Document:

<PAGE>

                                 EXHIBIT 10.49

                            GROUND LEASE AGREEMENT

                            FOR THE AVNET BUILDING
<PAGE>

                               ASU RESEARCH PARK
                                     LEASE

                         FUNDAMENTAL LEASE PROVISIONS
                         ----------------------------

EFFECTIVE DATE:                         April 5, 1999

LANDLORD:                               PRICE-ELLIOTT RESEARCH PARK, INC., an
                                        Arizona nonprofit corporation

TENANT:                                 RYAN COMPANIES US, INC., a Minnesota
                                        corporation

DEMISED PREMISES:                       Lots 32, 31 and Lot 30, containing 9.63
                                        net acres (14.15 gross acres) and
                                        419,594.7 net square feet (616,206.9)
                                        gross square feet). See Exhibits A and
                                        A-1.

LEASE TERM:                             From the date hereof through September
                                        30, 2083, subject to Tenant's right to
                                        terminate the Term, as provided in
                                        Section 2.

RENT COMMENCEMENT DATE:                 See Section 3.

ANNUAL RENT:                            See Section 3.

MUNICIPAL SERVICE FEE:                  $0.09157 per square foot of Floor Area
                                        constructed on the Demised Premises per
                                        year, payable in twelve equal monthly
                                        installments, subject to adjustments as
                                        provided in Section 6(d).

COMMON AREA EXPENSES:                   Allocable Share payable monthly
                                        beginning on the Rent Commencement Date.

INFRASTRUCTURE
ASSESSMENT:                             $314,696.00 based upon $.75 per net
                                        square foot of land area, payable on the
                                        Effective Date. See Section 9.
<PAGE>

SECURITY DEPOSIT:                       None Required.

PERMITTED USES:                         The Demised Premises may be used as
                                        corporate, national or regional
                                        headquarters of a division, subsidiary
                                        or affiliate of Avnet, Inc. and any
                                        other use permitted under the
                                        Restrictions attached hereto as Exhibit
                                        G. Unlimited manufacturing is prohibited
                                        (A.R.S. (S) 15-1636).

RESTRICTIONS:                           Attached hereto as Exhibit G.

ADDRESS OF LANDLORD:                    8750 South Science Drive
                                        Tempe, Arizona 85284

ADDRESS OF TENANT:                      3131 E. Camelback Road
                                        Suite 220
                                        Phoenix, Arizona 85016
                                        Attn: John L. Strittmatter

The foregoing Fundamental Lease Provisions are an integral part of this Lease,
and each reference in the body of the Lease to any Fundamental Lease Provisions
shall be construed to incorporate all of the terms set forth above with respect
to such Provisions.
<PAGE>

<TABLE>
                               TABLE OF CONTENTS
Section                                                                            Page
<S>      <C>                                                                       <C>
         1.   DEMISED PREMISES.......................................................  1
              ----------------

         2.   TERM...................................................................  2
              ----

         3.   RENT...................................................................  3
              ----

         4.   ADDITIONAL CHARGES.....................................................  5
              ------------------

         5.   NO COUNTERCLAIM OR ABATEMENT OF ADDITIONAL CHARGES.....................  5
              --------------------------------------------------

         6.   RENTAL TAXES, UTILITIES, REAL ESTATE TAXES AND MUNICIPAL SERVICE FEE...  5
              --------------------------------------------------------------------

         7.   USE OF DEMISED PREMISES................................................ 10
              -----------------------

         8.   CONSTRUCTION BY TENANT................................................. 10
              ----------------------

         9.   INFRASTRUCTURE ASSESSMENT.............................................. 11
              -------------------------

         10.  MAINTENANCE AND REPAIRS................................................ 11
              -----------------------

         11.  REGULATORY REQUIREMENTS................................................ 11
              -----------------------

         12.  INDEMNIFICATION........................................................ 13
              ---------------

         13.  INSURANCE.............................................................. 14
              ---------

         14.  LIENS.................................................................. 15
              -----

         15.  DAMAGE OR DESTRUCTION.................................................. 15
              ---------------------

         16.  EMINENT DOMAIN......................................................... 15
              --------------

         17.  DEFAULTS AND REMEDIES.................................................. 16
              ---------------------

         18.  ASSIGNMENT AND SUBLETTING.............................................. 19
              -------------------------

         19.  HYPOTHECATION OF LEASEHOLD ESTATE...................................... 19
              ---------------------------------

         20.  SUBORDINATION.......................................................... 21
              -------------
</TABLE>
<PAGE>

<TABLE>
<S>                                                                          <C>
21.  ESTOPPEL CERTIFICATE................................................... 22
     --------------------

22.  GOVERNING LAW.......................................................... 23
     -------------

23.  STATUS OF TENANT....................................................... 23
     ----------------

24.  SUCCESSORS AND ASSIGNS................................................. 23
     ----------------------

25.  ATTORNEYS' FEES........................................................ 23
     ---------------

26.  PERFORMANCE BY TENANT.................................................. 23
     ---------------------

27.  MORTGAGE PROTECTION.................................................... 24
     -------------------

28.  WAIVER................................................................. 24
     ------

29.  EXAMINATION OF LEASE................................................... 24
     --------------------

30.  TIME................................................................... 24
     ----

31.  PRIOR AGREEMENTS, AMENDMENTS........................................... 24
     ----------------------------

32.  SEVERABILITY........................................................... 25
     ------------

33.  RECORDING.............................................................. 25
     ---------

34.  LIMITATION ON LIABILITY................................................ 25
     -----------------------

35.  NONSUBORDINATED SUBLEASE............................................... 25
     ------------------------

36.  CONSENT OF LANDLORD AND TENANT......................................... 25
     ------------------------------

37.  RECAPTURE BY LANDLORD.................................................. 25
     ---------------------

38.  TITLE OF IMPROVEMENTS.................................................. 26
     ---------------------

39.  SURRENDER.............................................................. 26
     ---------

40.  RESTRICTIONS - AMENDMENTS.............................................. 26
     -------------------------

41.  QUIET POSSESSION....................................................... 27
     ----------------

42.  WATER RESOURCES........................................................ 27
     ---------------

43.  NOTICES................................................................ 27
     -------
</TABLE>
<PAGE>

<TABLE>
     <S>                                                                   <C>
     44.  BROKERS......................................................... 28
          -------

     45.  NET LEASE....................................................... 28
          ---------

     46.  TENANT'S TITLE INSURANCE........................................ 28
          ------------------------

     47.  HEIGHT RESTRICTIONS............................................. 28
          -------------------

     48.  COMMON DRIVEWAY EASEMENT........................................ 28
          ------------------------
</TABLE>

EXHIBITS:
--------

Exhibit A    Legal Description of the Demised Premises
Exhibit A-1  Site Plan of the Demised Premises
Exhibit B    Site Plan of the Research Park
Exhibit C    Preliminary Plan Package
Exhibit D    Lease Amendment
Exhibit E    Recognition, Non-Disturbance and Attornment Agreement
Exhibit F    Memorandum of Lease
Exhibit G    Restrictions
Exhibit H    Common Driveway Easement

<PAGE>

                               ASU RESEARCH PARK
                                     LEASE

          1.   DEMISED PREMISES
               ----------------

               (a)  Subject to the covenants and conditions herein contained,
Landlord hereby leases to Tenant, and Tenant leases from Landlord (this
"Lease"), the land situated in the City of Tempe, Maricopa County, Arizona,
legally described on Exhibit A attached hereto and graphically depicted on
Exhibit A-1 attached hereto (the "Land"). Said Land is hereinafter referred to
as the "Demised Premises". The Demised Premises is a part of an integrated
research park development located within the City of Tempe, Arizona ("Research
Park") which is graphically depicted on the Site Plan attached hereto as Exhibit
B. It is acknowledged that Landlord has an interest in the Research Park as a
ground lessee under that certain Ground Lease dated October 8, 1984, and all
amendments thereto ("Ground Lease"), wherein the Arizona Board of Regents,
acting for and on behalf of Arizona State University, appears as Lessor ("Ground
Lessor"). This Lease is a sublease under the Ground Lease.

               (b)  The legal description and the net square footage for the
Demised Premises as set forth in Exhibit A-1 and the Fundamental Lease
Provisions, respectively, are predicted upon the eventual abandonment of a
portion of that certain Research Park roadway known as "Science Drive" by the
City of Tempe and other regulatory bodies having jurisdiction over the proposed
abandonment. The portion of Science Drive for which abandonment will be sought
is delineated on Exhibit A-1.

               (c)  Upon execution of this Lease, Tenant shall process the
Science Drive abandonment on behalf of Ground Lessor and Landlord at Tenant's
sole expense. Landlord agrees to cooperate with Tenant in processing such
abandonment. In the event the abandonment is not completed prior to the Rent
Commencement Date, Tenant shall so notify Landlord. Landlord shall then have the
right, but not the obligation, to join with Tenant to obtain completion of such
abandonment. If, within sixty (60) days after Tenant's notice to Landlord, the
abandonment has not been completed, Tenant may terminate this Lease upon written
notice to Landlord and shall be entitled to receive a refund of all monies paid
Landlord under this Lease prior to such termination. Notwithstanding the
foregoing, Tenant shall not have the right to terminate this Lease and receive
such a refund if the failure of the abandonment or failing to pay such fees or
submit such plans, drawings and documentation as the City of Tempe may require.

               (d)  In connection with the Science Drive abandonment, Landlord
and Tenant covenant as follows:

                                       1
<PAGE>

                    (i)       Tenant shall not demolish or alter any of the
     improvements in or about Science Drive until Tenant shall have obtained at
     its expense all governmental permits and approvals necessary to process the
     proposed abandonment with the City of Tempe and any other regulatory bodies
     having jurisdiction over the proposed abandonment.

                    (ii)      Tenant, at its sole expense, shall relocate those
     utilities or other improvements now located within or about Science Drive
     which the City of Tempe and/or Landlord require to be relocated.

                    (iii)     Prior to completion of Tenant's Improvements,
     Tenant shall, at its sole expense, relocate all dedicated public easements
     which the City of Tempe may require to be relocated as a condition to such
     abandonment.

                    (iv)      In the event Tenant damages or destroys any
     landscaping or other improvements located within the Common Area of the
     Research Park or within or about any dedicated public right-of-way, then
     Tenant shall repair, replace and restore all such landscaping and other
     Improvements to their condition existing prior to commencement of Tenant's
     construction. Tenant shall take all necessary action to prohibit the use of
     such public access ways during the period of Tenant's construction.

                    (v)       Tenant shall cause the construction of any
     replacement roadway, cul-de-sac, curb cuts, alternative access, sidewalks,
     bicycle paths and any other Improvements which may be required by the City
     of Tempe as a condition to the abandonment.

     2.   TERM
          ----

          (a)  The term of this Lease ("Term") shall commence as of the date
hereof (the "Effective Date") and shall expire on September 30, 2083 unless the
Term shall be sooner terminated as hereinafter provided.

          (b)  The term "year" as used in this Lease shall mean each period of
twelve (12) consecutive months commencing on each January 1 and ending at
midnight on the next succeeding December 31, except that any partial year at the
beginning of the Term shall constitute the first year of the Lease, in which
event the first year of the Term will be shorter than twelve months.

          (c)  Tenant shall have the right to terminate this Lease prior to
expiration of the 30th year. In order to exercise the termination right, Tenant
must provide Landlord with written notice of Tenant's termination election not
more than 360 nor less than 180 days prior to the expiration of the 30th year;
provided, however, if Landlord exercises the appraisal right under Section 3(b)
below, Tenant may give its notice of termination at any time

                                       2
<PAGE>

within thirty (30) days after determination of Annual Rent for years 31-40. In
the event Tenant exercises such termination right, Landlord may elect to (i)
require that the Land be restored, at Tenant's sole cost and expense, to its
original condition as of the date of termination or (ii) accept surrender of the
Land with all then existing Improvements thereon. The right of termination
referred to herein may not be exercised by Tenant at any time in which the
Tenant is in default under this Lease.

     3.   RENT
          ----

          (a)  Upon the Rent Commencement Date (as defined below), Tenant agrees
to pay Annual Rent to Landlord without demand, in twelve (12) equal monthly
installments in advance on the first day of each month, as follows:

Lease Years      Per Net Sq. Foot     Annual      Monthly
-----------      ----------------     ------      -------

1-10             $0.55                $230,777    $19,231
11-20            $0.72                $302,108    $25,176
21-30            $0.93                $390,223    $32,519
31-85            See (b) below

          (b)  During the 30th year and again during the 60th year, Landlord
shall have the option, in each such case, to cause the fair market value of the
Land (as an improved parcel of land but subject to the Restrictions) to be
determined by appraisal as set forth below. In each such case, the Annual Rent
applicable to the Demised Premises for the ensuing ten-year period shall be
equal to 10% of the fair market value of the Land. Annual Rent so determined
shall be in effect for the years 31-40. Annual Rent shall then be adjusted every
ten years so that Annual Rent for the years 41-50 and 51-60 shall reflect
cumulative non-compounded increases of three percent (3%) per year over the
Annual Rent in effect for the previous ten-year period. Likewise, Annual Rent
shall be established by appraisal as set forth herein during the 60th year for
the years 61-70. Annual Rent shall then be adjusted after ten years so that
Annual Rent for the years 71-80 and 81 through the remainder of the Term shall
reflect non-compounded cumulative increases of three percent (3%) per year over
the Annual Rent in effect for the previous ten-year period.

          In order to invoke the appraisal procedure, Landlord shall provide to
Tenant at least 270 days but not more than 360 days prior to expiration of the
30th year (or 60th year as the case may be) an appraisal of the Land. Tenant
shall have 30 days after receipt of Landlord's appraisal either to accept
Landlord's appraisal or submit to Landlord an appraisal of the Land establishing
a different fair market value. Failure to provide Landlord with an appraisal
before expiration of the 30-day period shall be deemed Tenant's acceptance of
Landlord's appraisal. If Tenant submits its own appraisal, Landlord shall have
30 days within which to notify Tenant that it accepts or rejects Tenant's
appraisal. Failure to provide such notice within the 30-day period shall
constitute acceptance by Landlord of Tenant's appraisal.

                                       3
<PAGE>

          If Landlord rejects Tenant's appraisal, then the appraisers previously
selected by Landlord and Tenant shall select a third appraiser, except that if
the valuations of the two appraisals are less then 10% apart, the valuations
shall be averaged and the resulting amount shall be the fair market value.  If
the appraisers are unable to agree on a third appraiser within ten (10) days,
either party, by giving ten (10) days notice to the other party may apply to the
American Arbitration Association for the purpose of selecting a third appraiser.

          Within thirty (30) days after the selection of the third appraiser,
the third appraiser shall submit to Landlord and Tenant an appraisal of the
Land.  A valuation agreed upon by two of the three appraisers shall be binding
upon Landlord and Tenant.  If none of the appraisers agree, the values
determined by the two appraisers whose valuations are closer (in absolute dollar
terms, not percentage terms) shall be averaged and the resulting amount shall be
the fair market value.  If one valuation is equally close (in absolute dollar
terms, not percentage terms) to the other two, the middle valuation shall be the
fair market value.

          Landlord and Tenant each shall bear the cost of its own appraiser and
shall bear one-half of the cost of the third appraiser.  All appraisers shall be
members of the American Institute of Real Estate Appraisers (M.A.I.) or, if such
Institute shall not then exist, members of its successor or a substantially
equivalent organization, and shall have at least five (5) years experience
appraising commercial real estate.

          (c)  All sums to be paid by Tenant to Landlord pursuant to this Lease
shall be paid in lawful money of the United States to Landlord at its address,
or at such other place as Landlord may from time to time designate in writing.

          (d)  The "Rent Commencement Date" shall e the earlier to occur of (i)
one hundred eighty (180) days following the Effective Date of this Lease as set
forth in the Fundamental Lease Provisions or (ii) the date Tenant obtains a
certificate of occupancy from the City of Tempe for the Improvements.

          (e)  All payments of Annual Rent and "Additional Charges" (as defined
in Section 4) shall be considered delinquent if not received by Landlord on or
before the 10th day after the date any such payment originally became due.
Tenant shall pay to Landlord a late charge equal to five percent (5%) of any
amount of delinquent Annual Rent or Additional Charges. In addition, interest
shall accrue on any amount of delinquent Annual Rent or Additional Charges at an
annual rate equal to two (2) percentage points (2%) in excess of the annual
interest rate published from time to time in the Wall Street Journal under the
masthead "Money Rates" as the Prime Rate in effect as of the payment due date
(or, if such Prime Rate ceases to be published, a reasonably equivalent index
selected by Landlord) such interest to be adjusted quarterly and to accrue from
the date such amount was originally due until the date such amount is actually
paid.

                                       4
<PAGE>

     4.   ADDITIONAL CHARGES
          ------------------

     All taxes, assessment, insurance premiums, charges, costs and expenses
which Tenant assumes or agrees to pay hereunder, together with all interest and
penalties that may accrue thereon in the event of Tenant's failure to pay the
same as herein provided, and all other damages, costs and expenses which
Landlord may suffer or incur, and any and all other sums which may become due,
by reason of any default of Tenant or failure on Tenant's part to comply with
the agreements, terms, covenants and conditions of this Lease on Tenant's part
to be performed shall be referred to herein as "Additional Charges," and, in the
event of their nonpayment, Landlord shall have with respect thereto all rights
and remedies herein provided the same as though Tenant failed to pay Annual
Rent.

     5.   NO COUNTERCLAIM OR ABATEMENT OF ADDITIONAL CHARGES
          --------------------------------------------------

     Unless expressly provided otherwise in this Lease, the Annual Rent, and all
Additional Charges payable by Tenant hereunder shall be paid without notice
demand, counterclaim, setoff, recoupment, deduction or defense of any kind or
nature and without abatement, suspension, deferment, diminution or reduction,
and, except to the extent expressly provided otherwise in this Lease, the
obligations and liabilities of Tenant hereunder shall in no way be released,
discharged or otherwise affected by reason of (i) any damage to or destruction
of any Improvements on the Demised Premises; (ii) any taking of the Demised
Premises or any part thereof; or (iii) any restriction or prevention of or
interference with any use of the Demised Premises or any part thereof not the
result of a breach of this Lease by Landlord.

     6.   RENTAL TAXES, UTILITIES, REAL ESTATE TAXES AND MUNICIPAL SERVICE FEE
          --------------------------------------------------------------------

          (a)  Any exercise, transaction privilege or rental occupancy tax now
or hereafter actually imposed by any government or governmental agency upon
Landlord on account of, attributed to, or measured by rent or other charges
payable by Tenant to Landlord shall be paid by Tenant to Landlord in addition to
and along with the Annual Rent and Additional Charges payable hereunder.

          (b)  Tenant shall not be required to pay, or reimburse Landlord for
(i) any local, state or federal capital levy, franchise tax, revenue tax, income
tax, or profits tax of Landlord unless and to the extent such levy, tax or
impost is in lieu of or a substitute for any other levy, tax or impost now or
later in existence upon or with respect to the Demised Premises which, if such
other levy, tax or impost were in effect, would be payable by Tenant under the
provisions hereof, or (ii) any estate, inheritance, devolution, succession or
transfer tax which may be imposed upon or with respect to any transfer (other
than taxes in connection with a conveyance by Landlord to Tenant) of Landlord's
interest in the Demised Premises.

                                       5
<PAGE>

          (c)  During the Term, Tenant shall pay prior to delinquency all taxes
assessed against and levied upon fixtures, furnishing, equipment and all other
personal property of Tenant situated on or within the Demised Premises, and when
possible Tenant shall cause said fixtures, furnishings, equipment and other
personal property to be assessed and billed separately from the real property
demised to Tenant. Tenant shall pay and discharge punctually, as and when the
same shall become due and payable without penalty, all business, occupation and
occupational license taxes.

          (d)  The City of Tempe requires that Tenant be assessed and pay a
municipal service fee (the "Municipal Service Fee") as hereinafter provided to
reimburse the City for the cost of providing municipal services to the Research
Park. The annual amount of the Municipal Service Fee payable by Tenant shall be
calculated by multiplying the Aggregate number of square feet of Floor Area
constructed, or to be constructed, on the Demised Premises from time to time by
the "Multiplier" (determined as set forth below) in effect from time to time.
With regard to new construction of Floor Area, assessment of the Municipal
Service fee shall commence at the beginning of the calendar quarter following
issuance of Building Permit. For the fiscal year beginning July 1, 1998, the
Multiplier shall be the amount of $0.09157. Thereafter, the Multiplier shall be
adjusted annually as of each July 1 ("Adjustment Date") to reflect the
percentage of change in the Metropolitan Phoenix Consumer Price Index as
published by Arizona State University, College of Business, Center for Business
Research ("Index"), for the calendar year ended December 31 immediately
preceding said Adjustment Date as compared to the Index for the calendar year
ended December 31 on year earlier. Annual percentage changes shall be applied to
the Multiplier in effect for the previous year. The Multiplier thus adjusted
shall be rounded to the nearest tenth of a cent. So long as the City of Tempe
requires the assessment of the Municipal Service Fee, Tenant shall pay to
Landlord on a monthly basis, on or before the first day of each month during the
Term, a sum equal to one-twelfth (1/12th of the then annual Municipal Service
Fee due and payable to the City of Tempe calculated as set forth above for the
Floor Area constructed, or to be constructed, on the Demised Premises. The term
"Floor Area" as used in this Lease shall have the same meaning as provided in
the City of Tempe Building code in effect from time to time. The aggregate
number of square feet of Floor Area constructed, or to be constructed, on the
Demised Premises shall be the aggregate amount of Floor Area as set forth on
building permits issued by the City of Tempe to Tenant.

          (e)  Landlord represents and warrants to Tenant that, to the extent of
Landlord's actual knowledge, the fee estate of Ground Lessor is presently exempt
from ad valorem taxes, and the leasehold interest of Landlord as lessee under
the Ground Lease is not currently being taxed. In the event of a change in the
law such that said ad valorem tax exempt status of Ground Lessor is no longer
recognized by taxing authorities, or in the event of a change in the law such
that Landlord's possessory interest shall be taxed, then Tenant shall fully pay
and punctually discharge its proportionate share of all Impositions as and when
they become due and payable, as provided in Section 6(g) below. "Impositions"
shall include but are not limited to any and all ad valorem taxes, assessments
(excluding special improvement district assessments) and other governmental
taxes, impositions and charges of every kind and nature measured or

                                       6
<PAGE>

calculated based on the value of the property involved, extraordinary or
ordinary, general or special, unforeseen or foreseen, which at any time during
the Term shall become due and payable by either Ground Lessor or Landlord.

          (f)  In the event any obligation to pay Impositions accrues under
Section 6(e) above and if the Demised Premises constitute a separate tax parcel
for purposes of assessing and levying such Impositions, Tenant shall have the
right to contest the amount or validity of any Impositions by appropriate legal
proceedings, diligently pursued, in the name of Landlord if required by any law,
rule or regulation, provided that (i) Tenant shall first make all contested
payments, under protest if it desires, but if payment under protest is not
permitted by the taxing authority, such contested payment need not be made, (ii)
neither the Demised Premises, any part thereof, nor any interest therein shall
be in any danger of being sold, forfeited, lost or interfered with, (iii) Tenant
shall have furnished such security, if any, as may be required in the
proceedings or reasonably requested by Landlord, and (iv) all expenses incurred
in connection with such proceedings shall be paid by Tenant.

          (g)  In the event any obligation to pay Impositions accrues under
Section 6(e) above and if the Demised Premises are not separately assessed, but
are part of a larger tract or parcel for assessment purposes, then Tenant shall
pay to Landlord Tenant's proportionate share of such Impositions determined as
follows:

                    (i)       With respect to any ad valorem taxes on the land
     area of the larger land parcel including the Demised Premises, but not with
     respect to special or extraordinary assessments, Tenant shall pay that
     portion of such taxes which the total number of square feet of land area
     within the Demised Premises bears to the number of square feet of land area
     within such larger land parcel.

                    (ii)      With respect to any special or extraordinary
     assessments on the larger land parcel including the Demised Premises,
     Tenant shall pay only that portion of such assessments which would have
     been levied upon the Demised Premises had the Demised Premises been
     separately assessed based upon the methods of assessments utilized for such
     assessments.

Tenant shall pay such sums to Landlord within thirty (30) days of the receipt of
a written statement from Landlord indicating the amount of such Impositions as
so determined and showing in reasonable detail the manner in which such
Impositions were determined.  Landlord, upon Tenant's request, shall furnish
Tenant, within twenty (20) days thereafter, proof of Landlord's payment of said
Impositions.  However, in no event shall Tenant be required to make such
payments more than fifteen (15) days in advance of the date such payments would
be delinquent if they were to be made directly to the taxing authorities.  The
right to contest Impositions attributable to the Demised Premises, if not a
separate tax parcel, shall initially

                                       7
<PAGE>

belong to Landlord but may be exercised by Tenant at its own expense if Landlord
fails to contest any Imposition after written request from Tenant to do so.

