Document:

<PAGE>

                                                                   EXHIBIT 10.29

                            FIRST AMENDMENT TO LEASE

         THIS FIRST AMENDMENT TO LEASE (this "Amendment") is entered into as of
the 28 day of January, 2003 by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company ("Landlord") and Somera Communications, Inc.,
a Delaware corporation ("Tenant").

         WHEREAS, Landlord and Tenant have executed that certain Lease Agreement
(the "Lease") dated as of November 5, 2002 covering 210,563 square feet in the
building located at 301 S. Northpoint Drive (the "Building") in the project
known as AmberPoint Business Park at Coppell, Building 1, as more particularly
described therein;

         WHEREAS, pursuant to Section 3 of Exhibit H to the Lease, Tenant has
exercised its right to lease 48,719 square feet of Refusal Space shown on
Exhibit A attached hereto (the "Expansion Space") for the period commencing on
April 1, 2003 and ending on the Termination Date; and

         WHEREAS, Landlord and Tenant desire to amend the Lease to reflect their
agreements as to the terms and conditions governing Tenant's lease of the
Expansion Space.

         NOW, THEREFORE, in consideration of the premises and the mutual
covenants between the parties herein contained, Landlord and Tenant hereby agree
as follows:

1.       Amendment of Premises. The definition of "Premises" in Paragraph 1 of
the Lease is hereby amended to the following: "that portion of the building
located at 301 S. Northpoint Drive, Coppell, Texas, AmberPoint Building 1 (the
"Building"), known as Suite 100, containing approximately 259,282 square feet,
and shown on Exhibit A attached hereto (the "Premises"), which square footage
includes a pro rata share of the Building's electrical and sprinkler room".

2.       Term. Notwithstanding anything to the contrary set forth in the second
paragraph of Paragraph 1 of the Lease, subject to Section 7 of the Work Letter
attached hereto as Exhibit B, the Term with respect to the Expansion Space shall
commence on April 1, 2003.

3.       Amendment of Base Rent. The schedule of Base Rent set forth in
Paragraph 2.a of the Lease is hereby amended in its entirety to read as follows:

         Commencement Date - 3/31/03    $0.00 per square foot per year ($00.00
                                        per month)
         4/1/03 - 12/31/03              $2.53 per square foot per year for
                                        210,563 square feet and $0.00 per square
                                        foot per year for 48,719 square feet
                                        ($44,393.70 per month)
         1/1/04 - 3/31/08               $3.90 per square foot per year for
                                        210,563 square feet and $3.36 per square
                                        foot per year for 48,719 square feet
                                        ($82,074.30 per month)

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         4/1/08 - 3/31/10               $4.25 per square foot per year for
                                        210,563 square feet and $3.36 per square
                                        foot per year for 48,719 square feet
                                        ($88,215.72 per month)

4.       Operating Expenses.

         (a)   Paragraph 4(a) of the Lease is hereby amended to provide that
Tenant's Proportionate Share as of the Commencement Date is 84.18%.

         (b)   Notwithstanding anything to the contrary set forth in Paragraph 4
of the Lease, Tenant's obligation to pay Tenant's Proportionate Share of
Operating Expenses in connection with the Expansion Space during the period of
April 1, 2003 through December 31, 2003 shall be deferred until calendar year
2004 (such deferred obligation, the "Deferred Operating Expenses"). Tenant shall
pay the Deferred Operating Expenses in twelve (12) equal monthly payments
commending on January 1, 2004 and continuing through December 1, 2004 on the
same date as, but in addition to, Tenant's Operating Expense Payments payable
with respect to the Premises during calendar year 2004.

5.       Amendment of Exhibit A. Exhibit A attached hereto is hereby
incorporated into and made a part of Exhibit A to the Lease.

6.       Delivery of Expansion Space. Subject to Landlord's obligations with
respect to the Expansion Space in Section 7 below and any latent defects
reported to Landlord within 180 days after the Commencement Date with respect to
the Expansion Space, Tenant hereby accepts the Expansion Space (including the
suitability of the Expansion Space for the uses permitted under the Lease) in
"AS IS" condition and without relying upon any representation or warranty
(express or implied) of Landlord or any representative of Landlord, except as
expressly set forth in the Lease. Landlord has made no representation or
warranty as to the suitability of the Expansion Space for the conduct of
Tenant's business and Tenant hereby waives any other implied warranty that the
Expansion Space is suitable for Tenant's intended purposes; provided that the
foregoing shall not relieve Landlord from any obligations set forth in this
Lease.

7.       Construction of Tenant Improvements in the Expansion Space. Landlord
shall construct improvements in the Expansion Space pursuant to the terms of
Exhibit B attached hereto.

8.       Ratification of Lease. Except as amended hereby, the Lease shall remain
in full force and effect in accordance with its terms. The Lease, as modified
and amended hereby, is ratified and confirmed in all respects. In the event of a
conflict between the Lease and this Amendment, this Amendment shall control.

9.       Governing Law. This Amendment shall be governed by the laws of the
State of Texas.

10.      Successors and Assigns. This Amendment shall be binding upon and inure
to the benefit of the parties hereto and their respective successors and
assigns.

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<PAGE>

11.      Illegality. If any provision of this Amendment is held to be illegal,
invalid, or unenforceable under present or future laws, such provision shall be
fully severable; this Amendment shall be construed and enforced as if such
illegal, invalid, or unenforceable provision had never comprised a part hereof;
and the remaining provisions hereof shall remain in full force and effect and
shall not be affected by the illegal, invalid, or unenforceable provision or by
its severance herefrom.

12.      Authority. Tenant and each person signing this Amendment on behalf of
Tenant represents to Landlord as follows: (i) Tenant is a duly incorporated and
validly existing under the laws of the State of Delaware, (ii) Tenant has and is
qualified to do business in Texas, (iii) Tenant has the full right and authority
to enter into this Amendment, and (iv) each person signing on behalf of Tenant
was and continues to be authorized to do so. Landlord and each person signing
this Amendment on behalf of Landlord represents to Tenant as follows: (i)
Landlord is duly incorporated and validly existing under the laws of the State
of Delaware, (ii) Landlord has the full right and authority to enter into this
Amendment, and (iii) each person signing on behalf of Landlord was and continues
to be authorized to do so.

13.      Defined Terms. Each capitalized term used but not defined herein shall
have the meaning assigned to such term in the Lease.

14.      Entire Agreement. This Amendment, together with the Lease, contains all
of the agreements of the parties hereto with respect to any matter covered or
mentioned in this Amendment or the Lease, and no prior agreement, understanding
or representation pertaining to any such matter shall be effective for any
purpose.

15.      Brokers. Tenant and Landlord warrant that they each have had no
dealings with any real estate broker or agent in connection with the negotiation
of this Amendment, excepting only Cushman and Wakefield of Texas, Inc.,
representing Tenant, and Transwestern Commercial Services, Inc., representing
Landlord (collectively, the "Broker") and that they know of no other real estate
brokers or agents who are or might be entitled to a commission in connection
with this Lease. Tenant agrees to indemnify and hold harmless Landlord from and
against any liability or claim, whether meritorious or not, arising in respect
to brokers and/or agents other than Broker claiming by, through or under Tenant
or Cushman and Wakefield of Texas, Inc., including without limitation, Republic
Property, Inc. ("Republic"). Landlord agrees to indemnify and hold harmless
Tenant from and against any liability or claim, whether meritorious or not,
arising in respect to brokers and/or agents other than Broker claiming by,
through or under Landlord or Transwestern Commercial Services, Inc. Landlord
agrees to pay the commission due to Cushman and Wakefield of Texas, Inc. in
connection with this Lease pursuant to the terms of a separate written agreement
with such broker. Notwithstanding anything to the contrary set forth herein,
Landlord has received a letter dated October 23, 2002 from Republic's attorney,
regarding an alleged agreement between Tenant and Republic, whereby Republic
claims that it is entitled to receive commissions in connection with the Lease.
Landlord and Tenant acknowledge and agree that Landlord shall not be responsible
for any payment to Republic and any and all costs and expenses in connection
with any claims by Republic for commissions or otherwise in connection with this
Amendment shall be borne by Tenant.

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<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Amendment as of the
date first above written.

LANDLORD:                                       TENANT:

AmberPoint at Coppell, L.L.C., a Delaware       Somera Communications, Inc., a
limited liability company                       Delaware corporation

By:      Transwestern Property Company
         Southwest, L.P., d/b/a Transwestern
         Commercial Services, as authorized     By: /s/  Bill D'Agostino,Jr.
         Property Manager for AmberPoint at        -----------------------------
         Coppell, L.L.C.                        Name: Bill D'Agostino, Jr.
                                                Title: Senior Vice President,
                                                       Operations
                                                Date: 1/27/03

         By: /s/  Henry J. Knapek
            --------------------------------
         Name: Henry J. Knapek
         Title: Senior Vice President
         Date: 1/28/03

         By: /s/  John M. Fulton
            --------------------------------
         Name: John M. Fulton
         Title: Senior Vice President
         Date: 1/28/03

                                        4

<PAGE>

                                    EXHIBIT A

                          FLOOR PLAN OF EXPANSION SPACE

[GRAPHIC APPEARS HERE]

                                        1

<PAGE>

                                    EXHIBIT B

                                   WORK LETTER

This Work Letter supplements and is hereby incorporated in that certain First
Amendment to Lease (the "Amendment") dated and executed concurrently herewith by
and between AmberPoint at Coppell, L.L.C., a Delaware limited liability company
("Landlord") and Somera Communications, Inc., a Delaware corporation ("Tenant").

1.   APPLICATION OF EXHIBIT

     Capitalized terms used and not otherwise defined herein shall have the same
     definitions as set forth in the Amendment. The provisions of this Work
     Letter shall apply to the planning and completion of leasehold improvements
     requested by Tenant (the "Expansion Improvements") for the fitting out of
     the Expansion Space, as more fully set forth herein. The Expansion Space
     consists of 48,179 square feet of warehouse space. All references in the
     Lease (other than Paragraph 1 and Exhibit D to the Lease) to Tenant
     Improvements shall be deemed to include the Expansion Improvements.

2.   LANDLORD AND TENANT PRE-CONSTRUCTION OBLIGATIONS

     (a) Tenant's architect, Good, Fulton & Farrell ("Tenant's Architect") shall
         prepare space plans for the Expansion Improvements (the "Preliminary
         Plans") which shall include Tenant specific preliminary power, phone
         and data locations. The costs associated with preparation of the
         Preliminary Plans shall be borne by Tenant; provided that Tenant shall
         be entitled to be reimbursed for such costs with the Expansion
         Allowance (hereinafter defined). The mechanical, electrical and
         plumbing ("MEP") drawings for the Expansion Space shall be provided as
         required by the City of Coppell by the Contractor's (hereinafter
         defined) MEP subcontractor.

     (b) Tenant's Architect shall prepare working drawings for the Expansion
         Improvements ("Working Drawings") that include, either in narrative or
         other form, information to provide the Contractor with adequate detail,
         all Tenant specific MEP requirements for the Expansion Space (other
         than HVAC requirements, if any), such as the scope and/or specific
         location of electrical and plumbing improvements (i.e., location of
         outlets, number of 220v outlets); however, the Working Drawings shall
         not include complete engineering drawings. Notwithstanding the
         Preliminary Plans, in all cases the Working Drawings (i) shall be
         subject to Landlord's final approval, which approval shall not be
         unreasonably withheld, (ii) shall not be in conflict with building
         codes for the City or County or with insurance requirements for a
         comparable industrial building, and (iii) shall be in a form
         satisfactory to appropriate governmental authorities responsible for
         issuing permits and licenses required for construction. The costs
         associated with preparation of the Working Drawings shall be borne by
         Tenant; provided that Tenant shall be entitled to be reimbursed for
         such costs with the Expansion Allowance.

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<PAGE>

         Landlord and Tenant acknowledge and agree that the HVAC system, if any,
         for the Expansion Space will be designed in the field by the HVAC
         subcontractor.

     (c) Within seven (7) business days after the initial proposed Working
         Drawings are delivered to Landlord, Landlord shall approve or
         disapprove same in writing and if disapproved, Landlord shall provide
         Tenant's Architect specific reasons for disapproval; provided that
         Landlord shall respond within three (3) business days after receipt of
         any revised Working Drawings. The foregoing process shall continue
         until the Working Drawings are approved by Landlord; provided that if
         Landlord fails to respond in the initial seven (7) business day period
         or any subsequent three (3) business day period, Landlord shall be
         deemed to have approved the last submitted Working Drawings. For
         purposes of approval of Working Drawings, the proposed Working Drawings
         will be considered delivered to Landlord upon delivery to Jim Gaspard,
         Transwestern Commercial Services, 5001 Spring Valley Road, Suite 600W,
         Dallas, Texas 75244 and to John Fulton, Transwestern Commercial
         Services, 5001 Spring Valley Road, Suite 600W, Dallas, Texas 75244. For
         communications to Tenant or Tenant's Architect under this Work Letter,
         such communications shall be sent to Duncan Fulton, Good, Fulton &
         Farrell, 2808 Fairmont, Suite 300, Dallas, Texas 75201 and to Somera
         Communications, Inc., 5383 Hollister Avenue, Santa Barbara, California,
         93111, Attention: Dennis Wilson, Director, Program and Systems Support
         Operations and Professional Services.

3.   BUILDING PERMIT

     After the final approval of the Working Drawings by Landlord and Tenant has
     occurred ("Final Approval") and the Contractor has been selected, the
     Contractor shall submit the Working Drawings to the appropriate
     governmental body or bodies for final plan checking and a building permit,
     if required. Tenant shall, at Tenant's sole cost and expense (subject to
     reimbursement with the Expansion Allowance) cause to be made any change in
     the Working Drawings necessary to obtain the building permit; provided,
     however, after the Final Approval, no changes shall be made to the Working
     Drawings, without the prior written approval of both Landlord and Tenant.

4.   CONSTRUCTION OF TENANT IMPROVEMENTS

     Upon Final Approval of the Working Drawings, Landlord agrees promptly to
     bid the construction of the Expansion Improvements to the following four
     (4) mutually approved general contractors: (i) Scott & Reid, (ii) Resource
     Commercial, (iii) ICI Construction, Inc., and (iv) Turner Construction, and
     to immediately provide a copy of such bids to Tenant for Tenant's
     consideration. The costs associated with the construction of the Expansion
     Improvements shall be paid as set forth in Section 5 of this Work Letter.
     Landlord shall see that the construction complies with all applicable
     building, fire, plumbing, electrical, health, and sanitary codes,
     regulations, laws, ordinances, rules and regulations of any applicable
     governmental authority, the satisfaction of which shall be evidenced by a
     certificate of occupancy for the Expansion Space if the same is required to
     be issued; provided that in the event the Working Drawings do not comply
     with such codes and regulations, all costs resulting from such
     non-compliance shall be paid by Tenant. Further, Landlord shall see that

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<PAGE>

     the construction complies with any and all restrictive covenants and/or
     deed restrictions applicable to the Expansion Space.

     Landlord shall recommend the selection of the Contractor to Tenant ten (10)
     business days after Final Approval of the Working Drawings; and upon
     Tenant's approval of the selection, Landlord shall promptly enter into a
     construction contract ("Construction Contract"), subject to Tenant's
     reasonable approval (which shall be not unreasonably withheld or delayed)
     with the general contractor approved by Tenant (which approval shall not be
     unreasonably withheld) (the "Contractor"). Landlord shall cause the
     construction of the Expansion Improvements to be carried out in substantial
     conformance with the Working Drawings in a good and workman like manner
     using first-class materials. The Construction Contract shall, at a minimum,
     call for (i) the construction of the Expansion Improvements for a
     stipulated sum contract, based on the Working Drawings; (ii) contractor
     warranties as described in AIA form A201 1997 Edition; (iii) Tenant's right
     to review and approve all Contractor pay applications (which approval shall
     not be unreasonably withheld or delayed by Tenant); and (iv) the Contractor
     to furnish evidence of the insurance set forth in Schedule 1 attached to
     Exhibit D of the Lease and any other insurance required by Landlord, and
     naming Landlord and Tenant as an additional insured on all liability
     insurance policies. Such Construction Contract price shall be subject to
     adjustment based on any changes to the Working Drawings required by Tenant
     in accordance with this Work Letter. The Construction Contract may not be
     amended nor the Construction Contract price increased by change order or
     otherwise, without Tenant's prior written approval, which approval shall
     not be unreasonably withheld or delayed.

5.   TENANT IMPROVEMENT COSTS

     Landlord shall provide Tenant with an allowance of $3.00 per square foot of
     the Expansion Space (i.e., $146,157.00) (the "Expansion Allowance") to
     reimburse Tenant for the cost of the Expansion Improvements, including
     preparation of the Preliminary Plans and Working Drawings for such
     improvements. Except as otherwise set forth in this Work Letter, Landlord
     shall not be obligated for any costs and expenses in connection with any
     construction work in or plans for the Expansion Space in excess of the
     Expansion Allowance. Notwithstanding anything to the contrary set forth
     herein or in the Lease, Landlord shall not provide the Expansion Allowance
     until January 1, 2004 (such date being the date that Tenant commences
     payment of Base Rent with respect to the Expansion Space).

     No construction management fee shall be charged by Landlord or Transwestern
     Commercial Services for the work contemplated by this Work Letter. Any
     unused portion of the Expansion Allowance shall be available to Tenant for
     reimbursement of the cost of additional improvements constructed by Tenant
     in the Premises (including the Expansion Space) (but not for trade
     fixtures, furniture, equipment or other items which do not constitute
     leasehold improvement); provided that Tenant must request reimbursement of
     such improvement costs (and present supporting documentation of such costs,
     lien waivers and other appropriate documentation with respect to such
     improvements to Landlord) on or before March 31, 2004. In the event Tenant
     does not use the entire Expansion Allowance on or before March 31, 2004,
     the unused portion of the Expansion Allowance shall be the sole property of
     Landlord.

                                        3

<PAGE>

     Tenant shall be responsible for all costs in connection with the Expansion
     Improvements which exceed the Expansion Allowance. However, Tenant shall
     pay all of the costs in connection with the Expansion Improvements within
     thirty (30) days after Tenant's approval of the selection of the Contractor
     to construct the Expansion Improvements. Such costs shall be reimbursed to
     Tenant up to the amount of the Expansion Allowance on or about January 1,
     2004. Additionally, any other approved costs incurred in connection with
     the Expansion Improvements shall be promptly paid to Landlord by Tenant
     within thirty (30) days after Tenant's receipt of the final construction
     accounting.

6.   CHANGE ORDERS

     Tenant may from time to time request and obtain change orders during the
     course of construction provided that: (i) each such request shall be
     reasonable, shall be in writing and signed by or on behalf of Tenant, and
     shall not result in any structural change in the Building, as reasonably
     determined by Landlord, (ii) all additional charges and costs, including
     without limitation architectural and engineering costs, construction and
     material costs, and processing costs of any governmental entity shall be
     the sole and exclusive obligation of Tenant, and (iii) any resulting delay
     in the completion of the Expansion Improvements shall in no event extend
     the Commencement Date with respect to the Expansion Improvements. Upon
     Tenant's request for a change order, Landlord shall as soon as reasonably
     possible submit to Tenant a written estimate of the increased or decreased
     cost and anticipated delay, if any attributable to such requested change.
     Within three (3) days of the date such estimated cost adjustment and delay
     are delivered to Tenant, Tenant shall advise Landlord whether it wishes to
     proceed with the change order, and if Tenant elects to proceed with the
     change order, Tenant shall remit, concurrently with Tenant's notice to
     proceed, the amount of the increased cost, if any, attributable to such
     change order. Unless Tenant includes in its initial change order request
     that the work in process at the time such request is made be halted pending
     approval and execution of a change order, Landlord shall not be obligated
     to stop construction of the Expansion Improvements, whether or not the
     change order relates to the work then in process or about to be started.

7.   COMMENCEMENT DATE FOR EXPANSION SPACE

     Notwithstanding anything to the contrary in the Amendment or this Work
     Letter, the Term of the Lease with respect to the Expansion Space shall
     commence on the later of (i) April 1, 2003 or (ii) the Commencement Date of
     the Lease; provided that no delay in the commencement of the Term with
     respect to the Expansion Space shall affect the schedule of Base Rent set
     forth in this Amendment and Tenant's obligations to pay Base Rent and
     Tenant's Proportionate Share of Operating Expenses for the Expansion Space
     (as deferred) shall commence on April 1, 2003.

8.   TRADE FIXTURES AND EQUIPMENT

     Tenant acknowledges and agrees that Tenant is solely responsible for
     obtaining, delivering and installing in the Expansion Space all necessary
     and desired furniture, trade fixtures,

                                        4

<PAGE>

     equipment and other similar items, and that Landlord shall have no
     responsibility whatsoever with regard thereto. Tenant further acknowledges
     and agrees that neither the Commencement Date of the Lease with respect to
     the Expansion Space nor the payment of rent shall be delayed for any period
     of time whatsoever due to any delay in the furnishing of the Expansion
     Space.

9.   CLOSE-OUT DOCUMENTATION

     Notwithstanding anything to the contrary contained in this Exhibit, in
     addition to any other requirements set forth herein, Landlord shall deliver
     to Tenant all of the following as soon as possible following Substantial
     Completion (as defined in Exhibit D of the Lease; provided that references
     in Exhibit D to Premises shall mean the Expansion Space for purposes
     hereof) of the Expansion Improvements, but not later than forty-five (45)
     days thereafter:

     (a) The originals or copies of operation and maintenance manuals received
         from the Contractor for all building systems, if any, serving the
         Expansion Space.

     (b) The originals or copies of all guarantees and warranties obtained by
         Landlord in connection with the construction of the Expansion
         Improvements.

     Landlord shall cause the Contractor provide to Tenant within forty-five
(45) days after Substantial Completion of the Expansion Improvements, a list of
the name, address and telephone number of all contractors and subcontractors
that have supplied labor or furnished a major component of materials or
equipment to the Expansion Space on behalf of Landlord.

10.  WARRANTIES

     Landlord shall assign to Tenant on a non-exclusive basis all guarantees and
     warranties received by Landlord in connection with the Expansion
     Improvements. Landlord shall obtain a customary warranty from the
     Contractor covering the Expansion Improvements.

11.  COMPLETION VERIFICATION AND PUNCH LIST.

     (a) At such time as Landlord determines that the Expansion Improvements are
         Substantially Complete, Landlord shall notify Tenant of Landlord's
         determination of the date on which Substantial Completion shall occur.
         Tenant and Tenant's Architect and Landlord's construction manager
         (Tenant's Architect and Landlord's construction manager, collectively,
         the "Project Representatives"), and Tenant's construction manager shall
         meet at the Expansion Space at a mutually acceptable date and time
         within ten (10) days after Landlord's notice of Substantial Completion
         to conduct an on-site inspection of the Expansion Improvements and to
         prepare a punch list. Punch list items shall mean any details of
         construction, mechanical adjustment or other matter, the non-completion
         of which does not materially interfere with Tenant's intended use of
         the Expansion Space, but shall not include any damage caused by the
         installation or delivery of Tenant's furniture, fixtures or equipment
         in the Expansion Space.

                                        5

<PAGE>

     (b) If there is no disagreement between the parties as to Substantial
         Completion, then Landlord, Tenant and the Contractor shall sign the
         punch list prepared by the Project Representatives and Landlord shall
         use reasonable efforts to cause all such punch list items to be
         completed within thirty (30) days thereafter.

     (c) The Project Representatives shall prepare a detailed written punch list
         of all completions, corrections, and repairs to be made to the
         Expansion Improvements based on such inspection and a copy of such
         punch list shall be delivered to Landlord, and Tenant and the
         Contractor. If any items which are not normal punch list items require
         correction, repair or replacement, then the Expansion Improvements
         shall not be deemed Substantially Complete. As used herein, the term
         "Correction Work" shall mean all work attributable to replacement,
         retrofitting, or other restorative or corrective work required in order
         to bring any portion of the Expansion Improvements into compliance with
         the Working Drawings and the Construction Contract.

     (d) Tenant reserves the right to make a punch list in addition to the
         Project Representative's punch list within seven (7) days after first
         occupancy which shall be submitted to Landlord and the Contractor, and
         provided that such punch list is not subject to dispute, Landlord
         agrees to cause the Contractor to repair or bring to completion the
         items required by such punch list as soon as possible thereafter.

     (e) Decisions of the Project Representatives shall be determined jointly in
         their professional judgments. Any unresolved disputes between the
         Project Representatives shall be determined by binding arbitration
         conducted by and in accordance with the rules of the American
         Arbitration Association. All arbitration fees and other costs incurred
         by the arbitrator in connection with any arbitration, together with
         reasonable attorney fees of the prevailing party incurred in connection
         with the arbitration, shall be paid by the non-prevailing party and be
         assessed against such non-prevailing party as a part of the arbitration
         proceedings.

12.      CONSTRUCTION CONCURRENTLY WITH TENANT IMPROVEMENTS

         Landlord and Tenant agree that the Expansion Improvements may be
included in the Working Drawings prepared in connection with the Tenant
Improvements pursuant to Exhibit D to the Lease. Further, the Expansion
Improvements may be constructed by the Contractor selected to construct the
Tenant Improvements at the time of construction of the Tenant Improvements. In
such case, Exhibit D to the Lease shall govern the timing and approval of the
Working Drawings and the selection of the Contractor in the event of any
conflict with this Exhibit. However, in no event shall Section 5 or Section 7 of
Exhibit D to the Lease apply to the Expansion Improvements.

                                        6

<PAGE>

          LEASE AGREEMENT by and between AMBERPOINT AT COPPELL, L.L.C.
          and SOMERA COMMUNICATIONS, INC. dated as of November 5, 2002

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                Page
<S>                                                                              <C>
1.       Premises and Term........................................................1

2.       Base Rent and Security and Deposit.......................................2

3.       Use......................................................................3

4.       Operating Expenses.......................................................5

5.       Landlord's Repairs.......................................................9

6.       Tenant's Repairs........................................................10

7.       Alterations ............................................................11

8.       Signs ..................................................................12

9.       Inspection  ............................................................14

10.      Utilities ..............................................................15

11.      Assignment and Subletting ..............................................15

12.      Insurance, Fire and Casualty Damage ....................................17

13.      Liability ..............................................................19

14.      Condemnation............................................................20

15.      Relocation..............................................................21

16.      Holding Over............................................................21

17.      Quiet Enjoyment.........................................................22

18.      Events of Default ......................................................22

19.      Remedies................................................................23

20.      Landlord's Default, Remedies ...........................................25

21.      Subordination ..........................................................26
</TABLE>

                                        i

<PAGE>

<TABLE>
<S>                                                                              <C>
22.      Waiver of Jury Trial and Texas Deceptive Trade Practices Act ...........27

23.      Mechanic's Lien ........................................................27

24.      Rent Payments and Notices...............................................27

25.      Environmental Requirements..............................................28

26.      Rules and Regulations...................................................29

27.      Security Service........................................................29

28.      Parking.................................................................30

29.      Miscellaneous ..........................................................33

30.      Exhibits and Attachments................................................34
</TABLE>

Exhibits

Exhibit A - Premises
Exhibit B - Legal Description of the Land
Exhibit C - Project Site Plan
Exhibit D - Work Letter
Exhibit E - Acceptance of Premises Memorandum
Exhibit F - Environmental Questionnaire and Disclosure Statement
Exhibit G - Sign Criteria
Exhibit H - Additional Provisions:
            1.   Cancellation Option
            2.   Renewal Options
            3.   Right of First Refusal
Exhibit I - Rules and Regulations
Exhibit J - Approved Equipment
Exhibit K - Confidentiality Agreement

                                       ii

<PAGE>

                                                           AmberPoint at Coppell
                                                                      Building 1
                                              301 S. Northpoint Drive, Suite 100
                                                            Coppell, Texas 75019
                                                             210,563 square feet
                                 LEASE AGREEMENT

STATE OF TEXAS

COUNTY OF DALLAS

     This Lease Agreement (this "Lease") is made as of the 5th day of November,
2002, by and between AmberPoint at Coppell, L.L.C., a Delaware limited liability
company, hereinafter referred to as "Landlord", and Somera Communications, Inc.,
a Delaware corporation, hereinafter referred to as "Tenant".

