Document:

<PAGE>

                                                                    Exhibit 10.5

                           AMENDMENT NO. 1. TO LEASE

     THIS AMENDMENT NO. 1 TO LEASE is made and entered into as of the 1st day of
June, 1998 between Landlord and Tenant named below:

     LANDLORD       WEI Barnes Road, LLC
                    100 Main Street
                    Concord, MA  01742

     TENANT:        CiDRA Corporation
                    50 Barnes Industrial Park North
                    Wallingford, CT  06492

     BUILDING:      50 Barnes Industrial Park North
                    Wallingford, CT  06492

     WHEREAS, Landlord and Tenant entered into a lease dated March 11, 1998 (the
"Lease") pursuant to which Tenant leased from Landlord approximately 89,776
rentable square feet of floor area in the Building (the "Premises"); and

     WHEREAS, Landlord and Tenant wish to execute an amendment of the Lease
stating, among other things, the increase in Basic Rent as provided for in
Paragraph 3 of the Lease.

     NOW, THEREFORE, the parties to this Amendment No. 1 to Lease, in
consideration of the covenants hereinafter contained and the sum of One Dollar
($1.00) to each party paid by the other, the receipt of which is hereby
acknowledged, do covenant and agree as follows:

     1.  Capitalized terms used but not defined herein shall have the meaning
ascribed to each in the Lease.

     2.  Commencing as of June 1, 1998, Basic Rent shall be increased by the sum
of Six Hundred Sixty-Nine and Fifty-Nine One-Hundredths ($669.59) Dollars per
month. Exhibit C attached to the Lease is hereby deleted and replaced with
Exhibit C attached to this Lease Amendment.

     3.  Landlord and Tenant represent and warrant to the other that each has
full authority to enter into this Amendment No. 1 to Lease and further agree to
hold harmless, defend, and indemnify the other from any loss, costs (including
reasonable attorneys' fees), damages, or claim arising from any lack of such
authority.

     4.  As modified herein, the Lease is hereby ratified and confirmed and
shall remain in full force and effect. Any conflict between this Amendment No. 1
and the Lease shall be resolved in favor of this Amendment No. 1.
<PAGE>

     IN WITNESS WHEREOF, Landlord and Tenant have signed this Amendment No. 1 to
Lease as of the day and year first above written.

Signed, Sealed, and Delivered
in the Presence of:                              WEI BARNES ROAD, LLC

                                    By:  Winstanley Enterprises, Inc.
                                    Its Manager

/s/ Barbara Green                                  By:  /s/ Adam D. Winstanley
------------------                                      ----------------------
                                                        Its President
                                                        Duly Authorized
/s/ Noel Schroeder
------------------
                                                   CiDRA CORPORATION

/s/ Signature illegible
-----------------------
                                                   By:   /s/ F. Kevin Didden
                                                         -------------------
                                                         Its President
/s/ Susan P. O'Neil                                Duly Authorized
-------------------

                                       2
<PAGE>

                          COMMENCEMENT DATE AGREEMENT

          AGREEMENT made this day of April, 1998 by and between WEI BARNES ROAD,
LLC, a Delaware limited liability company having an address at 100 Main Street,
Concord, Massachusetts ("Landlord") and CIDRA CORPORATION, a Delaware
corporation having an address at 50 Barnes Industrial Park North Wallingford,
Connecticut ("Tenant").

                                   WITNESSETH

          WHEREAS Landlord and Tenant entered into a certain lease dated March
11, 1998 (the "Lease") pursuant to which Tenant leased from Landlord
approximately 89,776 rentable square feet of floor area in the premises known as
50 Barnes Industrial Park North, Wallingford, Connecticut (the "Premises")
(capitalized terms used but not defined herein shall have the meaning ascribed
to each in the Lease); and

     WHEREAS the Term of the lease was to commence on the date that
Landlord's Work was Substantially Complete such date being the Term Commencement
Date, and

     WHEREAS, Landlord and Tenant agree that Landlord's Work has been
Substantially Completed and desire to set the Term Commencement Date.

     NOW, THEREFORE, in consideration of the foregoing and the mutual covenants
hereinafter set forth, the parties hereto agrees as follows:

     1.   Landlord and Tenant agree that the Term Commencement Date is April
13,1998.  The Lease shall expire on April 30, 2005, unless the Term is otherwise
extended or earlier terminated as set forth in the Lease.

     IN WITNESS WHEREOF, the parties hereto have set their hands and seals as of
the day and year first above written.

Signed, Sealed, and Delivered
in the Presence of:                 WEI BARNES ROAD, LLC
                                    By:  Winstanley Enterprises, Inc.
                                                      Its Manager
/s/ Barbara A. Green                By:    /s/ Adam Winstanley
--------------------                       -------------------
                                           Adam Winstanley
                                           Its Treasurer
/s/ Signature Illegible
------------------------

                                    CiDRA Corporation
/s/ Signature Illegible             By:  /s/ F. Kevin Didden
------------------------            F. Kevin Didden
                                    Its President
/s/ Signature Illegible
------------------------

                                       3
<PAGE>

                                NOTICE OF LEASE

          THIS NOTICE OF LEASE is made as of the 11th day of March, 1998, by and
between WEI BARNES ROAD, LLC, having an address at 100 Main Street, Concord,
Massachusetts 01742 ("Landlord"), and CiDRA CORPORATION. having an address at 15
Sterling Drive, Wallingford, Connecticut 06492 ("Tenant").

                                   WITNESSETH

     1.   Landlord, in consideration of the rents and upon the terms,
conditions, covenants and agreements set forth in that certain Lease by and
between Landlord and Tenant dated March. 11, 1998 (the "Lease"), has leased to
Tenant certain premises comprising 89,776 rentable square feet and located at 50
Barnes Industrial Park North in Wallingford, Connecticut, being more
particularly described in Exhibit A-1 attached hereto and made a part hereof
(the "Premises") and being located on land described in Exhibit A hereto.

     2.   The Lease is for a term of seven (7) years commencing on the date on
which the Landlord has substantially completed certain work in the Premises as
described in Section 3 of the Lease (the "Term Commencement Date") and ending on
unless earlier extended or terminated in accordance with the terms of the Lease,
the seventh anniversary of the last day of the month in which the Term
Commencement Date occurs.

     3.  The address of Landlord is 100 Main Street, Concord, Massachusetts
01742.

     4.  The address of Tenant is 15 Sterling Drive, Wallingford,
Connecticut 06492.

     5.   The Lease contains rights to extend the original term for one (1)
additional term of five (5) years.

     6.  The Lease does not contain an option or a right of first refusal
to purchase.

     7.  The Lease is on file at the office of Tenant at the address
specified above.

                                       4
<PAGE>

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

WITNESSES:                    LANDLORD:

                              WEI BARNES ROAD, LLC
/s/ Barbara A. Green          By: Adam D. Winstanley
                                  ------------------
                              Printed Name:  Adam D. Winstanley
                                             ------------------
                              Title:  Manager
                                      -------
/s/ Signature Illegible
------------------------

/s/ Signature Illegible
------------------------      TENANT
                              CiDRA CORPORATION

/s/ Signature Illegible       By:  /s/ F. Kevin Didden
------------------------           -------------------
                              Printed Name:  F. Kevin Didden
                                             ---------------
                              Title:  President and CEO
                                      -----------------

                                       5
<PAGE>

COMMONWEALTH OF MASSACHUSETTS  )
                               )
COUNTY OF MIDDLESEX            )               ss:

     This instrument was acknowledged before me this 14th day of April, 1998 by
Adam D. Winstanley, Manager of WEI Barnes Road, LLC, a Delaware limited
liability company, on behalf of said limited liability company.

/s/ Signature Illegible
-----------------------
Commissioner of Superior Court
Notary Public
My Commission Expires Nov. 8, 2002

COMMONWEALTH OF CONNECTICUT    )
                               )
COUNTY OF NEW HAVEN            )               ss: Wallingford

     This instrument was acknowledged before me this 13th day of April, 1998 by
Kevin Didden, President & CEO of CiDRA Corporation, a Delaware limited liability
company, on behalf of said limited liability company.

            /s/ Susan P. O'Neil
            -------------------
Commissioner of Superior Court
Notary Public
My Commission Expires June 30, 2001

Susan P. O'Neil
Notary Public

                                       6
<PAGE>

                            SCHEDULE A - DESCRIPTION

All that certain piece or parcel of land, with the buildings and improvements
thereon and appurtenances thereto, situated on the easterly side of Barnes Park
Road North in the Town of Wallingford, County of New Haven and State of
Connecticut, shown on a survey entitled: "Survey Plan Showing Property Of
Dataproducts New England, Incorporated And Stelma, Incorporated Barnes Park Road
North Wallingford, Connecticut Date: April 25, 1991 Scale: l"=50' Revisions:
Feb. 4, 1992 Update Survey & Long Form Cert." by Angus McDonald / Gary Sharpe &
Associates, Inc. Civil Engineers Planners Surveyors Old Saybrook, Connecticut,
Sheet 1 of 1 Job No. 76829, which map was filed February 14, 1992 at 2:55 P.M.
as Map No. _____ in the Office of the Wallingford Town Clerk, and being more
particularly bounded and described as follows:

     Beginning at a point at the northwesterly corner of the herein described
parcel, which point is marked by an iron pipe on the easterly line of Barnes
Park Road North, a distance of 5.75 feet north of a concrete monument;
     thence running the following courses and distances:
     S72(degree)46'23"E along the southerly line of property now or formerly of
D & F Associates, 608.06 feet to a point ;
     N17(degree)13'37"E along the easterly line of said D&F Associates, a
distance of 290.00 feet to a point;
     S58(degree)38'42"E along the southerly line of property now or formerly of
Orchard Properties as distance of 420.67 feet to a point;
     S22(degree)06'19"W, along the westerly line of property now or formerly of
Marshall Industries, Inc., a distance of 674.45 feet to a point;
     S20(degree)39'46"W along the westerly line of property now or formerly
of Precision Products, Inc. a distance of 357.30 feet to a point on the
northerly line of Enterprise Road;
     thence running along the northerly line of Enterprise Road in the line
of a curve to the left having a radius of 878.55 feet, an arc length of 48.53
feet to a point;
     thence continuing along the northerly line of Enterprise Road
N72(degree)46'23"W a distance of 747.80 feet to a point marked by a concrete
monument near the intersection of Enterprise Road and Barnes Park Road North;
     thence running along the line of a curve to the right having a radius
of 25.00 feet, an arc length of 38.12 feet to a concrete monument near said
intersection;
     thence running in a northerly direction along the easterly line of Barnes
Park Road North, along the line of a curve to the left having a radius of
2035.27 feet, an arc length of 223.86 feet to a point marked by a concrete
monument;
     thence continuing along the easterly line of Barnes Park Road North
N08(degree)16'55"E, a distance of 595.10 feet to a point marked by a concrete
monument;
     thence continuing along the easterly line of Barnes Park Road North
following the line of a curve to the right, having a radius of 416.41 feet an
arc length of 5.75 feet to the point of beginning.
     Said parcel contains **  acres, more or less, or 853,025 square feet,
more or less.
** approximately 19

                                       7
<PAGE>

                                   Schedule A
                                  (continued)

1. Taxes to the Town of Wallingford on the Grand List of October 1, 1996, not
yet due and payable.

2. Water and sewer use charges to the Town of Wallingford Water and Sewer
Division, the payments of which are current.

3. Declaration of Restrictive Covenants made by Orchard Properties acting
therein by F.I.P. Corporation dated June 18, 1975 and recorded June 19, 1975 in
Volume 429, Page 372 of the Wallingford Land Records; and re-recorded September
7, 1977 in Volume 458, Page 551 of said Land Records.

4. Declaration of Restrictive Covenants made by Orchard Properties dated
November 8, 1978 and recorded November 9, 1978 in Volume 477, Page 678 of the
Wallingford Land Records.

5. Storm water drainage easement reserved by Orchard Properties in a Warranty
Deed to F.I.P. Corporation dated December 7, 1979 and recorded December 7, 1979
in Volume 493, Page 608 of the Wallingford Land Records.

6. Declaration of Restrictive Covenants, F.I.P. Corporation, Trustee dated June
18, 1975 and recorded June 19, 1975 in Volume 429, Page 372 , and as re-recorded
on September 7, 1977 in Volume 458, Page 551 of the Wallingford Land Records.

7. Drainage easement with rights to drain along land n/f Orchard Properties;
Storm water drainage system and yard drain from Enterprise Road; 60, 50 and 30-
foot building setback line; possible underground utility easements not of
recorded from Barnes Park Road North, encroachment of driveways, curbing and
landscaping onto Barnes Park Road North and Enterprise Road and notes as shown
and set forth on the map set forth in Schedule A-4 hereof.

8. Terms and conditions of a Notice of Lease by and between WEI Barnes Road, LLC
(the landlord), and DNE Systems, Inc. (the tenant) dated June 23, 1997 and
recorded June _____, 1997 at _______.m. of said Land Records.

                                       8
<PAGE>

                                  EXHIBIT A-1

                              Floor Plan Premises

                                       9
<PAGE>

                                     LEASE
1.   Identifications.

     This LEASE made as of March 11, 1998 by and between WEI Barnes Road, LLC, a
Delaware limited liability company (the "Landlord"), having an address at 100
Main Street, Concord, Massachusetts 01742 and CiDRA Corporation, a Delaware
corporation (the "Tenant"), having an address at 15 Sterling Drive, Wallingford,
Connecticut  06492.

2.   Lease: The Premises.

In consideration of the Basic Rent, Additional Rent, and other payments and
covenants of the Tenant hereinafter set forth, and upon the following terms and
conditions, the Landlord hereby leases to the Tenant and the Tenant hereby
leases from the Landlord approximately 89,776 rentable square feet of floor area
(said area having been previously measured in accordance with prevailing BOMA
standards), located as shown on the floor plan attached hereto as Exhibit A-1
(the "Premises"), in that certain building (the "Building") situated on that
certain parcel of land (the "Property") known as and numbered 50 Barnes
Industrial Park North, in the Town of Wallingford, County of New Haven, State of
Connecticut, as more particularly described in Exhibit A attached hereto. The
Premises are leased together with rights, in common with the Landlord and all
others (including any other tenant or tenants of the Building or the property,
claiming under the Landlord or otherwise) from time to time lawfully entitled
thereto, to use the driveways, walkways, parking area and other common areas of
the Property for their intended purposes. Tenant shall have the right to use a
pro-rata share (based on the percentage of space Tenant occupies at the
Building) of the number of parking spaces at the Property, provided that spaces
shall not be designated as exclusive or reserved for Tenant's use.

3.   Construction by Landlord.

     The Landlord shall complete, at the Tenant's cost and expense as set forth
herein, certain work in the Premises as set forth, in general terms, in Exhibit
B attached hereto (the "Work"). The Work will be performed in accordance with
final plans and specifications prepared by or on behalf of Tenant and approved
by Landlord (the "Tenant Work Plans"). Landlord shall not unreasonably withhold
its consent of Tenant's Work Plans. Landlord shall approve or deny Tenant's Work
Plans within five (5) business days after submission of the same to Landlord. If
Landlord disapproves Tenant's Work Plans, the notice shall state the reasons
therefor. Tenant shall be entitled to an allowance from the Landlord in the
amount of $210,000 toward the cost of the Work (the "Allowance"). The Tenant may
request an increase in the Allowance of up to $40,000 (the "Additional
Allowance") by giving written notice of said request to the Landlord within
three (3) business days from the date Landlord approves Tenant's Work Plans. In
such event, Basic Rent as provided in Paragraph 6 hereof, shall be increased so
as to reimburse the Landlord for the amount the Additional Allowance by
amortizing the Additional Allowance over the initial Term at a 10% interest
rate, and adding the resulting amount to Basic Rent.  Upon the Landlord's
receipt of said request, it shall prepare and deliver to the Tenant an amendment
to this Lease reflecting the Basic Rent increased as aforesaid, and the Tenant
shall promptly execute and return said amendment to the Landlord. The Tenant
shall not unreasonably withhold or delay

                                       10
<PAGE>

approval of any changes or amendments to the Work or to Tenant's Work Plan which
the Landlord may from time to time propose or require to cause the Work to
comply with applicable building code requirements, provided, however, that the
Tenant need not approve any such proposed change or amendment which will
materially adversely affect the value or quality or the Tenant's anticipated use
of the Premises.

     The Landlord shall exercise all commercially reasonable efforts to
substantially complete the Work by that date which is thirty (30) days after
approval by Landlord of Tenant's Work Plans, as such date shall be automatically
extended for the periods of (i) any delays caused by the Tenant's changes to
Tenant's Work Plans, any delays in the Tenant's approval of amendments to the
Work, and any other delays which are the responsibility of the Tenant (any and
all such delays being referred to as "Tenant Delays"); and (ii) any delays which
result from strikes, inability to obtain materials (or substitutes acceptable to
the Tenant at comparable cost), fire or other casualty and from any causes
beyond the commercially reasonable control of the Landlord. If the Work is not
Substantially Complete by the date that is ninety (90) days following Landlord's
`approval of Tenant's Work Plans, as a result of delays caused solely and
directly by the acts or omissions of Landlord, its contractors, agents or
employees, then this Lease shall not be affected thereby but, in such case,
Tenant's obligation to pay Basic Rent as of the date Basic Rent commences
pursuant to Paragraph 6 hereof, shall abate in the amount of one day's Basic
Rent for every day of delay beyond the aforesaid ninety (90) day period. If the
Commencement Date has not occurred within one (1) year of the date of this
Lease, the Lease shall terminate without further action of either party.

     The Work shall be deemed to be "Substantially Complete" when the same is
complete in accordance with Tenant's Work Plans and the other provisions hereof
evidenced by delivery to Tenant of a temporary certificate of occupancy and a
certification from the Landlord's architect, except only for items of work
specified in a so-called "punch list" signed by the Landlord and the Tenant
containing items which would customarily be classified as "punch list" items,
the delayed completion of which will not substantially interfere with the
Tenant's use of the Premises as contemplated hereby.

     The Tenant shall reimburse the Landlord, within thirty (30) days after
receipt of itemized invoices from the Landlord for, (i) all costs in excess of
the Allowance associated with change orders approved by the Tenant (Tenant
agrees that it will obtain an estimate of the costs of the change order before
approving the same), and (ii) the cost of any Work in excess of the Allowance.
All such costs shall be reimbursed at the Landlord's cost plus one percent (1%)
for administrative services, three percent (3%) for overhead and three percent
(3%) for general conditions.

     Tenant represents that Tenant has inspected the Premises and the Building
and is thoroughly acquainted with their condition and takes the premises "as
is," subject to the completion of the Work and the taking of possession of the
Premises by Tenant shall be conclusive evidence that the Premises and the
Building were in good and satisfactory condition at the time possession was
taken by Tenant, subject, however, to the completion of the Work.
Notwithstanding the foregoing, Landlord represents that the heating, ventilating
and air conditioning, electrical, plumbing and mechanical systems will be in
good working order as of

                                       11
<PAGE>

the date of Substantial Completion, as defined below. Neither Landlord nor
Landlord's agents have made any representations or promises with respect to the
condition of the Building, the Premises, the Property, or any other matter or
thing affecting or related to the Building or the Premises, except as herein
expressly set forth, and no rights, easements or licenses are acquired by Tenant
by implication or otherwise except as expressly set forth in this Lease. The
Tenant shall have the right to perform work in the Premises during the period
the Landlord is performing the Work provided it is at the Tenant's sole risk and
expense, and provided there is no interference with the Work.