          (h)  Landlord represents and warrants to Tenant that; (i) this Lease
is issued on lands owned by the Arizona Board of Regents; and (ii) the Demised
Premises is part of a "Research Park" as such term is now defined in A.R.S. (S)
35-701. In the event any existing or future property classification or
assessment ratio which treats the Demised Premises and the Improvements to be
constructed thereon more favorably for property tax purposes than they otherwise
might be treated is lost or is no longer applicable due to the occurrence of an
event or condition within the reasonable le control of Landlord or Ground
Lessor, then the Landlord shall be responsible for that portion of the
Impositions (as defined in Section 6(e)) thereafter measured by the value of the
Land, and Tenant shall be responsible for that portion of the Impositions
measured by the value of the Improvements. The parties agree that a change in
the law regarding the taxation of interests in land or improvements located
within the Research Park shall not be deemed to be an event or condition within
the reasonable control of Landlord or Ground Lessor except as otherwise provided
in the preceding paragraph.

          (i)  All entrance and exit areas, open space, landscaped space,
easements, lighting, street furniture, water bodies, jogging paths, pedestrian
walkways, bicycling paths, equestrian trails, parking areas, and other similar
facilities furnished by Landlord in the Research Park (herein "Common Area") are
dedicated publish easements for said purposes and shall at all times be subject
to the joint control and management of Landlord and the City of Tempe, and
Landlord shall have the right from time to time to establish, modify and enforce
reasonable non-discriminatory rules and regulations with respect to the same as
long as they do not materially interfere with Tenant's normal conduct of its
business on the Demised Premises. Landlord shall have the right to construct,
maintain and operate lighting facilities on all said Common Area; to police the
same, from time to time to change the area, grade, location and agents,
customers and employees; to close temporarily all or any portion thereof; and to
do and perform such other acts in and to said area as in Landlord's judgment is
reasonably advisable as Landlord is contractually bound to the City of Tempe to
operate and maintain the Common Area and will do so in such a manner as the
common areas in similar first-class business and industrial parks located in the
southwestern United States are operated and maintained.

          (j)  Subject to the standards as provided in Section 6(i) above, the
term "Common Area Expenses" as used herein shall mean all sums expended by
Landlord and Ground Lessor in connection with the operation, maintenance, repair
or replacement of the Common Area, including premiums paid for adequate public
liability and property damage insurance (which insurance Landlord is hereby
required to maintain throughout the Term); provided, however, that Common Area
Expenses shall not include Landlord's overhead, administrative and general
office expenses except as may be incurred relative to persons directly employed
to perform Common Area operation, maintenance, repair or replacement services,

                                       8
<PAGE>

expense for any work which Landlord performs for any other tenant of the
Research Park, expenses for repairs or other work to correct original
construction defects or occasioned by condemnation or by fire, windstorm, or
other insurable casualty, expenses incurred in leasing or procuring new tenants
for the Research Park, legal expenses incurred in enforcing the terms of any
lease pertaining to the Research Park, interest or amortization payments on any
mortgage or deed of trust pertaining to the Research Park, gross or net income
taxes imposed on Landlord or on any rental revenue received by Landlord,
expenses directly payable by any tenant of the Research Park, any costs, fines
and the like due to Landlord's violation of any governmental rule or regulation;
or the cost of any items for which Landlord is reimbursed by third parties, but
only to the extent of such reimbursement. Any Common Area Expenses that are
required to be capitalized, in accordance with generally accepted accounting
principles, shall be amortized and charged in accordance with generally accepted
accounting practices. Only the annual amortized amounts of any such expenses
shall be included in Common Area Expenses. The cost of any capital improvements
not in repair or replacement of existing improvements shall not be included in
Common Area Expenses. Landlord may cause any or all of said operation and
management responsibilities to be performed by an independent contractor or
contractors. Tenant shall pay to Landlord Tenant's pro rata share of such Common
Area Expenses in the following manner:

                    (1)  Commencing on the Rent Commencement Date, and
     thereafter on the first day of each calendar month of the Term, Tenant
     shall pay to Landlord an amount estimated by Landlord to be Tenant's share
     of Common Area Expenses. Landlord may adjust the monthly Common Area charge
     of Tenant at the end of any calendar quarter on the basis of Landlord's
     experience and reasonably anticipated costs.

                    (2)  Prior to the expiration of each year, Landlord shall
     deliver to Tenant a statement covering the fiscal year of Landlord just
     expired, certified as correct by an authorized but independent
     representative of Landlord, showing the Common Area Expenses for such
     fiscal year, the amount of Tenant's pro rata share of such expenses for
     such fiscal year and the payments made by Tenant with respect to such
     fiscal year as set forth in subparagraph (1) immediately above. If Tenant's
     pro rata share of such Common Area Expenses exceeds Tenant's payments so
     made, Tenant shall pay Landlord the deficiency within thirty (30) days
     after receipt of such statement. If said payments exceed Tenant's pro rata
     share of such Common Area Expenses, Landlord shall refund the excess to
     Tenant within thirty (30) days following delivery of the aforesaid
     statement. If Landlord fails to furnish Tenant the required statement as
     provided herein, Landlord shall be deemed to have waived any right to
     payment from Tenant for any Common Area Expenses for the preceding fiscal
     year in excess of that previously paid by Tenant for such fiscal year.

                    (3)  Tenant's pro rata share of the Common Area Expenses
     shall be that portion of all such expenses which the number of square fee
     of land area within the Demised Premises bears to the total number of
     square feet of leaseable land area within the Research Park (presently
     9,010,380 square feet) which is from time to

                                       9
<PAGE>

     time under lease; provided, however, the latter number shall never be less
     than 90% (presently 8,109,342 square fee) of the total number of square
     feet of leaseable land area within the Research Park. There shall be an
     appropriate adjustment of Tenant's share of the Common Area Expenses as of
     the expiration of the Term of this Lease.

          (k)  Landlord shall save, hold harmless and indemnify Tenant from and
against all liabilities, obligations, claims, suits, damages, penalties, causes
of action, costs and expenses (including without limitation, reasonable
attorneys' fees and expenses) imposed or asserted against Tenant by reason of
any accident, injury to or death of persons, or loss or damage to property
occurring on the Common Areas to the extent the same is a result of the
negligence of Landlord or its agents, servants, contractors or employees.

          (l)  Tenant shall pay and discharge punctually all charges for utility
services used by it.

     7.   USE OF DEMISED PREMISES
          -----------------------

     Landlord hereby consents to and Tenant may use the Demised Premises for
those uses described in the Fundamental Lease Provisions ("Permitted Uses").
Tenant represents, warrants and covenants to Landlord that the Demised Premises
shall be used only for Permitted Uses. By executing this Lease, Landlord
acknowledges that Tenant has satisfied all qualifications for tenancy at the
Research Park.

     8.   CONSTRUCTION BY TENANT
          ----------------------

          (a)  All buildings and other improvements constructed by or on behalf
of Tenant upon the Demised Premises are referred to in this Lease as the
"Improvements." Tenant has informed Landlord that it intends to develop the
Demised Premises as the first phase of a two-phase development contemplated by
Tenant which may include additional land within the Research Park. Construction
on the first phase of Tenant's development, which is subject to Tenant's
compliance with the Restrictions, shall commence within one (1) year from final
plan approval as set forth in said Restrictions. Submittals toward plan approval
shall promptly commence. Tenant has informed Landlord that it intends to
construct approximately __________________ (________) square feet of Floor Area
in connection with the first phase of construction on the Demised Premises.

          (b)  Plan submittals as well as construction in connection with any
Improvements, once commenced, and all required reviews by Landlord, shall be
diligently pursued to substantial completion. Attached hereto as Exhibit C is a
listing of documents constituting Tenant's "Preliminary Plan Package", for its
first phase of construction. All further plan or driveway submittals required by
the Restrictions will be approved by Landlord for the first phase of
construction so long as they are substantially consistent with the Preliminary
Plan Package. Tenant, at its expense and subject to compliance with the
Restrictions and all

                                       10
<PAGE>

applicable building regulations, may from time to time remodel or demolish any
Improvements, or construct other Improvements on the Demised Premises and
remodel or demolish such other Improvements. All construction plans for the
second phase of Tenant's construction will require separate plan submittal and
approval as required by the Restrictions. Tenant acknowledges and agrees that
construction plans for the second phase of Tenant's construction will not be
granted unless Tenant has acquired a leasehold interest in that portion of the
Research Park identified as Parcel IA on Exhibit A-1 and has executed an
amendment to this Lease in the form of Exhibit D attached hereto.

          (c)  Tenant has informed Landlord that development of the Demised
Premises will require partial abandonment of Science Drive and relocation of a
portion of the existing infrastructure. Landlord has approved the partial
abandonment of Science Drive subject to final site plan approval and Tenant's
compliance with the City of Tempe requirements. Tenant shall be solely
responsible for all costs arising out of the partial abandonment of Science
Drive and infrastructure relocation, including without limitation, utility
relocation, City of Tempe fees, utility participation charges, permits and
development fees.

     9.   INFRASTRUCTURE ASSESSMENT
          -------------------------

     Tenant shall pay to Landlord upon the Effective Date an infrastructure
assessment equal to $0.75 per net square foot of Land comprising the Demised
Premises as Tenant's share of Landlord's cost of constructing and installing on
and off-site infrastructure facilities which serve or will serve the Demised
Premises in common with other premises.

     10.  MAINTENANCE AND REPAIRS
          -----------------------

     Tenant shall at all times during the Term keep and maintain in good order
and repair the Land as well as the exterior of all Improvements, howsoever the
necessity or desirability of maintenance or repairs may occur. Tenant waives any
right created by any law now or hereafter in force to maintain or make repairs
to any portion of the Demised Premises at Landlord's expense, it being
understood that neither Ground Lessor nor Landlord shall in any event be
required to maintain or make any alterations, rebuildings, restorations,
replacements, changes, additions, improvements or repairs to the Demised
Premises. Nothing in the Lease shall be construed to require the Tenant to
maintain the interior of the Improvements beyond the extent necessary to comply
with applicable laws.

     11.  REGULATORY REQUIREMENTS
          -----------------------

          (a)  Tenant shall promptly observe and comply with all present and
future laws, ordinances, requirements, orders, directions, rules and regulations
of all governmental authorities having or claiming jurisdiction over the Demised
Premises or any part thereof and of all insurance companies writing policies
covering the Demised Premises or any part thereof. Without limiting the
generality of the foregoing, Tenant shall also procure each and

                                       11
<PAGE>

every permit, license, certificate or other authorization required in connection
with the lawful and proper use of the Demised Premises or required in connection
with any building or improvement now or hereafter erected thereon.

          (b)  Tenant covenants and agrees to pay all costs and expenses
associated with enforcement, removal, remedial or other governmental or
regulatory actions, agreements or orders threatened, instituted or completed
pursuant to any Hazardous Materials Laws, and all audits, tests, investigations,
cleanup, reports and other such items incurred in connection with any efforts to
complete, satisfy or resolve any matters, issues or concerns, whether
governmental or otherwise, arising out of or in any way related to the use,
generation, release, management, treatment, manufacture, storage or disposal of,
on, under or about, or transport to or from (any of the foregoing hereinafter a
"Use") the Demised Premises of any Hazardous Materials in any amount by Tenant,
its employees, agents, invitees, subtenants, licensees, assignees or
contractors. For purposes of this Lease (1) the term "Hazardous Materials" shall
include but not limited to asbestos, urea formaldehyde, polychlorinated
biphenyls, oil, petroleum products, pesticides, radioactive materials, hazardous
wastes, toxic substances and any other related or dangerous, toxic or hazardous
chemical, material or substance defined as hazardous or regulated or as a
pollutant or contaminant in, or the Use of or exposure to which is prohibited,
limited, governed or regulated by, any Hazardous Materials Laws; and (2) the
term "Hazardous Materials Laws" shall mean any federal, state, county,
municipal, local or other statute, law, ordinance or regulation now or hereafter
enacted which may relate to or deal with the protection of human health or the
environment, including but not limited to the Comprehensive Environment
Response, Compensation and Liability Act of 1980, 42 U.S. C. Section 9601, et
                                                                           --
seq.; the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et
                                                                          --
seq.; the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et
                                                                          --
seq.; the Federal Water Pollution Control Act, 33 U.S.C. Section 1251, et seq.;
                                                                       --
the Toxic Substances Control Act of 1976, 15 U.S.C. Section 2601, et seq.; Ariz.
                                                                  --
Rev. Stat. Ann., Title 49 (the "Arizona Environmental Quality Act of 1986"); and
any rules, regulations or guidelines adopted or promulgated pursuant to any of
the foregoing as they may be amended or replaced from time to time.

          (c)  Upon reasonable advance notice to Tenant, Landlord shall have the
right, from time to time during Tenant's regular business hours, to enter upon
and, as accompanied by a representative of Tenant, inspect the Demised Premises
for purposes of satisfying itself as to whether Tenant is in compliance with the
requirements of Section 11(a) above.

          (d)  Tenant acknowledges that Landlord has provided to Tenant an
environmental assessment report on the Research Park (excluding Lots 3, 4, 8, 9,
10, 11, 12, 19, 32, 39, 42 and 44) prepared by Foree & Vann, Inc., dated October
13, 1993 ("Report"). Except as otherwise disclosed in said Report, Landlord, to
the extent of its current actual knowledge, knows of no Hazardous Materials
contamination of the Research Park or the Demised Premises.

                                       12
<PAGE>

          (e)  Landlord covenants and agrees to pay all costs and expenses
associated with enforcement, removal, remedial or other governmental or
regulatory actions, agreements or orders threatened, instituted or completed
pursuant to any Hazardous Materials Laws, and all audits, tests, investigations,
cleanup, reports and other such items incurred in connection with any efforts to
complete, satisfy or resolve any matters, issues or concerns, whether
governmental or otherwise, arising out of or in any way related to the Use of
Hazardous Materials in any amount by Landlord, its employees, agents, invitees,
predecessors in interest, licensees, assignees or contractors.

          (f)  Landlord covenants and agrees diligently to enforce against other
tenants of the Research Park those provisions of applicable tenant leases which
pertain to Hazardous Materials and Hazardous Materials Laws.

     12.  INDEMNIFICATION
          ---------------

          (a)  Except to the extent caused by the gross negligence of Ground
Lessor or Landlord, or their agents, contractors, servants or employees, Tenant
shall save, hold harmless and indemnify Ground Lessor, Landlord and their
agents, employees and contractors performing management functions for the
Research Park from and against all liabilities, obligations, claims, causes of
action, suits, damages, penalties, assessments, taxes, fees, costs and expenses
(including without limitation, reasonable attorneys' fees and expenses) imposed
upon or asserted against Ground Lessor or Landlord by reason of (i) any use,
nonuse or condition of the Demised Premises or any part thereof, (ii) any
accident, injury to or death of persons (including workmen) or loss of or damage
to property occurring on the Demised Premises or any part thereof, (iii) any
failure on the part of Tenant to perform or comply with any of the terms of this
Lease, (iv) performance of any labor or services or the furnishing of any
materials or other property in respect of the Demised Premises or any part
thereof by, on behalf of or at the request of Tenant, (v) any accident, injury
to or death of persons (including workmen) or loss of or damage to property
arising from or in any way related to construction of the Improvements, (vi) any
failure on the part of Tenant to comply with any of the matters set forth in
Section 7 and Section 11; or (vii) any violation or breach by Tenant of the
Restrictions or the Declaration of Height Limitations referred to in Section 48
below.

          (b)  Landlord shall save, hold harmless and indemnify Tenant and its
agents, employees and contractors from and against all liabilities, obligations,
claims, suits, damages, penalties, costs and expenses (including without
limitation, reasonable attorneys' fees and expenses) imposed upon or asserted
against Tenant by reason of (I-i) the gross negligence of Landlord or its
agents, contractors, servants or employees, or (ii) any failure on the part of
Landlord to perform or comply with any of the terms of this Lease including any
failure on the part of the Landlord to comply with any of the matters set forth
in Section 11.

          (c)  In the event any indemnified party should be made a defendant in
any action, suit or preceding brought by reason of any act or omission of the
indemnifying

                                       13
<PAGE>

party, the indemnifying party shall at its own expense resist and defend such
action, suit or proceeding by counsel reasonably approved by the indemnified
party. If any such action, suit or proceeding should result in a final judgment
against the indemnified party, the indemnifying party shall promptly satisfy and
discharge such judgment or shall cause such judgment to be promptly satisfied
and discharged. The obligations of the indemnifying party under this Section
arising by reason of any such occurrence taking place while this Lease is in
effect shall survive any termination of this Lease.

     13.  INSURANCE
          ---------

          (a)  Without limiting Tenant's indemnity obligations set forth in this
Lease (but subject to the waiver of subrogation provided in Section 13(c)
below), Tenant shall, at its sole cost and expense, procure and maintain
throughout the Term commercial general liability insurance in the amount of
$10,000,000 combined single limited (CSL).

          (b)  All policies of insurance required under Section 13(a) above will
name the Ground Lessor and Landlord and its managing agent(s) as additional
insureds, and certificates thereof will be delivered to Landlord within ten (1)
days after the delivery of possession of the Demised Premises to Tenant and
within 30 days prior to the expiration of the term of each policy. All policies
of insurance required hereunder must contain a provision that the insurance
carrier will notify in writing the insured and Landlord thirty (30) days in
advance of any cancellation or lapse or the effective date of a reduction in the
amount of insurance. All policies of insurance required hereunder shall be
written as primary policies. The Tenant further covenants and agrees to increase
liability insurance in additional amounts as Landlord may reasonably require.
All policies of insurance required hereunder shall be issued by responsible
insurance companies qualified to do business in the State of Arizona with a
Best's Rating Guide rating of at least A-Class VIII or, if Best's Rating Guide
ceases to be published, an equivalent rating reasonably acceptable to Landlord.

          (c)  In the event any liability indemnified against under Section 12
or elsewhere in this Lease is also insured against under Section 13 or
otherwise, the indemnification obligation shall only extend to the portion of
the liability exceeding the amount of insurance proceeds, if any, received by
the party being indemnified, the parties hereby waiving all rights of
subrogation to the extent permitted by any applicable insurance policies.

          (d)  Tenant may procure, but shall not be required to procure,
property damage and/or casualty insurance. In the event Tenant does so, Tenant
shall be the sole owner thereof and Landlord shall have no interest or rights
therein.

                                       14
<PAGE>

     14.  LIENS
          -----

          (a)  Tenant shall have no power to do any act or make any contract
which may create or be the basis for any lien, mortgage or other encumbrance
upon the interest of Landlord in the Demised Premises. Under no circumstances
shall the interest of Ground Lessor in and to the Demised Premises be subject to
any such lien, mortgage or other encumbrance.

          (b)  If, because of any act or omission or alleged act or omission of
Tenant, any mechanics', materialmen's or other lien, charge or order for the
payment of money shall be filed or recorded against ground Lessor, Landlord or
the Demised Premises (whether or not such lien, charge or order is valid or
enforceable as such), Tenant shall, at its own expense, cause the same to be
released and discharged of record within thirty (30) days after Tenant shall
have received notice of the filing or recording thereof, or Tenant may, within
said period, record a surety bond pursuant to Section 33-1004, Arizona Revised
Statutes, in the case of a mechanics' or materialmen's lien, or furnish to
Landlord a bond satisfactory to Landlord against any other lien, charge or
order, in which case Tenant shall have the right in good faith to contest the
validity or amount thereof.

     15.  DAMAGE OR DESTRUCTION
          ---------------------

     In the event any portion of the Demised Premises is damaged by fire or any
other peril, Tenant, at its election, either (a) shall promptly commence and
proceed diligently with the work of restoring the same, or (b) shall raze all
damaged Improvements and return the Demised Premises to their condition
preceding execution of this Lease.

     16.  EMINENT DOMAIN
          --------------

          (a)  If the whole of the Demised Premises shall be taken or condemned
under the right of eminent domain or if such a substantial part of the Demised
Premises shall be taken as shall result in the portion remaining being
unsuitable for the use being made thereof at the time of such taking, then this
Lease shall terminate as of the date upon which title shall vest in such
condemning authority. The net awards or payments on account of any taking shall
be apportioned as follows:

                    (i)   Ground Lessor shall receive that portion of the award
     attributable to the value of the Land.

                    (ii)  Tenant shall receive that portion of the award
     attributable to the value of the Improvements.

          (b)  If only a part of the Demised Premises shall be so taken or
condemned and the part not so taken can, in Tenant's reasonable judgment, be
adapted for the use then being made thereof, this Lease shall remain in full
force and effect without any

                                       15
<PAGE>

abatement or reduction rent except as provided in Section 16(c), and Tenant,
whether or not its portion of the awards or payments, if any, on account of such
taking shall be sufficient for the purpose, at its own expense shall promptly
commence and complete the restoration of the Improvements on the Demised
Premises as nearly as possible to their value, condition and character
immediately prior to such taking or condemnation. Tenant shall have no
entitlement to any rent reduction for any taking or condemnation of Land which
does not result in a reduction in the net square footage of the Demised
Premises.

          (c)  In the event that a taking or condemnation results in a reduction
of the net square footage of the Land, the Annual Rent and Additional Charges
payable by Tenant hereunder shall be reduced, effective as of the date of
Tenant's loss of use thereof, by a fraction the numerator of which shall be the
total reduction in the net square footage of the Land and the denominator of
which shall be the total net square footage of the Land as originally set forth
in the Fundamental Lease Provisions.

          (d)  If the award or payments on account of any taking shall not be
divided or apportioned by the court or the condemning authority into the
portions set forth in Section 16(a), and if Landlord and Tenant shall be unable
to agree on such apportionment, then such apportionment shall be determined by
appraisers. Landlord and Tenant shall each appoint an appraiser, and the two
appraisers so appointed shall promptly appoint a third appraiser. Within thirty
(30) days after the appointment of the third appraiser, the two appraisers
appointed by Landlord and Tenant shall each determine and report to the third
appraiser the appropriate apportionment. Within ten (10) days thereafter, the
third appraiser shall determine which of the two apportionments determined by
the appraisers appointed by Landlord and Tenant is the more appropriate
apportionment and the apportionment chosen by the third appraiser shall be
binding upon the parties. All appraisers shall be members of the American
Institute of Real Estate Appraisers (M.A.I.) or, if such Institute shall not
then exist, members of its successor organization or an organization of
substantially equivalent stature. The fees of the appraisers shall be borne
equally by Landlord and Tenant.

     17.  DEFAULTS AND REMEDIES
          ---------------------

          (a)  The occurrence of any one or more of the following events shall
constitute a "Default" hereunder by Tenant:

               (1)  The failure by Tenant to make any payment of Annual Rent or
any Additional Charges required to be paid by Tenant hereunder on the date such
payment was due (and expiration if any applicable grace period), where such
failure shall continue for a period of thirty (30) days after written notice
thereof from Landlord to Tenant.

               (2)  The failure by Tenant or any sublessee of Tenant to observe
or perform the covenant set forth in Section 7 where such failure shall continue
for a period of sixty (60) days after written notice thereof from Landlord to
Tenant.

                                       16
<PAGE>

               (3)  The failure by Tenant to observe or perform any express or
implied covenant or provision of this Lease to be observed or performed by
Tenant, other than as specified in (1) and (2) above, where such failure such
continue for a period of sixty (60) days after written notice thereof from
Landlord to Tenant; provided, however, that if the nature of Tenant's default is
such that it is capable of being cured but more than sixty (60) days are
reasonably required for its cure, then Tenant shall not be deemed to be in
Default if Tenant shall commence such cure within said sixty (60) day period and
thereafter diligently prosecute such cure to completion.

       (b)  In the event of a Default by Tenant, in addition to any other
remedies available to Landlord at law or in equity, Landlord may, without notice
or demand of any kind to Tenant, have any one or more of the following described
remedies:

               (1)  Landlord shall have the right, at its election, to reenter
the Demised Premises, or any part thereof, either with or without process of
law, and to expel, remove and put out Tenant and persons occupying the Demised
Premises under Tenant, using such force as may be necessary in so doing, to take
full possession of and control over the Demised Premises and to have, hold and
enjoy the same and to receive all rental income of and from the same. No reentry
by Landlord shall be deemed an acceptance of a surrender of this Lease, nor
shall it absolve or discharge Tenant from any liability under this Lease. No
reentry by Landlord shall be deemed to effect a termination of this Lease unless
so stated by Landlord in a written notice delivered to Tenant.

               (2)  Landlord shall have the right, at its election, with or
without reentry as provided in subparagraph (1) immediately above, to give
written notice to Tenant stating that this Lease and the Term hereby demised
shall terminate on the date specified by such notice, and upon the date
specified in such notice this Lease and the Term hereby demised and all rights
of Tenant hereunder shall terminate. Upon such termination, Tenant shall quit
and peacefully surrender to Landlord the Demised Premises and the Improvements
then situated hereon.

