Document:

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                                                                   Exhibit 10.16

                       ELECTRONIC DATA SYSTEMS CORPORATION
                         STANDARD SUB-SUBLEASE AGREEMENT

      THIS SUB-SUBLEASE AGREEMENT (the "Sub-Sublease") is entered into as of
August 2, 2000, by and between Sub-Sublandlord and Sub-Subtenant hereinafter
named. Upon the terms and conditions hereinafter set forth, Sub-Sublandlord and
Sub-Subtenant agree as follows:

1.    DEFINITIONS AND BASIC PROVISIONS. The following definitions and basic
      provisions shall be used in conjunction with and limited by the reference
      thereto in the provisions of this Sub-Sublease:

      A.    "Sub-Sublandlord":              ELECTRONIC DATA SYSTEMS
                                            CORPORATION, a Delaware corporation

      B.    Address of Sub-Sublandlord:     5400 Legacy Drive, H3-2F-53
                                            Plano, Texas  75024-3105
                                            Attn.: Real Estate Leasing

      C.    "Sub-Subtenant":                SOMERA COMMUNICATIONS, INC.,
                                            a Delaware corporation

      D.    Address of Sub-Subtenant:       5383 Hollister Avenue
                                            Santa Barbara, California 93111

      E.    Sub-Subtenant Federal Tax ID:   75-0521878

      F.    "Sublandlord":                  GRC INTERNATIONAL, INC., a Delaware
                                            corporation

      G.    Address of Sublandlord:         1900 Gallows Road
                                            Vienna, Virginia 22182
                                            Attention: Dick Biller

      H.    "Master Landlord":              SANTA BARBARA CORPORATE CENTER, LLC,
                                            a California limited liability
                                            company, successor-in-interest to
                                            Bermant Development Company

      I.    Address of Master Landlord:     5383 Hollister Avenue
                                            Santa Barbara, CA 93111

      J.    "Sub-Sublease Premises": All space to be occupied by Sub-Subtenant
            as shown on Exhibit "A", attached hereto and made a part of this
            Sub-Sublease, containing approximately 8,913 square feet of net
            rentable area being a portion of the Premises described in the
            Sublease (hereafter defined) being approximately 52,119 rentable
            square feet of space, and located at 5383 Hollister Avenue, Santa
            Barbara, California 93111 (the "Building").

      K.    "Sub-Sublease Term": The period that begins upon the later of (i)
            execution of this Sub-Sublease, or (ii) receipt of consent of Master
            Landlord and Sublandlord to this Sub-Sublease (the "Commencement
            Date") and expiring on March 31, 2004 (the "Expiration Date").

      L.    "Base Rent": Base Rent for the first year shall be $147,789.12 per
            year (subject to base rental abatement described in paragraph 8E
            hereinbelow), payable in the amount of $12,315.76 per month, based
            upon CPI increase which was effective as of April 1, 2000. The
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            annual and monthly Base Rent may be modified after receipt of the
            amount verification from Landlord. This Sub-Sublease is triple net.
            The base rent shall be adjusted annually as provided under Paragraph
            9 of the Master Lease.

      M.    "Sub-Subtenant's Proportionate Share": For the purpose of allocating
            Sub-Subtenant's pro rata share of Operating Expenses, as defined in
            the Master Lease (as hereafter defined) and the Sublease,
            attributable to the Sub-Sublease Premises, Sub-Subtenant's
            Proportionate Share shall be a fraction, the numerator which is the
            total number of the rentable square feet of the Sub-Sublease
            Premises and the denominator which is the total of the rentable
            square feet of the Premises covered by the Sublease, it being agreed
            that Sub-Subtenant's Proportionate Share is 17.10%.

      N.    "Sub-Subtenant's Representatives": Sub-Subtenant's agents,
            representatives and employees.

      O.    "Sub-Sublandlord's Representatives": Sub-Sublandlord's agents,
            representatives and employees.

2.    GRANTING CLAUSE. Sub-Sublandlord, in consideration of the covenants and
      agreements to be performed by Sub-Subtenant and upon the terms and
      conditions hereinafter stated, does hereby lease, demise and let unto
      Sub-Subtenant, and Sub-Subtenant in consideration of the covenants and
      agreements to be performed by Sub-Sublandlord and upon the terms and
      conditions in this Sub-Sublease, does hereby take and lease from
      Sub-Sublandlord, the Sub-Sublease Premises, subject to all laws, statutes,
      codes, rules, regulations and zoning ordinances promulgated by any
      governmental authority having jurisdiction now in affect or adopted in the
      future (collectively, the "Law"), to have and to hold for the Sub-Sublease
      Term (except as the Commencement Date and the Expiration Date may be
      adjusted as herein provided, or unless sooner terminated as provided in
      this Sub-Sublease or the Master Lease).

3.    MASTER LEASE & SUBLEASE. This Sub-Sublease is subject to that certain (a)
      Net Net Net Building Lease (the "Original Lease"), dated April 25, 1995,
      by and between Bermant Development Company, as landlord, and Sublandlord,
      as tenant, as modified by that certain (i) First Amendment to Building
      Lease (the "First Amendment"), dated January 26, 1996, by and between
      Master Landlord and Sublandlord; and (ii) Second Amendment to Building
      Lease (the "Second Amendment"), dated May 9, 1997 (the Original Lease, the
      First Amendment and the Second Amendment are hereinafter collectively the
      "Master Lease", attached hereto as Exhibit "B-1", incorporated herein by
      reference), covering certain premises (the "Premises") more particularly
      described in the Master Lease; and (b) Sublease (the "Sublease"), dated
      March 1, 1999, by and between Sublandlord and Sub-Sublandlord, as
      subtenant, attached hereto as Exhibit "B-2"), incorporated herein by
      reference, covering the Sub-Sublease Premises as the sublease premises.
      This Sub-Sublease is made subject to all applicable covenants,
      restrictions, agreements, terms and conditions of the Master Lease and the
      Sublease, which are incorporated into and made a part of this Sub-Sublease
      as if: i) Sub-Sublandlord were Master Landlord or Sublandlord, as
      appropriate, insofar as Sublandlord has the rights or right by law to act
      as so, and ii) Sub-Subtenant were tenant or Subtenant, as appropriate,
      except as otherwise provided to the contrary herein, excluding paragraphs
      11, 16 and 17 of the Sublease and paragraph 18, 19, 20 and 21 of the
      Master Lease. Sub-Subtenant shall in no case have any rights with respect
      to the Sub-Sublease Premises greater than Sub-Sublandlord's rights as
      tenant under the Master Lease and the Sublease, and Sub-Sublandlord shall
      have no liability to Sub-Subtenant for any matter or thing for which
      Sub-Sublandlord does not have co-extensive liability as tenant under the
      Master Lease and the Sublease. In the event the specific terms of this
      Sub-Sublease are in conflict with the terms of the Master Lease or the
      Sublease, then the specific terms of this Sub-Sublease shall prevail.

4.    MASTER LANDLORD'S AND SUBLANDLORD'S CONSENT. Pursuant to the Master Lease
      and the Sublease, this Sub-Sublease is subject to Master Landlord's and
      Sublandlord's written consent and shall not be valid until Master
      Landlord's and Sublandlord's written
      consent is obtained and delivered to each party. Sub-Sublandlord shall
      diligently pursue obtaining Master Landlord's and Sublandlord's written
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      consent to this Sub-Sublease.

5.    WARRANTY BY SUB-SUBLANDLORD. Sub-Sublandlord warrants and represents to
      Sub-Subtenant, to the knowledge of Sub-Sublandlord, that the Master Lease
      and the Sublease have not been amended or modified, except as provided
      above, that Sub-Sublandlord is not now, and as of the Commencement Date of
      the Sub-Sublease Term hereof, will not be in default or breach of any of
      the provisions of the Master Lease and the Sublease, and that
      Sub-Sublandlord has no knowledge of any claim by Master Landlord or
      Sublandlord that Sub-Sublandlord is in default or breach of any of the
      provisions of the Master Lease or the Sublease.