4.   Term.

     The Term of this Lease shall commence on the date the Landlord's Work is
Substantially Complete (the "Term Commencement Date") and shall expire, unless
earlier extended or terminated in accordance with the terms hereof; at midnight
on the seventh (7th) anniversary of the last day of the month in which the Term
Commencement Date occurs. The parties shall execute a commencement date
agreement at such time as the applicable date is known.

5.   Use of the Premises; Licenses and Permits.

     The Tenant shall use the Premises only for research and development, light
manufacturing, (including, without limitation, the manufacture of fiber optic
sensing systems), warehouse, accessory office and cafeteria (for use solely by
employees of Tenant) uses to the extent now and hereafter from time to time
permitted under applicable laws, by-laws, ordinances, codes, rules, regulations,
orders and other lawful requirements of governmental bodies having jurisdiction.
Except for building permits and other permits or approvals required to complete
the Work (which permits and approvals shall be obtained by Landlord, at Tenant's
expense), the Tenant, its subtenants, licensees, invitees and any other users of
the Premises shall apply in their own names for and obtain at their own expense
any and all licenses, permits and other approvals which may be required from
such governmental bodies in connection with any particular use of the Premises
during the Term

6.   Basic Rent; Additional Rent.

     The Tenant shall pay Basic Rent to the Landlord at an annual rate pursuant
to Exhibit C annexed hereto and made a part hereof. Basic Rent shall be payable
in advance on the first day of each month in equal installments to the Landlord
at the address set forth above or such other address as the Landlord may
thereafter specify by notice to the Tenant, without counterclaim, set off,
deduction or defense and, except as otherwise expressly provided herein, without
abatement.

     This Lease is intended by the parties hereto to be a so-called "net" lease
and, to the end that the Basic Rent shall be received by the Landlord net of all
costs and expenses related to the Property, the Building and the Premises,
except as expressly set forth herein, the Tenant agrees to pay, in addition to
the Tenant's obligations with respect to real estate taxes, insurance premiums,
management fees, utilities costs, costs of repairs and maintenance and other
costs which are specifically set forth herein, to the Landlord upon demand as
Additional Rent, in the same manner as Basic Rent, any and all charges, costs,
expenses, and obligations of every kind

                                       12
<PAGE>

and nature whatever as the Landlord may from time to time actually incur in good
faith with regard to the Premises or the operation or maintenance thereof,
except as otherwise expressly agreed in this Lease, including, without limiting
the generality of the foregoing, reasonable attorneys' fees incurred by the
Landlord in connection with any amendments to, consents under and subleases and
assignments of this Lease requested by the Tenant and in connection with the
enforcement of rights and pursuit of the remedies of the Landlord under this
Lease (whether during or after the expiration or termination of the Term of this
Lease) and 5 8.20% or such other percentage as the rentable square footage of
the Premises bears to the rentable square footage of the Building (currently
measured at 154,255 square feet) from time to time ("Tenant's Percentage") of
Common Expenses as hereinafter defined. "Common Expenses" shall mean any and all
charges, costs and expenses of every kind and nature whatever, which the
Landlord may from time to time actually incur and the reasonable value, based on
competitive rates, of any materials and services which the Landlord may provide
in good faith with respect to the ownership, operation and maintenance of the
Building and the Property, including, without limitation, (i) making repairs to
and undertaking maintenance of the Building and the Property, including all
alterations and improvements to the common areas of the Property; (ii) providing
utilities, including heat, water, sewer, electricity, air conditioning and
ventilation to the Building and to the common areas of the Property including
taxes on such utilities; (iii) providing daily cleaning and rubbish removal;
(iv) providing watering, landscaping and lawn care for the Property; (v)
sanding, plowing and removal of snow and ice from driveways, walkways and
parking areas; (vi) premiums paid and deductibles assessed with respect to
insurance carried with respect to damage or loss to the Building or the
Property, public liability and other insurance that may be carried by Landlord
and/or its affiliates to protect its or their interests and legal liabilities in
connection with the Building and/or the Property; (vii) reasonable
administrative and management costs of the Landlord including management fees
which fees will be in accordance with fees customarily charged in the
Wallingford, Connecticut area; and (viii) the cost of any capital repairs or
replacements made to the Property of the Building and of any machinery or
equipment installed in the Building which are made or become operational, as the
case may be, after the Term Commencement Date to properly maintain the Building
and the Property to a standard equivalent to its current condition provided that
such cost shall be reasonably amortized over the useful life with interest on
the unamortized amount at a rate of interest reasonably determined by Landlord.
Notwithstanding the foregoing, the Tenant's responsibility for Tenant's
Percentage of capital repairs or replacements shall be limited to those (x)
required by governmental authorities; (y) which if made would reduce operational
expenses and (z) related to the parking lot. Landlord agrees that if either or
both boilers which serve the Building are at the end of its and/or their useful
life or otherwise need to be replaced, such expense(s) shall not be the
responsibility of the Tenant. Landlord further agrees that such capital repairs
and replacements shall be amortized over the useful life of the applicable item
in accordance with generally accepted real estate accounting principles.

     The Tenant shall prepay to the Landlord monthly as Additional Rent, in the
same manner as Basic Rent, one-twelfth (1/12) of the total of all such amounts
as the Landlord may from time to time reasonably estimate will be payable
annually by the Tenant under this Lease with respect to Common Expenses, which
prepayments the Landlord agrees shall be applied, without interest, to such
amounts as actually become payable. Within sixty (60) days after the end of each

                                       13
<PAGE>

calendar year, the Landlord shall certify to Tenant the actual amounts payable
for the preceding year, and appropriate adjustments of any overpayments and
underpayments shall be made.

     If any payment of Basic Rent or Additional Rent is not paid to the Landlord
when due or within any applicable grace period, then at the Landlord's option,
without notice and in addition to all other remedies hereunder, the Tenant shall
pay upon demand to the Landlord as Additional Rent interest thereon at an annual
rate equal to the corporate rate of the BankBoston from time to time in effect
plus four percent (4%), such interest to be computed from the date such Basic
Rent or Additional Rent was originally due through the date when paid in full.

7.   Taxes.

     The Tenant shall prepay to the Landlord monthly, as Additional Rent, in the
same manner as Basic Rent, one-twelfth (1/12) the total of all such amounts as
the Landlord may from time to time reasonably estimate will be payable annually
by the Tenant with respect to the Tenant's Percentage of any and all real estate
taxes, betterment's and special assessments or amounts in lieu or in the nature
thereof and any other taxes, levies, water rents, sewer use charges and other
excises, franchises, imposts and charges, general and special (and the entire
amount of any interest, penalties and costs attributable to delayed payment of
the Tenant's portion thereof where such delay is the fault of the Tenant) of
whatever name and nature, and whether or not now within the contemplation of the
parties hereto, which may now or hereafter be levied, assessed or imposed by the
United States of America, the State of Connecticut, the Town of Wallingford or
any other authority, or become a lien, upon all or any part of the Property, the
Building, the Premises, the use or occupation thereof; or upon the Landlord and
the Tenant in respect thereof; or upon the basis of rentals thereof or therefrom
(except for the Landlord's income, estate, gift or transfer taxes), or upon the
estate hereby created, or upon the Landlord by reason of ownership of the
reversion (collectively, "Taxes") the Landlord shall pay special assessments
over the longest period permitted by applicable law. Landlord agrees that such
prepayments shall be applied, without interest to such amounts as actually
become payable. As soon as any such amounts so payable are actually determined,
appropriate adjustments of any overpayments and underpayments shall be made.

     Subject to the rights of any Mortgagee, the Landlord may, at its own
initiative or upon a the request of the Tenant or any other tenant or tenants of
the Building, use reasonable efforts to obtain an abatement of or to contest or
review by legal proceedings or otherwise any such tax, levy, charge or
assessment. If Tenant has requested Landlord to undertake a review or contest of
such taxes, levies, charges or assessments, and Landlord has declined to do so,
then subject to the rights of any Mortgagee, the Tenant may require Landlord to
undertake such contest or review. In either event the Tenant and such other
tenants shall pay such tax, levy, charge or assessment (under protest, if
necessary). The Tenant shall pay as Additional Rent the Tenant's Percentage of
(i) any such tax, levy, charge or assessment that may be determined to be due
and (ii) any and all costs or expenses (including reasonable attorneys' fees)
the Landlord may incur in connection with any such proceedings and, in addition,
if the Tenant has required the Landlord to undertake such contest or review and
no refund or abatement is realized, Tenant shall pay one hundred percent of the
costs and expenses (including reasonable attorneys' fees) that Landlord incurred
in such proceedings. The Tenant shall be entitled to share in accordance with
the Tenant's

                                       14
<PAGE>

Percentage in any refund or abatement, net of such costs and expenses, which may
be made of any tax, levy, charge or assessment in the same proportion that the
same was paid by the Tenant or with the Tenant's funds.

8.   Insurance; Waivers of Subrogation.

     The Tenant shall, at its own cost and expense, obtain and throughout the
Term shall maintain, with companies qualified to do business in Connecticut and
acceptable to any Mortgagees and reasonably acceptable to the Landlord, for the
benefit as additional insureds of the Landlord and any Mortgagees as their
respective interests may appear, comprehensive general liability insurance (with
contractual liability rider) against claims for bodily injury, death or property
damage occurring to, upon or about the Premises in limits of $5,000,000 for
bodily injury or death and property damage occurring to, upon or about the
Premises. The risk of loss to all contents of, and personal property and trade
fixtures located in, the Premises is upon the Tenant, and the Landlord shall
have no liability with respect thereto.

     The Landlord and the Tenant each hereby release the other from any
liability for any loss or damage to the Building, the Premises or other property
and for injury to or death of persons occurring on the Property or in the
Building or the Premises or in any manner growing out of or connected with the
Tenant's use and occupation of the Premises, the Building or the Property or the
condition thereof, whether or not caused by the negligence or other fault of the
Landlord, the Tenant or their respective agents, employees, subtenants,
licensees, invitees or assignees; provided, however, that this release (i) shall
apply notwithstanding the indemnities set forth in Paragraph 14, but only to the
extent that such loss or damage to the Building or other property or injury to
or death of persons is covered by insurance which protects the Landlord or the
Tenant or both of them as the case may be; (ii) shall not be construed to impose
any other or greater liability upon either the Landlord or the Tenant than would
have existed in the absence hereof; and (iii) shall be in effect only to the
extent and so long as the applicable insurance policies provide that this
release shall not affect the right of the insureds to recover under such
policies, which clauses shall be obtained by the parties hereto whenever
available.

9.   Utilities and Services.

     The Tenant shall be responsible for the cost of all utilities, including
without limitation for the electric, water, sewer, and all utility costs which
are delivered to or consumed at the Premises, which costs shall be paid by the
Tenant as Additional Rent. However, the Tenant shall not be required to pay for
the installation of submeters unless the Tenant requests same.

     The Landlord shall not be required to provide heat, air conditioning, or
ventilation to the Premises if any action of the Tenant, Act of God, or other
unforeseen circumstances makes it impossible for the Landlord reasonably to do
so. Further, Landlord shall not be liable for the interruption, curtailment,
stoppage or suspension of services and utilities when necessary by reason of
accident or emergency or suspension of utility services or when necessary for
repairs, alterations, replacements or improvements desirable or necessary in the
reasonable judgment of Landlord or for any cause beyond the control of Landlord.
In the event of any such interruption, curtailment, stoppage or suspension,
there shall be no diminution or abatement of rent, additional

                                       15
<PAGE>

rent or other charges due from Tenant to Landlord hereunder, Tenant's
obligations hereunder shall not be affected or reduced, and Landlord shall have
no responsibility or liability for any such interruption, curtailment, stoppage
or suspension. Notwithstanding the foregoing, in those instances in which
Landlord has control over the repair, alteration, replacement or improvement,
Landlord shall use commercially reasonable efforts to minimize any interference
with Tenant's use of the Premises during normal business hours when any such
repairs, replacements, alterations or improvements are made.

     The Tenant shall provide customary cleaning and rubbish removal service to
the Premises on each business day as required.

10.  Repairs.

     From and after the commencement of and during the Term, the Tenant shall,
at its own cost and expense: (i) make interior non-structural repairs,
replacements and renewals necessary to keep the Premises in as good condition,
order and repair as the same are at the commencement of the Term or thereafter
may be put, reasonable wear and use and damage by fire or other casualty only
excepted (it being understood, however, that the foregoing exception for
reasonable wear and use shall not relieve the Tenant from the obligation to keep
the Premises in good order, repair and condition), (ii) make all other repairs,
replacements and renewals which are required due to the negligence or misconduct
of the Tenant (except that Tenant's costs to make the repairs shall be reduced
by the amount of any insurance proceeds received by Landlord to cover the costs
of any such repair or replacement), and (iii) keep and maintain all portions of
the Premises in a clean and orderly condition, free of accumulation of dirt,
rubbish, and other debris. All repair, replacement and usage costs incurred in
connection with the operation of the heating, ventilation and air conditioning
exclusively servicing the Premises shall be the responsibility of the Tenant.
Tenant shall, at Tenant's expense, maintain service contract(s) for such systems
and, on request of Landlord, provide a copy of such contract(s) and evidence of
payment therefor.

     From and after the commencement of and during the Term, the Landlord shall
make all necessary repairs, replacements and renewals, interior and exterior,
structural and non-structural, to: keep the roof of the Building free of leaks
and to maintain the foundation, floor slabs and other structural supports of the
Building in good and sound condition, except for maintenance and repairs
occasioned by the acts or negligence of the Tenant or its agents excepted unless
such acts or negligence are covered by the release provided in Paragraph 8
hereof; keep the Building and all electrical, mechanical, heating, ventilating
and air conditioning, plumbing and other building systems and the parking areas,
sprinklers and other improvements on the Property in as good condition, order
and repair as the same are at the commencement of the Term or thereafter may be
put, damage by fire or other casualty only excepted. The costs and expenses of
Landlord's repairs, replacements and renewals shall be considered Common
Expenses under Paragraph 6 hereof.

11.  Compliance with Laws and Regulations.

                                       16
<PAGE>

     Landlord represents to Tenant that the Premises are located in an
Industrial Expansion IX zone according to the Wallingford Zoning Regulations, as
in effect as of September 29, 1985, as amended through March 15, 1997. Attached
hereto as Exhibit D is a copy of (S)4.9 of the Wallingford Zoning Regulations,
as amended, which section defines the uses permitted in such zone.

     The Tenant agrees that its obligations to make payment of the Basic Rent,
Additional Rent and all other charges on its part to be paid, and to perform all
of the covenants and agreements on its part to be performed during the Term
hereunder shall not, except as herein set forth in the event of condemnation by
public authority, be affected by any present or future law, by-law, ordinance,
code, rule, regulation, order or other lawful requirement regulating or
affecting the use which may be made of the Premises.

     During the Term the Tenant shall comply, at its own cost and expense, with:
all applicable laws, by-laws, ordinances, codes, rules, regulations, orders, and
other lawful requirements of the governmental bodies having jurisdiction, which
are applicable to, or by reason of; the Tenant's particular use of the Premises
or the fixtures and equipment therein and thereon; the orders, rules and
regulations of the National Board of Fire Underwriters, or any other body
hereafter constituted exercising similar functions, which may be applicable to
the Premises, the fixtures and equipment therein or thereon or the use thereof;
and the requirements of all policies of public liability, fire and all other
types of insurance at any time in force with respect to the Premises, the
Building or the Property and the fixtures and equipment therein and thereon. If
compliance as aforesaid does not relate to the Tenant's particular use of the
Premises, but relates to the Building generally, the Landlord shall be
responsible therefor.

12.  Alterations by Tenant and Signage.

     The Tenant shall erect no signs and shall make no alterations, additions or
improvements in or to any portion of the Premises or any portion of the Building
or the Property without the Landlord's prior written consent and without first
providing the Landlord with (i) suitable assurance of the Tenant's obligation to
complete the same at no expense to the Landlord and without any mechanics' or
materialmen's lien upon the Property and (ii) evidence that the Tenant and its
contractors have obtained insurance, including worker's compensation insurance,
satisfactory to the Landlord. The Landlord agrees that its consent shall not be
unreasonably withheld for interior, non-structural alterations, additions and
improvements to the Premises consistent with the use of the Premises as
contemplated hereby; any such consents to interior, non-structural alterations,
additions and improvements may, if the Landlord so advises the Tenant as part of
or by notice at the time of any such consent, be conditioned upon the Tenant's
being obligated to remove the same at the expiration or termination of this
Lease and to restore the Premises to their condition prior to such alterations,
additions and improvements. Notwithstanding the foregoing, Tenant may perform,
at its sole cost and expense, interior, non-structural alterations without
Landlord's consent provided that (i) such alterations do not affect any fixed
wall; (ii) the cost of such alterations performed at any one time shall not
exceed $50,000; (iii) all work is performed in compliance with applicable
building codes and other applicable laws, rules and regulations; (iv) Tenant and
its contractors obtain necessary insurance (including worker's compensation
insurance) and (v) Tenant shall discharge, with diligence and

                                       17
<PAGE>

dispatch, all notices of violations arising from the performance of such
alterations and any and all mechanics' and/or materialmen's liens filed against
the Property.

     Landlord consents to Tenant placing a sign at the entrance pylon, provided
(i) the size, style, color and location shall be approved by Landlord and (ii)
all signage shall be in compliance with applicable zoning regulations.

13.  Landlord's Access.

     The Tenant agrees to permit the Landlord and any Mortgagee and their
authorized representatives to enter the Premises: (i) on twenty-four (24) hours
notice, at all reasonable times during usual business hours for the purposes of
inspecting the same, exercising such other rights as it or they may have
hereunder or under any mortgages and exhibiting the same to other prospective
tenants, purchasers or mortgagees; and (ii) without prior notice, at any time in
the event of emergency. Landlord agrees to use commercially reasonable efforts
to minimize any interference with Tenant's use of the Premises during normal
business hours when and as such entries are made.

14.  Indemnities and Liability.

     The Tenant agrees to protect, defend (with counsel approved by the
Landlord), indemnify and save the Landlord harmless from and against any and all
claims and liabilities arising:  (i) from the conduct or management of or from
any work or thing whatsoever done in or about the Premises during the Term and
from any condition existing, or any injury to or death of persons or damage to
property occurring or resulting from an occurrence, during the Term in or about
the Premises, unless caused by the Landlord's negligent act or failure to act;
and (ii) from any breach or default on the part of the Tenant in the performance
of any covenant or agreement on the part of the Tenant to be performed pursuant
to the terms of this Lease or from any negligent act or omission on the part of
the Tenant or any of its agents, employees, subtenants, licensees, invitees or
assignees related to or arising from the use and occupancy of the Premises. The
Tenant further agrees to indemnify the Landlord from and against all reasonable
costs, expenses (including reasonable attorneys' fees) and other liabilities
incurred in connection with any such indemnified claim or action or proceeding
brought thereon, any and all of which, if reasonably suffered, paid or incurred
by the Landlord, the Tenant shall pay promptly upon demand to the Landlord as
Additional Rent.