1.   Premises and Term. In consideration of the obligation of Tenant to pay rent
as herein provided, and in consideration of the other terms, provisions and
covenants hereof, Landlord hereby demises and leases to Tenant, and Tenant
hereby takes from Landlord that portion of the building located at 301 S.
Northpoint Drive, Coppell, Texas, AmberPoint, Building 1 (the "Building"), known
as Suite 100, containing approximately 210,563 square feet, and as shown on
Exhibit A attached hereto (the "Premises"), which square footage includes a pro
rata share of the Building's electrical and sprinkler room. The Building is
situated on the land described in Exhibit B attached hereto (the "Land"), and
the Land, the Building and all other structures, improvements, fixtures and
appurtenances now or hereafter placed, constructed or included on or appurtenant
to the Land is hereinafter called the "Project". The Project is currently known
as AmberPoint Business Park at Coppell, Building 1, and is more particularly
described on Exhibit C attached hereto.

To have and to hold the same for a term (the "Term") commencing on the date of
Substantial Completion of the Tenant Improvements (as defined in Exhibit D), as
such date shall be determined pursuant to Exhibit D attached hereto (the
"Commencement Date") and ending on March 31, 2010 (the "Termination Date").
Tenant acknowledges that it has inspected the Premises and the Building, and
subject to Landlord's obligations under Exhibit D attached hereto and any latent
defects reported to Landlord within 180 days after the Commencement Date,
accepts the Premises, the Building and common areas in their present condition
as suitable for the purpose for which the Premises are leased. Landlord shall
cause any latent defects in the Building shell and the Tenant Improvements to be
repaired at no cost to Tenant. Taking of possession of the Premises by Tenant
for purposes of conducting business after Substantial Completion shall be deemed
conclusively to establish that the Premises, the Building and common areas are
in good and satisfactory condition on the date possession was taken, subject to
latent defects reported to Landlord within 180 days after the Commencement Date
and punchlist items to be completed by Landlord in accordance with Exhibit D.
Tenant further acknowledges that no representations as to the repair of the
Premises, nor promises to alter, remodel or improve the Premises have been made
by Landlord, unless such are expressly set forth in this Lease. Landlord has
made no representation or warranty as to the suitability of the Premises for the
conduct of Tenant's business and Tenant hereby waives any other implied warranty
that the Premises are suitable for Tenant's intended purposes; provided that the
foregoing shall not relieve Landlord from any obligations set forth in this
Lease. After the Commencement Date Tenant shall, upon demand, execute and
deliver to Landlord an Acceptance of Premises Memorandum in the form of Exhibit
E attached hereto.

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Tenant shall have access to and may occupy the Premises commencing approximately
sixty (60) days before anticipated Substantial Completion of the Tenant
Improvements to perform any Landlord-approved improvements therein, to install
furniture, equipment or other personal property of Tenant, and to prepare the
Premises for Tenant's business operations; provided that (a) Landlord is given
prior written notice of any such entry, (b) such entry shall be coordinated with
Landlord and shall not interfere with Landlord's completion of the Tenant
Improvements, (c) Tenant shall deliver to Landlord evidence that the insurance
required under Paragraph 12(b) of this Lease has been obtained, and (d) Tenant
obtains all governmental approvals required for such entry, occupancy or
improvements. Landlord agrees to reasonably cooperate with Tenant in connection
with Tenant's pursuit of such governmental approvals, provided that Landlord
shall not be required to incur any costs or expenses in connection with such
cooperation. Any such entry shall be upon all of the terms of this Lease,
provided that Tenant shall not be obligated to pay rent during such period.
Tenant shall conduct its activities therein so as not to interfere with
Landlord's construction activities, and shall do so at its own risk and expense.
If, in Landlord's reasonable judgment, Tenant's activities therein interfere
with Landlord's construction activities, Landlord may on twenty-four (24) hours
notice to Tenant, terminate Tenant's right to enter the Premises before the
Commencement Date. Further, provided that (i) such occupancy complies with all
applicable laws, (ii) a certificate of occupancy has been issued if the same is
required to permit Tenant's lawful occupancy, and (iii) Tenant does not
interfere with the progress of the general contractor performing the Landlord
Work, Tenant shall be entitled to occupy temporary offices in the Premises prior
to the Commencement Date.

2.   Base Rent and Security Deposit.

     a.  Tenant agrees to pay to Landlord rent (the "Base Rent") for the
         Premises in advance, without demand, deduction or set off, as follows:

<TABLE>
         <S>                                     <C>
         Commencement Date - 3/31/03             $0.00 per square foot per year ($00.00 per month)
         4/1/03 - 12/31/03                       $2.53 per square foot per year ($44,393.70 per month)
         1/1/04 - 3/31/08                        $3.90 per square foot per year ($68,432.98 per month)
         4/1/08 - 3/31/10                        $4.25 per square foot per year ($74,574.40 per month)
</TABLE>

         A monthly installment of $44,393.70 shall be due and payable on the
         date hereof, which installment shall be applied to the Base Rent due on
         April 1, 2003, and the remainder of the monthly installments set forth
         above shall be due and payable on or before the first day of each
         calendar month succeeding the Rent Commencement Date (as defined in
         Exhibit D) during the Term of this Lease.

         The rental payment for any fractional calendar month at the
         commencement or end of the Term of this Lease shall be prorated and
         shall be payable on the first day of such partial month.

     b.  In addition, Tenant agrees to deposit with Landlord on the date which
         is nine (9) months prior to the expiration of the Term (as the same may
         be extended pursuant to the renewal options set forth in Section 2 of
         Exhibit H), an amount equal to one month of Base Rent (at the rate
         payable at such time) plus one month of Tenant's Proportionate Share of
         Operating Expenses (as of such date) (the "Security Deposit"), which
         Security Deposit shall be held by Landlord, without obligation for
         interest, as security for the performance of Tenant's covenants and
         obligations under this Lease, it being expressly understood and agreed
         that such Security Deposit is not an advance rental deposit or a
         measure of Landlord's damages in case of Tenant's default. In the event
         the Term is extended pursuant to the Renewal Options under Section 2 of
         Exhibit H, the Security Deposit shall not be payable until Tenant fails
         to exercise a Renewal Option or the date which is nine (9) months prior
         to the final Renewal Term. Upon the occurrence of any event of

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<PAGE>

         default by Tenant, Landlord may, from time to time, without prejudice
         to any other remedy provided herein or provided by law, use the
         Security Deposit to the extent necessary to pay any arrears of rent or
         other payments due Landlord hereunder, and any other damage, injury,
         expense or liability caused by such event of default, and Tenant shall
         pay to Landlord on demand the amount so applied in order to restore the
         Security Deposit to its original amount. Although the Security Deposit
         shall be deemed the property of Landlord, any remaining balance of the
         Security Deposit shall be returned by Landlord to Tenant within sixty
         (60) days following such time after termination of this Lease that all
         of Tenant's obligations under this Lease have been fulfilled.

3.   Use.

     a.  The Premises shall be used only for the purpose of receiving, storing,
         shipping, selling (other than retail), and testing and repairing
         telecommunications equipment and for such other lawful purposes as may
         be incidental thereto, including without limitation, general office
         use. Subject to the terms and conditions of this Lease applicable
         thereto, Tenant may install a small refrigerator and microwave ovens in
         employee break areas in the Premises. Outside storage, including
         without limitation, trucks and other vehicles, is prohibited without
         Landlord's prior written consent, provided Tenant may park one truck in
         front of each dock truck door. Tenant shall at its own cost and expense
         obtain any and all licenses and permits necessary for any such use.
         Tenant shall comply with all governmental laws, ordinances and
         regulations applicable to the Premises and to Tenant, including without
         limitation, all requirements under the provisions of Tex. Rev. Civ.
         Stat. Ann. art. 9102 and the provisions of the Americans With
         Disabilities Act of 1990, as amended, the Occupational Safety and
         Health Act of 1970 and the Federal Clean Air Act Amendments of 1990,
         and all interpretations or regulations issued thereunder and amendments
         made thereto. Tenant shall promptly, after receipt of notice thereof,
         comply with all governmental orders and directives for the correction,
         prevention and abatement of nuisances in or upon, or connected with,
         the Premises, all at Tenant's sole expense, except to the extent the
         same is caused by Landlord or Landlord's employees, agents or invitees.
         Tenant shall not permit any unpleasant odors, smoke, dust, gas, noise
         or vibrations to emanate from the Premises, nor allow pests or vermin
         in the Premises nor take any other action which would constitute a
         nuisance or would disturb or endanger any other tenants of the Project
         or unreasonably interfere with their use of their respective premises.
         Without Landlord's prior written consent, Tenant shall not receive,
         store or otherwise handle any product, material or merchandise which is
         explosive or highly inflammable. Tenant will not permit the Premises to
         be used for any purpose or in any manner (including without limitation
         any method of storage) which would render the insurance thereon void or
         the insurance risk more hazardous or cause the State Board of Insurance
         or other insurance authority to disallow any sprinkler credits. Tenant
         shall immediately notify Landlord of the presence of any prohibited
         items on or around the Premises. Landlord hereby approves Tenant's use
         in the Premises of the equipment described in Exhibit J attached
         hereto.

     b.  Subject to compliance with all applicable laws and restrictive
         covenants, Tenant shall have the right to use space on the roof of the
         Building over the Premises for the purpose of installing (in accordance
         with Paragraph 12(a) of this Lease), operating and maintaining antenna
         or other rooftop equipment ("Rooftop Equipment"), provided that the
         Rooftop Equipment cannot be seen from the ground. The exact location of
         the space on the roof to be used by Tenant shall be reasonably
         designated by Landlord (the "Roof Space"); provided that the Roof Space
         shall be located over the Premises. Landlord reserves the right to
         relocate the Roof Space as reasonably necessary during the Term.
         Landlord's designation shall take into account Tenant's use of the
         Rooftop Equipment. Notwithstanding the foregoing, Tenant's right to
         install the Rooftop Equipment shall be subject to the approval rights
         of Landlord and Landlord's architect and/or

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<PAGE>

         engineer with respect to the plans and specifications of the Rooftop
         Equipment, the manner in which the Rooftop Equipment is attached to the
         roof of the Building and the manner in which any cables are run to and
         from the Rooftop Equipment. The precise specifications and a general
         description of the Rooftop Equipment along with all documents Landlord
         reasonably requires to review the installation of the Rooftop Equipment
         (the "Plans and Specifications") shall be submitted to Landlord for
         Landlord's written approval. Tenant shall be solely responsible for
         obtaining all necessary governmental, regulatory and other required
         approvals and for the cost of installing, operating, maintaining and
         removing the Rooftop Equipment. Tenant shall notify Landlord upon
         completion of the installation of the Rooftop Equipment. If Landlord
         reasonably determines that the Rooftop Equipment does not comply with
         the approved Plans and Specifications, that the Building has been
         damaged during installation of the Rooftop Equipment or that the
         installation was defective, Landlord shall notify Tenant of any
         noncompliance or detected problems and Tenant promptly shall cure the
         defects. If the Tenant fails to promptly cure the defects, Tenant shall
         pay to Landlord upon demand the cost, as reasonably determined by
         Landlord, of correcting any defects and repairing any damage to the
         Building caused by such installation. If at any time Landlord, in its
         sole discretion, deems it necessary, Tenant shall provide and install,
         at Tenant's sole cost and expense, appropriate aesthetic screening,
         reasonably satisfactory to Landlord, for the Rooftop Equipment (the
         "Aesthetic Screening").

         Landlord agrees that Tenant, upon reasonable prior written notice to
         Landlord, shall have access to the roof of the Building and the Roof
         Space for the purpose of installing, maintaining, repairing and
         removing the Rooftop Equipment, the appurtenances and the Aesthetic
         Screening, if any, all of which shall be performed by Tenant or
         Tenant's authorized representative or contractors, which shall be
         reasonably approved by Landlord, at Tenant's sole cost and risk. It is
         agreed, however, that only authorized engineers, employees or properly
         authorized contractors of Tenant or persons under their direct
         supervision will be permitted to have access to the roof of the
         Building and the Roof Space. It is further understood and agreed that
         the installation, maintenance, operation and removal of the Rooftop
         Equipment, the appurtenances and the Aesthetic Screening, if any, is
         not permitted to damage the Building or the roof thereof, or interfere
         with the use of the Building and roof by Landlord. Tenant agrees to be
         responsible for any damage caused to the roof or any other part of the
         Building, which may be caused by Tenant or any of its agents or
         representatives.

         Tenant agrees to install only equipment of types and frequencies which
         will not cause unreasonable interference to Landlord or existing
         tenants of the Building. In the event Tenant's equipment causes such
         interference, Tenant will change the frequency on which it transmits
         and/or receives and take any other steps necessary to eliminate the
         interference. If said interference cannot be eliminated within a
         reasonable period of time, in the reasonable judgment of Landlord, then
         Tenant agrees to remove the Rooftop Equipment from the Roof Space.
         Tenant shall, at its sole cost and expense, and at its sole risk,
         install, operate and maintain the Rooftop Equipment in a good and
         workmanlike manner, and in compliance with all Building, electric,
         communication, and safety codes, ordinances, standards, regulations and
         requirements, now in effect or hereafter promulgated applicable to the
         Project. Landlord and its agents assume no responsibility for the
         licensing, operation and/or maintenance of Tenant's equipment. The
         Rooftop Equipment shall be connected to Landlord's power supply in
         strict compliance with all applicable Building, electrical, fire and
         safety codes. Neither Landlord nor its agents shall be liable to Tenant
         for any stoppages or shortages of electrical power furnished to the
         Rooftop Equipment or the Roof Space because of any act, omission or
         requirement of the public utility serving the Building, or the act or
         omission of any other tenant, invitee or licensee or their respective
         agents, employees or contractors, or for any other cause beyond the
         reasonable

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<PAGE>

         control of Landlord, and Tenant shall not be entitled to any rental
         abatement for any such stoppage or shortage of electrical power.
         Neither Landlord nor its agents shall have any responsibility or
         liability for the conduct or safety of any of Tenant's representatives,
         repair, maintenance and engineering personnel while in or on any part
         of the Building or the Roof Space.

         The Rooftop Equipment, the appurtenances and the Aesthetic Screening,
         if any, shall remain the personal property of Tenant, and Tenant may
         remove the Rooftop Equipment at its cost at any time during the Term.
         The Rooftop Equipment and Aesthetic Screening, if any, shall be removed
         by Tenant at its own expense at the expiration or earlier termination
         of this Lease or Tenant's right to possession hereunder. Tenant shall
         repair any damage caused by such removal, including the patching of any
         holes to match, as closely as reasonably possible, the color
         surrounding the area where the equipment and appurtenances were
         attached. Tenant agrees to maintain all of the Tenant's equipment
         placed on or about the roof or in any other part of the Building in
         proper operating condition and maintain same in satisfactory condition
         as to appearance and safety in Landlord's sole discretion. Such
         maintenance and operation shall be performed in a manner to avoid any
         interference with any other tenants or Landlord. Tenant agrees that at
         all times during the Term, it will keep the roof of the Building and
         the Roof Space free of all trash or waste materials produced by Tenant
         or Tenant's agents, employees or contractors.

         Tenant shall not use the Roof Space and/or Rooftop Equipment to provide
         communication services to an unaffiliated tenant, occupant or licensee
         of the Building or another building, or to facilitate the provision of
         communication services on behalf of another communication services
         provider to an unaffiliated tenant, occupant or licensee of the
         Building or any other building. Tenant shall protect, defend, indemnify
         and hold harmless Landlord from and against claims, damages,
         liabilities, costs and expenses of every kind and nature, including
         attorneys' fees, incurred by or asserted against Landlord arising out
         of Tenant's installation, maintenance, replacement, use or removal of
         the Rooftop Equipment. Tenant shall pay no additional rent with respect
         to the use of Roof Space for the Rooftop Equipment.

4.   Operating Expenses.

     a.  During the Term, Tenant agrees to pay as additional rental Tenant's
         Proportionate Share (hereinafter defined) of all Operating Expenses
         (hereinafter defined) for the Project. "Tenant's Proportionate Share"
         as used in this Lease shall mean a fraction, the numerator which is the
         square feet of space contained in the Premises and the denominator of
         which is the square feet of space contained in the Building, as
         adjusted from time to time based on changes in the space within the
         Building leased by Tenant. Tenant's Proportionate Share as of the
         Commencement Date is 68.4%. Notwithstanding the foregoing, Landlord may
         equitably increase Tenant's Proportionate Share for any item of expense
         or cost reimbursable by Tenant that relates to a repair, replacement or
         service that benefits only the Premises or only a portion of the
         Project that includes the Premises. Further, notwithstanding the
         foregoing, in the event the Building is not fully occupied, Landlord
         may equitably increase Tenant's Proportionate Share for the cost of
         water so that Tenant pays for its actual water usage, because water
         usage is not separately metered for each tenant. Landlord shall fairly
         allocate expenses throughout the Project so that expenses that
         unequally benefit one or more buildings or tenants shall be
         appropriately allocated among the appropriate parties.

     b.  The term "Operating Expenses" shall mean all expenses incurred by
         Landlord with respect to the ownership, maintenance and operation of
         the Project, including but not limited to,

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<PAGE>

         maintenance and repair costs; management fees; all services, supplies,
         repairs, replacements or other expenses for maintaining and operating
         all portions of the Project, including without limitation, paving and
         parking areas, roads, roofs, alleys and driveways, mowing, landscaping,
         exterior painting, utility lines, lighting, electrical systems and
         other mechanical and building systems; insurance premiums; utilities;
         Taxes (hereinafter defined), insurance deductibles to the extent that
         such amounts are paid for costs that otherwise qualify as Operating
         Expenses; security services, if any; trash collection; upgrades,
         changes in, or additions to water and sewage; assessments due to
         restrictive covenants, paving assessments, owners' associations, and
         other similar assessments that accrue against the Project, whether the
         same are now are hereafter applicable to the Project; and additions or
         alterations made by Landlord to the Project in order to comply with
         applicable laws or that are intended to reduce Operating Expenses of
         the Project, provided that the cost of such additions or alterations
         which constitute capital expenditures (as distinguished from
         replacement parts or components and repairs and maintenance installed
         or performed in the ordinary course of business) shall be depreciated
         or amortized by Landlord over the estimated useful life of such item,
         as reasonably determined by Landlord in accordance with sound
         management practices, consistently applied, and such depreciated costs
         are only included in the Operating Expense for that portion of such
         useful life of such additions or alterations that falls within the Term
         ("Included Capital Expenses"). The foregoing list does not in any way
         relieve Tenant of its repair obligations under Paragraph 6. Operating
         Expenses shall not include repairs, restoration or other work
         occasioned by fire, windstorm or other casualty covered by the
         insurance to be maintained by Landlord pursuant to subparagraph 12(a)
         below; expenses incurred in leasing to or procuring of tenants; leasing
         commissions; advertising expenses; expenses for the renovating of space
         for tenants; interest, principal, loan fees, penalty payments or any
         other debt costs on any mortgage on the Project; rental payments on any
         ground lease of the Project; compensation paid to any employee of
         Landlord above the grade of building superintendent; any depreciation
         allowance or expense (other than Included Capital Expenses); costs to
         correct defects in the initial construction of the Building, including
         any repair or correction of latent defects or any structural repairs
         (as opposed to the cost of normal repair, maintenance and replacement
         expected with the construction materials and equipment installed in
         light of their specifications); any cost or expenditure for which
         Landlord is reimbursed by sources other than tenants of the Project, by
         insurance proceeds or otherwise; the cost of any service furnished to
         any tenant of the Project which Landlord does not make available to
         Tenant; franchise or income taxes imposed upon Landlord, except to the
         extent imposed in lieu of all or any part of Taxes; legal and
         accounting fees associated with the creation and operation of the
         entity which constitutes Landlord or that are solely for the benefit of
         Landlord (as opposed to generally for the benefit of the Project) such
         as for collecting delinquent rents, preparing tax returns for the
         entity constituting Landlord (as opposed to accounting for the
         Project); the wages or fringe benefits payable to any employee of
         Landlord other than engineers who provide services related directly to
         the management, maintenance, operation or repair of the Project; and
         any fines, penalties, or interest.

     c.  "Taxes" shall mean (i) all real estate taxes and other taxes or
         assessments which are levied by a taxing authority against the Project
         or any portion thereof, (ii) any tax, surcharge or assessment which
         shall be levied as a supplement to or in lieu of real estate taxes,
         (iii) the reasonable costs and expenses of an independent tax
         consultant, if any, engaged for the purpose of reviewing or contesting
         the validity or amount of such real estate or other taxes or otherwise
         providing advice with respect thereto, and (iv) any rental, excise,
         sales, transaction, privilege or other tax or levy, however
         denominated, imposed upon or measured by the rental reserved hereunder
         or on Landlord's business of leasing the Premises or the Project. Taxes
         shall not include Landlord's net income taxes, capital, stock,
         succession, transfer, franchise, gift, estate or inheritance tax,

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<PAGE>

         except to the extent that such tax shall be imposed in lieu of any
         portion of Taxes, or any fines, penalties or court costs. TENANT HEREBY
         WAIVES ALL RIGHTS TO PROTEST THE APPRAISED VALUE OF THE PROPERTY OR
         APPEAL THE SAME AND ALL RIGHTS TO RECEIVE NOTICES OF REAPPRAISALS
         INCLUDING WITHOUT LIMITATION THE RIGHTS SET FORTH IN SECTIONS 41.413
         AND 42.015 OF THE TEXAS TAX CODE. Landlord shall engage an independent
         tax consultant during each calendar year of the Term to advise Landlord
         with respect to ad valorem taxes. Landlord agrees to follow such
         consultant's recommendation regarding whether or not to protest ad
         valorem taxes for any particular calendar year. Upon request from
         Tenant, Landlord shall provide Tenant with a copy of such consultant's
         recommendation with respect to the immediately preceding or current
         calendar year. Costs of protest shall be included in Operating
         Expenses. The Project is subject to a real property tax abatement
         agreement with the City of Coppell. Landlord agrees to cooperate with
         Tenant in connection with Tenant's pursuit of additional real property
         tax abatements and personal property tax abatements from the City of
         Coppell, provided that Landlord shall not be required to incur any
         costs or expenses in connection with such cooperation.

     d.  Except as set forth in this Paragraph 4(d), during each month of the
         Term of this Lease, on the same day that Base Rent is due hereunder,
         Tenant shall pay to Landlord an amount equal to 1/12 of the estimated
         annual cost of Tenant's Proportionate Share of Operating Expenses (the
         "Operating Expense Payments"). Notwithstanding anything to the contrary
         set forth herein, Tenant shall not be required to pay Tenant's
         Proportionate Share of Operating Expenses during the period from and
         after the Commencement Date through March 31, 2003. Further
         notwithstanding anything to the contrary set forth herein, Tenant shall
         pay Tenant's Proportionate Share of Operating Expenses during the
         period of April 1, 2003 through December 31, 2003 as if the Premises
         contained 140,000 square feet (i.e., Tenant shall not be required to
         pay Tenant's Proportionate Share of Operating Expenses during the
         period of April 1, 2003 through December 31, 2003 on 70,563 square feet
         of the Premises (or any portion of the Premises in excess of 140,000
         square feet if the size of the Premises is adjusted pursuant to the
         following paragraph).

         The square feet of the Premises is expected to be 210,563 square feet,
         which square footage includes a pro rata share of the Building's
         electrical and sprinkler room. Provided that prior to commencement of
         construction of the Tenant Improvements Landlord and Tenant agree on
         the square footage of the Premises shown on the Working Drawings,
         Tenant shall have the right to measure the Premises within thirty (30)
         days after Substantial Completion of the Tenant Improvements to confirm
         that demising wall(s) shown on the Working Drawings were constructed in
         the location(s) shown thereon. In the event the demising wall(s) were
         not constructed in the location(s) shown on the Working Drawings, the
         square footage of the Premises set forth in this Lease shall be
         adjusted to reflect the actual square footage of the Premises as
         constructed (based on the actual location of the demising wall(s) and
         determined by the same method as agreed to prior to construction of the
         Tenant Improvements), and Landlord and Tenant shall execute an
         amendment to reflect the necessary amendments as a result of such
         change.

                                        7

<PAGE>

         The initial Operating Expense Payments are based upon the estimated
         amounts for the current year, and shall be increased or decreased
         annually to reflect the projected actual cost of all such items.
         Operating Expense categories and the initial Operating Expense Payments
         for each are as follows:

<TABLE>
         <S>                                               <C>
         1. Taxes                                          $0.65 per square foot per year
         2. Insurance                                      $0.07 per square foot per year
         3. All other Operating Expenses                   $0.23 per square foot per year
</TABLE>

         Initial Estimate of Operating Expense Payment     $0.95 per square foot
         per year

     e.  Notwithstanding the foregoing, Landlord agrees that for the purpose of
         determining Tenant's Proportionate Share of Operating Expenses,
         Controllable Operating Expenses (hereinafter defined) shall not be
         increased by more than eight percent (8%) per calendar year on a
         cumulative basis, compounded annually. For purposes hereof,
         "Controllable Operating Expenses" shall mean management fees, landscape
         maintenance costs, the cost of recurring third party services, if any,
         provided by Landlord (such as courtesy patrols and trash collection, if
         any, but excluding services for repair and maintenance) and upgrades,
         changes in, or additions to water and sewage. For example, if
         Controllable Operating Expenses during calendar year 2003 were
         $100,000, the cap on Controllable Operating Expenses for calendar year
         2007 would be $136,0458.99 ($100,000 times 1.08 times 1.08 times 1.08
         times 1.08). Landlord shall not receive more than one hundred percent
         (100%) of Operating Expenses and shall not recover any type of cost
         more than once. Landlord shall estimate the Operating Expenses of the
         Project and advise Tenant of Tenant's Proportionate Share thereof by
         December 31 of each calendar year, or as soon as practicable
         thereafter. If Landlord does not provide Tenant with an estimate of
         Tenant's Proportionate Share of Operating Expenses by January 1 of any
         calendar year, Tenant shall continue to pay a monthly installment based
         on the previous year's estimate until such time as Landlord provides
         Tenant with an estimate of Tenant's Proportionate Share of Operating
         Expenses for the current year. Upon receipt of such current year's
         estimate, an adjustment shall be made for any month during the current
         year with respect to which Tenant paid monthly installments of
         Operating Expenses based on the previous years estimate. Tenant shall
         pay Landlord for any underpayment within thirty (30) days after receipt
         of an invoice therefor. Any overpayment shall be credited against the
         installment(s) of rent (including Base Rent and Tenant's Proportionate
         Share of Operating Expenses) next coming due under the Lease. Landlord
         may revise such estimates no more than one time per fiscal year if it
         obtains more accurate information, such as the final real estate tax
         assessment or tax rate for the Project.

     f.  Landlord shall deliver to Tenant a report for the previous calendar
         year by April 30 of each year or as soon as practicable thereafter,
         setting forth the actual Operating Expenses incurred and a statement of
         Tenant's Proportionate Share ("Operating Expense Report"). If Tenant's
         total Operating Expense Payments for any calendar year are less than
         Tenant's Proportionate Share of Operating Expenses for such calendar
         year, then Tenant shall pay the difference to Landlord within thirty
         (30) days after receipt of the Operating Expense Report. If Tenant's
         total Operating Expense Payments for any year are greater than Tenant's
         Proportionate Share of Operating Expenses for such year, then Landlord
         shall retain such excess and credit it against Tenant's next
         installments of rent (including Base Rent and Tenant's Proportionate
         Share of Operating Expenses), except during the last year of the Term
         of this Lease, in which event, Landlord shall, within thirty (30) days
         after delivery of the Operating Expense Report, refund any excess to
         Tenant provided that Tenant is not in default under this Lease. The
         obligations set forth in this Paragraph shall survive the termination
         of this Lease.