               (3)  At any time and from time to time after such reentry,
Landlord may relet the Demised Premises, or any part thereof, in the name of
Landlord or otherwise, for such term or terms (which may be greater or less than
the period which would otherwise have constituted the balance of the Term of
this Lease), and on such conditions (which may include concessions or free
rental) as Landlord, in its reasonable discretion, may determine and may collect
and receive the rental therefor. However, in no event shall Landlord be under
any obligation to relet the Demised Premises or any part thereof, and Landlord
shall in no way be responsible or liable for any failure to relet or for any
failure to collect any rental due upon any such reletting. Even though it may
relet the Demised Premises, Landlord shall have the right thereafter to
terminate this Lease and all of the rights of Tenant in or to the Demised
Premises.

                                       17
<PAGE>

               (4)  Unless Landlord shall have notified Tenant in writing that
it has elected to terminate this Lease, no such reentry or action in lawful
detainer or otherwise to obtain possession of the Demised Premises shall relieve
Tenant of its liability and obligations under this Lease; and all such liability
and obligations shall survive any such reentry. In the event of any such
reentry, whether or not the Demised Premises, or any part thereof, shall have
been relet, Tenant shall pay to Landlord the entire rental and all other charges
required to be paid by Tenant up to the time of such reentry of this Lease, and
thereafter Tenant, until the end of what would have been the Term of this Lease
in the absence of such reentry, shall be liable to Landlord, and shall pay to
Landlord, as and for liquidated and agreed damages for Tenant's Default:

                    (i)       The amount of Annual Rental and Additional Charges
          which would be payable under this Lease by Tenant if this Lease were
          still in effect, less

                    (ii)      The net proceeds of any reletting, after deducting
          all of Landlord's reasonable expenses in connection with such
          reletting, including without limitation all reasonable repossession
          costs, brokerage commissions, legal expenses, attorneys' fees,
          alteration and repair costs and expenses of preparation for such
          reletting.

Tenant shall pay such damages to Landlord monthly as and when payments of Annual
Rent are due, and Landlord shall be entitled to recover from Tenant monthly as
the same shall arise.  Tenant shall be liable for such damages on a monthly
basis, whether or not in any prior year or years the net proceeds described in
subparagraph (ii) above shall have exceeded the Annual Rent and Additional
Charges described in subparagraph (i) above.

               (5)  In the event of any breach or threatened breach by Tenant of
any of the terms, covenants or agreements contained in this Lease, Landlord
shall have, in addition to any specific remedies provided in this Lease, the
right to invoke any right or remedy allowed by law or in equity or by statute or
otherwise, including the right to enjoin such breach or threatened breach.

               (6)  Each right and remedy of Landlord provided for in this Lease
shall be cumulative and in addition to every other right or remedy provided for
in this Lease or now or hereafter existing at law or in equity or by statute or
otherwise; and the exercise or beginning of the exercise by Landlord of any one
or more of such rights or remedies shall not preclude the simultaneous or later
exercise by Landlord of any or all other rights or remedies provided for in this
Lease or now or hereafter existing at law or in equity or by statute or
otherwise.

          (c)  No waiver or breach of any term of this Lease shall be construed
as a waiver of any succeeding breach of the same or any other term.

                                       18
<PAGE>

     18.  ASSIGNMENT AND SUBLETTING
          -------------------------

          (a)  Tenant shall not, either voluntarily or by operation of law,
sell, assign or transfer this Lease, or sublet the Demised Premises or any part
thereof, or permit the Demised Premises or any part thereof to be occupied by
anyone than Tenant or Tenant's employees or invitees (all of the foregoing
collectively referred to in this Section 18 as a "Transfer"), without providing
Landlord at least thirty (30) days advance notice of such Transfer without the
prior written consent of Landlord, such consent not to be unreasonably withheld.

          (b)  No Transfer, even with the consent of Landlord, shall relieve
Tenant of its obligation to pay the Annual Rent and the Additional Charges and
to perform all the other obligations to be performed by Tenant hereunder. The
acceptance by Landlord of any payment of Annual Rent or Additional Charges from
any other person shall not be deemed to be a waiver by Landlord of any provision
of this Lease or to be a consent to any Assignment.

          (c)  Each transfer shall be a written instrument executed by the
assignor, sublessor or transferor, and by which the assignee, sublessee or
transferee shall agree in writing for the benefit of Landlord; (i) if a
sublessee, to abide by and in its use and occupancy of the Demised Premises to
comply with the terms and conditions of this Lease, or (ii) if an assignee of
Tenant's interest, to assume, to be bound by, and to perform the terms,
covenants and conditions of this Lease to be done, kept and performed by Tenant.
One executed copy of such written instrument shall be delivered to Landlord.

          (d)  Tenant has informed Landlord that Tenant intends to sublet the
Demised Premises to Avnet, Inc. ("Subtenant") pursuant to a lease agreement
executed concurrently herewith (the "Sublease"). Tenant represents and warrants
to Landlord that Subtenant agrees in the Sublease to use the Demised Premises
for the following purposes: corporate, national or regional headquarters of a
division, subsidiary or affiliate of Subtenant. Based upon the foregoing
representation, Landlord confirms that the foregoing described use is a
"Permitted Use" under this Lease (as that term is defined in Section 7 above).

     19.  HYPOTHECATION OF LEASEHOLD ESTATE
          ---------------------------------

          (a)  Tenant is hereby given the right, at any time and from time to
time, to mortgage its leasehold estate in the Demised Premises (but in no event
the fee or Landlord's leasehold estate), provided that any such leasehold
mortgage shall be subject and subordinate to the rights of Landlord hereunder.
As used in this Section and throughout this Lease, the noun "mortgage" shall
include a deed of trust, the verb "mortgage" shall include the creation of a
deed of trust, the word "mortgagee" shall include the beneficiary under a deed
of trust, and the terms "foreclose" or "foreclosure" shall include a trustee's
sale under a deed of trust and an assignment of the mortgagor's interest in the
Demised Premises to the mortgagee in lieu of foreclosure as well as a
foreclosure by judicial process.

                                       19
<PAGE>

          (b)  If mortgagee shall have given Landlord, before any Default shall
have occurred hereunder, a written notice specifying the name and mailing
address of the mortgagee, then Landlord shall not terminate this Lease by reason
of the occurrence of any Default hereunder unless Landlord shall have given the
mortgagee a copy of its notice to Tenant of such Default addressed to the
mailing address last furnished by the mortgagee, and such Default shall not have
been cured by said mortgagee as provided in Sections 19(c) or 19(d) below.

          (c)  Tenant irrevocably directs that Landlord accept, and Landlord
agrees to accept, performance by any such mortgagee of any term, covenant,
agreement, provision, condition or limitation on Tenant's part to be performed
or observed as though performed or observed by Tenant, provided such performance
by said mortgagee shall occur within the time prescribed therefor in this Lease,
plus an additional grace period of thirty (30) days thereafter or, if said
Default is curable but not within said thirty (30) day period, then within such
additional time as may be necessary to cure the same provided the mortgagee
commences the curing thereof within such thirty (30) day period and thereafter
prosecutes the curing of such Default to completion with all due diligence;
provided, however, with respect to any Default hereunder which cannot be cured
by said mortgagee until it obtains possession of the Demised Premises, the
provisions of Section 19(d) shall apply.

          (d)  In the event of a Default by Tenant under this Lease which cannot
be cured by a mortgagee without first obtaining possession of the Demised
Premises, then, and notwithstanding any other provision contained in this Lease,
Landlord shall not terminate this Lease by reason of such Default if (i) said
mortgagee, within the thirty (30) day grace period set forth in Section 19(c)
shall have commenced, and thereafter diligently proceeds with, an appropriate
proceeding to foreclose such mortgage or otherwise obtains possession of the
Demised Premises, and (ii) said mortgagee shall have cured such Default within
30 days following its obtaining possession of the Demised Premises (or, if said
Default is curable but not within said thirty (30) day period, then within such
additional time as may be necessary to cure the same provided the mortgagee
commences the curing thereof within such thirty (30) day period and thereafter
prosecutes the curing of such Default to completion with all due diligence).

          (e)  During the pendency of any foreclosure proceedings, mortgagee
shall fully perform all the obligations of Tenant under this Lease that can be
performed by such mortgagee without possession of the Demised Premises
(including, but not limited to, payment of all Rent, all Additional Charges, and
any and all other monies due and payable by Tenant hereunder); provided,
however, that if such mortgagee obtains possession of the Demised Premises
during the time that it is enforcing its foreclosure remedy or as a result
thereof, then such mortgagee shall perform fully all of Tenant's obligations
under this Lease. In the event such mortgagee or any purchaser at a judicial or
non-judicial foreclosure sale ("purchaser") acquires title to the leasehold
estate through such a foreclosure proceedings, or otherwise, it shall thereupon
become subrogated to all the rights of the Tenant under this Lease whereupon:

                                       20
<PAGE>

                    (i)    Tenant shall have no further right hereunder; and

                    (ii)   Such mortgagee or purchaser shall forthwith be
     obligated to assume and perform such and all of Tenant's obligations and
     covenants hereunder.

          (f)  In the event a mortgagee or purchaser acquires title to the
leasehold estate of Tenant, then, at any time thereafter when said mortgagee or
purchaser is not then in default under this Lease, Landlord shall, upon written
request of mortgagee or purchaser deliver a new lease of the Demised Premises to
the mortgagee or purchaser. The new lease (whether it be granted to the
mortgagee or purchaser) shall have a term equal to the remainder of the Term of
this Lease and shall be upon the terms and conditions herein contained, except
for requirements which are no longer applicable or have already been performed.
The mortgagee or purchaser shall have the right to a new lease as set forth
above provided that mortgagee or purchaser shall reimburse Landlord for all of
Landlord's expenses, including reasonable attorneys' fees, incident to such
efforts.

          (g)  Upon the written request of any mortgagee or prospective
mortgagee, and for the benefit of said mortgagee or its nominee, Landlord will
promptly deliver to said mortgagee a certificate setting forth the matters set
forth in Section 21.

          (h)  Notwithstanding anything to the contrary contained in this
Section 19, the mortgagee, on or after acquiring ownership of Tenant's leasehold
estate, may assign this Lease without the necessity of obtaining Landlord's
consent and, upon any such assignment, provided such assignee shall assume and
agree to perform and be bound by all of the terms hereof, be released from all
liability hereunder except for obligations occurring during its ownership of
said leasehold estate.

     20.  SUBORDINATION
          -------------

          (a)  This Lease shall be subject and subordinate at all times to the
Ground Lease, and to the lien of any mortgages or deeds of trust of the Ground
Lessor or the Landlord in any amount or amounts whatsoever now or hereafter
placed on or against the Demised Premises, the Ground Lease, or Landlord's
leasehold estate in this Lease without the necessity of the execution and
delivery of any further instruments on the part of Tenant to effectuate such
subordination; provided, however, that so long as no Default exists, the terms
of this Lease shall not be affected by termination proceedings in respect to the
Ground Lease or by foreclosure or other proceedings under such mortgages or
deeds of trust, Tenant hereby agreeing, at the written request of the Ground
Lessor, or the purchaser in such foreclosure or other proceedings, to attorn to
the Ground Lessor, or to such purchaser, as applicable (provided the Ground
Lessor or such purchaser agrees to recognize Tenant's leasehold estate and not
disturb Tenant's tenancy so long as Tenant is not in Default under any of the
terms, covenants or conditions of this Lease), or, at Ground Lessor's or such
purchaser's option, as the case may be,

                                       21
<PAGE>

to enter into a new lease for the balance of the term hereof upon the same terms
and provisions as are contained in this Lease. Notwithstanding the foregoing,
Tenant shall execute and deliver such further instrument or instruments
evidencing such subordination of this Lease to the Ground Lease, or the lien of
any such mortgage or mortgages or deeds of trust as may be requested by Landlord
within ten (10) days from Tenant's receipt of such request provided such
instrument also evidences Tenant's rights of recognition and non-disturbance.

          (b)  Any transfer by Landlord of its leasehold estate under this Lease
shall be subject to the rights and obligations of Tenant hereunder; and Tenant
shall attorn to Landlord's transferee. Upon any such transfer and the assumption
of liability therefor by Landlord's transferee, and written notice of such
transfer to Tenant, Landlord shall be and is hereby entirely freed and released
of all liability under any and all of its covenants and obligations contained in
or derived from this Lease arising out of any act or omission related to the
Research Park, the Demised Premises or this Lease occurring after the
consummation of such transfer.

          (c)  To evidence the agreements set forth in paragraphs (a) and (b)
above, simultaneously with the execution of this Lease, Ground Lessor, Landlord
and Tenant shall execute and record a Recognition, Non-Disturbance and
Attornment Agreement in the form of Exhibit E attached hereto.

     21.  ESTOPPEL CERTIFICATE
          --------------------

          (a)  Upon receipt of a written request from the other, Landlord and
Tenant shall each, from time to time, and within ten (10) days from receipt of
such request, execute, acknowledge and deliver

          (b)  Failure to deliver such statement within such time shall be
conclusive (i) that this Lease is in full force and effect, without modification
except as may be represented by the party requesting the certificate, (ii) that
there are no uncured defaults in performance by the party requesting the
certificate, and (iii) that all Annual Rent and Additional Charges have been
paid as of the date set forth in such certificate. Any prospective purchaser or
encumbrancer of all or any portion of an estate in the Demised Premises may rely
upon the matters set forth in (i), (ii) and (iii) the same as if they were set
forth in a certificate from the party from whom such a certificate was requested
under (a) above.

                                       22
<PAGE>

     22.  GOVERNING LAW
          -------------

     The Lease shall be governed by and construed pursuant to the laws of the
State of Arizona and it is agreed that the venue of any legal suit or action for
enforcement of any obligation contained herein shall be Maricopa County,
Arizona. This lease shall not be construed either for or against Landlord or
Tenant, but rather shall be interpreted in accordance with the general terms of
the language in an effort to reach an equitable result.

     23.  STATUS OF TENANT
          ----------------

     Tenant covenants that it is a valid and existing corporation under the laws
of the State of Minnesota that it is duly authorized to transact business in the
State of Arizona, and that it has full right and authority to enter into this
Lease.

     24.  SUCCESSORS AND ASSIGNS
          ----------------------

     Except as otherwise provided in this Lease, all of the covenants,
conditions and provision of this Lease shall be binding upon and shall inure to
the benefit of the parties hereto and their respective heirs, personal
representatives, successors and assigns.

     25.  ATTORNEYS' FEES
          ---------------

     In the event that either Landlord or Tenant bring suit against the other
because of the breach of any provision of this Lease, then all costs and
expenses, including reasonable attorneys' fees, incurred by the prevailing party
therein shall be paid by the other party, which obligation on the part of the
other party shall be deemed to have accrued on the date of the commencement of
such action and shall be enforceable whether or not the action is prosecuted to
judgment.

     26.  PERFORMANCE BY TENANT
          ---------------------

     All covenants to be performed by Tenant shall be performed at Tenant's sole
cost and expense and without any abatement of Annual Rent or Additional Charges.
If Tenant shall fail to pay any sum of money, other than Annual Rent, required
to be paid by it hereunder or shall fail to perform any other act on its part to
be performed hereunder, and such failure shall continue for ten (10) days after
notice thereof by Landlord, Landlord may, without releasing Tenant from any
obligations, but shall not be obligated to, make any such payment or perform any
such other act on Tenant's part to be made or performed. All sums so paid by
Landlord, and all necessary incidental costs shall bear interest thereon at an
annual rate of two (2) percentage points above the annual interest rate
published from time to time by The Wall Street Journal under the masthead "Money
Rates" as the Prime Rate in effect at the due date (and thereafter adjusted
quarterly, but not more than the maximum contractual rate permissible by law),
from the date of such payment by Landlord and shall be payable to Landlord on
demand. In the event that

                                       23
<PAGE>

The Wall Street Journal ceases to publish a Prime Rate, then interest shall be
calculated with reference to an equivalent index selected by Landlord.

     27.  MORTGAGE PROTECTION
          -------------------

     In the event of any default on the part of Landlord, Tenant will give
notice by registered or certified mail to any beneficiary of a deed of trust or
mortgagee of a mortgage covering Landlord's leasehold estate under this Lease
whose address shall have been furnished it, and shall offer such beneficiary or
mortgagee a reasonable opportunity to cure the default, including time to obtain
possession of the Demised Premises by power of sale or a judicial foreclosure,
it such should prove necessary to effect a cure.

     28.  WAIVER
          ------

     The waiver by either Landlord or Tenant of any breach of any term herein
contained shall not be deemed to be a waiver of any subsequent breach of the
same or any other term herein contained, nor shall any custom or practice which
may grow up between the parties in the administration of the terms hereof be
deemed a waiver of, or in any way affect, the rights of either Landlord or
Tenant to insist upon the performance by the other in strict accordance with
said terms. The subsequent acceptance of Annual Rent or any Additional Charges
by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant
of any term of this Lease, other than the failure of Tenant to pay the Annual
Rent or Additional Charges so accepted, regardless of Landlord's knowledge of
such preceding breach at the time of acceptance of such Annual Rent or
Additional Charges.

     29.  EXAMINATION OF LEASE
          --------------------

     Submission of this instrument for examination or signature by Tenant does
not constitute a reservation of or option for Lease, and it is not effective as
a Lease or otherwise until execution by and delivery to both Landlord and
Tenant.

     30.  TIME
          ----

     Time is of the essence with respect to the performance of every provision
of this Lease in which time or performance is a factor.

     31.  PRIOR AGREEMENTS, AMENDMENTS
          ----------------------------

     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.

                                       24
<PAGE>

     32.  SEVERABILITY
          ------------

     Any provision of this Lease which shall prove to be invalid, void or
illegal in no way affects, impairs or invalidates any other provision hereof,
and such other provision shall remain in full force and effect.

     33.  RECORDING
          ---------

     A memorandum of Lease in the form attached hereto as Exhibit F shall be
executed and recorded promptly after the full execution of this Lease.

     34.  LIMITATION ON LIABILITY
          -----------------------

     In consideration of the benefits accruing hereunder, Tenant and all
successors and assigns covenant and agree that, in the event of any actual or
alleged failure, breach or default hereunder by Landlord, Tenant shall not have
recourse against any of the assets of Landlord except Landlord's leasehold
estate under this Lease and Landlord's leasehold estate under the Ground
Sublease.

     35.  NONSUBORDINATED SUBLEASE
          ------------------------

     This is a nonsubordinated sublease. Neither Ground Lessor nor Landlord is
obligated to subordinate its rights in the Demised Premises to any loan or money
encumbrance that Tenant shall place against Tenant's subleasehold interest.

     36.  CONSENT OF LANDLORD AND TENANT
          ------------------------------

     In the event of the failure of Landlord or Tenant to give any consent or
approval required herein, if it is either provided herein or held to be that any
such consent or approval shall not be unreasonably withheld or delayed, the
requesting party shall be entitled to seek specific performance at law and shall
have such other remedies as are reserved to it under this Lease, but in no event
shall Landlord or Tenant be responsible for damages to anyone for such failure
to give consent or approval.

     37.  RECAPTURE BY LANDLORD
          ---------------------

     In the event the Demised Premises are not occupied with at least 25% of the
Floor Area of the Demised Premises being actively used for a period of 365
consecutive days ("Dark Period"), then Landlord after notice to Tenant as
provided below and to any trust deed beneficiary or mortgagee as provided in
Section 27 above (a "Lender"), shall have the right, but not the obligation, to
terminate this Lease and retake possession of the Demised Premises unless within
(sixty) 60 days after the giving of Landlord's notice of intent to terminate:

                                       25
<PAGE>

               a.  The Demised Premises are occupied with at least 25% of the
Floor Area of the Demised Premises being actively used, or

               b.  Tenant provides to Landlord reasonable evidence that Tenant
is actively and diligently exercising such rights or remedies available to
Tenant to cause a sublessee or sublessees approved by Landlord pursuant to
Section 18 above (an "Approved Sublessee") to end the Park Period, or

               c.  Tenant or any Approved Sublessee provides to Landlord
reasonable evidence that the Approved Sublessee is actively and diligently
exercising commercially reasonable efforts to assign or sublease its interest in
the Demised Premises and such efforts thereafter are diligently continued to end
the Dark Period, or

               d.  Tenant or any Lender provides Landlord with reasonable
evidence that the Lender is actively and diligently exercising its rights and
remedies under its deed of trust or mortgage to cause Tenant pursuant to Section
18 above to end the Dark Period (the foregoing notice and cure rights provided
to a Lender are not in limitation of the rights provided to a Lender under
Section 27 above); and

               e.  At all times Tenant shall continue to maintain or cause the
Demised Premises to be maintained in accordance with the standards prescribed in
this Lease and in the Restrictions.

Upon such termination, Tenant shall have no further rights or obligations under
this Lease.

     38.  TITLE OF IMPROVEMENTS
          ---------------------

     During the Term of this Lease, ownership of the Improvements shall be
vested in Tenant. Upon expiration or termination of this Lease, title to the
Improvements shall automatically vest in Landlord.

     39.  SURRENDER
          ---------

     Upon the expiration or other termination of the Term, Tenant shall quit and
surrender to Landlord the Demised Premises, including all Improvements,
buildings, replacements, changes, additions and other improvements thereon, with
all non-trade fixtures and equipment in or appurtenant thereto in their then
existing condition (but excluding any personal property of Tenant) or, if
requested by Landlord, shall clear the land, putting the same into the same
condition as existed prior to the execution of this Lease.

     40.  RESTRICTIONS - AMENDMENTS
          -------------------------

     Tenant agrees that its construction, use, maintenance, ownership and
operation of the Demised Premises are subject to the Restrictions, as attached
hereto as Exhibit G. Subject to

                                       26
<PAGE>

the limitations set forth in Section 6(i), Tenant specifically acknowledges and
agrees that Landlord may effect amendments to the Restrictions without the prior
written consent of Tenant so long as any such amendments (i) shall apply equally
and without discrimination to all persons entitled to the use and occupancy of
land within the Research Park, (ii) shall not prohibit Subtenant's intended use
of the Demised Premises (as described in the Fundamental Lease Provisions) or
any other Permitted Use, (iii) shall not permit uses within the Research Park
which are not then common to first class research parks located within the
southwestern United States, and (iv) do not, in Tenant's reasonable judgment,
impose an excessive financial burden on Tenant. Tenant further agrees upon
reasonable advance written notice to allow Landlord to enter upon and inspect
the Demised Premises during Tenant's normal working hours for purposes of
monitoring Tenant's compliance with said Restrictions. Landlord agrees that it
will not grant to any other Research Park tenant or to any other third party the
right to enforce any provision of the Restrictions against Tenant or Subtenant.
The preceding sentence shall not apply to enforcement of the Restrictions on
behalf of Landlord by any person or entity retained by Landlord to manage the
Research Park.

     41.  QUIET POSSESSION
          ----------------

     Landlord agrees that Tenant, upon paying the Annual Rent and Additional
Charges when due and performing all other covenants and conditions of this
Lease, may quietly have, hold and enjoy the Demised Premises during the Term
hereof. It is further the intention of the parties hereto that the covenants of
this Lease be independent of each other.

     42.  WATER RESOURCES
          ---------------

     It is the announced policy of the State of Arizona, that groundwater
resources be conserved and therefore, with respect to any landscaped area of the
Demised Premises are required by the Restrictions, Tenant will use only those
plants and planting materials that have been approved for use in the Research
Park by the Arizona Department of Water Resources. Upon request, Landlord will
furnish Tenant with a listing of such approved plants and planting materials.
Furthermore, Tenant will not allocate more than 15% of its landscaped area to
turf. Furthermore, no more than 20% of the turfed area developed by Tenant will
be overseeded with any seed variety during the winter dormancy period for
Bermuda grass. Furthermore, no outdoor water bodies such as fountains and
reflecting ponds will be installed by Tenant. For purposes of this Section 42,
"landscaped area" shall mean all areas of the Demised Premises not improved with
Improvements, parking areas and driveways.

     43.  NOTICES
          -------

     Any notice required or permitted to be given hereunder must be in writing
and may be given by personal delivery or by mail, and if given by mail shall be
deemed given if sent by registered or certified mail addressed to Tenant, or to
Landlord at the addresses set forth in the

                                       27
<PAGE>

Fundamental Lease Provisions. Either may, by written notice to the other,
specify a different address for notice purposes.

     44.  BROKERS
          -------

          (a)  Except for Bill Littleton of Colliers, Inc. ("Broker") and except
as set forth in (b) below, each party warrants to the other party that the
warranting party had not dealings with any other real estate broker or agent in
connection with the negotiation of this Lease, and that it knows of no other
real estate broker or agent who is or might be entitled to a commission in
connection with this Lease and agrees to hold the other party harmless from any
claims of any brokers claiming a commission on account of any actions of the
warranting party. Landlord shall be solely responsible for any commission
payable to Broker as a result of the closing of this lease transaction.

