) as a part of Operating Expenses
for each full or partial calendar year during the Lease Term in accordance with
the terms and provisions of Section 7.1 below.

     5.2 Definition of Real Property Taxes. "Real Property Taxes" shall be the
sum of the following: all real property taxes, assessments, supplementary taxes,
escape taxes, possessory-interest taxes, business or license taxes or fees,
service payments in lieu of such taxes or fees, annual or periodic license or
use fees, excises, transit and traffic charges, housing fund assessments, open
space charges, childcare fees, school, sewer and parking fees or any other
assessments, levies, fees, exactions or charges, general and special, ordinary
and extraordinary, unforeseen as well as foreseen (including fees "in-lieu" of
any such tax or assessment) which are assessed, levied, charged, conferred or
imposed by any public authority upon the Land, the Building or any other
improvements located on the Land and/or Project (or any real property comprising
any portion thereof) or its operations, together with all taxes, assessments or
other fees imposed by any public authority upon or measured by any Rent or other
charges payable hereunder, including any gross receipts tax or excise tax levied
by any governmental authority with respect to receipt of rental income, or upon,
with respect to or by reason of the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy by Tenant of the Premises or
any portion thereof, or documentary transfer taxes upon this transaction or any
document to which Tenant is a party creating or transferring an interest in the
Premises, together with any tax imposed in substitution, partially or totally,
of any tax previously included within the aforesaid definition or any additional
tax the nature of which was previously included within the aforesaid definition,
together with any and all costs and expenses (including, without limitation,
attorneys', administrative and expert witness fees and costs) of challenging any
of the foregoing or seeking the reduction in or abatement, redemption or return
of any of the foregoing, but only to the extent of any such reduction,
abatement, redemption or return. All references to Real Property Taxes during a
particular year shall be deemed to refer to taxes accrued during such year,
including supplemental tax bills regardless of when they are actually assessed
and without regard to when such taxes are payable. Real Property Taxes shall
expressly include One Hundred Percent (100%) of any increase or supplemental
assessments accruing as a result of the construction of the Building, or any
other improvements located on the Land. In addition to Tenant's Share of Real
Property Taxes (paid as a part of Operating Expenses), Tenant shall pay to
Landlord One Hundred Percent (100%) of any increase in the assessed value of the
Land directly attributable to the value of any Tenant Improvements (as defined
in the Work Letter, if

                                       -4-

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any). The obligation of Tenant to pay Real Property Taxes (including any
supplemental taxes) for the last full and/or partial year(s) of the Term shall
survive the expiration or early termination of this Lease. In no event shall
Tenant or any Tenant Party (as defined in Section 12.1) be entitled to file any
property tax assessment appeal; provided, however, Tenant may appeal any
personal property taxes assessed on personal property which (x) is owned by
Tenant, (y) is not affixed to any portion of the Premises and (z) is not deemed
to be a fixture under the laws of the State of Oregon. Nothing contained in this
Lease shall require Tenant to pay any franchise, corporate, estate or
inheritance tax of Landlord, or any income, profits or revenue tax or charge
upon the net income of Landlord. Subject to the terms of this Section 5.2, Real
Property Taxes for partial years, if any, falling within the Term shall be
prorated.

     5.3 Personal Property Taxes. Prior to delinquency, Tenant shall pay all
taxes and assessments levied upon trade fixtures, alterations, additions,
improvements, inventories and other personal property located and/or installed
on the Premises by Tenant; and Tenant shall provide Landlord copies of receipts
for payment of all such taxes and assessments. To the extent any such taxes are
not separately assessed or billed to Tenant, Tenant shall pay the amount thereof
as invoiced by Landlord.

6. OPERATING EXPENSES

     6.1 Operating Expenses. Tenant shall pay to Landlord Tenant's Share of the
Building Operating Expenses and Tenant's Share of Project Operating Expenses for
each full or partial calendar year during the Lease Term, as provided in Section
7.1 below.

     6.2 Definition of Operating Expenses. "Operating Expenses" shall mean
collectively the "Building Operating Expenses" and the "Project Operating
Expenses" as defined in this Section 6.2.

          6.2.1 "Building Operating Expenses" means the total costs and expenses
incurred by Landlord in the ownership, operation, maintenance, repair and
management of the Building, the Land and/or the Building Common Area, including,
but not limited to: (a) repair, replacement, maintenance, utility costs and
landscaping of the Building Common Area, including, but not limited to, any and
all costs of maintenance, repair and replacement of all parking areas (including
bumpers, sweeping, striping and slurry coating), common driveways, loading and
unloading areas, trash areas, outdoor lighting, sidewalks, walkways,
landscaping, irrigation systems, fences and gates and other costs which are
allocable to the Building and/or the Land including any costs under the terms of
any CC&Rs affecting the real property, (b) non-structural maintenance, repair
and replacement of the roof (and roof membrane), skylights and exterior walls of
the Premises (including painting); (c) insurance deductibles and the costs
relating to the insurance maintained by Landlord as described in Section 8.1
below, including, without limitation, Landlord's cost of any deductible or self
insurance retention; (d) maintenance contracts for, and the repair and
replacement of, the heating, ventilation and air-conditioning (HVAC) systems and
elevators, if any; (e) maintenance, repair, replacement, monitoring and
operation of the fire/life safety and sprinkler system (to the extent Landlord
is obligated to do so pursuant to Section 9.2); (f) trash collection; (g)
capital improvements or capital replacements (excluding the roof structure) made
to or capital assets acquired for the Building or the Land after the
Commencement Date that in Landlord's good faith judgment are intended to reduce
Building Operating Expenses or are reasonably necessary for the health and
safety of the occupants of the Building or are required under any governmental
law or regulation, which capital costs, or an allocable portion thereof, shall
be amortized over the period determined by Landlord, together with interest on
the unamortized balance at the Applicable Interest Rate, all in accordance with
"generally accepted accounting principles" ("GAAP") consistently applied; (h)
commercially reasonable reserves set aside for maintenance and repair; (i) Real
Property Taxes attributable to the Land; and (j) any other costs, except as
noted in this Lease, incurred by Landlord related to the Building and/or the
Land and not related to the Project as a whole. Notwithstanding any provision to
the contrary contained in this Section 6.2.1, Tenant shall pay to Landlord an
amount equal to three percent (3%) of Rent for the costs and fees incurred by
Landlord in connection with the management of this Lease, the Premises, the
Building and/or the Land including the cost of those services which are
customarily performed by a property management services company, whether
performed internally or through an outside management company. Building
Operating Expenses shall not include (i) replacement of or structural repairs to
the roof, slab or the exterior walls; (ii) repairs to the extent covered by
insurance proceeds, or paid by Tenant or other third parties; (iii) alterations
solely attributable to tenants of the Project other than Tenant; (iv) marketing
and legal expenses; (v) any cost or expense associated with compliance with any
laws, ordinances, rules or regulations regarding any condition existing in the
Building or on the Land if

                                       -5-

<PAGE>

such condition existed prior to the Commencement Date, including, but not
limited to removal of any and all asbestos and other toxic and hazardous
substances located in the Premises; and (vi) any costs or expenses being charged
directly and solely to other tenants in the Building (other than pursuant to the
operating expenses clauses of the lease(s) of such other tenant(s)).

          62.2 Project Operating Expenses. "Project Operating Expenses" shall
include all reasonable and necessary expenses incurred by Landlord in the
ownership, operation, maintenance, repair and management of the Project Common
Area, including, without limitation, Real Property Taxes attributable to the
Project Common Area; provided, however that all improvements or replacements
made to or assets acquired for the Project after the Commencement Date that are
reasonably expected to reduce Project Operating Expenses or are reasonably
necessary for the health and safety of the occupants of the Project or required
under any government of law or regulation, which costs, or an allocable portion
thereof, shall be amortized over the period determined by Landlord, together
with interest on the unamortized balance at the Applicable interest Rate
actually paid to third party lenders, all in accordance with GAAP consistently
applied.

7. ESTIMATED EXPENSES

     7.1 Payment. "Estimated Expenses" for any particular year shall mean
Landlord's estimate of Operating Expenses for a calendar year. Tenant shall pay
Tenant's Share of the Estimated Expenses with installments of Base Rent in
monthly installments of one-twelfth (l/12th) thereof on the first day of each
calendar month during such year. If at any time Landlord determines that
Operating Expenses are projected to vary from the then Estimated Expenses,
Landlord may, by notice to Tenant, revise such Estimated Expenses, and Tenant's
monthly installments for the remainder of such year shall be adjusted so that by
the end of such calendar year Tenant has paid to Landlord Tenant's Share of the
revised Estimated Expenses for such year.

     7.2 Adjustment. "Operating Expenses Adjustment" (or "Adjustment") shall
mean the difference between Tenant's Share of Estimated Expenses and Tenant's
Share of Operating Expenses for any calendar year. After the end of each
calendar year, Landlord shall deliver to Tenant a statement of Tenant's Share of
Operating Expenses for such calendar year, accompanied by a computation in
sufficient detail of the Adjustment. If Tenant's payments are less than Tenant's
Share, then Tenant shall pay the difference within twenty (20) days after
receipt of such statement Tenant's obligation to pay such amount shall survive
the expiration or termination of this Lease. If Tenant's payments exceed
Tenant's Share, then (provided that Tenant is not in material default), Landlord
shall credit such excess amount to future installments of Tenant's Share for the
next calendar year. If Tenant is in material default, Landlord may, but shall
not be required to, credit such amount to Rent arrearages.

     7.3 Audit Right. In the event of any dispute as to the amount of Tenant's
Share of Operating Expenses, Tenant or an accounting firm selected by Tenant and
reasonably satisfactory to Landlord will have the right, by prior written notice
("Audit Notice") given within ninety (90) days ("Audit Period") following
receipt of an actual statement of Operating Expenses ("Actual Statement") and at
reasonable times during normal business hours, to audit Landlord's accounting
records with respect to Operating Expenses relative to the year to which such
Actual Statement relates at the office of Landlord at which records are kept or,
at Landlord's election, the office of Landlord's property manager (if any). In
no event will Landlord or its property manager be required to (i) photocopy any
accounting records or other items or contracts, (ii) create any ledgers or
schedules not already in existence, (iii) incur any costs or expenses relative
to such inspection, or (iv) perform any other tasks other than making available
such accounting records as aforesaid. Neither Tenant nor its auditor may leave
the office of Landlord with originals of any materials supplied by Landlord.
Tenant must pay Tenant's Share of Operating Expenses when due pursuant to the
terms of this Lease and may not withhold payment of Operating Expenses or any
other rent pending results of the audit or during a dispute regarding Operating
Expenses. The audit must be completed within sixty (60) days of the date of
Tenant's Audit Notice and the results of such audit shall be delivered to
Landlord within seventy-five (75)days of the date of Tenant's Audit Notice. If
Tenant does not comply with any of the aforementioned time frames, then such
Actual Statement will be conclusively binding on Tenant. If such audit or review
correctly reveals that Landlord has overcharged Tenant, then within thirty (30)
days after the results of such audit are made available to Landlord, the amount
of such overcharge shall be deducted from the installments of Tenant's Share of
Operating Expenses next becoming due. If the audit reveals that Tenant was
undercharged, then within thirty (30) days after the results of the audit are
made available to Tenant, Tenant agrees to reimburse Landlord the amount of such
undercharge. Tenant agrees to pay the cost of such audit, provided that if the
audit

                                       -6-

<PAGE>

reveals that Landlord's determination of Tenant's Share of Operating Expenses as
set forth in the relevant Actual Statement was in error in Landlord's favor by
more than five percent (5%) of the amount charged by Landlord to Tenant pursuant
to such Actual Statement, then Landlord agrees to pay the reasonable,
third-party cost of such audit incurred by Tenant. To the extent Landlord must
pay the cost of such audit, such cost shall not exceed a reasonable hourly
charge for a reasonable amount of hours spent by such third-party in connection
with the audit. Tenant agrees to keep the results of the audit confidential and
will cause its agents, employees and contractors to keep such results
confidential. To that end, Landlord may require Tenant and its auditor to
execute a confidentiality agreement provided by Landlord.

8. INSURANCE

     8.1 Landlord. Landlord shall maintain insurance through individual or
blanket policies insuring the Building against fire and extended coverage
(including, if Landlord elects, "all risk" coverage, earthquake/volcanic action,
flood and/or surface water insurance) for the full replacement cost of the
Building, with deductibles and the form and endorsements of such coverage as
selected by Landlord, together with rental abatement insurance against loss of
Rent in an amount equal to the amount of Rent for a period of at least twelve
(12) months commencing on the date of loss. Landlord may also carry such other
insurance as is commercially reasonable (when compared to insurance customarily
carried by sophisticated, institutional landlords for the protection of such
landlords and the production of properties similar to the Premises), including,
without limitation, liability insurance in such amounts and on such terms as
Landlord shall determine. Tenant shall pay to Landlord, as a portion of the
Operating Expenses, the costs of the insurance coverages described herein,
including, without limitation, Landlord's cost of any self-insurance deductible
or retention.

     8.2 Tenant. Tenant shall, at Tenant's expense, obtain and keep in force at
all times the following insurance:

          8.2.1 Commercial General Liability Insurance (Occurrence Form). A
policy of commercial general liability insurance (occurrence form) having a
combined single limit of not less than Two Million Dollars ($2,000,000) per
occurrence and Two Million Dollars ($2,000,000) aggregate per location if Tenant
has multiple locations, providing coverage for, among other things, blanket
contractual liability, premises, products/completed operations with an
"Additional Insured-Managers or Lessors of Premises Endorsement" and containing
the "Amendment of the Pollution Exclusion Endorsement" for damage caused by
heat, smoke or fumes from a hostile fire, and personal and advertising injury
coverage, with deletion of the exclusion for operations within fifty (50) feet
of a railroad track (railroad protective liability), if applicable, and if
applicable, and, if necessary, Tenant shall provide for restoration of the
aggregate limit, and provided that the policy shall not contain any
intra-insured exclusions as between insured persons or organizations, but shall
include coverage for liability assumed under this Lease as an "insured contract"
for the performance of Tenant's indemnity obligations under this Lease;

          8.2.2 Automobile Liability Insurance. Business automobile liability
insurance having a combined single limit of not less than Two Million Dollars
($2,000,000) per occurrence and insuring Tenant against liability for claims
arising out of ownership, maintenance, or use of any owned, hired or non-owned
automobiles;

          8.2.3 Workers' Compensation and Employer's Liability Insurance.
Workers' compensation insurance having limits not less than those required by
state statute and federal statute, if applicable, and covering all persons
employed by Tenant in the conduct of its operations on the Premises (including
the all states endorsement and, if applicable, the volunteers endorsement),
together with employer's liability insurance coverage in the amount of at least
One Million Dollars ($1,000,000);

          8.2.4 Property Insurance. "All risk" property insurance including
boiler and machinery comprehensive form, if applicable, covering damage to or
loss of any of Tenant's personal property, fixtures, equipment and alterations,
including electronic data processing equipment (collectively "Tenant's
Property") (and coverage for the full replacement cost thereof including
business interruption of Tenant), together with, if the property of Tenant's
invitees is to be kept in the Premises, warehouser's legal liability or bailee
customers insurance for the full replacement cost of the property belonging to
invitees and located in the Premises; and

                                       -7-

<PAGE>

          8.2.5 Business Interruption. Loss of income and extra expense
insurance in amounts as will reimburse Tenant for direct or indirect loss of
earnings attributable to all peril commonly insured against by prudent lessees
in the business of Tenant or attributable to prevention of access to the
Premises as a result of such perils.

     8.3 General

          8.3.1 Insurance Companies. Insurance required to be maintained by
Tenant shall be written by companies licensed to do business in the state in
which the Premises are located and having a "General Policyholders Rating" of at
least "A-/VIII" (or such higher rating as may be required by a lender having a
lien on the Premises) as set forth in the most current issue of "Best's
Insurance Guide."

          8.3.2 Certificates of Insurance. Tenant shall deliver to Landlord
certificates of insurance for all insurance required to be maintained by Tenant
in the form of Exhibit D, attached hereto (or in a form acceptable to Landlord
in its sole discretion), no later than seven (7) days prior to the date of
possession of the Premises. Tenant shall, at least ten (10) days prior to
expiration of the policy, furnish Landlord with certificates of renewal or
"binders" thereof. Each certificate shall expressly provide that such policies
shall not be cancelable or otherwise subject to modification except after sixty
(60) days prior written notice to the parties named as additional insureds in
this Lease (except in the case of cancellation for nonpayment of premium in
which case cancellation shall not take effect until at least ten (10) days'
notice has been given to Landlord). If Tenant fails to maintain any insurance
required in this Lease, Tenant shall be liable for all losses and costs suffered
or incurred by Landlord (including litigation costs and attorneys' fees and
expenses) resulting from said failure.

          8.3.3 Additional Insureds. Landlord, Landlord's lender, if any, and
any property management company of Landlord for the Premises shall be named as
additional insureds on a form approved by Landlord under all of the policies
required by Section 8.2.1. The policies required under Section 8.2.1 shall
provide for severability of interest.

          8.3.4 Primary Coverage. All insurance to be maintained by Tenant
shall, except for workers' compensation and employer's liability insurance, be
primary, without right of contribution from insurance of Landlord. Any umbrella
liability policy or excess liability policy (which shall be in "following form")
shall provide that if the underlying aggregate is exhausted, the excess coverage
will drop down as primary insurance. The limits of insurance maintained by
Tenant shall not limit Tenant's liability under this Lease.

          8.3.5 Mutual Waiver of Subrogation. Subject to Section 13.2, whenever
(a) any loss, cost, damage or expense resulting from fire, explosion or any
other casualties incurred by either Landlord or Tenant or by anyone claiming by,
through or under Landlord or Tenant in connection with the Premises, and (b)
such party is covered in whole or in part by insurance (or would have been
covered but for such party's failure to maintain the coverage required in this
Section 8) with respect to such loss, cost, damage or expense or as required
under this Lease to be self-insured, then the party so insured (or so required)
hereby waives (on its own behalf and on behalf of its insured) any claims
against and releases the party from any liability said other party may have on
account of such loss, cost, damage or expense. All insurance which is carried by
either party to insure against damage or loss to property shall include
provisions denying to each respective insurer rights of subrogation and recovery
against the other party.

          8.3.6 Notification of Incidents. Tenant shall notify Landlord within
twenty-four (24) hours after the occurrence of any accidents or incidents in the
Premises, the Building, Common Areas or the Project which could give rise to a
claim under any of the insurance policies required under this Section 8.

     8.4 Indemnity. Tenant shall indemnify, protect, defend (by counsel
acceptable to Landlord) and hold harmless Landlord and Landlord's affiliated
entities, and each of their respective members, managers, partners, directors,
officers, employees, shareholders, lenders, agents, contractors, successors and
assigns from and against any and all claims, judgments, causes of action,
damages, penalties, costs, liabilities, and expenses, including all costs,
reasonable attorneys' fees, expenses and liabilities incurred in the defense of
any such claim or any action or proceeding brought thereon, arising at any time
during or after the Term as a result (directly or indirectly) of or in
connection with (i) any default in the performance of any obligation on Tenant's
part to be performed under the terms of this Lease, or (ii) Tenant's use of the
Premises, the conduct of Tenant's business or any activity, work or

                                       -8-

<PAGE>

things done, permitted or suffered by Tenant or any Tenant Party in or about the
Premises, the Building, the Common Area or other portions of the Project, except
for claims caused solely by Landlord's gross negligence or willful misconduct.
The obligations of Tenant under this Section 8.4 shall survive the termination
of this Lease with respect to any claims or liability arising prior to such
termination. Landlord shall indemnify, protect, defend (by counsel reasonably
acceptable to Tenant) and hold harmless Tenant and Tenant's affiliated entities,
and each of their respective members, managers, partners, directors, officers,
employees, shareholders, lenders, agents, contractors, successors and assigns
from and against any and all claims, judgments, causes of action, damages,
penalties, costs, liabilities, and expenses, including all costs, reasonable
attorney's fees, expenses and liabilities incurred in the defense of any such
claim or any action or proceeding brought thereon caused solely by Landlord's
gross negligence or willful misconduct. The obligations of Landlord under this
Section 8.4 shall survive the termination of this Lease with respect to any
claims or liability arising prior to such termination.

     8.5 Exemption of Landlord from Liability. Tenant, as a material part of the
consideration to Landlord, hereby assumes all risk of damage to property
including, but not limited to, Tenant's fixtures, equipment, furniture and
alterations or illness or injury to persons in, upon or about the Premises, the
Building, the Land, the Common Area or other portions of the Project arising
from any cause, and Tenant hereby expressly releases Landlord and waives all
claims in respect thereof against Landlord, except only such claims which are
caused solely by Landlord's gross negligence or willful misconduct or which are
expressly provided for in Section 12.3 hereof. Tenant hereby agrees that
Landlord shall not be liable for injury to Tenant's business or any loss of
income therefrom. Tenant hereby further agrees that Landlord shall not be liable
for damage to the property of Tenant, or injury to or illness or death of Tenant
or any Tenant Party or any other person in or about the Premises, the Building,
the Common Area or the Project, whether such damage, illness or injury is caused
by fire, steam, electricity, gas, water or rain, or from the breakage, leakage
or other defects of sprinklers, wires, appliances, ventilation, plumbing, air
conditioning or lighting fixtures, or from any other cause, and whether said
damage, illness or injury results from conditions arising upon the Premises,
upon other portions of the Building or from other sources or places, and
regardless of whether the cause of such damage, illness or injury or the means
of repairing the same is inaccessible to Tenant, except only damage, illness or
injury caused solely by Landlord's gross negligence or willful misconduct or
which is expressly provided to the contrary in Section 12.3 hereof. Landlord
shall not be liable for any damages arising from any act or neglect of any
contractor or other tenant, if any, of the Building or the Project or Landlord's
failure to enforce the terms of any agreements with parties other than Tenant;
provided that Landlord shall use its commercially reasonable efforts to enforce
the terms of any agreements with parties other than Tenant.