     Except for the negligence or willful misconduct of the Landlord, neither
Landlord, nor any agent or employee of Landlord, shall be liable for (a) loss of
or damage to any property of Tenant, or of any other person, entrusted to any of
Landlord's agents or employees, (b) loss of or damage to any property of Tenant
or of any other person by theft or otherwise, (c) any injury or damage to any
person or property resulting from fire, explosion, falling plaster, steam, gas,
electricity, dust, water or snow, or leaks from any part of the Building or from
the pipes, appliances or plumbing system, or from the roof; street or subsurface
or any other place or by dampness, or from any other cause whatsoever, (d) any
such damage caused by other occupants or persons in the Building or by
construction of any private, public or quasi-public work, or (e) any latent
defect in the Premises or the Building.

                                       18
<PAGE>

15.  Casualty Damage.

     Except as provided below, in the event of partial or total destruction of
the Premises during the Term by fire or other casualty, the Landlord shall, as
promptly as practicable after receipt of any insurance proceeds available as a
result of such casualty, repair, reconstruct or replace the portions of the
Premises destroyed as nearly as possible to their condition prior to such
destruction, except that in no event shall the Landlord be obligated to expend
more for such repair, reconstruction or replacement than the amounts of any such
insurance proceeds actually received. Commencing on the date of such casualty
and during the period of such repair, reconstruction and replacement there shall
be an equitable abatement of Basic Rent hereunder from the date of such casualty
until the date the affected areas of the Premises have been repaired or
reconstructed (as shall be evidenced by the delivery to Tenant of a temporary
certificate of occupancy or by a certificate from Landlord's construction
manager) in proportion to the loss of usable floor area in the Premises, but
only to the extent such abatement is covered by lost rentals insurance for the
benefit of the Landlord, as required by Paragraph 8 hereof or otherwise.
Notwithstanding the foregoing, in the event the Landlord's reconstruction has
not been substantially completed within six (6) months after the date of such
casualty, and the Landlord has not provided reasonably adequate substitute space
in New Haven County, at comparable rent, for the Tenant until said
reconstruction has been substantially completed, the Tenant may terminate this
Lease within thirty (30) days after the expiration of said six (6) month period
on thirty (30) days prior written notice, which shall not be effective if the
Landlord substantially completes said reconstruction before the expiration of
said notice period.

     If the Building is so extensively destroyed by fire or other casualty that
an independent engineer or architect certifies that the Premises cannot
reasonably be expected to be susceptible of repair, reconstruction or
replacement within a period of twelve (12) months from the date work were to
commence thereon, or if any damage results from causes or risks not required to
be insured against by the Landlord hereunder or if any Mortgagee refuses to make
such net proceeds available for such repair, reconstruction or replacement, the
Landlord may terminate this Lease by giving written notice to the Tenant within
ninety (90) days after the date of such destruction. Provided further, that if,
despite diligent efforts, the Landlord has been unable to restore the Premises
to their condition prior to such destruction within twelve (12) months following
the date of such casualty, the Landlord may terminate this Lease by written
notice to the Tenant. In the event of any such notice of termination, this Lease
shall terminate as of; and Basic Rent and Additional Rent shall be appropriately
apportioned through and abated from and after, the date of such notice of
termination.

16.  Condemnation.

     If more than ten percent (10%) of the usable floor area of the Premises, or
more than twenty-five percent (25%) of the parking area available for use by the
Tenant shall be taken by eminent domain or appropriated by public authority, and
the Landlord has not provided a reasonably adequate replacement therefor, or if
the Tenant shall be deprived of all suitable vehicular or pedestrian access to
the Premises or the Property by virtue of such a taking or appropriation, the
Landlord or the Tenant may terminate this Lease by giving written notice to

                                       19
<PAGE>

the other within thirty (30) days after such taking or appropriation. In the
event of such a termination, this Lease shall terminate as of the date the
Tenant must surrender possession or, if later, the date the Tenant actually
surrenders possession, and the Basic Rent and Additional Rent reserved shall be
apportioned and paid to and as of such date.

     If all or any part of the Premises is taken or appropriated by public
authority as aforesaid and this Lease is not terminated as set forth above, the
Landlord shall, subject to the rights of any Mortgagees, apply any such damages
and compensation awarded (net of the costs and expenses, including reasonable
attorneys' fees, incurred by the Landlord in obtaining the same) to secure and
close so much of the Premises as remain and shall restore the Building to an
architectural whole and in compliance with applicable laws, including zoning
laws, except that in no event shall the Landlord be obligated to expend more for
such replacement than the net amount of any such damages, compensation or award
which the Landlord may have received as damages in respect of the Building and
any other improvements situated on the Property as they existed immediately
prior to such taking or appropriation; in such event there shall be an equitable
abatement of Basic Rent in proportion to the loss of usable floor area in the
Premises after giving effect to such restoration, from and after the date the
Tenant must surrender possession or, if later, the date the Tenant actually
surrenders possession.

     The Landlord hereby reserves, and the Tenant hereby assigns to the
Landlord, any and all interest in and claims to the entirety of any damages or
other compensation by way of damages which may be awarded in connection with any
such taking or appropriation, except so much of such damages or award as is
specifically and separately awarded to the Tenant and expressly attributable to
trade fixtures or moving expenses of the Tenant.

17.  Landlord's Covenant of Quiet Enjoyment; Title.

     The Landlord covenants that the Tenant, upon paying the Basic Rent and
Additional Rent provided for hereunder and performing and observing all of the
other covenants and provisions hereof, may peaceably and quietly hold and enjoy
the Premises for the Term as aforesaid, subject, however, to all of the terms
and provisions of this Lease and to the title matters set forth or referred to
in Exhibit A attached hereto.

18.  Tenant's Obligation to Quit.

     The Tenant shall, upon expiration of the Term or other termination of this
Lease, leave and peaceably and quietly surrender and deliver to the Landlord the
Premises and any replacements or renewals thereof broom clean and in the order,
condition and repair required by Paragraph 10 hereof and the other provisions of
this Lease, except, however, that the Tenant shall first remove any trade
fixtures and equipment and any alterations, additions and improvements which the
Landlord has identified for removal within thirty (30) days after its final
approval of the Tenant's "build-out" plans, and has required be removed pursuant
to the terms of Paragraph 12 hereof, restoring the Premises in each case to
their condition prior to the installation of such fixtures or the undertaking of
such alterations, additions or improvements, as the case may be. If the Tenant
shall fail timely to surrender the Premises, Tenant shall pay, in addition to
all costs and damages suffered or incurred by Landlord, Basic Rent at a rate
equal to

                                       20
<PAGE>

2 times the rate of Basic Rent in effect immediately prior thereto until the
Premises are surrendered by the Tenant and delivered to the Landlord in
accordance with this Paragraph 18.

     If the Tenant shall fail so to remove its fixtures, equipment, alterations,
additions and improvements, within 10 days after notice, they shall be deemed
abandoned by the Tenant and the Landlord may remove and dispose of the same at
the Tenant's expense which shall be paid as Additional Rent. The provisions of
this Paragraph 18 shall expressly survive the termination or expiration of this
Lease.

19.  Transfers of Tenant's Interest.

     The Tenant shall not assign or sublease or otherwise encumber all or any
part of its interest in this Lease, the Premises, or the estate hereby created,
without in each case first obtaining the prior written consent of the Landlord,
such approval not to be unreasonably withheld or delayed. In all events, the
Landlord may condition the consent to any sublease or assignment upon the
Tenant's agreeing to pay to the Landlord fifty percent (50%) of the
consideration received by the Tenant for any such assignment and fifty percent
(50%) of the amount (reduced by the reasonable costs incurred by the Tenant in
subleasing all or any part of the Premises) by which any rentals and other
amounts from time to time payable to or for the Tenant under any subleases
exceed the Basic Rent and Additional Rent from time to time payable hereunder
and upon the sublessee's or assignee's agreement to obtain the consent of the
Landlord to any future or further sublease or assignment of its interest under
this Lease. Notwithstanding the foregoing, during the first year of the Term of
this Lease, Landlord agrees that Tenant may retain one hundred percent (100%) of
the amount by which rentals or other amounts payable to or for Tenant under any
sublease exceed the Basic Rent and Additional Rent payable hereunder for the
same period. Any attempted assignment or subletting without the consent of the
Landlord as contemplated hereby shall be void. Any change in ownership or power
to vote of a majority, of the outstanding stock of the Tenant from the owners of
such stock or those controlling the power to vote of such stock shall constitute
an assignment for purposes of this Lease. The provisions of the preceding
sentence, however, shall not be applicable if control of any corporate entity
changes as a result of a public offering.

     In all events the Tenant originally named herein and any guarantor of the
obligations of the Tenant under this Lease shall, except to the extent of so
much of the Premises as the Landlord elects to lease directly to any proposed
sublease or assignee as above provided, remain primarily and jointly and
severally liable for, and any sublessee or assignee shall in writing assume, the
obligations of the Tenant under this Lease.

     The Tenant shall give the Landlord at least 30 days' prior written notice
of its desire to assign or sublet, which notice shall include reliable
information indicating that the proposed assignee or subtenant is reputable,
financially responsible and the business in which the proposed assignee or
subtenant shall be engaged.

     If Tenant shall give Landlord notice of a desire to assign this Lease, or
to sublet the entirety of the Premises, Landlord shall be entitled to recapture
the Premises or cancel this Lease on 30 days' prior written notice thereof, and
this Lease shall come to an end on the date in such

                                       21
<PAGE>

notice specified, with the same force and effect as is such date were the date
herein specified for the expiration hereof; ad the Basic Rent, and Additional
Rent shall be apportioned and adjusted as of the effective date of such
cancellation

     Whenever Tenant shall claim, under this Section or any other part of
this Lease, that Landlord has violated a requirement that it not unreasonably
withheld or delayed its consent to some request of Tenant, Tenant shall have no
claim for damages by reason of such alleged withholding or delay, and Tenant's
sole remedies therefore shall be a right to compel arbitration of the matter in
dispute or to obtain specific performance or injunction, but in any event
without recovery of damages.

     The Tenant shall reimburse the Landlord as Additional Rent, upon
demand, for any costs that may be incurred by the Landlord in connection with
any proposed assignment or sublease and any request for consent thereto,
including without limitation the costs of making investigations as to the
acceptability of any proposed assignee or subtenant, and attorneys' fees. Said
costs shall not exceed $500.00 with respect to each proposed assignment or
sublease. Notwithstanding the foregoing, in the event Tenant desires to sublet a
portion of the Premises prior to the commencement of the Term (or within one
month thereafter), Tenant shall not be required to reimburse Landlord for the
foregoing costs.

20.  Transfers of Landlord's Interest.

     The Landlord shall have the right from time to time to sell or mortgage its
interest in the Property, the Building and the Premises, to assign its interest
in this Lease, or to assign from time to time the whole or any portion of the
Basic Rent, Additional Rent or other sums and charges at any time paid or
payable hereunder by the Tenant to the Landlord, to any Mortgagees or other
transferees designated by the Landlord in duly recorded instruments, and in any
such case the Tenant shall pay the Basic Rent, Additional Rent and such other
sums and charges so assigned, subject to the terms of the Lease, upon demand to
such Mortgagees and other transferees at the addresses mentioned in and in
accordance with the terms of such instruments. In the event Landlord shall sell
or transfer the Property prior to Substantial Completion of the Work, Landlord
shall obtain from such purchaser or transferee (other than any Mortgagee) an
assumption of the obligation of Landlord under this Lease with respect to the
payment of the Allowance and performance of the Work.

21.  Mortgagees' Rights.

     The Tenant hereby agrees that this Lease is and shall be subject and
subordinate to any mortgage (and to any amendments, extensions, increases,
refinancings or restructurings thereof) of the Property, the Building or the
Premises, whether or not such mortgage is filed subsequent to the execution,
delivery or the recording of this Lease or any notice hereof (the holder from
time to time of any such mortgage being in this Lease sometimes called the
"Mortgagee"). Landlord shall endeavor to obtain a subordination, non-disturbance
and attornment agreement from the holder of any existing mortgage, in form and
substance reasonably satisfactory to Tenant and Mortgagee. The foregoing
subordination shall be self-operative and automatically effective as to any
mortgage filed subsequent to the execution and delivery hereof only if either

                                       22
<PAGE>

the Mortgagee agrees in writing or such mortgage provides that, for so long as
there exists no default under this Lease by the Tenant, the Mortgagee will not,
in foreclosing against or taking possession of the Premises or otherwise
exercising its rights under such mortgage, disturb the Tenant's possession of
the Premises hereunder, or words of similar import (the "nondisturbance
agreement"). The Tenant hereby agrees to execute, acknowledge and deliver in
recordable form such instruments in form reasonably satisfactory to Tenant and
such Mortgagee confirming and evidencing the foregoing subordination as the
Landlord or any such Mortgagee may from time to time reasonably require. In
addition, the Tenant shall have no obligations hereunder until the Landlord
delivers to the Tenant a nondisturbance agreement duly executed by any existing
mortgagee.

     Provided that the Tenant has been provided with notice of such
mortgage and appropriate addresses to which notice should be sent, no notice
from the Tenant of any default by the Landlord in its obligations shall be
valid, and the Tenant shall not attempt to terminate this Lease, withhold Basic
Rent or Additional Rent or exercise any other remedy which may arise under law
by reason of any such default (it being understood that no such remedy exists,
or is implied by reason of this provision, under this Lease), unless the Tenant
first gives such notice to any Mortgagees and provides such Mortgagees with
sixty (60) days after such notice to cure such default, or if such default is
not reasonably susceptible of cure by Mortgagees (as in the case of the need to
obtain possession of or right of entry into or upon the Premises) in sixty (60)
days, with such longer period of time as is reasonably necessary to cure such
default, provided efforts to effectuate such cure are commenced within sixty
(60) days and thereafter prosecuted to completion with reasonable diligence. The
Tenant shall and does hereby agree, upon default by the Landlord under any
mortgage, to attorn to and recognize the Mortgagee or anyone else claiming under
such mortgage, including a purchaser at a foreclosure sale, at its request as
successor to the interest of the Landlord under this Lease, to execute,
acknowledge and deliver such evidence of this attornment, which shall
nevertheless be self-operative and automatically effective, as the Mortgagee or
such successor may request and to make payments of Basic Rent and Additional
Rent hereunder directly to the Mortgagee or any such successor, as the case may
be, upon request. Any Mortgagee may, at any time, by giving written notice to,
and without any further consent from, the Tenant, subordinate its mortgage to
this Lease, and thereupon the interest of the Tenant under this Lease shall
automatically be deemed to be prior to the lien of such mortgage without regard
to the relative dates of execution, delivery or filing thereof or otherwise.

22.  Tenant's Default: Landlord's Remedies.

     If the Tenant shall default in the payment when due of any Basic Rent
or Additional Rent, and such default has not been cured within ten (10) days
after written notice from the Landlord, or if the Tenant shall default in the
timely performance or observance of any of the other covenants contained in
these presents and on the Tenant's part to be performed or observed, and such
default has not been cured within thirty (30) days after written notice from the
Landlord (provided that if a cure can not be effectuated within such thirty (30)
days, then so long as Tenant has commenced to cure and continues to diligently
pursue completion of such cure, then Tenant shall be permitted a reasonable
time, not to exceed sixty (60) days, as shall be determined by Landlord in the
exercise of its reasonable discretion, within which to complete the

                                       23
<PAGE>

cure prior to a default being deemed to have occurred), or if the estate hereby
created shall be taken on execution, or by other process of law, or if the
Tenant shall be involved in financial difficulties as evidenced

     (1)  by its commencement of a voluntary case under Title 11 of the United
          States Code as from time to time in effect, or by its authorizing, by
          appropriate proceedings of trustees or other governing body the
          commencement of such a voluntary case,

     (2)  by its filing an answer or other pleading admitting or failing to deny
          the material allegations of a petition filed against it commencing an
          involuntary case under said Title 11, or seeking, consenting to or
          acquiescing in the relief therein provided, or by its failing to
          controvert timely the material allegations of any such petition,

     (3)  by the entry of an order for relief in any involuntary case commenced,
          under said Title 11,

     (4)  by its seeking relief as a `debtor under any applicable law, other
          than said Title 11, of any jurisdiction relating to the liquidation or
          reorganization of debtors or to the modification or alteration of the
          rights of creditors, or by its consenting to or acquiescing in such
          relief;

     (5)  by the entry of an order by a court of competent jurisdiction (i)
          finding it to be bankrupt or insolvent, (ii) ordering or approving its
          liquidation, reorganization or any modification or alteration of the
          rights of its creditors, or (iii) assuming custody of; or appointing a
          receiver or other custodian for, all or a substantial part of its
          property, or

     (6)  by its making an assignment for the benefit of; or entering into a
          composition with, its creditors, or appointing or consenting to the
          appointment of a receiver or other custodian for all or a substantial
          part of its property;

then and in any of said cases, the Landlord may, to the extent permitted by law,
immediately or at any time thereafter and without demand or notice, terminate
this Lease and enter into and upon the Premises, or any part thereof in the name
of the whole, and repossess the same as of the Landlord's former estate, and
expel the Tenant and those claiming through or under the Tenant and remove its
effects without being deemed guilty of any manner of trespass, and without
prejudice to any remedies which might otherwise be used for arrears of rent or
preceding breach of covenant.

     No termination or repossession provided for in this Paragraph 22 shall
relieve the Tenant or any guarantor of the obligations of the Tenant under this
Lease of its liabilities and obligations under this Lease, all of which shall
survive any such termination or repossession. In the event of any such
termination or repossession, the Tenant shall pay to the Landlord either (i) in
advance on the first day of each month, for what would have been the entire
balance of the Term,

                                       24
<PAGE>

one-twelfth (1/12) (and a pro rata portion thereof for any fraction of a month)
of the annual Basic Rent, Additional Rent and all other amounts for which the
Tenant is obligated hereunder, less, in each case, the actual net receipts by
the Landlord by reason of any reletting of the Premises after deducting the
Landlord's reasonable expenses in connection with such reletting, including,
without limitation, removal, storage and repair costs and reasonable brokers'
and attorneys' fees, or (ii) upon demand and at the option of the Landlord
exercisable by the Landlord's giving notice to the Tenant within thirty (30)
days after any such termination, the present value (computed at a capitalization
rate based upon the so-called "Prime Rate" then in effect at The First National
Bank of Boston) of the amount by which the payments of Basic Rent and Additional
Rent reasonably estimated to be payable for the balance of the Term after the
date of the exercise of said option would exceed the payments reasonably
estimated to be the fair rental value of the Premises on the terms and
conditions of this Lease over such period, determined as of such date, less
reletting costs.

     Without thereby affecting any other right or remedy of the Landlord
hereunder, the Landlord may, at its option, cure for the Tenant's account any
default by the Tenant hereunder which remains uncured after said thirty (30)
days' notice of default from the Landlord to the Tenant, and the cost to the
Landlord of such cure shall be deemed to be Additional Rent and shall be paid to
the Landlord by the Tenant with the installment of Basic Rent next accruing.

23.  Landlord's Default; Tenant's Remedies.

     If the Landlord shall default in the performance of any of its
obligations hereunder, and has not cured same within thirty (30) days after
written notice from the Tenant, or within a reasonable time if more than thirty
(30) days is required to effect a cure, the Tenant may, subject to the rights of
any mortgagee as provided in Paragraph 21 hereof, exercise self-help to cure
said default, and provided the Landlord is not in good faith contesting said
default, withhold the cost of effecting said cure from Basic Rent.