          (b)  Landlord has informed Tenant that Landlord is represented by
P.C.I. Associates, Ltd., and by Sunbelt Holdings Management, Inc., pursuant to
an asset management agreement with Landlord. Landlord shall be solely
responsible for all fees payable to said entities as a result of the closing of
this lease transaction.

     45.  NET LEASE
          ---------

     It is the intention of the parties hereto that, except as otherwise
provided in this Lease, this Lease shall be a net lease and that Landlord shall
receive the rents herein reserved and all sums which shall or may become payable
hereunder by Tenant free from all taxes, charges and expenses of every kind or
sort whatsoever (exclusive of rentals due under the Ground Lease) and that
Tenant shall and will and hereby expressly agrees to pay all such sums which,
except for the execution and delivery of this Lease, would have been chargeable
against the Demised Premises and payable by Landlord.

     46.  TENANT'S TITLE INSURANCE
          ------------------------

     At Tenant's option and at Tenant's sole expense, Tenant may obtain a policy
of title insurance insuring Tenant's subleasehold interest in the Demised
Premises. Tenant's obligations under this Lease shall not be contingent upon the
form or content of any such policy of title insurance.

     47.  HEIGHT RESTRICTIONS
          -------------------

     Tenant acknowledges that it has received a copy of that certain Declaration
of Height Limitations ("Declaration") recorded at Document No. 96-0774295,
Official Records of Maricopa County, Arizona. Tenant agrees to comply with said
Declaration.

     48.  COMMON DRIVEWAY EASEMENT
          ------------------------

     As a condition to approving Tenant's Plans for constructing the
Improvements, Landlord has required Tenant to construct and

                                       28
<PAGE>

maintain, and Tenant hereby agrees to construct and maintain, a common driveway
over a portion of the Demised Premises and Research Park land adjacent to the
Demised Premises. Landlord and Tenant have agreed to grant to one another
reciprocal rights to use said common driveway. Upon execution of this Lease,
Landlord and Tenant shall execute and record the Agreement for Use of Common
Driveway in the form of Exhibit H attached hereto.

                        [SIGNATURES ON FOLLOWING PAGE]

                                       29
<PAGE>

          IN WITNESS WHEREOF, the parties have executed this Lease as of the day
and year first above written.

                              PRICE-ELLIOTT RESEARCH PARK, INC., an Arizona
                              nonprofit corporation

                              By:   /s/ A. J. Pfister
                                    --------------------------------------
                                    A. J. Pfister
                              Its:  President

                                                                        LANDLORD

                              RYAN COMPANIES US, INC., a
                              Minnesota corporation

                              By:    /s/ John Strittmatter
                                     --------------------------------------
                              Name:  John Strittmatter
                                     --------------------------------------
                              Title: VP
                                     --------------------------------------

                                                                          TENANT

                                       30<PAGE>

                                 EXHIBIT 10.50

                                LEASE AGREEMENT

                            FOR THE DELPHI BUILDING
<PAGE>

                              NORTHFIELD CROSSING

                      LONG LAKE ROAD AND CORPORATE DRIVE

                                TROY, MICHIGAN

                                LEASE AGREEMENT

                                    between

                          TROY DEVELOPMENT #2, L.L.C.

                                      and

                        DELPHI AUTOMOTIVE SYSTEMS LLC,
                     a Delaware limited liability company

                             Dated March 22, 2000
<PAGE>

                              NORTHFIELD CROSSING
                              -------------------
                                 LEASE SUMMARY
                                 -------------

1.     Landlord:                      Troy Development #2, LLC
                                      ------------------------------------------

2.     Tenant:                        Delphi Automotive Systems LLC
                                      ------------------------------------------

3.     Guarantor:                     N/A
                                      ------------------------------------------

4.     Premises:                      The Entire Building located at Long Lake
                                      ------------------------------------------
                                      Road and Corporate Drive in Troy Michigan
                                      ------------------------------------------

5.     Rentable Square Feet:          107,152
                                      ------------------------------------------

6.     Usable Square Feet:            94,551
                                      ------------------------------------------

7.     Commencement Date:             May 1, 2000
                                      ------------------------------------------

8.     Expiration Date:               April 30, 2007
                                      ------------------------------------------

9.     Term:                          84 months
                                      ------------------------------------------

10.    Delivery Date:                 The Premises shall be delivered upon
                                      ------------------------------------------
                                      Substantial Completion of the Tenant
                                      ------------------------------------------
                                      Improvements
                                      ------------------------------------------

11.    Initial Base Rent (Annual):    $ 1,848,372
                                      ------------------------------------------

12.    Initial Base Rent (Monthly):   $ 154,031
                                      ------------------------------------------

13.    Increase in Base Rent:         See Section 1.3
                                      ------------------------------------------

14.    Security Deposit:              N/A
                                      ------------------------------------------

15.    Parking Spaces and
       Monthly Fee per Space:         4.2 parking spaces per each 1,000 square
                                      ------------------------------------------
                                      feet of rentable space in the Premises,
                                      ------------------------------------------
                                      consisting of (i) approximately 315
                                      ------------------------------------------
                                      surface parking spaces, and (ii) 88
                                      ------------------------------------------
                                      covered parking spaces, and (iii) certain
                                      ------------------------------------------
                                      "land-banked" spaces which Tenant may, at
                                      ------------------------------------------
                                      its cost, convert into approximately 45
                                      ------------------------------------------
                                      additional surface spaces. Tenant shall
                                      ------------------------------------------
                                      lease the covered spaces at a rate of $75
                                      ------------------------------------------
                                      per space per month.
                                      ------------------------------------------

16.    Tenant's Pro Rata Share
       of the Building:               100%
                                      ------------------------------------------

17.    Broker:                        Signature Associates - ONCOR International
                                      ------------------------------------------
                                      and Cushman & Wakefield of Michigan, Inc.
                                      ------------------------------------------

18.    Option to Renew:               Two (2) five-year renewal options
                                      ------------------------------------------

19.    Option to Purchase:            Tenant has the Option to Purchase the
                                      ------------------------------------------
                                      Building as more particularly set forth in
                                      ------------------------------------------
                                      the Lease
                                      ------------------------------------------

Note:  This Lease Summary does not in any way modify the terms of the Lease
       Agreement, but rather is for information purposes only. The Lease
       Agreement should be consulted for all specific terms and in the event of
       any conflict between this Lease Summary and the Lease Agreement, the
       Lease Agreement shall control.
<PAGE>

                                LEASE AGREEMENT

                               TABLE OF CONTENTS
                               -----------------

<TABLE>
<CAPTION>
ARTICLES                                                                    PAGE
--------                                                                    ----
<S>                                                                         <C>
ARTICLE 1   DEFINITIONS...................................................    1
---------
ARTICLE 2   GRANT OF LEASEHOLD ESTATE.....................................    4
---------
ARTICLE 3   LEASE TERM....................................................    4
---------
ARTICLE 4   USE OF PREMISES AND COMMON AREAS..............................    6
---------
ARTICLE 5   BASE RENT.....................................................    7
---------
ARTICLE 6   OPERATING EXPENSES/UTILITIES; TAXES AND INSURANCE.............    8
---------
ARTICLE 7   MANAGEMENT OF BUILDING BY TENANT..............................    8
---------
ARTICLE 8   MAINTENANCE AND REPAIR BY TENANT..............................    9
----------
ARTICLE 9   MAINTENANCE AND REPAIR BY LANDLORD............................    9
----------
ARTICLE 10  GRAPHICS; BUILDING DIRECTORY..................................   11
----------
ARTICLE 11  CARE OF THE PREMISES BY TENANT................................   11
----------
ARTICLE 12  REPAIRS AND ALTERATIONS BY TENANT.............................   12
----------
ARTICLE 13  Reserved......................................................   13
----------
ARTICLE 14  LAWS AND REGULATIONS..........................................   13
----------
ARTICLE 15  BUILDING RULES................................................   14
----------
ARTICLE 16  ENTRY BY LANDLORD.............................................   15
----------
ARTICLE 17  ASSIGNMENT AND SUBLETTING.....................................   15
----------
ARTICLE 18  LIENS.........................................................   16
----------
ARTICLE 19  INSURANCE.....................................................   17
----------
ARTICLE 20  INDEMNITY.....................................................   17
----------
ARTICLE 21  DAMAGE OR DESTRUCTION TO BUILDING.............................   18
----------
ARTICLE 22  CONDEMNATION..................................................   19
----------
ARTICLE 23  DAMAGES FROM CERTAIN CAUSES...................................   19
----------
ARTICLE 24  EVENTS OF DEFAULT.............................................   20
----------
ARTICLE 25  LANDLORD'S REMEDIES...........................................   21
----------
ARTICLE 26  LANDLORD'S DEFAULT............................................   23
----------
ARTICLE 27  PEACEFUL ENJOYMENT............................................   24
----------
ARTICLE 28  HOLDING OVER..................................................   24
----------
ARTICLE 29  SUBORDINATION TO MORTGAGE.....................................   24
----------
ARTICLE 30  VACATION......................................................   25
----------
ARTICLE 31  BANKRUPTCY OR INSOLVENCY......................................   25
----------
ARTICLE 32  AMERICANS WITH DISABILITIES ACT...............................   26
----------
ARTICLE 33  ATTORNEY FEES.................................................   27
----------
ARTICLE 34  NO IMPLIED WAIVER.............................................   27
----------
ARTICLE 35  LIMITATION OF LANDLORD LIABILITY..............................   27
----------
ARTICLE 36  SECURITY DEPOSIT..............................................   28
----------
ARTICLE 37  NOTICE........................................................   28
----------
ARTICLE 38  SEVERABILITY..................................................   28
----------
ARTICLE 39  RECORDATION...................................................   28
----------
ARTICLE 40  GOVERNING LAW.................................................   29
----------
ARTICLE 41  FORCE MAJEURE.................................................   29
----------
</TABLE>

                                      -i-
<PAGE>

<TABLE>
<S>                                                                         <C>
ARTICLE 42  TIME OF PERFORMANCE...........................................   29
----------
ARTICLE 43  TRANSFERS BY LANDLORD.........................................   29
----------
ARTICLE 44  COMMISSIONS...................................................   29
----------
ARTICLE 45  EFFECT OF DELIVERY OF THIS LEASE..............................   29
----------
ARTICLE 46  CORPORATE AUTHORITY; PARTNERSHIP AUTHORITY....................   30
----------
ARTICLE 47  JOINT AND SEVERAL LIABILITY...................................   30
----------
ARTICLE 48  INTERPRETATION................................................   30
----------
ARTICLE 49  INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS..............   30
----------
ARTICLE 50  WAIVER OF JURY TRIAL..........................................   30
----------
ARTICLE 51  ESTOPPEL CERTIFICATES.........................................   31
----------
ARTICLE 52  NO MERGER.....................................................   31
----------
ARTICLE 53  COUNTERPARTS..................................................   31
----------
ARTICLE 54  SATELLITE DISH FACILITIES.....................................   31
----------
ARTICLE 55  STANDARD FOR APPROVAL.........................................   32
----------
ARTICLE 56  EXHIBITS......................................................   32
----------
ARTICLE 57  LANDLORD'S REPRESENTATIONS....................................   32
----------
ARTICLE 58  PURCHASE OPTION...............................................   32
----------
</TABLE>

                                     -ii-
<PAGE>

                               LIST OF EXHIBITS
                               ----------------
<TABLE>
<CAPTION>
                                                                            Principal Reference
Exhibit                 Description                                         "In Section/Article"
-------                 -----------                                         ---------------------
<S>        <C>                                                              <C>
  "A"      Legal Description..............................................             1.4
  "B"      Floor Plan of Premises.........................................            1.17
  "C"      Parking Agreement..............................................          4.2(ii)
           Attachment 1 (Schematic Diagram of Parking)....................             C-1
  "D"      Work Letter....................................................               8
  "E"      Building Rules and Regulations.................................              15
  "F"      Commencement Memorandum........................................             1.8
  "G"      Guaranty of Lease..............................................             N/A
  "H"      Estoppel Certificate...........................................              51
  "I"      Subordination, Non-Disturbance, and Attornment Agreement.......              51
  "J"      Option Agreement...............................................            1.14
  "K"      Right of First Offer To Purchase Building......................              58
</TABLE>

                                     -iii-
<PAGE>

                              NORTHFIELD CROSSING

                                LEASE AGREEMENT
                                ---------------

     THIS LEASE AGREEMENT (the "Lease"), is made and entered into as of the 22nd
day of March, 2000, between TROY DEVELOPMENT #2, LLC, a Colorado limited
liability company ("Landlord"), and DELPHI AUTOMOTIVE SYSTEMS LLC, a Delaware
limited liability company ("Tenant").

     NOW, THEREFORE, Landlord and Tenant agree as follows:

                                   ARTICLE 1
                                   ---------
                                  DEFINITIONS
                                  -----------

     1.1  N/A.

     1.2  "Allowance" shall mean an amount equal to $25.00 per square foot of
Rentable Area in the Premises less the costs previously incurred by Landlord for
the following materials: 50 doors at $210 each and three (3) pairs of glass
doors at $5,952 per pair.

     1.3  "Base Rent" shall be as follows:

          (i)    From May 1, 2000 through April 30, 2001, the Base Rent shall be
$154,031 per month, which is equal to the sum of $1,848,372 per annum.

          (ii)   From May 1, 2001 through April 30, 2002, the Base Rent shall be
$158,496 per month, which is equal to the sum of $1,901,948 per annum.

          (iii)  From May 1, 2002 through April 30, 2003, the Base Rent shall be
$162,960 per month, which is equal to the sum of $1,955,524 per annum.

          (iv)   From May 1, 2003 through April 30, 2004, the Base Rent shall be
$167,425 per month, which is equal to the sum of $2,009,100 per annum.

          (v)    From May 1, 2004 through April 30, 2005, the Base Rent shall be
$171,890 per month, which is equal to the sum of $2,062,676 per annum.

          (vi)   From May 1, 2005 through April 30, 2006, the Base Rent shall be
$176,354 per month, which is equal to the sum of $2,116,252 per annum.

          (vii)  May 1, 2006 through April 30, 2007, the Base Rent shall be
$180,819 per month, which is equal to the sum of $2,169,828 per annum.

          Tenant shall pay Landlord the Base Rent due for the first full
calendar month during the Lease Term no later than the Commencement Date.

     1.4  "Building" shall mean (i) the parcel of real property described in
Exhibit "A" attached hereto and incorporated herein; (ii) the office building
and parking structure built or to be built on such parcel of real property as
depicted on Exhibit "A" attached hereto and incorporated herein; and (iii) any
and all other improvements thereon and appurtenances thereto. Landlord reserves
the right to select and/or modify the street address for the Building.

     1.5  "Building Core" shall mean the area within the outermost finish face
of that portion of the Building that incorporates those areas that provide
service to the tenants of that floor and to the Building.

                                                               /s/ EJO
                                                               -----------------
                                                               Tenant Initials

                                       1
<PAGE>

Such areas of service are: restroom facilities for men and women along with the
vestibule therefor and access areas thereto; electrical, mechanical, and
telephone rooms; janitorial closets; elevators and service elevators; lobby;
stairs; vestibules; and all vertical floor penetrations for mechanical,
electrical, and plumbing systems for the Building.

     1.6  "Building Shell" shall mean the following improvements: (i) outside
walls (not including drywall), core walls, and elevator lobby areas completed to
building standard condition for public areas; (ii) unfinished concrete floors
throughout the Premises, broom clean, level, and ready for finishes; (iii)
building standard 110 volt 220 amp. power supplied to the Building Core on each
floor and Premises (with service of at least 5 watts per square foot of Usable
Area within the Premises) along with 277/480 volt fluorescent lighting power
supplied to the Building Core on each floor; (iv) men's and ladies' restroom
facilities with building standard finishes located on each floor on which the
Premises are located; (v) building standard voice communication speakers and
smoke detectors in accordance with applicable building codes and provided only
at the core; and (vi) mechanical, electrical, plumbing, life safety, heating,
air conditioning and ventilation in Building Core area as required to connect to
and service the Premises.

     1.7  "Commencement Date" shall mean the earlier of the date that Tenant
actually commences any business operations from the Premises or May 1, 2000.

     1.8  "Commencement Memorandum" shall mean a document similar to Exhibit "F"
attached hereto.  The Commencement Memorandum, among other things, shall contain
a reference to the Rentable Area of the Premises and Usable Area of the
Premises.  Subject to the right to confirm the measurements in accordance with
BOMA prior to the Commencement Date as set forth in Section 1.19, Tenant agrees
that the Rentable Area and Usable Area of the Premises stated in the
Commencement Memorandum shall be binding throughout the Lease Term.

     1.9  "Default Interest Rate" shall mean the lesser of the "Lease Interest
Rate" (as hereinafter defined) plus 2% per annum or the maximum interest rate
permitted by law, if any.

     1.10 Reserved

     1.11 Reserved.

     1.12 "Laws" shall mean all applicable statutes, regulations, ordinances,
requirements and orders promulgated by any federal, state, local or regional
governmental authority now in force or in force after the Commencement Date.

     1.13 "Lease Interest Rate" shall mean the lesser of (i) that fluctuating
rate of interest equal to two percentage points (2%) over the rate of interest
announced from time to time by Bank of America, as its prime or reference
commercial lending rate (or in the event such bank ceases to announce such rate,
then by such other federally regulated banking institution as Landlord shall
reasonably determine), or (ii) the maximum interest rate permitted by law, if
any.

     1.14 "Lease Term" shall mean the term commencing on the Commencement Date
and continuing until 84 months after the first day of the first full calendar
month following the Commencement Date; provided, however, that the term of
Tenant's and Landlord's rights and obligations hereunder may be extended
pursuant to Exhibit "J" attached hereto.

     1.15 "Mortgagee" shall mean the mortgagee under a mortgage or beneficiary
under a deed of trust holding a lien encumbering the Building or any holder of a
ground leasehold interest in the Building or any part thereof.

                                                               /s/ EJO
                                                               -----------------
                                                               Tenant Initials

                                       2
<PAGE>
     1.16 "Operating Expenses" shall mean all costs and expenses of any kind
required to be incurred by Tenant (or reasonably incurred by Landlord after the
Commencement Date and prior to Tenant occupancy) to operate, clean, equip,
protect, light, repair, replace, heat, air-condition and maintain the Building
as a first class office project, which Operating Expenses shall include, without
limitation, all of the following:  (i) the Building's pro-rata share of any
expenses for the maintenance of all common areas within Northfield Crossing as
provided in any covenants, codes, restrictions, or agreements with respect to
the real property on which the Building is situated, together with any and all
other amounts charged to the Building pursuant to any covenants, codes,
restrictions, or agreements with respect to the real property (provided,
however, Landlord agrees that it will not enter into any new covenants or
agreements affecting the use of the Real Property or which would add any new
category of expenses to Operating Expenses or would increase Operating Expenses,
without Tenant's consent); (ii) all costs, charges and surcharges for janitorial
services and snow and ice removal; (iii) any costs levied, assessed or imposed
pursuant to any applicable Laws (other than as a result of failure to comply
with the requirements of such Laws on the Commencement Date); (iv) subject to
Landlord's contribution obligations (as hereinafter set forth in Section 9.2),
the cost of any capital improvements to the Building or equipment replacements
made by Tenant after the Commencement Date that reduce other Operating Expenses
or are required by any Laws (other than as a result of failure to comply with
the requirements of such Laws on the Commencement Date) or are necessary in
order to operate the Building at the same quality level as prior to such
replacement; (v) costs and expenses of operation, repair and maintenance of all
structural and mechanical portions and components of the Building including,
without limitation, plumbing, communication, heating, ventilating and air-
conditioning ("HVAC"), elevator, and electrical and other common Building
systems, and glass windows (including replacement thereof); (vi) all costs
incurred in the management and operation of the Building including, without
limitation, gardening and landscaping, maintenance of all parking areas,
structures and garages, maintenance of signs, resurfacing and repaving,
painting, lighting, cleaning, and provision of Building security but excluding
any management fees incurred by Landlord; (vii) all personal property taxes
levied on or attributable to personal property used in connection with the
Building; (viii) rental or lease payments for rented or leased personal property
used in the operation or maintenance of the Building; (ix) fees for required
licenses and permits (that were not required prior to the Commencement Date);
and (x) reasonable legal, accounting and other professional fees.

     Operating Expenses shall not include (a) depreciation or amortization of
the Building or equipment therein; (b) commissions of real estate brokers and
leasing agents and other expenses incurred in leasing office or other space
(including, but not limited to, advertising and promotion, salaries and expenses
of the leasing staff, and legal fees and expenses relating to leasing
activities); (c) any amounts expended for tenant improvements or expenses in
preparing space for tenant occupancy or for painting or decorating any
occupant's space or any vacant space; (d) amounts which Landlord is obligated to
contribute to the cost of capital expenses, or to pay for repairs of defects or
violations of laws (as hereinafter set forth); (e) the costs incurred by
Landlord in connection with its obligations to maintain those items identified
as Landlord maintenance obligations under section 9 hereof; (f) costs resulting
from the gross negligence of Landlord, its agents, employees, contractors or
representatives; (g) expenses for replacements, repairs or other work
necessitated by eminent domain; (h) any expense for which Landlord receives
reimbursement from a tenant or another third party, including but not limited to
indemnity, a warranty or an insurance policy (provided that at Tenant's request
Landlord shall use reasonable efforts to collect any such payments which it may
be entitled to receive, and any and all reasonable costs of such collection
efforts approved by Tenant shall be included within Operating Expenses); (i) any
water or sewer tap-in or connection charges and any impact, development or
similar fees; and (j) costs of any remediation measures as a result of the
presence of any Hazardous Materials (as hereinafter defined) on the Property.

     1.17 "Premises" shall mean the entire Building.  Subject to the right to
reconfirm the Rentable Area of the Premises in accordance with BOMA prior to the
Commencement Date as set forth in Section 1.19, the Premises are stipulated for
all purposes to contain 107,152 square feet of Rentable Area.

                                                               /s/ EJO
                                                               -----------------
                                                               Tenant Initials

                                       3
<PAGE>
     1.18 "Real Property Taxes" shall mean and include any form of tax,
assessment, license fee, license tax, business license fee, commercial rental
tax, levy, charge, penalty, tax or similar imposition, imposed by any authority
having the direct power to tax, including any city, county, state or federal
government, or any school, lighting, drainage, transportation, air pollution,
environmental or other improvement or special assessment district thereof, as
against any legal or equitable interest of Landlord in the Building and/or the
Premises, including, but not limited to, the following:  (i) any assessment,
tax, fee, levy or charge in substitution, partially or totally, of any
assessment, tax, fee, levy or charge previously included within the definition
of Real Property Taxes (it is the intention of Tenant and Landlord that all such
new and increased assessments, taxes, fees, levies and charges that are
substituted for Real Property Taxes that are being imposed on the Building on
the date of this Lease shall be included within the definition of "Real Property
Taxes" for the purposes of this Lease); (ii) any assessment, tax, fee, levy or
charge allocable to or measured by the area of the Premises or the rent payable
hereunder, levied by the state, county, city or federal government, or any
political subdivision thereof, with respect to the receipt of such rent, or upon
or with respect to the possession, leasing, operating, management, maintenance,
alteration, repair, use or occupancy of the Building, or any portion thereof;
(iii) any assessment, tax, fee, levy or charge upon this transaction creating or
transferring an interest or an estate in the Premises; (iv) any assessment, tax,
fee, levy or charge based upon the number of people employed, working at, or
using the Premises or the Building, or utilizing public or private
transportation to commute to the Premises or the Building; and (v) reasonable
legal and other professional fees, costs and disbursements incurred by Tenant in
connection with proceedings to contest, determine or reduce Real Property Taxes.
Real Property Taxes shall not include federal or state income, gross receipts,
franchise, inheritance or estate taxes of Landlord or any of the parties which
comprise Landlord.

     1.19 "Rentable Area" Prior to the Commencement Date, Landlord shall
remeasure the Premises based on the Standard Method For Measuring Floor Area in
Office Buildings, ANSI Z65.1 - 1996 ("BOMA"). Subject to such remeasurement, the
parties agree the Premises and Building contains 107,193 square feet. Landlord
shall deliver to Tenant a certificate of Landlord's architect which confirms
such Rentable Area and also confirms the Usable Area of the Building within
thirty (30) days of the date of this Lease. Prior to the Commencement Date,
Tenant shall have the right to confirm the accuracy of Landlord's determination
of the Rentable Area and Base Rent and Tenant's Share shall be adjusted
accordingly in the event of a variance.

     1.20 "Security Deposit"  Intentionally Omitted.

     1.21 "Tenant's Share" shall mean 100%.

     1.22 "Usable Area" for the Premises shall be based on a Building Common
Area Factor of 1.1337%.