9. REPAIRS AND MAINTENANCE

     9.1 Tenant. Tenant, at Tenant's sole cost and expense, shall keep and
maintain the Premises (interior and exterior, excluding roofing and painting),
including, without limitation, loading docks, roll up doors and ramps, floors,
subfloors and floor coverings, walls and wall coverings, doors, windows, glass,
plate glass, locks, ceilings, skylights, lighting systems, interior plumbing,
electrical and mechanical systems and wiring, appliances and devices using or
containing refrigerants, fixtures and equipment in good repair and in a clean
and safe condition, and repair and/or replace any and all of the foregoing in a
clean and safe condition, in good order, condition and repair. Without limiting
the foregoing, Tenant shall, at Tenant's sole expense, immediately replace all
broken glass in the Premises with glass equal to or in excess of the
specification and quality of the original glass; and repair any area damaged by
Tenant, Tenant's agents, employees, invitees and visitors, including any damage
caused by any roof penetration, whether or not such roof penetration was
approved by Landlord. All repairs and replacements by Tenant shall be made and
performed: (a) at Tenant's cost and expense and at such time and in such manner
as Landlord may designate, (b) by contractors or mechanics approved by Landlord,
(c) so that same shall be at least equal in quality, value and utility to the
original work or installation, (d) in a manner and using equipment and materials
that will not interfere with or impair the operations, use or occupation of the
Building or any of the mechanical, electrical, plumbing or other systems in the
Building or the Project, and (e) in accordance with the Rules and Regulations
and all Applicable Laws (as defined in Section 11). In the event Tenant fails,
in the reasonable judgment of Landlord, to maintain the Premises in accordance
with the obligations under the Lease, which failure continues at the end of
fifteen (15) days following Tenant's receipt of written notice from Landlord
stating the nature of the failure, or in the case of an emergency immediately
without prior notice, Landlord shall have the right to enter the Premises and
perform such maintenance, repairs or refurbishing at Tenant's sole cost and
expense (including a sum for overhead to Landlord equal to ten percent (10%) of
the costs of maintenance, repairs or refurbishing). Tenant shall maintain
written records of maintenance and repairs, as required by any Applicable

                                       -9-

<PAGE>

Law, and shall use certified technicians to perform such maintenance and
repairs, as so required. Tenant shall deliver full and complete copies of all
service or maintenance contracts entered into by Tenant for the Premises to
Landlord within one hundred twenty (120) days after the Commencement Date.

     9.2 Landlord. Landlord shall, subject to the following limitations, repair
damage to structural portions of the roof, foundation and load-bearing portions
of walls (excluding wall coverings, painting, glass and doors) of the Building,
and damage to the exterior walls and other structural portions of the Building;
provided, if such damage is caused by an act or omission of Tenant, or any
Tenant Party, then such repairs shall be at Tenant's sole expense. Landlord
shall not be required to make any repair resulting from (i) any alteration or
modification to the Building or to mechanical equipment within the Building
performed by, for or because of Tenant or to special equipment or systems
installed by, for or because of Tenant, (ii) the installation, use or operation
of Tenant's property, fixtures and equipment, (iii) the moving of Tenant's
property in or out of the Building or in and about the Premises, (iv) Tenant's
use or occupancy of the Premises in violation of Section 11 of this Lease or in
the manner not contemplated by the parties at the time of the execution of this
Lease, (v) the acts or omissions of Tenant or any Tenant Party, (vi) fire and
other casualty, except as provided by Section 13 of this Lease or (vii)
condemnation, except as provided in Section 14 of this Lease. Landlord shall
have no obligation to make repairs under this Section 9.2 until a reasonable
time after receipt of written notice from Tenant of the need for such repairs.
Subject to Section 9.3, there shall be no abatement of Rent during the
performance of such work, provided that neither the access to nor use of the
Premises is materially impaired in which case Tenant's exclusive remedy shall be
determined in accordance with Section 9.3 below. Landlord shall not be liable to
Tenant for injury or damage that may result from any defect in the construction
or condition of the Premises, nor for any damage that may result from
interruption of Tenant's use of the Premises during any repairs by Landlord,
provided that Landlord shall use its commercially reasonable efforts to enforce
the terms of any agreements with parties other than Tenant. Tenant waives any
right to repair the Premises, the Building and/or the Common Area at the expense
of Landlord under any Applicable Law.

     9.3 Landlord's Failure to Perform. In the event Landlord fails to commence
the repair of the Premises as required by Section 9.2 above ("Landlord Repair
Obligations") and such failure to commence such repair(s) continues at the end
of thirty (30) days following Landlord's receipt of written notice from Tenant
stating with particularity the nature of such failure, Tenant shall
simultaneously give Landlord and Landlord's mortgagee (provided Tenant has been
provided written notice of the address of such mortgagee) written notice
specifying such default and containing the following phrase (or substantially
similar to the following phrase) on page 1 of the notice in all capital letters
and boldface type (or it shall not be deemed validly given to Landlord) "YOUR
FAILURE TO COMMENCE THE CURE OF LANDLORD'S REPAIR OBLIGATIONS SET FORTH IN THIS
NOTICE WITHIN TEN (10) BUSINESS DAYS SHALL ENTITLE THE UNDERSIGNED TO CURE SUCH
DEFAULT AT LANDLORD'S EXPENSE WITHOUT FURTHER NOTICE". Landlord shall thereupon
have ten (10) business days in which to commence to cure the applicable Landlord
Repair Obligation. In addition, Landlord's mortgagee shall have the right (but
not the obligation) to cure or remedy Landlord's Repair Obligations upon the
terms and conditions of any SNDA (as defined in Section 17.2 below) entered into
by and between Tenant and any such lender, and if no such SNDA exists, then upon
the terms and conditions described in Section 18.15. In the event Landlord fails
to commence to cure the applicable Landlord Repair Obligation within said ten
(10) business day period and Tenant undertakes a Landlord Repair Obligation,
Tenant shall use a qualified, licensed and bondable contractor which normally
and regularly performs similar work on concrete tilt-up industrial buildings. If
Tenant thereafter delivers to Landlord an invoice by Tenant of its costs of
taking action which Tenant claims should have been taken by Landlord (the
"Tenant Invoice"), and if such Tenant Invoice sets forth a reasonably
particularized breakdown of its costs and expenses in connection with
undertaking such Landlord Repair Obligation, then Tenant shall be entitled to
offset against Base Rent the amount set forth in such Tenant Invoice following
delivery of the additional written notice described below; provided, however,
the amount of offset during any single month shall not exceed the greater of (A)
fifteen percent (15%) of the total Base Rent payable by Tenant to Landlord for
each applicable month or (B) the amount necessary to amortize fully Tenant's
costs of cure (plus interest at ten percent (10%) per annum on such costs) from
the date of completion of such cure to the expiration date of the Lease Term
(without regard to any unexercised renewal options), but in no event greater
than twenty percent (20%) of the total monthly Base Rent for any one month. The
unpaid balance of the Tenant's Invoice, if any, shall bear interest at an annual
rate of ten percent (10%). If, at any time, Landlord delivers to Tenant a
written objection to Tenant's claim that a particular Landlord Repair Obligation
is not required under the terms of this Lease, setting forth with reasonable
particularity Landlord's reasons for its claim that such repair action did not
have to be taken by Landlord

                                      -10-

<PAGE>

pursuant to the terms of this Lease, then Tenant shall not be entitled to such
offset, but as Tenant's sole remedy, Tenant may proceed to claim a Landlord
default and, if elected by either Landlord or Tenant, the matter shall proceed
to resolution by arbitration pursuant to the arbitration procedures set forth in
attached Exhibit J. The costs of such arbitration (including reasonable
attorneys fees and costs awarded to the prevailing party, if any) shall be paid
to the prevailing party in the arbitration if and to the extent awarded by the
arbitrator. In the event that Landlord fails to pay any amount to Tenant within
twenty (20) days following delivery of the Tenant Invoice, then Tenant may
provide to Landlord a written demand therefor ("Final Demand") which contains
the following phrase (or substantially similar to the following phrase) on page
1 of the notice in all capital letters and boldface type (or it shall not be
deemed validly delivered to Landlord) "YOUR FAILURE TO REIMBURSE TENANT AS
REQUIRED HEREIN WITHIN FIFTEEN (15) DAYS SHALL ENTITLE THE UNDERSIGNED TO
EXERCISE CERTAIN OFFSET RIGHTS AS SET FORTH IN THE LEASE WITHOUT FURTHER
NOTICE." If Landlord fails to pay to Tenant the amount due to Tenant within
fifteen (15) days following Landlord's receipt of the Final Demand or if
Landlord fails to pay any award granted to Tenant pursuant to an arbitration
proceeding in the manner described above within the time frame established
pursuant to any such proceeding, then Tenant may offset from the next
installments of rent and other charges coming due under this Lease the full
amount owed by Landlord to Tenant (together with all accrued interest).

10. ALTERATIONS

     10.1 Trade Fixtures; Alterations. Tenant may install necessary trade
fixtures, equipment and furniture in the Premises, provided that such items are
installed and are removable without structural or material damage to the
Premises, or the Building. Without limiting the generality of the foregoing,
Landlord and Tenant hereby acknowledge that Tenant intends to install within the
Premises certain trade fixtures and equipment related to Tenant's Permitted Use
including, without limitation, powder coat room equipment ("Tenant's
Equipment"). Notwithstanding the foregoing, Tenant shall, prior to the
installation of Tenant's Equipment, deliver to Landlord for Landlord's review
and approval, which approval shall not be unreasonably withheld or delayed, an
inventory of Tenant's Equipment, the proposed location of such equipment within
the Premises and the specifications related to such items (including the gross
weight of each item included in Tenant's Equipment). Tenant shall not install or
locate any of Tenant's Equipment within the Premises unless and until Landlord
has approved the same in accordance with the preceding sentence. Tenant shall
not construct, nor allow to be constructed, any alterations or physical
additions in, about or to the Premises without obtaining the prior written
consent of Landlord, which consent shall be conditioned upon Tenant's compliance
with the provisions of Exhibit G and any other applicable requirements of
Landlord regarding construction of improvements and alterations. If Landlord
does not respond to a written request from Tenant made in accordance with
Exhibit G within ten (10) business days, then Landlord shall be deemed to
disapprove such request. In the event Tenant makes any alterations to the
Premises that trigger or give rise to a requirement that the Building or the
Premises come into compliance with any governmental laws, ordinances, statutes,
orders and/or regulations (such as ADA requirements), Tenant shall be fully
responsible for complying, at its sole cost and expense, with same. Tenant shall
file a notice of completion after completion of such work and provide Landlord
with a copy thereof.

     10.2 Damage; Removal. Tenant shall repair all damage to the Premises, the
Building, the Common Area or the Project caused by the Installation or removal
of Tenant's fixtures, equipment, furniture or alterations. Upon the expiration
or earlier termination of this Lease, Tenant shall remove any or all trade
fixtures, alterations, additions, improvements (including the Tenant
Improvements [as defined in the Work Letter]) and partitions ("Alteration(s)")
made or installed by or on behalf of Tenant; provided, however, Landlord has the
absolute right to require Tenant to have all or any portion of such items
designated by Landlord to remain on the Premises, in which event they shall be
and become the property of Landlord upon the termination of this Lease. Should
Tenant make any Alterations without the prior written approval of Landlord,
Landlord may require that Tenant remove any or all of such Alterations and
repair any damage to the Premises resulting from the installation and/or removal
of such Alterations at any time and from time to time. Subject to the conditions
set forth above, Tenant shall restore the Premises to its condition existing
prior to the construction of any Alterations. Tenant shall further patch and
fill all holes within the Premises. All penetrations of the roof shall be
resealed to a water tight condition. In no event shall Tenant remove from the
Building any mechanical or electrical systems or any wiring or any other aspect
of any systems within the Premises, unless Landlord specifically permits such
removal in writing. All such removals and restoration shall be accomplished in a
good and workmanlike manner and so as not to cause any damage to the Premises,
the Building, the Common Area or the Project whatsoever.

                                      -11-

<PAGE>

     10.3 Liens. Tenant shall promptly pay and discharge all claims for labor
performed, supplies furnished and services rendered at the request of Tenant and
shall keep the Premises free of all mechanics' and materialmen's liens in
connection therewith. Tenant shall provide at least ten (10) days prior written
notice to Landlord before any labor is performed, supplies furnished or services
rendered on or at the Premises and Landlord shall have the right to post on the
Premises notices of non-responsibility. If any lien is filed, Tenant shall cause
such lien to be released and removed within ten (10) days after the date of
filing, and if Tenant fails to do so, Landlord may take such action as may be
necessary to remove such lien and Tenant shall pay Landlord such amounts
expended by Landlord together with interest thereon at the Applicable Interest
Rate from the date of expenditure.

     10.4 Standard of Work. All work to be performed by or for Tenant pursuant
hereto shall be performed diligently and in a first class, workmanlike manner,
and in compliance with the terms of provisions of Exhibit G, all Applicable
Laws, and/or Tenant and Landlord's insurance carriers. Landlord shall have the
right, but not the obligation, to inspect periodically the work on the Premises
and Landlord may require changes in the method or quality of the work.

11. USE. The Premises shall be used only for the Permitted Uses set forth in the
Basic Lease Information and for no other uses. Tenant's use of the Premises
shall be in compliance with and subject to all applicable laws, statutes, codes,
ordinances, orders, rules, regulations, conditions of approval and requirements
of all federal, state, county, municipal and governmental authorities and all
administrative or judicial orders or decrees and all permits, licenses,
approvals and other entitlements issued by governmental entities, and rules of
common law, relating to or affecting the Project, the Premises or the Building
or the use or operation thereof, whether now existing or hereafter enacted,
including, without limitation, the Americans with Disabilities Act of 1990, 42
U.S.C. 12111 et seg. (the "ADA") as the same may be amended from time to time,
all Environmental Laws (as defined in Section 12.1), and any covenants,
conditions and restrictions encumbering the Land and/or the Project or any
supplement thereto recorded in any official or public records with respect to
the Project or any portion thereof ("Applicable Laws"). From and after the date
hereof Tenant shall use the Premises and permit the Premises to be used solely
for uses permitted by that certain Declaration of Covenants, Conditions and
Restrictions for Southshore Corporate Park executed by Catellus Development
Corporation and recorded in the Official Records of Multnomah County, State of
Oregon on June 7, 1999 as Instrument No. 99113258 (the "CC&Rs"). In addition,
Tenant acknowledges that the Premises are subject to that certain Administrative
Order on Consent made and entered into by and among the United States
Environmental Protection Agency, the State of Oregon Department of Environmental
Quality and Winmar Pacific, Inc. dated effective as of April 16, 1991 (the
"Administrative Order"), which imposes certain covenants, conditions and
restrictions on Southshore Corporate Park. Tenant shall be responsible for
obtaining any permit, business license, or other permits or licenses required by
any governmental agency permitting Tenant's use or occupancy of the Premises. In
no event shall the Premises be used for any of the Prohibited Uses set forth on
Exhibit E attached hereto, as such Exhibit has been modified to conform to
Tenant's proposed use of the Premises. Notwithstanding any provision to the
contrary in this Section 11, in the event that a change in technology or similar
change in circumstances reasonably requires Tenant to use additional chemicals
or increased quantities of the permitted chemicals set forth on Schedule 1 to
Exhibit E (the "Permitted Hazardous Materials") in the manufacturing process
related to Tenant's Permitted Use, Tenant may submit to Landlord a written
request to modify Exhibit E which request shall identify the specific chemicals
and quantities to be used on the Premises (the "Proposed Hazardous Materials").
Landlord shall have ten (10) days from receipt of such a Tenant request to
approve or disapprove Tenant's request to modify the Permitted Hazardous
Materials in which case Landlord and Tenant shall execute an amendment to
Exhibit E of the Lease accordingly, provided, however, Landlord's approval
rights related to the Proposed Hazardous Materials shall be limited to the
Proposed Hazardous Materials' compliance with the CC&Rs and all Applicable Laws.
Subject to Tenant's obligation to comply with all Applicable Laws and the CC&Rs,
Landlord's failure to disapprove Tenant's requested modification to the
Permitted Hazardous Materials within such ten (10) day period shall be deemed
Landlord's approval thereof. Tenant shall comply with the rules and regulations
attached hereto as Exhibit F, together with such additional rules and
regulations as Landlord may from time to time prescribe. Tenant shall not commit
waste, overload the floors or structure of the Building, subject the Premises,
the Building, the Common Area or the Project to any use which would damage the
same or increase the risk of loss or violate any insurance coverage, permit any
unreasonable odors, smoke, dust, gas, substances, noise or vibrations to emanate
from the Premises, take any action which would constitute a nuisance or would
disturb, obstruct or endanger any other tenants, take any action which would
abrogate any warranties, or use or allow the Premises to be used for any
unlawful purpose. Tenant shall have the right in common with other tenants of
Landlord to use the parking facilities of the Project. Tenant agrees not to
overburden the parking facilities and

                                      -12-

<PAGE>

agrees to cooperate with Landlord and other tenants in the use of parking
facilities. Landlord shall provide the number of parking spaces set forth in the
Basic Lease Information for use by Tenant. Landlord shall not be responsible for
non-compliance by any other tenant or occupant of the Project with, or
Landlord's failure to enforce, any of the rules or regulations or CC&Rs or any
other terms or provisions of such tenant's or occupant's lease. Tenant shall
promptly comply with the reasonable requirements of any board of fire insurance
underwriters or other similar body now or hereafter constituted. Tenant shall
not do any act which shall in any way encumber the title of Landlord in and to
the Premises, the Building or the Project.

12.  ENVIRONMENTAL MATTERS

     12.1 Hazardous Materials. Except as is specifically permitted pursuant to
Exhibit E (as modified from time to time in accordance with Section 11 of the
Lease), Tenant shall not cause nor permit, nor allow any of Tenant's employees,
agents, customers, visitors, invitees, licensees, contractors, assignees or
subtenants (individually, a "Tenant Party" and collectively, "Tenant's Parties")
to cause or permit, any Hazardous Materials to be brought upon, stored,
manufactured, generated, blended, handled, recycled, treated, disposed or used
on, under or about the Premises, the Building, the Common Area or the Project,
except for the Permitted Hazardous Materials and/or routine office and
janitorial supplies in usual and customary quantities stored, used and disposed
of in accordance with all applicable Environmental Laws. As used herein,
"Hazardous Materials" means any chemical, substance, material, controlled
substance, object, condition, waste, living organism or combination thereof,
whether solid, semi-solid, liquid or gaseous, which is or may be hazardous to
human health or safety or to the environment due to its radioactivity,
ignitability, corrosivity, reactivity, explosivity, toxicity, carcinogenicity,
mutagenicity, phytotoxicity, infectiousness or other harmful or potentially
harmful properties or effects, including, without limitation, tobacco smoke,
petroleum and petroleum products, asbestos, radon, polychlorinated biphenyls
(PCBs), refrigerants (including those substances defined in the Environmental
Protection Agency's "Refrigerant Recycling Rule," as amended from time to time)
and all of those chemicals, substances, materials, controlled substances,
objects, conditions, wastes, living organisms or combinations thereof which are
now or become in the future listed, defined or regulated in any manner by any
Environmental Law based upon, directly or indirectly, such properties or
effects. As used herein, "Environmental Laws" means any and all federal, state
or local environmental, health and/or safety-related laws, regulations,
standards, decisions of courts, ordinances, rules, codes, orders, decrees,
directives, guidelines, permits or permit conditions, currently existing and as
amended, enacted, issued or adopted in the future which are or become applicable
to Tenant, the Premises, the Building, the Common Area or the Project. Tenant
and Tenant's Parties shall comply with all Environmental Laws and promptly
notify Landlord in writing of the violation of any Environmental Law (or the
presence of any Hazardous Materials, other than the Permitted Hazardous
Materials and/or office and janitorial supplies as permitted above), or the
spill and/or release of any Hazardous Materials (including the Permitted
Hazardous Materials), in, on, under or about the Premises or the improvements or
the soil or groundwater thereunder. Landlord shall have the right to enter upon
and inspect the Premises and to conduct tests, monitoring and investigations. If
such tests indicate the presence of any environmental condition caused or
exacerbated by Tenant or any Tenant Party or arising during Tenant's or any
Tenant Party's occupancy, Tenant shall reimburse Landlord for the cost of
conducting such tests. The phrase "environmental condition" shall mean any
adverse condition relating to any Hazardous Materials or the environment,
including surface water, groundwater, drinking water supply, land, surface or
subsurface strata or the ambient air and includes air, land and water
pollutants, noise, vibration, light and odors. In the event of any such
environmental condition, Tenant shall promptly take any and all steps necessary
to rectify the same to the satisfaction of the applicable agencies and Landlord,
or shall, at Landlord's election, reimburse Landlord, upon demand, for the cost
to Landlord of performing rectifying work. The reimbursement shall be paid to
Landlord in advance of Landlord's performing such work, based upon Landlord's
reasonable estimate of the cost thereof; and upon completion of such work by
Landlord, Tenant shall pay to Landlord any shortfall promptly after receipt of
Landlord's bills therefor or Landlord shall promptly refund to Tenant any excess
deposit, as the case may be.

     12.2 Tenant's Indemnification. Tenant shall indemnify, protect, defend (by
counsel acceptable to Landlord) and hold harmless Landlord and Landlord's
affiliated entities, and each of their respective members, managers, partners,
directors, officers, employees, shareholders, lenders, agents, contractors,
successors and assigns (individually and collectively, "Indemnitees") from and
against any and all claims, judgments, causes of action, damages, penalties,
fines, taxes, costs, liabilities, losses and expenses arising at any time during
or after the Term as a result (directly or indirectly) of or in connection with
(a) Tenant and/or any Tenant Party's breach of this Section 12, or (b) the
presence, spill and/or release of Hazardous Materials on, under or about the
Premises or other property

                                      -13-

<PAGE>

as a result (directly or indirectly) of Tenant's and/or any Tenant Party's
activities, including, without limitation, those involving any Hazardous
Materials (including the Permitted Hazardous Materials), or failure to act with
respect thereto, in connection with the Premises. This indemnity shall include,
without limitation, the cost of any required or necessary repair, cleanup or
detoxification, and the preparation and implementation of any closure,
monitoring or other required plans, whether such action is required or necessary
prior to or following the termination of this Lease. Neither the written consent
by Landlord to the presence of Hazardous Materials on, under or about the
Premises, nor the strict compliance by Tenant with all Environmental Laws, shall
excuse Tenant from Tenant's obligation of indemnification pursuant hereto.
Tenant's obligations pursuant to the foregoing indemnity shall survive the
expiration or termination of this Lease.

     12.3 Pre-existing Conditions and Indemnification

          12.3.1 Landlord hereby represents to Tenant that, to its actual
knowledge, no environmental condition (as defined in Section 12.1) in violation
of law presently exists as of the Effective Date on, under, or within the
Premises (a "Pre-existing Condition"). For purposes of this Lease, current
"actual knowledge" shall mean the actual, present knowledge of Dan Marcus and
Jim Adams as of the date of this Lease, without investigation or inquiry of any
kind.