6.    CONDITION OF THE SUB-SUBLEASE PREMISES. Sub-Subtenant shall accept
      possession of the Sub-Sublease Premises on an "AS IS, WHERE IS" basis, in
      whatever physical condition the same may be, and Sub-Sublandlord makes no
      representations or warranties of any kind or nature, express, implied, or
      otherwise, or any covenants of any kind or nature, with regard to the
      condition of the Sub-Sublease Premises or with respect to the fitness
      thereof for Sub-Subtenant's intended uses or the quality of or manner of
      any services provided or to be provided by Master Landlord or Sublandlord,
      and any such representations, warranties or covenants are hereby expressly
      disclaimed. Without limitation of the foregoing, Sub-Sublandlord shall
      have no obligation to construct or pay for any tenant improvements to the
      Sub-Sublease Premises or make any repairs or modifications thereto for the
      benefit of Sub-Subtenant.

7.    USE.

      A. Sub-Subtenant shall use the Sub-Sublease Premises for the uses set
      forth in the Sublease, unless specifically approved by Sub-Sublandlord,
      Master Landlord and Sublandlord. Sub-Subtenant shall additionally comply
      with the rules and regulations of the Building which Master Landlord or
      Sublandlord may reasonably require or amend from time to time during the
      term of this Sub-Sublease.

      B. Sub-Subtenant shall not do nor permit anything to be done in or about
      the Sub-Sublease Premises nor bring or keep anything therein which will in
      any way increase the existing rate or affect any fire or other insurance
      upon the Building or any of its contents (unless Sub-Subtenant shall pay
      an increased premium as a result of such use or acts), or cause a
      cancellation of any insurance policy covering the Building or any part
      thereof or any of its contents, nor shall Sub-Subtenant sell or permit to
      be kept, used or sold in or about the Sub-Sublease Premises any articles
      which may be prohibited by a standard form policy of fire insurance.

      C. Sub-Subtenant shall not do or permit anything to be done in or about
      the Sub-Sublease Premises which will in any way obstruct or interfere with
      the rights of other tenants or occupants of the Building or injure or
      annoy them or use or allow the Sub-Sublease Premises to be used for any
      unlawful or objectionable purpose, nor shall Sub-Subtenant cause, maintain
      or permit any nuisance in or about the Sub-Sublease Premises.
      Sub-Subtenant shall not commit or suffer to be committed any waste in or
      upon the Sub-Sublease Premises.

      D. Sub-Subtenant shall not knowingly use the Sub-Sublease Premises or
      knowingly permit anything to be done in or about the Sub-Sublease Premises
      which will in any way conflict with the Law. Sub-Subtenant shall at its
      sole cost and expense promptly comply with the Law and with the
      requirements of any board of fire underwriters or other similar body now
      or hereafter constituted relating to or affecting the condition, use or
      occupancy of the Sub-Sublease Premises, excluding structural changes not
      relating to or affecting the condition, use or occupancy of the
      Sub-Sublease Premises, or not related or afforded by Sub-Subtenant's
      improvements or acts. The judgment of any court of competent jurisdiction
      or the admission of Sub-Subtenant, in any action against Sub-Subtenant,
      whether Sub-Sublandlord be a party thereto or not, that Sub-Subtenant has
      violated the Law and with the requirements of any board of fire
      underwriters or other similar body now or hereafter constituted relating
      to or affecting the condition, use or occupancy of the Sub-Sublease
      Premises, excluding structural changes not relating to or affecting the
      condition, use or occupancy of the Sub-Sublease Premises, or not related
      or afforded by Sub-Subtenant's improvements or acts, shall be conclusive
      of the fact as
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      between Sub-Sublandlord and Sub-Subtenant.

8.    RENT.

      A.    Base Rent. Sub-Subtenant agrees to pay equal monthly installments of
            Base Rent to Sub-Sublandlord at the address indicated in Paragraph 1
            above, or such other address as Sub-Sublandlord may from time to
            time notify Sub-Subtenant. Such monthly installments shall be
            payable on or before the first (1st) day of each calendar month
            (without demand, set-off or deduction) commencing as of the
            Commencement Date. Base Rent for any fractional month at the
            beginning or end of the Sub-Sublease Term shall be prorated on
            actual days. Additional rent shall include, without limitation, the
            Operating Expenses, as described below, and any and all other
            charges, costs or expenses otherwise as set forth in the Master
            Lease.

      B.    Operating Expenses. Operating Expenses shall mean any and all costs
            and expenses incurred through the ownership, operation, maintenance
            and insurance of the Building, as more particularly set forth in the
            Master Lease. Sub-Subtenant shall pay Sub-Subtenant's Proportionate
            Share of Operating Expenses of any amounts in excess of the
            Operating Expense Stop in the provided in the Master Lease to
            Sub-Sublandlord.

      C.    Late Charge. In the event that any monthly installment of the Base
            Rent, Operating Expenses and any other additional rent
            (collectively, the "Rent"), or any other payment required to made by
            Sub-Subtenant under this Sub-Sublease is not received within 5 days
            after the due date, Sub-Subtenant agrees to pay a late charge (the
            "Late Charge") in the amount of 3% of the installment of the Rent
            due and unpaid. It is hereby understood and acknowledged that the
            Late Charge shall constitute liquidated damages and such liquidated
            damages shall be solely for the purpose of reimbursing
            Sub-Sublandlord for the additional costs and expenses
            Sub-Sublandlord presently expects to incur in connection with the
            handling and processing of late payments of Rent and any other
            additional rent due and payable under this Sub-Sublease.
            Sub-Sublandlord and Sub-Subtenant agree that in the event of any
            such late payment by Sub-Subtenant, the damages resulting to
            Sub-Sublandlord will be difficult to ascertain precisely, and that
            the Late Charge constitutes a reasonable and good faith estimate by
            the parties of the extent of such damages. If the payment of the
            Rent and any other additional rent continues not to be paid by
            Sub-Subtenant within 30 days after the due date thereof,
            Sub-Subtenant shall additionally pay interest on such unpaid Rent or
            any other additional rent, at the rate of 10% per annum (but in no
            event in excess of the highest interest rate provided by law) which
            interest shall accrue from the due date to the date of payment.

      D.    Non-Waiver of Rights. If Sub-Sublandlord, at any time or times,
            shall accept Rent or any other sum due to it hereunder after the
            same shall become due and payable, such acceptance shall not excuse
            delay upon subsequent occasions, or constitute, or be construed as,
            a waiver of any of Sub-Sublandlord's rights hereunder.

      E.    Base Rental Abatement. Notwithstanding to the contrary contained in
            the Sub-Sublease Agreement, Sub-Sublandlord agrees and acknowledges
            that Sub-Subtenant shall receive an abatement of all Base Rent from
            August 1, 2000 through October 31, 2000 of the Sub-Sublease term.
            Accordingly, Sub-Subtenant's obligation to commence Base Rent
            payments hereunder shall begin on November 1, 2000.

9.    ADDITIONAL SERVICES AND COSTS TO SUB-SUBTENANT. Any additional services
      other than those described in Subparagraph A or in the Sublease or Master
      Lease, services being the types of service which may be usual and
      customary in buildings comparable to the Building in the vicinity of the
      Building (the "Additional Services"), requested by Sub-Subtenant in
      writing to Sub-Sublandlord shall be delivered to Master Landlord or
      Sublandlord, as applicable. Master Landlord or Sublandlord may decide to
      provide the Additional Services in its sole respective discretion,
      provided, however, that the Additional Services shall be billed directly
      to Sub-Subtenant and Sub-Subtenant shall make payments for the Additional
      Services directly to the Master Landlord or Sublandlord. Sub-Sublandlord
      shall not
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      be responsible or liable for Master Landlord's or Sublandlord's failure to
      provide any the Additional Services or the quality of the Additional
      Services. Sub-Subtenant shall pay the Additional Services cost within the
      time period specified by Master Landlord or Sublandlord when an invoice
      for such Additional Service is delivered.

10.   FINANCIAL STATEMENTS. Upon request by Sub-Sublandlord, Sub-Subtenant will
      provide to Sub-Sublandlord financial statements of Sub-Subtenant certified
      by a certified public accountant, reasonably approved by Sub-Sublandlord.
      Sub-Sublandlord may, at Sub-Sublandlord's option request interim certified
      financial statements as may be required by the Master Landlord, the
      Sublandlord or any accounting, financing or legal requirement.

11.   PARKING. In addition to the Sub-Sublease Premises, Sub-Sublandlord hereby
      grants to Sub-Subtenant, subject to the Master Lease and the Sublease and
      so long as this Sub-Sublease remains in effect, four (4) parking spaces
      for every 1,000 rentable square feet of office space.