                                   ARTICLE 2
                                   ---------
                           GRANT OF LEASEHOLD ESTATE
                           -------------------------

     Subject to and upon the terms and conditions herein set forth, Landlord
hereby leases to Tenant hereby and Tenant leases from Landlord the Premises
together with the rights to use the any areas, facilities, easements and other
appurtenances to the Building in common with the other Tenants of the Building.
Landlord will not be obligated to pay any expenses or incur any liabilities of
any kind relating to the operation, maintenance, repair or replacement of the
Building during the Term, except as specifically assumed by Landlord pursuant to
the terms hereof.

                                   ARTICLE 3
                                   ---------
                                  LEASE TERM
                                  ----------

                                                               /s/ EJO
                                                               -----------------
                                                               Tenant Initials

                                       4
<PAGE>

     3.1  Delivery of Possession. Prior to the execution hereof, Landlord has
constructed the Base Building Improvements (as such term is defined in the Work
Letter). The Landlord and Tenant may agree upon a "phase-in" delivery of the
Premises to the Tenant once the construction schedule is completed.  Subject to
(i) the construction obligations of Landlord in the Work Letter, (ii) costs to
repair any hidden or concealed defects in the Premises arising within one year
after issuance of a  certificate of occupancy (or its equivalent) for the
Building Core and Building Shell, which result from poor quality workmanship or
materials which Tenant has not discovered by reasonable observation or
inspection, excluding defects resulting from Tenant's negligence or intentional
acts or from normal wear and tear or casualty, and (iii) the punchlist items
identified in the Work Letter, Tenant shall be deemed to have accepted the
Premises (or each phase thereof, if applicable) in its "as is" condition as of
the date of occupancy by the Tenant.  Tenant acknowledges that neither Landlord
nor its agents or employees have made any representations or warranties as to
the suitability or fitness of the Premises for the conduct of Tenant's business
or for any other purpose, nor has Landlord or its agents or employees agreed to
undertake any alterations or construct any tenant improvements to the Premises
except as expressly provided in this Lease and the Work Letter.

     3.2  Substantial Completion of Premises.  The Premises shall be deemed
"substantially completed" when (i) Landlord has provided reasonable access to
the Premises to Tenant, (ii) Landlord notifies Tenant and Tenant has confirmed
that Landlord has completed the work covered by the Work Letter other than
details of construction which do not materially interfere with Tenant's use of
the Premises, and (iii) Landlord has obtained a permanent or temporary
certificate of occupancy which permits the conduct of business in the entire
Premises.

     3.3  Construction Schedule.  Landlord agrees to use reasonable efforts to
cause construction of the Premises (excluding approximately 15,000 square feet
of space located on the second floor of the Building (the "Unplanned Space")) to
be substantially completed on or before the later to occur of (i) July 1, 2000
or (ii) the date which is 60 business days following issuance of the building
permit for the Premises excluding the Unplanned Space ("Target Completion
Date"), and with respect to the Unplanned Space, on or before the later to occur
of (i) July 1, 2000 or (ii) the date which is 60 business days following
issuance of the building permit for the Unplanned Space.  Notwithstanding the
foregoing to the contrary, the Target Completion Date shall be extended one day
for each day that construction of the Tenant Improvements is actually delayed as
a result of Tenant Delay (as defined in the Work Letter and modified by the
terms of Section 3.6 hereof) and one day for each day of delay construction of
the Tenant Improvements is actually delayed as a result of Force Majeure (except
for acts or omissions of Landlord's General Contractor). If Landlord has not
delivered possession of the Premises to Tenant with construction of the Tenant
Improvements substantially completed by the Target Completion Date, then (i)
only with respect to those portions of the Premises which Tenant Improvements
have not been substantially completed, Tenant shall be entitled to an abatement
of one day's Rent applicable to each uncompleted phase (determined on a pro-rata
basis based on Rentable Area) for each day following the Target Completion Date
and continuing until the date the Tenant Improvements in the applicable phase
are substantially completed; and (ii) the Lease Term shall be extended to by the
number of days between the Target Completion Date and the date on which Landlord
delivers the entire Premises to Tenant with all Tenant Improvements
substantially completed, plus any number of days required to cause the Lease
Term to end on the last day of a calendar month. If the Premises are not
substantially completed by the Target Completion Date, Tenant's sole remedy for
the delay in Tenant's occupancy of the Premises shall be the aforesaid
proportionate abatement of Rent, and Tenant hereby waives the right to terminate
this Lease or claim damages against Landlord as a result of any such delay.
Tenant acknowledges that the Premises will not be substantially completed prior
to the Commencement Date, and Tenant's obligation to pay Rent shall begin on the
Commencement Date, regardless of the status of completion as of the Commencement
Date

     3.4  Term.  The term of this Lease is the Lease Term.

                                                               /s/ EJO
                                                               -----------------
                                                               Tenant Initials

                                       5
<PAGE>

     3.5  Pre-Delivery of Possession/ Installations by Tenant. From and after
the date hereof, Landlord shall permit Tenant to enter the Premises during
normal business hours for the purpose of conducting standard inspections and
measurements and otherwise monitor the progress of the construction of the
Tenant Improvements.  Further, upon written request, Landlord shall permit
Tenant to enter the Premises in order to install Tenant's furnishings and
equipment 30 days prior to the delivery date of the Premises (or of each phase,
as applicable), and prior to such 30 day period if Landlord deems possible and
practicable.  Any material interference with Landlord's Work under the Work
Letter caused by Tenant's (i) installation of furnishings and equipment prior to
occupancy, (ii) presence at the Building to conduct inspections, measurements
and tests or (iii) occupancy of a phase of the Premises prior to delivery of all
of the Premises, shall be a Tenant Delay.  Tenant's activity within the Premises
prior to the Delivery Date shall be on subject to all terms and conditions of
this Lease (other than payment of Rent and Additional Rent), particularly
including the insurance provisions hereof.

                                   ARTICLE 4
                                   ---------
                       USE OF PREMISES AND COMMON AREAS
                       --------------------------------

     4.1  Premises. The Premises shall be used for general office purposes and
for no other purposes. Tenant will use the Premises in a careful, safe, and
proper manner. Tenant agrees not to use or permit the use of the Premises for
any purpose which is illegal or prohibited by any applicable law, or which, in
Landlord's opinion, creates a nuisance or would increase the cost of insurance
coverage with respect to the Building. Tenant shall not use or occupy the
Premises in violation of such rules and regulations described in Article 15
below nor in violation of any other laws, recorded covenants, conditions or
restrictions affecting the Building. Tenant shall not place a load upon the
Premises exceeding the average pounds live load per square foot of floor area of
70 lbs. per square foot specified for the Building by Landlord's architect, with
the partitions to be considered part of the live load. Landlord reserves the
right to prescribe the weight and position of all safes, files and heavy
equipment which Tenant desires to place in the Premises so as to distribute
properly the weight thereof.

     4.2  Common Areas of Building. Tenant shall have the exclusive right to
use, subject to the rules of the Building referred to in Article 15 below, the
following areas ("Common Areas") which are a part of the Premises: (i) the
entrances, lobbies, restrooms, elevators, stairways and accessways, loading
docks, ramps, drives and platforms and any passageways and serviceways thereto,
and the pipes, conduits, wires and appurtenant equipment serving the Premises;
and (ii) parking areas (subject to the provisions of the Parking Agreement
attached hereto as Exhibit "C"), loading and unloading areas, trash areas,
roadways, sidewalks, walkways, parkways, driveways and landscaped areas
appurtenant to the Building.

     4.3  Landlord's Obligation to Minimize Interference with Tenant's Use of
Premises.  From and after delivery of all of the Premises to Tenant (i.e. the
following shall not apply during the completion of the initial Tenant
Improvements, regardless of the fact that Tenant may have occupied a phase of
the Premises) Landlord shall use reasonable efforts to not materially interfere
with Tenant's business operations in connection with the exercise of its
maintenance obligations under this Lease.  Further, in the performance of any of
its maintenance and repair obligations or other conduct of activities at the
Building, Landlord shall use reasonable efforts to not materially interfere with
Tenant's business operations or prevent Tenant's access to its Premises, and in
the event,  any such activities by Landlord or its agents, employees or
contractors materially interfere with Tenant's ability to conduct business
operations in the Premises or prevents access to Tenant's Premises, such
operations shall be limited to non-Normal Business Hours.  If as a result of any
material interference by Landlord with Tenant's business operations in
connection with the performance of Landlord's maintenance obligations under this
Lease or other activities at the Building, 10% or more of the Rentable Area of
the Premises are rendered unusable for the conduct of Tenant's normal business
operations for a period of five consecutive days, Tenant shall have the right to
a prorata abatement of daily Base Rent (prorata based on Rentable Area that is

                                                               /s/ EJO
                                                               ----------------
                                                               Tenant Initials

                                       6
<PAGE>

unusable over the total Rentable Area of the Premises) for each day beyond the
five day period that such interference continues.

                                   ARTICLE 5
                                   ---------
                                   BASE RENT
                                   ---------

     5.1  Base Rent. Tenant agrees to pay to Landlord during the Lease Term,
without any setoff or deduction whatsoever except as is permitted under this
Lease, the Base Rent, and all such other sums of money as shall become due
hereunder as Additional Rent. Should Tenant fail to pay any Additional Rent in a
timely manner, Landlord shall be entitled to exercise all such rights and
remedies as are herein provided in the case of the nonpayment of Base Rent. The
annual Base Rent for each calendar year or portion thereof during the Lease
Term, together with estimated Additional Rent pursuant to Article 6 hereof then
in effect, shall be due and payable in advance, in lawful money of the United
States of America which shall be legal tender at the time of payment, in twelve
(12) equal installments on the first day of each calendar month during the
initial term of this Lease and any extensions or renewals thereof, and Tenant
hereby agrees to pay such Base Rent and Additional Rent to Landlord at
Landlord's address provided herein (or such other address as may be designated
by Landlord in writing from time to time) monthly, in advance, and without
demand. If the Lease Term commences on a day other than the first day of a month
or terminates on a day other than the last day of a month, then the installments
of Base Rent and Additional Rent for such month or months shall be prorated,
based on the number of days in such month. The first monthly installment of Base
Rent shall be due and payable on the Commencement Date.

     5.2  Additional Rent. All charges payable by Tenant to Landlord hereunder
other than Base Rent (including, without limitation, Taxes payable pursuant to
Article 6 below) are called "Additional Rent."  Unless this Lease provides
otherwise, all Additional Rent shall be paid with the next monthly installment
of Base Rent which is due thirty (30) days after Tenant receives notice of the
amount of the Additional Rent.  Base Rent and Additional Rent are sometimes
referred to collectively as "Rent."

     5.3  Interest and Administrative Charges on Late Payments. All installments
of Rent not paid when due and payable shall bear interest and incur the
administrative charges as set forth hereinbelow. Landlord's acceptance of any
late charge or interest shall not constitute a waiver of Tenant's default with
respect to the overdue amount nor prevent Landlord from exercising any of the
other rights and remedies available to Landlord under this Lease or any law now
or hereafter in effect.

                                   ARTICLE 6
                                   ---------
                         OPERATING EXPENSES/UTILITIES;
                         -----------------------------
                              TAXES AND INSURANCE
                              -------------------

     Commencing on the Commencement Date, Tenant shall pay for all expenses of
the maintenance, operation, repair or replacement of the Building and its
components, except as excluded from the definition of Operating Expenses in
Section 1.16, or as excluded from Real Property Taxes in 1.18 hereof, or
specifically assumed by Landlord pursuant to the provisions of this Section 6 or
Sections 9, 14, 21, 22, 32.1 or 32.2 hereof or Exhibit D to this Lease,
including, but not limited to the following:

     6.1  Operating Expenses. Tenant shall pay all Operating Expenses payable
with respect to the Building, including all costs required to satisfy its
maintenance and service obligations under Section 7 hereof. Payments thereof for
any fractional calendar month shall be prorated. Landlord will not be obligated
to pay any Operating Expenses relating to the Building Complex, except as
specifically assumed by Landlord pursuant to the provisions of Section 9 hereof.

                                                            /s/ EJO
                                                            -----------------
                                                            Tenant Initials

                                       7
<PAGE>

     6.2  Utilities. On the Commencement Date, Landlord and Tenant shall cause
all utility bills to be transferred to the name of Tenant, so as to provide
direct billing by the applicable utility providers. Tenant, as and when billed
therefor by the applicable utility provider, shall pay for all water, gas,
electricity, heat, light, power, telephone, sewer, sprinkler service, trash
collection and other utilities and services supplied to the Building, and all
maintenance or similar charges for utilities imposed by any governmental entity
or utility provider, together with any taxes, penalties, surcharges or the like
pertaining to Tenant's use thereof. Except for the negligence of Landlord, or
its agents, employees or contractors, or Landlord's breach of this Lease,
Landlord shall not be liable for any interruption or failure of utilities or any
other service to the Building and no such interruption or failure shall result
in the abatement of Rent hereunder.

     6.3  Taxes.

               (a)  Within fifteen (15) days after receipt of Landlord's invoice
therefor (together with a copy of the relevant bill(s) from the municipality)
(but in no event more than ten (10) days prior to the date on which penalties
and interest will accrue for nonpayment), Tenant shall pay to Landlord the
amount payable for all Real Property Taxes which are attributable to the Term,
such that any taxes which are only partially attributable to the Term shall be
prorated between Landlord and Tenant on a due date basis.  Any special
assessments shall be deemed to be payable over the longest legally permissible
period and Tenant shall only be responsible for the portion attributable to each
year during the Term (with Landlord being responsible for any excess).

               (b)  Landlord shall send to Tenant copies of all notices of
assessment of Real Property Taxes and of proposed special assessments for the
Building within ten (10) business days after Landlord receives them and Landlord
shall not consent to any special assessment unless Tenant shall have consented
thereto in writing. Tenant shall have the right to contest any Real Property
Taxes or special assessments, provided the contested Real Property Taxes or
special assessments shall be promptly paid and discharged, unless the
proceedings (and where necessary the posting of an appropriate bond or other
security) prevents or stays the collection of the taxes or special assessments
and secures any accruing penalties or interest. Upon Tenant's request, Landlord
shall execute any documents Tenant reasonably requires in order to prosecute any
contest of Real Property Taxes or special assessments, provided such document
does not increase any costs or liabilities of Landlord (except for those which
Tenant is obligated to pay hereunder), and join Tenant in any contest, provided
that Tenant pays all reasonable costs and expenses incurred by Landlord directly
as a result of Landlord's participation in the contest. If Landlord receives any
refund of Real Property Taxes or special assessments which are attributable to
the Term, Landlord shall promptly pay such refund to Tenant.

     6.4  Insurance. Tenant shall pay all Insurance expenses payable with
respect to the policies of insurance required to be carried by Tenant hereunder.

                                   ARTICLE 7
                                   ---------
                       MANAGEMENT OF BUILDING BY TENANT
                       --------------------------------

     Commencing upon Tenant's occupancy of the Building, Tenant shall have the
sole responsibility for the management of the Building, which management shall
be conducted in accordance with the requirements of this Lease and shall be
conducted by Tenant or by a third-party manager who is reputable and experienced
in the management of class A office buildings.  Landlord hereby consents to
management of the Building by Jones Lang LaSalle.   During the period of time
prior to Tenant's occupancy of the Building (at which time Landlord will be
managing the Building) Landlord shall not enter into any management or
maintenance agreements which will bind Tenant from and after the date Tenant
accepts management responsibility of the Building.

                                   ARTICLE 8
                                   ---------

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials

                                       8
<PAGE>

                       MAINTENANCE AND REPAIR BY TENANT
                       --------------------------------

     Tenant, at its expense and subject to the provisions of Sections 6, 9, 14,
21, 22, 32.1 and 32.2, and Exhibit D hereof, shall have the sole responsibility
for operating, cleaning, equipping, protecting, lighting, repairing, replacing,
heating, air-conditioning and maintaining the Building as a first class office
project and in compliance with Laws, including, but not limited to making, or
causing to be made through maintenance contracts or otherwise, all repairs and
replacements to the Building necessary to maintain it in good order, condition
and repair consistent with the operation of a first-class office project and in
compliance with Laws subject to normal wear and tear and fire or other insurable
casualty.  Tenant's maintenance obligations hereunder shall include, without
limitation, the obligation to complete each of the following: (a) maintenance,
repair and replacement of all Building systems, (b) trash and snow removal, (c)
repainting, (d) parking lot re-striping, resurfacing, maintenance and repairs,
(e) sidewalk, maintenance, repair and replacement, (f) landscape maintenance,
(g) janitorial services, (h) window cleaning, maintenance, repair and
replacement, (i) elevator repair and maintenance, (j) Building security, and (k)
HVAC repair, maintenance and replacement.  Notwithstanding the foregoing to the
contrary, Tenant shall not be obligated to pay for any costs to repair either
(i) any defects in the Building arising within one year after issuance of a core
and shell certificate of occupancy (or its equivalent) for the Building Core and
Building Shell which results from poor quality workmanship or materials,
excluding defects resulting from Tenant's negligence or intentional acts or from
normal wear and tear or casualty, (ii) Structural Defects (as hereinafter
defined) arising any time during the Lease Term, or (iii) any other expenses
which are Landlord's obligation under Sections 6, 9, 14, 21, 22, 32.1 or 32.2 or
Exhibit D to this Lease.  Landlord shall assign to Tenant all assignable
warranties with respect to the Building, including warranties with respect to
the Building fixtures and equipment and, to the extent not assignable, Landlord
shall cooperate with Tenant in enforcing the terms and provisions of applicable
warranties upon request of Tenant.

     Tenant, at its expense, shall enter into and deliver to Landlord one or
more maintenance service contracts reasonably acceptable to Landlord, with a
contractor(s) approved by Landlord (such approvals not to be unreasonably
withheld or delayed) for hot water, elevator, heating and air conditioning and
other mechanical systems and equipment within or serving the Building; provided,
Tenant shall have the right to independently conduct the maintenance of such
equipment (excluding elevator maintenance and life safety system maintenance),
without necessity of obtaining a maintenance contract, if all of the following
occur (i) such maintenance is to be done by qualified engineers who are trained
to maintain the applicable equipment and are licensed or certified to conduct
such maintenance and, (ii) Tenant conducts all regularly scheduled maintenance
recommended by the manufacturer for the applicable equipment, (iii) Tenant
conducts all maintenance required to maintain any applicable equipment warranty,
(iv) Tenant maintains written records of all such maintenance and makes the same
available to Landlord for review upon its request.  The service and maintenance
contract(s) (or Tenant maintenance schedule, if applicable) shall include all
services required by Landlord based upon the operation hours of each applicable
service.  On or before the Commencement Date Landlord shall provide Tenant with
a copy of the manufacturer/equipment supplier warranties and maintenance
requirements for such Building equipment and systems.

     The failure or the interruption or termination of any services to the
Building shall not render Landlord liable in any respect nor be construed as an
eviction of Tenant, nor work an abatement of Rent (except as otherwise set forth
herein), nor relieve Tenant from the obligation to fulfill any covenant or
agreement hereof.  Should any of the equipment or machinery used in the
provision of such services for any cause cease to function properly, Tenant
shall have no claim for offset or abatement of rent or damages on account of an
interruption in service resulting therefrom.

                                   ARTICLE 9
                                   ---------
                      MAINTENANCE AND REPAIR BY LANDLORD
                      ----------------------------------

                                                            /s/ EJO
                                                            -----------------
                                                            Tenant Initials

                                       9
<PAGE>

     9.1  Landlord, at its sole cost and expense, shall be responsible for all
costs and the performance of all work to repair either (i) any defects in the
Building arising within one year after issuance of a core and shell certificate
of occupancy (or its equivalent) for the Building Core and Building Shell which
results from poor quality workmanship or materials, excluding defects resulting
from Tenant's negligence or intentional acts or from normal wear and tear or
casualty, or (ii) Structural Defects arising any time during the Lease Term The
term "Structural Defect" shall mean any defect in the structural support system
of the Building's roof, foundation piers and stem walls, structural elements of
exterior walls (including structural elements of curtain walls), and structural
elements of floors; all to the extent such defect results from poor quality
workmanship or materials, unless the need therefor results from the negligence
of Tenant, its agents or employees.  Tenant shall notify Landlord as soon as
reasonably practicable following discovery by Tenant or its maintenance
contractor (if applicable) of the existence of any condition which is believed
to be a Landlord obligation hereunder. Landlord shall repair (without any charge
to Tenant) any damage to the Premises or the improvements therein which is
caused by the act, omission or negligence of Landlord, its agents or employees.

     9.2  (a) If Tenant desires Landlord to contribute to the cost of any
capital expense (as determined in accordance with generally accepted accounting
principals) for a repair or replacement which is a part of Operating Expenses,
Tenant shall provide Landlord with written notice of Tenant's desire to perform
the repair or replacement, which notice shall include Tenant's determination of
the nature of such work and the useful life of the item giving rise to the
capital expense.  Within 30 days after receipt of such notice, Landlord shall
notify Tenant whether Landlord agrees with the terms of Tenant's notice (or
shall notify Tenant of the terms of Tenant's notice with which Landlord
disagrees).  If Landlord disagrees with any portion of the notice, Tenant may
either: (i) make the repair or replacement at Tenant's cost, subject to Tenant's
right to submit the dispute to arbitration in accordance with the terms below,
or (ii) submit the dispute to arbitration in accordance with the terms below. If
Landlord agrees that the work will give rise to a capital expense and notifies
Tenant (within the 30 day period after Landlord receives Tenant's notice of its
intent to perform the work) of at least two contractors which Landlord approves
to perform the work, then Tenant shall obtain bids for the work from three
contractors (two of which shall have been approved by Landlord and one of which
shall have been approved by Tenant).  The cost of the work shall be the low bid,
unless agreed to by the Landlord and Tenant. If Landlord agrees with the terms
of Tenant's notice or if the arbitration panel determines that the information
contained in the Tenant's notice was correct (or to the extent the arbitration
panel so determines), then, in either event, within 30 days after Tenant submits
an invoice (and reasonable supporting documentation regarding third-party
expenses incurred), Landlord shall reimburse Tenant for the "Landlord's Share"
(as hereinafter defined) of any third-party expenses of the applicable repair or
replacement which are capital in nature (as determined in accordance with
generally accepted accounting principles).  Landlord's Share shall be equal to
the product of (x) the applicable capital expense and (y) a fraction, the
numerator of which is the "Post-Lease Expiration Useful Life" (as hereinafter
defined) and the denominator of which is the number of years of the useful life
of the item giving rise to the capital expense.  The "Post-Expiration Useful
Life" shall be equal to the remainder obtained when (A) the number of years
remaining in the then-current Term is subtracted from (B) the number of years of
the useful life of the item giving rise to the capital expense. Tenant shall not
have any right to off-set Rent unless and until either (i) Landlord acknowledges
the amount and existence of such obligation, and thereafter fails to pay the
same to Tenant within 30 days after it receives written notice that the same is
past due, or (ii) Tenant has received a decision from the arbitrators which
determines that Landlord was obligated to pay Landlord's Share of the applicable
expense, and Landlord does not, within thirty days after the issuance of the
panel's decision or Tenant's delivery to Landlord of evidence of the cost of the
applicable repair or replacement, whichever occurs later (the "Landlord Cure
Period") pay the required amount, in which event Tenant shall have the right to
an abatement of Rent to the extent necessary to satisfy such decision and shall
have the right to enforce the award of the arbitrator(s) pursuant to any other
remedies available at law or in equity for enforcement of the decision (other
than recision of the Lease). Notwithstanding the foregoing, Tenant shall not be
obligated to provide Landlord with 30 days advance notice of any repairs which
Tenant reasonably determines must be performed on an emergency basis (and
Landlord shall not have the right

                                                              /s/ EJO
                                                              -----------------
                                                              Tenant Initials

                                      10
<PAGE>

to require bidding such work) provided that Tenant shall endeavor to provide
Landlord notice of the requirement of such work as promptly as practicable.

     (b)  Tenant shall have the right to submit any dispute under this Section
9.2 to binding arbitration as follows:  The parties agree that any arbitration
conducted pursuant to this Section 9.2  shall be conducted as an "expedited
arbitration" in accordance with the rules of the American Arbitration
Association except that the parties shall jointly request that (i) the
arbitrator(s) be certified public accountants and (ii) the arbitrator(s) deliver
to the parties a reasoned award in writing.  The parties shall, within 5 days
after demand by Tenant for arbitration, select a lone arbitrator, provided that
in the event the parties are unable to agree upon a lone arbitrator, each party
shall select one arbitrator and those two shall select the third.  All
arbitrators shall be unbiased certified public accountants and shall have no
affiliation to either party.  The costs of the arbitration shall be paid by the
non-prevailing party. The arbitration shall be governed by the United States
Arbitration Act, 9 U.S.C. Sections 1 through 16, and a judgment entered on the
award of the arbitrator(s) may be entered in any court having competent
jurisdiction.  The successful or prevailing party in any arbitration shall be
entitled to an award that includes reasonable attorneys' fees, and the costs of
the arbitration proceeding, incurred in connection with an arbitration pursuant
to this Section, as well as in connection with any judicial proceeding brought
to enforce any arbitration award.  The procedures specified in this Section
shall be the sole and exclusive procedure for the resolution of the disputes
arising under this Section 9.2.