24.  Remedies Cumulative; Waivers.

     The specific remedies to which the Landlord may resort under the terms
of this Lease are cumulative and are not intended to be exclusive of any other
remedies or means of redress to which the Landlord may be lawfully entitled in
any provision of this Lease or otherwise. The failure of the Landlord or the
Tenant to insist in any one or more cases upon the strict performance of any of
the covenants of this Lease, or to exercise any option herein contained, shall
not be construed as a waiver or relinquishment for the future of such covenant
or option. A receipt by the Landlord, or payment by the Tenant, of Basic Rent or
Additional Rent with knowledge of the breach of any covenant hereof shall not be
deemed a waiver of such breach, and no waiver, change, modification or discharge
by the Landlord of any provision in this Lease shall be deemed to have been made
or shall be effective unless expressed in writing and signed by an authorized
representative of the Landlord or the Tenant as appropriate. In addition to the
other remedies in this Lease provided, the Landlord shall be entitled to the
restraint by injunction of the covenants, conditions or provisions of this
Lease, or to a decree compelling performance of or compliance with any of such
covenants, conditions or provisions.

                                       25
<PAGE>

25.  Extensions of the Term; Brokers.

     The Tenant shall have the right, at its sole option, to extend the Term of
this Lease for actual occupancy by the Tenant named herein only for one (1)
additional extension period of five (5) years; by giving notice thereof to the
Landlord at least six (6) months and not more than fifteen (15) months prior to
the expiration of the initial seven (7) year Term. Such extension shall be
exercisable only if at the time of exercise and as of the commencement of the
Extension Period there exists no default on the part of the Tenant under this
Lease. The word "Term" as used elsewhere in this Lease shall, unless otherwise
expressly provided herein, include the initial seven (7) year Term and such
extension period if the Tenant shall have given timely and proper notice of
exercise.

     The annual rate of Basic Rent payable during such five (5) year extension
shall be payable at the fixed schedule stated in Exhibit C.

     The Tenant warrants and represents that it has not dealt with any broker in
connection with the Premises or this Lease except the OR & L and CB/Whittier
Partners (the "Brokers") as the sole brokers in this transaction. All commission
payments will be the responsibility of the Landlord. The Tenant and Landlord
hereby indemnifies and holds the other harmless from and against any liability
for commissions due any broker or finder other than the Brokers whom the Tenant
or Landlord, as applicable, has dealt in connection with this Lease.

26.  Notices.

     Any notices, approvals, specifications, or consents required or
permitted hereunder shall be in writing and mailed, postage prepaid, by
registered or certified mail, return receipt requested, if to the Landlord or
the Tenant at the addresses set forth herein, and if to any Mortgagee at such
address as it may specify by such notice to the Landlord and the Tenant, or at
such other address as any of them may from time to time specify by like notice
to the others. Any such notice shall be deemed given when mailed, except that if
any time period commences hereunder with notice, such time period shall be
deemed to commence when such notice is delivered or, if earlier, when postal
records indicate delivery was first attempted.

27.  Estoppel Certificates.

     The Landlord and the Tenant hereby agree from time to time, after prior
written notice from the other or any Mortgagee, to execute, acknowledge and
deliver, within 10 business days, without charge, to the other party, the
Mortgagee or any other person designated by the other party, a statement in
writing certifying: that this Lease is unmodified and in full force and effect
(or if there have been modifications, identifying the same by the date thereof
and specifying the nature thereof); that to the knowledge of such party there
exist no defaults (or if there be any defaults, specifying the same); the amount
of the Basic Rent, the dates to which the Basic Rent, Additional Rent and other
sums and charges payable hereunder have been paid; and that such party to its
knowledge has no claims against the other party hereunder except for the
continuing obligations under this Lease (or if such party has any such claims,
specifying the same).

                                       26
<PAGE>

28.  Bind and Inure; Limited Liability of Landlord.

     All of the covenants, agreements, stipulations, provisions, conditions and
obligations herein expressed and set forth shall be considered as running with
the land and shall extend to, bind and inure to the benefit of the Landlord and
the Tenant, which terms as used in this Lease shall include their respective
successors and assigns where the context hereof so admits.

     The Landlord shall not have any individual or personal liability for the
fulfillment of the covenants, agreements and obligations of the Landlord
hereunder, the Tenant's recourse and the Landlord's liability hereunder being
limited to the Property and the Building. The term "Landlord" as used in this
Lease shall refer only to the owner or owners from time to time of the Property
or the Building, it being understood that no such owner shall have any liability
hereunder for matters arising from and after the date such owner ceases to have
any interest in the Property or the Building.

29.  Environmental Compliance.

     Tenant hereby covenants to Landlord that: (a) Tenant shall (i) comply
with all Laws applicable to the discharge, generation, manufacturing, removal,
transportation, treatment, storage, disposal and handling of Hazardous Materials
or Wastes as apply to the activities of the Tenant, its directors, officers,
employees, agents, contractors, subcontractors, licensees, invitees, successors
and assigns at the Property, (ii) remove any Hazardous Materials or Wastes
unlawfully used or otherwise discharged or disposed of which results from the
Tenant's occupancy or placed therein by the Tenant immediately upon discovery of
same in accordance with all applicable Laws and orders of governmental
authorities having jurisdiction, (iii) pay or cause to be paid all costs
associated with such removal including remediation and restoration of the
Premises, and (iv) indemnify Landlord from and against all losses, claims and
costs arising out of the migration of Hazardous Materials or Wastes from or
through the Premises into or onto or under other portions of the Building or the
Property or other properties; (b) Tenant shall keep the Property free of any
lien imposed pursuant to any applicable Law in connection with the existence of
Hazardous Materials or Wastes in or on the Premises; (c) Tenant shall not
install or permit to be installed or to exist in the Premises any asbestos,
asbestos-containing materials, urea formaldehyde insulation or any other
chemical or substance which is unlawful or unlawfully used and has been
determined to be a hazard to health and environment; (d) Tenant shall not cause
or permit to exist, as a result of an intentional or unintentional act or
omission on the part of Tenant or any occupant of the Premises, a releasing,
spilling, leaking, pumping, emitting, pouring, discharging, emptying or dumping
of any Hazardous Materials or Wastes onto the Premises; (e) Tenant shall
identify on Exhibit C all Hazardous Materials or Wastes currently used by Tenant
and shall notify Landlord of any changes or addition to the Hazardous Materials
or Wastes so used; (f) Tenant shall give all notifications and prepare all
reports required by Laws or any other law with respect to Hazardous Materials or
Wastes existing on, released from or emitted from the Premises (and shall give
copies of all such notifications and reports to Landlord); (g) Tenant shall
promptly notify Landlord in writing of any unlawful release, spill, leak,
emittance, pouring, discharging, emptying or dumping of Hazardous Materials or
Wastes in or on the Premises; (h) Tenant shall pay for periodic environmental
monitoring by Landlord of Tenant's space as well as subsurface testing paid as
additional rent if the Landlord reasonably

                                       27
<PAGE>

believes a Hazardous Waste problem exists or if any problem previously existed
so long as such testing determines that unlawful Hazardous Waste exists; and (i)
Tenant shall promptly notify Landlord in writing of any summons, citation,
directive, notice, letter or other communication, written or oral, from any
local, state or federal governmental agency, or of any claim or threat of claim
known to Tenant, made by any third party relating to the presence or releasing,
spilling, leaking, pumping, emitting, pouring, discharging, emptying or dumping
of any Hazardous Materials or Wastes onto the Premises.

     The term "Hazardous Materials or Wastes" shall mean any hazardous or
toxic materials, pollutants, chemicals, or contaminants, including without
limitation asbestos, asbestos-containing materials, urea formaldehyde foam
insulation, polychlorinated biphenyls (PCBS) and petroleum products as defined,
determined or identified as such in any Laws, as hereinafter defined. The term
"Laws" means any federal, state, county, municipal or local laws, rules or
regulations (whether now existing or hereinafter enacted or promulgated)
including, without limitation, the Clean Water Act, 33 U.S.C. (S) 1251 et seq.
(1972), the Clean Air Act, 42 U.S.C. (S) 7401 et seq. (1970), the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended, 42
U.S.C. Subsection 1802, and The Resource Conservation and Recovery Act, 42
U.S.C. Subsection 6901 et seg., any similar state laws, as well as any judicial
or administrative interpretation thereof; including any judicial or
administrative orders or judgments.

     Tenant hereby agrees to defend, indemnify and hold harmless Landlord,
its employees, agents, contractors, subcontractors, licensees, invitees,
successors and assigns from and against any and all claims, losses, damages,
liabilities, judgements, costs and expenses (including, without limitation,
attorneys' fees and costs incurred in the investigation, defense and settlement
of claims or remediation of contamination) incurred by such indemnified parties
as a result of or in connection with the presence at or removal of Hazardous
Materials or Wastes from the Premises resulting from the Tenant's occupancy or
as a result of or in connection with activities prohibited under this Paragraph
28. Tenant shall bear, pay and discharge, as and when the same become due and
payable, any and all such judgments or claims for damages, penalties or
otherwise against such indemnified parties, shall hold such indemnified parties
harmless against all claims, losses, damages, liabilities, costs and expenses,
and shall assume the burden and expense of defending all suits, administrative
proceedings, and negotiations of any description with any and all persons,
political subdivisions or government agencies arising out of any of the
occurrences set forth in this Paragraph 28. The provisions of this Paragraph
shall survive termination of this Lease.

30.  Pre-Judgment Remedy, Redemption, Counterclaim and Jury Trial.

     Tenant, for itself and for all persons claiming through or under it,
hereby acknowledges that this Lease constitutes a commercial transaction as such
term is used and defined in Chapter 903 of the Connecticut General Statutes, and
hereby expressly waives any and all rights which are or may be conferred upon
Tenant by said Act to any notice or hearing prior to a prejudgment remedy, and
by any present or future law to redeem the Premises, or to any new trial in any
action or ejection under any provisions of law, after reentry thereupon, or upon
any part thereof; by Landlord, or after any warrant to dispossess or judgment in
ejection. If Landlord shall acquire

                                       28
<PAGE>

possession of the Premises by summary proceedings, or in any other lawful manner
without judicial proceedings, it shall be deemed a reentry within the meaning of
that word as used in this Lease. In the event that Landlord commences any
summary proceedings or action for nonpayment of rent or other charges provided
for in this Lease, Tenant shall not interpose any non-compulsory counterclaim of
any nature or description in any such proceeding or action. Tenant and Landlord
both waive a trial by jury of any or all issues arising in any action or
proceeding between the parties hereto or their successors, under or connected
with this Lease, or any of its provisions.

31.  Recording.

     Tenant shall not record this Lease but Landlord and Tenant will, at the
request of the other, execute a memorandum or notice thereof in recordable form
satisfactory to both Landlord and Tenant specifying the date of commencement and
expiration of the term of this Lease and other information required by statute
Either Landlord or Tenant may then record said memorandum or notice of lease

32.  Force Majeure.

     Landlord shall be excused for the period of any delay in the performance of
any obligations hereunder, when prevented from so doing by cause or causes
beyond Landlord's control which shall include, without limitation, all labor
disputes, civil common, war, war-like operations, invasion, rebellion,
hostilities, military or usurped power, sabotage, governmental regulations or
controls, inability to obtain any material, services or financing or through
Acts of God. Tenant shall similarly be excused for delay in the performance of
obligations hereunder provided:

          (a) Nothing contained in this Paragraph or elsewhere in this Lease
shall be deemed to excuse or permit any delay in the payment of any sums of
money required hereunder, or any delay in the cure of any default which may be
cured by the payment of money;

          (b) No reliance by Tenant upon this Paragraph shall limit or restrict
in any way Landlord's right of self-help as provided in this Lease; and

Neither the Landlord nor the Tenant shall be entitled to rely upon this
Paragraph unless it shall advise the other in writing, of the existence of any
force majeure preventing the performance of an obligation within five (5) days
after the commencement of the force majeure

33.  Captions.

     The captions for the numbered Paragraphs of this Lease are provided
for reference only and they do not constitute a part of this agreement or any
indication of the intentions of the parties hereto.

34.  Integration.

                                       29
<PAGE>

     The parties acknowledge that all prior written and oral agreements
between them and all prior representations made by either party to the other
have been incorporated in this instrument or otherwise satisfied prior to the
execution hereof.

35.  Severability; Choice of Law.

     If any provision of this Lease shall be declared to be void or
unenforceable either by law or by a Court of competent jurisdiction, the
validity or enforceability of remaining provisions shall not thereby be
affected.

     This Lease is made under, and shall be construed in accordance with,
the laws of the State of Connecticut.

36.  Security Deposit

     On or before the Term Commencement Date, Tenant shall deposit with
Landlord the sum of Thirty-Eight Thousand Forty-Four and 53/100 Dollars
($38,044.53) plus the sum of $210,000.00 (the "Security Deposit"), and which
Landlord shall be entitled to continue to hold as security for the faithful
performance and observance by Tenant of the terms, provisions, and conditions of
this Lease. Provided that Tenant is not in default beyond any applicable notice
and cure period, then (i) as of March 1, 2000 the amount of the Security Deposit
shall be reduced to Ninety Thousand and 00/100 Dollars ($90,000.00) and (ii) as
of March 1, 2001 and thereafter throughout the remainder of the Term, the amount
of the Security Deposit shall be reduced to equal an amount equal to 1/12 of the
then applicable annual Basic Rent. In lieu of cash, Tenant may provide Landlord
with a clean, unconditional, irrevocable, assignable letter of credit, (the
"Letter of Credit") for all or a portion of the amount of the Security Deposit.
In the event Tenant furnishes the Letter of Credit, the Letter of Credit shall
be on the following terms and conditions: (i) issued by a commercial bank
acceptable to Landlord; (ii) having a term which shall hive an expiration date
not sooner than the date of April 30, 2005 (the "Expiration Date") (provided
that if a Letter of Credit is provided for all or part of the Security Deposit
during the extension period, the "Expiration Date" shall be March 31, 2010),
however, if the Letter of Credit has an earlier expiration date, it shall
contain a so-called "evergreen clause"; (iii) available for negotiation by
draft(s) at sight accompanied by a statement signed by Adam Winstanley, David
Winstanley or Carter Winstanley on behalf of Landlord stating that the amount of
the draw represents funds due to Landlord (or its successors and assigns) due to
the failure of Tenant to pay rent and/or additional rent when due or otherwise
perform its obligations under this Lease and (iv) be otherwise on terms and
conditions satisfactory to Landlord. It is agreed that in the event Tenant
defaults beyond any applicable notice and cure period in respect of any of the
terms, provisions, covenants, and conditions of this Lease, including, but not
limited to, the payment of rent and additional rent, Landlord may draw upon the
Letter of Credit or upon the funds held on account as the Security Deposit to
the extent required for the payment of any rent and additional rent or any other
sum as to which Tenant is in default or for any sum which Landlord may expend or
may be required to expend by reason of Tenant's default (beyond applicable
notice and cure periods) in respect of any of the terms, provisions, covenants,
and conditions of this Lease, including, but not limited to, any damages or
deficiency accrued before or after summary proceedings or other re-entry by
Landlord. In the event that Tenant shall fully

                                       30
<PAGE>

and faithfully comply with all of the terms, provisions, covenants, and
conditions of this Lease, the Letter of Credit and/or funds on deposit with
Landlord shall be returned to Tenant within sixty (60) days after the Expiration
Date and after delivery of entire possession of the Premises to Landlord. Tenant
further covenants that it will not assign or encumber or attempt to assign or
encumber the Letter of Credit or any funds on deposit and that neither Landlord
nor its successors or assigns shall be bound by any such assignment,
encumbrance, attempted assignment or attempted encumbrance. In the event
Landlord draws upon the Letter of Credit or on funds on deposit as the Security
Deposit, Tenant shall provide a new irrevocable letter of credit that expires on
or after the Expiration Date or with cash in the amount of the amount so drawn
within seven (7) days after Landlord notifies Tenant of the draw or withdrawal
so that at all times the total amount of Letters of Credit and/or funds in the
account held by Landlord shall be equal to the aggregate Security Deposit.

     In the event of a sale or leasing of the Building, or of the portion
of the Building in which the Premises are located, and provided the vendee or
lessee assumes the obligations of the Landlord under this Lease, Landlord shall
have the right to transfer the Security Deposit to the vendee or lessee and
Landlord shall thereupon be released by Tenant from all liability for the return
of the Security Deposit, and Tenant agrees to look solely to the new landlord
for the return of the Security Deposit so transferred by Landlord to the new
landlord and it is agreed that the provisions hereof shall apply to every
transfer or assignment made of the Security Deposit to a new landlord.

     Tenant further agrees that it will not assign or encumber or attempt
to assign or encumber the moneys constituting the Security Deposit and that
neither Landlord nor its successors or assigns shall be bound by any such
assignment, encumbrance or attempted assignment or encumbrance.

37.  Right of First Offer to Lease.

     (a) In the event of an early termination of the Lease between Landlord and
DNE Systems, Inc. for space that is adjacent to the Premises (the "DNE Space")
then before entering into a lease for all or any portion of the DNE Space,
during the initial Term of this Lease, and provided that Tenant is not then in
default under this Lease, Landlord will notify Tenant of the monthly rent and
rental increases ("rental terms") on which it would be willing to lease the DNE
Space to Tenant.

     If within five (5) days after receipt of Landlord' notice, Tenant agrees in
writing to lease the DNE Space, Landlord and Tenant will execute a lease or an
amendment to this Lease for the DNE Space within ten (10) days after Landlord's
receipt of Tenant's notice of intent to lease on the same terms and conditions
as this Lease, except for the rental terms, and other matters dependent upon the
size of the premises, such as Tenant's share of the Operating Expenses and
security deposit. However, in no event shall Landlord have any obligation to
perform any work or improvement to the DNE Space and Tenant shall accept said
space in "as is" condition. If Tenant does not deliver its notice of intent to
lease the DNE Space within such five (5) day period, or if Landlord and Tenant
do not enter into a fully executed lease or amendment to this Lease for the DNE
Space within such ten (10) day period, then this right of first offer to lease
the

                                       31
<PAGE>

DNE Space shall lapse and be of no further effect and Landlord shall have
the right to lease the DNE Space to a third party on the same or any other terms
and conditions, whether or not such terms and conditions are more or less
favorable than those offered to Tenant. This right of first offer to lease the
DNE Space is personal to the Tenant named herein and is not transferable.

          (b) Time is of the essence of the provisions of this paragraph.

     IN WITNESS WHEREOF, the parties hereto have caused this instrument to be
executed in quadruplicate under seal as of the date first above written.