          12.3.2 Landlord shall indemnify, protect, defend (by counsel
reasonably acceptable to Tenant) and hold harmless Tenant and its directors,
officers, employees, shareholders, lenders, and each of their respective
successors and assigns, from and against any and all claims, judgments, causes
of action, damages, penalties, fines, taxes, costs, liabilities, losses and
expenses (collectively, a "Claim") arising at any time during or after the Term
to the extent that such Claim results from any Pre-existing Condition which (i)
constitutes a breach of the representation set forth in Section 12.3.1, or (ii)
was authorized by Landlord or caused by the acts or omissions of Landlord (but
not the agents or contractors of Landlord or any other third party). The
indemnity obligation set forth in this Section 12.3.2 is limited to claims and
shall not include any consequential damages including, without limitation, any
relocation expenses, loss of revenue, or other losses incurred by any party.
Landlord's obligations pursuant to the foregoing indemnity shall survive the
termination of this Lease for a period of one (1) year and shall not apply to
any Claim not presented to Landlord in writing within said one (1) year period.

          12.3.3 Landlord shall indemnify, protect, defend (by counsel
reasonably acceptable to Tenant) and hold harmless Tenant and its directors,
officers, employees, shareholders, and lenders, and each of their respective
successors and assigns, from and against any and all orders, penalties, fines,
administrative actions, or other proceedings (collectively, a "Compliance
Obligation") commenced by any governmental agency including, without limitation,
the United States Environmental Protection Agency as a result of any
Pre-existing Condition (except to the extent that such Pre-existing Condition is
caused or aggravated by the act or omission of Tenant and/or Tenant's Parties).
The indemnity obligation set forth in this Section 12.3.3 is limited to
Compliance Obligations and shall not include any consequential damages
including, without limitation, any relocation expenses, loss of revenue, or
other losses incurred by any party. Landlord's obligations pursuant to the
foregoing indemnity shall survive the termination of this Lease for a period of
one (1) year and shall not apply to any Compliance Obligation not presented to
Landlord in writing within said one (1) year period.

          12.3.4 The indemnity obligations of Landlord set forth in Sections
12.3.2 and 12.3.3 above shall not be binding upon any lender acquiring
Landlord's interest in the Premises and/or this Lease pursuant to any
foreclosure proceeding, deed in lieu of foreclosure, or other enforcement action
taken pursuant to a deed of trust or mortgage encumbering the Premises.

13.  DAMAGE AND DESTRUCTION

     13.1 Casualty. If the Premises or Building should be damaged or destroyed
by fire or other casualty, Tenant shall give immediate written notice to
Landlord. Within thirty (30) days after receipt from Tenant of such written
notice, Landlord shall notify Tenant whether, after the date of the issuance of
permits for the necessary repair or reconstruction of the portion of the
Building or the Premises which was damaged, the necessary repairs can reasonably
be made: (a) within ninety (90) days; (b) in more than ninety (90) days but in
less than one hundred eighty (180) days; or (c) in more than one hundred eighty
(180) days.

                                      -14-

<PAGE>

          13.1.1 Less Than 90 Days. If the Premises or Building should be
damaged only to such extent that rebuilding or repairs can reasonably be
completed within ninety (90) days after the issuance of permits for the
necessary repair or reconstruction of the portion of the Building or Premises
which was damaged or destroyed, this Lease shall not terminate and, provided
that insurance proceeds are available to fully repair the damage, subject to
Section 13.2 below, Landlord shall repair the Premises, except that Landlord
shall not be required to rebuild, repair or replace Tenant's Property which may
have been placed in, on or about the Premises by or for the benefit of Tenant.
If Tenant is required to vacate all or a portion of the Premises during
Landlord's repair thereof, the Rent payable hereunder shall be abated
proportionately on the basis of the size of the area of the Premises that is
damaged (i.e., the number of square feet of floor area of the Premises that is
damaged compared to the total square footage of the floor area of the Premises)
from the date Tenant vacates all or a portion of the Premises that was damaged
only to the extent rental abatement insurance proceeds are received by Landlord
(or would have been received but for Landlord's failure to carry the insurance
required to be carried by Landlord pursuant to Section 8.1 above) and only
during the period the Premises are unfit for occupancy.

          13.1.2 Greater Than 90 Days. If the Premises or Building should be
damaged only to such extent that rebuilding or repairs can reasonably be
completed in more than ninety (90) days but in less than one hundred eighty
(180) days after the issuance of permits for the necessary repair or
reconstruction of the portion of the Building or Premises which was damaged or
destroyed, then Landlord shall have the option of: (a) terminating the Lease
effective upon the occurrence of such damage, in which event the Rent shall be
abated from the date Tenant vacates the Premises; or (b) electing to repair the
Premises, provided insurance proceeds are available (or such proceeds would have
been available but for Landlord's failure to carry insurance as described in
Section 8.1 above) to fully repair the damage, except that Landlord shall not
be required to rebuild, repair or replace Tenant's Property which may have been
placed in, on or about the Premises by or for the benefit of Tenant. If Tenant
is required to vacate all or a portion of the Premises during Landlord's repair
thereof, the Rent payable hereunder shall be abated proportionately on the basis
of the size of the area of the Premises that is damaged (i.e., the number of
square feet of floor area of the Premises that is damaged compared to the total
square footage of the floor area of the Premises) from the date Tenant vacates
all or a portion of the Premises that was damaged only to the extent rental
abatement insurance proceeds are received by Landlord (or such proceeds would
have been received by Landlord but for Landlord's failure to carry rental
abatement insurance as described in Section 8.1 above) and only during the
period the Premises are unfit for occupancy. In the event that Landlord should
fail to substantially complete such repairs within one hundred eighty (180) days
after the issuance of permits for the necessary repair or reconstruction of the
portion of the Building or Premises which was damaged or destroyed, (such period
to be extended for delays caused by Tenant or because of any items of Force
Majeure, as hereinafter defined) and Tenant has not re-occupied the Premises,
Tenant shall have the right, as Tenant's exclusive remedy, within ten (10) days
after the expiration of such one hundred eighty (180) day period, and provided
that such repairs have not been substantially completed within such ten (10) day
period, to terminate this Lease by delivering written notice to Landlord as
Tenant's exclusive remedy, whereupon all rights hereunder shall cease and
terminate thirty (30) days after Landlord's receipt of such notice.

          13.1.3 Greater Than 180 Days. If the Premises or Building should be so
damaged that rebuilding or repairs cannot be completed within one hundred eighty
(180) days after the issuance of permits for the necessary repair or
reconstruction of the portion of the Building or Premises which was damaged or
destroyed, either Landlord or Tenant may terminate this Lease by giving written
notice within ten (10) days after notice from Landlord specifying such time
period of repair; and this Lease shall terminate and the Rent shall be abated
from the date Tenant vacates the Premises. In the event that neither party
elects to terminate this Lease, Landlord shall promptly commence and diligently
prosecute to completion the repairs to the Building or Premises, provided
insurance proceeds are available (or such proceeds would have been available but
for Landlord's failure to carry insurance as described in Section 8.1 above) to
repair the damage except that Landlord shall not be required to rebuild, repair
or replace Tenant's Property which may have been placed in, on or about the
Premises by or for the benefit of Tenant. If Tenant is required to vacate all or
a portion of the Premises during Landlord's repair thereof, the Rent payable
hereunder shall be abated proportionately on the basis of the size of the area
of the Premises that is damaged (i.e., the number of square feet of floor area
of the Premises that is damaged compared to the total square footage of the
floor area of the Premises), from the date Tenant vacates all or a portion of
the Premises that was damaged only to the extent rental abatement insurance
proceeds are received by Landlord (or such proceeds would have been received by
Landlord but for Landlord's failure to carry rental abatement insurance as
described in Section 8.1 above) and only during the period that the Premises are
unfit for occupancy.

                                      -15-

<PAGE>

          13.1.4 Casualty During the Last Year of the Lease term.
Notwithstanding any other provisions hereof, if the Premises or the Building
shall be damaged within the last year of the Lease Term, and if the cost to
repair or reconstruct the portion of the Building or the Premises which was
damaged or destroyed shall exceed Landlord's then-applicable insurance
deductible, then, irrespective of the time necessary to complete such repair or
reconstruction, Landlord shall have the right, in its sole discretion, to
terminate the Lease effective upon the occurrence of such damage, in which event
the Rent shall be abated from the date Tenant vacates the Premises. The
foregoing right shall be in addition to any other right and option of Landlord
under this Section 13.

     13.2 Tenant's Fault. If the Premises or any portion of the Building is
damaged resulting from the negligence or breach of this Lease by Tenant or any
of Tenant's Parties, Rent shall not be reduced during the repair of such damage
and Tenant shall be liable to Landlord for the cost of the repair caused thereby
to the extent such cost is not covered by insurance proceeds received by
Landlord.

     13.3 Uninsured Casualty. Tenant shall be responsible for and shall pay to
Landlord Tenant's Share of any deductible or retention amount payable under the
property insurance for the Building. Notwithstanding Section 13.1, in the event
that the Premises or any portion of the Building is damaged to the extent Tenant
is unable to use the Premises and such damage is not covered by insurance
proceeds received by Landlord or in the event that the holder of any
indebtedness secured by the Premises requires that the insurance proceeds be
applied to such indebtedness, then Landlord shall have the right at Landlord's
option either (i) to repair such damage as soon as reasonably possible at
Landlord's expense, or (ii) to give written notice to Tenant within thirty (30)
days after the date of the occurrence of such damage of Landlord's intention to
terminate this Lease as of the date of the occurrence of such damage. In the
event Landlord elects to terminate this Lease, Tenant shall have the right
within ten (10) days after receipt of such notice to give written notice to
Landlord of Tenant's commitment to pay the cost of repair of such damage, in
which event this Lease shall continue in full force and effect, and Landlord
shall make such repairs as soon as reasonably possible subject to the following
condition: Tenant shall deposit with Landlord Landlord's estimated cost of such
repairs not later man ten (10) days prior to Landlord's commencement of the
repair work. If the cost of such repairs exceeds the amount deposited, Tenant
shall reimburse Landlord for such excess cost within fifteen (15) days after
receipt of an invoice from Landlord. Any amount deposited by Tenant in excess of
the cost of such repairs shall be refunded within thirty (30) days of Landlord's
final payment to Landlord's contractor. If Tenant does not give such notice
within the ten (10) day period, or fails to make such deposit as required, this
Lease shall terminate automatically as of the date of the occurrence of the
damage.

     13.4 Waiver. With respect to any damage or destruction which Landlord is
obligated to repair or may elect to repair, Tenant waives all rights to
terminate this Lease pursuant to rights otherwise presently or hereafter
accorded by law.

14.  EMINENT DOMAIN

     14.1 Total Condemnation. If all of the Premises is condemned by eminent
domain, inversely condemned or sold under threat of condemnation for any public
or quasi-public use or purpose ("Condemned"), this Lease shall terminate as of
the earlier of the date the condemning authority takes title to or possession of
the Premises, and Rent shall be adjusted to the date of termination.

     14.2 Partial Condemnation. If any portion of the Premises or the Building
is Condemned and such partial condemnation materially impairs Tenant's ability
to use the Premises for Tenant's business, Landlord shall have the option of
either (i) relocating Tenant to comparable space within the Project or (ii)
terminating this Lease as of the earlier of the date title vests in the
condemning authority or as of the date an order of immediate possession is
issued and Rent shall be adjusted to the date of termination. In the event of
relocation, Landlord shall pay the cost of constructing tenant improvements in
the new premises that are substantially equivalent to the improvements made
pursuant to the Work Letter, provided that Landlord receive from the condemning
authority proceeds sufficient to construct such improvements. If such partial
condemnation does not materially impair Tenant's ability to use the Premises for
the business of Tenant, Landlord shall promptly restore the Premises to the
extent of any condemnation proceeds recovered by Landlord, excluding the portion
thereof lost in such condemnation, and this Lease shall continue in full force
and effect except that after the date of such title vesting or order of
immediate possession Rent shall be adjusted as reasonably determined by
Landlord.

                                      -16-

<PAGE>

     14.3 Award. If the Premises are wholly or partially Condemned, Landlord
shall be entitled to the entire award paid for such condemnation, and Tenant
waives any claim to any part of the award from Landlord or the condemning
authority; provided, however, Tenant shall have the right to recover from the
condemning authority such compensation as may be separately awarded to Tenant in
connection with costs in removing Tenant's merchandise, furniture, fixtures,
leasehold improvements and equipment to a new location, for business
interruption, loss of good will or other consequential damages. No condemnation
of any kind shall be construed to constitute an actual or constructive eviction
of Tenant or a breach of any express or implied covenant of quiet enjoyment.

     14.4 Temporary Condemnation. In the event of a temporary condemnation not
extending beyond the Term, this Lease shall remain in effect, Tenant shall
continue to pay Rent and Tenant shall receive any award made for such
condemnation except damages to any of Landlord's property. If a temporary
condemnation is for a period which extends beyond the Term, this Lease shall
terminate as of the date of initial occupancy by the condemning authority and
any such award shall be distributed in accordance with the preceding section. If
a temporary condemnation remains in effect at the expiration or earlier
termination of this Lease, Tenant shall pay Landlord the reasonable cost of
performing any obligations required of Tenant with respect to the surrender of
the Premises.

15.  DEFAULT

     15.1 Events of Defaults. The occurrence of any of the following events
shall, at Landlord's option, constitute an "Event of Default":

          15.1.1 Abandonment of the Premises for a period of thirty (30)
consecutive days;

          15.1.2 Failure to pay Rent on the date when due and the failure
continuing for a period of five (5) days after such payment is due;

          15.1.3 Failure to perform Tenant's covenants and obligations hereunder
(except default in the payment of Rent) where such failure continues for a
period of thirty (30) days after written notice from Landlord; provided,
however, if the nature of the default is such that more than thirty (30) days
are reasonably required for its cure, Tenant shall not be deemed to be in
default if Tenant commences the cure within ten (10) days after written notice
from Landlord and diligently and continuously prosecutes such cure to
completion;

          15.1.4 The making of a general assignment by Tenant for the benefit of
creditors; the filing of a voluntary petition by Tenant or the filing of an
involuntary petition by any of Tenant's creditors seeking the rehabilitation,
liquidation or reorganization of Tenant under any law relating to bankruptcy,
insolvency or other relief of debtors and, in the case of an involuntary action,
the failure to remove or discharge the same within sixty (60) days of such
filing; the appointment of a receiver or other custodian to take possession of
substantially all of Tenant's assets or this leasehold; Tenant's insolvency or
inability to pay Tenant's debts or failure generally to pay Tenant's debts when
due; any court entering a decree or order directing the winding up or
liquidation of Tenant or of substantially all of Tenant's assets; Tenant taking
any action toward the dissolution or winding up of Tenant's affairs; the
cessation or suspension of Tenant's use of the Premises; or the attachment,
execution or other judicial seizure of substantially all of Tenant's, assets or
this leasehold;

          15.1.5 The making of any material misrepresentation or omission by
Tenant or any successor in interest of Tenant in any materials delivered by or
on behalf of Tenant to Landlord or Landlord's lender pursuant to this Lease; or

          15.1.6 The occurrence of an Event of Default set forth in Section
15.1.4 or 15.1.5 with respect to any guarantor of this Lease, if applicable.

     15.2 Remedies

          15.2.1 Termination. In the event of the occurrence of any Event of
Default, Landlord shall have the right to give a written termination notice to
Tenant (which notice may be the notice given under Section 15.1 above, if
applicable, and which notice shall be in lieu of any notice required by O.R.S.
Section 105.120 or any other

                                      -17-

<PAGE>

Oregon law) and, on the date specified in such notice, this Lease shall
terminate unless on or before such date all arrears of Rent and all other sums
payable by Tenant under this Lease and all costs and expenses incurred by or on
behalf of Landlord hereunder shall have been paid by Tenant and all other Events
of Default at the time existing shall have been fully remedied to the
satisfaction of Landlord.

               15.2.1.1 Repossession. Following termination, without prejudice
to other remedies Landlord may have, Landlord may (i) peaceably re-enter the
Premises upon voluntary surrender by Tenant or remove Tenant therefrom and any
other persons occupying the Premises, using such legal proceedings, or other
procedures permitted by applicable law, as may be available; (ii) repossess the
Premises or relet the Premises or any part thereof for such term (which may be
for a term extending beyond the Term), at such rental and upon such other terms
and conditions as Landlord in Landlord's sole discretion shall determine, with
the right to make reasonable alterations and repairs to the Premises; and (iii)
remove all personal property therefrom.

               15.2.1.2 Unpaid Rent. Landlord shall have all the rights and
remedies of a landlord provided by Applicable Law, including the right to
recover from Tenant: (a) the worth, at the time of award, of the unpaid Rent
that had been earned at the time of termination, (b) the worth, at the time of
award, of the amount by which the unpaid Rent that would have been earned after
the date of termination until the time of award exceeds the amount of loss of
rent that Tenant proves could have been reasonably avoided, (c) 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 the loss of rent that Tenant
proves could have been reasonably avoided, and (d) any other amount, and court
costs, necessary to compensate Landlord for all detriment proximately caused by
Tenant's default. The phrase "worth, at the time of award," as used in (a) and
(b) above, shall be computed at the Applicable Interest Rate, and as used in (c)
above, shall be computed by discounting such amount at the discount rate of the
Federal Reserve Bank of San Francisco at the time of award plus one percent
(1%).

          15.2.2 Continuation. Even though an Event of Default may have
occurred, this Lease shall continue in effect for so long as Landlord does not
terminate Tenant's right to possession; and Landlord may enforce all of
Landlord's rights and remedies under this Lease allowed by law ("lessor" may
continue the Lease in effect after "lessee's" breach and abandonment and recover
Rent as it becomes due) to recover Rent as it becomes due. Landlord, without
terminating this Lease, may, during the period Tenant is in default, enter the
Premises and relet the same, or any portion thereof, to third parties for
Tenant's account and Tenant shall be liable to Landlord for all costs Landlord
incurs in reletting the Premises, including, without limitation, brokers'
commissions, expenses of remodeling the Premises and like costs. Reletting may
be for a period shorter or longer than the remaining Term. Tenant shall continue
to pay the Rent on the date the same is due. No act by Landlord hereunder,
including acts of maintenance, preservation or efforts to lease the Premises or
the appointment of a receiver upon application of Landlord to protect Landlord's
interest under this Lease, shall terminate this Lease unless Landlord notifies
Tenant that Landlord elects to terminate this Lease. In the event that Landlord
elects to relet the Premises, the rent that Landlord receives from reletting
shall be applied to the payment of, first, any indebtedness from Tenant to
Landlord other than Base Rent and Tenant's Share of Operating Expenses
(including Real Property Taxes); second, all costs, including maintenance,
incurred by Landlord in reletting; and, third, Base Rent and Tenant's Share of
Operating Expenses (including Real Property Taxes) under this. Lease. After
deducting the payments referred to above, any sum remaining from the rental
Landlord receives from reletting shall be held by Landlord and applied in
payment of future Rent as Rent becomes due under this Lease. In no event, and
notwithstanding anything in Section 16 to the contrary, shall Tenant be entitled
to any excess rent received by Landlord. If, on the date Rent is due under this
Lease, the rent received from the reletting is less than the Rent due on that
date, Tenant shall pay to Landlord, in addition to the remaining Rent due, all
costs, including maintenance, which Landlord incurred in reletting the Premises
that remain after applying the rent received from reletting as provided
hereinabove. So long as this Lease is not terminated, Landlord shall have the
right to remedy any default of Tenant, to maintain or improve the Premises, to
cause a receiver to be appointed to administer the Premises and new or existing
subleases and to add to the Rent payable hereunder all of Landlord's reasonable
costs in so doing, with interest at the Applicable Interest Rate from the date
of such expenditure. Landlord shall have no duty to relet the Premises so long
as it has other unleased space available in the Project.

     15.3 Cumulative. Each right and remedy of Landlord provided for herein or
now or hereafter existing at law, in equity, by statute or otherwise shall be
cumulative and shall not preclude Landlord from exercising any other rights or
remedies provided for in this Lease or now or hereafter existing at law or in
equity, by statute or

                                      -18-

<PAGE>

otherwise. No payment by Tenant of a lesser amount than the Rent nor any
endorsement on any check or letter accompanying any check or payment as Rent
shall be deemed an accord and satisfaction of full payment of Rent; and Landlord
may accept such payment without prejudice to Landlord's right to recover the
balance of such Rent or to pursue other remedies.

16. ASSIGNMENT AND SUBLETTING. Tenant shall not assign, sublet or otherwise
transfer, whether voluntarily or involuntarily or by operation of law, the
Premises or any part thereof without Landlord's prior written approval, which
shall not be unreasonably withheld; provided, however, Tenant agrees it shall be
reasonable for Landlord to disapprove of a requested sublease or assignment, if
the proposed subtenant or assignee does not have a tangible net worth (as
determined in accordance with generally accepted accounting principles
consistently applied) equal to or greater than that of Tenant as of the date of
the Lease as shown in the financial information provided to Landlord, or if the
proposed subtenant or assignee is currently a tenant in any other space leased
by Landlord or if such proposed subtenant or assignee is in the process of
negotiation with Landlord to lease other space owned or managed by Landlord. The
merger of Tenant with any other entity in which Tenant does not retain a
controlling ownership or beneficial interest or the transfer of any controlling
or managing ownership or beneficial interest in Tenant, or the assignment of a
substantial portion of the assets of Tenant, whether or not located at the
Premises, shall constitute an assignment hereunder. If Tenant desires to assign
this Lease or sublet any or all of the Premises, Tenant shall give Landlord
written notice thereof with copies of all related documents and agreements
associated with the assignment or sublease, including without limitation, the
financial statements of any proposed assignee or subtenant, forty-five (45) days
prior to the anticipated effective date of the assignment or sublease. Tenant
shall pay Landlord's reasonable attorneys' fees incurred in the review of such
documentation plus an administrative fee of Five Hundred Dollars ($500.00) for
each proposed transfer. Landlord shall have a period of thirty (30) days
following receipt of such notice and all related documents and agreements to
notify Tenant in writing of Landlord's approval or disapproval of the proposed
assignment or sublease. If Landlord fails to notify Tenant in writing of such
election, Landlord shall be deemed to have disapproved such assignment or
subletting. This Lease may not be assigned by operation of law. If the proposed
assignment or sublease is for substantially the remainder of the Term, Landlord
may terminate the Lease (or in the case of a partial sublease, terminate the
Lease with respect to the portion of the Premises proposed to be subject to the
sublease) by giving written notice to Tenant within such thirty (30) day period.
Any purported assignment or subletting contrary to the provisions hereof shall
be void and shall constitute an Event of Default hereunder. If Tenant receives
rent or other consideration for any such transfer in excess of the Rent, or in
case of the sublease of a portion of the Premises, in excess of such Rent that
is fairly allocable to such portion, after appropriate adjustments to assure
that all other payments required hereunder are appropriately taken into account,
Tenant shall pay Landlord one hundred percent (100%) of the difference between
each such payment of rent or other consideration and the Rent required
hereunder. Landlord may, without waiving any rights or remedies, collect rent
from the assignee, subtenant or occupant and apply the net amount collected to
the Rent herein reserved and apportion any excess rent so collected in
accordance with the terms of the preceding sentence. Such acceptance of Rent
shall in no event be deemed to imply that Landlord is approving a subtenant or
assignee which Landlord has not approved in writing pursuant to the requirements
of this Section 16. Tenant shall continue to be liable as a principal and not as
a guarantor or surety to the same extent as though no assignment had been made.
Landlord may consent to subsequent assignments or subletting of this Lease or
amendments or modifications to the Lease by assignees of Tenant without
notifying Tenant or any successor of Tenant and without obtaining their consent.
No permitted assignment (but excluding a permitted sublease) shall be effective
until there has been delivered to Landlord a counterpart of the assignment
instrument in which the assignee agrees to be and remain jointly and severally
liable with Tenant for the payment of Rent pertaining to the Premises and for
the performance of all the terms and provisions of this Lease relating thereto
arising on or after the date of the transfer.