                                        8

<PAGE>

     g.  Landlord shall maintain books and records so that they fairly and
         accurately reflect the Operating Expenses on a consistent basis and in
         accordance with sound management practices. Tenant, at its sole
         expense, shall have the right no more frequently than once per calendar
         year, following thirty (30) days prior written notice to Landlord,
         which notice must be given within 120 days after Tenant's receipt of
         the Operating Expense Report, to audit Landlord's books and records
         relating to Operating Expenses at Landlord's office during Landlord's
         normal business hours. Such audit shall be performed by a certified
         public accountant. Tenant shall be solely responsible for all costs,
         expenses and fees incurred for the audit. Within sixty (60) days after
         the books and records are made available to Tenant, Tenant shall have
         the right to give Landlord written notice (an "Objection Notice")
         stating in reasonable detail any objection to Landlord's statement of
         Operating Expenses for such year. If Tenant fails to give Landlord an
         Objection Notice within the sixty (60) day period, Tenant shall be
         deemed to have approved the Operating Expense Report for that year. If
         Tenant provides Landlord with a timely Objection Notice, Landlord and
         Tenant shall work together in good faith for thirty (30) days to
         resolve any issues raised by Tenant's Objection Notice. If such
         negotiations fail, Landlord shall within thirty (30) days after the
         expiration of the thirty (30) day negotiation period cause an
         independent certified public accountant that is mutually acceptable to
         the parties, to issue a final and conclusive resolution of all issues
         raised by Tenant's Objection Notice. If it is determined that the
         Operating Expenses for the calendar year are greater than reported,
         Tenant shall pay Landlord the amount of any underpayment within thirty
         (30) days after receipt of written demand therefor. If it is determined
         that the Operating Expenses for the calendar year are less than
         reported, Landlord shall pay Tenant the amount of any overpayment
         within thirty (30) days after receipt of written demand therefor. The
         records obtained by Tenant during any such audit and the results
         thereof shall be treated as confidential and Tenant and its certified
         public accountant must agree, in their contract for such services, to
         such confidentiality restrictions and shall specifically agree that the
         results shall not be made available to any other tenant of the Project.
         In no event shall Tenant be permitted to examine Landlord's records or
         to dispute any Operating Expense Report unless Tenant has paid and
         continues to pay all rent when due. Notwithstanding the foregoing, if
         it is determined that Operating Expenses for the year in question were
         less than stated by more than 5%, Landlord, within 30 days after its
         receipt of paid invoices therefor from Tenant, shall reimburse Tenant
         for the reasonable amounts paid by Tenant to third parties in
         connection with such audit by Tenant.

         5.    Landlord's Repairs. Landlord shall, maintain only the parking
areas and other common areas of the Project, including but not limited to
driveways, alleys, landscape and grounds within and surrounding the Project, the
roof, foundation (including damage to the concrete floors resulting from
structural damage required to be repaired by Landlord) and the structural
soundness of the exterior walls of the building in good repair, reasonable wear
and tear excepted and shall operate the Project in a manner comparable to other
similar developments in the vicinity of the Project. The cost of such
maintenance and repair shall be included in Operating Expenses as provided in
Paragraph 4 above. The term "walls" as used herein shall not include windows,
glass or plate glass, doors, special store fronts, dock bumpers, dock plates or
levelers or office entries. Landlord shall, in addition, correct at Landlord's
sole cost, defects in construction of the Building shell in substantial
accordance with plans and specifications therefor and failure of the common
areas of the Project to comply with governmental regulations as of the
Commencement Date. Landlord shall perform all maintenance and repairs in a good
and workmanlike manner in accordance with all applicable governmental laws,
ordinances, and regulations.

         Tenant shall within five (5) days of actual knowledge thereof, give
Landlord written notice of defect or need for repairs for which Landlord is
responsible, after which Landlord shall repair same or

                                        9

<PAGE>

cure such defect within thirty (30) days after Landlord's receipt of written
notice from Tenant of the need for the same; provided that if such repair or
cure cannot reasonably be completed within such thirty (30) day period, Landlord
shall commence such repair or cure within thirty (30) days after receipt of
written notice from Tenant and shall thereafter diligently pursue completion of
such repair or cure. The foregoing notwithstanding, in an Emergency Situation
(hereinafter defined) if Tenant uses reasonable efforts to provide Landlord with
oral notice of such Emergency Situation and is unable to notify Landlord by
telephone or by any other means within a reasonable time period considering the
nature of the situation, Tenant shall be entitled to make any repairs and
replacements as shall be necessary and Landlord shall reimburse Tenant for the
reasonable costs paid to third parties by Tenant in connection with such repairs
and replacements within thirty (30) days after receipt of an invoice therefor.
For purposes of this paragraph, an "Emergency Situation" shall be any failure to
maintain or repair which threatens imminent loss of life or bodily harm or
immediate and material damage to inventory or property. Subject to Paragraph
12(e) below, if any part of the Premises is damaged by any act of Landlord, its
employees, agents, or contractors, Landlord shall repair or replace such damaged
property or pay Tenant the reasonable cost of repairing or replacing such
damaged property, whether or not Tenant would otherwise be obligated to pay the
cost of maintaining or repairing such property. Subject to Paragraph 12(e)
below, and notwithstanding the foregoing, Tenant shall repair and pay for any
damage to the Project caused by Tenant, or Tenant's employees, agents or
invitees, or caused by Tenant's default hereunder.

6.   TENANT'S REPAIRS.

     a.  Tenant shall at its own cost and expense keep and maintain all parts of
         the Premises (except those for which Landlord is expressly responsible
         under the terms of this Lease) in good condition, promptly making all
         necessary repairs and replacements, including but not limited to,
         windows, glass and plate glass, doors, any special office entry,
         interior walls and finish work, floors (including the concrete
         flooring, except for damage to be repaired by Landlord set forth in
         Paragraph 5 above) and floor covering, downspouts, gutters, heating and
         air conditioning and ventilation systems, dock boards, truck doors,
         dock bumpers, plumbing work and fixtures, termite and pest
         extermination, regular removal of trash and debris. Such repairs and
         replacements may include capital expenditures and repairs whose benefit
         may extend beyond the Term of this Lease. Notwithstanding anything to
         the contrary set forth in this Lease, Tenant shall not be required to
         replace the air conditioning in the warehouse area of the Premises
         (including the test area that is restored to warehouse area) or to
         deliver the air conditioning in the warehouse area (including the test
         area that is restored to warehouse area) of the Premises in good
         working order at the end of the Term; but Tenant shall be required to
         deliver the heating units in the warehouse area (including the test
         area that is restored to warehouse area) of the Premises in good
         working order. Further, Tenant shall be entitled to use air the
         conditioning units in the warehouse and test areas of the Premises and
         components and parts in such air conditioning units to repair and/or
         replace the air conditioning units in the office area of the Premises;
         provided that the foregoing shall not diminish or affect Tenant's
         obligation to deliver the heating units in the warehouse area of the
         Premises (including the test area that is restored to warehouse area)
         in good working order. In Tenant shall not be obligated to repair any
         damage caused by fire, tornado or other casualty covered by the
         insurance to be maintained by Landlord pursuant to subparagraph 12(a)
         below, except that Tenant shall be obligated to repair all wind damage
         to glass except with respect to tornado or hurricane damage.

     b.  Tenant shall not damage any structural support, foundation or any
         demising wall or disturb the integrity and support provided by any
         demising wall and shall, at its sole cost and expense,

                                       10

<PAGE>

         promptly repair any damage or injury to any of the foregoing caused by
         Tenant or its employees, agents or invitees.

     c.  Tenant shall, at its own cost and expense, enter into a regularly
         scheduled preventive maintenance/service contract with a maintenance
         contractor for servicing all hot water, heating and air conditioning
         systems and equipment within the Premises. The maintenance contractor
         and the contract must be reasonably approved by Landlord. The service
         contract must include all services suggested by the equipment
         manufacturer within the operation/maintenance manual and must become
         effective (and a copy thereof delivered to Landlord) within fifteen
         (15) days after the date Tenant takes possession of the Premises after
         Substantial Completion for purposes of carrying out its business.

7.   Alterations.

     a.  Tenant shall not make any alterations, additions or improvements to the
         Premises (including but not limited to roof and wall penetrations)
         without the prior written consent of Landlord. Notwithstanding anything
         herein to the contrary, Tenant may, without the consent of Landlord,
         but at its own cost and expense and in a good workmanlike manner erect
         or make non-structural improvements or alterations with a total value
         of less than $50,000.00 provided that (i) the improvements or
         alterations do not affect the sprinkler system or electrical system of
         the Building, (ii) Tenant provides Landlord with notice prior to
         commencing such improvements or alterations, (iii) the improvements or
         alterations do not affect the exterior of the Premises, (iv) the
         improvements or alterations do not alter the basic character of the
         Building or overload or damage the Building, (v) the improvements or
         alterations comply with all applicable governmental laws, ordinances,
         regulations and other requirements, (vi) Tenant does not require access
         to any portion of the Building outside of the Premises, and (vii)
         Tenant provides Landlord with "as built" drawings for any improvements
         or alterations made by Tenant. Any alterations, additions or
         improvements made by or on behalf of Tenant to the Premises and
         approved by Landlord ("Tenant Alterations") shall be made by
         contractors reasonably acceptable to Landlord pursuant to plans and
         specifications approved by Landlord. Tenant shall reimburse Landlord
         for its reasonable costs in reviewing plans and specifications for
         Tenant's alterations in an amount not to exceed $500.00 provided that
         Landlord is not required to hire an outside consultant to review such
         plans and specifications. Landlord's right to review plans and
         specifications shall be solely for its own benefit, and Landlord shall
         have no duty to see that such plans and specifications or the Tenant
         Alterations constructed pursuant thereto comply with applicable laws,
         codes, rules or regulations. Tenant shall provide Landlord with the
         identities and mailing addresses of all persons performing work or
         supplying materials in connection with the Tenant Alterations, prior to
         beginning such construction. Tenant shall assure payment for the
         completion of all work in connection with the Tenant Alterations free
         and clear of liens and shall provide certificates of insurance for
         worker's compensation and other coverage in amounts and from an
         insurance company satisfactory to Landlord protecting Landlord against
         liability for personal injury or property damage during construction of
         any Tenant Alterations. Upon completion of any Tenant Alterations,
         Tenant shall deliver to Landlord sworn statements setting forth the
         names of all contractors and subcontractors who performed work on the
         Tenant Alterations and final lien waivers from all such contractors and
         subcontractors. Tenant Alterations shall also include improvements and
         alterations made by Tenant without the requirement of Landlord's
         approval.

     b.  All Tenant Alterations shall be and remain the property of Tenant
         during the Term of this Lease and Tenant shall, if Landlord elects as
         hereinafter provided, remove all Tenant Alterations and restore the
         Premises to its original condition by the date of termination of this
         Lease or upon earlier

                                       11

<PAGE>

         vacating of the Premises; provided, however, that unless Landlord
         elects and notifies Tenant at the time of its review and approval of
         proposed Tenant Alterations that such Tenant Alterations must be
         removed, such Tenant Alterations shall become the property of Landlord
         as of the date of termination of this Lease or upon earlier vacating of
         the Premises and shall be delivered up to the Landlord with the
         Premises. Notwithstanding the foregoing, Tenant shall have the right to
         remove all Tenant Alterations (other than the Tenant Improvements or
         any replacements of the Tenant Improvements) at the expiration or
         earlier termination of the Lease unless Landlord notifies Tenant at the
         time Landlord approves such Tenant Alteration(s) that Tenant shall not
         be entitled to remove such Tenant Alteration(s) at the expiration or
         earlier termination of this Lease. All shelves, bins, machinery and
         trade fixtures installed by Tenant may be removed by Tenant prior to
         the termination of this Lease if Tenant so elects, and shall be removed
         by the date of termination of this Lease or upon earlier vacating of
         the Premises if required by Landlord. Upon any such removal Tenant
         shall restore the Premises to its original condition, ordinary wear and
         tear excepted. All such removals and restoration shall be accomplished
         in a good and workmanlike manner so as not to damage the primary
         structure or structural qualities of the Building and the improvements
         situated in the Premises.

     c.  Notwithstanding anything to the contrary set forth in this Lease,
         Landlord shall have the right to require Tenant to restore those areas
         of the Premises constituting the testing area (which Landlord and
         Tenant agree contains approximately 30,000 square feet of space based
         on the Working Drawings; provided that such square footage shall be
         subject to adjustment based on any changes to the Working Drawings or
         changes to the testing area during the Term of this Lease) to the
         condition of the warehouse space constituting the Premises, which
         restoration shall include raising sprinkler heads, installation of
         warehouse lights, painting exposed walls white, demising the office
         area from the testing area and performing any electrical adjustments
         required for the office area to function independently from the
         remaining portion of the Premises. In the event Landlord elects to
         require Tenant to restore the testing area to warehouse space, Landlord
         shall give notice to Tenant of such election not less than 60 days
         prior to the expiration of this Lease, and in the event the Lease is
         terminated prior to the scheduled Termination Date, Landlord shall
         notify Tenant of such restoration requirement upon the termination of
         this Lease. Landlord agrees that subject to Tenant's compliance with
         the terms and conditions of this Paragraph 7, Tenant shall be entitled
         to (i) construct up to 42,000 square feet of office space in the
         Premises (i.e., an additional 27,000 square feet than initially
         contemplated under this Lease), and (ii) construct additional test area
         space in the Premises; provided that at the end of the Term, the
         Premises contain at least 15,000 square feet of office area.

8.   Signs.

     a.  Tenant shall not make any changes to the exterior of the Premises,
         install any exterior lights, decorations, balloons, flags, pennants,
         banners, or painting, or erect or install any signs, windows or door
         lettering, placards, decorations or advertising media of any type which
         can be viewed from the exterior of the Premises, without Landlord's
         prior written consent. Landlord shall not unreasonably delay in
         notifying Tenant whether Landlord consents to Tenant's request for such
         changes or installations. Upon surrender or vacation of the Premises,
         Tenant shall remove all signs and repair, paint, and/or replace the
         Building facia surface to which its signs are attached. Tenant shall
         obtain all applicable governmental permits and approvals for sign and
         exterior treatments and shall indemnify Landlord from and against all
         claims arising in connection with any sign or other exterior treatment
         installed by Tenant. The current sign criteria for the Project is
         attached hereto as Exhibit G.

                                       12

<PAGE>

     b.  Notwithstanding the foregoing, so long as (i) Tenant is not in default
         under the terms of this Lease beyond the expiration of any applicable
         notice and cure periods; (ii) Tenant is in occupancy of the Premises;
         and (iii) Tenant has not assigned this Lease, Tenant shall have the
         right, at Tenant's expense (subject to the Signage Allowance
         (hereinafter defined)), to install an illuminated corporate
         identification sign on the exterior facade of the Building where the
         Premises are located (such sign, the "Building Sign"); provided that
         (i) the Building Sign shall be in a location approved by Landlord,
         which approval shall not be unreasonably withheld, delayed or
         conditioned, (ii) Tenant obtains all necessary approvals from the City
         of Coppell and all other governmental authorities (including any
         applicable airport having jurisdiction over Tenant, the Project, or the
         Building Sign), (iii) the Building Sign conforms to all applicable
         laws, rules and regulations of any governmental authorities having
         jurisdiction over the Building Sign or the Project and all restrictive
         covenants applicable to the Project, and (iv) Tenant obtains Landlord's
         written consent to any proposed signage and lettering prior to its
         fabrication and installation. Landlord agrees that it will not
         unreasonably delay notification to Tenant of its approval or
         disapproval of any proposed signage. Tenant shall have the exclusive
         right to exterior signage on the facade of the Building on the east
         exterior wall of the Building which fronts Northpoint Drive. All other
         tenants in the Building shall be entitled to exterior Building signage
         over such tenant's primary entrance to its premises on any exterior
         wall of the Building other than the east exterior wall fronting
         Northpoint Drive. Landlord reserves the right to withhold consent to
         any sign that, in the judgment of Landlord, is not harmonious with the
         design standards of the Project. To obtain Landlord's consent, Tenant
         shall submit design drawings to Landlord showing the type and sizes of
         all lettering; the colors, finishes and types of materials used. Tenant
         shall pay all costs associated with the Building Sign (subject to the
         Signage Allowance), including without limitation, installation
         expenses, maintenance and repair costs, utilities and insurance. Tenant
         agrees that Landlord shall have the right, at its sole cost, after
         notice to Tenant, to temporarily remove and replace the Building Sign
         in connection with and during the course of any repairs, changes,
         alterations, modifications, renovations or additions to the Building.
         Tenant shall maintain the Building Sign in good condition. Upon
         expiration or earlier termination of the Lease, Tenant shall, at its
         sole cost and expense, remove the Building Sign and repair all damage
         caused by such removal. If during the Term (and any extensions thereof)
         (a) Tenant is in default under the terms of the Lease after the
         expiration of applicable notice and cure periods; or (b) Tenant vacates
         the Premises for a period of 90 or more consecutive days; or (c) Tenant
         assigns the Lease, then Tenant's rights granted herein with respect to
         the Building Sign will terminate and Landlord may remove the Building
         Sign at Tenant's sole cost and expense.

     c.  Further, so long as (i) Tenant is not in default under the terms of
         this Lease beyond the expiration of any applicable notice and cure
         periods; (ii) Tenant is in occupancy of the Premises; and (iii) Tenant
         has not assigned the Lease, Landlord shall, at Tenant's request and at
         Tenant's sole cost and expense (subject to the Signage Allowance),
         place Tenant's name in Landlord's standard graphics for the Project on
         the existing multi-tenant Building monument sign (the "Monument Sign")
         located at the front of the Building. Following installation of the
         Tenant's name on the Monument Sign, Tenant shall remain liable for all
         costs related to the maintenance of Tenant's signage on the Monument
         Sign. Tenant must obtain Landlord's written consent to any proposed
         lettering prior to its fabrication and installation. Landlord agrees
         that it will not unreasonably delay notification to Tenant of its
         approval or disapproval of any proposed signage. Landlord reserves the
         right to withhold consent to any lettering that, in the judgment of
         Landlord, is not harmonious with the design standards of the Building.
         Any other tenants' signage on the Monument Sign shall be, at Landlord's
         sole option, (x) in lettering which is smaller in size, or (y) in
         lettering which covers less area on the Monument Sign, than the signage
         identifying Tenant. If during the Term (and any extensions thereof) (a)
         Tenant is in default under the terms of the Lease after the

                                       13

<PAGE>

         expiration of applicable notice and cure periods; or (b) Tenant vacates
         the Premises for a period of 90 or more consecutive days; or (c) Tenant
         assigns the Lease, then Tenant's rights granted herein with respect to
         the Monument Sign will terminate and Landlord may remove the Tenant's
         signage at Tenant's sole cost and expense.

     d.  Additionally, so long as (i) Tenant is not in default under the terms
         of this Lease beyond the expiration of any applicable notice and cure
         periods; (ii) Tenant is in occupancy of the Premises; and (iii) Tenant
         has not assigned the Lease, Tenant shall have the right, at Tenant's
         expense, to install, at Tenant's sole cost and expense (subject to the
         Signage Allowance), signage on the roof of the Building over the
         Premises (and not over any other space in the Building) (the "Roof
         Sign") provided that the (a) Roof Sign (I) does not extend above the
         parapet of the Building, (II) cannot be seen from the street level,
         (III) does not void or have an adverse effect on the Building's roof
         warranty, (b) Tenant obtains all necessary approvals from the City of
         Coppell and all other governmental authorities (including any
         applicable airport having jurisdiction over Tenant, the Project, or the
         Roof Sign), (c) the Roof Sign conforms to all applicable laws, rules
         and regulations of any governmental authorities having jurisdiction
         over the Roof Sign or the Project and all restrictive covenants
         applicable to the Project, and (d) Tenant obtains Landlord's written
         consent to any proposed signage and lettering prior to its fabrication
         and installation. Landlord agrees that it will not unreasonably delay
         notification to Tenant of its approval or disapproval of any proposed
         signage. Landlord reserves the right to withhold consent to any sign
         that, in the judgment of Landlord, is not harmonious with the design
         standards of the Project. To obtain Landlord's consent, Tenant shall
         submit design drawings to Landlord showing the type and sizes of all
         lettering; the colors, finishes and types of materials used. Tenant
         shall pay all costs associated with the Roof Sign (subject to the
         signage Allowance), including without limitation, installation
         expenses, maintenance and repair costs, utilities and insurance. Tenant
         agrees that, subject to inclusion in Operating Expenses, Landlord shall
         have the right, after notice to Tenant, to temporarily remove and
         replace the Roof Sign in connection with and during the course of any
         repairs, changes, alterations, modifications, renovations or additions
         to the roof or the Building. Tenant shall maintain the Roof Sign in
         good condition. Upon expiration or earlier termination of the Lease,
         Tenant shall, at its sole cost and expense, remove the Roof Sign and
         repair all damage caused by such removal. If during the Term (and any
         extensions thereof) (a) Tenant is in default under the terms of the
         Lease after the expiration of applicable notice and cure periods; or
         (b) Tenant vacates the Premises for a period of 90 or more consecutive
         days; or (c) Tenant assigns the Lease, then Tenant's rights granted
         herein with respect to the Roof Sign will terminate and Landlord may
         remove the Roof Sign at Tenant's sole cost and expense.

     e.  Provided Tenant is not in default, Landlord agrees to contribute the
         sum of $15,000.00 (the "Signage Allowance") toward the cost of the
         Building Sign, Tenant's signage on the Monument Sign and the Roof Sign.
         The Signage Allowance may only be used for the cost of the design,
         fabrication and installation of the Building Sign, Tenant's signage on
         the Monument Sign and the Roof Sign. The Sign Allowance shall be paid
         to Tenant within 30 days after receipt of the following documentation:
         (i) a written request for reimbursement by Tenant accompanied by
         invoices evidencing the expenses incurred by Tenant in connection with
         the Building Sign and the Roof Sign, and (ii) mechanics lien waivers
         covering all work for which disbursement is being requested.

9.   Inspection. Landlord and Landlord's agents and representatives shall have
the right, after twenty-four (24) hours advance notice, which notice may be oral
(provided that notice shall not be provided by voice mail) (except in the case
of an emergency, in which event no notice shall be required), to enter and
inspect the Premises at any reasonable time for the purpose of ascertaining the
condition of the Premises, in order to make such repairs as may be required or
permitted to be made by Landlord under

                                       14

<PAGE>

the terms of this Lease, or for any other business purpose. During the period
that is six (6) months prior to the end of the Term hereof, Landlord and
Landlord's agents and representatives shall have the right to enter the Premises
at any reasonable time during business hours for the purpose of showing the
Premises and shall have the right to erect on the Premises a suitable sign
indicating the Premises are available. Except in cases of emergency, Tenant may
require that any person accessing the Premises after Tenant's initial occupancy
thereof execute a confidentiality agreement in the form of Exhibit K attached
hereto and/or comply with Tenant's reasonable safety requirements and provided
that Tenant makes such representative available, Tenant shall have the right to
have a representative of Tenant accompany Landlord, its agents and
representatives during any such entry. Tenant shall give written notice to
Landlord at least thirty (30) days prior to vacating the Premises and shall
arrange to meet with Landlord for a joint inspection of the Premises immediately
following Tenant's removal of its property from the Premises for purposes of
determining Tenant's responsibility for repairs and restoration. Tenant and
Landlord shall use good faith efforts to agree on Tenant's responsibility for
repairs and restoration. In the event Tenant and Landlord cannot agree on
Tenant's responsibility, Tenant and Landlord agree that Landlord's architect's
determination thereof shall be conclusively deemed correct.

10.  Utilities. Landlord agrees to provide at its cost water, electricity and
telephone service connections to the Premises; provided that Tenant shall pay
for all water, electricity, gas, heat, light, power, telephone, sewer, sprinkler
charges and other utilities and services used on or for the Premises, together
with any taxes, penalties, surcharges or the like pertaining thereto and any
maintenance charges for utilities. Tenant shall furnish all electric light bulbs
and tubes used in connection with the Premises. If any such services are not
separately metered to Tenant, Tenant shall pay a reasonable proportion as
determined by Landlord of all charges jointly metered with other premises in the
Project. Landlord shall in no event be liable for any interruption or failure of
utility services on the Premises. Notwithstanding anything to the contrary
contained in this Paragraph 10, if: (i) in the event of a cessation of water or
electricity to the Premises for a period in excess of five (5) consecutive
business days after Tenant notifies Landlord of such cessation (the
"Interruption Notice"); (ii) such cessation is caused solely and directly by
Landlord or Landlord's agents or contractors; (iii) such cessation is not caused
by a fire or other casualty (in which case Paragraphs 12 and 14 hereof shall
control); and (iv) as a result of such cessation, the Premises or a portion
thereof, is rendered untenantable (meaning that Tenant is unable to use all or a
portion of the Premises in the normal course of its business) and Tenant in fact
ceases to use the Premises, or portion thereof, then Tenant, as its sole remedy,
shall be entitled to receive an abatement of monthly rent payable hereunder
during the period beginning on the sixth (6th) consecutive business day of such
cessation and ending on the day when the service in question has been restored.
In the event the entire Premises has not been rendered untenantable by the
cessation in service, the amount of abatement that Tenant is entitled to receive
shall be prorated based upon the percentage of the Premises so rendered
untenantable and not used by Tenant.