12.   ASSIGNMENT AND SUBLETTING. Sub-Subtenant shall not assign this
      Sub-Sublease or further sublet all or any part of the Sub-Sublease
      Premises without the prior written consent of Sub-Sublandlord (and the
      consent of Master Landlord and Sublandlord, if such is required under the
      terms of the Master Lease and the Sublease), which shall not be
      unreasonably withheld. Notwithstanding the foregoing, Sub-Sublandlord's
      refusal to consent shall not be deemed to be unreasonable if such proposed
      subtenant or assignee does not have the financial background to perform
      the obligations under the Master Lease, intends to utilize the
      Sub-Sublease Premises for purposes other than allowed under the Master
      Lease and the Sublease or Master Landlord or Sublandlord fail to consent
      to such assignment or sublease. Sub-Subtenant shall not be in default
      under the terms and conditions of this Sub-Sublease or the Master Lease at
      the time of any request for consent or through the period of time prior to
      the consent is granted by Master Landlord and Sublandlord. Any request by
      Sub-Subtenant for Sub-Sublandlord's consent to a specific assignment or
      Sub-Sublease shall include a) the name of the proposed assignee,
      sublessee, or occupant, b) the nature of the proposed assignee's,
      sublessee's or occupant's business to be carried on in the Sub-Sublease
      Premises, c) a copy of the proposed assignment or Sub-Sublease, and d)
      such financial information and such other information as Sub-Sublandlord
      may reasonably request concerning the proposed assignee, sublessee or
      occupant or its business. Any assignment or Sub-Sublease approved by
      Sub-Sublandlord, Sublandlord and Master Landlord shall be subject to the
      Master Lease, the Sublease and this Sub-Sublease. Sub-Subtenant shall pay
      to Sub-Sublandlord all reasonable costs incurred related to the review of
      the subletting or assignment documents and costs incurred in obtaining
      Master Landlord's and Sublandlord's consents. Additionally, for purposes
      of this Sub-Sublease, the following transactions relating to Sub-Subtenant
      shall be deemed an assignment of this Sub-Sublease and shall give rise to
      the requirement of approval or consent by Sub-Sublandlord, and may result
      in the right to terminate or alter this Sub-Sublease, based upon the
      above: any merger (including, without limitation, a reincorporation
      merger), consolidation, reorganization, stock exchange, one or more sales
      or transfers of stock, by operation of law or otherwise, or creation of
      new stock, by which an aggregate of more than 50% of Sub-Subtenant's stock
      shall be vested in a party or parties who are nonstockholders as of the
      date hereof; and the sale or transfer of substantially all of the assets
      or other similar or related transaction in which Sub-Subtenant is the
      surviving entity or, if Sub-Subtenant is not the surviving entity, the
      surviving entity which continues to conduct the business conducted by
      Sub-Subtenant prior to consummation of the transaction. The foregoing
      related to sale or transfer of stock shall not apply if Sub-Subtenant's
      stock is listed on a recognized security exchange. For the purpose of this
      paragraph, stock ownership shall be determined in accordance with the
      principles set forth in Section 544 of the Internal Revenue Code of 1954,
      as amended. If the Rent being charged or any other concessions granted
      under any assignment or Sub-Sublease exceeds the Rent charged under this
      Sub-Sublease, any excess amounts shall be shared as provided in the Master
      Lease and/or the Sublease. If the Master Lease or Sublease does not have a
      provision for sharing excess rent amounts, any excess amounts shall be
      shared equally between Sub-Sublandlord and Sub-Subtenant.

13.   SUB-SUBTENANT'S INSURANCE. Sub-Subtenant shall, at its sole cost and
      expense, obtain and maintain commercial general liability insurance,
      including blanket contractual liability coverage, with
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      limits of not less than $2,000,000.00 combined single limit for personal
      injury and property damage; comprehensive automobile liability insurance
      covering all owned, non-owned and hired vehicles with limits of not less
      than $1,000,000.00 combined single limit for personal injury and property
      damage; and statutory workers compensation (in amounts required by law)
      and reasonable employers liability, and naming Sub-Sublandlord,
      Sublandlord and Master Landlord as additional insureds, as their
      respective interests may appear. The insurance policy shall be written by
      good and solvent insurance companies able to do business in California,
      and satisfactory to Sub-Sublandlord, Sublandlord and Master Landlord, if
      required by the Master Lease. On or before the Commencement Date of the
      Sub-Sublease Term, and within 30 days prior to the expiration of any such
      policy, Sub-Subtenant shall deliver to Sub-Sublandlord a duplicate policy
      or certificate of insurance evidencing such coverages. Such insurance
      policies shall provide for no cancellation or material alteration without
      30 days' prior written notice to Sub-Sublandlord.

14.   INDEMNIFICATION

      A. Sub-Subtenant's Indemnification. Sub-Subtenant shall indemnify, defend
      and hold Sub-Sublandlord and Sub-Sublandlord's Representatives harmless
      from any and all liabilities, responsibilities or claims to Sub-Subtenant,
      or any person claiming by, through or under Sub-Subtenant, arising from
      (a) Sub-Subtenant's use and occupancy of the Premises; or (b) the conduct
      of Sub-Subtenant's business; or (c) from any activity, work or thing done,
      permitted or suffered by Sub-Subtenant in or about the Premises, the
      Building or the Property, or (d) any breach or default in the performance
      of any obligation to be performed by Sub-Subtenant under the terms of the
      Lease or arising from any act, neglect, fault or omission or Sub-Subtenant
      or Sub-Subtenant's Representatives, and from and against all costs,
      reasonable attorneys' fees, expenses and liabilities incurred in or about
      such claim or any action or proceeding brought, excluding consequential
      and punitive damages. In case any action or proceeding shall be brought
      against Sub-Sublandlord by reason or any such claim Sub-Subtenant, upon
      receipt of notice from Sub-Sublandlord shall defend the same at
      Sub-Subtenant's expense.

            B.    Sub-Sublandlord's Indemnification. Sub-Sublandlord shall
                  indemnify, defend and hold Sub-Subtenant and Sub-Subtenant's
                  Representatives harmless from any and all liabilities,
                  responsibilities or claims to Sub-Sublandlord, or any person
                  claiming by, through or under Sub-Sublandlord, arising from
                  (a) the ownership, operation, maintenance, repair and
                  management of the Building and the Property; or (b) the
                  conduct of Sub-Sublandlord's business; or (c) from any
                  activity, work or thing done, permitted or suffered by
                  Sub-Sublandlord in or about the Premises, the Building or the
                  Property, or (d) any breach or default in the performance of
                  any obligation to be performed by Sub-Sublandlord under the
                  terms of this Lease or arising from any act, neglect, fault or
                  omission or Sub-Sublandlord or Sub-Sublandlord's
                  Representatives, and from and against all costs, reasonable
                  attorneys' fees, expenses and liabilities incurred in or about
                  such claim or any action or proceeding brought, excluding
                  consequential and punitive damages. In case any action or
                  proceeding shall be brought against Sub-Subtenant by reason or
                  any such claim, Sub-Sublandlord, upon receipt of notice from
                  Sub-Subtenant shall defend the same at Sub-Sublandlord's
                  expense.

15.   SUB-SUBLANDLORD'S OBLIGATIONS. Sub-Sublandlord shall have no obligation to
      perform any of Master Landlord's obligations under the Master Lease, or,
      Sublandlord's obligations under the Sublease, including, without
      limitation, (i) providing any of the services that Master Landlord or
      Sublandlord has agreed to provide pursuant to the Master Lease or Sublease
      (or required by law), or (ii) furnishing the electricity to the
      Sub-Sublease Premises that Master Landlord has agreed to furnish pursuant
      to the Master Lease (or required by law), or (iii) making any of the
      repairs or restorations that Master Landlord or Sublandlord has agreed to
      make pursuant to the Master Lease or Sublease (or required by law), or iv)
      complying with any laws or requirements of any governmental authorities,
      unless Sub-Sublandlord occupies a portion of the Original Premises which
      would affect the Sub-Sublease Premises, or v) take any other action that
      Master Landlord or Sublandlord has agreed to provide, furnish, make,
      comply with, or take, or cause to be provided, furnished, made, complied
      with or taken under the Master Lease or the Sublease. Sub-Subtenant shall
      have no rights against Sub-
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      Sublandlord arising out of the Master Landlord's or Sublandlord's failure
      to perform any of its obligations under the Master Lease or Sublease, as
      applicable. Sub-Subtenant shall have the right to institute an action
      under the provisions of the Master Lease to the extent such action relates
      to the Sub-Sublease Premises, provided Sub-Subtenant gives Sub-Sublandlord
      at least 30 days prior written notice and Sub-Sublandlord has failed to
      take action within that time. Notwithstanding the foregoing, if an action
      or cure cannot be completed within 30 days after receipt, however, such
      action or cure is commenced within 30 days after receipt of notice, and is
      diligently being pursued, Sub-Subtenant shall have no right to pursue
      Master Landlord or Sub-Sublandlord. If Sub-Subtenant subsequently pursues
      such action, Sub-Subtenant agrees to reimburse Sub-Sublandlord for its
      proportionate share of any costs incurred by Sub-Sublandlord in connection
      with Sub-Subtenant instituting any such action. Sub-Sublandlord shall give
      reasonable assistance to Sub-Subtenant in enforcing the terms of the
      Master Lease or the Sublease, and will execute all documents reasonably
      necessary to enable Sub-Subtenant to pursue Master Landlord or Sublandlord
      in its failure to perform any of its obligations under the Master Lease or
      the Sublease.