17. ESTOPPEL, ATTORNMENT AND SUBORDINATION

     17.1 Estoppel. Within ten (10) days after written request by Landlord,
Tenant shall deliver an estoppel certificate duly executed (and acknowledged if
required by any lender), substantially in the form attached hereto as Exhibit H,
or in such other form as may be acceptable to the lender, which form may include
some or all of the provisions contained in Exhibit H, to any proposed mortgagee,
purchaser or Landlord. Tenant's failure to deliver said statement in such time
period shall be an Event of Default hereunder and shall be conclusive upon
Tenant that (a) this Lease is in full force and effect, without modification
except as may be represented by Landlord; (b) there are no uncured defaults in
Landlord's performance and Tenant has no right of offset, counterclaim or
deduction against Rent hereunder; and (c) no more than one month's Base Rent has
been paid in advance. If any financier

                                      -19-

<PAGE>

should require that this Lease be amended (other than in the description of the
Premises, the term, the Permitted Use, the Rent or as will substantially,
materially or adversely affect the rights of Tenant), Landlord shall give
written notice thereof to Tenant, which notice shall be accompanied by a Lease
supplement embodying such amendments. Tenant shall, within ten (10) days after
the receipt of Landlord's notice, execute and deliver to Landlord the tendered
Lease supplement. If Tenant fails to deliver to Landlord the tendered Lease
supplement within ten (10) days after receipt of Landlord's notice, Tenant shall
be deemed to have given Landlord a power of attorney to execute such supplement
on behalf of Tenant.

     17.2 Subordination. This Lease shall be subject and subordinate to all
ground leases, master leases and the lien of all mortgages and deeds of trust
which now or hereafter affect the Premises or the Project or Landlord's interest
therein, and all amendments thereto, provided that Tenant receives a
Subordination, Nondisturbance and Attornment Agreement ("SNDA") in the form
attached hereto as Exhibit I (or such other form as may be commercially
reasonable which form may include some or all of the provisions contained in
Exhibit I, so long as such form of SNDA includes a non-disturbance agreement in
favor of Tenant) or as otherwise may be required by the applicable lender,
ground lessee and/or master lessor (so long as such documentation includes a
non-disturbance agreement in favor of Tenant). If requested, Tenant shall
execute and deliver to Landlord within ten (10) days after Landlord's request
whatever documentation that may reasonably be required to further effect the
provisions of this paragraph including an SNDA in the form attached hereto as
Exhibit I (or such other form as may be commercially reasonable which form may
include some or all of the provisions contained in Exhibit I, so long as such
form of SNDA includes a non-disturbance agreement in favor of Tenant) or as
otherwise may be required by the applicable lender, ground lessee and/or master
lessor (so long as such documentation includes a non-disturbance agreement in
favor of Tenant).

     17.3 Attornment. Tenant hereby agrees that Tenant will recognize as its
landlord under this Lease and shall attorn to any person succeeding to the
interest of Landlord in respect of the land and the buildings governed by this
Lease upon any foreclosure of any mortgage upon such land or buildings or upon
the execution of any deed in lieu of foreclosure in respect to such deed of
trust. If requested, Tenant shall execute and deliver an instrument or
instruments confirming its attornment as provided for herein; provided, however,
that no such beneficiary or successor-in-interest shall be bound by any payment
of Base Rent for more than one (1) month in advance, or any amendment or
modification of this Lease made without the express written consent of such
beneficiary where such consent is required under applicable loan documents.

18. MISCELLANEOUS

     18.1 General

          18.1.1 Entire Agreement. This Lease sets forth all the agreements
between Landlord and Tenant concerning the Premises; and there are no agreements
either oral or written other than as set forth herein.

          18.1.2 Time of Essence. Time is of the essence of this Lease.

          18.1.3 Attorneys' Fees. In any action or proceeding which either
party brings against the other to enforce its rights hereunder, the
nonprevailing party shall pay all costs incurred by the prevailing party,
including reasonable attorneys' fees, which amounts shall be a part of the
judgment in said action or proceeding.

          18.1.4 Severability. If any provision of this Lease or the application
of any such provision shall be held by a court of competent jurisdiction to be
invalid, void or unenforceable to any extent, the remaining provisions of this
Lease and the application thereof shall remain in full force and effect and
shall not be affected, impaired or invalidated.

          18.1.5 Law. This Lease shall be construed and enforced in accordance
with the laws of the state in which the Premises are located.

                                      -20-

<PAGE>

          18.1.6 No Option. Submission of this Lease to Tenant for examination
or negotiation does not constitute an option to lease, offer to lease or a
reservation of, or option for, the Premises; and this document shall become
effective and binding only upon the execution and delivery hereof by Landlord
and Tenant.

          18.1.7 Successors and Assigns. This Lease shall be binding upon and
inure to the benefit of the successors and assigns of Landlord and, subject to
compliance with the terms of Section 16, Tenant.

          18.1.8 Third Party Beneficiaries. Nothing herein is intended to create
any third party benefit.

          18.1.9 Memorandum of Lease. On or before fifteen (15) business days
following a written request by either Landlord or Tenant, the parties agree to
execute and record a short form memorandum of this Lease, in a recordable form
reasonably acceptable to Landlord and Tenant. Within five (5) business days
following the expiration or earlier termination of this Lease, Tenant shall
execute (and have properly notarized) and deliver to Landlord a Quitclaim Deed,
in recordable form, quitclaiming, terminating and forever surrendering any and
all right, title or interests Tenant may have in or to the Premises.

          18.1.10 Agency, Partnership or Joint Venture. Nothing contained herein
nor any acts of the parties hereto shall be deemed or construed by the parties
hereto, nor by any third party, as creating the relationship of principal and
agent or of partnership or of joint venture by the parties hereto or any
relationship other than the relationship of landlord and tenant.

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

          18.1.12 Headings. Section headings have been inserted solely as a
matter of convenience and are not intended to define or limit the scope of any
of the provisions contained therein.

          18.1.13 Security Measures. Tenant hereby acknowledges that Landlord
shall have no obligation to provide a guard service or other security measures
whatsoever. Tenant assumes all responsibility for the protection of the
Premises, Tenant, its agents and invitees and their property from the acts of
third parties.

     18.2 Signs. All signs and graphics of every kind visible in or from public
view or corridors, the Common Areas or the exterior of the Premises (whether
located inside or outside of the Premises) shall be subject to Landlord's prior
written approval (not to be unreasonably withheld) and shall be subject to the
CC&Rs and any applicable governmental laws, ordinances, and regulations and in
compliance with Landlord's signage program (if any). Tenant shall remove all
such signs and graphics prior to the termination of this Lease. Such
installations and removals shall be made in such manner as to avoid injury or
defacement of the Premises; and Tenant shall repair any injury or defacement,
including without limitation, discoloration caused by such installation or
removal.

     18.3 Waiver. No waiver of any default or breach hereunder shall be implied
from any omission to take action on account thereof, notwithstanding any custom
and practice or course of dealing. No waiver by either party of any provision
under this Lease shall be effective unless in writing and signed by such party.
No waiver shall affect any default other than the default specified in the
waiver and then such waiver shall be operative only for the time and to the
extent therein stated. Waivers of any covenant shall not be construed as a
waiver of any subsequent breach of the same.

     18.4 Financial Statements. Tenant shall provide, and cause each Guarantor,
if applicable, to provide to any lender, any purchaser of the Building and/or
the Project or Landlord, within ten (10) days after request, a current,
accurate, audited (or reviewed and certified by Tenant) financial statement for
Tenant and Tenant's business and financial statements for Tenant and Tenant's
business for each of the three (3) years prior to the current financial
statement year prepared under generally accepted accounting principles
consistently applied. Tenant shall also provide within said 10-day period such
other financial information as may be reasonably required by Landlord, any

                                      -21-

<PAGE>

purchaser of the Building and/or the Project or any lender; Landlord shall keep
or cause to be kept all such financial information strictly confidential.

     18.5 Limitation of Liability. The obligations of Landlord under this Lease
are not personal obligations of the individual partners, members, managers,
directors, officers, shareholders, agents or employees of Landlord; and, subject
to this Section 18.5, Tenant shall look solely to the Building and the Land for
satisfaction of any liability of Landlord and shall not look to other assets of
Landlord nor seek recourse against the assets of the individual partners,
directors, officers, shareholders, agents or employees of Landlord. Whenever
Landlord transfers its interest, Landlord shall be automatically released from
further performance under this Lease and from all further liabilities and
expenses hereunder and the transferee of Landlord's interest shall assume all
liabilities and obligations of Landlord hereunder from the date of such
transfer, provided, however, Landlord shall remain liable for any unperformed
obligations arising prior to the date of such transfer.

     18.6 Notices. All notices to be given hereunder shall be in writing and
mailed postage prepaid by certified or registered mail, return receipt
requested, or delivered by personal or courier delivery, or sent by facsimile,
electronically confirmed, (immediately followed by one of the preceding
methods), to Landlord's Address and Tenant's Address, or to such other place as
Landlord or Tenant may designate in a written notice given to the other party.
Notices shall be deemed served upon the first attempted delivery by the U.S.
Postal Service, the courier or a recognized overnight delivery service, or upon
receipt of the facsimile prior to 5 p.m. on any business day, or, if after 5
p.m., on the next business day.

     18.7 Brokerage Commission. Landlord shall pay a brokerage commission to
Landlord's Broker specified in the Basic Lease Information in accordance with a
separate agreement between Landlord and Landlord's Broker. Landlord shall have
no further or separate obligation for payment of any commissions or fees to any
other broker or finder. Tenant warrants to Landlord that Tenant's sole contact
with Landlord or with the Premises in connection with this transaction has been
directly with Landlord, Landlord's Broker and Tenant's Broker specified in the
Basic Lease Information, and that no other broker or finder can properly claim a
right to a commission or a finder's fee based upon contacts between the claimant
and Tenant. Any commissions or fees payable to Tenant's Broker with respect to
this transaction shall be paid by Landlord's Broker, and Landlord and Tenant
shall have no obligation with respect thereto. Subject to the foregoing, Tenant
agrees to indemnify and hold Landlord harmless from any claims or liability,
including reasonable attorneys' fees, in connection with a claim by any person
for a real estate broker's commission, finder's fee or other compensation based
upon any statement, representation or agreement of Tenant, and Landlord agrees
to indemnify and hold Tenant harmless from any such claims or liability,
including reasonable attorneys' fees, based upon any statement, representation
or agreement of Landlord.

     18.8 Authorization. Each individual executing this Lease on behalf of
Tenant represents and warrants that he or she is duly authorized to execute and
deliver this Lease on behalf of Tenant and that such execution is binding upon
Tenant.

     18.9 Holding Over: Surrender

          18.9.1 Holding Over. If Tenant holds over the Premises or any part
thereof after expiration of the Term, such holding over shall, at Landlord's
option, constitute a month-to-month tenancy, at a rent equal to one hundred
fifty percent (150%) of the Base Rent in effect immediately prior to such
holding over and shall otherwise be on all the other terms and conditions of
this Lease. This paragraph shall not be construed as Landlord's permission for
Tenant to hold over. Acceptance of Rent by Landlord following expiration or
termination shall not constitute a renewal of this Lease or extension of the
Term except as specifically set forth above. If Tenant fails to surrender the
Premises upon expiration or earlier termination of this Lease, Tenant shall
indemnify and hold Landlord harmless from and against all loss or liability
resulting from or arising out of Tenant's failure to surrender the Premises,
including, but not limited to, any amounts required to be paid to any tenant or
prospective tenant who was to have occupied the Premises after the expiration or
earlier termination of this Lease and any related attorneys' fees and brokerage
commissions.

          18.9.2 Surrender. Upon the expiration or earlier termination of this
Lease, Tenant shall repair any damage to and restore the condition of the
Premises in accordance with Section 10.2. Tenant shall surrender the Premises,
together with all keys, to Landlord broom clean and in as good a condition as
when received, ordinary

                                      -22-

<PAGE>

wear and tear and damage by fire or casualty excepted. In addition, Tenant shall
remove any and all debris from the Common Area caused by Tenant and surrender
any portion of the Common Area regularly used by Tenant broom clean and in as
good a condition as when Tenant's use thereof commenced, ordinary wear and tear
and damage by fire or casualty excepted. Conditions existing because of Tenant's
failure to perform maintenance, repairs or replacements shall not be deemed
"reasonable wear and tear."

     18.10 Joint and Several. If Tenant consists of more than one person, the
obligation of all such persons shall be joint and several.

     18.11 Covenants and Conditions. Each provision to be performed by Tenant
hereunder shall be deemed to be both a covenant and a condition.

     18.12 Auctions. Tenant shall not conduct, nor permit to be conducted, any
auction upon the Premises without Landlord's prior written consent. Landlord
shall not be obligated to exercise any standard of reasonableness in determining
whether to permit an auction.

     18.13 Consents. Except as otherwise provided elsewhere in this Lease,
Landlord's actual reasonable costs and expenses (including, but not limited to,
architects', attorneys', engineers' and other consultants' fees) incurred in the
consideration of, or response to, a request by Tenant for any Landlord consent,
including but not limited to, consents to an assignment, a subletting or the
presence or use of a Hazardous Material, shall be paid by Tenant upon receipt of
an invoice and supporting documentation therefor. Landlord's consent to any act,
assignment or subletting shall not constitute an acknowledgment that no Event of
Default or breach by Tenant of this Lease exists, nor shall such consent be
deemed a waiver of any then existing Event of Default or breach, except as may
be otherwise specifically stated in writing by Landlord at the time of such
consent. Except as otherwise set forth herein, the failure to specify herein any
particular condition to Landlord's consent shall not preclude the imposition by
Landlord at the time of consent of such further or other conditions as are then
reasonable with reference to the particular matter for which consent is being
given.

     18.14 Force Majeure. "Force Majeure" as used herein means delays resulting
from causes beyond the reasonable control of the other party, including, without
limitation, any delay caused by any action, inaction, order, ruling, moratorium,
regulation, statute, condition or other decision of any private party or
governmental agency having jurisdiction over any portion of the Project, over
the construction anticipated to occur thereon or over any uses thereof, or by
delays in inspections or in issuing approvals by private parties or permits by
governmental agencies, or by fire, flood, inclement weather, strikes, lockouts
or other labor or industrial disturbance (whether or not on the part of agents
or employees of either party hereto engaged in the construction of the
Premises), civil disturbance, order of any government, court or regulatory body
claiming jurisdiction or otherwise, act of public enemy, war, riot, sabotage,
blockage, embargo, failure or inability to secure materials, supplies or labor
through ordinary sources by reason of shortages or priority, discovery of
hazardous or toxic materials, earthquake, or other natural disaster, delays
caused by any dispute resolution process, or any cause whatsoever beyond the
reasonable control (excluding financial inability) of the party whose
performance is required, or any of its contractors or other representatives,
whether or not similar to any of the causes hereinabove stated.

     18.15 Mortgagee Protection. Tenant agrees to give any holder of any
mortgage or deed of trust secured by the Real Property, by registered or
certified mail or nationally recognized overnight delivery service, a copy of
any notice of default served upon the Landlord by Tenant, provided that, prior
to such notice, Tenant has been notified in writing (by way of service on Tenant
of a copy of assignment of rents and leases or otherwise) of the address of such
holder of a mortgage or deed of trust. Tenant further agrees that if Landlord
shall have failed to cure such default within thirty (30) days after such notice
to Landlord (or if such default cannot be cured or corrected within that time,
then such additional time as may be necessary if Landlord has commenced within
such thirty (30) day period and is diligently pursuing the remedies or steps
necessary to cure or correct such default), then the holder of any mortgage or
deed of trust shall have an additional sixty (60) days within which to cure or
correct such default (or if such default cannot be cured or corrected within
that time, then such additional time as may be necessary if such holder of any
mortgage or deed of trust has commenced within such sixty (60) day period and is
diligently pursuing the remedies or steps necessary to cure or correct such
default). Notwithstanding the foregoing, in no event shall any holder of any
mortgage or deed of trust have any obligation to cure any default of the
Landlord.

                                      -23-

<PAGE>

     l8.l6 Hazardous Substance Disclosure. Gasoline and other automotive fluids,
asbestos containing materials, maintenance fluids, copying fluids and other
office supplies and equipment, certain construction and finish materials,
tobacco smoke, cosmetics and other personal items may be present on the project.
Gasoline and other automotive fluids are found in the garage and parking areas
of the Project. Cleaning, lubricating and hydraulic fluids used in the operation
and maintenance of the Building are found in the utility areas of the Building
not generally accessible to Building occupants or the public. Many Building
occupants use copy machines and printers with associated fluids and toners, and
pens, markers, inks, and office equipment that may contain Hazardous Materials.
Certain adhesives, paints and other construction materials and finishes used in
portions of the Building may contain Hazardous Materials. The Building may from
time to time be exposed to tobacco smoke. Building occupants and other persons
entering the Building from time to time may use or carry prescription and
non-prescription drugs, perfumes, cosmetics and other toiletries, and foods and
beverages, some of which may contain Hazardous Materials. By its execution of
this Lease, Tenant acknowledges the notice set forth hereinabove.

     18.17 ADA Compliance. Notwithstanding Section 1.1 above, Landlord warrants
to Tenant that on the Commencement Date, the Premises (including any
improvements constructed by Landlord pursuant to the Work Letter) shall comply
with the requirements of the Americans with Disabilities Act [42 U.S.C. Section
12101 et seq.] ("ADA") as in effect and promulgated on the Commencement Date
(the "ADA Warranty"). The ADA Warranty shall not apply to any improvements or
alterations made by or at the request of Tenant (except as specifically set
forth in the Work Letter). Except as otherwise provided in this Lease, if the
Premises do not comply with the ADA Warranty, promptly after Landlord's receipt
of written notice from Tenant given within six (6) months after the
Commencement Date specifying in detail the nature and extent of such
non-compliance, Landlord, at Landlord's sole cost and expense, shall take such
action as is reasonably necessary to remedy such non-compliance.

     18.18 Addenda. The Addenda attached hereto, if any, and identified with
this Lease are incorporated herein by this reference as if fully set forth
herein.

     IN WITNESS WHEREOF, the parties have executed this Lease as of the date set
forth above.

"Landlord"                              "Tenant"

CATELLUS DEVELOPMENT CORPORATION,       SYNETICS SOLUTIONS INC.,
a Delaware corporation                  an Oregon corporation

By: Catellus Commercial Group, LLC,     By: /s/ Koki Nakamura
    a Delaware limited liability            ------------------------------------
    company                             Name: KOKI NAKAMURA
Its: Duly Authorized Agent              Its: CEO

By: /s/ TWA                             Date:
    ---------------------------------         ----------------------------------
Name:
      -------------------------------
Title:
       ------------------------------

Date: 12-20-00                          By: /s/ GREG MARVELL
                                            ------------------------------------
                                        Name: GREG MARVELL
                                        Its: PRESIDENT

                                        Date: 12/9/00

                                      -24-

<PAGE>

                                ADDENDUM TO LEASE

     THIS ADDENDUM TO LEASE ("Addendum") is attached to and constitutes an
integral part of the Lease between CATELLUS DEVELOPMENT CORPORATION, as
Landlord, and SYNETICS SOLUTIONS, INC., Inc., as Tenant. The terms of this
Addendum shall be incorporated in the Lease for all purposes. In the event of a
conflict between the provisions of the Lease and the provisions of this
Addendum, this Addendum shall control.

     The following new Section is hereby added to the Lease which state in their
entirety as follows:

     19. Option to Extend Provided (i) Tenant is not in default under the terms
of this Lease at the time this renewal option is exercised or at the
commencement of the Extension Term (as hereinafter defined), (ii) Tenant is
occupying at least ninety percent (90%) of the Premises, including any expansion
space, and (iii) Landlord has not given more than two (2) notices of default in
any twelve (12) month period for nonpayment of monetary obligations, Tenant
shall have the option to renew this Lease for an additional period of sixty (60)
months ("Extension Term"). The Extension Term shall be on all the terms and
conditions of this Lease, except that Landlord shall have no additional
obligation for free rent, leasehold improvements or for any other tenant
inducements for the Extension Term. Base Rent during the Extension Term shall be
equal to the Base Rent set forth in the Basic Lease Information for one hundred
twenty-first (121st) month through the one hundred eightieth (180th) month of
the Lease Term and the Security Deposit will be increased to reflect any
increase in Base Rent payable under the Lease. There shall be no additional
extension terms beyond the Extension Term set forth herein. Tenant must exercise
its option to extend this Lease by giving Landlord written notice of its
election to do so no later than one hundred eighty (180) nor earlier than three
hundred sixty (360) days prior to the end of the initial Term (i.e. the last day
of the one hundred twentieth (120th) month). Any notice not given in a timely
manner, shall be void, and Tenant shall be deemed to have waived its extension
rights. The extension option set forth herein is personal to Tenant and shall
not be included in any assignment of this Lease.