     9.3  Except as otherwise expressly provided herein, Landlord shall not be
required to perform any maintenance or to make any repairs to the Premises.
Landlord may use all portions of the Building (provided Landlord uses reasonable
efforts to limit its interference with Tenant's use thereof) as may be necessary
to complete any of Landlord's obligations hereunder in an expeditious and
workmanlike manner. In the exercise of its rights hereunder, Landlord shall
comply with the provisions of Section 4.3 hereof applicable to Landlord's
actions, and Tenant shall be entitled to the abatement provisions of Section
4.3, if applicable.

                                  ARTICLE 10
                                  ----------
                         GRAPHICS; BUILDING DIRECTORY
                         ----------------------------

     10.1 Building Directory.  Landlord shall provide and install, at Tenant's
reasonable cost, all letters or numerals on doors in the Premises and on the
Building directory; all such letters and numerals shall be in the standard
graphics for the Building and no others shall be used or permitted on the
Premises without Landlord's prior written consent.

     10.2 Exterior Signage. Tenant shall have the right to install, at Tenant's
sole expense, its logo and/or name on either the face of the Building or the
Tenant's Share of the Building's monument sign, as it's currently constructed,
subject to approval by Landlord (in the exercise of its reasonable discretion)
and the City of Troy. Tenant shall be solely responsible for obtaining all
governmental approvals for its signage (or otherwise confirming its signage with
governmental requests).

     10.3 Reception Desk in Lobby. Subject to Landlord's right to require
removal in accordance with Section 12.2 of this Lease, Tenant shall have the
right to construct a reception desk in the Lobby of the Building.
Notwithstanding the foregoing approval to the contrary, upon termination of the
Lease, Tenant shall promptly remove, as its sole cost and expense, such
reception desk area and repair any damage to the Building caused by such
removal, reasonable wear and tear excepted, including any restoration of the
flooring or walls in the Lobby area.

                                  ARTICLE 11
                                  ----------
                        CARE OF THE PREMISES BY TENANT
                        ------------------------------

                                                            /s/ EJO
                                                            -----------------
                                                            Tenant Initials

                                      11
<PAGE>

     Tenant agrees not to commit or allow any waste to be committed on any
portion of the Premises, and at the termination of this Lease agrees to deliver
up the Premises to Landlord in as good condition as at the Commencement Date of
this Lease, ordinary wear and tear and casualty excepted.

                                  ARTICLE 12
                                  ----------
                       REPAIRS AND ALTERATIONS BY TENANT
                       ---------------------------------

     12.1 No Alteration, Additions, or Improvements Without Landlord's Consent.
Tenant shall make no alterations, additions, or improvements to the Premises or
any part thereof without obtaining the prior written consent of Landlord.
Tenant shall submit any such request to Landlord at least thirty (30) days prior
to the proposed commencement date of such work.  Landlord may impose, as a
condition to such consent, and at Tenant's sole cost, such requirements as
Landlord may reasonably deem necessary in its judgment, including without
limitation, the manner in which the work is done, a right of approval of the
contractor by whom the work is to be performed, approval of all plans and
specifications and the procurement of all licenses and permits.  Landlord shall
be entitled to post notices on and about the Premises with respect to Landlord's
non-responsibility for mechanics' liens and Tenant shall not permit such notices
to be defaced or removed.  Tenant further agrees not to connect any apparatus,
machinery or device to the Building systems, including electric wires, water
pipes, fire safety, heating and mechanical systems, without the prior written
consent of Landlord, which may be withheld if Landlord, in its sole reasonable
discretion determines that such connections will have a negative effect on any
other tenant of the Building or any Building systems. Notwithstanding the
foregoing, Tenant shall be permitted to make minor, nonstructural alterations to
the interior of the Premises not to exceed One Hundred Thousand Dollars
($100,000) in the aggregate during any twelve (12) month period.

     12.2 Completion of Lease Term. All alteration, improvements and additions
to the Premises, including, by way of illustration but not by limitation, all
counters, screens, grilles, special cabinetry work, permanent partitions,
paneling, carpeting, drapes or other window coverings and light fixtures, shall
be deemed a part of the real estate and the property of Landlord and shall
remain upon and be surrendered with the Premises as a part thereof without
molestation, disturbance or injury at the end of the Lease Term, whether by
lapse of time or otherwise, unless Landlord, by notice given to Tenant no later
than Landlord's approval of the applicable installations, shall elect to have
Tenant remove all or any of such alterations, improvements, or additions
(excluding non-movable office walls), and in such event, Tenant shall promptly
remove, at its sole cost and expense, such alterations, improvements, and
additions and repair any damage to the Premises caused by such removal,
reasonable wear and tear excepted.  Any such removal, whether required or
permitted by Landlord, shall be at Tenant's sole cost and expense.  All movable
partitions, machines, and equipment which are installed in the Premises by or
for Tenant, without expense to Landlord, and can be removed without structural
damage to or defacement of the Building or the Premises, and all furniture,
furnishings and other articles of personal property owned by Tenant and located
in the Premises (all of which are herein called "Tenant's Property") shall be
and remain the property of Tenant and may be removed by it at any time during
the Lease Term.  However, if any of Tenant's Property is removed, Tenant shall
repair or pay the cost of repairing any damage to the Building or the Premises
resulting from such removal.  All additions or improvements which are to be
surrendered with the Premises shall be surrendered with the Premises, as a part
thereof, at the end of the Lease Term or the earlier termination of this Lease.

     12.3 Parties Performing Alteration, Repair, and Modification Work. If
Landlord permits persons requested by Tenant to perform any alterations, repairs
modifications, or additions to the Premises, then prior to the commencement of
any such work, Tenant shall deliver to Landlord certificates issued by insurance
companies qualified to do business in the state where the Premises are located
evidencing that workmen's compensation, public liability insurance, and property
damage insurance, all in amounts, with companies, and on forms reasonably
satisfactory to Landlord, are in force and maintained by all such contractors
and subcontractors engaged by Tenant to perform such work. All such liability

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials
                                      12
<PAGE>

and property damage policies shall name Landlord as an additional insured and
shall provide that the same may not be canceled or modified without thirty (30)
days' prior notice to Landlord.

     12.4 Performance of Alteration, Repair, and Modification Work. Tenant, at
its sole cost and expense, shall cause any permitted alterations, decorations,
installations, additions, or improvements in or about the Premises to be
performed in compliance with all applicable requirements of insurance bodies
having jurisdiction, and in such manner as not to interfere with, delay, or
impose any additional expense upon Landlord in the construction, maintenance, or
operation of the Building, and so as to maintain harmonious labor relations in
the Building.

                                  ARTICLE 13
                                  ----------
                                   Reserved

                                  ARTICLE 14
                                  ----------
                             LAWS AND REGULATIONS
                             --------------------

     14.1 General. Subject to Landlord's representations and warranties set
forth in Section 32.1, at its sole cost and expense, Tenant will promptly comply
with all laws, statutes, ordinances, and governmental rules, regulations, or
requirements now in force or in force after the Commencement Date, with the
requirements of any board of fire underwriters or other similar body constituted
now or after the date, with any direction or occupancy certificate issued
pursuant to any law by any public officer or officers, as well as with the
provisions of all recorded documents affecting the Premises.

     14.2 Hazardous Materials.

          a.   For purposes of this Lease, "Hazardous Materials" means any
explosives, radioactive materials, hazardous wastes, or hazardous substances,
including without limitation substances defined as "hazardous substances" in the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. (S)(S) 9601-9657; the Hazardous Materials Transportation Act
of 1975, 49 U.S.C. (S)(S) 1801-1812; the Resource Conservation and Recovery Act
of 1976, 42 U.S.C. (S)(S) 6901-6987; or any other federal, state, or local
statute, law, ordinance, code, rule, regulation, order, or decree regulating,
relating to, or imposing liability or standards of conduct concerning hazardous
materials, waste, or substances now or at any time hereafter in effect
(collectively, "Hazardous Materials Laws").

          b.   Except for normal use of office and cleaning products in
compliance with Hazardous Materials Laws, Tenant, its agents, employees,
contractors, invitees and customers (or any other party on the Property at
Tenant's direction) will not cause or actively permit the storage, use,
generation, or disposition of any Hazardous Materials in, on, or about the
Premises or the Building. Tenant will not permit the Premises to be used or
operated in a manner that may cause the Premises or the project to be
contaminated by any Hazardous Materials in violation of any Hazardous Materials
Laws. Tenant will immediately advise Landlord in writing of (1) any and all
enforcement, cleanup, remedial, removal, or other governmental or regulatory
actions instituted, completed, or threatened pursuant to any Hazardous Materials
Laws relating to any Hazardous Materials affecting the Premises; and (2) all
claims made or threatened by any third party against Tenant, Landlord, or the
Premises relating to damage, contribution, cost recovery, compensation, loss, or
injury resulting from any Hazardous Materials on or about the Premises. Without
Landlord's prior written consent, Tenant will not take any remedial action or
enter into any agreements or settlements in response to the presence of any
Hazardous Materials in, on, or about the Premises.

          c.   Tenant will be solely responsible for and will defend, indemnify
and hold Landlord, its agents, and employees harmless from and against all
claims, costs, and liabilities, including

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials
                                      13
<PAGE>

attorney fees and costs, arising out of or in connection with Tenant's breach of
its obligations in this Article 14. Tenant will be solely responsible for and
will defend, indemnify, and hold Landlord, its agents, and employees harmless
from and against any and all claims, costs, and liabilities, including attorney
fees and costs, arising out of or in connection with the removal, cleanup, and
restoration work and materials necessary to return the Premises and any other
property of whatever nature located in, on, or about the Building, to their
condition existing prior to the introduction of Hazardous Materials by Tenant,
its agents, employees or contractors. Tenant's obligations under this Article 14
will survive the expiration or other termination of this Lease.

          d.   Except for normal use of office and cleaning products in
compliance with Hazardous Materials Laws, Landlord will not cause or permit the
storage, use, generation, or disposition of any Hazardous Materials in, on, or
about the Building by Landlord, its agents, employees, or contractors. Landlord
will be solely responsible for and will defend, indemnify and hold Tenant, its
agents, and employees harmless from and against all claims, costs, and
liabilities, including attorney fees and costs, arising out of or in connection
with Landlord's breach of its obligations in this Article 14. Landlord's
obligations under this Article 14 will survive the expiration or other
termination of this Lease.

          e.   Landlord has not disposed of any Hazardous Materials at the
Building. Further, Landlord has received no written notice from any governmental
authority having jurisdiction over the Building that the Building is in
violation of any Hazardous Materials Laws.

          f.   Tenant shall have the right to review Landlord's existing Phase I
Environmental Assessment Report with regard to the Building, which has been
provided to Tenant by Landlord.  Landlord agrees that Tenant shall have the
right to have access to and to conduct its own Phase I Environmental Assessment
of the Premises, provided such activities do not interfere with construction
activities at the Building or in the Premises. In the event Landlord's or
Tenant's Phase I Environmental Assessment Report indicates the potential
presence of Hazardous Materials at or on the Building, Tenant shall have the
right to conduct a Phase II Environmental Assessment and a Baseline
Environmental Assessment, provided such activities do not interfere with
construction activities at the Building or in the Premises.

     14.3 Certain Insurance Risks.  Tenant, its agents, employees, contractors,
invitees and customers (or any other party on the Property at Tenant's
direction), will not do any act or thing upon the Premises or the Building which
would (i) jeopardize or be in conflict with fire insurance policies covering the
Building or covering any fixtures and property in the Building; (ii) increase
the rate of fire insurance applicable to the Building to an amount higher than
it otherwise would be for general office use of the Building; or (iii) subject
Landlord to any liability or responsibility for injury to any person or persons
or to property by reason of any business or operation being carried on upon the
Premises.

                                  ARTICLE 15
                                  ----------
                                BUILDING RULES
                                --------------

     Tenant will comply with the reasonable, non-discriminatory rules of the
Building adopted and altered by Landlord from time to time and will cause all of
its agents, employees, invitees and visitors to do so; all changes to such rules
will be sent by Landlord to Tenant in writing.  The current Building Rules and
Regulations, which may be modified from time to time by the Landlord in its
reasonable discretion, are attached hereto as Exhibit "E."  In the event of any
inconsistency between the provisions of this Lease and any Building Rules and
Regulations, the provisions of this Lease shall control.

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials

                                      14
<PAGE>

                                  ARTICLE 16
                                  ----------
                               ENTRY BY LANDLORD
                               -----------------

     Tenant agrees to permit Landlord or its agents or representatives to enter
into and upon any part of the Premises at all reasonable hours (and in
emergencies at all times) to inspect the same, or to show the Premises to
prospective purchasers, Mortgagees, tenants or insurers, to clean or make
repairs, alterations or additions thereto, and Tenant shall not be entitled to
any abatement or reduction of rent by reason thereof (except as otherwise set
forth in this Lease). In the exercise of its rights hereunder, Landlord shall
comply with the provisions of Section 4.3 hereof applicable to Landlord's
actions, and Tenant shall be entitled to the abatement provisions of Section
4.3, if applicable.

                                  ARTICLE 17
                                  ----------
                           ASSIGNMENT AND SUBLETTING
                           -------------------------

     17.1 Prohibition. Tenant shall not assign, sublease, transfer or encumber
this Lease or any interest therein without the consent of Landlord first being
obtained, which consent will not be unreasonably withheld or delayed provided
that:  (1) Tenant provides written notice to Landlord at least 10 business days
prior to such assignment or subletting setting forth the details of the proposed
assignment or sublease; (2) Landlord declines to exercise its rights under
Section 17.2; (3) the transferee is engaged in a business and the portion of the
Premises will be used for the Use permitted under this Lease and in a manner
which is in keeping with the then standards of the Building and does not
conflict with any exclusive use rights granted to any other tenant of the
Building, and such use will not, in Landlord's reasonable opinion materially
increase parking or occupancy loads; (4) Landlord, in its sole discretion,
determines that the transferee has a sound business reputation; (5) Tenant is
not in default at the time it makes its request; (6) the transferee is not a
tenant or currently negotiating a lease with Landlord in any Building owned by
Landlord adjacent to the Building  (provided Landlord has space available to
satisfy the space requirements of the transferee and is willing to lease such
space to the proposed transferee); and (7) the rent to be paid by the transferee
is not less than 85% of the rental rate then being offered by Landlord for
similar space in the Building.  Any attempted assignment or sublease by Tenant
in violation of the terms and covenants of this Article 17 shall be void.  If
Landlord does not notify Tenant of the specific grounds upon which Landlord is
withholding consent to a proposed assignment or subletting within 10 business
days after Landlord receives Tenant's request for consent to an assignment or
subletting, Landlord shall be deemed to have approved such assignment.

     Notwithstanding anything in this Lease to the contrary, Tenant shall have
the right to assign its interest in this Lease or to sublet all or a part of the
Premises without Landlord's prior consent to a Permitted Transferee, as
hereinafter defined, provided (1) the Permitted Transferee is engaged in a
business (and the portion of the Premises will be used for) the use permitted
hereunder; and (2) Tenant is not in default at the time it makes any such
sublease.  In the event of an assignment or sublet to a Permitted Transferee,
Tenant shall remain liable for all of its obligations hereunder.  For purposes
of this Lease, a "Permitted Transferee" means, any person or entity which
directly or indirectly controls, is controlled by or is under common control
with Tenant, or to any entity resulting from a merger or consolidation with
Tenant or to any person or entity which acquires all of the assets of Tenant as
a going concern of the business that is being conducted on the Premises. In
order for any transfer to a Permitted Transferee to be effective, Tenant shall
provide written notice to Landlord within ten (10) days' after such transfer
setting forth the facts supporting designation of the proposed assignee as a
Permitted Transferee.

     17.2 Recapture. If Tenant requests Landlord's consent to an assignment of
this Lease or subletting of all or part of the Premises, Landlord shall have the
option (without limiting Landlord's other rights hereunder) of terminating this
Lease (in the case of a subletting, only with respect to the proposed

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials
                                      15
<PAGE>

sublet area) upon the proposed effective date of the assignment or subletting.
If Landlord elects to exercise its rights under this Section 17.2, Tenant shall
have the right to vitiate Landlord's election by rescinding Tenant's request for
consent to the assignment or subletting by providing written notice to Landlord
within ten (10) days following Landlord's notice of election to terminate.
Landlord may then, at Landlord's option, lease space to the prospective assignee
or subtenant. If Landlord should fail to notify Tenant in writing of its
decision within a 10 business day period after Landlord is notified in writing
of the proposed assignment or sublease, Landlord shall be deemed to have elected
to keep this Lease in full force and effect.

     17.3 Proceeds of Assignment, Sale of Sublease.  Except for transfers to
Permitted Transferees, fifty percent (50%) of all net cash or other Net Proceeds
of any assignment, sale or sublease of Tenant's interest in this Lease, whether
consented to by Landlord or not, shall be paid to Landlord notwithstanding the
fact (but only to the extent) that such Net Proceeds exceed the Rent called for
hereunder, unless Landlord agrees to the contrary in writing.  (For the Purposes
of this Paragraph, "Net Proceeds" shall mean and refer to proceeds net of third
party reletting expenses of Tenant and cost of any tenant improvement costs
incurred).  This covenant and assignment shall run with the land and shall bind
Tenant and Tenant's heirs, executors, administrators, personal representatives,
successors and assigns.  Any assignee or purchaser of Tenant's interest in this
Lease (all such assignees and purchasers being hereinafter referred to as
"Successors"), by assuming Tenant's obligations hereunder, shall assume
liability to Landlord for all amounts to which Landlord is entitled which are
actually paid to persons other than Landlord by such Successor in consideration
of any such sale or assignment, in violation of the provisions hereof.

     17.4 Tenant Remains Liable.  No assignment, sublease or other transfer
consented to by Landlord, shall release Tenant or change Tenant's primary
liability to pay the rent and to perform all other obligations of Tenant under
this Lease.  Upon the occurrence of any default under this Lease, Landlord may
proceed directly against Tenant without the necessity of exhausting any remedies
against any subtenant or assignee.  Upon termination of this Lease, any
permitted subtenant shall, at Landlord's option, attorn to Landlord and shall
pay all Rent directly to Landlord.  Landlord's acceptance of Rent from any other
person shall not constitute a waiver of any provision of this Article 17.
Consent to one transfer shall not constitute consent to any subsequent transfer.
Landlord may consent to subsequent assignments or modifications of this Lease by
Tenant's transferee, without notifying Tenant or obtaining its consent.  Such
action shall not relieve Tenant of its liability under this Lease.

     17.5 No Merger. No merger shall result from Tenant's sublease of the
Premises under this Article 17, Tenant's surrender of this Lease or the
termination of this Lease in any other manner. In any such event, Landlord may
terminate any or all subtenancies or succeed to the interest of Tenant as
sublandlord thereunder.

                                  ARTICLE 18
                                  ----------
                                     LIENS
                                     -----

     If any mechanic's lien(s) or other liens to be placed upon the Premises or
the Building as a result of work contracted for by Tenant, Tenant shall
discharge, bond against or provide other security against foreclosure of the
lien which reasonably satisfactory to Landlord and any Mortgagee of the
Building, within thirty (30) days following the date Tenant receives notice of
the lien.  Nothing in this Lease shall be deemed or construed in any way as
constituting the consent or request of Landlord, express or implied, by
inference or otherwise, to any person for the performance of any labor or the
furnishing of any materials to the Premises, or any part thereof, nor as giving
Tenant any right, power, or authority to contract for or permit the rendering of
any services or the furnishing of any materials that would give rise to any
mechanics' or other liens against the Premises.  In the event any such lien is
attached to the Premises, then, in addition to any other right or remedy of
Landlord, Landlord may, but shall not be obligated to, discharge the same
following thirty (30) days' notice to Tenant and Tenant's failure to bond

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials
                                      16
<PAGE>

against or discharge the lien in such thirty (30) day period.  Any reasonable
amount paid by Landlord for any of the aforesaid purposes and any reasonable
expenses incurred by Landlord in connection with any such lien shall be paid by
Tenant to Landlord within thirty (30) days after demand as Additional Rent.

                                  ARTICLE 19
                                  ----------
                                   INSURANCE
                                   ---------

     19.1 Property Insurance. Tenant shall maintain property coverage insurance
on the Building Shell and Building Core and the improvements in the Premises in
an amount equal to one hundred percent (100%) of replacement cost, as reasonably
determined by Landlord. Such insurance shall be maintained at the expense of
Tenant, with Landlord listed as the primary insured and payments for losses
thereunder shall be made solely to Landlord or the Mortgagees as their
respective interests shall appear.

     19.2 Liability Insurance. Tenant shall, at Tenant's expense, maintain a
policy of Commercial General Liability insurance insuring Tenant against
liability arising out of the ownership, use, occupancy or maintenance of the
Premises. Such insurance shall be on an occurrence basis providing single-limit
coverage in an amount not less than One Million Dollars ($1,000,000) per
occurrence. The initial amount of such insurance shall be subject to periodic
increase upon reasonable demand by Landlord based upon inflation, increased
liability awards, recommendation of professional insurance advisers, and other
relevant factors. However, the limits of such insurance shall not limit Tenant's
liability nor relieve Tenant of any obligation hereunder. Landlord shall be
named as an additional insured on said policies and the policies shall contain a
provision under which the insurance as afforded by such policies shall be
primary as respects any claims, losses or liabilities arising out of the use of
Premises by the Tenant or by Tenant's operation and any insurance carried by
Landlord shall be excess and non-contributing. The policy shall insure Tenant's
performance of the indemnity provisions of Articles 14 and 20.

     19.3 Requirements for Insurance Policies. Insurance required to be
maintained hereunder shall be in companies holding a "General Policyholders'
Rating" of A or better and a "financial rating" of 10 or better, as set forth in
the most current issue of "Best's Insurance Guide." Tenant shall promptly
deliver to Landlord, within thirty (30) days of the Commencement Date, original
certificates evidencing the existence and amounts of such insurance. No such
policy shall be cancelable or subject to reduction of coverage except after
sixty (60) days prior written notice to Landlord. Tenant shall, within thirty
(30) days prior to the expiration, cancellation or reduction of such policies,
furnish Landlord with renewals or "binders" thereof. Tenant shall not do or
permit to be done anything which shall invalidate the insurance policies
required under this Lease.

     19.4 Waiver of Subrogation Rights. Tenant shall obtain from the issuer of
the insurance policies referred to in Section 19.1 a waiver of subrogation
provision in said policies and Tenant and Landlord hereby release, relieve and
waive any and all rights of recovery against Landlord or Tenant, or against the
employees, officers, agents and representatives of Landlord or Tenant, for loss
or damage arising out of or incident to the perils insured against under Section
19.1 which perils occur in, on or about the Premises or the Building, whether
due to the negligence of Landlord or Tenant or their agents, employees,
contractors or invitees.

                                  ARTICLE 20
                                  ----------
                                   INDEMNITY
                                   ---------

     20.1 Indemnity by Tenant. Tenant shall indemnify and hold harmless Landlord
and all agents, servants and employees of Landlord from and against all claims,
losses, damages, liabilities, expenses (including reasonable attorney fees),
penalties and charges arising from or in connection with (i) Tenant's use of the
Premises during the Lease Term, or (ii) the conduct of Tenant's business, or
(iii) any activity, work or things done, permitted or suffered by Tenant in or
about the Premises during the Lease Term.

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials
                                      17
<PAGE>

Tenant shall further indemnify and hold harmless Landlord from and against any
and all claims, loss, damage, liability, expense (including reasonable attorney
fees), penalty or charge arising from any negligence of Tenant, or any of
Tenant's agents, contractors, or employees, and from and against all costs,
reasonable attorney fees, expenses and liabilities incurred in the defense of
any such claim or any action or proceeding brought thereon. If any action or
proceeding be brought against Landlord by reason of any such claim, Tenant, upon
notice from Landlord, shall defend the same at Tenant's expense by legal counsel
reasonably satisfactory to Landlord. Tenant, as a material part of its
consideration to Landlord, hereby assumes all risk of damage to property or
injury to persons in or upon the Premises arising from any cause and Tenant
hereby waives all claims in respect thereof against Landlord. Notwithstanding
the foregoing, Tenant shall not be required to defend, save harmless or
indemnify Landlord from any liability for injury, loss, accident or damage to
any person or property resulting from Landlord's negligence or willful acts or
omissions, or those of Landlord's officers, agents, contractors or employees.
Tenant's indemnity is not intended to nor shall it relieve any insurance carrier
of its obligations under policies required to be carried by Tenant pursuant to
the provisions of this Lease to the extent that such policies cover the results
of negligent acts or omissions of Landlord, its officers, agents, contractors or
employees, or the failure of Landlord to perform any of its obligations under
this Lease.