Signed, Sealed, and Delivered       Landlord
in the Presence of:                 WEI BARNES ROAD, LLC

                                    By:  Winstanley Enterprises, Inc. Its
                                    Manager

/s/ Barbara A. Green                By:  /s/ Adam Winstanley
--------------------                     -------------------
                                         Adam Winstanley
                                         Its Manager and Treasurer
/s/ Signature Illegible
-----------------------
                                    CiDRA CORPORATION

/s/ Signature Illegible
-----------------------
                                    By:  /s/ F. Kevin Didden
                                         -------------------
                                         F. Kevin Didden
/s/ Signature Illegible                  Its President and CEO
-----------------------                  3/11/98

                                       32
<PAGE>

                            SCHEDULE A - DESCRIPTION

All that certain piece or parcel of land, with the buildings and improvements
thereon and appurtenances thereto, situated on the easterly side of Barnes Park
Road North in the Town of Wallingford, County of New Haven and State of
Connecticut, shown on a survey entitled: "Survey Plan Showing Property Of
Dataproducts New England, Incorporated And Stelma, Incorporated Barnes Park Road
North Wallingford, Connecticut Date: April 25, 1991 Scale: l"=50' Revisions:
Feb. 4, 1992 Update Survey & Long Form Cert." by Angus McDonald / Gary Sharpe &
Associates, Inc. Civil Engineers Planners Surveyors Old Saybrook, Connecticut,
Sheet 1 of 1 Job No. 76829, which map was filed February 14, 1992 at 2:55 P.M.
as Map No. _____ in the Office of the Wallingford Town Clerk, and being more
particularly bounded and described as follows:

     Beginning at a point at the northwesterly corner of the herein described
parcel, which point is marked by an iron pipe on the easterly line of Barnes
Park Road North, a distance of 5.75 feet north of a concrete monument;
     thence running the following courses and distances:
     S72(degree)46'23"E along the southerly line of property now or formerly of
D & F Associates, 608.06 feet to a point;
     N17(degree)13'37"E along the easterly line of said D&F Associates, a
distance of 290.00 feet to a point;
     S58(degree)38'42"E along the southerly line of property now or formerly of
Orchard Properties as distance of 420.67 feet to a point;
     S22(degree)06'19"W, along the westerly line of property now or formerly of
Marshall Industries, Inc., a distance of 674.45 feet to a point;
     S20(degree)39'46"W along the westerly line of property now or formerly of
Precision Products, Inc. a distance of 357.30 feet to a point on the northerly
line of Enterprise Road;
     thence running along the northerly line of Enterprise Road in the line
of a curve to the left having a radius of 878.55 feet, an arc length of 48.53
feet to a point;
     thence continuing along the northerly line of Enterprise Road
N72(degree)46'23"W a distance of 747.80 feet to a point marked by a concrete
monument near the intersection of Enterprise Road and Barnes Park Road North;
     thence running along the line of a curve to the right having a radius
of 25.00 feet, an arc length of 38.12 feet to a concrete monument near said
intersection;
     thence running in a northerly direction along the easterly line of
Barnes Park Road North, along the line of a curve to the left having a radius of
2035.27 feet, an arc length of 223.86 feet to a point marked by a concrete
monument;
     thence continuing along the easterly line of Barnes Park Road North
N08(degree)16'55"E, a distance of 595.10 feet to a point marked by a concrete
monument;
     thence continuing along the easterly line of Barnes Park Road North
following the line of a curve to the right, having a radius of 416.41 feet an
arc length of 5.75 feet to the point of beginning.
     Said parcel contains **  acres, more or less, or 853,025 square feet,
more or less.
** approximately 19

                                       33
<PAGE>

                                   Schedule A
                                  (continued)

1.   Taxes to the Town. of Wallingford on the Grand List of October 1, 1996, not
yet due and payable.

2.   Water and sewer use charges to the Town of Wallingford Water and Sewer
Division, the payments of which are current.

3.   Declaration of Restrictive Covenants made by Orchard Properties acting
therein by F.I.P. Corporation dated June 18, 1975 and recorded June 19, 1975 in
Volume 429, Page 372 of the Wallingford Land Records; and re-recorded September
7, 1977 in Volume 458, Page 551 of said Land Records.

4.   Declaration of Restrictive Covenants made by Orchard Properties dated
November 8, 1978 and recorded November 9, 1978 in Volume 477, Page 678 of the
Wallingford Land Records.

5.   Storm water drainage easement reserved by Orchard Properties in a Warranty
Deed to F.I.P. Corporation dated December 7, 1979 and recorded December 7, 1979
in Volume 493, Page 608 of the Wallingford Land Records.

6.   Declaration of Restrictive Covenants, F.I.P. Corporation, Trustee dated
June 18, 1975 and recorded June 19, 1975 in Volume 429, Page 372 , and as re-
recorded on September 7, 1977 in Volume 458, Page 551 of the Wallingford Land
Records.

7.   Drainage easement with rights to drain along land n/f Orchard Properties;
Storm water drainage system and yard drain from Enterprise Road; 60, 50 and 30-
foot building setback line; possible underground utility easements not of
recorded from Barnes Park Road North, encroachment of driveways, curbing and
landscaping onto Barnes Park Road North and Enterprise Road and notes as shown
and set forth on the map set forth in Schedule A-4 hereof.

8.   Terms and conditions of a Notice of Lease by and between WEI Barnes
Road, LLC (the landlord), and DNE Systems, Inc. (the tenant) dated June 23, 1997
and recorded June _____, 1997 at _______.m. of said Land Records.

                                       34
<PAGE>

                                   EXHIBIT C
                               CIDRA CORPORATION
                          Lease Dated_______________

Rentable Square Feet:                      89,776

Basic Rent:                  Annual             Monthly
-----------                  ------             -------
          Months 1-4               --         $26,161.87
          Months 5-12     $456,534.40         $38,044.53
          Year 2          $520,700.80         $43,391.73
          Years 3-4:      $561,100.00         $46,758.33
          Years 5-6       $583,544.00         $48,628.67
          Year 7:         $605,988.00         $50,499.00

Option Period
-------------
          Year 8:         $628,432.00         $52,369.33
          Years 9-10:     $650,876.00         $54,239.67
          Years 11-12:    $673,320.00         $56,110.00

                                       35
<PAGE>

                                   EXHIBIT D

(S)4.9 INDUSTRIAL EXPANSION (IX) DISTRICT

A.   Purpose -- To allow intensive commercial and light industrial uses, with
high performance standards for noise, odors, etc., in locations on or near major
streets.

3.   The following uses are permitted subject to Site Plan Approval in
accordance with Article VII

1.   Public utility facilities, buildings and storage yards.             10/2/94

2.   Shops for custom work, repairing and fabricating.

3.   Offices, wholesale sales offices and sample rooms, printing and publishing.

4.   Fabricating and manufacturing or industrial or research operations riot
otherwise prohibited and which will not constitute a public hazard or emit an
acute obnoxious odor.

5.   Storage and warehousing except as specified in Section 4.8.B.9, 4.8.B.l0.g
and 4.8.B.10.h.                                                         9/19/93

6.   Agriculture, farming, forestry, truck or nursery gardening, including
greenhouses; keeping of livestock and poultry.

7.   Hotel, conference center or combination thereof containing not fewer than
150 sleeping rooms, provided that lot area of such facility shall not be less
than five acres and be equal to the area requirement contained in Section
4.5.B.8.

8.   Governmental buildings, facilities and uses.

9.   Educational, religious or philanthropic use by a non-profit corporation or
governmental 10/2/94 unit, excluding, however, correctional institutions.10/2/94

10.  Outpatient Medical Treatment Facility.                              10/2/94

11.  Elderly Day Care Centers.                                           3/19/95

12.  Telecommunication towers, subject to the requirements and procedures listed
in Section 6.5                                                           5/18/97

C.   The following permitted uses require approval of a Special Permit in
accordance with Section 7.5:

          1.   Helipads, with the following provisions:                  8/22/95

                                       36
<PAGE>

          a.   that the location is such that no undue nuisance or danger
          therefrom will affect any neighboring property, and

          b.   that the site provides adequate room for landing and take-off.

     2.   Uses generating one hundred (100) peak hour vehicle trips or more
using the standards set forth in the most recent edition of Trip Generation,
ITS, or a more accurate source, if available, subject to the following:
                                                               4/16/94   8/10/96

          a.   Submission of a traffic impact analysis containing present
          roadway conditions, existing roadway capacity, existing and projected
          traffic volumes (ADT, Peak A.M. and Peak P.M.), existing and projected
          volume capacity ratios, existing and projected levels of service,
          existing and proposed night lines, site generated traffic and traffic
          distributions, and traffic accident experience.

          b.   A traffic impact analysis will be required:               5/17/88

          1.   For an addition to an existing use, which use is now under the
               provisions of this section, and
          2.   When an addition to an existing use brings that use under the
               provisions of this section.
          3.   The traffic impact analysis shall cover the entire use, not
               merely the addition.
          c.   No traffic impact analysis or Special Permit will be required for
          an addition to an existing Special Permit use if the addition
          generates twenty-five (25) peak hour vehicle trips or less. This
          provision shall be permitted to be used one time over the life of the
          use on a specific site.

          d.  In all cases in which the Commission feels that a peer review of
          the applicant's traffic impact analysis is warranted, the applicant
          shall be required to reimburse the Town for the cost of the peer
          review. This payment shall be made to the Town prior to the decision
          by the Commission or the application.

     3.   Adaptive Re-use to Multi-Family as per Section 6.16.           9/l9/92

     4.   Excavation and filling of land as per Section 6.10.            9/19/92

     5.   Auto Auctions, subject to:                                     1/14/96

          a.  Contain not fewer than 35 acres.
          b.  Have constructed thereon building(s) dedicated exclusively to the
          wholesale facility containing not fewer than 25,000 square feet.
          c.  Contain open space of not less than 30 percent of the entire site,
          in a natural state and/or landscaped, as determined by the Commission,
          in accordance with the standards as set out in Section 6.14 herein.

                                       37
<PAGE>

     6.  Structure or rooftop antennas and towers, subject to the requirements
and procedures listed in Section 6.25.                                   5/18/97

D.   The following permitted uses require a Special Exception from the ZBA:

          1.  Child day care centers.

          2.  Group day care homes.

          3. Satellite receiving dishes or dish-type antennae in excess of two
feet in diameter subject to the following conditions:                   11/19/95

          a.   Shall not be located, between any Street line and the building to
          which it is accessory.
          b.   If roof mounted, shall not exceed a height of 15 feet.
          c.   Shall be properly screened and/or landscaped.

E.   The following accessory uses are permitted:

          1.  Uses and structures accessory to a permitted use.

          2.  Signs in accordance with Section 6 9

          3.  Off-street parking and loading in accordance with Section 6.11.
The Commission may waive up to 25 percent of the required parking area if the
applicant demonstrates that such a waiver is warranted, providing that an area
equal to the space required for such parking shall be reserved at the site in
conformance with the requirements of this chapter.

          4.  Retail operations which are obviously secondary to, but integrated
with, the main use on the premises, provided that the retail operation shall not
utilize more than 3,000 square feet or 10 percent of the GFA of the principal
use, whichever is smaller.

          5.  Ancillary food service and recreation facilities for the use of
employees or clientele of uses in Section 4.9.B

          6.  Accessory buildings as per Section 6.2B.                   9/19/92

          7.  Outside storage as per Section 6.12.                       9/19/92

          8.  Satellite receiving dishes of two feet or less in diameter not
located within a required front yard for a principal structure.         11/19/95

      F.  Special Requirements:

          1.  A description of the proposed operations in sufficient detail for
a determination of whether or not they are permitted in the district.

                                       38
<PAGE>

          2.  Any use within the IX District shall be established, operated and
maintained in such a manner as to provide that each use shall be a good neighbor
and in no way detract or limit the intended development of the area.
8/22/95

G.   The following uses are permitted subject to approval of a Zoning Permit

          1.  Structure or rooftop mounted antennas, subject to the requirements
and procedures listed in Section 6.25.                                   5/18/97

                                       39<PAGE>

                                                                    Exhibit 10.6
                                     LEASE
                                     -----

     This Lease (this "Lease"), effective as of October 1, 2000 (the "Effective
Date"), is made by and between 6750 MAIN STREET, INC., a Connecticut corporation
("Landlord"), and CIDRA CORPORATION, a Delaware corporation ("Tenant").

                              Table of Contents                     Page

ARTICLE 1    BASIC PROVISIONS.......................................  1
ARTICLE 2    DEFINITIONS............................................  2
     Section 2.1   Certain Definitions..............................  2
ARTICLE 3    LEASE OF PREMISES......................................  3
     Section 3.1   Demise...........................................  3
ARTICLE 4    TERM...................................................  4
     Section 4.1   Initial Term.....................................  4
     Section 4.2   Renewal Term(s)..................................  4
     Section 4.3   Term of this Lease...............................  4
ARTICLE 5    RENT...................................................  4
     Section 5.1   Base Rent and Additional Rent....................  4
ARTICLE 6    INITIAL IMPROVEMENTS; DELAYS...........................  5
ARTICLE 7    USE....................................................  5
     Section 7.1   Permitted Uses...................................  5
ARTICLE 8    REAL ESTATE TAXES......................................  5
     Section 8.1   Definitions......................................  5
     Section 8.2   Payment of Taxes.................................  6
ARTICLE 9    UTILITIES AND SERVICES.................................  6
     Section 9.1   Tenant Obligations...............................  6
ARTICLE 10   ASSIGNMENT, MORTGAGING AND SUBLETTING..................  7
     Section 10.1  General Prohibition and Exceptions...............  7
     Section 10.2  Consent..........................................  7
     Section 10.3  Continuation of Liability........................  7
ARTICLE 11   COMPLIANCE WITH LAWS...................................  8
     Section 11.1  Obligations of Landlord and Tenant...............  8
     Section 11.2  Obligations of Tenant............................  8
ARTICLE 12   ENVIRONMENTAL..........................................  8
<PAGE>

     Section 12.1  Tenant's Environmental Obligations...............  8
     Section 12.2  Landlord's Environmental Obligations.............  8
     Section 12.3  Indemnification Obligations......................  9
     Section 12.4  Definitions......................................  9
     Section 12.5  Survival......................................... 10
ARTICLE 13   LANDLORD'S REPRESENTATIONS AND WARRANTIES.............. 10
     Section 13.1  Landlord's Representations Regarding
                     Title And Use.................................. 10
     Section 13.2  Landlord's Representations Regarding
                     Legal Proceedings.............................. 10
     Section 13.3  Title Matters.................................... 10
ARTICLE 14   ALTERATIONS; IMPROVEMENTS.............................. 10
     Section 14.1  Tenant Alteration................................ 10
     Section 14.2  Law; Mechanics' Liens............................ 11
ARTICLE 15   REPAIRS................................................ 11
     Section 15.1  Tenant's Obligations............................. 11
     Section 15.2  Landlord's Obligations........................... 11
ARTICLE 16   CASUALTY............................................... 11
     Section 16.1  Restoration and Abatement........................ 11
     Section 16.2  Right of Termination............................. 11
ARTICLE 17   EMINENT DOMAIN......................................... 12
     Section 17.1  Termination, Abatement and Restoration........... 12
     Section 17.2  Condemnation Award............................... 13
ARTICLE 18   TENANT'S DEFAULT; LANDLORD'S REMEDIES.................. 13
     Section 18.1  Tenant's Events of Default....................... 13
     Section 18.2  Landlord's Remedies.............................. 13
ARTICLE 19   LANDLORD'S DEFAULT; TENANT'S REMEDIES.................. 14
     Section 19.1  Landlord's Default............................... 14
     Section 19.2  Tenant's Remedies................................ 14
ARTICLE 20   NON-LIABILITY AND INDEMNIFICATION...................... 14
     Section 20.1  Nonliability..................................... 14
     Section 20.2  Indemnification By Tenant........................ 15
     Section 20.3  Indemnification By Landlord...................... 15
     Section 20.4  Conditions to Indemnification.................... 15
ARTICLE 21   SURRENDER.............................................. 15

                                      -ii-
<PAGE>

     Section 21.1  Surrender........................................ 15
     Section 21.2  Holdover......................................... 16
ARTICLE 22   INSURANCE.............................................. 16
     Section 22.1  Landlord's Insurance............................. 16
ARTICLE 23   SUBORDINATION, NONDISTURBANCE AND ATTORNMENT........... 16
     Section 23.1  Subordination; Non-Disturbance................... 16
     Section 23.2  Attornment....................................... 17
ARTICLE 24   ACCESS................................................. 17
     Section 24.1  Landlord's Access................................ 17
     Section 24.2  ................................................. 17
ARTICLE 25   INABILITY TO PERFORM AND WAIVERS....................... 18
     Section 25.1  Unavoidable Delays............................... 18
     Section 25.2  Trial by Jury.................................... 18
     Section 25.3  Waivers.......................................... 18
ARTICLE 26   QUIET ENJOYMENT........................................ 18
     Section 26.1  Covenant......................................... 18
ARTICLE 27   BROKERAGE.............................................. 18
     Section 27.1  Representations and Indemnification.............. 18
ARTICLE 28   NOTICES AND ESTOPPEL CERTIFICATE....................... 19
     Section 28.1  Notice Methods................................... 19
     Section 28.2  Estoppels and Payment to Mortgagee............... 19
ARTICLE 29   SIGNS.................................................. 20
     Section 29.1  Tenant's Signs................................... 20
ARTICLE 30   SECURITY DEPOSIT....................................... 20
ARTICLE 32   MISCELLANEOUS.......................................... 20
     Section 32.1  Successors....................................... 20
     Section 32.2  Entire Agreement and Amendments.................. 20
     Section 32.3  Governing Law.................................... 21
     Section 32.4  Invalid Provision................................ 21
     Section 32.5  Consents......................................... 21
     Section 32.6  Notice of Lease.................................. 21
     Section 32.7  Counterparts..................................... 21
     Section 32.8  Cumulative Remedies.............................. 21

                                     -iii-
<PAGE>

EXHIBITS:
---------

A -      Sketch of Premises
B -      Description of Land
C -      List of Encumbrances
D -      Work Letter

                                      -iv-
<PAGE>

                                   ARTICLE 1
                               BASIC PROVISIONS
                               ----------------

A.     Effective Date of Lease:         October 1, 2000

B.     Landlord:                        6750 Main Street, Inc.

C.     Landlord's Notice Address:       P.O. Box 550
                                        New Britain, Connecticut 06050
                                        Attention: Richard Creed

D.     Landlord's Address for the       P.O. Box 550
       Payment of Rent:                 New Britain, Connecticut 06050

E.     Tenant:                          CiDRA Corporation

F.     Tenant's Notice Address:         50 Barnes Park North
                                        Wallingford, Connecticut 06492
                                        Attention: Michael Grillo, Esq.

                                        with a copy to:
                                        Day, Berry & Howard, LLP
                                        CityPlace I
                                        Hartford, Connecticut 06103--343
                                        Attention: J. Roger Hanlon, Esq.

G.     Address of Premises:             8 Enterprise Road
                                        Wallingford, Connecticut 06492

H.     Square Footage of                Premises: 28,085 rentable square feet
       Premises and Building:           Building: 28,085 rentable square feet

I.     Tenant's Share:                  100%

J.     Initial Term:                    Ten years

K.     Commencement Date:               October 1, 2000

L.     Base Rent:

      Lease Year(s)               Annual Rent            Monthly Rent
      -------------               -----------            ------------

         1st Lease Year           $154,467.50             $12,872.29
      2nd - 3rd Lease Years       $168,510.00             $14,042.50
      4th - 7th Lease Years       $175,531.25             $14,627.60
      8th - 10th Lease Years      $189,573.75             $15,797.81

M.    Rent Type:                      N/N/N

N.    Early Termination:              Section 3.3
                                      -----------

<PAGE>

O.    Option to Renew:                One five-year extension option

P.    Renewal Term Base Rent:

      Lease Years                 Annual Rent            Monthly Rent
      -----------                 -----------            ------------

11th - 13th Lease Years           $203,616.25             $16,968.02
14th - 15th Lease Years           $213,446.00             $17,787.17

Q.    Service of Notices:         Article 28

R.    Parking Spaces/Permits:     All (Article 31)

S.    Security Deposit:           $25,744.58, subject to Article 30

T.    Brokers:                    None

                                   ARTICLE 2
                                  DEFINITIONS
                                  -----------

     Section 2.1  Certain Definitions.
                  --------------------

     For the purposes of this Lease, unless the context otherwise requires:

          (a) "Base Building Systems" shall mean the mechanical, gas, utility,
electrical, sanitary, HVAC, elevator, plumbing, sprinkler, cabling and wiring,
telecommunication, emergency generation (if any), life-safety and other service
systems of the Building, excluding any HVAC and other separate or additional
systems installed by Tenant within the Building and serving exclusively the
Premises.