T.A.                                    K.N.
-------------------------------------   ----------------------------------------
Landlord's Initials                     Tenant's Initials

<PAGE>

                                    CATELLUS

                        (SOUTHSHORE CORPORATE PARK PLAN)

                                   EXHIBIT A-1

<PAGE>

                                   (SITE PLAN)

                                   EXHIBIT A-2

<PAGE>

                                    EXHIBIT B

                                   WORK LETTER

     THIS WORK LETTER ("Work Letter") is entered into as of this ____ day of
December, 2000, by and between CATELLUS DEVELOPMENT CORPORATION, a Delaware
corporation ("Landlord"), and SYNETICS SOLUTIONS INC., an Oregon corporation
("Tenant").

                                    RECITALS:

     A. Landlord and Tenant have entered into that certain Multi-Tenant
Industrial Triple Net Lease (the "Lease") dated as of the date hereof, covering
certain premises (the "Premises") more particularly described in the Lease. This
Work Letter is attached to the Lease as Exhibit B. The Lease is hereby
incorporated into this Work Letter by this reference. Capitalized terms not
defined in this Work Letter shall have the meanings given to such terms in the
Lease.

     B. In consideration of the mutual covenants contained in the Lease and this
Work Letter, Landlord and Tenant hereby agree as follows:

                                   AGREEMENT:

     1. Definitions. As used in this Work Letter and in the Lease, the term
"Shell" shall mean the completed concrete, precast industrial building
containing approximately 180,000 square feet of floor area (the "Building") of
which the Premises is a part, excluding the Tenant Improvements (as hereinafter
defined). As used in this Work Letter and in the Lease, the term "Tenant
Improvements" shall mean those certain improvements to be constructed in the
Premises set forth on the "Final Plans" (defined in Section 5(c) of this Work
Letter). As used in this Work Letter and in the Lease, "Improvements" shall mean
the Shell and the Tenant Improvements. The construction and installation of the
Tenant Improvements is sometimes referred to herein as the "Work".

     2. Completion of Improvements. Subject to the terms of the Lease and this
Work Letter and any "Tenant Delay" or "Force Majeure Delay" as provided herein,
Landlord shall use its commercially reasonable and diligent efforts to cause the
"Contractor" (defined in Section 7 of this Work Letter) to complete the
construction and installation of the Tenant Improvements in accordance with the
terms of this Work Letter.

     3. Designation of Representatives. With respect to the planning, design and
construction of the Tenant Improvements, Landlord hereby designates Dan Marcus,
Jeffrey Lee and Bill Schmitt as "Landlord's Representatives" and Tenant hereby
designates Phil Coons and Steve Burchett as "Tenant's Representatives". Tenant
hereby confirms that Tenant's Representatives have full authority to act on
behalf of and to bind Tenant with respect to all matters pertaining to the
planning, design and construction of the Tenant Improvements. Landlord hereby
confirms that Landlord's Representatives have limited authority to act on behalf
of Landlord with respect to matters pertaining to the planning, design and
construction of the Improvements. Either party may change its designated
representative upon five (5) days prior written notice to the other party.

     4. Architect. Deutsch & Associates ("Architect") shall act as the architect
with respect to the design and construction of the Tenant Improvements. Landlord
has previously provided to Tenant, and Tenant has approved, the form of contract
to be entered into with Architect for such services (the "Architect Contract").
The parties acknowledge and agree that the Architect Contract entered into with
the Architect will obligate the Architect to issue to both Landlord and Tenant
an architect's certificate ("Architect's Certificate") upon substantial
completion of the Tenant Improvements certifying the substantial completion of
the Improvements in accordance with the Final Plans. Landlord reserves the right
to retain a development consultant to assist Landlord in performing its
obligations

                                    EXHIBIT B

                                       -1-

<PAGE>

under this Work Letter and under the Lease. All costs associated with any such
developer shall be included within the cost of the Work.

     5. Improvement Plans

          (a) Preliminary Plans. Attached hereto are the following preliminary
plans, base building specifications and preliminary scope of work for the Tenant
Improvements (collectively, the "Preliminary Plans"), which have been reviewed
and approved by Landlord and Tenant: (i) Schedule 1 is a Tenant Improvement Site
Plan; (ii) Schedule 2 is the "Base Building Specifications" for the Shell of the
Building; and Schedule 3 is the Preliminary Scope of Work Outline for Tenant
Improvements.

          (b) Final Plans. Within ten (10) business days following the Effective
Date of the Lease, the parties shall agree upon final plans and specifications
and the final scope of Landlord's work related to the Tenant Improvements
("Final Plans") which shall be consistent with the Preliminary Plans, except for
the changes, if any, mutually agreed to be made thereto by the parties. Included
in the Final Plans will be the civil, architectural and structural plans for the
Tenant Improvements. The Final Plans shall not include any equipment to be
located or installed in the Premises in accordance with Section 10.2 of the
Lease. When the Final Plans have been approved by Tenant and Landlord, Architect
shall submit the Final Plans to the appropriate governmental agency for plan
checking and the issuance of building permit for the Tenant Improvements.
Architect shall make any and all changes to the Final Plans required by any
applicable governmental entity to obtain a building permit for the Tenant
Improvements.

          (c) Work Cost Estimate. Prior to the commencement of construction of
any of the Tenant Improvements, Landlord shall submit to Tenant a written
estimate of the cost to complete the Tenant Improvements, which written estimate
will be based upon the Final Plans taking into account any modifications which
may be required to reflect changes in the Final Plans required by the
appropriate governmental authorities in connection with the issuance of a
building permit (the "Work Cost Estimate"). Tenant hereby acknowledges that
Tenant has previously reviewed and approved that portion of the Tenant
Improvement costs Telated to the construction of the 300' demising wall and the
installation of an additional 2,000 Amps of electrical service to the Premises,
all as more particularly set forth in that certain letter agreement between
Landlord and Tenant dated November 15, 2000 which is attached hereto as Schedule
5, and that such costs shall be included in the Work Cost Estimate, in addition
to the other costs related to the construction of the Tenant Improvements.
Tenant will either approve the Work Cost Estimate, or disapprove specific items,
and submit to Landlord revisions to the Final Plans in the form of a Change
Order. Submission and approval of the Work Cost Estimate will proceed in
accordance with the work schedule provided by Landlord. Upon Tenant's approval
of the Work Cost Estimate (the "Work Cost Statement"), Landlord will have the
right to purchase materials and to commence the construction of the items
included in the Work Cost Statement. If the total costs reflected in the Work
Cost Statement exceed the Allowance (as such term is defined in Section 9
below), Tenant shall pay such excess to Landlord in cash or by wire transfer of
funds, within ten (10) days after Tenant's approval of the Work Cost Statement.

          (d) No Representations. Notwithstanding anything to the contrary
contained in the Lease or herein, Landlord's participation in the preparation of
the Preliminary Plans, the Final Plans, the cost estimates for the Improvements
and the construction thereof shall not constitute any representation or
warranty, express or implied, that the Improvements, if built in accordance with
the Preliminary Plans and/or the Final Plans, will be suitable for Tenant's
intended purpose. Tenant acknowledges and agrees that the Improvements are
intended for use by Tenant and the specifications and design requirements for
such Improvements are not within the special knowledge or experience of
Landlord. Landlord's sole obligation shall be to arrange the construction of the
Improvements in accordance with the requirements of the Final Plans; and any
additional costs or expense required for the modification thereof to more
adequately meet Tenant's use, whether during or after Landlord's construction
thereof, shall be borne entirely by Tenant except as otherwise provided in this
Work Letter. Notwithstanding the foregoing, Landlord agrees to assign to Tenant
on a non-exclusive basis the benefit of all construction and architectural
warranties pertaining to the Tenant Improvements to the extent that they do not
relate to structural or other portions of the Improvements that Landlord is
required to maintain and repair under the Lease.

     6. Change Orders. After the parties approve the Final Plans and a building
permit for the Tenant Improvements is issued, any further changes to the Final
Plans shall require the prior written approval of Tenant and

                                    EXHIBIT B

                                       -2-

<PAGE>

Landlord (not to be unreasonably withheld or delayed), provided that Landlord
shall not need the consent or approval of Tenant for changes to the Final Plans
that do not affect the Tenant Improvements and/or the Premises or materially
alter the character of the Building. If Tenant desires any change in the Final
Plans relative to the Tenant Improvements which is reasonable and practical
(which shall be conclusively determined by the Architect), such changes may only
be requested by the delivery to Landlord by Tenant of a proposed written "Change
Order" specifically setting forth the requested change. Landlord shall have five
(5) business days from the receipt of the proposed Change Order to provide
Tenant with the Architect's disapproval of the proposed change stating the
reason(s) for such disapproval, or if the Architect approves the proposed
change, the following items: (i) a summary of any increase in the cost caused by
such change (the "Change Order Cost"), (ii) a statement of the number of days of
any delay caused by such proposed change (the "Change Order Delay"), and (iii) a
statement of the cost of the Change Order Delay (the "Change Order Delay
Expense"), which Change Order Delay Expense shall be the product of the number
of days of delay multiplied by the estimated daily Base Rent rate. Tenant shall
then have three (3) business days to approve the Change Order Cost, the Change
Order Delay and the Change Order Delay Expense. If Tenant approves these items,
Tenant shall pay to Landlord the Change Order Cost and Change Order Delay
Expense within two (2) business days after Tenant's approval thereof, and
Landlord shall promptly following receipt of such payment execute the Change
Order and cause the appropriate changes to the Final Plans to be made. If Tenant
fails to respond to Landlord within said three (3) business day period, the
Change Order Cost, the Change Order Delay and the Change Order Delay Expense
shall be deemed disapproved by Tenant and Landlord shall have no further
obligation to perform any Work set forth in the proposed Change Order. The
Change Order Cost shall include all costs associated with the Change Order,
including, without limitation, architectural fees, engineering fees and
construction costs, as conclusively determined by the Architect and the
Contractor (defined in Section 7), respectively, together with a five percent
(5%) fee of these costs as reimbursement for the expense of administration and
coordination of such Change Order by Landlord's Representative. The Change Order
Delay shall include all delays caused by the Change Order, including, without
limitation, all design and construction delays, as conclusively determined by
the Architect and the Contractor (defined in Section 7), respectively.

     7. Contractor. McCormack Pacific, a contractor selected by Landlord and
approved by Tenant ("Contractor"), shall be used to construct the Tenant
Improvements.

     8. Construction of the Improvements. Landlord shall enter into a
construction contract with the Contractor on a form reasonably acceptable to
Landlord ("Construction Contract") for the construction and installation of the
Tenant Improvements in accordance with the Final Plans; provided, however, the
Construction Contract shall contain substantially the same provisions set forth
on Schedule 3 attached to this Work Letter and incorporated herein by this
reference.

     9. Payment for Cost of the Tenant Improvements.

          (a) Allowance. Landlord hereby grants to Tenant a tenant improvement
allowance for the work related to the Tenant Improvements described on the Final
Plans of One Hundred Seventy Nine Thousand Seven Hundred Twenty Dollars
($179,720.00) (the "Allowance"). The Allowance may be used only for the
following costs approved by Landlord:

               (i) Payment of the cost of preparing the Preliminary Plans
relative to the Tenant Improvements (including, without limitation, Architect's
costs under the Architect Contract) and the Final Plans, including mechanical,
electrical, plumbing and structural drawings and of all other aspects necessary
to complete the Final Plans.

               (ii) The payment of plan check, permit and license fees relating
to construction of the Tenant Improvements.

               (iii) Construction of the Tenant Improvements as provided in the
Final Plans, including without limitation, the following:

                    (aa) Installation within the Premises of all partitioning,
demising walls, doors, floor coverings, ceilings, wall coverings and painting
and similar items;

                                    EXHIBIT B

                                       -3-

<PAGE>

                    (bb) All electrical wiring, lighting fixtures, outlets and
switches, and other electrical work necessary for the Premises including,
without limitation, any electrical distribution work;

                    (cc) The furnishing, installation and screening of all HVAC
units, duct work, terminal boxes, diffusers and accessories necessary for the
heating, ventilation and air conditioning systems within the Premises;

                    (dd) Any additional improvements to the Premises required
for Tenant's use of the Premises including, but not limited to, odor control,
special heating, ventilation and air conditioning, noise or vibration control or
other special systems or improvements;

                    (ee) All fire and life safety control systems such as fire
walls, sprinklers, halon, fire alarms, including piping, wiring and accessories,
necessary for the Premises;

                    (ff) All plumbing, fixtures, pipes and accessories necessary
for the Premises;

                    (gg) Testing and inspection costs; and

                    (hh) Fees for the Contractor and tenant improvement
coordinator including, but not limited to, fees and costs attributable to
general conditions associated with the construction of the Tenant Improvements.

               (iv) The payment of interest and reasonable loan fees incurred in
connection with the Project Loan (defined in Section 11).

               (v) An administrative and coordination fee charged by Landlord
against the Allowance equal to five percent (5%) of the total cost to complete
the design, permit process and construction of the Tenant Improvements.

          In no event will the Allowance be used to pay for Tenant's moving
expenses or for furniture, artifacts, equipment, telephone systems or any other
item of personal property which is not affixed to the Premises.

          (b) Costs in Excess of Allowance. The cost of each item referenced in
Section 9(a) above shall be charged against the Allowance. If the cost of
constructing the Tenant Improvements exceeds the Allowance, such Costs shall be
paid for by Tenant to the extent not already paid for in connection with
Tenant's approval of the Work Cost Estimate within ten (10) days after written
demand from Landlord.

          (c) Unused Allowance Amounts. Any unused portion of the Allowance upon
completion of the Tenant Improvements will not be refunded to Tenant or monies
to which Tenant is entitled.

     10. Payment for Cost of the Shell. Landlord shall pay the cost of designing
and constructing the Shell as provided in the Final Plans.

     11. Financing of Construction of Improvements. Landlord may elect to
finance the construction of the Improvements with the proceeds of a loan
("Project Loan") from a third party lender ("Lender") at the then prevailing
market rate and market terms for similar projects. The documents securing or
given in connection with the Project Loan; if any, are herein collectively
called "Loan Documents." Any Project Loan may be secured by the lien of a deed
of trust encumbering the Land and Improvements. Tenant agrees to execute and/or
provide all documents reasonably required by any Lender in connection with any
Project Loan, including, without limitation, estoppel certificates,
subordination agreements (subject to a commercially reasonable non-disturbance
agreement), consents to the assignment of this Agreement, written confirmation
of the satisfaction of closing conditions, and evidence of the due execution,
validity and enforceability of this Agreement. The costs of any Project Loan
shall be included within the cost of the Allowance for purposes of the
provisions of this Work Letter.

                                    EXHIBIT B

                                       -4-

<PAGE>

     12. Commencement of Lease. Notwithstanding any provision to the contrary
contained in this Work Letter, Tenant's obligation to pay Rent, independent and
irrespective of whether the Tenant Improvements have been substantially
completed, shall be governed in accordance with Section 2.1 of the Lease.

     13. Tenant Delays; Force Majeure Delays. As used herein, "Tenant Delays"
means any delay in the completion of the Improvements resulting from any or all
of the following: (1) Tenant's failure to timely perform any of its obligations
pursuant to this Work Letter, including Tenant's failure to process timely the
building permit for the Tenant Improvements and any failure to complete, on or
before the due date therefor, any action item which is Tenant's responsibility
pursuant to this Work Letter, including Tenant's failure to grant approvals
and/or make payments within the time frames described herein; (2) Tenant's
requested modifications to the Preliminary Plans, the Final Plans or any
Tenant-initiated Change Orders; (3) Tenant's request for materials, finishes, or
installations which are not readily available, (4) any delay in any way
whatsoever arising from Tenant's right to conduct "Inspections" under Section 14
below, (5) Change Order Delays, (6) any delay due to Tenant's failure to timely
approve fee plans and specifications and/or the budget related to the Tenant
Improvements, or (7) any other act or failure to act by Tenant, Tenant's
Representative, Tenant's Architect, Tenant's employees, agents, independent
contractors, consultants and/or any other person performing or required to
perform services on behalf of Tenant. "Force Majeure Delays" as used herein
means delays resulting from causes beyond the reasonable control of Landlord or
the Contractor, including, without limitation, any delay caused by any action,
inaction, order, ruling, moratorium, regulation, statute, condition or other
decision of any private party or governmental agency having jurisdiction over
any portion of the project, over the construction of the Improvements or over
any uses thereof, or by delays in inspections or in issuing approvals by private
parties or permits by governmental agencies, or by fire, flood, inclement
weather, strikes, lockouts or other labor or industrial disturbance (whether or
not on the part of agents or employees of either party hereto engaged in the
construction of the Improvements), civil disturbance, order of any government,
court or regulatory body claiming jurisdiction or otherwise, act of public
enemy, war, riot, sabotage, blockage, embargo, failure or inability to secure
materials, supplies or labor through ordinary sources by reason of shortages or
priority, discovery of hazardous or toxic materials, earthquake, or other
natural disaster, delays caused by any dispute resolution process, or any cause
whatsoever beyond the reasonable control (excluding financial inability) of the
party whose performance is required, or any of its contractors or other
representatives, whether or not similar to any of the causes hereinabove stated.

     14. Tenant's Inspection Rights. Landlord shall schedule and attend monthly
progress meetings, walkthroughs and any other meetings with the Architect, the
Contractor and Tenant to discuss the progress of the construction of the Tenant
Improvements ("Meetings"). Landlord shall give Tenant at least twenty-four (24)
hours prior notice (written or telephonic) of all such Meetings. Tenant shall
designate in writing the person or persons appointed by Tenant to attend the
Meetings and such designated party shall be entitled to be present at and to
participate in the discussions during all Meetings; but Landlord may conduct the
Meetings even if Tenant's appointees are not present. Tenant or its agents shall
have the right at any and all reasonable times to conduct inspections, tests,
surveys and reports of work in progress ("Inspections") for the purpose of
reviewing whether the Tenant Improvements are being constructed in accordance
with the Final Plans, as amended by any approved Change Orders or other agreed
upon changes. Tenant agrees to protect, hold harmless and indemnify Landlord
from all claims, demands, costs and liabilities (including reasonable attorneys'
fees) arising from Tenant's or Tenant's agents entry onto the Land for the
purpose of conducting Inspections.

     15. Walk-Through and Punch List. Upon the issuance of the Architect's
Certificate pursuant to Section 4 above, Tenant, Landlord, the Architect shall
jointly conduct a walk-through of the Tenant Improvements and shall jointly
prepare a punch list ("Punch List") of items needing additional work ("Punch
List Items"); provided, however, the Punch List shall be limited to items which
are required by the Construction Contract, the Final Plans, Change Orders and
any other changes agreed to by the parties.

     16. Miscellaneous Construction Covenants.

          (a) Coordination with Lease. Nothing herein contained shall be
construed as (i) constituting Tenant as Landlord's agent for any purpose
whatsoever, or (ii) a waiver by Landlord or Tenant of any of the terms or
provisions of the Lease. Any default by either party with respect to any portion
of this Work Letter, shall be deemed a breach of the Lease for which Landlord
and Tenant shall have all the rights and remedies as in the case of a breach of
the Lease by the other party.

                                    EXHIBIT B

                                       -5-

<PAGE>

          (b) Cooperation. Landlord and tenant agree to cooperate with one
another and to cause their respective employees, agents and contractors to
cooperate with one another to coordinate any work being performed by Landlord
and/or Tenant under this Work Letter, and their respective employees, agents and
contractors so as to avoid unnecessary interference and delays with the
completion of the Work.

     17. No Representations. Landlord does not warrant that the Building or any
component thereof will be free of latent defects or that it will not require
maintenance and/or repair within any particular period of time, except as
expressly provided herein. Tenant acknowledges and agrees that it shall rely
solely on the warranty or guaranty, if any, from Contractor, Architect or other
material and/or service providers relative to the proper design and construction
of the Improvements or any component thereof. Notwithstanding the foregoing,
Landlord represents and warrants to Tenant that the construction of the Tenant
Improvements shall be completed in a lien-free condition and workmanlike manner.

     IN WITNESS WHEREOF, this Work Letter is executed as of the date first
written above.

"Landlord"                              "Tenant"

CATELLUS DEVELOPMENT CORPORATION,       SYNETICS SOLUTIONS INC,
a Delaware corporation                  an Oregon corporation

By: Catellus Commercial Group, LLC,     By: /s/ Koki Nakamura
    a Delaware limited liability            ------------------------------------
    company                             Name: KOKI NAKAMURA
    Its: Duly Authorized Agent          Its: CEO

                                        Date: __________________________________
    By: /s/ TWA
        -----------------------------
    Name:                               By: /s/ Greg Marvell
          ---------------------------       ------------------------------------
    Title:                              Name: GREG MARVELL
           --------------------------   Its: PRESIDENT

Date: 12-20-00                          Date: 12/9/00

                                    EXHIBIT B

                                       -6-

<PAGE>

                       (BASE BUILDING SPECIFICATION PLAN)

                                   SCHEDULE 1
                                       to
                                   EXHIBIT "B"

<PAGE>

                             SCHEDULE 2 to EXHIBIT B

                          BASE BUILDING SPECIFICATIONS

Building Size:                   180,000 SF (300x600)
Clear Height:                    30' clear
Number of Dock Doors:            (62)9'-0"xl0'0"
Number of Drive-in Doors:        (8)12'0"xl4'0"
Concrete Slab:                   6" thick 4,000 psi
Concrete Dock Aprons:            6" thick
Fire Sprinkler System:           ESFR ready (.495/2,000)
Heating:                         Freeze Protection
Sanitary Sewer:                  4"
Roof lnsulation:                 R-19
Over-Door Protection:            Z metal
Column Spacing (Steel Column):   50' x 50'
Smoke Vents:                     75 vents; 1 sf vent/75 sf bldg.

                             SCHEDULE 2 to EXHIBIT B

                                      -1-
<PAGE>

                             SCHEDULE 3 to EXHIBIT B

            PRELIMINARY SCOPE OF WORK OUTLINE FOR TENANT IMPROVEMENTS

SCOPE OF LANDLORD'S WORK. THE FOLLOWING ITEMS SHALL BE INCLUDED IN THE SCOPE OF
WORK TO BE PERFORMED BY LANDLORD PURSUANT TO THE WORK LETTER:

1.   Installation of a 300' demising wall and certain electrical work described
     in letter dated November 15, 2000 attached to the Work Letter as Schedule
     5.

2.   3,000 square feet of first floor office per Final Plans.

3.   Electrical distribution to equipment areas; Final electrical hook-up of
     equipment shall be the sole responsibility of Tenant.