     20.2 Indemnity by Landlord. Landlord shall indemnify and hold harmless
Tenant and all agents, servants and employees of Tenant from and against all
claims, losses, damages, liabilities, expenses (including reasonable attorney
fees), penalties and charges arising from or in connection with any negligence
of Landlord, or any of Landlord's agents, contractors, or employees, and from
and against all costs, reasonable attorney fees, expenses and liabilities
incurred in the defense of any such claim or any action or proceeding brought
thereon. If any action or proceeding be brought against Tenant by reason of any
such claim, Landlord, upon notice from Tenant, shall defend the same at
Landlord's expense by legal counsel reasonably satisfactory to Tenant.
Notwithstanding the foregoing, Landlord shall not be required to defend, save
harmless or indemnify Tenant from any liability for injury, loss, accident or
damage to any person or property resulting from Tenant's negligence or willful
acts or omissions, or those of Tenant's officers, agents, contractors or
employees.

                                  ARTICLE 21
                                  ----------
                       DAMAGE OR DESTRUCTION TO BUILDING
                       ---------------------------------

     21.1 Partial Destruction. In the event that the Premises or the Building
are damaged by fire or other insured casualty and the insurance proceeds have
been made available therefor by the holder or holders of any mortgages or deeds
of trust covering the Building, the damage shall be repaired by and at the
expense of Landlord to the extent of such insurance proceeds available therefor,
provided such repairs and restoration can, in Landlord's reasonable opinion, be
made within two hundred ten (210) days after the occurrence of such damage
without the payment of overtime or other premiums, and until such repairs and
restoration are completed, the Base Rent shall be abated in proportion to the
part of the Premises which is unusable by Tenant in the conduct of its business,
as may be reasonably determined by Landlord's and Tenant's architects (or if
such architects cannot agree as to such determination, then by a third architect
selected by such two architects) (but there shall be no abatement of Base Rent
by reason of any portion of the Premises being unusable for a period equal to
five days or less). Landlord agrees to notify Tenant within sixty (60) days
after such casualty if it estimates that it will be unable to repair and restore
the Premises and all portions of the Building which are required for the full
use and enjoyment of the Premises within said two hundred ten (210) day period.
In the event Landlord does not so notify Tenant, Landlord shall be deemed to
have elected to repair and restore the Premises. Such notice shall set forth the
approximate length of time Landlord estimates will be required to complete such
repairs and restoration. Notwithstanding anything to the contrary contained
herein, if Landlord estimates it cannot make such repairs and restoration within
said two hundred ten (210) day period, then Tenant may, by written notice to
Landlord, cancel this Lease, provided such notice is given to Landlord within
fifteen (15) days after Landlord notifies Tenant of the estimated time for
completion of such repairs and restoration. If Landlord does not make such
repairs and restoration within two hundred seventy (270) days, then Tenant

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials

                                      18
<PAGE>

may, by written notice to Landlord, cancel this Lease, provided such notice is
given to Landlord within fifteen (15) days after expiration of such 270-day
period. Except as provided in this Article 21, there shall be no abatement of
rent and no liability of Landlord by reason of any injury to or interference
with Tenant's business or property arising from the making of any such repairs,
alterations, or improvements in or to the Building, Premises, or fixtures,
appurtenances, and equipment. Tenant understands that Landlord will not carry
insurance of any kind on Tenant's property, including furniture and furnishings,
or on any fixtures or equipment removable by Tenant under the provisions of this
Lease, and that Landlord shall not be obligated to repair any damage thereto or
replace the same.

     21.2 Total Destruction. In case the Building throughout shall be so injured
or damaged, whether by fire or otherwise (though the Premises may not be
affected, or if affected, can be repaired within said 210 days) that Landlord,
within sixty (60) days after the happening of such injury, shall decide not to
reconstruct or rebuild the Building, then notwithstanding anything contained
herein to the contrary, upon notice in writing to that effect given by Landlord
to Tenant within said sixty (60) days, Tenant shall pay the rent, properly
apportioned up to date of such casualty, this Lease shall terminate from the
date of delivery of said written notice, and both parties hereto shall be
released and discharged from all further obligations hereunder (except those
obligations which expressly survive termination of the Lease term).  A total
destruction of the Building shall automatically terminate this Lease.

                                  ARTICLE 22
                                  ----------
                                 CONDEMNATION
                                 ------------

     If the whole or substantially the whole of the Building or the Premises
shall be taken for any public or quasi-public use, by right of eminent domain or
otherwise or shall be sold in lieu of condemnation, then this Lease shall
terminate as of the date when physical possession of the Building or the
Premises is taken by the condemning authority.  If less than the whole or
substantially the whole of the Building or the Premises is thus taken or sold
but the remainder will not permit continued operation of the Building as a
first-class office building with associated parking and other amenities,
Landlord or Tenant (whether or not the Premises are affected thereby) may
terminate this Lease by giving written notice thereof to the other party, in
which event this Lease shall terminate as of the date when physical possession
of such portion of the Building or Premises is taken by the condemning
authority.  If the Lease is not so terminated upon any such taking or sale, the
Base Rent payable hereunder shall be diminished by an equitable amount, and
Landlord shall, to the extent Landlord reasonably deems feasible, restore the
Building and the Premises to substantially their former condition, but such work
shall not exceed the scope of the work done by Landlord in originally
constructing the Building and installing Building Standard Improvements in the
Premises, nor shall Landlord in any event be required to spend for such work an
amount in excess of the amount received by Landlord as compensation for such
taking.  All amounts awarded upon a taking of any part or all of the Building or
the Premises shall belong to Landlord, and Tenant shall not be entitled to and
expressly waives all claims to any such compensation. Notwithstanding anything
contained herein Tenant may bring a separate action against the condemning
authority to recover relocation expenses and interruption of business incurred
by Tenant as a result of the condemning authority's actions. Notwithstanding the
foregoing, Landlord shall not terminate this Lease as a result of a condemnation
or conveyance in lieu of condemnation unless Landlord terminates the leases of
all tenants in the Building and Landlord in fact elects not to restore the
Building.

                                  ARTICLE 23
                                  ----------
                          DAMAGES FROM CERTAIN CAUSES
                          ---------------------------

     Landlord shall not be liable to Tenant for any loss or damage to any
property or person occasioned by theft, fire, earthquake, any other act of God,
public enemy, injunction, riot, strike, insurrection, war, court order,
requisition, or order of governmental body or authority or by any other cause
beyond the control of Landlord.  In addition, provided Landlord complies with
the provisions of

                                                             /s/ EJO
                                                             ---------------
                                                             Tenant Initials

                                      19
<PAGE>

Section 4.3 hereof applicable to Landlord's actions, Landlord shall not be
liable for any damage or inconvenience which may arise through repair or
alteration of any part of the Building or Premises.

                                  ARTICLE 24
                                  ----------
                               EVENTS OF DEFAULT
                               -----------------

     The following events ("Events of Default") shall constitute a default by
Tenant hereunder:

     a.   If Tenant shall fail to pay when due any installment of Base Rent,
Additional Rent, or any other amounts payable hereunder unless such failure is
cured within 5 business days after notice from Landlord that the same is past
due;

     b.   If this Lease or the estate of Tenant hereunder shall be transferred
to or shall pass to or devolve upon any other person or party in violation of
the provisions of this Lease, except as permitted herein;

     c.   If this Lease or the Premises or any part thereof shall be taken upon
execution or by other process of law directed against Tenant, or shall be taken
upon or subject to any attachment at the instance of any creditor or claimant
against Tenant, and said attachment shall not be discharged or disposed of
within fifteen (15) days after the levy thereof;

     d.   If Tenant shall file a petition in bankruptcy or insolvency or for
reorganization or arrangement under the bankruptcy laws of the United States or
under any insolvency act of any state, or shall voluntarily take advantage of
any such law or act by answer or otherwise, or shall be dissolved or shall make
an assignment for the benefit of creditors;

     e.   If involuntary proceedings under any such bankruptcy law or insolvency
act or for the dissolution of Tenant shall be instituted against Tenant, or a
receiver or trustee shall be appointed of all or substantially all of the
property of Tenant, and such proceedings shall not be dismissed or such
receivership or trusteeship vacated within thirty (30) days after such
institution or appointment;

     f.   Intentionally Omitted.

     g.   Intentionally Omitted.

     h.   If Tenant shall fail to perform any of the other agreements, terms,
covenants, or conditions hereof on Tenant's part to be performed (other than the
obligation to pay rent or any other charges payable hereunder), and such
nonperformance shall continue for a period of thirty (30) days after notice
thereof by Landlord to Tenant; provided, however, that if Tenant cannot
reasonably cure such nonperformance within thirty (30) days, Tenant shall not be
in default if it commences cure within said thirty (30) days and diligently
pursues the same to completion;

     i.   Intentionally Omitted.

     j.   If Tenant shall fail to obtain a release of or to bond against any
mechanic's lien, as required herein;

     k.   Intentionally Omitted;

     l.   If all or any part of the personal property of Tenant is seized,
subject to levy or attachment, or similarly repossessed or removed from the
Premises;

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials

                                      20
<PAGE>

     m.   Tenant shall fail to deliver an Estoppel Certificate or Subordination
Agreement within the time periods set forth in this Lease.

                                  ARTICLE 25
                                  ----------
                              LANDLORD'S REMEDIES
                              -------------------

     25.1 Landlord's Election upon Events of Default.  Upon the occurrence of an
Event of Default, Landlord shall have the right, at its election, then or at any
time thereafter and while any such Event of Default shall continue, either:

          (i)  to give Tenant written notice of Landlord's intention to
terminate this Lease on the date such notice is given or on any later date
specified therein, whereupon, on the date specified in such notice, Tenant's
right to possession of the Premises shall cease and this Lease shall thereupon
be terminated; provided, however, that Tenant shall remain liable in accordance
with Section 25.3 below; or

          (ii) to re-enter and take possession of the Premises or any part
thereof and repossess the same as Landlord's former estate and expel Tenant and
those claiming through or under Tenant, and remove the effects of both or
either, using such force for such purposes as may be reasonably necessary,
without being liable for prosecution thereof, without being deemed guilty of any
manner of trespass, and without prejudice to any remedies for arrears of rent or
preceding breach of covenants or conditions. Should Landlord elect to re-enter
the Premises as provided in this Article 25 or should Landlord take possession
pursuant to legal proceedings or pursuant to any notice provided for by law,
Landlord may, from time to time, without terminating this Lease, relet the
Premises or any part thereof in Landlord's or Tenant's name, but for the account
of Tenant, for such term or terms (which may be greater or less than the period
which would otherwise have constituted the balance of the term of this Lease)
and on such conditions and upon such other terms (which may include concessions
of free rent and alteration and repair of the Premises) as Landlord, in its
reasonable discretion, may determine, and Landlord may collect and receive the
rents therefor. Landlord shall in no way 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 such reletting, provided Landlord shall use reasonable efforts
to mitigate its damages. No such re-entry or taking 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 intention be given to Tenant. No
notice from Landlord hereunder or under a forcible entry and detainer statute or
similar law shall constitute an election by Landlord to terminate this Lease
unless such notice specifically so stated. Landlord reserves the right following
any such re-entry and/or reletting, to exercise its right to terminate this
Lease by giving Tenant such written notice, in which event, this Lease will
terminate as specified in said notice.

     25.2 Effects of Landlord's Election to Take Possession of Premises.  In the
event that Landlord does not elect to terminate this Lease as permitted in
Section 25.1(i) hereof, but on the contrary, elects to take possession as
provided in Section 25.1(ii).  Tenant shall pay to Landlord (i) the rent and
other sums as herein provided, which would be payable hereunder if such
repossession had not occurred, less (ii) the net proceeds, if any, of any
reletting of the Premises after deducting all Landlord's expenses in connection
with such reletting, including, without limitation, all repossession costs,
brokerage commissions, legal expenses, reasonable attorney fees, expenses of
employees, alteration and repair costs, and expense of preparation for such
reletting.  If, in connection with any reletting, the new lease term extends
beyond the existing Lease Term, or the premises covered thereby include other
premises not part of the Premises, a fair apportionment of the rent received
from such reletting and the expenses incurred in connection therewith as
provided aforesaid will be made in determining the net proceeds from such
reletting.  Tenant shall pay such rent and other sums to Landlord monthly on the
days on which the rent would have been payable hereunder if possession had not
be taken.

     25.3 Effect of Landlord's Election to Terminate the Lease. In the event
this Lease is terminated, Landlord shall be entitled to recover forthwith
against Tenant, as damages for loss of the

                                                             /s/ EJO
                                                             -----------------
                                                             Tenant Initials

                                      21
<PAGE>

bargain and not as a penalty, an aggregate sum which, at the time of such
termination of this Lease, represents the excess, if any, of the aggregate of
the rent and all other sums payable by Tenant hereunder that would have accrued
for the balance of the Lease Term over the aggregate rental value of the
Premises (such rental value to be computed on the basis of a tenant paying not
only a rent to Landlord for the use and occupation of the Premises, but also
such other charges as are required to be paid by Tenant under the terms of this
Lease) for the balance of such Lease Term, both discounted to present worth at
the rate of eight percent (8%) per annum. Alternatively, at Landlord's option,
Tenant shall remain liable to Landlord for damages in an amount equal to the
rent and other sums arising under the Lease for the balance of the Lease Term
had the Lease not been terminated, less the net proceeds, if any, from any
subsequent reletting, after deducting all expenses associated therewith and as
enumerated above. Landlord shall be entitled to receipt of such amounts from
Tenant monthly on the days on which such sums would have otherwise been payable.

     25.4 Suits for Recovery by Landlord.  Suit or suits for the recovery of the
amounts and damages set forth above may be brought by Landlord, from time to
time, at Landlord's election, and nothing herein shall be deemed to require
Landlord to await the date whereon this Lease or the Lease Term would have
expired had there been no such default by Tenant or no such termination, as the
case may be.

     25.5 Rents, Issues, and Profits from Subleases. After an Event of Default
by Tenant, Landlord may sue for or otherwise collect all rents, issues, and
profits payable under all subleases on the Premises, including those past due
and unpaid.

     25.6 Landlord's Entry Upon the Premises and Other Remedies. During an Event
of Default by Tenant, Landlord may, without terminating this Lease, enter upon
the Premises, with force if necessary, without being liable for prosecution of
any claim for damages, without being deemed guilty of any manner of trespass,
and without prejudice to any other remedies, and do whatever Tenant is obligated
to do under the terms of this Lease. Tenant agrees to reimburse Landlord on
demand for any reasonable expenses which Landlord may incur in effecting
compliance with the Tenant's obligations under this Lease; further, Tenant
agrees that Landlord shall not be liable for any damages resulting to Tenant
from effecting compliance with Tenant's obligations under this subparagraph
unless caused by the negligence of Landlord.

     25.7 No Waivers Unless Express. No failure by either party to insist upon
the strict performance of any agreement, term, covenant, or condition hereof or
to exercise any right or remedy consequent upon a breach thereof, and no
acceptance of full or partial rent during the continuance of any such breach,
shall constitute a waiver of any such breach of such agreement, term, covenant,
or condition. No agreement, term, covenant, or condition hereof to be performed
or complied with by either party, and no breach thereof, shall be waived,
altered, or modified except by written instrument executed by the waiving party.
No waiver of any breach shall affect or alter this Lease, but each and every
agreement, term, covenant, and condition hereof shall continue in full force and
effect with respect to any other then existing or subsequent breach thereof.
Notwithstanding any unilateral termination of this Lease, this Lease shall
continue in full force and effect as to any provisions hereof which require
observance or performance of Landlord or Tenant subsequent to termination.

     25.8 Lease Not a Limitation of Remedies.  Nothing contained in this Section
shall limit or prejudice the right of Landlord to prove and obtain as liquidated
damages in any bankruptcy, insolvency, receivership, reorganization, or
dissolution proceeding, an amount equal to the maximum allowed by any statute or
rule of law governing such proceeding and in effect at the time when such
damages are to be proved, whether or not such amount be greater, equal to, or
less than the amounts recoverable, either as damages or rent, referred to in any
of the provisions of this Section.

     25.9 Default Interest Rate, Administrative Charge, and Other Matters. Any
rents or other amounts owing to Landlord or Tenant hereunder which are not paid
within five (5) days of the date they

                                                             /s/ EJO
                                                             ---------------
                                                             Tenant Initials

                                      22
<PAGE>

are due, shall thereafter bear interest from the due date at the "Default
Interest Rate" until paid. Similarly, any amounts which Landlord or Tenant pays
on behalf of Tenant which are owed by Tenant in accordance with the terms
hereof, which are not reimbursed by Tenant to Landlord within five (5) days of
demand by Landlord, thereafter bear interest from the date paid by Landlord at
the Default Interest Rate until paid. In addition to the foregoing, Tenant shall
pay to Landlord whenever any Base Rent, Additional Rent, or any other sums due
hereunder remain unpaid more than five (5) business days after notice that the
same are past due, an administrative charge and penalty fee equal to five
percent (5%) of the amount due, except that, with regard to the first such
notice given to Tenant in each calendar year of the Lease Term, the
administrative charge and penalty fee shall not apply until five (5) days after
notice that the same have not been paid within five days after the prior notice.

     25.10  Remedies Cumulative, Costs of Collection; Waiver of Jury Trial. Each
right and remedy provided for in this Lease shall be cumulative and shall be in
addition to every other right or remedy provided for in this Lease nor or
hereafter existing at law or in equity or by statute or otherwise, including,
but not limited to, suits for injunctive or declaratory relief and specific
performance.  The exercise or commencement of the exercise by either party of
any one or more of the rights or remedies provided for in this Lease now or
hereafter existing at law or in equity or by statute or otherwise shall not
preclude the simultaneous or subsequent exercise by either party of any or all
other rights or remedies provided for in this Lease, or now or hereafter
existing at law or in equity or by statute or otherwise.  All costs incurred by
either party in connection with collecting any amounts and damages owing by the
other party pursuant to the provisions of this Lease or to enforce any provision
of this Lease, including, by way of example, but not limitation, reasonable
attorney fees from the date any such matter is turned over to an attorney, shall
also be recoverable by the collecting party.  Landlord and Tenant agree that any
action or proceeding arising out of this Lease shall be heard by a court sitting
without a jury and thus hereby waive all rights to a trial by jury.

                                  ARTICLE 26
                                  ----------
                              LANDLORD'S DEFAULT
                              ------------------

     Landlord shall be in default hereunder in the event Landlord has not begun
and pursued with reasonable diligence the cure of any failure of Landlord to
meet its obligations hereunder within thirty (30) days' of receipt by Landlord
of written notice from Tenant of the alleged failure to perform. Such notice
shall be ineffective unless a copy is simultaneously also delivered in the
manner required in this Lease to any holder of a mortgage and/or deed of trust
affecting all or any portion of the Building Complex (collectively,
"Mortgagee"), provided that prior to such notice Tenant has been notified (by
way of notice of Assignment of Rents and Leases, or otherwise), of the address
of a Mortgagee.  If Landlord fails to cure such default within the time
provided, then Mortgagee shall have an additional 30 days following a second
notice from Tenant or, if such default cannot be cured within that time, such
additional time as may be necessary provided within such 30 days, Mortgagee
commences and diligently pursues a cure (including commencement of foreclosure
proceedings if necessary to effect such cure). Except as specifically set forth
in this paragraph, Tenant's sole remedy will be equitable relief or actual
damages but in no event is Landlord or any Mortgagee responsible for
consequential damages or lost profit incurred by Tenant as a result of any
default by Landlord. In no event shall Tenant have the right to terminate or
rescind this Lease as a result of Landlord's default as to any covenant or
agreement contained in this Lease or as a result of the breach of any promise or
inducement hereof, whether in the Lease or elsewhere. In addition, Tenant hereby
covenants that, prior to the exercise of any such remedies, it will give any
Mortgagee notice and a reasonable time to cure any default by Landlord. If
Landlord fails to perform its maintenance, repair or replacement obligations
under this Lease and such failure results in material interference with Tenant's
business operations or threatens damage to Tenant's property, then following
twenty (20) days' prior written notice to Landlord (except in the event of an
emergency in which event no notice shall be required), Tenant may perform such
repair, replacement or maintenance.  In the event Landlord was obligated to
perform such action, Landlord shall reimburse Tenant for all out-of-pocket third
party costs incurred by Tenant to complete such maintenance, repair or
replacement, within 30 days after receipt of

                                                             /s/ EJO
                                                             ---------------
                                                             Tenant Initials

                                      23
<PAGE>

an itemized invoice therefor from Tenant. In the event Landlord does not
reimburse Tenant for such costs Tenant shall not have any right to off-set rent
unless and until it has received a judgement from a court of competent
jurisdiction which determines that Landlord was obligated to perform such
maintenance, repair or replacement, and Landlord does not, within thirty days
after the issuance of the Court's order (the "Landlord Cure Period") either (i)
post the required bond for appeal, or (ii) within 30 days after issuance of such
judgement, pay the total damages awarded by the Court (or otherwise remedy the
default if applicable), in which event Tenant shall have the right to an
abatement of Base Rent only to the extent necessary to satisfy such judgement.

                                  ARTICLE 27
                                  ----------
                              PEACEFUL ENJOYMENT
                              ------------------

     Tenant shall, and may peacefully have, hold, and enjoy the Premises,
subject to the other terms hereof, provided that Tenant pays the Rent and other
sums herein recited to be paid by Tenant and performs all of Tenant's covenants
and agreements herein contained.  This covenant and any and all other covenants
of Landlord shall be binding upon Landlord and its successors only with respect
to breaches occurring during its or their respective periods of ownership of
Landlord's interest hereunder.

                                  ARTICLE 28
                                  ----------
                                 HOLDING OVER
                                 ------------

     In the event of holding over by Tenant after the expiration or other
termination of this Lease or in the event Tenant continues to occupy the
Premises after the termination of Tenant's right of possession pursuant to
Article 25 above, Tenant shall, throughout the entire holdover period, pay rent
equal to one hundred fifty percent (150%) of the Base Rent, plus one hundred
percent (100%) of Additional Rent which would have been applicable had the term
of this Lease continued through the period of such holding over by Tenant.  If
Tenant remains in possession of all or any part of the Premises after the
expiration of the Lease Term, with the express written consent of Landlord: (i)
such tenancy will be deemed to be a periodic tenancy from month-to-month only;
(ii) such tenancy will not constitute a renewal or extension of this Lease for
any further term; and (iii) such tenancy may be terminated by Landlord upon the
earlier of thirty (30) days' prior written notice or the earliest date permitted
by law.  Such month-to-month tenancy will be subject to every other term,
condition, and covenant contained in this Lease including the Base Rent and
Additional Rent provisions.  Nothing contained in this Article 28 shall be
construed as consent by Landlord to any holding over of the Premises by Tenant,
and Landlord expressly reserves the right to require Tenant to surrender
possession of the Premises to Landlord upon the expiration or earlier
termination of this Lease.  If Tenant fails to surrender the Premises upon the
expiration or earlier termination of this Lease despite demand to do so by
Landlord, in addition to the holdover rent described above, (i) if such holdover
lasts over thirty days, Tenant shall pay Landlord rent equal to two hundred
percent (200%) of the Base Rent, plus one hundred percent (100%) of Additional
Rent which would have been applicable had the term of this Lease continued
through the period of such holding over by Tenant, and (ii) if such holdover
lasts over sixty days, Tenant shall indemnify and hold Landlord harmless from
all loss or liability, including, without limitation, any claim made by any
succeeding tenant founded on or resulting from such failure to surrender.