          (b) "Building" shall mean the building known as 8 Enterprise Road,
Wallingford, Connecticut, containing approximately 28,085 rentable square feet.

          (c) "Building Parking Area" shall mean the paved area of the Land
adjacent to the Building intended for parking of vehicles, as shown on the
sketch of the Premises attached hereto as Exhibit A.

          (d) "Business Days" shall mean all days except Saturdays, Sundays and
Legal Holidays.

          (e) "Governmental Authority" shall mean any federal, state, county,
municipal or local government and all departments, commissions, boards, bureaus
and offices thereof having or claiming jurisdiction over the Premises.

          (f)  "HVAC" shall mean heating, ventilating and air conditioning.

          (g) "Land" shall mean that certain parcel or parcels of real property
located in the Town, the County of New Haven and State of Connecticut, as more
particularly described on Exhibit B attached hereto, and on which the Building
is situated.

                                      -2-
<PAGE>

          (h) "Landlord's Representatives" shall mean the employees, agents,
contractors and invitees of Landlord.

          (i) "Lease Year" shall mean every period of 12 consecutive, full
months during the Term, commencing on the Commencement Date; provided, however,
if the Commencement Date is not the first day of a month, then the first (1st)
Lease Year shall commence on the Commencement Date and terminate at the end of
the last day of the month in which the first anniversary of the Commencement
Date occurs.

          (j) "Legal Holidays" shall mean New Year's Day, Memorial Day,
Independence Day, Labor Day, Thanksgiving Day and Christmas Day.

          (k) "Legal Requirements" shall mean every statute, law (including,
without limitation, the Americans with Disabilities Act of 1990 (the "ADA")),
ordinance, code, regulation, order, permit, approval, license, judgment,
restriction or rule of any Governmental Authority or other public or quasi-
public body, agency, court, department, bureau or authority having jurisdiction
over the subject matter.

           (l) "Person" shall mean any individual, partnership, limited
liability company, trust, corporation, firm or other person or entity.

           (m) "Premises" means the aggregate of the Land, the Building and all
improvements on the Land and all appurtenances thereto, including the Building
Parking Area.

           (n) "Structure" shall mean the bearing walls, roof, exterior walls,
support beams, foundation, window frames, windows, floor slabs and support
columns of the Building.

           (o) "Tenant's Property" shall mean all trade fixtures, furniture,
equipment and supplies, including without limitation racking, moveable
partitions, panels, generators, computers, HVAC systems, air compressors,
mechanical systems and preform and draw tower related equipment provided or
installed by or for the benefit of Tenant.

           (p) "Tenant's Representatives" shall mean the employees, agents,
contractors and invitees of Tenant.

           (q)  "Town" shall mean Wallingford, Connecticut.

           (r) "Unavoidable Delays" shall mean any and all delays beyond a
party's reasonable control, including without limitation, delays caused by the
other party, governmental restrictions, governmental regulations and controls,
order of civil, military or naval authority, governmental preemption, strikes,
labor disputes, lock-outs, acts of God, fire, earthquake, floods, explosions,
extreme weather conditions, enemy action, and civil commotion, riot or
insurrection, but expressly excluding insufficiency of funds and casualty and
condemnation covered under Articles 16 and 17 below.

                                   ARTICLE 3
                               LEASE OF PREMISES
                               -----------------

     Section 3.1  Demise.
                  -------
     Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord,
the Premises upon the terms and conditions set forth herein.

                                      -3-
<PAGE>

                                   ARTICLE 4
                                     TERM
                                     ----

     Section 4.1  Initial Term.
                  -------------

     The Premises are leased for an initial term (the "Initial Term") commencing
on October 1, 2000 (the "Commencement Date") and terminating at the end of the
day on September 30, 2010, unless sooner terminated pursuant to the terms
hereof.

     Section 4.2  Renewal Term(s).
                  ----------------
     (a) Tenant shall have the right (the "Renewal Option") to extend the term
of this Lease for one five-year term ( the "Renewal Term") commencing
immediately upon the expiration of the Initial Term. The Renewal Term shall be
upon all of the terms and conditions of this Lease except that Base Rent during
the Renewal Term shall be as set forth in Article 1.P.

     (b) The Renewal Option may be exercised only by notice of exercise given by
Tenant to Landlord at least six months prior to the expiration of the Initial
Term. The option may not be exercised, however, if a Tenant Default exists as of
the date of Tenant's exercise of the Renewal Option. Any termination,
cancellation or surrender of this Lease shall terminate any right of renewal
hereunder and the Renewal Term. Promptly after Tenant exercises its option
hereunder, the parties shall enter into an amendment to this Lease memorializing
the Renewal Term at the new Base Rent set forth in Article 1.P.

     Section 4.3  Term of this Lease.
                  -------------------
     The Initial Term and any Renewal Terms exercised by Tenant hereunder shall
be referred to herein collectively as the "Term."

                                   ARTICLE 5
                                     RENT
                                     ----

     Section 5.1  Base Rent and Additional Rent.
                  ------------------------------

     Tenant shall pay to Landlord, without notice or demand, in lawful money of
the United States of America, at the address set forth in Article 1 as
Landlord's address for the payment of Rent, or at such other place as Landlord
may designate by notice given in accordance with Article 28, the following:

     (a) Annual base rent ("Base Rent") for each Lease Year during the Term as
set forth in Article 1.L, payable in equal monthly installments in advance on
the first day of each calendar month. Base Rent for any partial month shall be
proportionately abated based on the actual number of days in such month.

     (b) Additional rent ("Additional Rent") consisting of all other sums of
money that become due and payable by Tenant hereunder. Except as otherwise
specifically provided herein, Additional Rent shall be payable within 30 days
after Tenant receives written demand for payment from Landlord, together with
reasonable supporting documentation. Base Rent and Additional Rent are herein
collectively called "Rent."

     (c) There shall be no abatement of, deduction from, counterclaim or setoff
against Rent except as otherwise specifically provided herein.

                                      -4-
<PAGE>

                                   ARTICLE 6
                         INITIAL IMPROVEMENTS; DELAYS
                         ----------------------------

     Section 6.1  Initial Improvements; Delays.
                  -----------------------------

     Landlord shall construct the Premises in a good and workmanlike manner and
in accordance with the work letter attached hereto as Exhibit D ("Landlord's
Work"). Landlord will deliver the Premises to Tenant with all of Landlord's Work
completed on or before the dates specified in Section 24.2 hereof. If Landlord
is delayed in completing Landlord's Work by Unavoidable Delays, then Landlord
shall give notice thereof to Tenant and the Commencement Date shall be postponed
for an equal number of days as the delay as set forth in the notice, provided,
however, if such delays exceed 45 days, then Tenant upon notice to Landlord
shall have the right to terminate this Lease without liability to Tenant. If the
Commencement Date is postponed as aforesaid, Tenant and Landlord shall execute a
writing confirming the Commencement Date on such form as shall be reasonably
acceptable to Landlord and Tenant.

                                   ARTICLE 7
                                      USE
                                      ---

     Section 7.1  Permitted Uses.
                  ---------------

     Tenant shall have the right to use the Premises for: executive and
administrative offices; sale, display, storage, service, repair and use of
Tenant's products and equipment; manufacture of optical fiber and fiber
components; manufacture and assembly of Tenant's products; all other uses
incidental and related to the foregoing; and for any purposes permitted under
Legal Requirements.

                                   ARTICLE 8
                               REAL ESTATE TAXES
                               -----------------

     Section 8.1  Definitions.
                  ------------

     As used herein "Taxes" shall mean: (i) all general and special duties,
taxes, assessments, special or otherwise, sewer rents, rates and charges, water
rents, rates and charges, or any other charge of a similar or dissimilar nature,
of any kind, that may be levied or assessed upon or with respect to the Premises
or any part thereof; (ii) any other governmental or quasi-governmental charges
of any kind or nature that may at any time prior to or during the Term become
due and payable and be levied or assessed by any authority having power to do so
with respect to the Premises or any part thereof; (iii) all taxes or charges
levied on Rent or the gross receipts from the Premises to the extent they are in
lieu of or a substitute for, in whole or in part, any other current tax,
assessment or charge upon or with respect to the Premises.  If any new
assessments or other Taxes may be paid in installments, such Taxes shall be paid
in installments over the longest period permitted.  Notwithstanding the
foregoing, "Taxes" shall be deemed not to include: (v) income tax, tax on rents
or rentals except as specifically set forth in subsection (a)(iii) above, excess
profits or revenue tax, excise tax or inheritance tax, gift tax, gains tax,
franchise tax, corporation tax, capital levy transfer, estate, succession or
other similar tax or charge that may be payable by or chargeable to Landlord
under any Legal Requirement; (w) increases in assessments caused by Landlord's
sale of all or any part of the Premises or an interest therein; (x) interest or
penalties imposed upon Landlord for late payment of Taxes; (y) special
assessments and Taxes resulting from the expansion or renovation of the Premises
or from tenant improvements not approved by Tenant; and (z) Taxes and
assessments for a facility (such as a garage) and land used in connection
therewith, including retail and other non-office space at the Premises, for
which a fee or rent is charged.

                                      -5-
<PAGE>

     Section 8.2  Payment of Taxes.
                  -----------------

     Landlord shall cause the bills for all Taxes to be sent directly to Tenant
for payment by Tenant.  Tenant shall pay all Taxes relating to the Term before
delinquency.  If any bills for Taxes for the Term are not sent directly to
Tenant, Tenant shall pay Landlord, within 30 days after rendition of a statement
and supporting documentation therefor, all such Taxes.

     Section 8.3  Proration.
                  ----------

     If the Commencement Date occurs on a date other than the first day of the
tax year, or the Term expires on a date prior to the end of the tax year, Taxes
payable hereunder for such fractional months shall be appropriately prorated
based upon the number of days in the applicable month.

     Section 8.4  Tax Contest.
                  ------------

     (a) Tenant may contest the amount or validity of any Taxes in any manner
permitted by law, in Tenant's name, and whenever necessary in Landlord's name.
Landlord will cooperate with Tenant and execute any documents or pleadings
required for such purpose. If permitted by law, Tenant may defer payment of the
contested Taxes.

     (b) Any refund with respect to Taxes paid by Tenant or paid by Landlord and
for which Landlord has been reimbursed by Tenant shall be the property of
Tenant. Any other Tax refund shall be the property of Landlord.

     (c) Tenant may postpone or defer payment of any Taxes during the pendency
of appropriate proceedings brought by Tenant to contest the same, provided that
such postponement or deferral will not jeopardize Landlord's title or constitute
a default in any mortgage on the Premises.

                                   ARTICLE 9
                            UTILITIES AND SERVICES
                            ----------------------

     Section 9.1  Tenant Obligations.
                  -------------------

     Tenant shall provide its own janitor service, and pay for its own utilities
such as water, fuel, electricity and telephone service, and sewer rents, if any.
Tenant shall keep sidewalks, drives and the Building Parking Area free and clear
of snow and ice.

     Section 9.2  Interruption of Services.
                  -------------------------

     If: (i) any service is interrupted for more than three consecutive Business
Days; (ii) Tenant promptly gives Landlord notice of such interruption; (iii)
such interruption does not result from the negligent or willful act or omission
of Tenant or Tenant's Representatives, or from any failure of Tenant to comply
with any term or condition of this Lease; and (iv) such interruption renders any
portion of the Premises unusable or inaccessible by Tenant in the conduct of its
business or materially disrupts Tenant's operations at the Premises, then Rent
shall thereupon abate with respect to the portion of the Premises rendered
unusable or inaccessible, retroactive to the first day of the interruption,
until such discontinuance is substantially remedied; provided, however, if such
interruption continues for more than seven consecutive Business Days, Tenant may
terminate this Lease by written notice to Landlord. If Tenant does not terminate
this Lease as provided in this paragraph, then after the end of the five
Business Day period, Tenant may take reasonable steps to restore such service
from within the Building and shall invoice Landlord for the actual and
reasonable cost thereof, which Landlord shall pay within 30 days of

                                      -6-
<PAGE>

receipt thereof, and if not so paid, Tenant shall have a credit in such amount
against Rent next due hereunder. The abatement, right of self-help and
termination right provided for in this subsection shall not apply to any
interruption of a Building Service caused by casualty or condemnation, which
shall be governed respectively by Articles 16 and 17.

                                  ARTICLE 10
                     ASSIGNMENT, MORTGAGING AND SUBLETTING
                     -------------------------------------

     Section 10.1  General Prohibition and Exceptions.
                   -----------------------------------

     (a) Neither this Lease, nor the Term and estate hereby granted, nor any
part hereof or thereof shall be assigned or otherwise transferred by Tenant, and
neither the Premises, nor any part thereof, shall be sublet, used, occupied or
permitted to be used or occupied, by anyone other than Tenant or for any purpose
other than as permitted by this Lease, without the prior consent of Landlord in
each case, except as expressly otherwise provided in this Article. Such
transactions are herein collectively referred to as "Transfers," and the
applicable assignee or subtenant is a "Transferee."

     (b) Notwithstanding anything to the contrary herein, neither the prior
notice to nor consent of Landlord shall be required with respect to a Transfer
to: (i) an entity controlled by, controlling or under common control with
Tenant, or in which Tenant owns a legitimate interest for a legitimate purpose
(collectively, an "Affiliate"); or (ii) an entity succeeding to substantially
all of the business of Tenant (a "Successor"), by merger, consolidation or
acquisition (in either case, a "Permitted Transfer" to a "Permitted
Transferee"). For this purpose "control" shall mean the possession of the power
to direct or cause the direction of the management and policies of such entity,
whether through the ownership of a sufficient percentage of voting securities,
by contract or otherwise. In connection with any Permitted Transfer, Tenant
shall deliver a copy of the documentation to Landlord within ten (10) days after
the execution of the assignment or sublease.

     Section 10.2  Consent.
                   --------

     When required under this Article, Landlord's consent to a proposed Transfer
shall not be unreasonably withheld, delayed or conditioned.  If Landlord shall
not respond to a request for consent within ten (10) days, such consent shall be
deemed given.

     Section 10.3  Continuation of Liability.
                   --------------------------

     (a) In the case of a Transfer, Tenant shall remain primarily liable for the
performance or observance of all of the terms and provisions on Tenant's part to
be performed or observed under this Lease (such liability to be joint and
several with that of the Transferee following the effective date of the
Transfer); provided, however, that if Tenant shall assign this Lease in
accordance with all of the terms and conditions of this Article to an entity
with a net worth of not less than the Minimum Amount (as hereinafter defined),
or if the guarantor (of payment, not merely collection) of such entity shall
have a net worth of not less than the Minimum Amount, as evidenced by the
assignee's (or guarantor's) most recent audited financial statements, not more
than 12 months old, then Tenant shall thereupon be released from any liability
accruing hereunder after the effective date of the assignment. The "Minimum
Amount" shall be an amount equal to ten (10) times the Base Rent owed for the
balance of the Term.

     (b) Landlord's consent to an assignment or subletting shall not be
construed as a waiver of any requirement for obtaining Landlord's consent to any
subsequent assignment of this Lease or subletting of part or all of the Premises
as required herein.

                                      -7-
<PAGE>

     If Tenant assigns this Lease and any subsequent assignee of this Lease
defaults, anything herein to the contrary notwithstanding, the defaulting Tenant
may, without Landlord's prior consent, reassign this Lease to Tenant or a
Permitted Transferee, provided that, as a condition to the effectiveness of such
reassignment, the assignee promptly cures all existing defaults under this
Lease.

                                  ARTICLE 11
                             COMPLIANCE WITH LAWS
                             --------------------

     Section 11.1  Obligations of Landlord and Tenant.
                   -----------------------------------

     (a) Landlord shall comply, at Landlord's sole cost and expense, with all
Legal Requirements that: (i) are applicable to all or any part of the physical
condition and occupancy of the Building, the Base Building Systems or the Land
or additions thereto; or (ii) relate to the performance by Landlord of any
duties or obligations to be performed by Landlord under this Lease.

     (b) Landlord shall obtain (and maintain), at Landlord's sole cost and
expense, any permit, license, certificate or other authorization required for
the lawful and proper use and occupancy by Tenant or any other party of all or
any part of the Premises and shall provide a copy thereof to Tenant upon
Tenant's request.

     Section 11.2  Obligations of Tenant.
                   ----------------------

     Tenant shall comply, at Tenant's sole cost and expense, with all Legal
Requirements: (i) that are applicable to Tenant's particular use and manner of
use of the Premises; and (ii) in connection with any Tenant Alterations (as
defined in Section 14.1 below).

                                  ARTICLE 12
                                 ENVIRONMENTAL
                                 -------------

     Section 12.1  Tenant's Environmental Obligations.
                   -----------------------------------

     (a) Tenant covenants that no Hazardous Materials (as hereinafter defined)
will be brought onto or stored or used in the Premises by Tenant or Tenant's
Representatives, except in compliance with all Legal Requirements.

     (b) Tenant shall hold harmless, indemnify and defend Landlord from and
against any Environmental Damages (as hereinafter defined) resulting from events
occurring on or about the Premises and caused by Tenant or Tenant's
Representatives.

     Section 12.2  Landlord's Environmental Obligations.
                   -------------------------------------

     (a) Landlord represents and warrants that there are currently no Hazardous
Materials on, in, at or affecting the Premises. Landlord shall deliver to Tenant
a copy of Landlord's most recent Phase I Environmental Assessment on or prior to
the execution of this Lease by the parties hereto. Landlord represents and
warrants that it has no knowledge or reason to believe, and has not received any
notices or communications from any Governmental Authority, that any Person at
the Premises has violated any Legal Requirement with respect to the acquisition,
handling, storage, treatment, shipment or disposal of, or any other matters
pertaining to, Hazardous Materials. Landlord represents and warrants that
neither it nor the Premises is subject to any decree, order or judgment relating
to environmental Legal Requirements. Landlord represents and warrants that, to
the best of Landlord's knowledge, any

                                      -8-
<PAGE>

underground storage tanks on the Land are in compliance with all Legal
Requirements and the Land has never been used as a landfill or waste disposal
site.

     (b) Landlord shall hold harmless, indemnify and defend Tenant from and
against any Environmental Damages resulting from events occurring on or about
the Premises prior to and during the Term, except for Environmental Damages
caused by Tenant or Tenant's Representatives.

     Section 12.3  Indemnification Obligations.
                   ----------------------------

     (a) If either Landlord or Tenant receives notice of any claim giving rise
to the other party's obligation to indemnify under this Article, the indemnified
party shall promptly notify the other in writing of such claim. The indemnifying
party shall have the right and option in the first instance, through counsel of
its own choosing and at its own expense, to deal with, defend, settle or
compromise any such claim.