4.   Interior demising wall on Gridline E, powder coat staging area and outside
     receiving area.

5.   Permit and plan check fees.

6.   Testing and inspections.

ITEMS EXCLUDED FROM LANDLORD'S SCOPE OF WORK/TENANT IMPROVEMENTS. ALL ITEMS NOT
EXPRESSLY INCLUDED IN LANDLORD'S SCOPE OF WORK ABOVE SHALL BE THE RESPONSIBILITY
OF TENANT AND SHALL BE COMPLETED IN ACCORDANCE WITH SECTION 10 OF THE LEASE AND
EXHIBIT G THERETO, INCLUDING, WITHOUT LIMITATION, THE FOLLOWING:

1.   Architectural and engineering related to the Tenant Improvements including
     the structural, mechanical, electrical and plumbing components thereof.

2.   Manufacturing equipment and fixtures.

3.   Manufacturing equipment hookup.

                             SCHEDULE 3 to EXHIBIT B

                                       -1-

<PAGE>

                             SCHEDULE 4 to EXHIBIT B
                        CONSTRUCTION CONTRACT PROVISIONS

     1. Contractor's Warranty. Contractor shall warrant on behalf of itself, and
its subcontractors, materialmen, suppliers and sureties, that all material and
equipment incorporated into the Construction Contract will be new and free from
any and all claims, liens and security interests of any third parties and that
the work required thereunder ("Work") will be of good quality and free from
defects (whether latent or patent) in workmanship and will conform to the
requirements of the Contract Documents (as defined in the Construction Contract)
and that the materials used in the Contractor's express warranty herein shall be
in addition to, and not in lieu of, any other remedies Catellus may have under
the Contract Documents, at law, or in equity for defective or nonconforming
Work. No payment made by Catellus to Contractor, nor any acceptance, use or
occupancy of the Project by Catellus or any other person, shall constitute
acceptance of any defective Work or any Work not in compliance with the Contract
Documents.

     2. Other Warranties. Contractor shall assemble and transmit to Catellus two
complete copies in loose-leaf binders of all applicable warranties and operating
and maintenance data for all equipment furnished under the Construction
Contract, in sufficient detail to allow inspections, testing, operating and
maintenance. All warranties procured by Contractor from its subcontractors and
materialmen shall be properly executed on a form approved by Catellus and shall
be submitted to Catellus prior to the final acceptance of the Work. Whenever
possible, Contractor shall cause such warranties to be made directly to
Catellus, or, if the same shall be made to Contractor, Contractor, if possible,
shall assign the same to Catellus on request. The parties have agreed that
Catellus may assign any such warranties at any time and in its sole discretion
without the consent of Contractor. During the Correction Period (as defined
below), upon written request from Catellus, such warranties as may not be
assignable shall be enforced by Contractor for Catellus' benefit.

     3. Guaranty of Correction. As used herein, the term "Correction Period"
shall mean the period from Substantial Completion (as defined in the
Construction Contract) to the date one year after Substantial Completion, or,
for any portion of the Work which is completed after Substantial Completion, one
year after Final Completion (as defined in the Construction Contract).
Contractor shall, to Catellus' reasonable satisfaction, (i) re-execute or
otherwise remedy any parts of the Work that fail to conform with the
requirements of the Contract Documents and any defects in the Work due to faulty
materials or workmanship and that become apparent during the progress of the
Work or during the Correction Period, and (ii) replace, repair or restore any
other parts of the Project or the furniture, fixtures, equipment and other items
placed therein (whether by Catellus or any other party) that are damaged or
destroyed by any such parts of the Work that do not conform to the requirements
of the Contract Documents or as a result of defects in the Work or the
correction thereof. Contractor shall remove from the Project site portions of
the Work and materials which are not in conformance with the Contract Documents
and which are not either corrected by Contractor or accepted by Catellus. All
such corrective work shall be performed at such times as are acceptable to
Catellus and so as to avoid, to the extent practicable, disruption to the
activities of Catellus or the occupants of the Project. The provisions of this
Section shall apply to Work performed by subcontractors as well as work done
directly by employees of Contractor.

     The cost to Contractor of performing any of its obligations under this
Section shall be paid for by Contractor, and Contractor shall receive no
reimbursement or compensation from Contractor for performing any such corrective
work, and all such work shall be at no cost to Catellus. Contractor's
obligations under this Section are in addition to and not in limitation of its
express warranty above, or any other obligation of Contractor under the Contract
Documents. Enforcement of Contractor's obligations under this Section shall be
in addition to and not in limitation of any other right or remedy of Catellus
under the Contract Documents or otherwise at law or in equity.

     Notwithstanding the foregoing provisions of this Section, Catellus may, at
its option, by notice to Contractor, elect to accept nonconforming or defective
Work instead of requiring its removal or correction, in which case the Contract
Sum shall be reduced by an amount equal to the difference between the value to
Catellus of the Work had it been in conformance with the Contract Documents, and
the value to Catellus of such nonconforming or defective Work. Such election
shall be exercised only by written notice to Contractor and shall not be implied
by any action or inaction of Catellus.

                             SCHEDULE 4 to EXHIBIT B

                                       -1-

<PAGE>

     4. Warranties, Guaranties for Substitutions. In addition to the
guarantee/warranties required on all materials, equipment and workmanship (which
shall not be less than one year), Contractor and the material suppliers or
equipment manufacturers, will provide the maximum available extended
guarantee/warranty submitted on Contractor's business stationery and signed by
both Contractor and the supplier and/or manufacturer for each substitution
proposed by Contractor. In all cases in which a manufacturer's name, trade name
or other proprietary designation is used in connection with materials or
articles to be furnished under this Contract, whether or not the phrase "or
equal" is used after such name, Contractor shall furnish the product of the
named manufacturer(s) without substitution, unless a written request for a
substitute has been submitted by Contractor and approved in writing by the
Architect and Catellus.

                             SCHEDULE 4 to EXHIBIT B

                                       -2-

<PAGE>

                             SCHEDULE 5 TO EXHIBIT B

                                 (CATELLUS LOGO)

                                    CATELLUS

Date: November 15, 2000                                        DELIVERED BY HAND

To:   Phil Coons
      Synetics Solutions
      7440 SW Bonita Road
      Tigard, OR 97224

RE: Synetics Tenant Improvement to Building C(45,000sf)
    Southshore Corporate Park

Dear Phil:

We are submitting here with the cost estimate for the above referenced job.

DESCRIPTION:

     1.   CONSTRUCTION OF A 300' LONG DEMISING WALL SPLITTING THE 90,000SF
          VACANT SPACE INTO TWO 45,000SF SPACES.

<TABLE>
<S>                                <C>
General Conditions                 $  4,800.00
Demolition/Patch                      5,000.00
Landscape Repair                      2,750.00
New Demising Wall                    27,000.00
</TABLE>

     2.   INSTALL ONE LAYER OF SHEETROCK TO THE VACANT SIDE OF THE EXISTING
          DEMISING WALL.

<TABLE>
<S>                                <C>
One Layer Sheetrock                $  6,000.00
</TABLE>

     3.   2,000 AMP SERVICE ADDED TO THE EXISTING BUILDING SERVICE.

<TABLE>
<S>                                <C>
Electrical Service                 $ 73,061.00
   Contractor's Fee                $  5,931.00
                                   -----------
   SUBTOTAL:                       $124,542.00
   Catellus Management Fee         $  6,227.00
                                   -----------
   TOTAL COST FOR PROPOSED WORK:   $130,769.00
</TABLE>

Please execute this project estimate by signing and returning to catellus within
3 days. Please fax to (415)974-4651 and return original to my attention. Thank
you.

Sincerely,                              Approved & Accepted:
Catellus Development Corporation        Synetics Solutions

/s/ Bill Schmitt                        By: /s/ Phil Coons
-------------------------------------       ------------------------------------
Bill Schmitt                                Phil Coons
Director Construction Services

                                        DATE: 11/14/00

Cc:

   Jeff Lee, CDC
   Dan Marcus, CDC

          201 MISSION STREET, 2ND FLOOR SAN FRANCISCO, CALIFORNIA 94105
                   - TEL (415) 974-4500 -  FAX (415) 974-4687

<PAGE>

                             SCHEDULE 5 TO EXHIBIT B

                                                    A Joint Venture
                                             (PERLO MCCORMACK PACIFIC LOGO)
                                       Construction Managers/General Contractors

                                                         7190, S.W. Sandburg St.
                                                         Portland, Oregon 97223
                                                         F: 503.639.4134
                                                         P: 503.624.2090

November 15, 2000

Mr. Jeffrey Lee
Catellus Development Corporation
201 Mission Street, 2nd Floor
San Francisco, California 94105

Re: Demising Wall and Electrical Services for Synetics at Bldg. 'C'

Gentlemen:

We are pleased to present the following costs to construct a 300 long demising
wall splitting the 90,000 s.f. vacant space into two 45,000 s.f. spaces, and to
install one layer of sheetrock to the vacant side of the existing demising wall
(excluding permits, fees, and architectural costs). In addition, we present the
following costs for a 2,000 Amp service added to the existing building service.
At this time we do not believe there are any additional PGE fees or costs
associated with the additional work. Should this change, an appropriate cost.
change will be required.

With standard delivery, the service will be ready 13 weeks after a notice to
proceed is received.

<TABLE>
<S>                                <C>
General Conditions                 $  4,800.00
Demolition/Patch                      5,000.00
Landscape Repair                      2,750.00
New Demising Wall                    27,000.00
One Layer Sheetrock                   6,000.00
Electrical Service                   73,061.00
                                   -----------
                                   $118,611.00
Fee                                   5,931.00
                                   -----------
Total Bid                          $124,542.00
</TABLE>

Please review and call should you have any questions.

Very truly yours,

PERLO McCORMACK PACIFIC
Construction Managers/General Contractors

/s/ Gayland R. Looney
-------------------------------------
GAYLAND R. LOONEY
DIRECTOR OF CONSTRUCTION

GRL/cm

info@perlomccormackpacific.com
CCB# 144525

<PAGE>

                                    EXHIBIT C

                          COMMENCEMENT DATE MEMORANDUM

     With respect to that certain Multi-Tenant Triple Net Industrial Lease
("Lease") dated December __, 2000, between Synetics Solutions Inc., an Oregon
corporation ("Tenant"), and Catellus Development Corporation, a Delaware
corporation ("Landlord"), whereby Landlord leased to Tenant and Tenant leased
from Landlord approximately 44,930 rentable square feet of the building located
at 4293 NE 189th Avenue, Gresham, Oregon ("Premises"), Tenant hereby
acknowledges and certifies to Landlord as follows:

     (1)  The Possession Date occurred on December 15, 2000;

     (2)  The Commencement Date occurred on January 1, 2001; and

     (3)  The Premises contains 44,930 Rentable Square Feet (as defined in the
          Basic Lease Information).

     IN WITNESS WHEREOF, this Commencement Date Memorandum is executed this __
day of December, 2000.

     "Tenant"                           SYNETICS SOLUTIONS INC,
                                        an Oregon corporation

                                        By: /s/ Koki Nakamura
                                            ------------------------------------
                                        Its: C.E.O.

                                        By: /s/ Greg Marvell
                                            ------------------------------------
                                        Its: PRESIDENT

                                    EXHIBIT C

                                       -1-

<PAGE>

<TABLE>
<S>                                               <C>
ACORD. CERTIFICATE OF INSURANCE

PRODUCER                                          THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY
                                                  AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
                                                  CERTIFICATE DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE
                                                  AFFORDED BY THE POLICIES BELOW.

                                                                 COMPANIES AFFORDING COVERAGE

                                                  COMPANY
                                                     A

INSURED                                           COMPANY
                                                     B

                                                  COMPANY
                                                     C

                                                  COMPANY
                                                     D

COVERAGES

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE SEEN ISSUED TO THE INSURED NAMED ABOVE
FOR THE POLICY PERIOD INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER
DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN. THE INSURANCE AFFORDED BY THE
POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS
SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

                                                    POLICY       POLICY
                                                   EFFECTIVE   EXPIRATION
 CO                                      POLICY      DATE         DATE
LTR            TYPE OF INSURANCE         NUMBER   (MM/DD/YY)   (MM/DD/YY)                LIMITS
---   --------------------------------   ------   ----------   ----------   --------------------------------
      GENERAL LIABILITY                                                     GENERAL AGGREGATE            $_____
      [ ] COMMERCIAL GENERAL LIABILITY                                      PRODUCTS-COMP-OP AGG         $_____
      [ ] [ ] CLAIMS MADE [ ] OCCUR                                         PERSONAL & ADV INJURY        $_____
      [ ] OWNERS & CONT PROT                                                EACH OCCURRENCE              $_____
      [ ] _______________                                                   FIRE DAMAGE (ANY ONE PRO)    $_____
      [ ] _______________                                                   MED EXP (ANY ONE PERSON)     $_____

      AUTOMOBILE LIABILITY                                                  COMBINED SINGLE LIMIT        $_____
      [ ] ANY AUTO
      [ ] ALL OWNED AUTOS                                                   BOOILY INJURY                $_____
      [ ] SCHEDULED AUTOS                                                   (Per Person)
      [ ] HIRED AUTOS                                                       BOOILY INJURY                $_____
      [ ] NON-OWNED AUTOS                                                   (Per accident)
      [ ] _______________
      [ ] _______________                                                   PROPERTY DAMAGE              $_____

      GARAGE LIABILITY                                                      AUTO ONLY - EA ACCIDENT      $_____
      [ ] ANY AUTO                                                          OTHER THAN AUTO ONLY:
      [ ] _______________                                                                EACH ACCIDENT   $_____
      [ ] _______________                                                                    AGGREGATE   $_____

      EXCESS LIABILITY
      [ ] UMBRELLA FORM                                                     EACH OCCURRENCE              $_____
      [ ] OTHER THAN UMBRELLA FORM                                          AGGREGATE                    $_____
                                                                                                         $_____

      WORKERS COMPENSATION AND                                              [ ] STATUTORY LIMITS
      EMPLOYERS' LIABILITY                                                  EACH ACCIDENT                $_____
                                                                            DISEASE - POLICY LIMIT       $_____
      THE PROPRIETOR/    [ ] INCL                                           DISEASE - EACH EMPLOYEE      $_____
      PARTNERS/EXECUTIVE
      OFFICERS ARE:      [ ] EXCL
      OTHER

DESCRIPTION OF OPERATIONS/LOCATIONS/VEHICLES/SPECIAL ITEMS

CERTIFICATE HOLDER                                CANCELLATION

                                                  SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED
                                                  BEFORE EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL
                                                  ___ DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO
                                                  THE

                                                  AUTHORIZED REPRESENTATIVE

ACORD 25-S (3/93)                                                                        (C) ACORD CORPORATION
</TABLE>

                                    EXHIBIT D

<PAGE>

                                    EXHIBIT E

                                 PROHIBITED USES

Subject to the terms of the Lease and this Exhibit E, the following types of
operations and activities are expressly prohibited on the Premises:

1.   automobile/truck/forklift maintenance, repair or fueling; provided,
     however, Tenant may perform routine maintenance with respect to motorized
     material-handling equipment as required in the course of Tenant's
     day-to-day business operations;

2.   battery manufacturing or reclamation;

3.   ceramics and jewelry manufacturing or finishing;

4.   chemical (organic or inorganic) storage, use or manufacturing; provided,
     however, Tenant may use the chemicals listed on Schedule 1 to this Exhibit
     E in an amount not to exceed the quantity specified thereon, all in
     accordance with the Lease and all applicable Environmental Laws;

5.   drum recycling;

6.   dry cleaning;

7.   electronic components manufacturing (distribution of such components is
     permitted); provided, however, Tenant may assemble electronic components so
     long as such assembly does not involve any wet electronic chemical
     processes whatsoever;

8.   electroplating and metal finishing; provided, however, Tenant may perform
     machining, welding, deburring and power coating activities as such
     activities relate to the finishing of Tenant's products;

9.   explosives manufacturing, use or storage;

10.  hazardous waste treatment, storage, or disposal;

11.  leather production, tanning or finishing;

12.  machinery and tool manufacturing; provided, however, Tenant may manufacture
     OEM equipment and tools consistent with Tenant's existing manufacturing
     facilities and the Permitted Use set forth in the Basic Lease Information;

13.  medical equipment manufacturing and hospitals;

14.  metal shredding, recycling or reclamation; provided, however, Tenant shall
     be permitted to recover and recycle naturally occurring materials so long
     as such materials are processed and recovered by an outside vendor. All
     storage and collection of this material will be limited to the inside of
     the Premises;

15.  metal smelting and refining;

16.  mining;

17.  paint, pigment and coating operations; provided, however, Tenant may
     incorporate full powder coating processes, subject to any and all
     applicable governmental laws, rules, regulations and/or requirements;

18.  petroleum refining;

19.  plastic and synthetic materials manufacturing; provided, however, Tenant
     may use machine welding and extracting processes in the ordinary course of
     Tenant's business;

20.  solvent reclamation;

21.  tire and rubber manufacturing;

22.  above- and/or underground storage tanks; provided, however, Tenant shall be
     permitted to transfer a limited amount of process water from the powder
     coat cleaning line to an evaporator tank with a closed loop system. Any
     secondary containment shall be subject to Landlord's prior review and/or
     approval; and

23.  residential use or occupancy.

                                    EXHIBIT E

                                       -1-

<PAGE>

                             SCHEDULE 1 to EXHIBIT E

                           CHEMICALS TO BE STORED AND
                              USED ON THE PREMISES*

1.   Isopropyl Alcohol (one 55 gallon drum)

2.   Diphenylmethane Diisocyanate (one 55 gallon drum)

3.   Glycerol Polyether (one 55 gallon drum)

4.   Simple Asphyxiant (Argon 75%, Co(2) 25%), in the quantity set forth in that
     certain Hazardous Substance Information Survey dated October 1, 1999 for
     Facility ID No. 064875 (the "Survey")

5.   Acetylene, in the quantity set forth in the Survey

6.   Ammonia/Air (5000 ppm), in the quantity set forth in the Survey

7.   Gaseous NH(3) in air mixtures in 300 ft(3) cylinders
     (a)  (9)100 ppm
     (b)  (9)1000 ppm
     (c)  (17)5000 ppm

8.   (1) Pure N(2),300 ft(3) cylinder

9.   (1) Pure N(2),80 ft(3) cylinder

10.  (2) NH(3) Permeation tubes (-20 ng/L emission) (2 grams)

11.  N-methyl pyrrolidone permeation tube (-20 ng/L emission) (2 grams)

12.  Dimethyl methylphosphonate (DMMP) permeation tube (2 grams)

13.  (3) Ni63 radiation sources (-15 mCu)

14.  Ammonium hydroxide, 1 gal.

15.  Hydrochloric acid, 1 gal.

16.  Acetone, 1 gal.

17.  Colorimeter (Puremate) tubes
     (a)  Silica gel (2 grams)
     (b)  Phosphoric acid (2 grams)
     (c)  Bromomethyl blue (2 grams)

18.  Trichloroethylene (less than one gallon)

19.  Hydrochloric acid (less than one gallon)

20.  Phosphoric acid (less than one gallon)

21.  Citric acid (less than one gallon)

22.  Nitric acid (less than one gallon)

23.  Hydrofluoric acid (less than one gallon)

24.  Acetic acid (less than one gallon)

25.  Sulfuric acid (less than one gallon)

26.  N-methyl pyrrolidone (less than one gallon)

*    Subject to modification pursuant to Section 11 of the Lease.

                             SCHEDULE 1 to EXHIBIT E

                                       -1-

<PAGE>

                                    EXHIBIT F

                              RULES AND REGULATIONS

1.   No automobile, recreational vehicle or any other type of vehicle or
     equipment shall remain upon the Common Area longer than 72 hours and no
     vehicle or equipment of any kind shall be dismantled or repaired or
     serviced on the Common Area. All vehicle parking shall be restricted to
     areas designated and marked for vehicle parking. The foregoing restrictions
     shall not be deemed to prevent temporary parking for loading or unloading
     of vehicles in designated areas.

2.   Signs will conform to sign standards and criteria established from time to
     time by Landlord. No other signs, placards, pictures, advertisements, names
     or notices shall be inscribed, displayed or printed or affixed on or to any
     part of the outside or inside of the building without the written consent
     of Landlord and Landlord shall have the right to remove any such
     non-conforming signs, placards, pictures, advertisements, names or notices
     without notice to and at the expense of Tenant.

3.   No antenna, aerial, discs, dishes or other such device shall be erected on
     the roof or exterior walls of the Premises, or on the grounds, without the
     written consent of the Landlord in each instance. Any device so installed
     without such written consent shall be subject to removal without notice at
     any time.

4.   No loud speakers, televisions, phonographs, radios or other devices shall
     be used in a manner so as to be heard or seen outside of the Premises
     without the prior written consent of the Landlord.

5.   The outside areas immediately adjoining the Premises shall be kept clean
     and free from dirt and rubbish by the Tenant to the satisfaction of
     Landlord and Tenant shall not place or permit any obstruction or materials
     in such areas or permit any work to be performed outside the Premises.

6.   No open storage shall be permitted in the Project.

7.   All garbage and refuse shall be placed in containers placed at the location
     designated for refuse collection, in the manner specified by Landlord.

8.   No vending machine or machines of any description shall be installed,
     maintained or operated upon the Common Area.

9.   Tenant shall not disturb, solicit, or canvass any occupant of the building
     and shall cooperate to prevent same.

10.  No noxious or offensive trade or activity shall be carried on upon any
     units or any part of the Common Area nor shall anything be done thereon
     which would in any way interfere with the quiet enjoyment of each of the
     other tenants of the Project or which would increase the rate of insurance
     or overburden utility facilities from time to time existing in the Project.

11.  Landlord reserves the right to make commercially reasonable amendments to
     these rules and regulations from time to time as are nondiscriminatory and
     not inconsistent with the Lease, provided that Landlord provides Tenant
     with prior notice of any such change or amendment.

                                    EXHIBIT F

                                       -1-

<PAGE>

                                    EXHIBIT G

             REQUIREMENTS FOR IMPROVEMENTS OR ALTERATIONS BY TENANT

     If Landlord shall permit Tenant to construct any initial tenant
improvements in the Premises or to have any work performed in the Premises at
any time prior to or during the Lease term by a contractor retained by Tenant
("Tenant's Work"), then Tenant shall comply with the requirements set forth
herein. If tenant's Work has been properly authorized, Tenant will receive
written approval and consent for alterations to the Premises.

     1. SUBMITTAL OF PLANS. Prior to commencing any work in the Premises, Tenant
shall submit to Landlord for approval its proposed plans for the work. Without
limiting the foregoing, Tenant shall provide:

          (a) A separate scale drawing denoting all proposed construction
and/or demolition, if necessary.