16.   CONSENTS. Wherever consent by Master Landlord is required under the Master
      Lease and Sublandlord is required under the Sublease, Sub-Sublandlord's
      consent shall also be required. Except as specifically set forth herein,
      Sub-Sublandlord agrees that whenever its consent or approval is required
      hereunder, or where something must be done to Sub-Sublandlord's
      satisfaction, it shall not unreasonably withhold or delay such consent or
      approval; provided, however, that whenever the consent or approval of
      Master Landlord, Sublandlord, the landlord under a superior lease, or the
      mortgagee under a mortgage shall withhold its consent or approval for any
      reason whatsoever, Sub-Sublandlord shall not be deemed to be acting
      unreasonably if it shall also withhold its consent or approval.

17.   LIMITATION OF LIABILITY OF SUB-SUBLANDLORD. In the event Sub-Sublandlord
      shall be liable to Sub-Subtenant for any matter relating to or arising in
      connection with this Sub-Sublease, whether based upon an action or claim
      in contract, equity, negligence, intended conduct, tort or otherwise, the
      amount of damages recoverable against Sub-Sublandlord for all events, acts
      or omissions shall in no event include, nor will Sub-Sublandlord be liable
      for, any amounts for loss of profits, income or savings or indirect,
      consequential, speculative or punitive damages of any party, including
      third parties. Further, no cause of action may be asserted against
      Sub-Sublandlord later than the earlier of a) the applicable statute of
      limitations for notice of such cause of action, or b) 2 years following
      the date after the date on which Sub-Subtenant becomes aware of the matter
      which gives to the cause of action shall have accrued. Sub-Sublandlord and
      Sub-Subtenant expressly acknowledge that the limitations contained in this
      Paragraph 17 have been the subject of active and complete negotiation
      between the parties and represent the parties' agreement.

18.   NOTICES. All notices and demands which may or are to be required or
      permitted to be given by either party to the other hereunder shall be in
      writing and shall be deemed given when actually received, or if refused,
      when delivery was attempted. All notices and demands by Sub-Sublandlord to
      Sub-Subtenant shall be sent by c) Federal Express or some other bonded,
      national, professional overnight courier; d) United States Mail, certified
      or registered mail, return receipt requested, postpaid; or (c) sent by
      telecommunication ("Fax") during normal business hours in which case it
      shall be deemed delivered on the day sent, provided an original is
      received by the addressee after being sent by a nationally recognized
      overnight courier within 1 business day of the Fax, addressed to
      Sub-Subtenant at the address indicated in Paragraph 1 E above or to such
      other person or place as Sub-Subtenant may from time to time designate in
      a notice to Sub-Sublandlord. All notices and demands by Sub-Subtenant to
      Sub-Sublandlord shall be sent in the same manner as set forth above to the
      address set forth in Paragraph 1 B above or to such other person or place
      as Sub-Sublandlord may from time to time designate in a notice to
      Sub-Subtenant.

19.   OPTIONS PERSONAL. Any option (the "Option") set forth in the Master Lease
      or the Sublease shall be personal to Sublandlord, as tenant, under the
      Master Lease and to Sub-Sublandlord, as subtenant, under the Sublease, and
      may not be exercised or assigned, voluntarily or involuntarily, by, or to,
      any person or entity other than Sublandlord, as tenant. The Option is not
      assignable separate and apart
<PAGE>

      from the Master Lease or the Sublease. Sublandlord's option to cancel
      under the Sublease has expired.

      IN WITNESS WHEREOF, this Sub-Sublease is executed as of the date first
written above.

SUB-SUBLANDLORD:                         SUB-SUBTENANT:

ELECTRONIC DATA SYSTEMS CORPORATION      SOMERA COMMUNICATIONS, INC.

By:    /s/ Daniel F. Busch               By:        /s/ Jeffrey G. Miller
   ---------------------------------        ------------------------------------
           Daniel F. Busch               Printed Name:  Jeffrey G. Miller
                                                      --------------------------
Title:     Director of Real Estate       Title:  Exec. VP of Sales & Marketing
                                               ---------------------------------

Dated:            8/3/00                 Dated:            8/2/00
      ------------------------------           ---------------------------------<PAGE>

                                                                   Exhibit 10.17

                               SUBLEASE AGREEMENT

            THIS SUBLEASE AGREEMENT (this "Sublease") is entered into as of May
19, 2000, by and between DAMES & MOORE, INC., a Delaware corporation
("Sublessor"), and SOMERA COMMUNICATIONS, INC., a Delaware Corporation
("Subtenant").

                                    RECITALS

            A. Sublessor is the tenant under that certain Lease dated December
1, 1995, as amended by First Amendment to Lease dated January 30, 1996 and First
Amendment to Net, Net, Net Lease effective as of February 1, 1999, wherein Santa
Barbara Corporate Center, LLC, a California limited liability company
("Landlord") leased to Sublessor certain premises described as 5383 Hollister
Avenue in the unincopotared area of Santa Barbara County, California (the
"Master Premises") in the building known as GRCI Building (the "Building"). Said
Lease as amended prior to the date hereof is herein referred to as the "Master
Lease" and is attached hereto as Exhibit A and made a part hereof.

            B. Subtenant desires to sublease from Sublessor, and Sublessor is
willing to sublease to Subtenant, on the terms and conditions set forth herein,
including without limitation, Section 1 of this Sublease, all of the Master
Premises known herein as the "Sublease Premises" consisting of Suite 120,
containing approximately Eight Thousand Six Hundred Ninety-Six (8,696) rentable
square feet as delineated on the floor plan attached hereto as Exhibit B and
hereby made a part hereof; provided, however, upon the Commencement Date,
Sublessor shall deliver to Subtenant only that certain portion of the Premises
consisting of approximately Two Thousand One Hundred Thirty Two (2,132) rentable
square feet as delineated on the floor plan attached hereto as Exhibit D and
hereby made a part hereof (the "Partial Premises").

            NOW, THEREFORE, in consideration of the mutual covenants and
conditions herein contained, Sublessor and Subtenant (together, the "Parties"
and each sometimes a "Party") hereby agree and covenant with each other as
follows:

                  1. Demise of Sublease Premises.

                        (a) Sublessor shall sublease and demise to Subtenant,
and Subtenant shall hire and accept from Sublessor, the Sublease Premises on and
subject to the terms and conditions set forth in this Sublease; provided,
however, upon the Commencement Date, Sublessor shall deliver to Subtenant only
the Partial Premises and the remainder of the "Sublease Premises" ("Remainder
Premises") shall be delivered on or before October 1, 2000. The term "Sublease
Premises", as used in this Sublease, shall mean and refer only to the Partial
Premises until Sublessor delivers the Remainder Premises to Subtenant in which
case, upon such delivery of the Remainder Premises, Subtenant shall be obligated
to sublease all of the Sublease Premises and the term "Sublease Premises" shall
mean and refer to all of the Sublease Premises. Notwithstanding anything to the
contrary contained in this Section 1, if Sublessor does not so tender possession
to Subtenant of the Remainder Premises (without any tenant improvements being
made therto) by January 1, 2001 (The "Outside Date"), then as Subtenant's sole
and exclusive remedy against Sublessor for Sublessor's failure to deliver and/or
delay in the delivery of the Remainder Premises, Subtenant may terminate this
Sublease by delivering written notice therof to Sublessor at any time after the
Outside Date, but prior to Sublessor's tender of possession of the Remainder
Premises. If Subtenant fails to deliver such termination notice, or if Sublessor
tenders to Subtenant possession of the Sublease Premises (without any tenant
improvements being made thereto) at any time earlier than the expiration of ten
(10) business days following receipt of Subtenant's termination notice, then
upon the occurrence of any such events the foregoing right given to Subtenant to
terminate this Sublease as provided herein shall lapse and be null and void and
the Sublease shall remain in full force and effect with Subtenant having no
further right to terminate this Lease pursuant to the foregoing provision. If
Sublessor does so timely deliver to Subtenant possession of the Sublease
Premises (without any tenant improvements being made thereto), Subtenant shall
promptly deliver written
<PAGE>

notice to Sublessor confirming same (however, any failure by Subtenant to so
notify Sublessor shall not affect the enforceability of this Sublease).