     (b) If the indemnifying party fails to appoint counsel to deal with,
defend, settle or compromise any such claim within 60 days after receiving
notice thereof, the indemnified party may, but shall not be obligated to, deal
with, defend, settle or compromise any such claim through counsel of its own
choosing, at the expense of the indemnifying party. In such event, any
settlement or compromise shall not be made without prior notice to the
indemnifying party. The parties shall cooperate with each other in the defense
of any such claim or litigation, at the indemnifying party's expense.

     Section 12.4  Definitions.
                   ------------
     (a) "Environmental Damages" shall mean all claims, judgments, damages
(including punitive damages), losses, penalties, fines, liabilities (including
strict liability), encumbrances and liens, and any other costs and expenses,
resulting from the existence on or in, or release to, the ground or air, of
Hazardous Materials in violation of, or alleged to be in violation of, the Legal
Requirements applicable thereto, including any attorneys' fees, disbursements,
consultant's fees and other costs resulting from: (i) investigation and defense
of any alleged claim; (ii) directive of any Governmental Authorities, whether or
not the claims or directives are groundless, false or fraudulent, or are
ultimately defeated; and (iii) any settlement or judgment.

     (b) "Hazardous Materials" shall mean any hazardous or toxic substance,
material or waste (including constituents thereof) that is or becomes regulated
by one or more Governmental Authorities. The words "Hazardous Materials"
include, without limitation: (i) any material or substance listed or defined as
a "hazardous waste," "extremely hazardous waste," "restricted hazardous waste,"
"hazardous substance" or "toxic substance" under any Legal Requirement; (ii)
petroleum and its byproducts; (iii) asbestos, radon gas and urea formaldehyde
foam insulation; (iv) polychlorinated biphenyl; (v) any substance designated as
a hazardous or toxic waste or substance (or words of similar import) pursuant to
the Federal Water Pollution Control Act, as amended (33 U.S.C. (S)1317), the
Federal Resource Conservation and Recovery Act, as amended (42 U.S.C. (S)6903),
the Comprehensive Environmental Response, Compensation and Liability Act, as
amended (42 U.S.C. (S)(S)9601 et seq.), the Toxic Substances Control Act, as
amended (15 U.S.C. (S)(S)2601 et seq.), or the Hazardous Materials
Transportation Act, as amended (49 U.S.C. (S)(S)1801 et seq.); or (vi) any other
chemical, material, gas or substance, the exposure to or release of which is or
may hereafter be prohibited, limited or regulated by any governmental or quasi-
governmental entity having jurisdiction over the Premises or the operations or
activity at the Premises, or any chemical, material, gas or substance that does
or may pose a hazard to the health or safety of the occupants of the Premises or
the occupants of property adjacent to the Premises.

                                      -9-
<PAGE>

Section 12.5  Survival.

     This Article shall survive the expiration or earlier termination of this
Lease.

                                  ARTICLE 13
                   LANDLORD'S REPRESENTATIONS AND WARRANTIES

Section 13.1  Landlord's Representations Regarding Title And Use.

     Landlord represents and warrants as a condition of this Lease that: (i) it
possesses good marketable fee title to the Premises, subject only to matters
described in Section 12.3; (ii) it is authorized to make this Lease for the
Term; (iii) the provisions of this Lease do not or will not conflict with or
violate the provisions of existing or future agreements between Landlord and
third parties; (iv) that the certificate of occupancy for the Premises allows
Tenant to use and enjoy the Premises for the purposes set forth in this Lease;
(v) that the Building, the Structure and the Base Building Systems are in a
physical, mechanical and working condition sufficient to allow Tenant to use and
enjoy the Premises for the purposes set forth in this Lease; (vi) the Premises
and the uses thereof for the purposes specified in this Lease are, and will
continue to be, in compliance with all Legal Requirements; and (vii) Landlord
will deliver to Tenant the Premises and the Building Parking Area free of all
tenants and occupants and claims thereto.

Section 13.2  Landlord's Representations Regarding Legal Proceedings.

     Landlord represents and warrants that, as of the date hereof: (i) there are
no pending, or, to the best of its knowledge, threatened, claims, causes of
action, foreclosure proceedings, filings of involuntary or voluntary bankruptcy
or insolvency petitions, appointments of receivers, assignments for the benefit
of creditors, lawsuits or judgments against the Premises or Landlord; and (ii)
none of the foregoing affecting other properties controlled by or under common
control with Landlord or a Person, directly or indirectly, through one or more
intermediaries, controlled by Landlord or under common control with Landlord,
exist if the same may affect title to the Premises, Landlord's ability to comply
with its obligations under this Lease, or Tenant's use of the Premises as herein
provided.  If, after the date hereof, any such actions, petitions, appointments,
assignments or other proceedings are filed or threatened, Landlord shall notify
Tenant within 15 days of Landlord's knowledge thereof.

Section 13.3  Title Matters.

     Landlord has delivered to Tenant a copy of a Mortgagee's title insurance
policy for the Premises and represents and warrants that the policy is a true
and complete copy of the original; that there have been no changes as of the
date of this Lease to any matters set forth in such policy.  A list of all
encumbrances, restrictions, agreements, covenants, declarations, lis pendens,
mechanics' liens, and other matters affecting title, whether of record or known
by Landlord on the date hereof to exist, or that Landlord anticipates will exist
or will be recorded within six months from the date hereof (including all
mortgages and superior leasehold interests), are listed on Exhibit C.

                                  ARTICLE 14
                           ALTERATIONS; IMPROVEMENTS

Section 14.1  Tenant Alteration.

     Except as hereinafter provided, Tenant shall not make any changes,
alterations, improvements, decorations or installations (collectively,
"Alterations") in or to the Premises of any nature without

                                      -10-
<PAGE>

Landlord's prior written consent, which consent shall not be unreasonably
withheld, conditioned or delayed. Notwithstanding anything to the contrary
herein, no consent of or notice to Landlord shall be required for Tenant's
initial Alterations or Alterations that do not affect the Base Building Systems
or the Structure. All Alterations shall become Landlord's property upon
surrender of the Premises to Landlord. Upon or at any time prior to Tenant's
surrender of the Premises to Landlord, Tenant shall have the right to remove all
or any portion of the Alterations and repair any damage to the Premises
occasioned by such removal.

Section 14.2  Law; Mechanics' Liens.

     At its expense, Tenant shall cause its Alterations to be performed in
compliance with all applicable Legal Requirements and in a good and workmanlike
manner.  Tenant shall discharge within 30 days of notification thereof from
Landlord, by payment, bond or otherwise, any mechanics' liens filed against the
Premises or the Building for work, labor, services or materials claimed to have
been performed at or furnished to the Premises for or on behalf of Tenant,
except when the mechanics' lien is filed by a contractor, supplier, materialman
or laborer retained by Landlord, in which event Landlord shall discharge the
lien by payment, bond or otherwise.

                                  ARTICLE 15
                                    REPAIRS

Section 15.1  Tenant's Obligations.

     Tenant shall be responsible for routine maintenance and repairs of a non-
capital nature of the Premises, the Building and the Base Building Systems,
including without limitation Tenant's Property and Alterations and the roof;
provided, however, Tenant shall not be responsible for any repairs, replacements
or maintenance necessitated by the gross negligence or willful misconduct of
Landlord or Landlord's Representatives.

Section 15.2  Landlord's Obligations.

     Landlord shall pay for and make all necessary repairs and replacements to
the Premises, the Building and the Base Building Systems of a capital nature or
otherwise due to the negligence or willful misconduct of Landlord or Landlord's
Representatives.

                                  ARTICLE 16
                                   CASUALTY

Section 16.1  Restoration and Abatement.

     If the Premises or any part thereof shall be partially damaged by fire or
other casualty and Tenant gives prompt notice thereof to Landlord, subject to
its rights under Section 15.2 herein, Landlord shall proceed with commercially
reasonable diligence to repair or cause to be repaired such damage, including
without limitation the Alterations, but except for Tenant's Property.  Rent
shall be abated to the extent that the Premises are unusable or inaccessible by
Tenant in the conduct of its business by virtue of such casualty and the
abatement shall be from the date of the damage or destruction.

Section 16.2  Right of Termination.

(a)  If the Premises is substantially damaged or destroyed by fire or other
     casualty, Landlord may terminate this Lease by notice to Tenant within 30
     days after the date of the casualty, and

                                      -11-
<PAGE>

     this Lease shall terminate upon the 30th day after such notice, by which
     date Tenant shall vacate and surrender the Premises to Landlord. Rent shall
     be prorated to the date of the casualty. The Premises shall be deemed
     substantially damaged or destroyed if: (i) more than 50% of the rentable
     area of the Building is damaged or destroyed; or (ii) restoration is not
     feasible, in accordance with the reasonable estimate of an independent
     architect retained by Landlord, within one year from the date of the
     estimate. Landlord shall deliver the architect's estimate to Tenant within
     20 days after the date of the casualty.

(b)  If: (i) the Premises are damaged or rendered inaccessible by fire or other
     casualty; or (ii) a substantial part of the Building Parking Area shall be
     damaged by fire or other casualty so that it cannot be used for parking;
     and (iii) in either event, Landlord's architect's opinion is that
     restoration of the damage is not feasible within 180 days (120 days in the
     case of damage within the next-to-last Lease Year of the Term and 90 days
     in the case of damage within the last Lease Year of the Term) from the date
     of the estimate, then Tenant may terminate this Lease by notice to Landlord
     within 30 days after receipt of said architect's estimate.

(c)  If this Lease shall not be terminated by either party pursuant to
     subsections (a) or (b) above and if Landlord does not substantially
     complete restoration of the Building and reasonable access thereto and
     parking therefor within 180 days (or the lesser number of days specified in
     subsection (b) above for damage in the last two Lease Years) after the date
     of the damage, then Tenant may terminate this Lease by notice to Landlord
     within 30 days after the expiration of such period.  The 180-day period
     described in the preceding sentence shall include a period of not less than
     14 days during which Tenant has been provided reasonable access to the
     Building to install Tenant's Property.

                                  ARTICLE 17
                                EMINENT DOMAIN

Section 17.1  Termination, Abatement and Restoration.

(a)  If the whole of the Building, the Land or the Premises, or such part
     thereof as will render the remainder inadequate for the conduct of Tenant's
     business, shall be acquired or condemned for any public or quasi-public use
     or purpose, this Lease shall end as of the date of the vesting of title in
     the condemning authority (either through court order or by voluntary
     conveyance by Landlord in lieu of condemnation).

(b)  If only a part of the Premises shall be so acquired or condemned, then (i)
     Tenant may terminate this Lease by notice to Landlord if in Tenant's sole
     and absolute discretion, such acquisition or condemnation renders the
     Premises unsuitable for Tenant's business operation, or (ii) except as
     otherwise provided in this Article, this Lease and the Term shall continue
     in full force and effect, but, from and after the date of the vesting of
     title, Base Rent shall be an amount that bears the same ratio to the Base
     Rent payable immediately prior to such condemnation pursuant to this Lease,
     as the value of the untaken portion of the Premises (appraised after the
     taking and repair of any damage to the Building pursuant to this Section)
     bears to the value of the entire Premises immediately before the taking,
     and any Additional Rent payable or credits receivable shall be adjusted to
     reflect the diminution of the Premises or the Building, as applicable.  The
     value of the Premises before and after the taking shall be determined for
     the purposes of this Section by an independent appraiser selected by
     Landlord, subject to Tenant's reasonable approval.

(c)  If this Lease is not terminated pursuant to the provisions of this Section,
     Landlord, at Landlord's expense, shall diligently restore that part of the
     Premises not so acquired or condemned to a self-contained rental unit, to
     at least substantially the condition of the Premises existing prior to the
     condemnation; provided, however, that Landlord shall not be required to
     repair or replace any of Tenant's

                                      -12-
<PAGE>

     Property. In the event of any termination of this Lease pursuant to the
     provisions of this Section, Rent shall be apportioned as of the date of
     such termination, and any prepaid portion of Rent for any period after such
     date shall be promptly refunded by Landlord to Tenant.

Section 17.2  Condemnation Award.

     In the event of any such acquisition or condemnation of all or any part of
the Premises, Tenant hereby expressly assigns to Landlord all of its right,
title and interest in and to any such award, and also agrees to execute any and
all further documents that may be required in order to facilitate the collection
thereof by Landlord.  Nothing contained in this Section shall be deemed to
prevent Tenant from making a claim in any condemnation proceedings for any
moving expenses, interruption of Tenant's business, any unamortized leasehold
improvements paid for by Tenant and the value of any Tenant's Property.

                                  ARTICLE 18
                     TENANT'S DEFAULT; LANDLORD'S REMEDIES

Section 18.1  Tenant's Events of Default.

     Tenant shall be deemed in default of this Lease (a "Tenant Default") if:

(a)  Tenant fails to pay any installment of Rent when due and such default
     continues for a period of ten (10) Business Days after written notice from
     Landlord of such default; or

(b)  Tenant fails to perform any material term, covenant or condition of this
     Lease on Tenant's part to be observed or performed (other than the
     covenants for the payment of Rent), and Tenant fails to remedy such default
     within 30 days after notice by Landlord to Tenant of such default, or if
     such default is of such a nature that it cannot be completely remedied
     within such 30-day period, if Tenant does not promptly institute and
     thereafter diligently prosecute to completion all steps necessary to remedy
     the default within 90 days after Landlord's notice of default; or

(c)  Tenant files a voluntary petition in bankruptcy or insolvency, or is
     adjudicated a bankrupt or insolvent or files any petition or answer seeking
     any reorganization, arrangement, composition, readjustment, liquidation,
     dissolution or similar relief under the present or any future federal
     bankruptcy act or any other present or future applicable federal, state or
     other statute or law, or makes an assignment for the benefit of creditors
     or seeks or consents to acquiesce in the appointment of any trustee,
     receiver or liquidator of Tenant or of all or any part of Tenant's
     Property; or

(d)  Within 90 days after the commencement of any proceeding described in
     subsection (c) above against Tenant, such proceeding has not been
     dismissed, or if, within 90 days after the appointment of any trustee,
     receiver or liquidator of Tenant or of all or any part of Tenant's
     Property, with or without the consent or acquiescence of Tenant, such
     appointment has not been vacated or otherwise discharged, or if any
     execution or attachment has been issued against Tenant or any of Tenant's
     Property pursuant to which part or all of the Building has been taken or
     occupied or attempted to be taken or occupied.

Section 18.2  Landlord's Remedies.

(a)  Upon a Tenant Default, Landlord may terminate this Lease after giving
     Tenant at least 30 days' written notice of its intention to do so and in
     accordance with any Legal Requirements governing such termination.
     Landlord's exercise of any of its remedies or its receipt of Tenant's keys
     shall not be considered an acceptance or surrender of the Premises by
     Tenant.  A surrender must be agreed to in writing and signed by both
     parties.

                                      -13-
<PAGE>

(b)  If Landlord terminates this Lease or terminates Tenant's right to possess
     the Premises because of a Tenant Default, Tenant shall be liable for only
     those actual damages suffered by Landlord.  Tenant shall pay any such sums
     due within 30 days of receiving Landlord's proper and correct invoice for
     the amounts.  Landlord is not entitled to accelerate Base Rent or any other
     amounts that would become due from Tenant to Landlord.  During each
     collection action, Landlord shall be limited to the amount of Base Rent due
     that would have accrued had the Lease not been terminated.  Landlord shall
     mitigate any damage by making best efforts to relet the Premises on
     reasonable terms.

                                  ARTICLE 19
                     LANDLORD'S DEFAULT; TENANT'S REMEDIES

Section 19.1  Landlord's Default.

     Landlord shall be deemed in default of this Lease (a "Landlord Default") if
Landlord fails to perform any term, covenant or condition of Landlord under this
Lease and fails to cure such default within a period of 30 days after notice
from Tenant specifying such default (or if the default specified by Tenant is
not capable of cure within such 30-day period, if Landlord fails immediately
after notice from Tenant to commence to cure such default and diligently to
pursue completion of such cure during and within a reasonable time after such
30-day period).  Nothing in this Section shall limit Tenant's rights of
abatement or self-help expressly set forth herein, and expressly including,
without limitation, Section 8.2.

Section 19.2  Tenant's Remedies.

(a)  Upon a Landlord Default, Tenant may, upon the first occurrence of any
     Landlord Default, (i) correct the Landlord Default and deduct the cost from
     Base Rent and other sums payable or (ii) withhold payment of Base Rent and
     other sums payable, if any, due to Landlord until Landlord has corrected
     the specified Landlord Default.  Upon the second occurrence of any Landlord
     Default or upon the failure of Landlord to cure any Landlord Default within
     90 days, Tenant shall have the right to seek the judicial remedy of
     specific performance or to terminate this Lease by providing Landlord with
     written notice of such termination.

(b)  Tenant agrees to simultaneously give Landlord's Mortgagee (as defined in
     Section 22.1) a copy of any notice of a Landlord Default that Tenant serves
     upon Landlord.  Landlord's Mortgagee shall have the right to cure a
     Landlord Default within the period provided to Landlord.

                                  ARTICLE 20
                       NON-LIABILITY AND INDEMNIFICATION

Section 20.1  Nonliability.

(a)  Except to the extent resulting from the willful act or negligence of
     Landlord or Landlord's Representatives, Landlord shall not be liable to
     Tenant in connection with or arising from any injury to Tenant or any other
     person, or for any damage to, or loss (by theft or otherwise) of, any of
     Tenant's Property or the property of any other Person.  Tenant waives, to
     the full extent permitted by law, any claim for consequential damages
     arising from any negligence of Landlord or Landlord's Representatives.

(b)  Except to the extent resulting from the willful act or negligence of Tenant
     or Tenant's Representatives, Tenant shall not be liable to Landlord or
     Landlord's Representatives in connection with

                                      -14-
<PAGE>

     or arising from any injury to any person, or for any damage to, or loss (by
     theft or otherwise) of, any of Landlord's property or the property of any
     other Person. Landlord waives, to the full extent permitted by law, any
     claim for consequential damages arising from any negligence of Tenant or
     Tenant's Representatives.

Section 20.2  Indemnification By Tenant.

     Tenant shall indemnify and save Landlord harmless of and from all losses,
costs, liabilities, claims, damages, expenses, penalties and fines, incurred in
connection with or arising from: (i) any Tenant Default; or (ii) any negligence
of Tenant or any of Tenant's Representatives in or about the Premises during the
Term, including any negligence in the making or performing of any Tenant
Alterations.  If any action or proceeding shall be brought against Landlord,
based upon any such claim, Tenant, upon notice from Landlord, shall cause such
action or proceeding to be defended at Tenant's expense.  Landlord hereby waives
any claim for consequential damages to the extent permitted by law.

Section 20.3  Indemnification By Landlord.

     Landlord shall indemnify and save Tenant harmless of and from all losses,
costs, liabilities, claims, damages, expenses,  penalties and fines, incurred in
connection with or arising from: (i) any Landlord Default; and (ii) any
negligence of Landlord or Landlord's Representatives in or about the Premises
either prior to, during, or after the expiration of the Term, including any
negligence in the making or performing of any improvements.  If any action or
proceeding shall be brought against Tenant based upon any such claim, Landlord,
upon notice from Tenant, shall cause such action or proceeding to be defended at
Landlord's expense.  Tenant hereby waives any claim for consequential damages to
the extent permitted by law.