                                  ARTICLE 29
                                  ----------
                           SUBORDINATION TO MORTGAGE
                           -------------------------

     Provided Tenant receives a non-disturbance agreement from the current
Mortgagee in the form required under Exhibit I or as is otherwise reasonably
acceptable to Tenant, Tenant accepts this Lease subject and subordinate to any
mortgage, deed of trust or other lien presently existing or hereafter arising
upon the Premises, upon the Building as a whole, and to any renewals,
refinancing and extensions

                                                             /s/ EJO
                                                             ---------------
                                                             Tenant Initials

                                      24
<PAGE>

thereof, but Tenant agrees that any such Mortgagee shall have the right at any
time to subordinate such mortgage, deed of trust or other lien to this Lease on
such terms and subject to such conditions as such Mortgagee may deem appropriate
in its discretion. Tenant agrees within twenty (20) days after request therefore
to execute a subordination and non-disturbance agreement in the form of
agreement attached hereto as Exhibit I or such similar agreement as Landlord may
                             ---------
reasonably request. Landlord agrees to obtain and deliver a Subordination and
Nondisturbance Agreement from Landlord's current lender within 30 days of the
date of this Lease. In connection therewith, Landlord agrees to cooperate with
Tenant in Tenant's effort to negotiate the form of such Subordination and Non-
disturbance Agreement with the lender. In the event that any mortgage or deed of
trust is foreclosed or conveyance in lieu of foreclosure is made for any reason,
Tenant shall attorn to and become the Tenant of the successor-in-interest to
Landlord, and the successor-in-interest to Landlord shall assume all obligations
of Landlord arising after the date it succeeds to the interest of Landlord
hereunder; and in such event Tenant hereby waives its right under any current or
future law which gives or purports to give Tenant any right to terminate or
otherwise adversely affect this Lease and the obligations of Tenant hereunder as
a result of such foreclosure. If in connection with obtaining construction,
interim or permanent financing for the Building, the lender shall request
modifications to this Lease as a condition to such financing, Tenant will not
unreasonably withhold or delay its consent thereto, provided that such
modifications do not increase the obligations of Tenant hereunder and do not
otherwise adversely affect Tenant's rights hereunder.

                                  ARTICLE 30
                                  ----------
                                   VACATION
                                   --------

     If Tenant vacates the Premises for more than 90 days (unless due to a
casualty or condemnation) and is not at the end of that 90 day period diligently
acting to move back into the Premises (and in fact does so within 45 days
thereafter), at any time thereafter and prior to the date Tenant moves back into
the Premises, Landlord shall have the right to terminate this Lease by giving
Tenant at least 30 days prior notice, unless Tenant notifies Landlord that
Tenant intends to resume operations in the Premises within 180 days of
Landlord's notice.

                                  ARTICLE 31
                                  ----------
                           BANKRUPTCY OR INSOLVENCY
                           ------------------------

     31.1  Deemed Rejection of Lease.  If the Tenant becomes a debtor under
Chapter 7 of the United States Bankruptcy Code (the "Bankruptcy Code"), or in
the event that a petition for reorganization or adjustment of debts is filed
concerning the Tenant under Chapter 11 or Chapter 13 of the Bankruptcy Code, or
a proceeding filed under Chapter 7 is transferred to Chapter 11 or 13, the
"Trustee" or the Tenant, as "Debtor-in-Possession," shall be deemed to have
rejected this Lease. No election by the Trustee or Debtor-in-Possession to
assume this Lease shall be effective unless each of the following conditions,
which Landlord and Tenant hereby acknowledge to be commercially reasonable in
the context of a bankruptcy proceeding, has been satisfied, and the Landlord has
so acknowledge in writing: (i) the Trustee or Debtor-in-Possession has cured, or
has provided the Landlord "adequate assurance" (as hereinafter defined) that
from the date of such assumption the Trustee or Debtor-In-Possession will
promptly cure, all monetary and non-monetary defaults under the Lease; (ii) the
Trustee or Debtor-in-Possession has compensated, or has provided to the Landlord
adequate assurance that within ten (10) days of the date of assumption the
Landlord will be compensated, for any pecuniary loss incurred by the Landlord
arising from default of the Tenant, the Trustee, or the Debtor-in-Possession as
recited in the Landlord's written statement of pecuniary loss sent to the
Trustee or Debtor-in-Possession; and (iii) the Trustee or Debtor-in-Possession
has provided the Landlord with adequate assurance of future performance of each
of the Tenant's, the Trustee's, or the Debtor-in-Possession's obligations under
this Lease; provided, however, that: (x) the Trustee or Debtor-in-Possession
shall also deposit with the Landlord, as security for the timely payment of rent
and other sums due hereunder, an amount equal to three months Base Rent,
Additional Rent, and other monetary charges accruing under this Lease; and (y)

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      25
<PAGE>

the obligations imposed upon the Trustee or Debtor-in-Possession shall continue
with respect to the Tenant or any assignee of this Lease after the completion of
the bankruptcy proceedings.

     31.2  Adequate Assurance.  For purposes of this Section, Landlord and
Tenant acknowledge that, in the context of the bankruptcy proceedings of the
Tenant, at a minimum, "adequate assurance" shall mean: (i) the Trustee or
Debtor-in-Possession will continue to have sufficient unencumbered assets after
the payment of all secured obligations and administrative expenses to assure the
Landlord that the Trustee or Debtor-in-Possession will have sufficient funds to
fulfill all of the obligations of Tenant under this Lease; or (ii) the
Bankruptcy Court shall have entered an order segregating sufficient cash payable
to the Landlord, and the Trustee or Debtor-in-Possession shall have granted to
the Landlord a valid and perfected first lien and security interest or mortgage
in property of the Tenant, the Trustee, or the Debtor-in-Possession, acceptable
as to value and kind to the Landlord, in order to secure to the Landlord the
obligation of the Tenant, Trustee, or Debtor-in-Possession to cure the monetary
or non-monetary defaults under the Lease within the time period set forth above.

     31.3  Lease Assignments in Bankruptcy Proceedings.  The following
conditions shall apply to any assignments of this Lease in bankruptcy
proceedings if the Trustee or Debtor-in-Possession has assumed this Lease and
elects to assign the Lease to any other person, such interest or estate of
Tenant in this Lease may be so assigned only if the Landlord has acknowledged in
writing that the intended assignee can provide to the Landlord "adequate
assurance of future performance" (as herein defined) of all of the terms,
covenants and conditions of this Lease to be performed by the Tenant. For the
purposes of this provision, Landlord and Tenant acknowledge that, in the context
of a bankruptcy proceeding, at a minimum, "adequate assurance of future
performance" shall mean that each of the following conditions has been
satisfied, and the Landlord has so acknowledged in writing: (i) the proposed
assignee has submitted a current financial statement audited by a Certified
Public Accountant which shows the net worth and working capital and amounts
determined by Landlord to be sufficient to assure the future performance by such
assignee of all of Tenant's obligations under this Lease; (ii) the proposed
assignee, if requested by the Landlord, has obtained guarantys in form and
substance satisfactory to the Landlord from one or more persons who satisfy the
Landlord's standards of creditworthiness; and (iii) the Landlord has obtained
all consents or waivers from any third party required under any lease, mortgage,
financing arrangement, or other agreement by which the Landlord is bound, in
order to permit the Landlord to consent to such assignment.

                                  ARTICLE 32
                                  ----------
                        AMERICANS WITH DISABILITIES ACT
                        -------------------------------

     32.1  Compliance with Legal Requirements.  Landlord represents and warrants
that (i) Landlord has caused the Building Core, Building Shell and Common Areas,
as approved by the City of Troy, to fully meet with requirements under Title III
of the Americans With Disabilities Act ("ADA") within the local jurisdiction
guidelines, as these guidelines were written and enforced at the time of the
approval of the building permit for the Building Core and Building Shell by the
City of Troy, including access from parking lots, location of parking spaces,
restroom facilities, and emergency lighting, (ii) Landlord has not received any
notice of any violation of ADA requirements, and (iii) to the actual knowledge
of Paul Powers, the Administrative Officer of Pauls Equities, which is the
manager of Landlord, without any duty of investigation or inquiry, there has
been no change in the ADA requirements within the local jurisdiction guidelines
since the building permit for the Building was issued through the date hereof
which would cause the Building to be in violation of the ADA. In addition,
Landlord represents and warrants that Landlord has caused the Building Core and
Building Shell to be constructed in accordance with all other applicable
building codes and ordinances in existence as of the date of approval of the
building permit for construction of the Building Core and Building Shell, and
the Building Core, Building Shell and Common Areas, currently comply with all
existing requirements of applicable building codes and ordinances and any costs
of correcting, and any work necessary to correct, any existing violations of any
codes,

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      26
<PAGE>

ordinances, or other legal requirements shall not be included as Operating
Expenses, and shall be paid and performed by Landlord at its sole cost and
expense.

     32.2  Alterations to Premises.  Tenant shall, at Tenant's sole cost and
expense, be responsible for any alterations, modifications or improvements to
the Premises, and the acquisitions of any auxiliary aids, required under the
ADA, including all alterations, modifications, or improvements required: (i) as
a result of Tenant (or any subtenant, assignee, or concessionaire) being a
"Public Accommodation" (as defined in the ADA); (ii) as a result of the Premises
being a "Commercial Facility" (as defined in the ADA); (iii) as a result of any
leasehold improvements made to the Premises by, or on behalf of, Tenant or any
subtenant, assignee, or concessionaire (whether or not Landlord's consent to
such leasehold improvements was obtained); or (iv) as a result of the employment
by Tenant (or any subtenant, assignee, or concessionaire) of any individual with
a disability; provided, in such event, Tenant shall have no obligation to
restore any such modifications to the extent they are required to be made to the
Building Common Areas.

     32.3  "Use Clause" Implications.  With respect to the use restrictions set
forth in Article 4 of this Lease, and the restrictions on assignments and
subletting set forth in Article 17 of this Lease, it is hereby specifically
understood and agreed that Landlord shall have no obligation to consent to, or
permit, a use of the Premises, or an assignment of the Lease, or a sublease of
the Premises (collectively herein a "Use Change") if such Use Change would
require the making of any alterations, modifications, or improvements to the
Premises or the Common Areas, or the acquisition of any auxiliary aids, required
under the ADA, unless Tenant performs all such acts and satisfies Landlord's
requirements for financial responsibility for the costs of such compliance
(which may include, by way of example, posting of a completion bond), Tenant
shall be responsible for compliance with ADA in the design and layout of the
Leasehold Improvements and Landlord shall have no responsibility therefor.

                                  ARTICLE 33
                                  ----------
                                 ATTORNEY FEES
                                 -------------

     In the event either party defaults in the performance of any of the terms
of this Lease and such party employs an attorney in connection therewith, the
defaulting party agrees to pay the non-defaulting party's reasonable attorney
fees.

                                  ARTICLE 34
                                  ----------
                               NO IMPLIED WAIVER
                               -----------------

     The failure of either party to insist at any time upon the strict
performance of any covenant or agreement herein, or to exercise any option,
right, power or remedy contained in this Lease, shall not be construed as a
waiver or a relinquishment thereof for the future.  No payment by Tenant or
receipt by Landlord of a lesser amount than the monthly installment of Rent due
under this Lease shall be deemed to be other than on account of the earliest
Rent due hereunder, nor shall any endorsement or statement on any check or any
letter accompanying any check or payment as Rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord's right to recover the balance of such rent or pursue any other remedy
in this Lease provided.

                                  ARTICLE 35
                                  ----------
                       LIMITATION OF LANDLORD LIABILITY
                       --------------------------------

     The liability of Landlord to Tenant for any default by Landlord under the
terms of this Lease shall be limited to the interest of Landlord in the Building
and the rents, profits, and proceeds arising therefrom, and Tenant agrees to
look solely to such amount for recovery of any judgment from Landlord.

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      27
<PAGE>

                                  ARTICLE 36
                                  ----------
                               SECURITY DEPOSIT
                               ----------------

     Intentionally Omitted.

                                  ARTICLE 37
                                  ----------
                                    NOTICE
                                    ------

     Any notice in this Lease provided for must, unless otherwise expressly
provided herein, be in writing, and may, unless otherwise in this Lease
expressly provided, be given or be served by depositing the same in the United
States mail, postage paid and certified and addressed to the party to be
notified, with return receipt requested, or by nationally recognized overnight
delivery service, or by prepaid telegram, when appropriate, addressed to the
party to be notified at the address stated below or such other address, notice
of which has been given to the other party.  Notice deposited in the mail in the
manner hereinabove described shall be effective from and after receipt or
failure or refusal to accept receipt. Notice deposited with a nationally
recognized overnight delivery service shall be effective from and after 1
business day after it is so deposited.

     Notices to Landlord:  Troy Development #2, LLC
                           3950 Lewiston Street, Suite 100
                           Aurora, Colorado  80011
                           Attn:  Paul Powers

     With a copy to:       J. Kevin Ray, Esq.
                           Campbell Bohn Killin Brittan & Ray, LLC
                           270 St Paul, Suite 200
                           Denver, Colorado 80206

     Notices to Tenant:    Delphi Automotive Systems LLC
                           Manager of Real Estate Services
                           Mail Code 480-414-250
                           1450 West Long Lake Road
                           Troy, Michigan 48098

                                  ARTICLE 38
                                  ----------
                                 SEVERABILITY
                                 ------------

     If any term or provision of this Lease, or the application thereof to any
person or circumstance shall, to any extent, be invalid or unenforceable, the
remainder of this Lease, or the application of such term or provision to persons
or circumstances other than those as to which it is held invalid or
unenforceable, shall not be affected thereby, and each term and provision of
this Lease shall be valid and enforced to the fullest extent permitted by law
notwithstanding the invalidity of any other term or provision hereof.

                                  ARTICLE 39
                                  ----------
                                  RECORDATION
                                  -----------

     Tenant agrees not to record this Lease or any memorandum hereof.

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                       28
<PAGE>

                                  ARTICLE 40
                                  ----------
                                 GOVERNING LAW
                                 -------------

     This Lease and the rights and obligations of the parties hereto shall be
interpreted, construed, and enforced in accordance with the laws of the State of
Michigan, without regard to its principles of conflict of laws.

                                  ARTICLE 41
                                  ----------
                                 FORCE MAJEURE
                                 -------------

     Whenever a period of time is herein prescribed for the taking of any action
by either party, such party shall not be liable or responsible for, and there
shall be excluded from the computation of such period of time, any delays due to
strikes, riots, acts of God, shortages of labor or materials, war, governmental
laws, regulations or restrictions, or any other cause whatsoever beyond the
control of the party of which performance is required.

                                  ARTICLE 42
                                  ----------
                              TIME OF PERFORMANCE
                              -------------------

     Except as expressly otherwise herein provided, with respect to all required
acts of either party, time is of the essence of this Lease.

                                  ARTICLE 43
                                  ----------
                             TRANSFERS BY LANDLORD
                             ---------------------

     Landlord shall have the right to transfer and assign, in whole or in part,
all its rights and obligations hereunder and in the Building and property
referred to herein, and in such event and upon such transfer Landlord shall be
released from any further obligations arising hereunder after the date of the
transfer, provided Landlord's transferee assumes Landlord's obligations under
the Lease, in which event Tenant agrees to look solely to such successor in
interest of Landlord for the performance of such obligations arising after the
date of the transfer.

                                  ARTICLE 44
                                  ----------
                                  COMMISSIONS
                                  -----------

     Except for claims by the brokers identified on the Lease Summary, Landlord
and Tenant hereby indemnify and hold each other harmless against any loss,
claim, expense or liability with respect to any commissions or brokerage fees
claimed on account of the execution and/or renewal of this Lease due to any
action of the indemnifying party.  Landlord and Tenant each represent and
warrant to each other that no broker has been used in connection with this Lease
except for the broker(s) set forth on the Lease Summary hereof, which broker(s)
shall be compensated by Landlord absent an agreement to the contrary.

                                  ARTICLE 45
                                  ----------
                       EFFECT OF DELIVERY OF THIS LEASE
                       --------------------------------

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      29
<PAGE>

     Landlord has delivered a copy of this Lease to Tenant for Tenant's review
only, and the delivery hereof does not constitute an offer to Tenant or option.
This Lease shall not be effective until a copy executed by both Landlord and
Tenant is delivered to and accepted by Landlord.

                                  ARTICLE 46
                                  ----------
                  CORPORATE AUTHORITY; PARTNERSHIP AUTHORITY
                  ------------------------------------------

     If Tenant is a corporation, each person signing this Lease on behalf of
Tenant represents and warrants that he or she has full authority to do so and
that this Lease binds the corporation. If Tenant is a partnership or limited-
liability company, each person signing this Lease for Tenant represents and
warrants that he or she has full authority to sign for the partnership or the
limited-liability company, as the case may be, and that this Lease binds the
limited liability company or partnership and all general partners of the
partnership. Within thirty (30) days after this Lease is signed, Tenant shall
deliver to Landlord a copy of Tenant's delegation of authority which authorize
the execution of this Lease, recorded statement of partnership or certificate of
limited partnership or certificate of limited-liability company, as the case may
be, or other evidence of such authority reasonably acceptable to Landlord.

                                  ARTICLE 47
                                  ----------
                          JOINT AND SEVERAL LIABILITY
                          ---------------------------

     If there is more than one party signing this Lease as Tenant, all parties
signing this Lease as Tenant shall be jointly and severally liable for all
obligations of Tenant.

                                  ARTICLE 48
                                  ----------
                                INTERPRETATION
                                --------------

     The captions of the Articles of this Lease, and each specific Section or
paragraph within the respective Articles, are to assist the parties in reading
this Lease and are not a part of the terms or provisions of this Lease.
Whenever required by the context of this Lease, the singular shall include the
plural and the plural shall include the singular.  The masculine, feminine and
neuter genders shall each include the other.  In any provision relating to the
conduct, acts or omissions of Tenant, the term "Tenant" shall include Tenant's
agents, employees, contractors, invitees, successors or others using the
Premises with Tenant's expressed or implied permission. In any provision
relating to the conduct, acts or omissions of Landlord, the term "Landlord"
shall include Landlord's agents, employees, contractors, invitees, or
successors.

                                  ARTICLE 49
                                  ----------
               INCORPORATION OF PRIOR AGREEMENTS; MODIFICATIONS
               ------------------------------------------------

     This Lease is the only agreement between the parties pertaining to the
lease of the Premises and no other agreements are effective.  All amendments to
this Lease shall be in writing and signed by all parties.  Any other attempted
amendment shall be void.

                                  ARTICLE 50
                                  ----------
                             WAIVER OF JURY TRIAL
                             --------------------

     Landlord and Tenant by this Article 50 waive trial by jury in any action,
proceeding, or counterclaim brought by either of the parties to this Lease
against the other on any matters whatsoever arising out of or in any way
connected with this Lease, the relationship of Landlord and Tenant, Tenant's

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      30
<PAGE>
use or occupancy of the Premises, or any other claims and any emergency
statutory or any other statutory remedy.

                                  ARTICLE 51
                                  ----------
                             ESTOPPEL CERTIFICATES
                             ---------------------

     Within twenty (20) days after written request from Landlord, Tenant shall
execute and deliver to Landlord or Landlord's designee, a written certificate in
the form of Exhibit H, attached hereto and incorporated herein by this reference
or such other certificate that certifies that this Lease is unmodified and in
full force and effect (or if there have been modifications, that the same is in
full force and effect as so modified), states the dates to which rent and other
charges payable under the Lease have been paid, states that to Tenant's actual
knowledge, without investigation, Landlord is not in default hereunder (or if
Tenant alleges a default stating the nature of such alleged default) and further
states such other matters as Landlord shall reasonably require.  Tenant
acknowledges that any such statement may be relied upon by any Mortgagee,
prospective Mortgagee, purchaser or prospective purchaser of the Building or any
interest therein for the purpose of estopping Tenant from making a contrary
claim.  Tenant's failure to execute and deliver any certificate or agreement
hereunder within the time required shall, at Landlord's election, be a default
under this Lease; provided further, in the event Tenant fails deliver the
foregoing estoppel certificate within five business days after written notice
from Landlord that Tenant has failed to deliver the certificate within the
original 20 day period, Tenant shall be liable for all damages to Landlord
proximately caused by such failure.  Any certificate, instrument, and/or
agreement referred to in this Article 51 may at Landlord's election be in
recordable form and may at Landlord's election be duly recorded.

                                  ARTICLE 52
                                  ----------
                                   NO MERGER
                                   ---------

     The voluntary or other surrender of this Lease by Tenant or the
cancellation of this Lease by mutual agreement of Tenant and Landlord or the
termination of this Lease on account of Tenant's default will not work a merger,
and will, at Landlord's option, (i) terminate all or any subleases and
subtenancies or (ii) operate as an assignment to Landlord of all or any
subleases or subtenancies.  Landlord's option under this Article 52 will be
exercised by written notice to Tenant and all known sublessees or subtenants in
the Premises or any part of the Premises.

                                  ARTICLE 53
                                  ----------
                                 COUNTERPARTS
                                 ------------

     This Lease may be executed in counterparts, and, when all counterpart
documents are executed, the counterparts shall constitute a single binding
instrument.

                                  ARTICLE 54
                                  ----------
                           SATELLITE DISH FACILITIES
                           -------------------------

     Tenant shall have the nonexclusive right, at Tenant's sole cost and
expense, to install and maintain, on the roof of the Building behind the parapet
at a location designated by Landlord, one 6 foot diameter satellite dish for use
in connection with Tenant's business operations, together with cables extending
from such satellite dish to the Premises (collectively "Satellite Facility").
Tenant shall have sole responsibility and liability with respect to the
Satellite Facility's compliance with: (i) any declaration of covenants
conditions or restrictions applicable to the Property, (ii) the roof warranty
and (iii) any law, regulation, ordinance or zoning imposed by any governmental
body having authority over the Property.

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      31
<PAGE>
Tenant's installation of the Satellite Facility shall comply with the provisions
of Section 12 of this Lease. The Satellite Facility shall be considered as part
of the Premises and subject to all applicable terms of the Lease. The
installation of the Satellite Facility shall be by a licensed structural
engineer (or such other engineer or contractor as may be approved by Landlord in
writing, which approval shall not be unreasonably withheld or delayed) and in
accordance with plans and specifications approved by the Landlord (which
approval shall not be unreasonably withheld or delayed) and all applicable
governmental authorities. Tenant shall be solely responsible for maintaining all
insurance, licenses and permits for the Satellite Facility and its operation.
Tenant, at its sole cost and expense shall cause the Satellite Facility to be
screened from view by the public with screening processes and materials
reasonably approved by Landlord. Tenant shall have the right at its sole risk
and expense of access to the Building rooftop in order to perform maintenance on
the Satellite Facility; provided that such access to the Building rooftop shall,
except in the case of emergency, be upon prior written notice Landlord and the
Landlord shall have the right to have a representative present. Upon termination
of the Lease for any reason, Tenant shall at Tenant's expense promptly remove
the Satellite Facility and repair any damage to the roof of the Building and the
Premises caused by such removal or original installation. Tenant hereby agrees
to indemnify Landlord against any damage caused to the roof of the Building
including any damage to other tenants in the Building or to the Common Area
which result from Tenant's installation or removal of the Satellite Facility.
This provision shall survive termination of the Lease.

                                  ARTICLE 55
                                  ----------
                             STANDARD FOR APPROVAL
                             ---------------------

     Whenever Landlord's approval is required hereunder, such approval shall not
be unreasonably withheld (except as expressly permitted hereunder or designated
as a matter reserved to Landlord's sole discretion) or delayed.

                                  ARTICLE 56
                                  ----------
                                   EXHIBITS
                                   --------

     All Exhibits as listed on the "List of Agreements" preceding or attached
hereto, are incorporated herein and made a part of this Lease for all purposes.

                                  ARTICLE 57
                                  ----------
                          LANDLORD'S REPRESENTATIONS
                          --------------------------

     Landlord represents and warrants to Tenant (i) that Landlord is the fee
simple owner of the Building, subject to all matters of record; (ii) that
Landlord has not leased or agreed to lease the Premises to any other party;
(iii) a complete copy of Schedule B-II of the Title Insurance Commitment No.
01023987-207 dated August 17, 1999 has been provided to Tenant, and since the
date of such Commitment, Landlord has not recorded or caused to be recorded any
restrictions upon the Property which would materially affect Tenant's use of the
Premises or increase Tenant's obligations under this Lease; and (iv) the
electrical systems serving the Premises have a capacity of at least five (5)
watts per Usable Square Foot in the Premises.

     Landlord agrees that Tenant may designate appropriate sundry shop vendors
and food service vendors within the Premises, subject to Landlord's approval.

                                  ARTICLE 58
                                  ----------
                                PURCHASE OPTION
                                ---------------

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      32
<PAGE>

     The Tenant shall have the right to purchase Building by the exercise of the
Right of First Offer attached hereto as Exhibit K.
                                        ----------

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      33
<PAGE>

      IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease (which
may be in multiple original counterparts) as of the day and year first above
written.

DELPHI AUTOMOTIVE SYSTEMS LLC,               TROY DEVELOPMENT #2, LLC, a
a Delaware limited liability company         Colorado limited liability company

   By:  Delphi Automotive Systems Inc.,
        a Delaware corporation               By: /s/ Paul W Powers
                                                 -------------------------------
   Its: Managing Member                          _________, Authorized Statutory

                                             "Landlord"        PAUL W POWERS
   By:  /s/ Edward J. O'Neill
        -------------------------
   Its: Authorized Signatory

"Tenant"       EDWARD J. O'NEILL
          MANAGER, REAL ESTATE SERVICES

EXECUTION RECOMMENDED
WORLDWIDE REAL ESTATE

BY /s/ [ILLEGIBLE]
   ---------------------------

                                                               /s/ EJO
                                                               ---------------
                                                               Tenant Initials

                                      34

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00014-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00014-of-00352.parquet"}]]