                        (b) In consideration of the obligations contained in
this Sublease, Subtenant shall pay to Sublessor, upon the full possession of the
Sublease Premises (including the Remainder Premises), a moving reimbursement fee
in an amount equal to $50,000 or such lesser amount, if any, as Sublessor pays
to NanoMotion pursuant to a separate agreement between Sublessor and NanoMotion
("Moving Fee"); provided, however, that such Moving Fee shall not be owed to
Sublessor if possession of the Remainder Premises are tendered to Sublessee
after October 1, 2000. Furthermore, Sublessor shall have the right to increase
said amount to a total of $150,000 by requesting an additional amount up to
$100,000 within thirty (30) days after Sublessor's delivery of possession of the
Remainder Premises, which $100,000 shall be amortized over 36 months at a fixed
rate of interest equal to 8% per annum and credited back to Sublessee as a
partial rent credit spread evenly over the 36 month period commencing on the
first (1st) day of the calendar month following deliver of the $100,000. For
example, in the event Sublessor receives $100,000 from Subtenant, the monthly
credit due to Subtenant shall be $3,133.64 each month for a period of 36 months.
Subtenant shall pay such $100,000 to Sublessor within ten (10) days after
Sublessor's written request therefore. The payment by Subtenant of the Moving
Fee and $100,000 referred to above shall constitute "Rent" under this Sublease.

                  2. Term. The term of this Sublease shall commence upon
Sublease execution, or the date upon which Landlord consents to this Sublease
(if such consent is required under the Master Lease), whichever shall last occur
(the "Commencement Date"), and shall end on February 14, 2004 (the "Term")
unless sooner terminated, or extended, as provided herein. If Landlord's consent
to this Sublease is required under the Master Lease and (i) Landlord for any
reason disapproves this Sublease, this Sublease shall be of no further force and
effect; and (ii) if Landlord fails to give such consent by May 19, 2000, either
Party may then cancel this Sublease by giving written notice of cancellation to
the other Party before such consent is actually received. Neither Party shall
have liability to the other for any termination or cancellation under this
Section 2, unless such Party by its willful act caused Landlord to refuse timely
consent to this Sublease.

                  3. Rent and Security Deposit.

                        (a) Base Rent. Subtenant shall pay to Sublessor upon
execution of the Sublease the sum of Three Thousand One Hundred Fifty Three and
66/100 Dollars ($3,153.66) as rent ("Base Rent") for the first (1st) month of
the Term and Subtenant shall pay to Sublessor such Base Rent, each month, in
advance on the first (1st) day of each month of the Term without offset,
deduction or counterclaim; provided, upon Sublessor's tender of possession of
the Remainder Premises to Subtenant, Base Rent shall increase to and Subtenant
shall pay to Sublessor without offset, deduction or counterclaim, Twelve
Thousand Eight Hundred Sixty Three and 14/100 Dollars ($12,863.14) per month in
advance on the first (1st) day of each month of the Term after such tender of
possession of the Remainder Premises. Subtenant shall receive a credit (as set
forth in Section 1 (b) above) against monthly Base Rent in the event Subtenant
pays to Sublessor the $100,000 referenced in Section 1 (b) above. In the event
of a partial rent month, the Rent will be prorated on the basis of a thirty (30)
day month.

                        (b) Additional Rent. In addition to Base Rent, Subtenant
shall pay to Sublessor as Additional Rent ("Additional Rent") 100% (if all the
Sublease Premises is then subleased to Subtenant) or 24.5% (if only the Partial
Premises is then subleased to Subtenant) of all operating expenses, taxes and
assessments payable by Sublessor under the Lease ("Operating Expenses") and any
other charges assessed against the Sublease Premises under the Master Lease or
this Sublease. The Base Rent and Additional Rent may sometimes be referred to
herein collectively as the "Rent."

                        (c) Method of Payment. All Rent shall be paid to
Sublessor in lawful money of the United States, at the address specified for
notices in Section 22 below (or such other place as Sublessor may designate by
written notice to Subtenant from time to time), and shall be payable without
requirement of notice or demand thereof and without any rights of setoff or
deduction whatsoever.

                        (d) Escalation. Subtenant's base rent shall be adjusted
per paragraph 3.5 of the Master Lease.
<PAGE>

                        (e) Late Charges. The Parties agree that late payments
of Rent by Subtenant to Sublessor will cause Sublessor to incur costs not
contemplated by this Sublease, the amount of which is extremely difficult to
ascertain. Therefore the Parties agree that if any installment of Rent is not
received by Sublessor within five (5) days after due, Subtenant will pay to
Sublessor a late charge equal to five percent (5%) of the late payment. Interest
on any amounts payable by Subtenant under this Sublease shall accrue at the rate
of twelve percent (12%) per annum from the date delinquent until paid in full.

                        (f) Rent Defined. As used herein, the term "Rent" shall
mean Base Rent and the Additional Rent (including, without limitation,
Subtenant's share of the Operating Expenses).

                        (g) Free Rent; No Tenant Improvement Allowance. During
the first thirty (30) days following delivery by Sublessor of the (i) Partial
Premises, Base Rent applicable to the Partial Premises shall be forgiven and
(ii) Remainder Premises, Base Rent applicable to the Remainder Premises shall be
forgiven. Sublessor shall provide no tenant improvement allowance to Subtenant
under this Sublease.

                  4. Master Lease.

                        (a) Incorporation by Reference; Assumption. All of the
Articles of the Master Lease are incorporated into this Sublease as if fully set
forth in this Sublease, except the following: Basic Lease Provision 4,6,7 and 9,
and the following Master Lease Sections: 3.1, last sentence of Section 5.1, the
final two sentences of Section 17.17, Section 18, and Exhibits D and E. In
addition, Section 7.6, the second paragraph of Section 7.7 and Seciton 6.1 of
the Master Lease are incorporated into this Sublease except in no event or
circumstance shall Sublessor (i) be obligated to perform any of Landlord's
obligations under Sections 6.1 or 7.6 or (ii) indemnify Subtenant (as Landlord
indemnifies Sublessor, as "Lessee") under the second paragraph of Section 7.7 of
the Master Lease and Sublessor shall have no obligation or liability to
indemnify Subtenant except to the extent expressly set forth in this Sublease.
Section 17.29 of the Master Lease shall not be applicable unless and until
Subtenant ceases to be a publicly held company. Where applicable, references in
the Master Lease to Landlord will mean Sublessor and to Lessee will mean
Subtenant (for examply, Sublessor shall not be obligated to repair damage or
destruction of the Premises or Building under Section 8 of the Master Lease). If
any provisions of this Sublease conflict with any portion of the Master Lease as
incorporated herein, the terms of this Sublease will govern.

                        (b) Assumption of Lease Obligations. Subtenant will
assume and perform Sublessor's obligations as lessee under the Master Lease
during the Sublease Term to the extent such obligations are applicable to the
Sublease Premises. Subtenant will not commit or suffer any act or omission that
will violate any of the provisions of the Master Lease.

                        (c) No Assumption by Sublessor. Sublessor does not
assume any of the obligations of the Landlord under the Master Lease, including
without limitation, the requirement to carry insurance under Section 7.6 of the
Master Lease or to perform Landlord's maintenance, repair and alteration
obligations under Section 6.1 of the Master Lease. Subtenant acknowledges that
Sublessor's obligation to perform services, provide utilities, make repairs and
carry insurance shall be satisfied only to the extent that the Landlord under
the Master Lease satisfies those same obligations. With respect to the
performance by Landlord of its obligations under the Master Lease, Sublessor's
sole obligation with respect thereto will be to request the same, on request in
writing by Subtenant, and to use reasonable efforts to obtain the same from
Landlord; provided, however, Sublessor will have no obligation to institute
legal action against Landlord.