11.  Assignment and Subletting.

     a.  Except in accordance with this Paragraph 11, Tenant will not assign
         this Lease, or allow same to be assigned by operation of law or
         otherwise, or sublet the Premises or any part thereof, or mortgage or
         transfer its leasehold interest or grant any concession or license
         within the Premises, without the prior written consent of Landlord.
         Notwithstanding the foregoing, Tenant shall have the right to designate
         certain areas of the Premises solely for use in connection with certain
         customer products. Tenant may assign its entire interest under this
         Lease, without the consent of Landlord, to (i) an affiliate,
         subsidiary, or parent of Tenant, or a corporation, partnership or other
         legal entity wholly owned by Tenant (collectively, an "Affiliated
         Party"), or (ii) a successor to Tenant by purchase, merger,
         consolidation or reorganization, provided that all of the following
         conditions are satisfied (each such Transfer a "Permitted Transfer"):
         (1) Tenant is not in default

                                       15

<PAGE>

         under this Lease beyond any applicable notice and cure period; (2) the
         permitted use does not allow the Premises to be used for retail
         purposes; (3) Tenant shall give Landlord written notice at least 10
         days prior to the effective date of the proposed Permitted Transfer;
         (4) with respect to a proposed Permitted Transfer to an Affiliated
         Party, Tenant continues to have a net worth equal to or greater than
         Tenant's net worth at the date of this Lease; and (5) with respect to a
         purchase, merger, consolidation or reorganization or any Permitted
         Transfer which results in Tenant ceasing to exist as a separate legal
         entity, (a) Tenant's successor shall own all or substantially all of
         the assets of Tenant, and (b) Tenant's successor shall have a net worth
         which is at least to Tenant's net worth on the date of this Lease.
         Tenant's notice to Landlord shall include information and documentation
         showing that each of the above conditions has been satisfied. If
         requested by Landlord, Tenant's successor shall sign a commercially
         reasonable form of assumption agreement. As used herein, (A) "parent"
         shall mean a company which owns a majority of Tenant's voting equity;
         (B) "subsidiary" shall mean an entity wholly owned by Tenant or at
         least 51% of whose voting equity is owned by Tenant; and (C)
         "affiliate" shall mean an entity controlled by, controlling or under
         common control with Tenant. Notwithstanding the foregoing, if any
         parent, affiliate or subsidiary to which this Lease has been assigned
         or transferred subsequently sells or transfers its voting equity or its
         interest under this Lease other than to another parent, subsidiary or
         affiliate of the original Tenant named hereunder, such sale or transfer
         shall be deemed to be a Transfer requiring the consent of Landlord
         hereunder. Notwithstanding any permitted assignment or subletting,
         Tenant shall at all times remain directly, primarily and fully
         responsible and liable for the payment of the rent herein specified and
         for compliance with all of its other obligations under the terms,
         provisions and covenants of this Lease. Tenant shall deliver to
         Landlord a copy of each assignment or sublease entered into by Tenant
         promptly after the execution thereof. No assignee or sublessee of the
         Premises or any portion thereof may assign or sublet the Premises or
         any portion thereof. Consent by Landlord to one or more assignments or
         sublettings shall not operate as a waiver of Landlord's rights as to
         any subsequent assignments and/or sublettings. All reasonable legal
         fees and expenses incurred by Landlord in connection with any
         assignment or sublease proposed by Tenant in an amount not to exceed
         $1,500.00 will be the responsibility of Tenant and will be paid by
         Tenant within thirty (30) days after receipt of an invoice from
         Landlord. Upon the occurrence of an event of default under Paragraph
         18(a) below, if the Premises or any part thereof are then sublet,
         Landlord, in addition to any other remedies herein provided or provided
         by law, may at its option collect directly from such subtenant all
         rents becoming due to Tenant under such sublease and apply such rent
         against any sums due to Landlord from Tenant hereunder, and no such
         collection shall be construed to constitute a novation or a release of
         Tenant from the further performance of Tenant's obligations hereunder.

     b.  If Tenant shall propose to sublet or assign this Lease, it shall so
         notify Landlord in writing not less than thirty (30) days prior to the
         date of the proposed assignment or subletting, such notice setting
         forth the name of the proposed subtenant or assignee, the term, use,
         rental rate and other particulars of the proposed subletting or
         assignment, including without limitation, proof satisfactory to
         Landlord that the proposed subtenant or assignee is financially
         responsible and will immediately occupy and thereafter use the entire
         Premises (or any sublet portion thereof) for the remaining Term of this
         Lease (or for the entire term of the sublease, if shorter).

     c.  Landlord shall have the option, in the event of any proposed assignment
         of the Lease which is not a Permitted Transfer or a proposed sublease
         of the entire Premises which is not a Permitted Transfer, to cancel
         this Lease to be effective as of the date the assignment or sublease
         described in Tenant's notice becomes effective. The option shall be
         exercised, if at all, by Landlord's giving Tenant written notice
         thereof within twenty (20) days following Landlord's receipt of
         Tenant's

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<PAGE>

         proposed assignment. Further, upon any such cancellation Landlord and
         Tenant shall have no further obligations or liabilities to each other
         under this Lease, except with respect to obligations or liabilities
         which accrue hereunder, as of such cancellation date in the same manner
         as if such cancellation date were the date originally fixed for the
         expiration of the Term hereof. Without limitation, Landlord may lease
         the Premises to the prospective assignee or subtenant, without
         liability to the Tenant. Landlord's failure to exercise any right
         hereunder shall not waive Landlord's right as to any subsequent
         proposed assignment or sublease, nor shall any such failure be deemed
         to constitute Landlord's approval of the proposed assignment or
         sublease.

     d.  In respect of any proposed assignment or sublease that is not a
         Permitted Transfer, if Landlord does not cancel this Lease, Landlord
         shall, within thirty (30) days after Landlord's receipt of Tenant's
         written request to the proposed assignment or sublease, notify Tenant
         whether Landlord consents or withholds its consent to the proposed
         sublease or assignment, which consent may be withheld in Landlord's
         sole discretion. If Landlord fails to so notify Tenant within such
         thirty (30) day period, Landlord shall be deemed to have consented to
         such assignment or sublease. To the extent the rentals or income
         derived from any sublease or assignment exceed the rentals due
         hereunder, fifty percent (50%) of such excess rentals and income (after
         payment of reasonable and customary third party out of pocket costs
         actually paid by Tenant in connection with such assignment or sublease,
         evidence of which shall be provided to Landlord) shall be the property
         of and paid over to Landlord in consideration for Landlord's consent to
         the applicable assignment or sublease.

     e.  Landlord shall have the right to transfer and assign, in whole or in
         part, any of its rights under this Lease, and in the Building and the
         Project, and in the event the assignee assumes all the obligations of
         Landlord hereunder, Landlord shall by virtue of such transfer or
         assignment be released from such obligations accruing after the date of
         such transfer or assignment, but shall remain liable for all such
         obligations accruing on or before the date of such transfer or
         assignment.

12.  Insurance; Fire and Casualty Damage; Waiver of Subrogation.

     a.  Landlord agrees to maintain standard all-risk property insurance
         covering the Building in an amount not less than the full replacement
         cost thereof. Such insurance shall be for the sole benefit of Landlord
         and under its sole control. Any insurance provided for in this
         subparagraph 12(a) may be effected by self-insurance or by a policy or
         policies of blanket insurance covering additional items or locations or
         assureds.

     b.  Tenant, at its expense, shall procure maintain during the Term of this
         Lease special form all risk property insurance covering the full
         replacement cost of all property and improvements installed or placed
         in the Premises, including without limitation the tenant improvements
         described in Exhibit D attached hereto; worker's compensation insurance
         with no less that the minimum limits required by law and employer's
         liability insurance with a minimum limit of One Million and 00/100
         Dollars ($1,000,000) per occurrence. Tenant shall also, at Tenant's
         sole cost and expense, for the benefit of Landlord, Landlord's manager
         and Tenant, maintain comprehensive commercial general liability with
         broad liability endorsement insurance against claims for personal
         injury, death or property damage occurring upon, in or about the
         Premises. Such insurance shall afford protection to Landlord, its
         managing agent and Tenant to the limit of not less than Three Million
         and 00/100 Dollars ($3,000,000.00) per occurrence, Three Million and
         00/100 Dollars ($3,000,000.00) aggregate, combined single limit bodily
         injury and property damage. An increased coverage excess or umbrella
         policy may be provided and utilized by Tenant to increase

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<PAGE>

         the coverage provided by individual or blanket policies in lower
         amounts to achieve the required aggregate coverage, provided that such
         policies otherwise comply with the provisions of this Section 12. Such
         policies of insurance shall insure on an occurrence and not a
         claims-made basis, be written in companies reasonably satisfactory to
         Landlord, name Landlord, Landlord's directors, officers, shareholders,
         agents and employees as additional insureds thereunder, not be
         cancelable unless 30 days prior written notice shall have been given to
         Landlord, and such policies, or a memorandum or certificate of such
         insurance, shall, prior to Tenant taking possession of the Premises, be
         delivered to Landlord endorsed "Premium Paid" by the company or agency
         issuing the same or accompanied by other evidence satisfactory to
         Landlord that the premium thereon has been paid.

     c.  If the Premises or the Building (including machinery or equipment used
         in its operation) shall be damaged by fire or other casualty and if
         such damage does not render all or a substantial portion of the
         Premises or the Building untenantable, then Landlord shall repair and
         restore the same with reasonable promptness, subject to reasonable
         delays for insurance adjustments and delays caused by matters beyond
         Landlord's reasonable control but Landlord shall not be obligated to
         expend therefor an amount in excess of the proceeds of insurance
         recovered with request thereto. If any such damage renders all or a
         substantial portion of the Premises or the Building untenantable,
         Landlord shall, within sixty (60) days of such damage or destruction,
         deliver to Tenant an estimate (the "Estimate") of the duration of the
         period in which the Premises will be untenantable, as reasonably
         determined by Landlord. If such estimated period shall be for more than
         one hundred eighty (180) days from the date of such damage, then
         Landlord, or Tenant if in addition thereto at least fifty percent (50%)
         of the Premises is untenantable, shall have the right to terminate this
         Lease (with appropriate prorations of Rent being made for Tenant's
         possession subsequent to the date of such damage of those tenantable
         portions of the Premises) upon giving written notice to the other
         within fifteen (15) days after the delivery to Tenant of Landlord's
         repair estimate. Unless this Lease is terminated as provided in the
         preceding sentence and so long as such damage does not result from
         Tenant's fault or neglect, Landlord shall proceed with reasonable
         promptness to repair and restore the Premises, subject to reasonable
         delays for insurance adjustments and delays caused by matters beyond
         Landlord's reasonable control. Landlord shall have no liability to
         Tenant, and except as provided below, Tenant shall not be entitled to
         terminate this Lease by virtue of any delays in completion of such
         repairs and restoration. However, provided that in the event Landlord
         fails to substantially complete such rebuilding or repairs to the
         Premises within the estimated period of time set forth in the Estimate
         (which period shall be extended for Reconstruction Delays), then Tenant
         may, at its option, terminate this Lease by delivering written notice
         of termination to Landlord on or before the earlier to occur of (i)
         fifteen (15) days after the expiration of the time period set forth in
         the Estimate, and (ii) substantial completion of the rebuilding or
         repair of the Premises. For purposes of this Lease, the term
         "Reconstruction Delays" shall mean (x) any delays caused by Tenant; and
         (y) any delays caused by events of force majeure. Rent shall abate on
         those portions of the Premises as are, from time to time, untenantable
         as a result of such damage (except fires or casualties resulting from
         Tenant's fault or neglect). Notwithstanding anything to the contrary
         herein set forth, Landlord shall have no duty pursuant to this
         Paragraph 12(c) to repair or restore any portion of the alterations,
         additions or improvements in the Premises or the decoration thereto
         except to the extent that such alterations, additions, improvements and
         decoration were provided by Landlord, at Landlord's cost, at the
         beginning of the Term.

     d.  Notwithstanding Landlord's restoration obligation, in the event any
         mortgagee under a deed of trust, security agreement or mortgage on the
         Building should require that the insurance proceeds be used to retire
         or reduce the mortgage debt or if the insurance company issuing
         Landlord's fire

                                       18

<PAGE>

         and casualty insurance policy fails or refuses to pay Landlord the
         proceeds under such policy, Landlord shall have no obligation to
         rebuild and this Lease shall terminate upon notice by Landlord to
         Tenant.

     e.  Notwithstanding anything to the contrary set forth in this Lease,
         Landlord and Tenant hereby waive any rights they may have against the
         other (including, but not limited to, a direct action for damages) on
         account of any loss or damage occasioned to Landlord or Tenant, as the
         case may be, TO THEIR RESPECTIVE PROPERTY, THE PREMISES, ITS CONTENTS
         OR TO ANY OTHER PORTION OF THE BUILDING OR THE PROJECT ARISING FROM ANY
         RISK (WITHOUT REGARD TO THE AMOUNT OF COVERAGE OR THE AMOUNT OF
         DEDUCTIBLE) COVERED BY OR WHICH WOULD BE COVERED BY THE ALL RISK
         REPLACEMENT COST PROPERTY INSURANCE REQUIRED TO BE CARRIED BY TENANT
         AND LANDLORD, RESPECTIVELY, UNDER SUBPARAGRAPHS 12(a) AND 12(b) ABOVE
         (EVEN IF (i) SUCH LOSS OR DAMAGE IS CAUSED BY THE FAULT, NEGLIGENCE OR
         OTHER TORTIOUS CONDUCT, ACTS OR OMISSIONS OF THE RELEASED PARTY OR THE
         RELEASED PARTY'S DIRECTORS, EMPLOYEES, AGENTS OR INVITEES, OR (ii) THE
         RELEASED PARTY IS STRICTLY LIABLE FOR SUCH LOSS OR DAMAGE). The
         foregoing waiver shall be effective even if either or both parties fail
         to carry the insurance required by subparagraphs 12(a) and 12(b) above.
         If a party waiving rights under this Paragraph is carrying an all risk
         full replacement cost insurance policy in the promulgated form used in
         the State of Texas and an amendment to such promulgated form is passed,
         such amendment shall be deemed not a part of such promulgated form
         until it applies to the policy being carried by the waiving party.
         Without in any way limiting the foregoing waivers and to the extent
         permitted by applicable law, the parties hereto each, on behalf of
         their respective insurance companies insuring the property of either
         Landlord or Tenant against any such loss, waive any right of
         subrogation that Landlord or Tenant or their respective insurers may
         have against the other party or their respective officers, directors,
         employees, agents or invitees and all rights of their respective
         insurance companies based upon an assignment from its insured. Each
         party to this Lease agrees immediately to give to each such insurance
         company written notification of the terms of the mutual waivers
         contained in this Paragraph and to have said insurance policies
         properly endorsed, if necessary, to prevent the invalidation of said
         insurance coverage by reason of said waivers. The foregoing waiver
         shall be effective whether or not the parties maintain the required
         insurance.

13.  Liability.

     a.  Subject to Landlord's express waivers under Paragraph 12(e) above,
         Tenant agrees to indemnify and save Landlord and Landlord's directors,
         officers, shareholders, agents and employees harmless against and from
         any and all claims by or on behalf of any person or persons, firm or
         firms, corporation or corporations, arising from any breach or default
         on the part of Tenant in the performance of any covenant or agreement
         on the part of Tenant to be performed, pursuant to the terms of this
         Lease, or arising from the use of the Premises or any act or negligence
         on the part of Tenant or its agents, contractors, servants, employees
         or licensees, or arising from any accident, injury or damage to the
         extent caused by Tenant, its agents, and employees to any person, firm
         or corporation occurring during the Term of this Lease or any renewal
         thereof, in or on the Premises and Project, and from and against all
         costs, reasonable counsel fees, expenses and liabilities incurred in or
         about any such claim or action or proceeding brought thereon; and in
         case any action or proceeding be brought against Landlord, and
         Landlord's directors, officers, shareholders, agents and employees by
         reason of any such claim, Tenant, upon notice from

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<PAGE>

         Landlord, covenants to resist or defend such action or proceeding by
         counsel reasonably satisfactory to Landlord.

     b.  Tenant agrees, to the extent not expressly prohibited by law, that
         Landlord and Landlord's directors, officers, shareholders, agents,
         employees and servants shall not be liable to Tenant for any injury to
         person or damage to property sustained by Tenant or any person claiming
         through Tenant resulting from any accident or occurrence in the
         Premises or any other portion of the Project caused by the Premises or
         any other portion of the Building becoming out of repair or by defect
         in or failure of equipment, pipes, or wiring, or by broken glass, or by
         the backing up of drains, or by gas, water, steam, electricity, or oil
         leaking, escaping or flowing into the Premises (except where due to
         Landlord's gross negligence or willful failure to make repairs required
         to be made pursuant to other provisions of this Lease, after the
         expiration of a reasonable time after written notice to Landlord of the
         need for such repairs), nor shall Landlord be liable to Tenant for any
         loss or damage that may be occasioned by or through the acts or
         omissions of other tenants of the Building or of any other persons
         whomsoever, including, but not limited to riot, strike, insurrection,
         war, court order, requisition, order of any governmental body or
         authority, acts of God, fire or theft.

     c.  Tenant shall comply with all applicable laws and ordinances, all orders
         and decrees of court and all requirements of other governmental
         authorities, and shall not, directly or indirectly, make any use of the
         Premises which may thereby be prohibited or be dangerous to person or
         property or which may jeopardize any insurance coverage, or may
         increase the cost of insurance or require additional insurance
         coverage. If by reason of the failure of Tenant to comply with the
         provisions of this Paragraph 13, any insurance coverage is jeopardized
         or insurance premiums are increased, Landlord shall have the option
         either to terminate this Lease or to require Tenant to make immediate
         payment of the increased insurance premium.

     d.  Landlord shall be responsible for compliance with all applicable laws
         and ordinances, all orders and decrees of court and all requirements of
         other governmental authorities with respect to the Building shell and
         the common areas of the Project and Landlord shall not make any use of
         the common areas of the Project which may thereby be prohibited or be
         dangerous to person or property or which may jeopardize any insurance
         coverage required to be carried by Tenant hereunder. Landlord
         represents that the Building shell has passed all inspections required
         by the City of Coppell applicable thereto.

     e.  The provisions of this Paragraph shall survive the expiration or sooner
         termination of this Lease. If Tenant shall recover a money judgment
         against Landlord, such judgment shall be satisfied only out of the
         right, title and interest of Landlord in the Project as the same may
         then be encumbered and Landlord shall not be liable for any deficiency.

     f.  In no event shall Landlord be liable to Tenant for consequential or
         special damages by reason of a failure to perform (or a default) by
         Landlord hereunder or otherwise. In no event shall Tenant have the
         right to levy execution against any property of Landlord other than its
         interest in the Project as hereinbefore expressly provided.

14.  Condemnation.

     a.  If the whole of or any substantial part of the Premises is taken by any
         public authority under the power of eminent domain, or taken in any
         manner for any public or quasi-public use, so as to render (in
         Landlord's reasonable judgment) the remaining portion of the Premises
         unsuitable for

                                       20

<PAGE>

         the purposes intended hereunder, then the Term of this Lease shall
         cease as of the day possession shall be taken by such public authority
         and Landlord shall make a pro rata refund of any prepaid rent. All
         damages awarded for such taking under the power of eminent domain or
         any like proceedings shall belong to and be the property of Landlord,
         and Tenant hereby assigns to Landlord its interest, if any, in said
         award. In the event that fifty percent (50%) or more of the Building
         area or appurtenances or fifty percent (50%) or more of the value of
         the Building is taken by public authority under the power of eminent
         domain, then, at Landlord's option, by written notice to Tenant mailed
         within sixty (60) days from the date possession shall be taken by such
         public authority, Landlord may terminate this Lease effective upon a
         date within ninety (90) days from the date of such notice to Tenant.
         Further, if the whole or any part of the Premises is taken by public
         authority under the power of eminent domain, or taken in any manner for
         any public or quasi-public use, so as to render the remaining portion
         of the Premises unsuitable, in Tenant's reasonable opinion, for the
         purposes intended hereunder, upon delivery of possession to the
         condemning authority pursuant to the proceedings, Tenant may, at its
         option, terminate this Lease as to the remainder of the Premises by
         written notice to Landlord. Such notice is to be given to Landlord
         within thirty (30) days after Tenant receives notice of the taking.
         Tenant shall not have the right to terminate this Lease pursuant to the
         proceeding sentence unless (i) the business of Tenant conducted in the
         portion of the Premises taken cannot, in Tenant's reasonable judgment,
         be carried on with substantially the same utility and efficiency in the
         remainder of the Premises (or any substitute space securable by
         Landlord pursuant to clause (ii) hereof); and (ii) Tenant cannot secure
         substantially similar (in Tenant's reasonable judgment) alternate space
         upon the same terms and conditions as set forth in this Lease
         (including rental) from Landlord in the Building. Any notice of
         termination shall specify the date, no more than sixty (60) days after
         the giving of such notice as the date, for such termination.

     b.  Anything in this Paragraph 14 to the contrary notwithstanding, Tenant
         shall have the right to prove in any condemnation proceedings and to
         receive any separate award which may be made for damages to or
         condemnation of Tenant's moveable trade fixtures and equipment, for
         moving expenses, and for loss of the value of this Lease, including
         increased rent payable for a new location and additional costs incurred
         with execution of a replacement lease; provided however, Tenant shall
         in no event have any right to receive any award with respect to any
         interest in the Building (including any loss of Tenant Improvements or
         Tenant Alterations). Anything in this Paragraph 14 to the contrary
         notwithstanding, in the event of a partial condemnation of the Building
         or Premises and this Lease is not terminated, Landlord shall, at its
         sole cost and expense and as soon as reasonably practicable, restore
         the Building and Premises to a complete architectural unit and the Base
         Rent provided for herein during the period from and after the date of
         delivery of possession pursuant to such proceeding to the termination
         of this Lease shall be reduced to a sum equal to the product of the
         Base Rent provided for herein multiplied by a fraction, the numerator
         of which is the number of square feet in the Premises after such taking
         and after the same has been restored to a complete architectural unit,
         and the denominator of which is the number of square feet in the
         Premises prior to such taking, which shall be further equitably
         adjusted to account for lost parking spaces.

15.  Relocation.  Intentionally deleted

16.  Holding Over. At the termination of this Lease by lapse of time or
otherwise, Tenant will deliver immediate possession to Landlord. In the event
Tenant or any party under Tenant claiming rights to this Lease, retains
possession of the Premises after the expiration or earlier termination of this
Lease, such possession shall constitute and be construed as a tenancy at will
only, subject, however, to all of the terms, provisions, covenants and
agreements on the part of Tenant hereunder; such parties shall be

                                       21

<PAGE>

subject to immediate eviction and removal in accordance with applicable law and
Tenant or any such party shall pay Landlord as rent for the period of such
holdover an amount equal to one and one-half (1 1/2) times the Base Rent in
effect immediately preceding expiration or termination, as applicable, prorated
on a daily basis, plus Tenant's Proportionate Share of the Operating Expenses.
Tenant shall also pay any and all direct damages sustained by Landlord as a
result of such holdover. The rent during such holdover period shall be payable
to Landlord from time to time on demand; provided, however, if no demand is made
during a particular month, holdover rent accruing during such month shall be
paid in accordance with the provisions of Paragraphs 2 and 4 above. Tenant will
vacate the Premises and deliver same to Landlord immediately upon Tenant's
receipt of notice from Landlord to so vacate. No holding over by Tenant, whether
with or without consent of Landlord, shall operate to extend the Term of this
Lease; no payments of money by Tenant to Landlord after the expiration or
earlier termination of this Lease shall reinstate, continue or extend the Term
of this Lease; and no extension of this Lease after the expiration or earlier
termination thereof shall be valid unless and until the same shall be reduced to
writing and signed by both Landlord and Tenant.

17.  Quiet Enjoyment. Provided Tenant timely pays rent hereunder and observes
and performs all of the covenants, conditions and provisions on Tenant's part to
be observed and performed hereunder, Tenant shall have the quiet possession of
the Premises for the entire Term hereof, subject to all of the provisions of
this Lease and all laws and restrictive covenants to which the Project is
subject.

18.  Events of Default. The following events shall be events of default by
Tenant under this Lease:

     a.  With respect to the first two (2) failures within any twelve (12) month
         period during the Term, the failure of Tenant to pay to Landlord any
         installment of the rent herein reserved when due, or any payment with
         respect to operating expenses hereunder when due, or any other payment
         or reimbursement to Landlord required herein when, due, and such
         failure shall continue for a period of ten (10) days after written
         notice to Tenant. With respect to any other payment of rent, payment
         with respect to operating expenses or any other payment or
         reimbursement, the failure of Tenant to pay Landlord such amount when
         due, it being agree that after the first two (2) failures in any twelve
         (12) month period, no notice of the delinquent payment shall be
         required.

     b.  Tenant shall make a transfer in fraud of creditors, or shall make an
         assignment for the benefit of creditors.

     c.  Tenant shall file a petition under any section or chapter of the
         Federal Bankruptcy Code, as amended, or under any similar law or
         statute of the United States or any State thereof: or Tenant shall be
         adjudged bankrupt or insolvent in proceedings filed against Tenant
         thereunder.

     d.  A receiver or trustee shall be appointed for all or substantially all
         of the assets of Tenant.

     f.  Tenant shall fail to comply with any term, provision or covenant of
         this Lease (other than the foregoing in this Paragraph 18), and shall
         not cure such failure within thirty (30) days after written notice
         thereof to Tenant, provided it such failure is not capable of being
         cured using diligent efforts, Tenant shall commence such cure within
         such thirty (30) period and thereafter diligently pursue its
         completion.

         In the event Tenant fails to take possession of and occupy the Premises
         within thirty (30) days following the Commencement Date or if Tenant
         vacates all or substantially all of the Premises for any period of
         thirty (30) or more consecutive days (other than a vacancy due to a
         casualty or condemnation), Tenant shall keep all Building systems in
         the Premises operating at levels

                                       22

<PAGE>

         necessary to prevent damage to the Building or the Building systems, as
         reasonably determined by Landlord.

19.  Remedies. Upon the occurrence of any such events of default described in
Paragraph 18 hereof, Landlord shall have the option to pursue any one or more of
the following remedies without any notice or demand whatsoever:

     a.  Terminate this Lease, in which event, Tenant shall immediately
         surrender the Premises to Landlord, and if Tenant fails to do so,
         Landlord may, without prejudice to any other remedy which it may have
         for possession or arrearages in rent, enter upon and take possession of
         the Premises and expel or remove Tenant and any other person who may be
         occupying such Premises or any part thereof, by force if necessary,
         without being liable for prosecution or any claim of damages therefor.
         Landlord shall be entitled to recover all loss and damage Landlord may
         suffer by reason of such termination, whether through inability to
         relet the Premises on satisfactory terms or otherwise, including
         without limitation, the following (without duplication of any element
         of damages):

         (i)    accrued rent to the date of termination and late charges,
                brokers' fees and commissions, attorneys' fees, moving
                allowances and any other costs incurred by Landlord in
                connection with making or executing this Lease, the cost of
                recovering the Premises and the costs of reletting the Premises
                (including, without limitation, advertising costs, brokerage
                fees, leasing commissions, reasonable attorneys' fees and
                refurbishing costs and other costs in readying the Premises for
                a new tenant, multiplied by a fraction, the numerator of which
                is the number of months then remaining in the Term of this Lease
                and the denominator of which is the total number of months in
                the new tenant's lease); and

         (ii)   the present value of the rent (discounted at a rate of interest
                equal to eight percent [8%] per annum [the "Discount Rate"])
                that would have accrued under this Lease for the balance of the
                Term but for such termination, reduced by the present value of
                the reasonable fair market rental value of the Premises for such
                balance of the Term (discounted at the Discount Rate).

     b.  Without judicial process, immediately terminate Tenant's right of
         possession of the Premises (whereupon all obligations and liability of
         Landlord hereunder shall terminate), but not terminate this Lease, and,
         without notice, demand or liability, enter upon the Premises or any
         part thereof, take absolute possession of the same, expel or remove
         Tenant and any other person or entity who may be occupying the Premises
         and change the locks. If Landlord terminates Tenant's possession of the
         Premises under this subparagraph 19(b), (i) Landlord shall have no
         obligation whatsoever to tender to Tenant a key for new locks installed
         in the Premises, (ii) Tenant shall have no further right to possession
         of the Premises and (iii) Landlord will have the right to relet the
         Premises or any part thereof on such terms as Landlord deems advisable,
         taking into account the factors described in subparagraph 19(d). Any
         rent received by Landlord from reletting the Premises or a part thereof
         shall be applied first, to the payment of any amounts other than rent
         due hereunder from Tenant to Landlord (in such order as Landlord shall
         designate), second, to the payment of the reletting expenses (which
         shall mean the product of the expenses of reletting, including, without
         limitation, refurbishing costs, advertising costs, brokerage fees, and
         leasing commissions, legal, and other reasonably necessary expenses,
         multiplied by a fraction, the numerator of which is the number of
         months then remaining in the Term of this Lease and the denominator of
         which is the total number of months in the new tenant's lease), and
         third, to the payment of rent due and unpaid hereunder (in such order
         as Landlord shall designate), and Tenant shall satisfy and pay to
         Landlord any deficiency upon demand therefor from time to time.