          (b) A separate drawing for each trade proposing structural,
electrical, mechanical, civil or landscaping modifications.

          (c) Specify all dimensions and complete references to all work to be
performed in the affected areas.

          (d) If adding extra electrical or mechanical equipment, provide
complete operating and maintenance specifications for each item.

Landlord shall use its commercially reasonable efforts to respond to any written
request from Tenant. Landlord's failure to respond to a written request from
Tenant shall be deemed be Landlord's disapproval of the applicable request for
approval hereunder.

     2. CHECKLIST. With respect to each project, Landlord will provide Tenant
with a checklist listing the items required to be furnished to Landlord in
connection with the proposed work. Tenant shall furnish to Landlord prior to,
during, or upon completion of Tenant's Work, as applicable, each of the
items specified in the checklist attached hereto as Attachment 1.

     3. CONTRACTORS PROVIDING TENANT IMPROVEMENT SERVICES.

          (a) The contractor employed by Tenant and any subcontractors shall be
(i) duly licensed in the state in which the Premises are located, and (ii)
subject to Landlord's prior written approval, which approval shall not be
unreasonably withheld. If more than one trade is employed on a single job, state
law requires the services of a general contractor in addition to contractors for
specialty work being performed.

          (b) Each contractor shall provide proof of licensing as a general or
specialty contractor in accordance with state law. Additionally, each contractor
shall furnish proof of licensing in the city or municipality in which the
construction related activity is to take place.

          (c) Tenant shall use Landlord's subcontractor for mechanical,
electrical, plumbing, roofing and roofing consultant; provided, however, Tenant
may, without the prior consent or approval of, but with notice to Landlord,
engage Current Electric and/or Christenson Electric (collectively, the
"Pre-Approved Electrical Contractors") to serve as the subcontractor(s) to
perform any electrical work related to the Premises. Notwithstanding the
foregoing, all work to be performed by the Pre-Approved Electrical Contractors
shall otherwise comply with all of the terms and conditions of this Exhibit G.

          (d) Tenant and Tenant's contractors shall comply with all Applicable
Laws pertaining to the performance of Tenant's Work and the completed
improvements and all applicable safety regulations established by Landlord or
the general contractor.

                                    EXHIBIT G

                                       -1-

<PAGE>

          (e) Prior to commencement of any work in the Premises, Tenant and
Tenant's contractors (and any subcontractors) shall obtain and provide Landlord
with certificates evidencing Workers' Compensation, public liability and
property damage insurance in amounts and forms and with companies satisfactory
to Landlord. Each general contractor (and any subcontractor) employed on the
Premises shall provide Landlord with a current certificate of insurance in
effect for that contractor with a thirty day notice of cancellation or
revocation clause. Insurance requirements are as follows:

               (i) Comprehensive General Liability with a $2,000,000 Combined
Single Limit covering the liability of Landlord and contractor for bodily injury
and property damage arising as a result of the construction of the improvements
and the services performed thereunder. Landlord shall be named as an additional
insured.

               (ii) Comprehensive Automobile Liability with a $2,000,000
Combined Single Limit covering Landlord and vehicles used by contractor (and any
subcontractor) in connection with the construction of the improvements.

               (iii) Workers' Compensation and Employer's Liability as required
by law, for employees of the contractor (and any subcontractors) performing work
on the Premises.

          (f) The following requirements shall be incorporated as "Special
Conditions" into the contract between Tenant and its contractors and a copy of
the contract shall be furnished to Landlord prior to the commencement of
Tenant's Work:

               (i) Prior to start of Tenant's Work, Tenant's contractor shall
provide Landlord with a construction schedule in "bar graph" form indicating the
completion dates of all phases of Tenant's Work.

               (ii) Tenant's contractor shall be responsible for the repair,
replacement or clean-up of any damage done by it to other contractors' work
which specifically includes accessways to the Premises which may be concurrently
used by others.

               (iii) Tenant's contractor shall accept the Premises prior to
starting any trenching operations. Any rework of sub-base or compaction required
after the contractor's initial acceptance of the Premises shall be done by
Tenant's contractor, which shall include the removal from the Project of any
excess dirt or debris.

               (iv) Tenant's contractor shall contain its storage of materials
and its operations within the Premises and such other space as it may be
assigned by Landlord or Landlord's contractor. Should Tenant's contractor be
assigned space outside the Premises, it shall move to such other space as
Landlord or Landlord's contractor shall direct from time to time to avoid
interference or delays with other work.

               (v) Tenant's contractor shall clean up the construction area and
surrounding exterior areas daily. All trash, demolition materials and surplus
construction materials shall be stored within the Premises and promptly removed
from the Premises and the Project and disposed of in an approved sanitation
site.

               (vi) Tenant's contractor shall provide temporary utilities,
portable toilet facilities, and potable drinking water as required for its work
within the Premises and shall pay to Landlord's contractor the cost of any
temporary utilities and facilities provided by Landlord's contractor at Tenant's
contractor's request.

               (vii) Tenant's contractor shall notify Landlord or Landlord's
project manager of any planned work to be done on weekends or other than normal
job hours.

               (viii) Tenant's contractor or subcontractors shall not post signs
on any part of the Project or on the Premises, except for any notices required
to be posted by any applicable federal, state or local law or regulation.

                                    EXHIBIT G

                                       -2-

<PAGE>

          (g) Tenant shall provide Landlord with a set of "As-Built" drawings
for any work performed to the Premises.

     4. COSTS.

          (a) Tenant shall promptly pay any and all costs and expenses in
connection with or arising out of the performance of Tenant's Work (including
the costs of permits therefor) and shall furnish to Landlord evidence of such
payment upon request.

          (b) Tenant shall reimburse Landlord for all costs which Landlord may
incur in connection with granting approval to Tenant for any alteration and/or
addition, including any costs or expenses which Landlord may incur in electing
to have outside architects and engineers review said matters. Tenant shall pay
Landlord an amount equal to five percent (5%) of the total hard costs of
construction and installation of Tenant's Work as compensation to Landlord for
review of plans, use of facilities and other miscellaneous costs of Landlord
incurred as a result of such work. Notwithstanding the foregoing, such five
percent (5%) charge shall not apply to the work related to the tenant
improvements contemplated in the Work Letter attached to the Lease as Exhibit B.

     5. CONTRACTOR'S BONDS. Prior to the commencement of construction, Tenant
shall obtain or cause its contractor to obtain and deliver evidence thereof to
Landlord payment and performance bonds covering the faithful performance of the
contract for the construction of the Tenant's Work and the payment of all
obligations arising thereunder. In the alternative, and at Landlord's option,
Tenant may appoint Landlord as its contractor, and in so doing, Tenant shall
deposit with the Landlord a sum of money equal to the entire amount of the
estimated construction cost, as is required for the installation of the Tenant
improvements on the Premises. If Tenant deposits with Landlord monies for
construction costs, it is agreed that Landlord will not be placed in a fiduciary
capacity as a trustee, or any other fiduciary title, for the sums of monies in
Landlord's possession. Tenant agrees to hold Landlord harmless from any and all
claims, for workmanship and installation of improvements, and for
merchantability and quality of goods used for the installation of Tenant's
improvements, as are requested by Tenant. Any bonds obtained pursuant hereto
shall be for the mutual benefit of both Landlord and Tenant as obligees and
beneficiaries.

     6. MECHANIC'S LIENS.

          (a) Tenant shall not suffer or permit to be enforced against the
Premises or any part of the Project any mechanic's, materialman's, contractor's
or subcontractor's lien arising out of any work of improvement, however it may
arise.

          (b) Tenant shall notify Landlord at least ten (10) days prior to the
commencement of construction of any Tenant's Work and Landlord shall have the
right to post and record a notice of nonresponsibility in conformity with
applicable law. Within ten (10) days following completion of Tenant's
Work, Tenant shall file a Notice of Completion and deliver to Landlord an
unconditional release and waiver of lien executed by each contractor,
subcontractor and materialman involved in Tenant's Work.

          (c) In the event any lien is filed against the Project or any portion
thereof or against Tenant's leasehold interest therein, Tenant shall obtain the
release and/or discharge of said lien, within ten (10) days after the filing
thereof. In the event Tenant fails to do so, Landlord may obtain the release
and/or discharge of said lien and Tenant shall indemnify Landlord for the costs
thereof, including reasonable attorney's fees, together with interest at the
Applicable Interest Rate from the date of demand. Nothing herein shall prohibit
Tenant from contesting the validity of any such asserted claim, provided Tenant
has furnished to Landlord a lien release bond freeing the Premises from the
effect of the lien claim.

     7. INDEMNITY. The respective indemnity obligations of Landlord and Tenant
created pursuant to Section 8.4 of the Lease shall apply with respect to any and
all of Tenant's Work (whether occurring on or before the Commencement Date) and
with respect to any work to be performed by Landlord under this Exhibit G.
Tenant shall repair or replace (or, at Landlord's election, reimburse Landlord
for the cost of repairing or replacing) any portion of the Building or item of
Landlord's equipment or any of Landlord's real or personal property damaged,
lost or destroyed in the performance of Tenant's Work.

                                    EXHIBIT G

                                       -3-

<PAGE>

     8. BUILDING STANDARDS. All work shall conform to Landlord's established
building standards and specifications. Tenant is required to make these
standards part of the construction documents.

     9. ROOF PENETRATIONS. If improvements penetrate the roof membrane, the
penetrations will be sealed per Landlord/IRC roofing specifications and
inspected by IRC to maintain roof warranty. The cost of inspection and all
corrective work shall be borne by Tenant. Tenant shall use Landlord's original
roofing contractor.

     10. BUILDING MODIFICATIONS. Work will only be approved within the confines
of a given space. Tenant will not be allowed without Landlord's written consent
to modify building exterior or mechanical and electrical service as provided to
the building in common with other tenants.

     11. ELECTRICAL WORK. All electrical work shall be approved from the unit
space electrical panel only. Additional service requirements shall be. secured
only by direction of Landlord. Tenant shall use Landlord's original electrical
contractor.

     12. SCHEDULE OF WORK. Tenant may be required to provide a schedule of all
work to be performed, subject to Landlord approval. All costs to produce such
schedule shall be borne solely by Tenant.

     13. CLEAN UP AND DISPOSAL OF CONSTRUCTION DEBRIS. Building trash containers
are provided for office generated trash only and are not to be used for disposal
of construction-related materials and debris. Unapproved usage will result in a
penalty assessment to the Tenant equal to the cost of an extra pick-up service
as provided under the current rate schedule of regular trash removal service.

     14. INSPECTION BY LANDLORD. Landlord reserves the following rights: (i) the
right of inspection prior to, during and at completion of all construction
and/or demolition, (ii) the right to post and record a notice of
nonresponsibility in conformity with Oregon law, and (iii) the right to order a
total stop to all improvements underway for non-compliance with any of the
requirements hereof.

     15. GENERAL PROVISIONS.

          (a) If Landlord has agreed to provide an allowance toward the cost of
tenant improvements, Landlord shall retain from such funds an amount determined
by Landlord until Tenant has fully complied with the requirements hereof.

          (b) All materials, work, installations and decorations of any nature
whatsoever brought on or installed in the Premises before the commencement of
the Term or throughout the Term shall be at Tenant's risk, and neither Landlord
nor any party acting on Landlord's behalf shall be responsible for any damage
thereto or loss or destruction thereof due to any reason or cause whatsoever.

          (c) Nothing contained herein shall make or constitute Tenant as the
agent of Landlord.

                                    EXHIBIT G

                                       -4-

<PAGE>

                             ATTACHMENT TO EXHIBIT G

         ITEMS TO BE FURNISHED TO LANDLORD FOR EACH WORK OF IMPROVEMENT

1.   Plan of Alterations for Landlord Approval.

2.   Contractor(s), Address, Telephone Number, Contact Person.

3.   Copy of Contractor's State and City Business License.

4.   Copy of Building Permit.

5.   Copy of Final Inspection and Signed Building Permit Cards.

6.   Copy of Certificate of Insurance Naming Catellus Development Corporation as
     Additional Insured. Insurance to include Comprehensive General Liability,
     Comprehensive Auto, Workers' Compensation and Employer's Liability.

7.   Signed Unconditional Lien Waiver in Favor of Catellus Development
     Corporation.

8.   Schedule of Work.

9.   Copy of Completion and Payment Bond.

10.  Architect's License and Expiration.

11.  Tenant and Architect Agreement.

12.  Tenant and Contractor Agreement.

13.  Copy of Permit Plans.

14.  Copy of As-Builts.

15.  Copy of Recorded Notice of Completion.

16.  Certificate of Occupancy.

17.  Evidence of Insurance for All-Risk/builder's Risk Insurance to the Amount
     of Improvements.

                             ATTACHMENT to EXHIBIT G

                                      -1-

<PAGE>

                                    EXHIBIT H

                          TENANT ESTOPPEL CERTIFICATE

To: [Insert name of party to rely on document] ("Relying Party")

    __________________________________________
    __________________________________________
    __________________________________________
    Attn: ____________________________________

Re: Lease Dated:      ________________________
    Current Landlord: ________________________
    Current Tenant:   ________________________
    Square Feet:      Approximately __________
    Floor(s):         ________________________
    Located at:       ________________________

     ("Tenant") hereby certifies that as of ______________, 200_:

     1. Tenant is the present owner and holder of the tenant's interest under
the lease described above, as it may be amended to date (the "Lease") with
__________ as Landlord (who is called "Landlord" for the purposes of this
Certificate). (USE THE NEXT SENTENCE IF THE LANDLORD OR TENANT NAMED IN THE
LEASE IS A PREDECESSOR TO THE CURRENT LANDLORD OR TENANT.) [The original
landlord under the Lease was __________, and the original tenant under the Lease
was __________.] The Lease covers the premises commonly known as __________ (the
"Premises") in the building (the "Building") at the address set forth above.

                (CHOOSE ONE OF THE FOLLOWING SECTION 2(a)s BELOW)

     [2. (a) A true, correct and complete copy of the Lease (including all
modifications, amendments, supplements, side letters, addenda and riders of and
to it) is attached to this Certificate as Exhibit A.]

     [2 (a) The attached Exhibit A accurately identifies the Lease and all
modifications, amendments, supplements, side letters, addenda and riders of and
to it.]

          (b) (IF APPLICABLE) [The Lease provides that in addition to the
Premises, Tenant has the right to use or rent __________ [assigned/unassigned]
parking spaces near the Building or in the garage portion of the building during
the term of the Lease.]

          (c) The term of the Lease commenced on ___________, 200_ and will
expire on ___________, _____, including any presently exercised option or
renewal term. (CHOOSE ONE OF THE FOLLOWING TWO SENTENCES.) [Tenant has no option
or right to renew, extend or cancel the Lease, or to lease additional space in
the Premises or Building, or to use any parking (IF APPLICABLE) [other than that
specified in Section 2(b) above].] [Except as specified in Paragraph(s)
___________ of the Lease (copy attached), Tenant has no option or right to
renew, extend or cancel the Lease, or to lease additional space in the Premises
or Building, or to use any parking (IF APPLICABLE) [other than that specified in
Section 2(b) above].]

                   (CHOOSE ONE OF THE FOLLOWING SECTION 2(d)s)

          [(d) Tenant has no option or preferential right to purchase all or any
part of the Premises (or the land of which the Premises are a part). Tenant has
no right or interest with respect to the Premises or the Building other than as
Tenant under the Lease.]

                                    EXHIBIT H

                                       -1-

<PAGE>

          [(d) Except as specified in Paragraph(s) ___________ of the Lease
(copy attached), Tenant has no option or preferential right to purchase all or
any part of the Premises (or the land of which the Premises are a part). Except
for the foregoing, Tenant has no right or interest with respect to the Premises
or the Building other than as Tenant under the Lease.]

          (e) The annual minimum rent currently payable under the Lease is
$__________ and such rent has been paid through ___________, 200_. (IF
APPLICABLE) [The annual percentage rent currently payable under the Lease is at
the rate of ___________ and such rent has been paid through ___________, 200_.]

          (f) (IF APPLICABLE) [Additional rent is payable under the Lease for
(i) operating, maintenance or repair expenses, (ii) property taxes, (iii)
consumer price index cost of living adjustments, or (iv) percentage of gross
sales adjustments (i.e., adjustments made based on underpayments of percentage
rent). Such additional rent has been paid in accordance with Landlord's rendered
bills through ___________, 200_. The base year amounts for additional rental
items are as follows; (1) operating, maintenance or repair expenses
$___________, (2) property taxes $___________, and (3) consumer price index
___________ (please indicate base year CPI level).]

          (g) Tenant has made no agreement with Landlord or any agent,
representative or employee of Landlord concerning free rent, partial rent,
rebate of rental payments or any other similar rent concession (IF APPLICABLE)
[except as expressly set forth in Paragraph(s) ___________ of the Lease (copy
attached)].

          (h) Landlord currently holds a security deposit in the amount of
$___________ which is to be applied by Landlord or returned to Tenant in
accordance with Paragraph(s)___________ of the Lease. Tenant acknowledges and
agrees that Relying Party shall have no responsibility or liability for any
security deposit, except to the extent that any security deposit shall have been
actually received by Relying Party.

     3. (a) The Lease constitutes the entire agreement between Tenant and
Landlord with respect to the Premises, has not been modified changed, altered or
amended and is in full force and effect in the form (CHOOSE ONE) [attached
as/described in] Exhibit A. There are no other agreements, written or oral,
which affect Tenant's occupancy of the Premises.

          (b) All insurance required of Tenant under the Lease has been provided
by Tenant and all premiums have been paid.

          (c) To the best knowledge of Tenant, no party is in default under the
Lease. To the best knowledge of Tenant, no event has occurred which, with the
giving of notice or passage of time, or both, would constitute such a default.

          (d) The interest of Tenant in the Lease has not been assigned or
encumbered. Tenant is not entitled to any credit against any rent or other
charge or rent concession under the Lease except as set forth in the Lease. No
rental payments have been made more than one month in advance.

     4. All contributions required to be paid by Landlord to date for
improvements to the Premises have been paid in full and all of Landlord's
obligations with respect to tenant improvements have been fully performed.
Tenant has accepted the Premises, subject to no conditions other than those set
forth in the Lease.

     5. Neither Tenant nor any guarantor of Tenant's obligations under the Lease
is the subject of any bankruptcy or other voluntary or involuntary proceeding,
in or out of court, for the adjustment of debtor-creditor relationships.

     6. (a) As used here, "Hazardous Substance" means any substance, material or
waste (including petroleum and petroleum products) which is designated,
classified or regulated as being "toxic" or "hazardous" or a "pollutant" or
which is similarly designated, classified or regulated, under any federal, state
or local law, regulation or ordinance.

                                  EXHIBIT H

                                       -2-

<PAGE>

          (b) Tenant represents and warrants that it has not used, generated,
released, discharged, stored or disposed of any Hazardous Substances on, under,
in or about the Building or the land on which the Building is located (IF
APPLICABLE) [, other than Hazardous Substances used in the ordinary and
commercially reasonable course of Tenant's business in compliance with all
applicable laws]. (IF APPLICABLE) [Except for such commercially reasonable use
by Tenant,] Tenant has no actual knowledge that any Hazardous Substance is
present, or has been used, generated, released, discharged, stored or disposed
of by any party, on, under, in or about such Building or land.

     7. Tenant hereby acknowledges that Landlord intends to [discuss action to
be taken vis-a-vis Relying Party]. Tenant acknowledges the right of Landlord,
Relying Party and any and all of Landlord's present and future lenders and their
successors and assigns to rely upon the statements and representations of Tenant
contained in this Certificate and further acknowledges that any action taken by
such parties will be made and entered into in material reliance on this
Certificate.

     8. Tenant hereby agrees to furnish Relying Party with such other and
further estoppel as Relying Party may reasonably request.

                                        ----------------------------------------
                                                                               ,
                                        ---------------------------------------
                                        a
                                          --------------------------------------

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                    EXHIBIT H

                                       -3-

<PAGE>

                                    EXHIBIT I

                     FORM OF SUBORDINATION, NON-DISTURBANCE
                            AND ATTORNMENT AGREEMENT

RECORDING REQUESTED BY                )
AND WHEN RECORDED MAIL TO:            )

Bank of America N.A.                  )
600 Montgomery Street, 22nd Floor     )
San Francisco, CA 94111               )
Attention: Donald H. Moses, Principal )

                                                  Space above for Recorder's Use

                          SUBORDINATION, NONDISTURBANCE
                            AND ATTORNMENT AGREEMENT

     NOTICE: THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS
     IN YOUR LEASEHOLD ESTATE BECOMING SUBJECT TO AND OF LOWER PRIORITY THAN THE
     LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.

     This Subordination, Nondisturbance and Attornment Agreement ("Agreement")
is entered into as of the __________ day of __________, 2000 by and among
SYNETICS SOLUTIONS INC., an Oregon corporation ("Tenant"). Catellus Development
Corporation, a Delaware corporation ("Borrower") and Bank of America National
Trust and Savings Association ("Bank").

                               FACTUAL BACKGROUND

     A. Borrower owns certain real property in the County of Multnomah, State of
Oregon, more particularly described in the attached Schedule 1 term "Property"
herein means that real property together with all improvements (the
"Improvements") located on it.

     B. Bank has made or agreed to make a loan to Borrower in the principal
amount of __________ and _____ /100 Dollars ($__________) (the "Loan") as
provided in a loan agreement (the "Loan Agreement"). The Loan is or will be
evidenced by a promissory note (the "Note") which is or will be secured by a
deed of trust encumbering the Property (the "Deed of Trust") with an assignment
of rents. The Loan Agreement, the Note, the Deed of Trust, this Agreement and
all other documents and instruments identified in the Loan Agreement as "Loan
Documents" shall be collectively referred to herein as the "Loan Documents".

     C. Tenant and Borrower (as landlord) entered into a lease dated
___________, 2000 (the "Lease") under which Borrower leased to Tenant a portion
of the Improvements located within the Property and more particularly described
in the Lease (the "Premises").

     D. It is a requirement of the Loan to Borrower that Tenant agree, among
other things, to subordinate Tenant's rights under the Lease to the lien of the
Loan Documents and to attorn to Bank on the terms and conditions of this
Agreement. Tenant is willing to agree to such subordination and attornment and
other conditions, provided that Bank agrees to a nondisturbance provision, all
as set forth more fully below.