                        (d) Performance Directly to Landlord. At any time and on
reasonable prior notice to Subtenant, Sublessor can elect to require Subtenant
to perform its obligations under this Sublease directly to Landlord, in which
event Subtenant will send to Sublessor from time to time copies of all notices
and other communications it will send to and receive from Landlord.

                        (e) Landlord Defaults; Consents. Notwithstanding any
provision of this Sublease to the contrary, (a) Sublessor will not be liable or
responsible in any way for any loss, damage, cost, expense, obligation or
liability suffered by Subtenant by reason of or as the result of any breach,
default or failure to perform by
<PAGE>

the Landlord under the Master Lease, and (b) whenever the consent or approval of
Sublessor and Landlord is required for a particular act, event or transaction
(i) any such consent or approval by Sublessor will be subject to the consent or
approval of Landlord, and (ii) should Landlord refuse to grant such consent or
approval, under all circumstances, Sublessor will be released from any
obligation to grant its consent or approval.

                        (f) Termination of Master Lease. If the Master Lease is
terminated for any reason whatsoever, this Sublease will terminate
simultaneously and any unearned Rent paid in advance by Subtenant shall be
refunded to Subtenant.

                  5. Maintenance and Repairs. At all times during the Sublease
Term, Subtenant, at its sole cost, will maintain the Sublease Premises and every
part thereof and all equipment, fixtures and improvements therein in good
condition and repair in accordance with the terms of the Master Lease. At the
end of the Sublease Term, Subtenant will surrender the Sublease Premises in as
good condition as when received, reasonable wear and tear excepted. Subtenant
will be responsible for all repairs required to be performed by the Lessee under
the Master Lease.

                  6. Use. Subtenant shall use the Sublease Premises solely for
general office use in keeping with the character of a first class office
building and shall not use or permit the use of the Sublease Premises in any
manner which will tend to create waste or a nuisance, or shall tend to disturb
Sublessor or other tenants of the Building.

                  7. Parking. Subtenant shall be entitled to that portion of
Sublessor's parking allotment under the Master Lease which is allocable to the
Sublease Premises.

                  8 Hazardous Substances.

                        (a) Definitions. For the purposes of this Sublease, the
following terms have the following meanings:

                              1. "Environmental Laws" means any and all laws,
statutes, ordinances or regulations pertaining to health, industrial hygiene or
the environment including, without limitation, the Comprehensive Environmental
Response, Compensation and Liability Act ("CERCLA"), as amended, 42
U.S.C.ss.9601 et seq. and the Resource Conservation Recovery Act of 1976
("RCRA"), as amended, 42 U.S.C.ss.6901 et seq.

                              2. "Hazardous Material(s)" means any hazardous,
toxic or radioactive substance, material, matter or waste which is or becomes
regulated by any federal, state or local law, ordinance, order, rule,
regulation, code or any other governmental restriction or requirement, and shall
include asbestos, petroleum products and the terms "Hazardous Substance" and
"Hazardous Waste" as defined in CERCLA and RCRA.

                              3. "Environmental Problem" shall mean (A) any
release or discharge, or threatened release or discharge, of a Hazardous
Material in, on, under, from or about the Sublease Premises, the Master Premises
or the Building or (B) any violation or threatened violation of any
Environmental Laws, whether or not intentional, in, on, under or about the
Sublease Premises, the Master Premises or the Building.

                              4. "Subtenant Related Environmental Problem" shall
mean any Environmental Problem resulting from or related to (A) any act or
omission of Subtenant, Subtenant's agents, servants, employees, contractors,
subcontractors, visitors, licensees or invitees (collectively, "Subtenant's
Representatives") or anyone allowed to enter onto the Sublease Premises or the
Building by Subtenant or (B) Subtenant's use of the Sublease Premises or the
Building.

                        (b) Prohibition. Subtenant shall not cause or permit the
manufacture, generation, production, storage, use, transportation, treatment,
incineration, disposal, discharge, threatened discharge, release or threatened
release of any Hazardous Material in, on, under, from or about the Sublease
Premises or the Building, or into the environment surrounding the Building.
Notwithstanding the preceding sentence, Subtenant may store and use cleaning or
office supplies ("Supplies") containing Hazardous Materials so long as (i) the
Supplies are of a
<PAGE>

type and chemical composition commonly used by businesses in general (and not
used solely as an incident to Subtenant's particular business or use of the
Sublease Premises); (ii) Subtenant stores and uses the Supplies only in such
quantities as may reasonably be expected to be stored or used by persons
occupying space the size of the Sublease Premises for general office purposes;
and (iii) Subtenant stores and uses the Supplies in compliance with any
manufacturer's directions or warnings and all applicable federal, state or local
laws, regulations and judicial decrees or orders. Subtenant shall store and use
all Supplies in a manner which minimizes to the greatest extent reasonably
practical the threat of any spill or release of such Supplies into or onto the
Sublease Premises, the Building or the environment and shall promptly and with
reasonable care clean up any such spill or release to the satisfaction of
Sublessor and any governmental authority having jurisdiction thereof. In no
event shall Subtenant use or store any asbestos-containing materials or PCBs on
the Sublease Premises.

                        (c) Compliance with Laws. Subtenant and Subtenant's
Representatives (e.g., its agents, employees, contractors and invitees) shall
comply in all respects with any and all Environmental Laws applicable to the
Sublease Premises and Subtenant's use thereof.

                        (d) Environmental Problems. Subtenant shall exercise
reasonable care to avoid the occurrence of any Subtenant Related Environmental
Problem. If Subtenant causes, permits or learns of any Environmental Problem,
Subtenant shall immediately notify Sublessor. Subtenant shall give any and all
notices of any Subtenant Related Environmental Problem required by applicable
Environmental Laws, including, without limitation, any notice required by
CERCLA. Subtenant shall immediately give Sublessor notice of any governmental
investigation or any governmental or regulatory action, proceeding, order or
decree relating to any Subtenant Related Environmental Problem and, at
Subtenant's expense, shall comply in all respects with any such order or decree
within the time period allowed thereby for compliance, unless Sublessor notifies
Subtenant that Sublessor intends to contest such order or decree. Prior to
commencing any corrective or remedial action with respect to any Environmental
Problem (except for any such action taken to comply with an order or decree
which Sublessor has not elected to contest), Subtenant shall obtain the consent
of Sublessor (which shall not be unreasonably withheld or delayed) and all
governmental entities having jurisdiction thereof. Subtenant shall not be
responsible or liable to Sublessor for any costs incurred due to any Hazardous
Material which was present on the Sublease Premises prior to Subtenant's
occupancy thereof.

                        (e) Indemnity. Subtenant shall indemnify, defend and
hold harmless Sublessor (through counsel reasonably satisfactory to Sublessor)
against any and all claims, demands, actions, proceedings, liabilities, punitive
damages, civil, administrative or criminal penalties, costs and expenses
(including, without limitation, reasonable attorneys' fees and expenses, fines
and forfeitures) incurred by Sublessor or to which Sublessor may be exposed by
reason of any of the following (an "Environmental Default"): (i) the
manufacture, generation, production, storage, use, transportation, treatment,
incineration, disposal, discharge, threatened discharge, release or threatened
release of any Hazardous Material (including any Supplies) in, on, or from the
Sublease Premises or by Subtenant or Subtenant's Representatives, in, on or
about the Building during the term of this Sublease; (ii) Subtenant's violation
of any of the provisions of this Section 8; or (iii) any Subtenant Related
Environmental Problem. Without limiting the generality of the foregoing,
Subtenant shall reimburse Sublessor upon demand for (I) any investigative,
consulting, legal, response, remedial, monitoring or clean up costs incurred by
Sublessor (whether or not in response to any governmental or judicial action,
decree or order) relating to any Environmental Default; and (II) any
investigative, consulting or legal costs incurred by Sublessor in defending
against any regulatory or judicial order or decree, or satisfying any judgment
or the terms of any settlement or consent decree, relating to any Environmental
Default. Subtenant's indemnity obligations under this Section 8 shall survive
the expiration or earlier termination of this Sublease.

                        (f) Sublessor hereby represents and warrants to
Subtenant that (i), to Sublessor's actual knowledge (without duty of inquiry or
investigation), from the date of Sublessor's initial occupancy of the Sublease
Premises to the date of this Sublease, Sublessor has not caused any
Environmental Problem and (ii) during Sublessor's occupancy of the Sublease
Premises, Sublessor used the Sublease Premises for general office uses and did
not conduct laboratory testing at the Sublease Premises.