                                       23

<PAGE>

         Landlord shall not be responsible or liable for any failure to relet
         the Premises or any part thereof or for any failure to collect any rent
         due upon any such reletting. However, to the extent required by law,
         Landlord shall use reasonable efforts to mitigate its damages resulting
         from Tenant's default hereunder. No such re-entry or taking of
         possession of the Premises by Landlord shall be construed as an
         election on Landlord's part to terminate this Lease unless a written
         notice of such termination is given to Tenant pursuant to subparagraph
         19(a) above. If Landlord relets the Premises, either before or after
         the termination of this Lease, all such rentals received from such
         lease shall be and remain the exclusive property of Landlord and Tenant
         shall not be, at any time, entitled to recover any such rental.
         Landlord may at any time after a reletting elect to terminate this
         Lease.

     c.  Without judicial process, enter upon the Premises and do whatever
         Tenant is obligated to do under the terms of this Lease and Tenant
         agrees to reimburse Landlord on demand for any reasonable expenses
         which Landlord may incur in effecting compliance with Tenant's
         obligations under this Lease.

     d.  For purposes of determining any recovery of rent or damages by Landlord
         that depends upon what Landlord could collect by using reasonable
         efforts to relet the Premises, whether the determination is required
         under subparagraph 19(b) or otherwise, it is understood and agreed
         that:

         (i)    Landlord may reasonably elect to lease other comparable,
                available space in the Building, if any, before reletting the
                Premises.

         (ii)   Landlord may reasonably decline to incur out-of-pocket costs to
                relet the Premises, other than customary leasing commissions and
                legal fees for the negotiation of a lease with a new tenant.

         (iii)  Landlord may reasonably decline to relet the Premises at rental
                rates below the lesser of (A) the rental rate set forth in this
                Lease or (B) the then prevailing market rental rates, because of
                the negative impact lower rental rates would have on the value
                of the Building and because of the uncertainty of actually
                receiving from Tenant the greater damages that Landlord would
                suffer from and after reletting at the lower rates.

         (iv)   Before reletting the Premises to a prospective tenant, Landlord
                may reasonably require the prospective tenant to demonstrate the
                same financial condition that Landlord would require as a
                condition to leasing other space in the Project to the
                prospective tenant.

         Listing the Premises with a broker and advertising the Premises for
         lease in a manner consistent with parts (i) through (iv) above shall
         constitute prima facie evidence of reasonable efforts on the part of
         Landlord to relet the Premises.

     e.  In the event Tenant fails to pay any installment of Base Rent,
         Operating Expense Payments, or any reimbursement, additional rental, or
         any other payment hereunder as and when such payment is due, to help
         defray the additional cost to Landlord for processing such late
         payments Tenant shall pay to Landlord on demand a late charge in an
         amount equal to five percent (5%) of such installment, reimbursement,
         additional rental or any other payment and the failure to pay such late
         charge within ten (10) days after demand therefor shall be an event of
         default hereunder. The provision for such late charge shall be in
         addition to all of Landlord's other rights and remedies hereunder or at
         law and shall not be construed as liquidated damages or as limiting

                                       24

<PAGE>

         Landlord's remedies in any manner. Notwithstanding the foregoing,
         Landlord shall not charge a late charge on the first two (2) late
         payments in any twelve (12) month period so long as such late payments
         are made within ten (10) days after written notice that such payments
         were not made when due.

     f.  Pursuit of any of the foregoing remedies shall not preclude pursuit of
         any of the other remedies herein provided or any other remedies
         provided by law, nor shall pursuit of any remedy herein provided
         constitute a forfeiture or waiver of any rent due to Landlord hereunder
         or of any damages accruing to Landlord by reason of the violation of
         any of the terms, provisions and covenants herein contained. No act or
         thing done by the Landlord or its agents during the Term hereby granted
         shall be deemed a termination of this Lease or an acceptance of the
         surrender of the Premises, and no agreement to terminate this Lease or
         accept a surrender of said Premises shall be valid unless in writing
         signed by Landlord. No waiver by Landlord of any violation or breach of
         any of the terms, provisions and covenants herein contained shall be
         deemed or construed to constitute a waiver of any other violation or
         breach of any of the terms, provisions and covenants herein contained.
         Landlord's acceptance of the payment of rental or other payments
         hereunder after the occurrence of an event of default shall not be
         construed as a waiver of such default, unless Landlord so notifies
         Tenant in writing. Forbearance by Landlord to enforce one or more of
         the remedies herein provided upon an event of default shall not be
         deemed or construed to constitute a waiver of such default or of
         Landlord's right to enforce any such remedies with respect to such
         default or any subsequent default. If, on account of any event of
         default by Tenant in Tenant's obligations under the terms and
         conditions of this Lease, it shall become necessary or appropriate for
         Landlord to employ or consult with an attorney concerning or to enforce
         or defend any of Landlord's rights or remedies hereunder, Tenant agrees
         to pay any reasonable attorney's fees so incurred.

     g.  Notwithstanding anything herein to the contrary, except as set forth in
         Paragraph 25(b), in no event will the measure of damages include, nor
         will Tenant be liable to Landlord for, any amounts for loss of profits,
         income or savings or indirect, consequential or punitive damages.

20.      Landlord's Default, Remedies. Notwithstanding any other provision
hereof, if Landlord fails to perform any maintenance or repair obligation of
Landlord as set forth herein and (i) the lack of such maintenance and repair by
Landlord materially impairs Tenant's use of or access to the Premises, (ii) the
need for such maintenance and repair is not caused by Tenant or Tenant's
contractors, agents or employees, and (iii) Landlord fails to make any required
repairs within thirty (30) days after the receipt of Tenant's written notice or,
in the event the nature of Landlord's obligation is such that more than thirty
(30) days are required for its performance and Landlord fails to commence
performance within the thirty (30) day period and thereafter diligently pursue
the completion of same using commercially reasonable efforts, Tenant may, at its
option, make such repair or replacement on Landlord's behalf and recover from
Landlord Tenant's reasonable out-of-pocket costs and expenses in connection with
the exercise of such right; provided that if the repair or replacement affects
any portion of the Building which are the subject of any warranty or
maintenance/service agreement (such as, without limitation, the roof), Tenant
shall use Landlord's designated contractor (or other contractor reasonably
acceptable to Landlord) for such repair and/or replacement so as not to impair
or invalidate the warranty or maintenance/service agreement. In the case of any
damage to such components or systems caused by Tenant or Tenant's agents,
employees or contractors, the cost to repair the same shall be paid for by
Tenant. Landlord shall reimburse Tenant for such reasonable out-of-pocket costs
within thirty (30) days after receipt of an invoice therefor. Further, if
Landlord fails to provide Tenant with access to the roof in violation of
Paragraph 3(b) of this Lease and such failure continues for a period of ten (10)
days after Landlord's receipt of written notice thereof, Tenant shall be
entitled to access the roof for the purposes set forth in

                                       25

<PAGE>

Paragraph 3(b) without the consent of Landlord; provided that such access shall
be subject to the terms and conditions of Paragraph 3(b) hereof.

21.  Subordination.

     a.  This Lease and all rights of Tenant hereunder are subject and
         subordinate (i) to any mortgage or deed of trust, blanket or otherwise,
         which does now or may hereafter affect the Building (and which may also
         affect other properties) and (ii) to any and all increases, renewals,
         modifications, consolidations, replacements and extensions of any such
         mortgage or deed of trust. Tenant shall within ten (10) days from
         Landlord's demand, execute, acknowledge and deliver to Landlord any and
         all instruments and certificates that may be necessary or proper to
         more effectively subordinate this Lease and all rights of Tenant
         hereunder to any such mortgage or deed of trust or to confirm or
         evidence such subordination. Tenant covenants and agrees, in the event
         any proceedings are brought for the foreclosure of any such mortgage or
         if the Building be sold pursuant to any such deed of trust, to attorn
         to the purchaser, upon any such foreclosure sale or trustee's sale if
         so requested by such purchaser and to recognize such purchaser as the
         landlord under this Lease. As of the date of this Lease, there is no
         mortgage or deed of trust covering the Building. In the event a
         mortgage or deed of trust is placed on the Building subsequent to the
         date of this Lease, upon written request by Tenant, Landlord will use
         reasonable efforts to obtain a non-disturbance, subordination and
         attornment agreement from the holder of such future mortgage or deed of
         trust on such mortgage holder's then current standard form of
         agreement. "Reasonable efforts" of Landlord shall not require Landlord
         to incur any cost, expense or liability to obtain such agreement, it
         being agreed that Tenant shall be responsible for any fee or review
         costs charged by such mortgage holder. Notwithstanding the foregoing in
         this Paragraph 21(a) to the contrary, Tenant's agreement to subordinate
         this Lease to a future mortgage or deed of trust, is conditioned upon
         Tenant's receipt of a non-disturbance, subordination, and attornment
         agreement in favor of Tenant from any mortgagee who comes into
         existence after the Commencement Date. Such non-disturbance,
         subordination, and attornment agreement in favor of Tenant shall
         provide that, so long as Tenant is paying the Rent due under the Lease
         and is not otherwise in default under the Lease beyond any applicable
         cure period, its right to possession and the other terms of the Lease
         shall remain in full force and effect (Tenant's Non-Disturbance
         Rights"). Such non-disturbance, subordination, and attornment agreement
         may include other commercially reasonable provisions in favor of the
         mortgagee.

     b.  Tenant agrees to execute and deliver at any time and from time to time,
         upon the request of Landlord or of any holder(s) of any of the
         indebtedness or other obligations secured by any of the mortgages or
         deeds of trust referred to in this Paragraph, any instruments or
         certificates which, in the sole judgment of the Landlord or of such
         holder(s), may be necessary or appropriate in any such foreclosure
         proceeding or otherwise to evidence such attornment, provided such
         instruments or certificates are in forms reasonably acceptable to
         Tenant and so long as such holder(s) confirms Tenant's Non-Disturbance
         Rights.

     c.  Tenant agrees that the holder of any mortgage or deed of trust covering
         the Building may elect (which election shall be revocable) to have this
         Lease superior to any lien of its mortgage or deed of trust and, in the
         event of such election and upon notification by such mortgagee or
         trustee to Tenant to that effect, this Lease shall be deemed superior
         to the said mortgage or deed of trust, whether this Lease is dated
         prior to or subsequent to the date of said mortgage or deed of trust.

                                       26

<PAGE>

22.  Waiver of Trial by Jury and Texas Deceptive Trade Practices Act.

     a.  LANDLORD AND TENANT WAIVE ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION OR
         PROCEEDING BASED UPON, OR RELATED TO, THE SUBJECT MATTER OF THIS LEASE.
         THIS WAIVER IS KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY MADE BY
         TENANT, AND TENANT ACKNOWLEDGES THAT NEITHER LANDLORD NOR ANY PERSON
         ACTING ON BEHALF OF LANDLORD HAS MADE ANY REPRESENTATIONS OF FACT TO
         INDUCE THIS WAIVER OF TRIAL BY JURY OR IN ANY WAY TO MODIFY OR NULLIFY
         ITS EFFECT.

     b.  Tenant represents that Tenant is not a "consumer" as defined under the
         Texas Deceptive Trade Practices - Consumer Protection Act, Section
         17.41 et. seq. of the Texas Business and Commerce Code.

23.  Mechanic's Liens. Tenant shall have no authority, express or implied, to
     create or place any lien or encumbrance of any kind or nature whatsoever
     upon, or in any manner to bind, the interest of Landlord in the Premises,
     including those who may furnish materials or perform labor for any
     construction or repairs, and each such claim shall affect and each such
     lien shall attach to, if at all, only the leasehold interest granted to
     Tenant by this instrument. Tenant covenants and agrees that it will pay or
     cause to be paid all sums legally due and payable by it on account of any
     labor performed or materials furnished in connection with any work
     performed on the Premises on which any lien is or can be asserted and that
     it will save and hold Landlord harmless from any and all loss, cost or
     expense based on or arising out of asserted claims or liens against the
     leasehold estate or against the right, title and interest of the Landlord
     in the Premises or under the terms of this Lease. In the event a lien is
     filed against the Building, the Project or the Premises as a result of work
     performed by or on behalf of Tenant, Tenant shall within ten (10) days of
     receiving such notice of lien or claim cause such lien to be released of
     record (by payment or bond). Nothing in the Paragraph 23 shall impair
     Tenant's right to contest the lien or claim in good faith by appropriate
     proceedings, and in the event of such protest, Tenant shall pay promptly
     any final adverse judgment entered in any such proceeding.

24.  Rent Payments and Notices.

     a.  All rent and other payments required to be made by Tenant to Landlord
         hereunder shall be payable to Landlord c/o Transwestern Commercial
         Services, P.O. Box 797544, Dallas, Texas 75379-7544 or at such other
         address as Landlord may specify from time to time by written notice
         delivered in accordance herewith. Tenant's obligation to pay rent and
         any other amounts to Landlord under the terms of this Lease shall not
         be deemed satisfied until such rent and other amounts have been
         actually received by Landlord.

     b.  Any notice or communication (other than payments to Landlord required
         hereunder) required or permitted in this Lease shall be given in
         writing, sent by (a) personal delivery, with proof of delivery, (b)
         expedited delivery service, with proof of delivery, or (c) United
         States mail, postage prepaid, registered or certified mail, return
         receipt requested or, addressed as provided below or to such other
         address or to the attention of such other person as shall be designated
         from time to time in writing by the applicable party and sent in
         accordance herewith. Any such notice or communication shall be deemed
         to have been given either at the time of personal delivery or, in the
         case of delivery service or mail, as of the date of first attempted
         delivery at the address and in the manner provided herein.

                                       27

<PAGE>

         Landlord:                                          Tenant:

         AmberPoint at Coppell, L.L.C.,              Somera Communications, Inc.
         c/o Transwestern Commercial Services        5383 Hollister Avenue
         Attn:  Property Manager                     Santa Barbara, CA 93111
         17177 Preston Road                          Attention: Senior Vice
         Suite 140                                              President of
         Dallas, Texas 75244                                    Operations

                                                     With a copy to
                                                     Somera Communications, Inc.
                                                     5383 Hollister Avenue
                                                     Santa Barbara, CA 93111
                                                     Attention: Vice President
                                                                and General
                                                                Counsel

     c.  All parties included within the terms "Landlord" and "Tenant",
         respectively, shall be bound by notices given in accordance with the
         provisions of this Paragraph to the same effect as if each had received
         such notice.

25.  Environmental Requirements.

     a.  Except for Hazardous Material (hereinafter defined) contained in
         products used and stored by Tenant in de minimis quantities for
         ordinary cleaning and office purposes, Tenant shall not permit or cause
         any party to bring any Hazardous Material upon the Premises or
         transport, store, use, generate, manufacture or release any Hazardous
         Material in or about the Premises or the Project without Landlord's
         prior written consent. Tenant, at its sole cost and expense, shall
         operate its business in the Premises in strict compliance with all
         Environmental Requirements (hereinafter defined) and shall remediate in
         a manner satisfactory to Landlord any Hazardous Materials released on
         or from the Project by Tenant, its agents, employees, contractors,
         subtenants or invitees. Tenant shall complete and certify to disclosure
         statements as requested by Landlord from time to time relating to
         Tenant's transportation, storage, use, generation, manufacture or
         release of Hazardous Materials on the Premises or the Project. The term
         "Environmental Requirements" means all applicable present and future
         statutes, regulations, ordinances, rules, codes, judgments, orders or
         other similar enactments of any governmental authority or agency
         regulating or relating to health, safety, or environmental conditions
         on, under, or about the Premises or the environment, including without
         limitation, the following: the Comprehensive Environmental Response,
         Compensation and Liability Act; the Resource Conservation and Recovery
         Act; and all state and local counterparts thereto, and any regulations
         or policies promulgated or issued thereunder. The term "Hazardous
         Materials" means and includes any substance, material, waste,
         pollutant, or contaminant listed or defined as hazardous or toxic under
         any Environmental Requirements, asbestos and petroleum, including crude
         oil or any fraction thereof, natural gas, synthetic gas usable for fuel
         (or mixtures of natural gas and such synthetic gas) and toxic mold. As
         defined in Environmental Requirements, Tenant is and shall be deemed
         the "operator" of Tenant's "facility" and the "owner" of all Hazardous
         Materials brought on the Premises by Tenant, its agents, employees,
         contractors or invitees, and the wastes, by-products or residues
         generated, resulting or produced therefrom.

     b.  TENANT SHALL INDEMNIFY, DEFEND AND HOLD LANDLORD HARMLESS FROM AND
         AGAINST ANY AND ALL LOSSES (INCLUDING WITHOUT LIMITATION, DIMINUTION IN
         VALUE OF THE PREMISES OR THE PROJECT AND LOSS OF RENTAL INCOME FROM THE
         PROJECT), CLAIMS, DEMANDS, ACTIONS, SUITS, DAMAGES (INCLUDING WITHOUT

                                       28

<PAGE>

         LIMITATION, PUNITIVE DAMAGES), EXPENSES (INCLUDING WITHOUT LIMITATION,
         REMEDIATION, REMOVAL, REPAIR, CORRECTIVE ACTION, OR CLEANUP EXPENSES)
         AND COSTS (INCLUDING WITHOUT LIMITATION, ACTUAL ATTORNEYS' FEES,
         CONSULTANT FEES OR EXPERT FEES AND FURTHER INCLUDING WITHOUT
         LIMITATION, REMOVAL OR MANAGEMENT OF ANY ASBESTOS BROUGHT INTO THE
         PREMISES OR DISTURBED IN BREACH OF THE REQUIREMENTS OF THIS PARAGRAPH
         25, REGARDLESS OF WHETHER SUCH REMOVAL OR MANAGEMENT IS REQUIRED BY
         LAW) WHICH ARE BOUGHT OR RECOVERABLE AGAINST, OR SUFFERED OR INCURRED
         BY LANDLORD AS A RESULT OF ANY RELEASE OF HAZARDOUS MATERIALS FOR WHICH
         TENANT IS OBLIGATED TO REMEDIATE AS PROVIDED ABOVE OR ANY OTHER BREACH
         OF THE REQUIREMENTS UNDER THIS PARAGRAPH 25 BY TENANT, ITS AGENTS,
         EMPLOYEES, CONTRACTORS, SUBTENANTS, ASSIGNEES OR INVITEES, REGARDLESS
         OF WHETHER TENANT HAD KNOWLEDGE OF SUCH NONCOMPLIANCE. The obligations
         of Tenant under this Paragraph 25 shall survive any termination of this
         Lease. Further, in the event a lawsuit is filed against Landlord as a
         result of any release of Hazardous Materials for which Tenant is
         obligated to remediate as provided above or any other breach of the
         requirements under this Paragraph 25 by Tenant, its agents, employees,
         contractors, subtenants, assignees or invitees, AND SUCH LAWSUIT
         CONTAINS ALLEGATIONS AGAINST LANDLORD BASED ON LANDLORD'S NEGLIGENCE OR
         ALLEGING LANDLORD IS STRICTLY LIABLE AND LANDLORD IS NOT FOUND TO BE
         NEGLIGENT OR STRICTLY LIABLE, TENANT SHALL INDEMNIFY LANDLORD FROM AND
         AGAINST ALL COSTS ASSOCIATED WITH SUCH LAWSUIT, INCLUDING ATTORNEYS'
         FEES AND COURT COSTS.

     c.  Tenant shall complete and deliver the Environmental Questionnaire
         attached hereto as Exhibit F (the "Questionnaire") on or before Tenant
         occupies the Premises. Tenant represents and warrants to Landlord, with
         the understanding that Landlord will rely on same, that the
         Questionnaire, when delivered to Landlord will be true and correct and
         will not contain any material misrepresentations or omissions.
         Landlord's obligations hereunder are subject to Landlord's receipt and
         approval of the Questionnaire.

26.  Rules and Regulations. Tenant shall, at all times during the Term of this
Lease, comply with all rules and regulations at any time or from time to time
established by Landlord covering the use of the Premises and the Project,
provided such rules and regulations are applicable to all tenants in the
Project. Landlord shall not discriminate against Tenant in enforcement of the
rules and regulations. The current rules and regulations applicable to the
Project are attached as Exhibit I to this Lease. In the event of any conflict
between said rules and regulations and other provisions of this Lease, the other
terms and provisions of this Lease shall control. Landlord shall not have any
liability or obligation to Tenant for the breach of any rules or regulations by
other tenants in the Project.

27.  Courtesy Patrols. Tenant acknowledges and agrees that, while Landlord may
(but shall not be obligated to) patrol the Project, Landlord is not providing
any security services with respect to the Premises and that Landlord shall not
be liable to Tenant for, and Tenant waives any claims against Landlord with
respect to, any loss by theft or any other damage suffered by Tenant in
connection with any unauthorized entry into the Premises or onto the Project or
any other breach of security with respect to the Premises or the Project, EVEN
IF SUCH LOSS OR DAMAGE IS CAUSED BY OR RESULTS FROM THE NEGLIGENCE (BUT NOT THE
GROSS NEGLIGENCE OR WILLFUL MISCONDUCT) OF LANDLORD. Tenant shall be responsible
for the security of its employees and of the Premises and agrees to provide same
at its expense.

                                       29

<PAGE>

28.  Parking. Tenant shall be entitled use up to 150 unreserved parking spaces
in common with other tenants of the Project in those areas designated for
non-reserved parking; provided that up to 5 of such 150 unreserved parking
spaces may be designated as visitor spaces. Landlord may allocate parking spaces
among Tenant and other tenants in the Project if Landlord determines that such
parking facilities are becoming crowded. Landlord shall not be responsible for
enforcing Tenant's parking rights against any third parties.

29.  Miscellaneous.

     a.  Words of any gender used in this Lease shall be held and construed to
         include any other gender, and words in the singular number shall be
         held to include the plural, unless the context otherwise requires.

     b.  The terms, provisions and covenants and conditions contained in this
         Lease shall apply to, inure to the benefit of, and be binding upon, the
         parties hereto and upon their respective heirs, legal representatives,
         successors and permitted assigns, except as otherwise herein expressly
         provided. Landlord shall have the right to assign any of its rights and
         obligations under this Lease. Tenant agrees to furnish to Landlord,
         promptly upon demand, a corporate resolution, proof of due
         authorization by partners, or other appropriate documentation
         evidencing the due authorization of Tenant to enter into this Lease.
         Tenant does hereby covenant and warrant that Tenant is duly organized
         and validly existing under the laws of its state of formation, and, if
         such entity is existing under the laws of a jurisdiction other than
         Texas, qualified to transact business in Texas, Tenant has full right
         and authority to enter into this Lease and to perform all Tenant's
         obligations hereunder, and each person signing this Lease on behalf of
         Tenant is duly and validly authorized to do so. Landlord does hereby
         covenant and warrant that Landlord is duly organized and validly
         existing under the laws of its state of formation, and, is qualified to
         transact business in Texas to the extent required by Texas law,
         Landlord has full right and authority to enter into this Lease and to
         perform all Landlord's obligations hereunder, and each person signing
         this Lease on behalf of Landlord is duly and validly authorized to do
         so.

     c.  The captions inserted in this Lease are for convenience only and in no
         way define, limit or otherwise describe the scope or intent of this
         Lease, or any provision hereof, or in any way affect the interpretation
         of this Lease.

     d.  Tenant agrees from time to time within fifteen (15) days after request
         of Landlord, to deliver to Landlord, or Landlord's designee, an
         estoppel certificate stating that this Lease is in full force and
         effect, the date to which rent has been paid, the unexpired Term of
         this Lease and such other matters pertaining to this Lease as may be
         reasonably requested by Landlord. It is understood and agreed that
         Tenant's obligation to furnish such estoppel certificates in a timely
         fashion is a material inducement for Landlord's execution of this
         Lease.

     e.  All obligations and indemnities of either party hereunder not fully
         performed as of the expiration or earlier termination of the Term of
         this Lease shall survive the expiration or earlier termination of the
         Term hereof, including without limitation all payment obligations with
         respect to Base Rent, Operating Expenses, taxes and insurance and all
         obligations concerning the condition of the Premises. Tenant shall
         promptly pay to Landlord such estimated amounts determined in
         accordance with Paragraph 9. Any amounts held by Landlord in excess of
         any amounts due by Tenant shall be first credited against the amount
         payable by Tenant under this Paragraph 29(e) then any excess promptly
         returned to Tenant.

                                       30

<PAGE>

     f.  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,
         and 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 contract 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.

     g.  This Lease shall not be valid or binding unless and until duly executed
         by Landlord and Tenant. This Lease, including the exhibits and addenda,
         embodies the entire agreement between the parties hereto with relation
         to the transaction contemplated hereby, and there have been and are no
         oral or other covenants, agreements, representations, warranties or
         restrictions between the parties hereto, other than those specifically
         set forth herein. To be effective, any amendment or modification of
         this Lease must be in writing and signed by Landlord and Tenant. THERE
         ARE NO UNWRITTEN AGREEMENTS BETWEEN THE PARTIES HERETO.

     h.  Tenant and Landlord warrant that they each have had no dealings with
         any real estate broker or agent in connection with the negotiation of
         this Lease, excepting only Cushman and Wakefield of Texas, Inc.,
         representing Tenant, and Transwestern Commercial Services, Inc.,
         representing Landlord (collectively, the "Broker") and that they know
         of no other real estate brokers or agents who are or might be entitled
         to a commission in connection with this Lease. Tenant agrees to
         indemnify and hold harmless Landlord from and against any liability or
         claim, whether meritorious or not, arising in respect to brokers and/or
         agents other than Broker claiming by, through or under Tenant or
         Cushman and Wakefield or Texas, Inc., including without limitation,
         Republic Property, Inc. ("Republic"). Landlord agrees to indemnify and
         hold harmless Tenant from and against any liability or claim, whether
         meritorious or not, arising in respect to brokers and/or agents other
         than Broker claiming by, through or under Landlord or Transwestern
         Commercial Services, Inc. Landlord agrees to pay the commission due to
         Cushman and Wakefield of Texas, Inc. in connection with this Lease
         pursuant to the terms of a separate written agreement with such broker.
         Notwithstanding anything to the contrary set forth herein, Landlord has
         received a letter dated October 23, 2002 from Republic's attorney,
         regarding an alleged agreement between Tenant and Republic, whereby
         Republic claims that it is entitled to receive commissions in
         connection with this Lease. Landlord and Tenant acknowledge and agree
         that Landlord shall not be responsible for any payment to Republic and
         any and all costs and expenses in connection with any claims by
         Republic for commissions or otherwise in connection with this Lease
         shall be borne by Tenant.

     i.  This Lease shall be governed by and construed in accordance with the
         laws of the State of Texas.

     j.  Time is of the essence in this Lease and in each and all of the
         provisions hereof. Whenever a period of days is specified in this
         Lease, such period shall refer to calendar days unless otherwise
         expressly stated in this Lease.

     k.  For any obligation that prescribes action to be taken by Landlord or
         Tenant, the party taking the action shall not be liable or responsible
         for, and there shall be excluded from the computation for any such
         period of time, any delays due to strikes, riots, acts of God,
         shortages of labor or materials, war, terrorism, criminal acts by third
         parties, governmental laws, regulations or restrictions or any other
         causes of any kind whatsoever which are beyond the reasonable control
         of such party; provided, however, in no event shall the foregoing apply
         to the financial obligations

                                       31

<PAGE>

         of either Landlord or Tenant to the other under this Lease, including
         Tenant's obligation to pay rent or any other amount payable to Landlord
         hereunder.

     l.  The obligations of Tenant under each indemnity agreement and hold
         harmless agreement contained herein shall survive the expiration or
         termination of this Lease.

     m.  Neither this Lease nor a memorandum of lease shall be filed by or on
         behalf of Tenant in any public record. Landlord may prepare and file,
         and upon request by Landlord, Tenant will execute a memorandum of
         lease.

     n.  This Lease contains all of the agreements of the parties hereto with
         respect to any matter covered or mentioned in this Lease and no prior
         agreement, understanding or representation pertaining to any such
         matter shall be effective for any purpose. No provision of this Lease
         may be amended or added to except by an agreement in writing signed by
         the parties hereto or their respective successors in interest.

     o.  The voluntary or other surrender of this Lease by Tenant, or a mutual
         cancellation thereof, shall not constitute a merger of the Landlord's
         fee estate in the Project and the leasehold interest created hereby;
         and upon such surrender or cancellation of this Lease, Landlord shall
         have the option, in Landlord's sole discretion, to (a) either terminate
         all or any existing subleases or subtenancies, or (b) assume Tenant's
         interest in any or all subleases or subtenancies. The acquisition by
         Landlord of Tenant's interests under this Lease shall not result in the
         merger of Landlord's fee estate with Tenant's leasehold estate.

     p.  To the best of Landlord's actual current knowledge:

                (i)    Landlord holds indefeasible title to the Project;

                (ii)   Landlord has not received notice of any pending or
                threatened litigation or pending or threatened condemnation
                proceedings that affect, or may affect, the Project;

                (iii)  Landlord is a Delaware limited liability company, validly
                existing and in good standing, with full right, power and
                authority to enter into this Lease, to consummate this Lease,
                and to perform the covenants and agreements of Landlord, all as
                contemplated by this Lease, and all actions necessary to
                authorize Landlord to enter into and carry out its obligations
                under this Lease; and

                (iv)   Landlord has not (A) made a general assignment for the
                benefit of creditors; (B) filed any voluntary petition in
                bankruptcy or suffered the filing of any involuntary petition by
                Landlord's creditors; (C) suffered the appointment of a receiver
                to take possession of all, or substantially all, of Landlord's
                assets; (D) admitted in writing Landlord's inability to pay its
                debts as they come due; or (E) made an offer of settlement,
                extension, or composition to its creditors generally.