                                    EXHIBIT I

                                       -1-

<PAGE>

                                   AGREEMENT:

     Therefore, the parties agree as follows:

     1. Subordination. The Loan Documents and all supplements, amendments,
modifications, renewals, replacements and extensions of and to them shall
unconditionally be and remain at all times a lien on the Property prior and
superior to the Lease, to the leasehold estate created by it, and to all rights
and privileges of Tenant under it. The Lease and leasehold estate, together with
all rights and privileges of Tenant under that Lease, are hereby unconditionally
made subordinate to the lien of the Loan Documents in favor of Bank. Tenant
consents to Borrower and Bank entering into the Deed of Trust and the other Loan
Documents. Tenant further declares, agrees and acknowledges that in making
disbursements under the Loan Documents Bank has no obligation or duty to, nor
has Bank represented that it will, see to the application of such proceeds by
the person or persons to whom they are disbursed by Bank, and any application or
use of such proceeds for purposes other than those provided for in the Loan
Documents shall not defeat the subordination made in this Agreement, in whole or
in part.

     2. Definitions of "Transfer of the Property" and "Purchaser". As used
herein, the term "Transfer of the Property" means any transfer of Borrower's
interest in the Property by foreclosure, trustee's sale or other action or
proceeding for the enforcement of the Deed of Trust or by deed in lieu thereof.
The term "Purchaser", as used herein, means any transferee, including Bank, of
the interest of Borrower as a result of any such Transfer of the Property and
also includes any and all successors and assigns, including Bank, of such
transferee.

     3. Nondisturbance. The enforcement of the Deed of Trust shall not terminate
the Lease or disturb Tenant in the possession and use of the Premises unless at
the time of foreclosure Tenant is in material default under the Lease or this
Agreement beyond any applicable grace or cure periods, and Bank so notifies
Tenant in writing at or prior to the time of the foreclosure sale that the Lease
will be terminated by foreclosure because of such default. The nondisturbance
herein granted is subject to Section 5 below. This nondisturbance applies to any
option to extend or renew the Lease term which is set forth in the Lease as of
the date of this Agreement.

     4. Attornment. Subject to Section 3 above, if any Transfer of the Property
should occur, Tenant shall and hereby does attorn to Purchaser, including Bank
if it should be the Purchaser, as the landlord under the Lease, and Tenant shall
be bound to Purchaser under all of the terms, covenants and conditions of the
Lease for the balance of the Lease term and any extensions or renewals of it
which may then or later be in effect under any validly exercised extension or
renewal option contained in the Lease, all with the same force and effect as if
Purchaser had been the original landlord under the Lease. This attornment shall
be effective and self-operative without the execution of any further instruments
upon Purchaser's succeeding to the interest of the landlord under the Lease.

     5. Subordination of Options and Rights of First Refusal. The Loan Documents
and all supplements, amendments, modifications, renewals, replacements and
extensions of and to them shall unconditionally be and remain at all times a
lien on the Property prior and superior to any existing or future right of
Tenant, whether arising out of the Lease or otherwise, to exercise any option or
right of first refusal to:

          (a)  purchase the Premises or the Property or any interest or portion
               in or of either of them; or

          (b)  expand into other space in the Improvements.

     Tenant specifically agrees and acknowledges that upon any Transfer of the
Property, any such purchase or expansion option or right of first refusal,
whether now existing or in the future arising, shall terminate and be
inapplicable to the Property notwithstanding the nondisturbance granted to
Tenant in Section 3 above. If any option or right of first refusal to purchase
is exercised prior to a Transfer of the Property, any title so acquired to all
or any part of the Property shall be subject to the lien of the Loan Documents,
which lien shall in no way be impaired by the exercise of such option or right
of first refusal. Bank specifically reserves all of its rights to enforce any
accelerating transfer, due on sale, due on encumbrance or similar provision in
the Deed of Trust or any other Loan Document.

                                  EXHIBIT I

                                       -2-

<PAGE>

     6. Notices of Default; Material Notices; Bank's Rights to Cure Default.
Tenant shall send a copy of any notice of default or similar statement with
respect to the Lease to Bank at the same time such notice or statement is sent
to Borrower. In the event of any act or omission by Borrower which would give
Tenant the right to terminate the Lease or to claim a partial or total eviction,
Tenant shall not exercise any such right or make any such claim until it has
given Bank written notice of such act or omission and has given Bank either
thirty (30) days to cure the default if the default is monetary or a reasonable
time for Bank to cure the default if the default is nonmonetary. Nothing in
this Agreement, however, shall be construed as a promise or undertaking by Bank
to cure any default of Borrower.

     7. Limitation on Bank's Performance. Nothing in this Agreement shall be
deemed or construed to be an agreement by Bank to perform any covenant of
Borrower as landlord under the Lease. Tenant agrees that if Bank becomes
Purchaser then, upon subsequent transfer of the Property by Bank to a new owner,
Bank shall have no further liability under the Lease after said transfer.

     8. Limitation on Liability. No Purchaser who acquires title to the Property
shall have any obligation or liability beyond its interest in the Property.

     9. Tenant's Covenants. Tenant agrees that during the term of the Lease,
without Bank's prior written consent, Tenant shall not:

          (a) pay any rent or additional rent more than one month in advance to
     any landlord including Borrower; or

          (b) cancel, terminate or surrender the Lease, except at the normal
     expiration of the Lease term or as provided in Section 6 above; or

          (c) enter into any material amendment, modification or other agreement
     relating to the Lease; or

          (d) assign or sublet any portion of the Lease or the Premises, except
     as expressly permitted in the Lease.

     10. Bank Not Obligated. Bank, if it becomes the Purchaser or if it takes
possession under the Deed of Trust, and any other Purchaser shall not (a) be
liable for any damages or other relief attributable to any act or omission of
any prior Landlord under the Lease including Borrower; or (b) be subject to any
offset or defense not specifically provided for in the Lease which Tenant may
have against any prior landlord under the Lease; or (c) be bound by any
prepayment by Tenant of more than one month's installment of rent; or (d) be
obligated for any security deposit not actually delivered to Purchaser; or (e)
be bound by any modification or amendment of or to the Lease unless the
amendment or modification shall have been approved in writing by Bank. Borrower
agrees to deliver to Purchaser any security deposits in its possession at the
time Purchaser takes possession of the Property.

     11. Tenant's Estoppel Certificate.

          (a) True and Complete Lease. Tenant represents and warrants to Bank
     that Schedule 2 accurately identifies the Lease and all amendments,
     supplements, side letters and other agreements and memoranda pertaining to
     the Lease, the leasehold and/or the Premises.

          (b) Tenant's Option Rights. Tenant has no right or option of any
     nature whatsoever, whether arising out of the Lease or otherwise, to
     purchase the Premises or the Property, or any interest or portion in or of
     either of them, to expand into other space in the Improvements or to extend
     or renew the term of the Lease, except as described in the attached
     Schedule 3.

          (c) No Default. As of the date of this Agreement, Tenant represents
     and warrants that to the best of Tenant's knowledge there exist no events
     of default or events that with notice or the passage of time or both would
     be events of default under the Lease on either the Tenant's part or the
     Borrower's, nor is there

                                    EXHIBIT I

                                       -3-

<PAGE>

     any right of offset against any of Tenant's obligations under the Lease,
     except as described in the attached Schedule 4. Tenant represents and
     warrants that the Lease is in full force and effect as of the date of this
     Agreement.

          (d) Hazardous Substances. Tenant represents and warrants that it has
     not used, generated, released, discharged, stored or disposed of any
     Hazardous Substances on, under, in or about the Property other than
     Hazardous Substances used in the ordinary and commercially reasonable
     course of Tenant's business in compliance with all applicable laws. Except
     for such legal and commercially reasonable use by Tenant, Tenant has no
     actual knowledge that any Hazardous Substance is present or has been used,
     generated, released, discharged, stored or disposed of by any party on,
     under, in or about the Property. As used herein "Hazardous Substance" means
     any substance, material or waste (including petroleum and petroleum
     products), which is designated, classified or regulated as being "toxic" or
     "hazardous" or a "pollutant" or which is similarly designated, classified
     or regulated under any federal, state or local law, regulation or
     ordinance.

     12. Integration; Etc. This Agreement integrates all of the terms and
conditions of the parties' agreement regarding the subordination of the Lease to
the Loan Documents, attornment, nondisturbance and the other matters contained
herein. This Agreement supersedes and cancels all oral negotiations and prior
and other writings with respect to (a) such subordination (only to such extent,
however, as would affect the priority between the Lease and the Loan Documents),
including any provisions of the Lease which provide for the subordination of the
Lease to a deed of trust or to a mortgage and (b) such attornment,
non-disturbance and other matters contained herein. If there is any conflict
between the terms, conditions and provisions of this Agreement and those of any
other agreement or instrument, including the Lease, the terms, conditions and
provisions of this Agreement shall prevail. This Agreement may not be modified,
or amended except by a written agreement signed by the parties or their
respective successors in interest. This Agreement may be executed in
counterparts, each of which is an original but all of which shall constitute one
and the same instrument.

     13. Notices. All notices given under this Agreement shall be in writing and
shall be given by personal delivery, overnight receipted courier or by
registered or certified United States mail, postage prepaid, sent to the party
at its address appearing below. Notices shall be effective upon receipt (or on
the date when proper delivery is refused). Addresses for notices may be changed
by any party by notice to all other parties in accordance with this Section.
Service of any notice on any one Borrower shall be effective service on Borrower
for all purposes.

          To Bank:     Bank of America N.A.
                       San Francisco Structured Debt Group #9105
                       600 Montgomery Street, 22nd Floor
                       San Francisco, California 94111
                       Attn: Donald H. Moses

          To Borrower: Catellus Development Corporation
                       201 Mission Street
                       San Francisco, California 94105
                       Attn: Asset Management

          To Tenant:   Synetics Solutions Inc.
                       7440 S.W. Bonita Avenue
                       Tigard, Oregon 97224
                       Attn: Koki Nakamura

     14. Attorneys' Fees. If any lawsuit, judicial reference or arbitration
is commenced which arises out of or relates to this Agreement, the prevailing
party shall be entitled to recover from each other party such sums as the court,
referee or arbitrator may adjudge to be reasonable attorneys' fees, including
the costs for any legal services by in-house counsel, in addition to costs and
expenses otherwise allowed by law.

     15. Miscellaneous Provisions. This Agreement shall inure to the benefit of
and be binding upon the parties and their respective successors and assigns.
This Agreement is governed by the laws of the State of

                                    EXHIBIT I

                                       -4-

<PAGE>

California without regard to the choice of law rules of that State. This
Agreement satisfies any condition or requirement in the Lease relating to the
granting of a nondisturbance agreement by Bank. As used herein, the word
"include(s)" means "include(s) without limitation," and the word "including"
means "including but not limited to." Bank, at its sole discretion, may but
shall not be obligated to record this Agreement.

     16. Arbitration; Judicial Reference. Bank and Borrower have agreed in the
Loan Agreement that any dispute shall be resolved by arbitration or judicial
reference. Therefore any controversy or claim between or among the parties
hereto (including Tenant) which arises out of or relates to this Agreement,
including any claim based on or arising from an alleged tort, shall also be
determined by arbitration or judicial reference as set forth below.

          (a) Judicial Reference. In any judicial action between or among the
     parties, including any action or cause of action arising out of or relating
     to this Agreement or based on or arising from an alleged tort, all
     decisions of fact and law shall at the request of any party be referred to
     a referee in accordance with. California Code of Civil Procedure Sections
     638 et seq. The parties shall designate to the court a referee or referees
     selected under the auspices of the American Arbitration Association ("AAA")
     in the same manner as arbitrators are selected in AAA-sponsored
     proceedings. The presiding referee of the panel, or the referee if there is
     a single referee, shall be an active attorney or retired judge. Judgment
     upon the award rendered by such referee or referees shall be entered in the
     court in which such proceeding was commenced in accordance with California
     Code of Civil Procedure Sections 644 and 645.

          (b) Mandatory Arbitration. After the Bank's Deed of Trust has been
     released, fully reconveyed or extinguished, any controversy or claim
     between or among the parties, including those arising out of or relating to
     this Agreement or any claim based on or arising from an alleged tort, shall
     at the request of any party be determined by arbitration. The arbitration
     shall be conducted in accordance with the United States Arbitration Act
     (Title 9, U.S. Code), notwithstanding any choice of law provision in this
     Agreement, and under the Commercial Rules of the AAA. The arbitrator(s)
     shall give effect to statutes of limitation in determining any claim. Any
     controversy concerning whether an issue is arbitrable shall be determined
     by the arbitrator(s). Judgment upon the arbitration award may be entered in
     any court having jurisdiction. The institution and maintenance of an
     action for judicial relief or pursuit of a provisional or ancillary remedy
     shall not constitute a waiver of the right of any party, including the
     plaintiff, to submit the controversy or claim to arbitration if any other
     party contests such action for judicial relief.

          (c) Real Property Collateral. Notwithstanding the provisions of
     Subsection (b), no controversy or claim shall be submitted to arbitration
     without the consent of all parties if, at the time of the proposed
     submission, any obligation of Borrower to Bank is secured by real property
     collateral. If all parties do not consent to submission of such a
     controversy or claim to arbitration, the controversy or claim shall be
     determined by judicial reference as provided in Subsection (a).

          (d) Provisional Remedies, Self-Help and Foreclosure. No provision of
     this Section shall limit the right of any party to this Agreement to
     exercise self-help remedies such as setoff, foreclosure against or sale of
     any real or personal property collateral or security, or to obtain
     provisional or ancillary remedies from a court of competent jurisdiction
     before, after, or during the pendency of any arbitration or other
     proceeding. The exercise of a remedy does not waive the right of a party to
     resort to arbitration or reference. At Bank's option, foreclosure under a
     deed of trust or mortgage may be accomplished either by exercise of power
     of sale under the deed of trust or mortgage or by judicial foreclosure.

          (e) The parties agree that this arbitration and judicial reference
     provision shall not prohibit or limit summary proceedings to obtain
     possession of real property pursuant to Chapter 4 of the California Code of
     Civil Procedure (Section 1159 et, seq.) as amended from time to time, or
     any similar law, statute or ordinance now or hereafter in effect.

                                    EXHIBIT I

                                       -5-

<PAGE>

     NOTICE: THIS AGREEMENT CONTAINS A PROVISION WHICH ALLOWS THE PERSON
OBLIGATED ON YOUR LEASE TO OBTAIN A LOAN, A PORTION OF WHICH MAY BE EXPENDED FOR
PURPOSES OTHER THAN IMPROVEMENT OF THE PROPERTY.

"TENANT"                                SYNETICS SOLUTIONS INC.,
                                        an Oregon corporation

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BORROWER"                              CATELLUS DEVELOPMENT CORPORATION,
                                        a Delaware corporation

                                        By: Catellus Commercial Group, LLC,
                                            a Delaware limited liability company
                                            Its: Duly Authorized Agent

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

"BANK"                                  BANK OF AMERICA N.A.,
                                        a national banking association

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                    EXHIBIT I

                                       -6-

<PAGE>

STATE OF _________________________ )
                                   )ss.
COUNTY OF ________________________ )

          On ______________________, before me, ______________________, a Notary
Public in and for said state, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                             ___________________________________
                                             Notary Public in and for said State

(SEAL)

STATE OF _________________________ )
                                   )ss.
COUNTY OF ________________________ )

          On ______________________, before me, ______________________, a Notary
Public in and for said state, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                             ___________________________________
                                             Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -7-

<PAGE>

STATE OF _________________________ )
                                   )ss.
COUNTY OF ________________________ )

          On ______________________, before me, ______________________, a Notary
Public in and for said state, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

     WITNESS my hand and official seal.

                                             ___________________________________
                                             Notary Public in and for said State

(SEAL)

STATE OF _________________________ )
                                   )ss.
COUNTY OF ________________________ )

          On ______________________, before me, ______________________, a Notary
Public in and for said State, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

          WITNESS my hand and official seal.

                                             ___________________________________
                                             Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -8-

<PAGE>

STATE OF _________________________ )
                                   )ss.
COUNTY OF ________________________ )

          On ______________________, before me, ______________________, a Notary
Public in and for said state, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

          WITNESS my hand and official seal.

                                             ___________________________________
                                             Notary Public in and for said State

(SEAL)

STATE OF _________________________ )
                                   )ss.
COUNTY OF ________________________ )

          On ______________________, before me, ______________________, a Notary
Public in and for said state, personally appeared _____________________________,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he/she executed the same in his/her authorized capacity,
and that by his/her signature on the instrument, the person, or the entity upon
behalf of which the person acted, executed the instrument.

          WITNESS my hand and official seal.

                                             ___________________________________
                                             Notary Public in and for said State

(SEAL)

                                    EXHIBIT I

                                       -9-

<PAGE>

                                   SCHEDULE 1

                              PROPERTY DESCRIPTION

     Lot 2, Southshore Corporate Park, in the City of Gresham, County of
Multnomah and State of Oregon, Plat Book 1243 Pages 12 through 18 inclusive.

                             SCHEDULE 1 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 2

                     IDENTIFY LEASE AND LIST ALL AMENDMENTS,
                 SUPPLEMENTS, SIDE LETTERS AND OTHER AGREEMENTS
             AND MEMORANDA PERTAINING TO LEASE, PREMISES OR PROPERTY

1.   Multi-Tenant Industrial Triple Net Lease dated ________, 2000 between
     Borrower and Tenant.

                             SCHEDULE 2 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 3

                   LIST OF PURCHASE, EXPANSION, FIRST REFUSAL
                          EXTENSION AND RENEWAL OPTIONS

     One (1) five (5) year option to extend the term of the Lease pursuant to
Section 19 of the Addendum to Lease.

                             SCHEDULE 3 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 4

                LIST ANY EXISTING DEFAULTS OR OFFSETS UNDER LEASE

None.

                             SCHEDULE 4 to EXHIBIT I

                                       -1-

<PAGE>

                                   SCHEDULE 5

                              MODIFIED LEASE TERMS

None.

                             SCHEDULE 5 to EXHIBIT I

                                       -1-

<PAGE>

                                    EXHIBIT J

                             ARBITRATION PROCEDURES

     1.1 In the event of any dispute or disagreement between the parties
concerning a Repair Action and any reimbursement obligation of Landlord to
Tenant pursuant to Section 9.3 of the Lease (hereinafter an "Arbitration
Matter"), the parties shall meet and confer in an effort to resolve such
dispute.

     1.2 Any Arbitration Matter which is not settled between the parties in
accordance with Paragraph 1.1 above shall be decided, at either party's
election, by neutral, binding arbitration and not by court action, except as
provided by law for judicial review of arbitration proceedings, as follows.

          (a) Governing Rules. The arbitration shall be conducted in accordance
     with the rules of either the American Arbitration Association ("AAA"). The
     parties to an arbitration may agree in writing to use different rules
     and/or arbitrator(s).

          (b) Enforcement. The decision of the Arbitrator shall be final and
     binding upon the parties. Judgment upon the award rendered may be entered
     in any competent court having jurisdiction thereof.

          (c) Discovery. The parties shall have the right to propound a demand
     for exchange of documents prior to the arbitration.

          (d) Waiver. The filing of a judicial action to enable the recording of
     a notice of pending action, to comply with mechanic's lien foreclosure
     requirements, for order of attachment, receivership, injunction, or other
     provisional remedies, shall not constitute a waiver of the right to
     arbitrate under this provision.

          (e) Scope of Issue of Decided. The Arbitrator shall be the sole judge
     of whether a dispute is arbitrable under the terms of this Lease.

          (f) Accordance With Law. In rendering its decision and award, the
     Arbitrator shall have no power to modify any of the provisions of this
     Lease. The findings of the Arbitrator shall be in accord with the laws of
     the State of Oregon.

          (g) Venue. The arbitration shall be filed with the office of AAA that
     is located in Portland, Oregon or if no such office exists, then in the
     office of AAA that is geographically nearest to the Premises.

          (h) Attorney's Fees. The Arbitrator shall award reasonable attorneys'
     fees, expert fees, court reporter transcription fees (if any), filing fees
     and arbitrator fees to the prevailing party, if any, as a part of the
     decision.

          (i) Confidentiality. In the event of filing of an arbitration
     proceeding, the parties agree that all documents produced in the proceeding
     shall be returned to the party from whom the documents were obtained. Any
     decision or settlement reached between the parties arising from or
     connected to the resolution of any dispute shall, in the absence of a court
     order, the express written agreement of the parties or as otherwise
     required by law, be considered strictly confidential.

                                    EXHIBIT J

                                       -1-

<PAGE>

                                    EXHIBIT K

                      [TO BE PRINTED ON BANK'S LETTERHEAD]

Irrevocable Standby
Letter of Credit No. ___

APPLICANT/ACCOUNT PARTY:                       BENEFICIARY:

____________, a _______________                Catellus Development Corporation,
[insert Tenant's address]                      a Delaware corporation
                                               201 Mission Street
                                               San Francisco, California 94105
                                               Attention: Asset Management

AMOUNT:                                        EXPIRATION DATE:

U.S. Dollars                                                 _____________, 200_

Ninety Eight Thousand Three Hundred Ninety Four
Dollars ($98,394.00)

Gentlemen:

We hereby establish and issue our Irrevocable Standby Letter of Credit No.____
(the "Credit") in your favor. This Credit is available upon draft or demand
presented to us on sight over our counters at any of our offices in the State of
_________ located at _____________. We hereby irrevocably authorize you to draw
upon us in one or more sight drafts up to the aggregate amount of Ninety Eight
Thousand Three Hundred Ninety Four Dollars ($98,340.00).

Your draft must be accompanied by a written certificate stating that:

          "Synthetic Solutions, Inc., a Oregon corporation, or its successors or
          assigns (collectively, "Tenant"), has failed to pay rent or perform
          one or more of its obligations under that certain Multi-Tenant
          Industrial Triple Net Lease (the "Lease") executed by and between
          Tenant and Catellus Development Corporation, a Delaware corporation,
          or Tenant has failed to replace this Letter of Credit as required
          under the terms of the Lease. The amount of the sight draft represents
          monies due and owing by Tenant under the Lease."

Partial drawings will be permitted under this Credit and all drafts hereon must
bear the date and number of this Credit. This Credit is effective immediately
and we hereby engage with you that so long as such drafts are presented on or
before 5:00 P.M. (Pacific time) on the Expiration Date stated on the face of
this Credit (subject to the automatic extensions provided below) and in
conformity with the terms of this Credit, such drafts will be duly honored upon
presentation.

You shall not be required to give notice or make any prior demand or presentment
to Tenant with respect to the payment of any sum as to which a draw is made
hereunder.

                                    EXHIBIT K

                                       -1-

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