                  9. Alterations.

                        (1) Alterations and Improvements by Subtenant. Subtenant
will not make any alterations, additions or improvements to the Sublease
Premises ("Alterations") without obtaining the prior written
<PAGE>

consent of Sublessor thereto, which consent shall be deemed granted if Subtenant
obtains Landlord's consent thereto and notifies Sublessor in writing thereof at
least ten (10) days prior to commencement of such Alterations; provided,
however, Subtenant shall indemnify, defend (by counsel reasonably acceptable to
Sublessor) and hold Sublessor harmless from and against all claims, damages,
losses, liabilities, judgments, costs and expenses suffered or incurred by
Sublessor arising from or related to Subtenants' failure to (i) surrender the
Sublease Premises in the condition in which Sublessor must surrender the
Sublease Premises to Landlord pursuant to the Master Lease, and (ii) remove any
Alterations made by Subtenant to the extent required by Landlord and (iii)
restore the Subleased Premises to the condition required by t the terms of the
Master Lease. The term "Alterations" includes any alterations, additions or
improvements made by Subtenant to comply with the ADA as required in Section 11
below. All Alterations must be constructed (i) in a good and workmanlike manner
using materials of a quality comparable to those on the Sublease Premises, (ii)
in conformance with all relevant codes, regulations and ordinances and (iii)
only after necessary permits, licenses and approvals have been obtained by
Subtenant from the appropriate governmental agencies. All Alterations will be
made at Subtenant's sole cost and diligently prosecuted to completion. Any
contractor or other person making any Alterations must first be reasonably
approved in writing by Sublessor; provided, however, Sublessor hereby approves
of Trabucco Construction, Inc. as a contractor.

                        (2) Disposition on Termination. Upon the expiration of
the Sublease Term or earlier termination of this Sublease, Sublessor may elect
to have Subtenant either (i) surrender with the Sublease Premises any or all of
the Alterations as Sublessor may determine (except personal property as provided
in Section 10 below), which Alterations will become the property of Sublessor,
or (ii) promptly remove any or all of the Alterations designated by Sublessor to
be removed, in which case Subtenant must, at Subtenant's sole cost, repair and
restore the Sublease Premises to its condition as of the Commencement Date,
reasonable wear and tear excepted.

                  10. Removal of Personal Property. All articles of personal
property, and all business and trade fixtures, machinery and equipment, cabinet
work, furniture and movable partitions, if any, owned or installed by Subtenant
at its expense in the Sublease Premises will be and remain the property of
Subtenant and may be removed by Subtenant at any time, provided that Subtenant,
at its expense, must repair any damage to the Sublease Premises caused by such
removal or by the original installation. In the event Master Lessor so requires,
Sublessor shall require that Subtenant remove all or any part of Subtenant's
personal property at the expiration of the Sublease Term or sooner termination
of this Sublease, in which event the removal will be done at Subtenant's expense
and Subtenant, prior to the end of the Sublease Term or upon sooner termination
of this Sublease, will repair any damage to the Sublease Premises caused by its
removal.

                  11. Condition of Premises. Subtenant agrees to accept the
Sublease Premises in an "AS IS" and "WITH ALL FAULTS" condition. Without
limiting the foregoing, Subtenant's rights in the Sublease Premises are subject
to all local, state and federal laws, regulations and ordinances governing and
regulating the use and occupancy of the Sublease Premises and subject to all
matters now or hereafter of record. Subtenant acknowledges that neither
Sublessor nor Sublessor's agent has made any representation or warranty as to:

                        (1)   the present or future suitability of the Sublease
                              Premises for the conduct of Subtenant's business;

                        (2)   the physical condition of the Sublease Premises;

                        (3)   the expenses of operation of the Sublease
                              Premises;

                        (4)   the safety of the Sublease Premises, whether for
                              the use of Subtenant or any other person,
                              including Subtenant's employees, agents, invitees
                              or customers;

                        (5)   the compliance of the Sublease Premises with any
                              applicable laws, regulations or ordinances; or

                        (6)   any other matter or thing affecting or related to
                              the Sublease Premises.
<PAGE>

                              Subtenant acknowledges that no rights, easements
                              or licenses are acquired by Subtenant by
                              implication or otherwise except as expressly set
                              forth herein. Subtenant will, prior to acceptance
                              of delivery of possession of the Sublease
                              Premises, inspect the Sublease Premises and become
                              thoroughly acquainted with its condition.
                              Subtenant acknowledges that the taking of
                              possession of the (i) Partial Premises by
                              Subtenant will be conclusive evidence that the
                              Partial Premises were in good and satisfactory
                              condition at the time such possession was taken
                              and (ii) Remainder Premises by Subtenant, as and
                              when possession is taken, will be conclusive
                              evidence that the Remainder Premises were in good
                              and satisfactory condition at the time such
                              possession is taken. Subtenant specifically agrees
                              that, except as specifically provided by laws in
                              force as of the date hereof, Sublessor has no duty
                              to make any disclosures concerning the condition
                              of the Building and the Sublease Premises or the
                              appropriateness of the Sublease Premises for
                              Subtenant's intended use and Subtenant expressly
                              waives any duty which Sublessor might have to make
                              any such disclosures. Subtenant further agrees
                              that, in the event Subtenant subleases all or any
                              portion of the Sublease Premises, Subtenant will
                              indemnify and defend Sublessor for, from and
                              against any matters which arise as a result of
                              Subtenant's failure to disclose any relevant
                              information about the Building or the Sublease
                              Premises to any employee, agent, subtenant or
                              assignee. Subtenant will comply will all laws and
                              regulations relating to the use or occupancy of
                              the Sublease Premises, including without
                              limitation, making structural alterations or
                              providing auxiliary aids and services to the
                              Sublease Premises as required by the Americans
                              with Disabilities Act of 1990, 42 U.S.C. ss. 12101
                              et seq. (the "ADA").

            12.               Insurance.

                  (a) Coverage. At all times during the Sublease Term, Subtenant
will, at its sole cost, procure and maintain the types and amounts of insurance
coverage as is required of Sublessor in the Master Lease.

                  (b) Policies. All insurance required to be carried by
Subtenant must be in a form satisfactory to Landlord and Sublessor and carried
with companies reasonably acceptable to Sublessor and Landlord. Subtenant must
provide Sublessor with an original certificate of insurance showing Sublessor
and Landlord as additional insureds on all policies of insurance excluding the
insurance required under Section 12(a)(5). Subtenant's policies of insurance
shall provide that they are primary coverage for all matters insured therein.
The certificate must provide for a thirty (30) day written notice to Sublessor
in the event of cancellation or material change in coverage.

                  (c) Subrogation. Sublessor and Subtenant will each obtain from
their respective insurers under all policies of fire, theft, public liability
and other insurance maintained by either of them at any time during the Sublease
Term insuring or covering the Sublease Premises excluding the insurance required
under Section 12(a)(5), a waiver of all rights of subrogation which the insurer
of one party might otherwise have, if at all, against the other party and each
party waives any and all rights of recovery against the other and their
respective officers, employees and agents for loss of or any damage to such
waiving party or its property to the extent such loss or damage is insured
against under any insurance policy in effect at the time of such loss or damage.

            13. No Encumbrance. Subtenant will not voluntarily, involuntarily or
by operation of law mortgage or otherwise encumber all or any part of
Subtenant's interest in the Sublease or the Sublease Premises.