                (v)    Landlord has delivered to Tenant that certain Phase I
                Environmental Site Assessment Update Report for the land located
                at SEQ Sandy Lake Road and Royal Lane, Coppell, Dallas County,
                Texas dated December 21, 2001 prepared by HBC Engineering, Inc.
                Project No. 94017690A (the "Environmental Report"). The
                Environmental Report is the most recent environmental report in
                its possession. Landlord makes no representations or warranties
                regarding the completeness or accuracy of the Environmental
                Report. To Landlord's actual

                                       32

<PAGE>

                current knowledge, except as set forth in the Environmental
                Report, there are no "recognized environmental conditions" (as
                defined below) present on or in the Project that would have an
                adverse effect on any occupants of the Project. As used herein,
                the term "recognized environmental condition" shall have the
                meaning given to such term in ASTM Standard E 1527-00, entitled
                Standard Practice for Environmental Site Assessments: Phase I
                Environmental Site Assessment Process.

                As used herein, the phrase "Landlord's actual current knowledge"
                or similar phrase shall mean the actual current knowledge of
                John Higgins, Vice President of AmberJack, Ltd., managing member
                of Landlord, without duty of inquiry. Landlord represents that
                John Higgins is the employee of AmberJack, Ltd. most likely to
                have knowledge of the facts represented in this Paragraph 29.

30.  Exhibits and Attachments All exhibits, attachments, riders and addenda
referred to in this Lease are incorporated in this Lease and made a part hereof
for all intents and purposes.

         Exhibit A     Description of Premises
         Exhibit B     Legal Description of Land
         Exhibit C     Project Site Plan
         Exhibit D     Work Letter
         Exhibit E     Acceptance of Premises Memorandum
         Exhibit F     Environmental Questionnaire
         Exhibit G     Sign Criteria
         Exhibit H     Additional Provisions
                       1.  Cancellation Option
                       2.  Renewal Options
                       3.  Right of First Refusal
         Exhibit I     Rules and Regulations
         Exhibit J     Approved Equipment
         Exhibit K     Confidentiality Agreement

                          SIGNATURES ON FOLLOWING PAGE

                                       33

<PAGE>

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the
date first above written.

LANDLORD:                                          TENANT:

AmberPoint at Coppell, L.L.C., a Delaware          Somera Communications, Inc.,
limited liability company                          a Delaware corporation

By:      Transwestern Property Company
         Southwest, L.P., d/b/a Transwestern
         Commercial Services, as authorized        By:
         Property Manager for AmberPoint at           --------------------------
         Coppell, L.L.C.                           Name: Bill D'Agostino, Jr.
                                                   Title: Senior Vice President,
                                                          Operations
                                                   Date:
                                                        ------------------------

         By:
            -----------------------------------
         Name: Henry J. Knapek
         Title: Senior Vice President
         Date:
              ---------------------------------

         By:
            -----------------------------------
         Name: John M. Fulton
         Title: Senior Vice President
         Date:
              ---------------------------------

                                       34

<PAGE>

                                    EXHIBIT A

                                    PREMISES

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

                                        1

<PAGE>

                                    EXHIBIT B

                          LEGAL DESCRIPTION OF THE LAND

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

BEING a tract of land out of the Jesse Moore Survey, Abstract No. 968 in the
City of Coppell, Dallas County, Texas, and being part of Lot 1, Block A of the
Amberpoint Business Park Addition to the City of Coppell as described in Volume
2002023, Page 00071 (D.R.D.C.T.), and being part of a tract of land described in
deed to Ballantyne Jack, L.L.C., recorded in Volume 2001173, Page 3803,
(D.R.D.C.T.), and being more particularly described as follows:

COMMENCING at a 1/2-inch found iron rod with cap stamped Brittain & Crawford in
the centerline of Northpoint Drive (80 foot right-of-way), said point being the
northwest corner of a tract of land described in Special Warranty Deed to the
City of Coppell as recorded in Volume 96164, Page 207, D.R.D.C.T., and being in
the east line of Freeport North Addition, an addition to the City of Coppell, as
recorded in Volume 84203, Page 1835, D.R.D.C.T.;

THENCE North 00 degrees 07 minutes 07 seconds East, along said east line, a
distance of 30.00 feet to a point on a non-tangent circular curve to the left,
having a radius of 410.16 feet and whose chord bears North 75 degrees 33 minutes
23 seconds East, a distance of 220.98 feet, said point being on the north
right-of-way line of Northpoint Drive (60 feet wide);

THENCE Northeasterly, along said north right-of-way line and along said circular
curve to the left, through a central angle of 31 degrees 15 minutes 17 seconds
and an arc distance of 223.74 feet to the point of reverse curvature of a
circular curve to the right, having a radius of 480.00 feet and whose chord
bears North 68 degrees 41 minutes 11 seconds East, a distance of 146.16 feet;

THENCE Northeasterly, continuing along said north right-of-way line and along
said circular curve to the right, through a central angle of 17 degrees 30
minutes 53 seconds and an arc distance of 146.73 feet to the POINT OF BEGINNING;

THENCE North 00 degrees 07 minutes 17 seconds East, along said east line, a
distance of 384.27 feet to a 5/8-inch iron rod found for a corner;

THENCE North 00 degrees 56 minutes 17 seconds West, along the east line of said
Freeport North Addition, a distance of 90.42 feet to a 1/2-inch iron rod found
for a corner;

THENCE North 89 degrees 46 minutes 32 seconds West, along the north line of said
Freeport North Addition, a distance of 2.29 feet to a 1/2-inch iron rod found
for the southeast corner of Hager Containers Addition, an addition to the City
of Coppell, as recorded in Volume 88206, Page 3786, D.R.D.C.T.;

THENCE North 00 degrees 07 minutes 49 seconds East, along the east line of said
Hager Containers Addition, a distance of 339.95 feet, to a point for a corner;

THENCE South 89 degrees 56 minutes 23 seconds East, departing said east line, a
distance of 842.53 feet, to a point on the west right-of-way-line of said
Northpoint Drive (60 feet wide);

THENCE South 00 degrees 03 minutes 37 seconds West, along said west right-of-way
line, a distance of 382.77 feet to the point of curvature of a circular curve to
the right, having a radius of 420.00 feet and whose chord bears South 45 degrees
02 minutes 07 seconds West, a distance of 593.71 feet;

THENCE Southwesterly, along said northwest right-of-way line and along said
circular curve to the right, through a central angle of 89 degrees 57 minutes 00
seconds and an arc distance of 659.37 feet to the

                                        1

<PAGE>

point of tangency;

THENCE North 89 degrees 59 minutes 23 seconds West, continuing along said north
right-of-way line, a distance of 315.43 feet to the point of curvature of a
circular curve to the left, having a radius of 480.00 feet and whose chord bears
South 83 degrees 43 minutes 37 seconds West, a distance of 105.07 feet;

THENCE Southwesterly, along said northwest right-of-way line and along said
circular curve to the left, through a central angle of 12 degrees 33 minutes 59
seconds and an arc distance of 105.28 feet to the POINT OF BEGINNING AND
CONTAINING 637,617 square feet or 14.64 acres of land, more or less.

                                        2

<PAGE>

                                    EXHIBIT C

                                PROJECT SITE PLAN

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

                                        1

<PAGE>

                                    EXHIBIT C

                                PROJECT SITE PLAN

                                        2

<PAGE>

                                    EXHIBIT D

                                   WORK LETTER

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

1.   APPLICATION OF EXHIBIT

     Capitalized terms used and not otherwise defined herein shall have the same
     definitions as set forth in the Lease. The provisions of this Work Letter
     shall apply to the planning and completion of leasehold improvements
     requested by Tenant (the "Tenant Improvements") for the fitting out of the
     initial Premises, as more fully set forth herein. The Premises shall
     initially consist of approximately 15,000 square feet of office space (the
     "Office Premises"), approximately 30,000 square feet of testing and repair
     space (the "Testing Premises") and approximately 165,563 square feet of
     warehouse space (the "Warehouse Premises").

2.   LANDLORD AND TENANT PRE-CONSTRUCTION OBLIGATIONS

     (a) Preliminary Plans. Tenant's architect, Good, Fulton & Farrell
         ("Tenant's Architect") shall prepare space plans for the Tenant
         Improvements (the "Preliminary Plans") which shall include, without
         limitation, architectural, engineering (including mechanical,
         electrical and plumbing ("MEP"), except for the Warehouse Premises,
         which shall be provided as required by the City of Coppell by the
         Contractor's MEP subcontractor)) and design drawings showing the
         locations of doors, partitioning, electrical fixtures, outlets and
         switches, plumbing fixtures, floor loads and other requirements, and a
         list of all specialized installations, improvements upgrade
         specifications determined by Tenant as required for its use of the
         Office Premises and the Testing Premises. The Preliminary Plans shall
         also include Tenant specific preliminary power, phone and data
         locations in the Warehouse Premises. The costs associated with
         preparation of the Preliminary Plans shall be borne by Tenant; provided
         that Landlord shall provide Tenant with an allowance up to $45,000.00
         (the "Plan Allowance") to be used solely for the cost of the
         preparation of the Preliminary Plans and/or the Working Drawings
         (hereinafter defined). Within thirty (30) days after receipt of
         invoices for such costs, Landlord shall disburse the Plan Allowance to
         Tenant or Tenant's Architect up to the actual cost of the preparation
         of such plans as evidenced by such invoices.

     (b) Working Drawings. Tenant's Architect shall prepare working drawings
         only for the Tenant Improvements in the Office Premises and the Testing
         Premises (the "Working Drawings") based upon the Preliminary Plans;
         provided that the Working Drawings shall include, either in narrative
         or other form, information to provide the Contractor with adequate
         detail, all Tenant specific MEP requirements for the Warehouse Premises
         (other than HVAC requirements), such as the scope and/or specific
         location of electrical and plumbing improvements (i.e., location of
         outlets, number of 220v outlets); however, the Working Drawings shall
         not include complete engineering drawings for the Warehouse Premises.
         The Working Drawings shall include architectural and MEP drawings and
         construction drawings for the Tenant Improvements in the Office
         Premises and Testing Premises based on the Preliminary Plans.
         Notwithstanding the Preliminary Plans, in all cases the Working
         Drawings (i) shall be subject to Landlord's final approval, which
         approval shall not be unreasonably withheld, (ii) shall not be in
         conflict with building codes for the City or County or with insurance
         requirements for a comparable industrial building, and (iii) shall be
         in a form satisfactory to appropriate governmental authorities
         responsible for issuing permits and licenses required for construction.
         The costs associated with preparation of the Working Drawings shall be
         borne by Tenant; provided that Landlord shall provide Tenant with an
         allowance up to $23,490.00 (the "Working Drawings Allowance") to be
         used solely for the cost of the preparation of the Working Drawings and
         the Preliminary Plans. Within thirty (30) days after receipt of
         invoices for such costs, Landlord shall disburse the Working Drawings
         Allowance to

                                        1

<PAGE>

         Tenant or Tenant's Architect up to the actual cost of the preparation
         of such plans as evidenced by such invoices. Landlord and Tenant
         acknowledge and agree that the HVAC system for the Warehouse Premises
         will be designed in the field by the HVAC subcontractor.

     (c) Approval of Working Drawings. Within seven (7) business days after the
         initial proposed Working Drawings are delivered to Landlord, Landlord
         shall approve or disapprove same in writing and if disapproved,
         Landlord shall provide Tenant's Architect specific reasons for
         disapproval; provided that Landlord shall respond within three (3)
         business days after receipt of any revised Working Drawings.
         Notwithstanding the foregoing, in the event the Working Drawings are
         delivered to Landlord during the period of December 20, 2002 through
         January 2, 2003, Landlord shall have until January 10, 2003 to approve
         or disapprove such Working Drawings; provided that Landlord shall use
         reasonable efforts to notify Tenant of such approval or disapproval as
         soon as reasonably possible. The foregoing process shall continue until
         the Working Drawings are approved by Landlord; provided that if
         Landlord fails to respond in the initial seven (7) business day period
         or any subsequent three (3) business day period, Landlord shall be
         deemed to have approved the last submitted Working Drawings. For
         purposes of approval of Working Drawings, the proposed Working Drawings
         will be considered delivered to Landlord upon delivery to Jim Gaspard,
         Transwestern Commercial Services, 5001 Spring Valley Road, Suite 600W,
         Dallas, Texas 75244 and to John Fulton, Transwestern Commercial
         Services, 5001 Spring Valley Road, Suite 600W, Dallas, Texas 75244. For
         communications to Tenant or Tenant's Architect under this Work Letter,
         such communications shall be sent to Duncan Fulton, Good, Fulton &
         Farrell, 2808 Fairmont, Suite 300, Dallas, Texas 75201 and to Somera
         Communications, Inc., 5383 Hollister Avenue, Santa Barbara, California,
         93111, Attention: Dennis Wilson, Director, Program and Systems Support
         Operations and Professional Services.

3.   BUILDING PERMIT

         After the final approval of the Working Drawings by Landlord and Tenant
has occurred ("Final Approval") and the Contractor has been selected, the
Contractor shall submit the Working Drawings to the appropriate governmental
body or bodies for final plan checking and a building permit. Tenant shall cause
to be made any change in the Working Drawings necessary to obtain the building
permit; provided, however, after the Final Approval, no changes shall be made to
the Working Drawings, without the prior written approval of both Landlord and
Tenant.

4.   CONSTRUCTION OF TENANT IMPROVEMENTS

     Upon Final Approval of the Working Drawings, Landlord agrees promptly to
     bid the construction of the Tenant Improvements to the following four (4)
     mutually approved general contractors: (i) Scott & Reid, (ii) Resource
     Commercial, (iii) ICI Construction, Inc., and (iv) Turner Construction, and
     to immediately provide a copy of such bids to Tenant for Tenant's
     consideration. The costs associated with the construction of the Tenant
     Improvements shall be paid as set forth in Section 5 of this Work Letter.
     Landlord shall see that the construction complies with all applicable
     building, fire, plumbing, electrical, health, and sanitary codes,
     regulations, laws, ordinances, rules and regulations of any applicable
     governmental authority, the satisfaction of which shall be evidenced by a
     certificate of occupancy for the Premises; provided that in the event the
     Working Drawings do not comply with such codes and regulations, all costs
     resulting from such non-compliance shall be paid by Tenant. Further,
     Landlord shall see that the construction complies with any and all
     restrictive covenants and/or deed restrictions applicable to the Premises.
     Notwithstanding the foregoing, in the event the construction of the
     customer viewing platform described below triggers any modifications to the
     Building or the Tenant Improvements in order for the Building and the
     Tenant Improvements to comply with applicable laws, including the
     provisions of Tex. Rev. Civ. Stat. Ann. art. 9102 and the provisions of the
     Americans With Disabilities Act of 1990, as amended, Tenant shall, at
     Tenant's option, (i) pay for the cost of the required modifications, and
     such costs shall be considered Excess Costs under Section 5 below, or (ii)
     remove the installation of the customer viewing platform from the Tenant
     Improvements.

     Landlord shall recommend the selection of the Contractor (hereinafter
     defined) to Tenant ten (10)

                                        2

<PAGE>

     business days after Final Approval of the Working Drawings; and upon
     Tenant's approval of the selection, Landlord shall promptly enter into a
     construction contract ("Construction Contract"), subject to Tenant's
     reasonable approval (which shall be not unreasonably withheld or delayed)
     with the general contractor approved by Tenant (which approval shall not be
     unreasonably withheld) ("Contractor"). Landlord shall cause the
     construction of the Tenant Improvements to be carried out in substantial
     conformance with the Working Drawings in a good and workman like manner
     using first-class materials. The Construction Contract shall, at a minimum,
     call for (i) the construction of the Tenant Improvements for a stipulated
     sum contract, based on the Working Drawings; (ii) contractor warranties as
     described in AIA form A201 1997 Edition; (iii) Tenant's right to review and
     approve all Contractor pay applications (which approval shall not be
     unreasonably withheld or delayed by Tenant); and (iv) the Contractor to
     furnish evidence of the insurance set forth in Schedule 1 attached hereto
     in the amounts set forth on Schedule 1 attached to this Exhibit and any
     other insurance required by Landlord, and naming Landlord and Tenant as an
     additional insured on all liability insurance policies. Such Construction
     Contract price shall be subject to adjustment based on any changes to the
     Working Drawings required by Tenant in accordance with this Work Letter.
     The Construction Contract may not be amended nor the Construction Contract
     price increased by change order or otherwise, without Tenant's prior
     written approval, which approval shall not be unreasonably withheld or
     delayed.

5.   TENANT IMPROVEMENT COSTS

     A.  Landlord will initially provide at no additional cost to Tenant, the
     following improvements which Landlord acknowledges currently exist at the
     Building and/or the Premises:

     (i)   Warehouse Premises, including the following:

           (a)    32 dock high (48" above grade) truck doors, door track angle
                  iron protectors, and bumpers (existing "as is");

           (b)    2 dock high truck doors out of the 32 doors shall be utilized
                  as waste disposal openings in the warehouse wall (existing "as
                  is");

           (c)    2 doors with ramp (15' high x 12' wide) (existing "as is");

           (d)    Ashford sealant on warehouse floor (existing "as is"); and

           (e)    Underside of the roof deck delivered white (existing "as is").

     (ii)  Existing Building has 70 watt metal halide surface mounted exterior
     fixtures which are activated by light sensitive photocells.

     (iii) Underground electric service from the utility company to a
     pad-mounted transformer (existing "as is"). Electric service of 480/277
     volt, three-phase, four-wire.

     (iv)  ESFR fire protection sprinkler system (existing "as is").

     B.    Landlord shall perform the following Tenant Improvements at
     Landlord's sole cost and expense.

     (i)   8 of the 32 dock high (48" above grade) truck doors described in
     A.(i)(a) above doors shall be equipped with 25,000 lbs. levelers, interior
     swing lights, dock seals and interior/exterior traffic control lights;

     (ii)  Interior Warehouse Premises walls painted white;

     (iii) Installation of metal halide lighting fixtures on 18' centers (25 FC
     at 3' above ff) in the Warehouse Premises, mounted for possible relocation
     within 8'; and

                                        3

<PAGE>

     (iv)  One quad box with 110 V, 20 amps for every other column in the
     Warehouse Premises and between each set of dock doors. Two (2) 220 V
     locations in the Warehouse Premises.

     C.    The sum of the allowances set forth below for the construction of
     certain Tenant Improvements, in the amount of $1,300,008.00, will be
     referred to herein as the "Construction Allowance", and all permits
     required to construct the Tenant Improvements listed in this Section 5
     shall be paid from the Construction Allowance. In the event the cost of the
     Tenant Improvements (other than the work described in Section B(i) - (iv)
     above to be paid for by Landlord) exceeds the Construction Allowance,
     Tenant shall pay for the cost of such Tenant Improvements as provided
     below.

     (i)   $450,000 allowance to construct the Office Premises, including the
           cost and installation of protection bollards and safety rails around
           warehouse office, the cost and installation of electric panels and
           office demising wall corners and employee door openings to the Office
           Premises, all as designated on the Working Drawings.

     (ii)  $450,000 allowance to construct the Testing Premises.

     (iii) $5,000.00 allowance for battery charger area.

     (iv)  $54,454.00 allowance for fire alarm system.

     (v)   $314,169.00 allowance for spot air cooling as defined by Tenant in
           the Preliminary Plans (including any additional insulation,
           electrical upgrades, and other improvements required for air
           conditioning systems to perform properly) and heating of the
           Warehouse Premises.

     (vi)  $4,385.00 allowance or ten (10) additional exterior lights on the
           Building.

     (vii) $10,000.00 allowance to construct an approximate 10' x 16' customer
           viewing platform; provided that in the event Tenant elects not to
           construct the viewing platform, the $10,000.00 allowance may be
           applied by Tenant to pay for other Tenant Improvements (i.e., the
           allowance will be available to Tenant even if Tenant elects not to
           construct the platform).

     (viii) $12,000.00 allowance to convert existing dock doors to windows or to
           saw-cut eastern wall of the Premises to create windows (provided that
           in the event Tenant saw-cuts the wall of the Premises, a portion of
           such allowance shall be used to pay for the cost of the structural
           engineer engaged by Landlord to approve such work).

     Notwithstanding the foregoing, any of the Construction Allowance may be
     used for any of the work described in Section 5(i) through (viii).

     No construction management fee shall be charged by Landlord or Transwestern
     Commercial Services for the work contemplated by this Work Letter. Landlord
     shall provide Tenant with a construction management allowance (the "CM
     Allowance") up to $84,100.00 for the payment the costs and expenses of
     Tenant's third party construction manager. Landlord shall disburse the CM
     Allowance within thirty (30) days after receipt of an invoice from Tenant's
     third party construction manager for services performed in connection with
     the Tenant Improvements, but in no event prior to Substantial Completion of
     the Tenant Improvements. In the event Tenant does not use the entire Plan
     Allowance, the Working Drawing Allowance, the Construction Allowance or the
     CM Allowance for the purposes set forth herein, Tenant shall be entitled to
     use up to $30,000.00 of such unused allowances as reimbursement for third
     party moving expenses incurred by Tenant in connection with Tenant's move
     to the Premises. Tenant must request reimbursement of such third party
     moving expenses (and present supporting documentation of such costs to
     Landlord, as appropriate) within three (3) months after Tenant's
     commencement of business operations in the Premises. Any other unused
     portion of the Plan Allowance, the Working Drawing Allowance and the CM
     Allowance shall be the sole property of Landlord. Any unused portion of the
     Construction Allowance shall be available to Tenant for reimbursement of
     the cost of additional improvements constructed by Tenant in the Premises
     (but not for trade fixtures, furniture, equipment or other items which do
     not constitute

                                        4

<PAGE>

     leasehold improvement); provided that Tenant must request reimbursement of
     such improvement costs (and present supporting documentation of such costs,
     lien waivers and other appropriate documentation with respect to such
     improvements to Landlord) on or before March 31, 2004. Any other unused
     portion of the Construction Allowance after March 31, 2004 shall be the
     sole property of Landlord.

     In the event the cost of the Tenant Improvements for which allowances are
     provided exceeds the total Construction Allowance or Tenant requests
     additional improvements in excess of any unused portion of the Construction
     Allowance after deduction of the cost of the Tenant Improvements for which
     allowances are provided (such costs in excess over the Construction
     Allowance being herein referred to as the "Excess Costs"), Tenant shall pay
     one-half of the Excess Costs to Landlord upon demand and the remainder
     shall be promptly paid to Landlord by Tenant within thirty (30) days after
     Tenant's receipt of the final construction accounting. However, if Tenant
     is not in default after the expiration of all applicable notice and cure
     periods at the time Tenant notifies Landlord of its election to receive the
     Additional Allowance (hereinafter defined), Tenant shall have the right to
     have Landlord pay an additional sum not to exceed $5.00 per square foot of
     the Premises toward the cost of the Tenant's Improvements and/or additional
     improvements constructed by Tenant in the Premises (but not for trade
     fixtures, furniture, equipment or other items which do not constitute
     leasehold improvements) (such amount, the "Additional Allowance"). In the
     event Tenant elects to receive all or any portion of the Additional
     Allowance, Tenant shall provide written notice of such election prior to
     March 1, 2004. If Landlord provides any portion of the Additional
     Allowance, commencing on April 1, 2004, Base Rent shall be increased by an
     amount equal to $0.24 per square foot per year for each $1.00 per square
     foot of the Premises of Additional Allowance paid by Landlord (prorated for
     less than full $1.00 increments).

6.   CHANGE ORDERS

     Tenant may from time to time request and obtain change orders during the
     course of construction provided that: (i) each such request shall be
     reasonable, shall be in writing and signed by or on behalf of Tenant, and
     shall not result in any structural change in the Building, as reasonably
     determined by Landlord, (ii) all additional charges and costs, including
     without limitation architectural and engineering costs, construction and
     material costs, and processing costs of any governmental entity shall be
     the sole and exclusive obligation of Tenant, and (iii) any resulting delay
     in the completion of the Tenant Improvements shall in no event shall extend
     the Commencement Date of the Lease. Upon Tenant's request for a change
     order, Landlord shall as soon as reasonably possible submit to Tenant a
     written estimate of the increased or decreased cost and anticipated delay,
     if any attributable to such requested change. Within three (3) days of the
     date such estimated cost adjustment and delay are delivered to Tenant,
     Tenant shall advise Landlord whether it wishes to proceed with the change
     order, and if Tenant elects to proceed with the change order, Tenant shall
     remit, concurrently with Tenant's notice to proceed, the amount of the
     increased cost, if any, attributable to such change order. Unless Tenant
     includes in its initial change order request that the work in process at
     the time such request is made be halted pending approval and execution of a
     change order, Landlord shall not be obligated to stop construction of the
     Tenant Improvements, whether or not the change order relates to the work
     then in process or about to be started.

7.   COMMENCEMENT DATE AND DELAYS

         Notwithstanding anything to the contrary in Paragraph 1 of the Lease,
the Term of the Lease shall commence on the earlier to occur of (i) the date
Tenant occupies the Premises for the commencement of business operations and
(ii) Substantial Completion (as herein defined) of the Tenant Improvements (the
"Commencement Date"); provided that in the event the Commencement Date is later
than April 1, 2003 (the "Rent Commencement Date"), the Termination Date set
forth in Paragraph 1 of the Lease shall not be adjusted and Tenant's obligations
to pay Base Rent and Tenant's Proportionate Share of Operating Expenses shall
commence on the Rent Commencement Date. In no event shall the Rent Commencement
Date be extended or delayed beyond April 1, 2003.

     The term "Substantial Completion" shall mean when the Tenant Improvements
     are sufficiently

                                        5

<PAGE>

     completed so that the Tenant can reasonably use the Premises for the
     commencement of business, including without limitation, each of the
     following events have occurred:

         (i)    The Tenant Improvements have passed all governmental inspections
     and all conditions have been met to allow for lawful occupancy of the
     Premises; and

         (ii)   The Tenant Improvements shall have been substantially completed
     (except for punch-list items) in accordance with the Working Drawings and
     Tenant's Architect shall have certified to Tenant that such substantial
     completion has occurred; provided that in the event Tenant's Architect
     fails to provide such certification or objections thereto within four (4)
     business days after request by Landlord, then such certification shall not
     be required.