Section 20.4  Conditions to Indemnification.

     The indemnifications provided for above shall be subject to the following
conditions: (i) the indemnified party shall give the indemnifying party prompt
written notice of any claim subject to indemnification of which the indemnified
party has knowledge; (ii) the indemnifying party's obligation to indemnify shall
exclude any injury, loss or damage caused by the negligence of the indemnified
party, or its agents, contractors, and employees; (iii) the indemnified party
shall reasonably cooperate with the indemnifying party in defense of any claim
subject to the indemnifying party's indemnification (but such cooperation shall
be without expense to the indemnified party); and (iv) the indemnifying party
may defend with counsel of its choice, at its cost but selected in its sole
discretion.

                                  ARTICLE 21
                                   SURRENDER

Section 21.1  Surrender.

     On the last day of the Term, Tenant shall quit and surrender the Premises
to Landlord broom clean, in substantially the same order, condition and repair
as on the Commencement Date, except for ordinary wear, tear and damage by fire
or other casualty, and except for obligations of Landlord, together with all
Alterations, except as otherwise provided for in this Lease and excluding
Tenant's Property.  Tenant shall remove from the Building all of Tenant's
Property and all personal property and personal effects of all persons claiming
through or under Tenant, and shall pay the cost of repairing all damage to the
Building occasioned by such removal.  Notwithstanding anything to the contrary
herein, Tenant shall not be required to remove any telephone, computer or
similar cabling or wiring installed in the Building by or on behalf of Tenant.

                                      -15-
<PAGE>

Section 21.2  Holdover.

     Following the expiration or earlier termination of the Term, if Tenant
continues in possession of the Building, Tenant's occupancy shall be as a month-
to-month tenant. Tenant shall pay Landlord monthly rent for such time as Tenant
remains in possession without Landlord's consent at the following rates: Base
Rent payable during the first holdover month shall be equal to Base Rent payable
during the final month of the Term.  Should Tenant's holdover continue during
the subsequent 60 days, Base Rent shall be increased to l25% of Base Rent
payable during the final month of the Term until such time as Tenant vacates the
Building.  Additional Rent shall be payable during any holdover.  The Base Rent
increases provided herein shall constitute Landlord's sole and exclusive remedy
hereunder, and Tenant shall not be liable for any damages under this Section.

                                  ARTICLE 22
                                   INSURANCE

Section 22.1  Insurance.

(a)  Tenant shall obtain and keep in full force and effect during the Term, at
     Tenant's cost and expense, and in the following amounts: (i) Commercial
     General Liability Insurance on an occurrence basis, such insurance to
     afford protection in an amount not less than $2,000,000 combined single
     limit,  protecting Tenant against any and all claims for bodily injury,
     death or property damage to, occurring in or upon the Premises or any part
     thereof and naming Landlord as an additional insured; (ii) insurance
     against fire and other such perils as may be included in a so-called fire
     and special extended coverage insurance form on the Building in the amount
     of $2,000,000; and (iii) contractual liability insurance in an amount not
     less than $2,000,000 insuring Tenant's liability pursuant to Article 20
     hereof.

(b)  Tenant's insurance shall be written by an insurance company admitted to do
     business in the State of Connecticut.

                                  ARTICLE 23
                 SUBORDINATION, NONDISTURBANCE AND ATTORNMENT

Section 23.1  Subordination; Non-Disturbance.

     This Lease shall be subordinate and subject to all ground and underlying
leases and to any first mortgages thereon and to any first mortgages covering
the fee of the Premises, and to all renewals, modifications or replacements
thereof; provided, however, that, with respect to any existing ground lease,
underlying lease and/or mortgage, no later than the date Tenant executes and
delivers this Lease, and, with respect to any future ground lease, underlying
lease and/or mortgage, on or before the effective date thereof, Landlord shall
obtain from its ground lessor, underlying lessor and/or mortgagee, as the case
may be (in any such case, "Landlord's Mortgagee"), and caused to be filed on the
public record, a written non-disturbance agreement between Landlord's Mortgagee
and Tenant that shall be binding on the parties thereto and their respective
legal representatives, successors and assigns, and provide, among other
provisions, that, so long as this Lease is in full force and effect and Tenant
is not in Default hereunder following any required notice from Landlord to
Tenant of such Default and following the expiration of any applicable cure
period relating thereto: (i) Tenant shall not be joined as a defendant in any
proceeding that may be instituted to terminate or enforce the ground or
underlying lease or to foreclose or enforce the mortgage; (ii) Tenant's
possession and use of the Premises in accordance with the provisions of this
Lease shall not be affected or disturbed by reason of the subordination to or
any modification of or default under the ground or underlying lease or mortgage;
and (iii) Landlord's Mortgagee will make available to

                                      -16-
<PAGE>

Landlord any insurance proceeds or condemnation awards payable to Landlord for
the purposes agreed upon in this Lease.

Section 23.2  Attornment.

(a)  If Landlord's Mortgagee shall succeed to the rights of Landlord under this
     Lease, whether through possession, surrender, assignment, subletting,
     judicial or foreclosure action, or delivery of a deed or otherwise, Tenant
     will attorn to and recognize such successor-landlord as Tenant's landlord,
     provided the successor-landlord accepts such attornment and recognizes
     Tenant's rights of possession and use of the Premises in accordance with
     the provisions of this Lease.

(b)  Landlord expressly authorizes Tenant to rely on any notice from such
     successor-landlord made in accordance with the notice provision contained
     herein which appears on its face to be genuine, and Tenant shall have no
     duty to make any inquiry into the existence of a default or the genuineness
     or validity of any such notice as a condition to acting and relying on such
     notice.  This shall include any notice from the successor-landlord
     notifying Tenant of a default under the mortgage or lease and instructing
     Tenant to pay all Rent to such successor-landlord.  All such payments made
     in good faith and in reliance on such notice shall be deemed to have been
     made to or on behalf of Landlord and shall not be a breach under this
     Lease.

                                  ARTICLE 24
                                    ACCESS

Section 24.1  Landlord's Access.

     Landlord or Landlord's agents shall have the right to enter the Premises
for any of the purposes specified in this Lease and: (i) to examine the Premises
or for the purpose of performing any obligation of Landlord or exercising any
right or remedy reserved to Landlord in this Lease; (ii) to exhibit the Premises
to a prospective purchaser, mortgagee or ground lessor of the Building, and
during the last six (6) months of the Term to exhibit the Premises to
prospective tenants; (iii) to make such repairs, alterations, improvements or
additions or to perform such maintenance, including the maintenance of all Base
Building Systems, as Landlord may deem necessary or desirable; and (iv) to take
all materials into and upon the Premises that may be required in connection with
any such repairs, alterations, improvements, additions or maintenance.
Notwithstanding the foregoing, except in emergencies hereunder: (i) all entries
by Landlord under this Article shall be at reasonable times and after at least
24 hours' prior written notice to Tenant; (ii) shall be conducted so as not to
unduly interfere with Tenant's use and occupancy of the Premises; (iii) shall be
subject to Tenant's reasonable security and confidentiality requirements from
time to time (including the accompaniment of a Tenant representative if
necessary in Tenant's sole discretion); and (iv) Tenant may designate one or
more areas in the Premises as secure areas, and Landlord shall have no right of
access thereto without being accompanied by Tenant's designated representative.

Section 24.2    Tenant's Access.

          Notwithstanding anything contained herein to the contrary, Tenant may
take possession of the portions of the Premises known as the "Back Area" on or
after August 22, 2000, and the "Office Area" on or after September 13, 2000,
each as defined and identified on Exhibit A, upon all the same terms and
conditions contained herein except that Tenant's obligation to pay Rent shall
not commence until the Commencement Date.  Landlord shall deliver the balance of
the Premises on or before the Commencement Date.

                                      -17-
<PAGE>

                                  ARTICLE 25
                        INABILITY TO PERFORM AND WAIVERS

Section 25.1  Unavoidable Delays.

     Except as otherwise specified herein, this Lease and the obligations of a
party to perform all of the terms, covenants and conditions on its part to be
performed shall in no way be affected, impaired or excused because the other
party, due to Unavoidable Delay, is: (i) unable to fulfill any of its
obligations under this Lease; or (ii) unable to supply or delayed in supplying
any service expressly or impliedly to be supplied; or (iii) unable to make or
delayed in making any repairs, replacements, additions, alterations or
decorations; or (iv) unable to supply or delayed in supplying any equipment or
fixtures.  In no event, however, shall Tenant be excused from paying Rent or
Landlord be excused from making any required payment because of Unavoidable
Delay.  Notwithstanding anything to the contrary herein: (i) this Section shall
not apply to or Section 8.2 above; and (ii) if the Premises are rendered
unusable or inaccessible for 30 or more days as a result of an Unavoidable
Delay, Rent shall be abated as of the end of the 30-day period until the
Premises become fully usable and accessible.

Section 25.2  Trial by Jury.

     To the extent permitted by applicable law, Landlord and Tenant hereby waive
trial by jury in any action, proceeding or counterclaim brought by either
against the other on any matter arising out of or in any way connected with this
Lease, the relationship of Landlord and Tenant, or Tenant's use or occupancy of
the Building, any claim or injury or damage, or any emergency or other statutory
remedy with respect thereto.

Section 25.3  Waivers.

     The failure of either party to insist in any one or more instances upon the
strict performance of any one or more of the agreements, terms, covenants,
conditions or obligations of this Lease, or to exercise any right, remedy or
election herein contained, shall not be construed as a waiver or relinquishment
of the future of the performance of such one or more obligations of this Lease
or of the right to exercise such election, but the same shall continue and
remain in full force and effect with respect to any subsequent breach, act or
omission, whether of a similar nature or otherwise.

                                  ARTICLE 26
                                QUIET ENJOYMENT

Section 26.1  Covenant.

     Tenant shall have the peaceful and quiet enjoyment and possession of the
Premises and its parking and other rights hereunder without hindrance or
molestation by Landlord or any party claiming under or through Landlord, subject
to the terms, covenants and conditions of this Lease.

                                  ARTICLE 27
                                   BROKERAGE

Section 27.1  Representations and Indemnification.

     Each of Landlord and Tenant warrants and represents that it has dealt with
no real estate broker in connection with this Lease and that no broker is
entitled to any commission on account of this Lease.  The party who breaches
this warranty shall defend, hold harmless and indemnify the other from any loss,
cost, damage or expense, including reasonable attorneys' fees, arising from the
breach.

                                      -18-
<PAGE>

                                  ARTICLE 28
                       NOTICES AND ESTOPPEL CERTIFICATE

Section 28.1  Notice Methods.

     Any notice, request or demand under this Lease shall be in writing,
considered properly delivered when actually received by the other party,
addressed as hereinafter provided, and: (i) served personally; (ii) sent by a
nationally-recognized overnight courier with return receipt; or (iii) sent by
the United States Postal Service, registered or certified mail (return receipt
requested).  Any notice, request or demand by Tenant to Landlord shall be
addressed to Landlord at the notice address for Landlord set forth in the Basic
Lease Information, until otherwise directed in writing by Landlord and, if
requested in writing by Landlord, simultaneously served on or sent to Landlord's
Mortgagee at the address specified in such request.  Any notice, request or
demand by Landlord to Tenant shall be addressed to Tenant at the address for
Tenant set forth in the Basic Lease Information, until otherwise directed in
writing by Tenant.  Notwithstanding the foregoing, rejection or other refusal to
accept a notice, request or demand, or the inability to deliver the same because
of a changed address of which no notice was given, shall be deemed to be receipt
of the notice, request or demand sent.

Section 28.2  Estoppels and Payment to Mortgagee.

(a)  At any time, and from time to time upon not less than 20 days' prior
     written notice by Landlord to Tenant, but not more than once each Lease
     Year, Tenant shall execute, acknowledge and deliver to Landlord a
     statement, in writing, certifying that this Lease is unmodified and in full
     force and effect (or if there have been modifications, that this Lease is
     in full force and effect as modified and stating the modifications), the
     dates to which Rent has been paid in advance, if any, stating whether, to
     Tenant's knowledge, there are any offsets to Tenant's obligation to pay
     Rent hereunder and describing them, if any, stating whether or not to the
     actual knowledge of the signer of such certificate (who shall be a duly
     authorized officer or signatory of Tenant) Landlord is in default in
     performance of any term, covenant or condition contained in this Lease and,
     if so, specifying each such default of which the signer may have actual
     knowledge, it being intended that any such statement delivered pursuant
     hereto may be relied upon by any prospective purchaser of the Premises or
     any part thereof, or of the interest of Landlord in any part thereof, by
     any mortgagee or prospective mortgagee thereof, by any lessor or
     prospective lessor thereof, or by any prospective assignee of any mortgage
     thereof.

(b)  At any time, and from time to time upon not less than 20 days' prior
     written notice by Tenant to Landlord, but not more than once each Lease
     Year, Landlord shall execute, acknowledge and deliver to Tenant a
     statement, in writing, certifying that this Lease is unmodified and in full
     force and effect (or if there have been modifications, that the same is in
     full force and effect as modified and stating the modifications), and dates
     to which Rent has been paid in advance, if any, stating whether, to
     Landlord's knowledge, there are any offsets to Tenant's obligation to pay
     Rent hereunder and describing them, if any, and stating whether or not to
     the actual knowledge of the signer of such certificate (who shall be a duly
     authorized officer or signatory of Landlord) either party is in default in
     performance of any term, covenant or condition contained in this Lease and,
     if so, specifying each such default of which the signer may have knowledge
     actual, it being intended that any such statement delivered pursuant hereto
     may be relied upon by any third party.

                                      -19-
<PAGE>

                                  ARTICLE 29
                                     SIGNS

Section 29.1  Tenant's Signs.

     Tenant may, at Tenant's own cost and expense, lawfully erect or place signs
concerning the business of Tenant on the exterior and/or interior walls of the
Building.  Tenant shall maintain its signs in a good state of repair, save
Landlord harmless from any loss, cost or damages as a result of the erection,
maintenance, existence or removal of its signs, and repair any damage that may
have been caused by the erection, existence, maintenance or removal of such
signs, reasonable wear and tear excepted.  At the end of the Term, Tenant shall
remove its signs at its expense.  Landlord shall not erect any signs on the
Building without Tenant's prior consent.

                                  ARTICLE 30
                               SECURITY DEPOSIT

Section 30.1  Landlord shall invest the Security Deposit in a segregated,
interest-bearing account of not less that 5% per annum, with all interest paid
to Tenant.  At any time prior to or during the term of this Lease, Tenant may
substitute the Security Deposit with a letter of credit in form reasonably
satisfactory to Landlord.  Landlord shall return the entire Security Deposit or
the Letter of Credit to Tenant immediately following the expiration of the 3rd
Lease Year.

                                  ARTICLE 31
                                    PARKING

Section 31.1  Landlord hereby grants to Tenant the exclusive right to use the
Building Parking Area as shown on Exhibit A.

                                  ARTICLE 32
                                 MISCELLANEOUS

Section 32.1  Successors.

     The terms, covenants and conditions contained in this Lease shall bind and
benefit the successors and assigns of the parties with the same effect as if
mentioned in each instance where a party is named or referred to, except that no
violation of the provisions of Article 10 shall operate to vest any rights in
any successor or assignee or Tenant.

Section 32.2  Entire Agreement and Amendments.

     This Lease contains the entire agreement between the parties, and all prior
negotiations and agreements are merged in this Lease.  This Lease may not be
changed, modified or discharged, in whole or in part, except by a written
instrument executed by the party against whom enforcement of the change,
modification or discharge is sought.

                                      -20-
<PAGE>

Section 32.3  Governing Law.

     This Lease shall be governed in all respects by the laws of the State of
Connecticut.

Section 32.4  Invalid Provision.

     If any term or provision of this Lease or any application thereof shall be
invalid or unenforceable, the remainder of this Lease and any other application
of such term shall not be affected thereby.

Section 32.5  Consents.

     Except as otherwise specified in this Lease, including the Exhibits hereto,
a party shall not unreasonably withhold, delay or condition any requested
consent or approval.  Consent or approval shall be deemed given if the
responding party has not replied within ten (10) Business Days of the receipt of
the request and all information reasonably required for such consent or
approval.

Section 32.6  Notice of Lease.

     This Lease shall not be filed on the public record by either Landlord or
Tenant.  Either party may, however, request that a memorandum of this Lease be
filed in a form reasonably acceptable to both.  Landlord and Tenant shall
execute and deliver a memorandum of this Lease in proper form for recording
within ten (10) Business Days following the request therefor and the delivery by
the requesting party of a draft memorandum of lease.

Section 32.7  Counterparts.

     This Lease may be executed in any number of counterparts, each of which
upon execution and delivery shall be considered an original for all purposes;
provided, however, that all such counterparts shall, together, upon execution
and delivery, constitute one and the same instrument.

Section 32.8  Cumulative Remedies.

     All of the remedies given to a party in this Lease in the event of default
by the other party are in addition to all other rights or remedies to the first
party may be entitled at law or in equity; all such remedies shall be deemed
cumulative and the election of one shall not be deemed a waiver of any other or
further rights or remedies.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                      -21-
<PAGE>

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

                                    Landlord:

                                    6750 MAIN STREET, INC.

                                    By:/s/ RICHARD E. CREED
                                       -----------------------------------------
                                    Name: Richard E. Creed
                                         ---------------------------------------
                                    Title: President
                                          --------------------------------------

                                    Tenant:

                                    CiDRA CORPORATION

                                    By:/s/ F. KEVIN DIDDEN
                                       -----------------------------------------
                                    Name: F. Kevin Didden
                                         ---------------------------------------
                                    Title: President and Chief Executive Officer
                                          --------------------------------------

                                      -22-
<PAGE>

                                   EXHIBIT A

                             [SKETCH OF PREMISES]

                                     -A1-
<PAGE>

                                   EXHIBIT B

                              [LEGAL DESCRIPTION]

                                     -B1-
<PAGE>

                                   EXHIBIT C

                            [LIST OF ENCUMBRANCES]

                                     -C1-
<PAGE>

                                   EXHIBIT D

                                 [WORK LETTER]

     To induce Tenant to enter into the Lease (to which this Exhibit d is
attached) and in consideration of the mutual covenants hereinafter contained,
Landlord agrees to perform the following work to the Premises within the
following time periods:

<TABLE>
<CAPTION>
--------------------------------------------------------------------------------------------------------
Description of work:                                To be performed on or prior to:
--------------------------------------------------------------------------------------------------------
<S>                                                 <C>
1.  Install new membrane roof.                      In coordination with Tenant's initial alterations,
                                                    but prior to November 1, 2000.
--------------------------------------------------------------------------------------------------------
2.  Resurface parking lot.                          October 10, 2000
--------------------------------------------------------------------------------------------------------
3.  Restain exterior wood and remove dead plants.   October 10, 2000
--------------------------------------------------------------------------------------------------------
4.  Upgrade the HVAC at $3.00 per square foot.      In coordination with Tenant's initial alterations,
                                                    but prior to November 1, 2000.
--------------------------------------------------------------------------------------------------------
5.  Upgrade electrical service to 480 volts and     October 10, 2000
    add major circuits.
--------------------------------------------------------------------------------------------------------
6.  All upgrades required for ADA compliance.       In coordination with Tenant's initial alterations,
                                                    but prior to November 1, 2000.
--------------------------------------------------------------------------------------------------------
</TABLE>

                                     -C2-

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