     If the Tenant Improvements are not Substantially Complete on or before the
     date which is six (6) months after the projected completion time set forth
     in the Construction Contract solely by reason of Landlord Delays
     (hereinafter defined) or Unavoidable Delays (hereinafter defined), then
     Tenant may terminate the Lease without penalty by written notice to
     Landlord on or before the earlier to occur of (i) Substantial Completion of
     the Tenant Improvements, and (ii) ten (10) days after such six (6) month
     period, and the Lease will automatically terminate as of the date of such
     notice. Notwithstanding the foregoing, in the event an Unavoidable Delay
     commences during the last ninety (90) days of the six (6) month period
     referenced above, such six (6) month period shall be extended for the
     period of such Unavoidable Delay; provided that in no event shall such
     extension exceed ninety (90) days. As use herein, "Landlord Delay" shall
     mean actual delay after the projected completion date set forth in the
     Construction Contract in Substantial Completion of the Tenant Improvements
     solely caused by one or more of the following events:

         (x)    Landlord's failure to timely review and approve (including
                deemed approval) of the Working Drawings;

         (y)    Landlord's failure to approve any other item or perform any
                other Landlord obligation in accordance with and by the dates
                specified herein or in the Construction Contract.

     As used herein, the term "Unavoidable Delay" shall mean a delay which is
     due to strikes, riots, acts of God, shortages of labor or materials (as
     opposed to Tenant's selection of specific items that are not available but
     alternative selections are available), war, terrorism, or other similar
     causes beyond the reasonable control of Landlord or Tenant, all which arise
     after the execution of the Construction Contract.

8.   TRADE FIXTURES AND EQUIPMENT

     Tenant acknowledges and agrees that Tenant is solely responsible for
     obtaining, delivering and installing in the Premises all necessary and
     desired furniture, trade fixtures, equipment and other similar items, and
     that Landlord shall have no responsibility whatsoever with regard thereto.
     Tenant further acknowledges and agrees that neither the Commencement Date
     of the Lease nor the payment of rent shall be delayed for any period of
     time whatsoever due to any delay in the furnishing of the Premises with
     such items.

9.   CLOSE-OUT DOCUMENTATION

     Notwithstanding anything to the contrary contained in this Exhibit, in
     addition to any other requirements set forth herein, Landlord shall deliver
     to Tenant all of the following as soon as possible following Substantial
     Completion of the Tenant Improvements, but not later than forty-five (45)
     days thereafter:

     (a) The originals or copies of operation and maintenance manuals received
         from the Contractor for all building systems serving the Premises.

     (b) The originals or copies of all guarantees and warranties obtained by
         Landlord in connection with

                                        6

<PAGE>

         the construction of the Tenant Improvements.

     Landlord shall cause the Contractor provide to Tenant within forty-five
(45) days after Substantial Completion of the Tenant Improvements, a list of the
name, address and telephone number of all contractors and subcontractors that
have supplied labor or furnished a major component of materials or equipment to
the Premises on behalf of Landlord.

10.  WARRANTIES

     Landlord shall assign to Tenant on a non-exclusive basis all guarantees and
     warranties received by Landlord in connection with the Tenant Improvements.
     Landlord shall obtain a customary warranty from the Contractor covering the
     Tenant Improvements.

11.  COMPLETION VERIFICATION AND PUNCH LIST.

     (a) Landlord shall notify Tenant on or before fifteen (15) days (but not
         more than thirty (30) days) prior to the estimated Substantial
         Completion date. Landlord shall reconfirm the Substantial Completion
         date at least five (5) days prior to such date. At such time as
         Landlord determines that the Tenant Improvements are Substantially
         Complete, Landlord shall notify Tenant of Landlord's determination of
         the date on which Substantial Completion shall occur (the actual date
         on which Substantial Completion occurs shall be the "Substantial
         Completion Date". Tenant and Tenant's Architect and Landlord's
         construction manager (Tenant's Architect and Landlord's construction
         manager, collectively, the "Project Representatives"), and Tenant's
         construction manager shall meet at the Premises at a mutually
         acceptable date and time within five (5) days after Landlord's five (5)
         day advance notice to conduct an on-site inspection of the Tenant
         Improvements and to prepare a punch list. Punch list items shall mean
         any details of construction, mechanical adjustment or other matter, the
         non-completion of which does not materially interfere with Tenant's
         intended use of the Premises, but shall not include any damage caused
         by the installation or delivery of Tenant's furniture, fixtures or
         equipment in the Premises.

     (b) If there is no disagreement between the parties as to Substantial
         Completion, then Landlord, Tenant and the Contractor shall sign the
         punch list prepared by the Project Representatives and Landlord shall
         use reasonable efforts to cause all such punch list items to be
         completed within thirty (30) days thereafter.

     (c) The Project Representatives shall prepare a detailed written punch list
         of all completions, corrections, and repairs to be made to the Tenant
         Improvements based on such inspection and a copy of such punch list
         shall be delivered to Landlord, and Tenant and the Contractor. If any
         items which are not normal punch list items require correction, repair
         or replacement, then the Tenant Improvements shall not be deemed
         Substantially Complete. As used herein, the term "Correction Work"
         shall mean all work attributable to replacement, retrofitting, or other
         restorative or corrective work required in order to bring any portion
         of the Landlord's Work or Tenant Improvements into compliance with the
         Construction Drawings and the Construction Contract.

     (d) Tenant reserves the right to make a punch list in addition to the
         Project Representative's punch list within seven (7) days after first
         occupancy which shall be submitted to Landlord and the Contractor, and
         provided that such punch list is not subject to dispute, Landlord
         agrees to cause the Contractor to repair or bring to completion the
         items required by such punch list as soon as possible thereafter.

     (e) Decisions of the Project Representatives shall be determined jointly in
         their professional judgments. Any unresolved disputes between the
         Project Representatives shall be determined by binding arbitration
         conducted by and in accordance with the rules of the American
         Arbitration Association. All arbitration fees and other costs incurred
         by the arbitrator in connection with any arbitration, together with
         reasonable attorney fees of the prevailing party incurred in connection
         with the arbitration, shall be paid by the non-prevailing party and be
         assessed against such non-prevailing party as a part of the arbitration
         proceedings.

                                        7

<PAGE>

                                   SCHEDULE I
                                  TO EXHIBIT D

                        CONTRACTOR INSURANCE REQUIREMENTS

         The Contractor shall purchase and maintain commercial general liability
insurance as required to protect himself and the Owner from claims set forth
below which may arise out of or result from operations of the Contractor or any
subcontractor under the Contract, whether such claims arise during Contract
performance or subsequent to completion of operations under the Contract and
whether such operations be by himself or by any subcontractor or by anyone
directly or indirectly employed by any of them or by anyone for whose acts any
of them may be liable. Insurance shall be purchased from a company licensed to
do business in the state in which the Project is located.

                  Claims under Workers' Compensation, disability benefit and
other similar employee benefit acts.

                  Claims for damages because of bodily injury, occupational
         sickness or disease, or death of its employees and claims insured by
         usual personal injury liability coverage.

                  Claims for damages because of bodily injury, sickness or
         disease, or death of any person other than its employees and claims
         insured by usual personal injury liability coverage.

                  Claims for damages other than to the work itself, because of
         injury to or destruction of tangible property, including loss of use
         resulting therefrom.

                  Claims for damages insured by usual bodily injury liability
         coverage which are sustained (1) by any person as a result of an
         offense directly or indirectly related to the employment of such person
         by the Contractor, or (2) by any other person.

                  Claims for damages because of bodily injury or death of any
         person or property damage arising out of the ownership, maintenance or
         use of any motor vehicle.

         Contractor's liability insurance shall be written on commercial general
liability form with all coverages indicated. Coverage shall be on an
"occurrence" basis not an "accident" basis. The insurance specified shall be
considered as minimum requirements. The Contractor is responsible for providing
any additional insurance he deems necessary to protect his interest from other
hazards or claims in excess of the minimum coverage. Coverages shall include:

                  Products - Completed operations
                  Blanket Contractual - With exclusions relating to construction
                  operations deleted
                  Property Damage
                  Personal Injury
                  Blanket Explosion, Collapse and Underground Property Damage
                  Independent Contractors
                  Umbrella, Excess Liability

         The insurance required shall be written for not less than any limits of
liability specified below or required by law, whichever is greater, and shall
include contractual liability insurance as applicable to the Contractor's
obligations. The Contractor's minimum limits of liability are as follows:

         Worker's Compensation based on statutory requirements including
         employers liability with a limit of $100,000 for each employee. All
         worker's compensation policies shall carry the "all states"
         endorsement.

         Contractors public liability, including bodily injury and death, and
         property damage liability with a minimum combination single limit of
         $1,000,000 with AmberPoint at Coppell, L.L.C. as additional insured.
         The insurance coverage can be provided under a commercial general
         liability policy or

                                        1

<PAGE>

         under a combination of the comprehensive general liability coverage and
         umbrella or excess liability coverage. The above coverage or
         combination of coverage must provide a minimum total annual aggregate
         limit of $5,000,000 for products liability including completed
         operations, and a separate annual aggregate limit of $5,000,000 for all
         other coverage.

         Products Liability including completed operations with public liability
         and property damage liability combined limit of $1,000,000 each
         occurrence and $2,000,000 annual aggregate. This liability insurance
         shall be continued in force for no less than two years after final
         acceptance of the work.

         Independent Contractor's liability insurance with a public liability
         and property damage liability combined limit of $1,000,000 for each
         occurrence and $5,000,000 annual aggregate.

         Blanket contractual liability with a public liability and property
         damage liability combined limit of $1,000,000 each occurrence and
         $5,000,000 annual aggregate.

         Comprehensive automobile liability insurance including owned, hired and
         non-owned vehicles with minimum combination single limit of $1,000,000
         each occurrence for personal injury liability including without
         limitation bodily injury and death and property damage liability. This
         insurance coverage can be provided under a comprehensive automobile
         liability policy, or under a combination of the comprehensive
         automobile liability coverage and umbrella or excess liability
         coverage.

                                        2

<PAGE>

                                    EXHIBIT E

                        ACCEPTANCE OF PREMISES MEMORANDUM

1.       PARTIES

         This Exhibit is attached to and made a part of that certain Lease
         Agreement dated as of November 5, 2002, by and between AmberPoint at
         Coppell, L.L.C., a Delaware limited liability company, as "Landlord",
         and Somera Communications, Inc., a Delaware corporation, as "Tenant",
         for the Premises known as AmberPoint Business Park at Coppell, Building
         1, Suite 100.

2.       RECITALS

         Landlord and Tenant entered into that certain Lease dated as of
         November 5, 2002 (the "Lease") for those certain premises (the
         "Premises") located in the building commonly known as AmberPoint
         Business Park at Coppell, Building 1, Suite 100 (in the City of
         Coppell, Texas). The Term of the Lease commences on the earlier to
         occur of (i) the date Tenant occupies the Premises for the commencement
         of business operations and (ii) Substantial Completion of the Tenant
         Improvements (as defined in the Lease) in the Premises (the
         "Commencement Date").

         The Commencement Date has now been determined by Landlord and Tenant as
         well as the date of the expiration of the term. The purpose is to set
         forth such dates and to provide for Tenant's acceptance of the
         Premises.

3.       DATES

         In accordance with Article 1 of the Lease, Landlord and Tenant agree
         that the Term of the Lease has commenced and shall expire on the
         following dates:

                  Lease Commencement Date:  _______________________

                  Expiration Date:          March 31, 2010

4.       ACCEPTANCE OF PREMISES

         Tenant accepts the Premises in the condition existing as of the
         Commencement Date (subject to latent defects for which Landlord is
         responsible under the terms of the Lease and punch list items) and
         acknowledges and agrees that, except for any punch list items, all work
         required to be performed by Landlord pursuant to the "Work Letter"
         attached to the Lease as Exhibit D has been completed by Landlord in
         full compliance with Exhibit D and to the satisfaction of Tenant.

5.       MISCELLANEOUS

         A.       Effect:

                  Except to the extent this Lease has been modified by this
                  Exhibit E to the Lease, the remaining terms and conditions of
                  the Lease shall remain unmodified and in full force and
                  effect.

         B.       Defined Terms:

                  The defined terms used in this Exhibit E to the Lease, as
                  indicated by the first letter of a word being capitalized,
                  shall have the same meaning in this Exhibit E as such terms
                  and provisions have in the Lease.

                                        1

<PAGE>

6.       EXECUTION

         This Exhibit has been executed and shall be deemed effective as of the
date first written above.

LANDLORD:                                           TENANT:

AmberPoint at Coppell, L.L.C., a Delaware           Somera Communications, Inc.,
limited liability company                           a Delaware corporation

By:      Transwestern Property Company
         Southwest, L.P., d/b/a Transwestern
         Commercial Services, as authorized         By:_________________________
         Property Manager for AmberPoint at         Name:_______________________
         Coppell, L.L.C.                            Title:______________________
                                                    Date:_______________________

         By:________________________
         Name:______________________
         Title:_____________________
         Date:______________________

         By:________________________
         Name:______________________
         Title:_____________________
         Date:______________________

                                        2

<PAGE>

                                    EXHIBIT F

              ENVIRONMENTAL QUESTIONNAIRE AND DISCLOSURE STATEMENT

The purpose of this form is to obtain information regarding the use of hazardous
substances on the Premises. Prospective tenants should answer the questions in
light of their proposed operation on the Premises. Existing tenants should
answer the questions as they relate to on-going operations on the Premises and
should update any information previously submitted. If additional space is
needed to answer the questions, you may attach separate sheets of paper to this
form.

1.   GENERAL INFORMATION

         Name of Responding Company: ___________________________________________

         Check the Applicable Status:    Prospective Tenant    Existing Tenant

         Mailing Address: ______________________________________________________
                          ______________________________________________________

         Contact Person:  ______________________________________________________
         Title:           ______________________________________________________

         Telephone Number:     (____) ____________________

         Address of Leased Premises:____________________________________________

         Length of Lease Term: _________ (___) Years and _________ (____) Months

         Describe the proposed operation to take place on the property,
         including principal products manufactured or services to be conducted.
         Existing Tenants should describe any proposed changes to on-going
         operations.

         _______________________________________________________________________

         _______________________________________________________________________

         _______________________________________________________________________

2.       STORAGE OF HAZARDOUS MATERIALS

         2.1      Will any hazardous materials be used or stored on-site?

                  Wastes:                            Yes               No
                  Chemical Products:                 Yes               No

         2.2      Attach the list of any  hazardous  materials to be used or
                  stored, the quantities that will be on-site at any given time,
                  and the location and method of storage (e.g. 55 gallon drums
                  on concrete pad).

                                        1

<PAGE>

3.       STORAGE TANKS & SUMPS

         3.1      Is any above or below ground storage of gasoline, diesel, or
                  other hazardous substances in tanks or sumps proposed or
                  currently conducted on the premises?

                  Yes        No

                  If yes, describe the materials to be stored, and the type,
                  size and construction of the sump or tank. Attach copies of
                  any Permits obtained for the storage of such substances.

                  ______________________________________________________________

                  ______________________________________________________________

         3.2      Have any of the tanks or sumps been inspected or tested for
                  leakage?

                  Yes        No

                  If so, attach the results.

         3.3      Have any spills or leaks occurred from such tanks or sumps?

                  Yes        No

                  If so, describe: _____________________________________________

         3.4      Were any regulatory agencies notified of the spill or leak?

                  Yes        No

                  If so, attach copies of any spill reports filed, any clearance
                  letters or other correspondence from regulatory agencies
                  relating to the spill or leak.

         3.5      Have any underground storage tanks or sumps been taken out of
                  service or removed?

                  Yes        No

                  If yes, attach copies of any closure permits and clearance
                  obtained from regulatory agencies relating to closure and
                  removal of such tanks.

4.       SPILLS

         4.1      During the past year, have any spills occurred on the
                  premises?

                  Yes        No

                  If so, please describe the spill and attach the results of any
                  testing conducted to determine the extent of such spills?

                  ______________________________________________________________

                  ______________________________________________________________

                                        2

<PAGE>

         4.2      Were any agencies notified in connection with such spills?

                  Yes        No

                  If so, attach copies of any spill reports or other
                  correspondence with regulatory agencies.

         4.3      Were any clean-up actions undertaken in connection the spills?

                  Yes        No

                  If so, briefly describe the actions taken. Attach copies of
                  any clearance letters obtained from any regulatory agencies
                  involved and the results of any final soil or groundwater
                  sampling done upon completion of the clean-up work.

                  ______________________________________________________________

                  ______________________________________________________________

5.       WASTE MANAGEMENT

         5.1      Has your company been issued an EPA Hazardous Waste Generator
                  I.D. Number?

                  Yes        No

         5.2      Has your company filed a biennial report as a hazardous waste
                  generator?

                  Yes        No

         5.3      Attach the list of the hazardous waste, if any, generated or
                  to be generated at the premises, its hazard class and the
                  quantity generated on a monthly basis.

         5.4      Describe the method(s) of disposal for each waste. Indicate
                  where and how often disposal will take place.

                  ______________________________________________________________

                  ______________________________________________________________

         5.5      Indicate the name of the person(s) responsible for maintaining
                  copies of hazardous waste manifests completed for off-site
                  shipments of hazardous waste.

                  ______________________________________________________________

         5.6      Is any  treatment  or  processing  of  hazardous  wastes
                  currently  conducted  or proposed to be conducted at the
                  premises:

                  Yes        No

                  If yes, please describe any existing or proposed treatment
                  methods.

                  ______________________________________________________________

                  ______________________________________________________________

         5.7      Attach copies of any hazardous waste permits or licenses
                  issued to your company with respect to its operations on the
                  premises.

                                        3

<PAGE>

6.       WASTEWATER TREATMENT/DISCHARGE

         6.1      Do you discharge wastewater to:

                  _____ storm drain?          _____ sewer?

                  _____ surface water?        _____ no industrial discharge

         6.2      Is your wastewater treated before discharge?

                  Yes        No

                  If yes, describe the type of treatment conducted.

                  ______________________________________________________________

         6.3      Attach copies of any wastewater discharge permits issued to
                  your company with respect to its operations on the premises.

7.       AIR DISCHARGES

         7.1      Do you have any air filtration systems or stacks that
                  discharge into the air?

                  Yes        No

         7.2      Do you operate any of the following types of equipment,  or
                  any other equipment requiring an air emissions permit?

                  _____ Spray booth
                  _____ Dip tank
                  _____ Drying oven
                  _____ Incinerator
                  _____ Other (Please Describe)
                  _____ No Equipment Requiring Air Permits

         7.3      Are air emissions from your operations monitored?

                  Yes        No

                  If so, indicate the frequency of monitoring and a description
                  of the monitoring results.

                  ______________________________________________________________

         7.4      Attach copies of any air emissions permits pertaining to your
                  operations on the premises.

8.       HAZARDOUS MATERIALS DISCLOSURES

         8.1      Does your company handle hazardous materials in a quantity
                  equal to or exceeding an aggregate of 500 pounds, 55 gallon,
                  or 200 cubic feet?

                  Yes        No

                                        4

<PAGE>

         8.2      Has your company prepared a hazardous materials management
                  plan ("business plan") pursuant to local County/City Fire
                  Department requirements?

                  Yes        No

         If so, attach a copy of the business plan.

         8.3      Describe the procedures followed to comply with OSHA Hazard
                  Communication Standard requirements.

                  ______________________________________________________________

                  ______________________________________________________________

9.       ENFORCEMENT ACTIONS, COMPLAINTS

         9.1      Has your company ever been subject to any agency enforcement
                  actions, administrative orders, or consent decrees?

                  Yes        No

                  If so, describe the actions and any continuing compliance
                  obligations imposed as a result of these actions?

         9.2      Has your company ever received requests for information,
                  notice or demand letters, or any other inquiries regarding its
                  operations?

                  Yes        No

         9.3      Have there ever been, or are there now pending, any lawsuits
                  against the company regarding any environmental or health and
                  safety concerns?

                  Yes        No

         9.4      Has an environmental audit ever been conducted at your
                  company's current facility?

                  Yes        No

                  If so, discuss the results of the audit.

                  ______________________________________________________________

                  ______________________________________________________________

         9.5      Have there been any problems or complaints from neighbors at
                  the company's current facility?

                  Yes        No

                                        5

<PAGE>

TENANT:

Somera Communications, Inc., a Delaware corporation

By:______________________________

Name:____________________________

Title:___________________________

Date:____________________________

                                        6

<PAGE>

                                    EXHIBIT G

                                  SIGN CRITERIA

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

All signs must be ordered by Tenant in compliance with the following criteria
and must be approved by Landlord in writing prior to installation: See attached
2 pages.

                                        1

<PAGE>

                                    EXHIBIT H

                              ADDITIONAL PROVISIONS

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

1.       CANCELLATION OPTION

         A.       Tenant shall have a one-time right to accelerate the
         Termination Date ("Termination Option") of the Lease to March 31, 2008
         (the "Accelerated Termination Date"), if:

         1.       Tenant is not in default under the Lease beyond any applicable
                  notice and cure periods at the date Tenant provides Landlord
                  with a Termination Notice (hereinafter defined), and

         2.       no part of the Premises is sublet by Tenant for a term
                  extending past the Accelerated Termination Date, unless Tenant
                  shall have the right to accelerate the termination date of
                  such sublease to the Accelerated Termination Date; and

         3.       the Lease has not been assigned by Tenant; and

         4.       Landlord receives notice of termination ("Termination Notice")
                  no later than July 1, 2007.

         B.       If Tenant exercises its Termination Option, Tenant, shall
         within thirty (30) days after delivery of the Termination Notice pay to
         an amount equal to the unamortized portion of (i) the cost of the
         Tenant Improvements paid by Landlord, (ii) the cost of the Working
         Drawings paid by Landlord, (iii) all allowances paid to Tenant (or
         Tenant's designee) by Landlord (including without limitation, the Plan
         Allowance and the CM Allowance), and (iv) all commissions paid by
         Landlord in connection with this Lease, with such amortization
         calculated at an interest rate of eight percent (8%) per annum over an
         84 month period commencing on the Commencement Date (the "Termination
         Fee"). The parties acknowledge and agree that the Termination Fee is
         being paid in consideration for Tenant's right to accelerate the
         acceleration of the Termination Date and not as a penalty. Tenant shall
         remain liable for all Base Rent and other sums due under the Lease up
         to and including the Accelerated Termination Date even though billings
         for such may occur subsequent to the Accelerated Termination Date. In
         the event Tenant leases additional space in the Building, the
         Termination Payment shall be adjusted to include the unamortized costs
         and expenses incurred by Landlord in connection with such additional
         space, amortized over the Term of this Lease applicable to such space
         on the date Tenant commences payment of Base Rent for such space, at an
         interest rate of eight percent (8%) per annum.

         C.       If Tenant fails to timely pay the Termination Fee as provided
         above, the Termination Option shall terminate and shall be of no
         further force or effect and this Lease shall continue in full force and
         effect.

2.       RENEWAL OPTIONS.

         A.       Provided that no event of default then exists and no condition
         exists which with the passage of time or the giving of notice or both
         would constitute an event of default pursuant to this Lease and

                                        1

<PAGE>

         provided that Tenant has continuously occupied the Premises for the
         permitted uses during the Term, Tenant (but not any assignee or
         sublessee) shall have the right and option (the "Renewal Option") to
         renew this Lease, by written notice delivered to Landlord no later than
         nine (9) months and no earlier than fifteen (15) months prior to the
         expiration of the initial Term or the expiration of the applicable
         Renewal Term, as the case may be, for three (3) additional terms (each,
         a "Renewal Term") of sixty (60) months each under the same terms,
         conditions and covenants contained in the Lease, except that (a) no
         abatements or other concessions, if any, applicable to the initial Term
         shall apply to the Renewal Terms; (b) the Base Rental shall be equal to
         the market rate for comparable space located in the Building and in
         comparable buildings in the DFW Airport submarket (being the cities of
         Coppell, Irving, Grapevine and Carrollton and Lewisville), including
         the size, quality, utility, and location of such space as of the end of
         the initial Term or the applicable Renewal Term, as applicable, as
         determined by Landlord; provided that in the event there are not
         sufficient comparable spaces in buildings located in the DFW Airport
         submarket due to the extent of the testing area and office finish-out
         in the Premises, such market rate shall be determined with respect to
         comparable space located in comparable buildings in the Dallas-Fort
         Worth metroplex area, (c) Tenant shall have no option to renew this
         Lease beyond the expiration of the third Renewal Term; and (d) all
         leasehold improvements within the Premises shall be provided in their
         then existing condition (on an "As Is" basis) at the time the
         applicable Renewal Term commences. The market rate shall mean the arms
         length fair market annual rental rate per rentable square foot under
         renewal leases and amendments entered into on or about the date on
         which the market rate is being determined for tenants of comparable
         size and shall take into account any material economic differences
         between the terms of this Lease and any comparison lease, such as rent
         abatements, construction costs and other concessions and the manner, if
         any, in which the Landlord under any such lease is reimbursed for
         operating expenses and taxes.

         B.       Failure by Tenant to notify Landlord in writing of Tenant's
         election to exercise the applicable Renewal Option herein granted
         within the time limits set forth for such exercise shall constitute a
         waiver of such Renewal Option. In the event Tenant elects to exercise a
         Renewal Option as set forth above, Landlord shall, within thirty (30)
         days thereafter, notify Tenant in writing of the proposed rental for
         the applicable Renewal Term (the "Proposed Renewal Rental"). Tenant
         shall within forty-five (45) days following delivery of the Proposed
         Renewal Rental by Landlord notify Landlord in writing of the acceptance
         or rejection of the Proposed Renewal Rental. If Tenant accepts
         Landlord's proposal, then the Proposed Renewal Rental shall be the
         rental rate in effect during the Renewal Term.

         C.       Failure of Tenant to respond in writing during the
         aforementioned forty-five (45) day period shall be deemed a rejection
         by Tenant of the Proposed Renewal Rental. Should Tenant reject
         Landlord's Proposed Renewal Rental during or at the expiration of such
         thirty (30) day period, then Landlord and Tenant shall negotiate during
         the thirty (30) day period commencing upon Tenant's rejection of
         Landlord's Proposed Renewal Rental to determine the rental for the
         applicable Renewal Term. In the event Landlord and Tenant are unable to
         agree to a rental for the Renewal Term during said thirty (30) day
         period, then the Renewal Option shall terminate and be null and void
         and the Lease shall, pursuant to its terms and provisions, terminate at
         the end of the original Term or the end of the applicable Renewal Term,
         as the case may be.

         D.       Upon exercise of the Renewal Option by Tenant and subject to
         the conditions set forth hereinabove, the Lease shall be extended for
         the period of such Renewal Term without the necessity of the execution
         of any further instrument or document, although if requested by either
         party, Landlord and Tenant shall enter into a written agreement
         modifying and supplementing the Lease in accordance with the provisions
         hereof. Any termination of the Lease during the initial Term or any
         Renewal Term shall terminate all remaining renewal rights hereunder.
         The renewal rights of Tenant

                                        2

<PAGE>

         hereunder shall not be severable from the Lease, nor may such rights be
         assigned or otherwise conveyed in connection with any permitted
         assignment of the Lease. Landlord's consent to any assignment of the
         Lease shall not be construed as allowing an assignment of such rights
         to any assignee.

3.       RIGHT OF FIRST REFUSAL.

         A.       Tenant shall have a right of first refusal with respect to all
         or any portion of the remaining space in the Building not included in
         the Premises (the "Refusal Space"), which right of first refusal shall
         be exercised as follows: when Landlord has a prospective tenant
         ("Prospect") interested in leasing all or any portion of the Refusal
         Space, Landlord shall advise Tenant in writing (the "Advice") of the
         terms under which Landlord is prepared to lease the Refusal Space to
         such Prospect and Tenant may lease all but not less than all of the
         Refusal Space identified in the Advice, under such terms, by providing
         Landlord with written notice of exercise ("Notice of Exercise") within
         seven (7) business days after the date of the Advice, except that
         Tenant shall have no such Right of First Refusal and Landlord need not
         provide Tenant with an Advice if:

                  1.    Tenant is in default under the Lease beyond the
         expiration of any applicable notice and cure periods at the time
         Landlord would otherwise deliver the Advice; or

                  2.    the Lease has been assigned prior to the date Landlord
         would otherwise deliver the Advice; or

                  3.    the Premises, or any portion thereof is sublet at the
         time Landlord would otherwise deliver the Advice; or

                  4.    Tenant is not occupying the Premises on the date
         Landlord would otherwise deliver the Advice.

                  As a courtesy to Tenant so that Tenant will have time prior to
         receipt of an Advice to evaluate whether Tenant desires to lease the
         Refusal Space, Landlord shall use reasonable efforts to notify Tenant
         when Landlord has a prospect Landlord believes is interested in leasing
         the Refusal Space, whether or not Landlord and such prospective tenant
         have agreed to any specific business terms; provided that Landlord's
         failure to notify Tenant of a prospect interested in leasing the
         Refusal Space shall not extend Tenant's time to respond to an Advice,
         if an Advice is subsequently provided to Tenant and shall not
         constitute a default by Landlord under this Section 3.

         B.       Except as provided below, the term for the Refusal Space shall
         commence upon the commencement date stated in the Advice and thereupon
         such Refusal Space shall be considered a part of the Premises, provided
         that all of the business terms stated in the Advice (except for the
         termination date set forth in the Advice) shall govern Tenant's leasing
         of the Refusal Space and only to the extent that they do not conflict
         with the Advice, the terms and conditions of this Lease shall apply to
         the Refusal Space. The lease of the Refusal Space shall be co-terminus
         with the expiration of this Lease. If the remaining Term of this Lease
         is less than the term set forth in the Advice, then the tenant finish
         allowance, if any, and all other concessions set forth in the Advice,
         if any, shall be prorated and Tenant shall be entitled to an amount
         equal to the dollar amount of the allowances and other monetary
         concessions set forth in the Advice multiplied by a fraction, with the
         numerator being the number of full calendar months remaining in the
         Term of this Lease as of the date Base Rent commences with respect to
         the Refusal Space, and the denominator of

                                        3

<PAGE>

         which is the number of calendar months in the term of the lease set
         forth in the Advice. If the remaining term of This Lease is greater
         than the term set forth in the Advice, Landlord shall include in the
         Advice Landlord's designation of the market rent for the Refusal Space
         during the period between the expiration date of the proposed lease and
         the expiration date of this Lease. The Refusal Space shall be accepted
         by Tenant in its condition and as-built configuration existing on the
         earlier of the date Tenant takes possession of the Refusal Space or the
         date the term for such Refusal Space commences, unless the parties
         determine that work will be performed by Landlord in the Refusal Space,
         in which case Landlord shall perform such work in the Refusal Space.
         Notwithstanding the foregoing, in the event Landlord receives a Notice
         of Exercise during the first twelve (12) calendar months during the
         Term, the Refusal Space covered by such Notice of Exercised shall be
         leased by Tenant on the same terms and conditions of this Lease
         applicable to the original Premises provided that, (i) except as set
         forth in this paragraph, Tenant shall not be entitled to any monetary
         concessions with respect to the Original Premises (such as rent
         abatement, finish allowance, or other concessions), (ii) the Base Rent
         for the Refusal Space shall be equal to $3.00 per square foot of the
         Refusal Space per year, and (iii) Tenant shall receive a tenant finish
         allowance equal to $3.00 per square foot of the Refusal Space.

         C.       The rights of Tenant hereunder with respect to the Refusal
         Space identified in the Advice shall terminate on the earlier to occur
         of (i) Tenant's failure to exercise its Right of First Refusal within
         the seven (7) business day period provided in paragraph A above, and
         (ii) the date Landlord would have provided Tenant an Advice if Tenant
         had not been in violation of one or more of the conditions set forth in
         paragraph A above. Notwithstanding the foregoing, if (i) Tenant was
         entitled to exercise its Right of First Refusal, but failed to provide
         Landlord with a Notice of Exercise within the seven (7) business day
         period provided in paragraph A above, and (ii) Landlord does not enter
         into a lease for the Refusal Space with the Prospect or any other
         prospect within a period of six (6) months following the date of the
         Advice, Tenant shall once again have a Right of First Refusal with
         respect to such Refusal Space. In addition, provided that the initial
         Advice was not delivered to Tenant during the first (1st) twelve (12)
         months of the Term, Tenant shall once again have the Right of First
         Refusal with respect to the Refusal Space identified in the Advice if,
         within such six (6) months period, Landlord proposes to lease the
         Refusal Space to the Prospect on terms that are substantially different
         than those set forth in the Advice, or any other Prospect. For purposes
         hereof, the terms offered to a prospect shall be deemed to be
         substantially the same as those set forth in the Advice as long as
         there is no more than a ten percent (10%) increase or decrease in size
         of the Refusal Space identified in the Advice or no more than a ten
         percent (10%) reduction in the "bottom line" cost per rentable square
         foot of the Refusal Space to the Prospect when compared with the
         "bottom line" cost per rentable square foot under the Advice,
         considering all of the economic terms of the both deals, respectively,
         including, without limitation, the net rent and any financial
         concessions. The "bottom line" cost shall determined by subtracting all
         cash allowances, excluding any allowances to be repaid as an increase
         in rent, annualized on a per square foot basis from the net effective
         rent payable per square foot.

         D.       If Tenant exercises its Right of First Refusal with respect to
         any portion of the Refusal Space, Landlord shall prepare an amendment
         adding the Refusal Space to the Premises on the terms set forth in the
         Advice and reflecting the changes in the Base Rent, square footage of
         the Premises and other appropriate terms and Tenant shall execute such
         amendment within twenty (20) days after receipt of such amendment.
         However, Tenant's failure to execute the amendment shall not effect an
         otherwise valid exercise of the Right of First Refusal and Tenant's
         exercise of the Right of First Refusal shall be fully effective whether
         or not the amendment is executed.

                                        4

<PAGE>

                                    EXHIBIT I

                              RULES AND REGULATIONS

                                  (Industrial)

This Exhibit is attached to and made a part of that certain Lease Agreement
dated as of November 5, 2002, by and between AmberPoint at Coppell, L.L.C., a
Delaware limited liability company, as "Landlord", and Somera Communications,
Inc., a Delaware corporation, as "Tenant", for the Premises known as AmberPoint
Business Park at Coppell, Building 1, Suite 100.

Unless otherwise defined, capitalized terms used herein shall have the same
meanings as set forth in the lease. In the event of any conflict or
inconsistency between this Exhibit and the Lease, the Lease shall control.

1.   Tenant shall not place anything or allow anything to be placed near the
     glass of any window, door, partition or wall that may appear unsightly from
     outside the Premises.

2.   The walls, walkways,  sidewalks,  entrance passages, courts and vestibules
     shall not be obstructed or used for any purpose other than ingress and
     egress of pedestrian travel to and from the Premises, and shall not be used
     for loitering or gathering, or to display, store or place any merchandise,
     equipment or devices, or for any other purpose. The walkways, entrance
     passageways, courts, vestibules and roof are not for the use of the general
     public and Landlord shall in all cases retain the REASONABLE right to
     control and prevent access thereto by all persons whose presence in the
     judgment of the Landlord shall be prejudicial to the safety, character,
     reputation and interests of the Building and its tenants. No tenant or
     employee or invitee of any tenant shall be permitted upon the roof of the
     Building.

3.   No awnings or other projection shall be attached to the outside walls of
     the Building. No security bars or gates, curtains, blinds, shades or
     screens shall be attached to or hung in, or used in connection with, any
     window or door of the Premises without the prior written consent of
     Landlord. Neither the interior nor exterior of any windows shall be coated
     or otherwise sunscreened without the express written consent of Landlord.

4.   Tenant shall not in any way deface any part of the Premises or the
     Building. Tenant shall not lay linoleum, tile, carpet or other similar
     floor covering so that the same shall be affixed to the floor of the
     Premises in any manner except as approved by Landlord in writing. The
     expense of repairing any damage resulting from a violation of this rule or
     removal of any floor covering shall be borne by Tenant.

5.   The toilet rooms, urinals, wash bowls and other plumbing apparatus shall
     not be used for any purpose other than that for which they were constructed
     and no foreign substance of any kind whatsoever shall be thrown therein.
     The expense of any breakage, stoppage or damage resulting from the
     violation of this rule shall be borne by the Tenant.

6.   Landlord shall direct electricians as to the manner and location of any
     future telephone wiring. No boring or cutting for wires will be allowed
     without the prior consent of Landlord. The locations of the telephone, call
     boxes and other office equipment affixed to the Premises shall be subject
     to the prior written approval of Landlord.

7.   The Premises shall not be used for manufacturing, offices or the storage of
     merchandise except as the same may be incidental to the permitted use of
     the Premises. No exterior storage shall be allowed at any time without the
     prior written approval of Landlord. The Premises shall not be used for
     cooking or washing clothes without the prior written consent of Landlord,
     or for lodging or sleeping of for any immoral or illegal purposes.

                                        1

<PAGE>

8.   Tenant shall not make, or permit to be made, any unseemly or disturbing
     noises or disturb or interfere with occupants of this or neighboring
     buildings or premises or those having business with them whether by the use
     of any musical instrument, radio, phonograph, machinery, or otherwise.
     Tenant shall not use, keep or permit to be used, or kept, any foul or
     obnoxious gas or substance in the Premises or permit or suffer the Premises
     to be used or occupied in any manner offensive or objectionable to Landlord
     or other occupants of this or neighboring buildings or premises by reason
     of any odors, fumes or gases.

9.   Neither Tenant nor any of Tenant's agents shall at any time bring or keep
     upon the Premises any toxic, hazardous, inflammable, combustible or
     explosive fluid, chemical or substance without the prior written consent of
     Landlord.

10.  No animals, except service animals, shall be permitted at any time within
     the Premises.

11.  Tenant shall not use the name of the Building or the Project in connection
     with or in promoting or advertising the Business of Tenant, except as
     Tenant's address, without the prior written consent of Landlord. Landlord
     shall have the right to prohibit any advertising by Tenant which, in
     Landlord's reasonable opinion, tends to impair the reputation of the
     Project or its desirability for its intended uses, and upon written notice
     from Landlord, Tenant shall refrain from or discontinue such advertising.

12.  Canvassing, soliciting, peddling, parading, picketing, demonstrating or
     otherwise engaging in any conduct that unreasonably impairs the value or
     use of the Premises or the Project are prohibited and Tenant shall
     cooperate to prevent the same.

13.  All equipment of any electrical or mechanical nature shall be placed by
     Tenant in the Premises, in settings approved by Landlord in writing, in
     such a way as to best minimize, absorb and prevent any vibration, noise or
     annoyance. No equipment of any type shall be placed in the Premises which
     in Landlord's opinion exceeds the load limits of the floor or otherwise
     threatens the soundness of the structure or improvements of the Building.

14.  All furniture, equipment and freight shall be moved in and out of the
     Building in accordance with rules established by Landlord, and shall not
     impair vehicular and pedestrian circulation in the Common Area. Landlord
     will not be responsible for loss or damage to any furniture, equipment, or
     other personal property of Tenant from any cause.

15.  No air conditioning unit or other similar apparatus shall be installed or
     used by Tenant without the prior written consent of Landlord

16.  No aerial antenna shall be erected on the roof or exterior walls of the
     premises, or on the grounds, without in each instance the prior written
     consent of Landlord. Any aerial or antenna so installed by or on behalf of
     Tenant without such written consent shall be subject to removal by Landlord
     at any time without prior notice at the expense of Tenant, and Tenant shall
     upon Landlord's demand pay all of Landlord's costs associated with such
     removal.

17.  The entire Premises, including vestibules, entrances, doors, fixtures,
     windows and plate glass, shall at all times be maintained in a safe, neat
     and clean condition by Tenant. All trash, refuse and waste materials shall
     be regularly removed from the Premises by Tenant and placed in the
     containers at the locations designated by Landlord for refuse collection.
     All cardboard boxes must be "broken down" prior to being placed in the
     trash containers. All styrofoam chips must be bagged or otherwise contained
     prior to placement in the trash containers, so as not to constitute a
     nuisance. Pallets may not be stacked or placed outside the Premises or
     disposed of in the trash containers or enclosures. The burnings of trash,
     refuse or waste material is prohibited.

18.  Tenant shall use at Tenant's cost such pest extermination contractor as
     Landlord may direct and at such, intervals as Landlord may require.

                                        2

<PAGE>

19.  Tenant shall re-key the Premises immediately following the Commencement
     Date and shall be responsible for the keys and security for the Premises.
     Upon the termination or early expiration of this Lease, Tenant shall
     immediately deliver all keys to Landlord.

20.  No person shall enter or remain within the Project while intoxicated or
     under the influence of liquor or drugs. Landlord shall have the right, but
     not the duty, to exclude or expel from the Project any person who, in the
     absolute discretion of Landlord, is under the influence of liquor or drugs.

21.  Tenant agrees to comply with all such Rules and Regulations. Should Tenant
     not abide by these Rules and Regulations, Landlord or any "Operator,"
     "Association" or "Declarant" under any Restrictions may serve a three (3)
     day notice to correct the deficiencies. If Tenant has not corrected the
     deficiencies by the end of the notice period, Tenant will be in default of
     the Lease, and Landlord and/or its designee shall have the right, without
     further notice, to cure the violation at Tenant's expense.

22.  Landlord reserves the right to amend or supplement the foregoing Rules and
     Regulations and to adopt and promulgate additional rules and regulations
     applicable to the Premises. Notice of such rules and regulations and
     amendments and supplements thereto, if any, shall be given to the Tenant.

23.  Neither Landlord nor Landlord's Agents or any other person or entity shall
     be responsible to Tenant or to any other person for the ignorance or
     violation of these Rules and Regulations by any other tenant or other
     person. Tenant shall be deemed to have read these Rules and Regulations and
     to have agreed to abide by them as a condition precedent, waivable only by
     Landlord, to Tenant's occupancy of the Premises.

                                        3

<PAGE>

                                    EXHIBIT J

                               APPROVED EQUIPMENT

                                See attached page

                                        1

<PAGE>

                                    EXHIBIT K

                            CONFIDENTIALITY AGREEMENT

               VISITOR SIGN IN SHEET AND CONFIDENTIALITY AGREEMENT

Welcome to Somera Communications, Inc. Amberpoint warehouse, distribution and
testing facility. We hope you enjoy your visit. There are two conditions that
are prerequisites to your visit at Somera. First, we strive to have a safe
environment for all visitors and employees. Please observe all safety
regulations and guidelines. Second, while at Somera you may be given, or may
have access to certain confidential and proprietary information of Somera. By
signing the registry below you agree that you shall use reasonable efforts to
keep strictly confidential any and all information disclosed to you by Somera as
being confidential, and such information shall not, without the written consent
of Somera, be used for any purpose outside of your relationship with Somera or
disclosed to any third party other than such party's officers, directors,
employees, partners, professional advisors, lenders, prospective purchasers of
the facility, and business associates. In no event shall any information be
confidential if such information (i) now or hereafter through no act or failure
to act on the part of the party receiving such information becomes generally
known or available to the public, (ii) was known to the party receiving such
information at the time or receipt and was acquired by such party without
restriction as to use or disclosure, (iii) is independently developed by the
party receiving such information, or (iv) is hereafter furnished to the party
receiving such information on a non-confidential basis by a third party which
has no duty to keep such information confidential. Notwithstanding anything
herein to the contrary, the party receiving any confidential information may
disclose or produce such confidential information pursuant to valid legal
process without the consent of Somera; provided however, that in the event such
party receiving the information shall use commercially reasonable efforts to
provide Somera with prompt written notice so that Somera may seek a protective
order or other appropriate remedy.

Date          Visitor           Company          To See         Time In/Out
----          -------           -------          ------         -----------

__________    _____________     ____________     ___________    ________________

                                        1

<PAGE>

                                                           AmberPoint at Coppell
                                                                      Building 1
                                              301 S. Northpoint Drive, Suite 100
                                                            Coppell, Texas 75019
                                                             210,563 square feet

                                 LEASE AGREEMENT

STATE OF TEXAS

COUNTY OF DALLAS

     This Lease Agreement (this "Lease") is made as of the 2ND day of DECEMBER,
2002, by and between AmberPoint at Coppell, L.L.C., a Delaware limited liability
company, hereinafter referred to as "Landlord", and Somera Communications, Inc.,
a Delaware corporation, hereinafter referred to as "Tenant".

1. Premises and Term. In consideration of the obligation of Tenant to pay rent
as herein provided, and in consideration of the other terms, provisions and
covenants hereof, Landlord hereby demises and leases to Tenant, and Tenant
hereby takes from Landlord that portion of the building located at 301 S.
Northpoint Drive, Coppell, Texas, AmberPoint, Building 1. (the "Building"),
known as Suite 100, containing approximately 210,563 square feet, and as shown
on Exhibit A attached hereto (the "Premises"), which square footage includes a
pro rata share of the Building's electrical and sprinkler room. The Building is
situated on the land described in Exhibit B attached hereto (the "Land"), and
the Land, the Building and all other structures, improvements, fixtures and
appurtenances now or hereafter placed, constructed or included on or appurtenant
to the Land is hereinafter called the "Project". The Project is currently known
as AmberPoint Business Park at Coppell, Building 1, and is more particularly
described on Exhibit C attached hereto.

To have and to hold the same for a term (the "Term") commencing on the date of
Substantial Completion of the Tenant Improvements (as defined in Exhibit D), as
such date shall be determined pursuant to Exhibit D attached hereto (the
"Commencement Date") and ending on March 31, 2010 (the "Termination Date").
Tenant acknowledges that it has inspected the Premises and the Building, and
subject to Landlord's obligations under Exhibit D attached hereto and any latent
defects reported to Landlord within 180 days after the Commencement Date,
accepts the Premises, the Building and common areas in their present condition
as suitable for the purpose for which the Premises are leased. Landlord shall
cause any latent defects in the Building shell and the Tenant Improvements to be
repaired at no cost to Tenant. Taking of possession of the Premises by Tenant
for purposes of conducting business after Substantial Competition shall be
deemed conclusively to establish that the Premises, the Building and common
areas are in good and satisfactory condition on the date possession was taken,
subject to latent defects reported to Landlord within 180 days after the
Commencement Date and punchlist items to be completed by Landlord in accordance
with Exhibit D. Tenant further acknowledges that no representations as to the
repair of the Premises, nor promises to alter, remodel or improve the Premises
have been made by Landlord, unless such are expressly set forth in this Lease.
Landlord has made no representation or warranty as to the suitability of the
Premises for the conduct of Tenant's business and Tenant hereby waives any other
implied warranty that the Premises are suitable for Tenant's intended purposes;
provided that the foregoing shall not relieve Landlord from any obligations set
forth in this Lease. After the Commencement Date Tenant shall, upon demand,
execute and deliver to Landlord an Acceptance of Premises Memorandum in the form
of Exhibit E attached hereto.

                                        1

<PAGE>

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the
date first above written.

LANDLORD:                                     TENANT:

AmberPoint at Coppell, L.L.C., a              Somera Communications, Inc., a
Delaware limited liability company            Delaware corporation

By:   Transwestern Property Company           By: /s/ Bill D'Agostino, Jr.
      Southwest, L.P., d/b/a Transwestern         ---------------------------
      Commercial Services, as authorized      Name: Bill D'Agostino, Jr.
      Property Manager for AmberPoint at      Title: Senior Vice President
      Coppell, L.L.C.                                Operations
                                              Date: 12-2-02

      By: /s/ Henry J. Knapek
         --------------------------
      Name: Henry J. Knapek
      Title: Senior Vice President
      Date: 12-3-02

      By: /s/ John M. Fulton
         --------------------------
      Name: John M. Fulton
      Title: Senior Vice President
      Date: 12/03/02<PAGE>

                                                                   EXHIBIT 10.30

[LETTERHEAD OF SOMERA]

March 10, 2003

Mr. Dan Firestone
C/O Somera Communications Inc.
5383 Hollister Avenue
Santa Barbara, California 93111

        RE: Agreement for Termination of Employment

Dear Dan,

        This letter is to confirm our agreement with respect to your employment
status with Somera Communications, Inc. (the "Company"). In consideration of the
mutual promises, payments and commitments set forth in this letter, we agree
that:

1.      Subject to the condition precedent of the Company complying with all of
its obligations under Paragraph 2, by mutual agreement, your employment as
Executive Chairman of the Company is terminated as of January 1, 2003 (the
"Termination Date"). As of the Termination Date, the employment agreement dated
February 17, 2001, by and between you and the Company (the "Employment
Agreement") shall be terminated without further liability or obligation on the
part of you or the Company. You will continue as a member of the Board of
Directors (and as Chairman thereof) as elected by the shareholders of the
corporation (and the Board of Directors, respectively). The Company agrees to
provide you with compensation and benefits as a Director consistent with the
plans, programs or policies of the Company for similarly situated Directors and
in compliance with applicable law. In addition, and without limiting the
foregoing, during your term as a member of the Board of Directors, the Company
shall maintain in force Directors and Officers liability insurance coverages and
hereby agrees to indemnify you in accordance with the indemnity agreement
previously entered into between you and the Company (the "Indemnity Agreement").
Except as expressly provided in this letter agreement, entitlement to
compensation from the Company, including but not limited to base salary and
incentive compensation, shall cease as of the Termination Date. Except as
otherwise provided herein or by applicable law, your participation in any of the
employee benefit plans of the Company shall cease as of the Termination Date

2.      As soon as reasonably practicable after your execution of this letter
agreement, the Company will:

        a.      Make a payment to you of $300,000 in immediately available funds
                either by check or by wire transfer as you may elect.

<PAGE>

[LETTERHEAD OF SOMERA]

March 10, 2003
Page Two

        b.      Prepare and deliver to you an amendment(s) to your existing
                Stock Option Agreement(s) providing: (i) that you shall have
                until the third anniversary of the Termination Date to exercise
                any outstanding vested stock options in accordance with the
                terms of the stock option agreements and the Company's Stock
                Option Plan of 1999 and (ii) the vesting schedule for
                outstanding options shall be accelerated by 12 months. In all
                other respects the Stock Option Agreements shall remain in full
                force and effect in accordance with their terms. When completed,
                the amendment to the Stock Option Agreements shall be
                incorporated by reference herein.

        c.      The Company shall transfer, assign and convey to either you or
                your designee all right, title and interest to the equipment and
                furnishings set forth on Attachment A (the "Personal Property").
                Upon execution of this letter agreement the Company shall
                provide you with a Bill of Sale evidencing such transfer. The
                Personal Property is transferred "as is" without warranty or
                liability of any kind. The Bill of Sale shall be attached hereto
                and incorporated by reference herein.

3.      This letter agreement shall be governed by and construed in accordance
with the laws of the State of California without reference to the rules relating
to conflict of laws.

4.      Other than with respect to the (i) the Stock Option Agreements, as
amended, (ii) the Bill of Sale and (iii) the Indemnity Agreement, this Agreement
constitutes the entire agreement of the parties concerning the subject matter
hereof.

5.      You hereby acknowledge that you have had the opportunity to discuss this
matter with and obtain advice from legal counsel, have had sufficient time to,
and have carefully read and fully understand all the provisions of this letter
agreement, and by your execution of this letter agreement knowingly and
voluntarily enter into this letter agreement.

If this letter agreement accurately reflects our agreement, please execute two
originals in the space provided below, return one fully signed original to me
and retain one original for your files.

Sincerely,

Somera Communications, Inc.

By:          /s/ Rick Darnaby
    -------------------------------------
                 Rick Darnaby
    President and Chief Executive Officer

Accepted and Agreed to this 3rd day of April, 2003

  /s/ Dan Firestone
--------------------------
      Dan Firestone

<PAGE>

[LETTERHEAD OF SOMERA]

                    ATTACHMENT A--LIST OF PERSONAL PROPERTY

Home Computer and Related Software -- Serial No. 6X1CJDVZ5002
Office Computer and Related Software -- Serial No. US04764808
Toshiba Protege 3490CT Laptop and Related Software -- Serial No. 61216021PU
Office Printer
Office Telephone
Mobile Telephone
Blackberry Device
Kourtney Searls' Office Computer and Related Software -- Serial No. US03974741
Kourtney's Desk Chair
Shredder
Fax Machine
HP Laser Jet Printer 4500
Desk and Credenza
Office Chair
Sofa
Coffee Table
Lateral File and Bookcase
2 Guest Chairs
Conference Table and 6 Chairs
Boat Models: Tamsen, Atlantic & endeavor
Art and Accessories
Desk and Credenza in Bobby Feinberg's Office
Credenza, 3 Desks, Bookcase and 2 Conference Tables
5 Office Chairs

<PAGE>

[LETTERHEAD OF SOMERA]

                           BILL OF SALE AND AGREEMENT

        This Bill of Sale and Agreement is made this 3rd day of April, 2003 by
and between Dan Firestone, with offices at 5383 Hollister Avenue, Santa Barbara,
California 93111 ("Buyer"), and Somera Communications, Inc., a Delaware
corporation, with offices at 5383 Hollister Avenue, Santa Barbara, California
93111 ("Seller");

1.   In consideration of the agreements set forth in that certain letter
agreement by and between Buyer and Seller dated March 10, 2003, Seller agrees to
transfer to Buyer and Buyer agrees to accept and possess the following described
property (the "Property"):

                               [SEE ATTACHMENT A]

2.      Seller hereby assigns all of Seller's right, title and interest in and
to the Property. The Property is sold FOB Seller's site.

3.   Seller warrants that it has good and marketable title to the Property, free
and clear of all liens, encumbrances and claims of any third party. Seller
further warrants that it has all necessary authority to sell the Property to
Buyer. EXCEPT AS SET FORTH IN THIS PARAGRAPH 3, SELLER TRANSFERS THE PROPERTY TO
BUYER "AS IS, WHERE IS" WITHOUT WARRANTY OF ANY KIND WHETHER EXPRESS OR IMPLIED,
AND SELLER SPECIFICALLY DISCLAIMS ANY WARRANTIES OF MERCHANTIBILITY OR FITNESS
FOR A PARTICULAR PURPOSE.

4.   This Agreement constitutes the entire agreement between the parties and
supersedes any prior oral or written understandings, agreements or
representations. This Agreement shall be governed by and construed in accordance
with the laws of the State of California.

IN WITNESS WHEREOF, the undersigned have executed this Bill of Sale and
Agreement as of the date set forth above.

                                              Somera Communications, Inc.

/s/ Dan Firestone
-------------------                        BY: /s/ [ILLEGIBLE]
    Dan Firestone                              --------------------
                                        TITLE: PRESIDENT, CEO
                                               --------------------

<PAGE>

[LETTERHEAD OF SOMERA]

                    ATTACHMENT A--LIST OF PERSONAL PROPERTY

Home Computer and Related Software -- Serial No. 6X1CJDVZ5002
Office Computer and Related Software -- Serial No. US04764808
Toshiba Protege 3490CT Laptop and Related Software -- Serial No. 61216021PU
Office Printer
Office Telephone
Mobile Telephone
Blackberry Device
Kourtney Searls' Office Computer and Related Software -- Serial No. US03974741
Kourtney's Desk Chair
Shredder
Fax Machine
HP Laser Jet Printer 4500
Desk and Credenza
Office Chair
Sofa
Coffee Table
Lateral File and Bookcase
2 Guest Chairs
Conference Table and 6 Chairs
Boat Models: Tamsen, Atlantic & endeavor
Art and Accessories
Desk and Credenza in Bobby Feinberg's Office
Credenza, 3 Desks, Bookcase and 2 Conference Tables
5 Office Chairs

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00052-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00052-of-00352.parquet"}]]