            14. Default. The occurrence of any of the following shall constitute
a default (an "Event of Default") by Subtenant:

                  (a) Failure to pay Rent when due, if such failure continues
for five (5) days after notice has been given to Subtenant; provided that if
Subtenant fails to pay Rent when due more than three (3) times during a
consecutive twelve (12) month period during the Sublease Term, Sublessor's
obligation to notify Subtenant of any such
<PAGE>

failure will end after the third such occurrence, and a noncurable Event of
Default shall occur if Subtenant fails to pay any Rent due thereafter when such
Rent is due; or

                  (b) Failure to pay any other sum or charge payable by
Subtenant hereunder as and when the same becomes due and payable, and such
failure continues for more than ten (10) days after Sublessor gives written
notice thereof to Subtenant; provided that if Subtenant fails to pay any sum or
charge when due more than three (3) times during a consecutive twelve (12) month
period during the Sublease Term, Sublessor's obligation to notify Subtenant of
any such failure will end after the third such occurrence, and a noncurable
Event of Default shall occur if Subtenant fails to pay any sum or charge due
thereafter when such sum or charge is due; or

                  (c) Subtenant abandons or vacates the Sublease Premises; or

                  (d) Failure to perform or observe any other agreement,
covenant, condition or provision of this Sublease to be performed or observed by
Subtenant as and when performance or observance is due, and such failure
continues for more than twenty five (25) days after Sublessor gives written
notice thereof to Subtenant, or if the default cannot be cured within said
twenty five (25) day period and Subtenant fails within said period to commence
with due diligence and dispatch the curing of such default or, having so
commenced, thereafter fails to prosecute or complete with due diligence and
dispatch the curing of such default; or

                  (e) Any act or omission on the part of Subtenant which is the
basis of a claim by Landlord of a default on the part of Tenant under the Master
Lease (whether or not Landlord gives Sublessor written notice of default under
the Master Lease) unless Subtenant cures such act or omission to Landlord's
satisfaction within three (3) days after either Landlord or Sublessor give
Subtenant notice of such act or omission; or

                  (f) The filing of a petition by or against Subtenant under the
Federal Bankruptcy Code or any state bankruptcy or insolvency law (unless, in
the case of a petition filed against Subtenant, Subtenant contests such petition
and obtains a dismissal thereof within sixty (60) days after filing);
Subtenant's making any general assignment for the benefit of its creditors; the
appointment of a trustee or receiver to take possession of all or any portion of
Subtenant's assets located at the Sublease Premises or of Subtenant's interest
under this Sublease (unless Subtenant contests such appointment and obtains
repossession of such assets or interest within sixty (60) days); the attachment,
execution or other judicial seizure of all or any portion of Subtenant's assets
located at the Sublease Premises or of Subtenant's interest under this Sublease;
or Subtenant's acknowledgment in writing that it is insolvent or generally
unable to pay its obligations as they fall due.

            15. Remedies for Subtenant Default. Upon and after the occurrence of
any Event of Default (and until cure of such default has been tendered by
Subtenant and accepted by Sublessor), Sublessor shall have the following rights
and remedies:

                  (a) The right to terminate this Sublease and the interest and
estate granted in the Sublease Premises hereby, by giving Tenant written notice
of such termination (which shall be effective upon the later of the receipt of
such notice or the date and time of termination specified therein).

                  (b) In the event Sublessor elects to terminate this Sublease,
the right to recover from Subtenant:

                        (1) The worth at the time of award of the unpaid rent
earned at the date of such termination,

                        (2) The worth at the time of award of the amount by
which the unpaid Rent which would have earned after the date of such termination
until the time of award exceeds the amount of such rental loss that Subtenant
proves could have been reasonably avoided,
<PAGE>

                        (3) The worth at the time of award of the amount by
which the unpaid Rent which would have been earned for the balance of the
Sublease Term after the time of award exceeds the amount of such rental loss
that Subtenant proves could have been reasonably avoided, and

                        (4) Any other amount necessary to compensate Sublessor
for all of the detriment proximately caused by Subtenant's failure to observe or
perform any of its obligations under this Sublease or which in the ordinary
course of events would be likely to result therefrom, including, without
limitation, expenses incurred in re-entering and taking possession of the
Sublease Premises, costs incurred in cleaning and refitting the Sublease
Premises for a new tenant and costs (including reasonable broker's commissions)
incurred in reletting the Sublease Premises.

The "worth at the time of award" shall be computed, for purposes of clauses (1)
and (2) above, by allowing interest at two percent over the prime or corporate
reference rate announced from time to time by Bank of America, or, if lower, the
maximum rate permitted by law during the period in question, and, for purposes
of clause (3) above, by discounting such amount at the discount rate of the
Federal Reserve Bank in the State in which the Sublease Premises are located in
effect at the time of the award, plus one percent (1%).

                        (c) The right to re-enter and repossess the Sublease
Premises, and remove all persons and property therefrom, by any suitable action
or proceeding without liability to Subtenant or anybody claiming by, through or
under Subtenant. No such re-entry or repossession shall be deemed an election to
terminate this lease, unless Sublessor has given Subtenant written notice of
termination pursuant to subparagraph (a) above or such termination is otherwise
decreed by a court of competent jurisdiction. Sublessor may store any property
removed from the Sublease Premises at Subtenant's expense and, if Subtenant does
not pay the cost of such removal and storage within the later of ten (10) days
after written demand to Subtenant therefor or thirty (30) days after the removal
and storage of such property, Sublessor may sell such property and apply the
proceeds of such sale to the cost of such removal and storage and to any other
amounts then owed Sublessor hereunder.

                        (d) Sublessor has the remedy described in California
Civil Code Section 1951.4 (Sublessor may continue Sublease in effect after
Subtenant's breach and abandonment and recover Rent as it becomes due, if
Subtenant has right to sublet or assign, subject only to reasonable
limitations).

                        (e) Without terminating this Sublease, Sublessor shall
have the right to relet the Sublease Premises or any part thereof, for
Subtenant's account, but on such terms and conditions and at such rentals as
Sublessor in its sole discretion deems advisable, with the right at Subtenant's
expense to make such alterations and repairs in the Sublease Premises and to
incur such other expenses as Sublessor in its discretion deems necessary for
such reletting. Rents and other sums received by Sublessor from any such
reletting shall be applied: first, to the payment of expenses incurred by
Sublessor in reletting and repossessing the Sublease Premises and in the
reletting thereof; second, to sums other than Rent then owed by Subtenant to
Sublessor hereunder; third, to installments of Rent then owed Sublessor
hereunder; fourth, to future installments of Rent, as they become due; and,
fifth, any balance to Subtenant. If the rents and other revenues received by
Sublessor from any such reletting are insufficient to pay in full the amounts
due Sublessor hereunder (including, without limitation, reimbursement of the
expenses of reentering, repossessing and reletting the Sublease Premises),
Subtenant shall, upon demand and from time to time, pay the deficiency to
Sublessor.

                        (f) Without terminating this Sublease, seek and obtain
the appointment of a receiver to take possession of the Sublease Premises, relet
the same, collect and receive any Rents and other amounts payable to Subtenant
with respect to the Sublease Premises and apply such receipts, first, to the
expenses of such receivership and, then, in accordance with subparagraph (e)
above.

                        (g) To cure any default on the part of Subtenant and to
recover from Subtenant the cost of such cure, upon demand, together with
interest thereon from the date paid at an annual rate of ten percent (10%).
Sublessor's cure of any default hereunder shall not be deemed to waive such
default or any other Event of Default.

                        (h) Any other right or remedy provided by law or in
equity or in the Master Lease.
<PAGE>

The rights and remedies of Sublessor provided in this Sublease are, to the
maximum extent permitted by law, cumulative and not mutually exclusive.

            16. Indemnification and Limitation on Liability. The terms of
subsections 16(a), (b) and (c) below shall not be effective unless and until
Sublessor tenders possession of the Remainder Premises to Subtenant and Section
16(f) shall be in full force and effect until Sublessor tenders possession of
the Remainder Premises to Subtenant. Upon such tender of possession of the
Remainder Premises to Subtenant, subsections 16(a), (b) and (c) shall be in full
force and effect and fully enforceable, and the terms of Section 16(f) below
shall be of no further force or effect and shall be deemed deleted from this
Sublease.

                  (a) Subtenant hereby agrees to indemnify Sublessor and
Sublessor's directors, officers, shareholders, partners, members, principals,
employees, agents, servants, contractors, subcontractors, visitors, licensees,
successors and assigns (collectively, "Sublessor's Representatives") against and
save Sublessor and Sublessor's Representatives harmless from any and all losses,
costs, damages, charges, liabilities, obligations, fines, penalties, claims,
demands, or judgments and any and all expenses, including, without limitation,
reasonable attorneys' fees and expenses, court costs, and costs of appeal,
settlement and negotiations (collectively, "Claims"), arising out of or in
connection with: (a) Subtenant's use of the Sublease Premises; (b) the conduct
of Subtenant's business or any activity, work or thing done, permitted or
suffered by Subtenant in, on or about the Sublease Premises or the Building; (c)
any failure to perform or observe any of the terms, covenants, conditions or
provisions required to be performed or observed by Subtenant under this Sublease
or the Master Lease; or (d) any negligence or other misconduct of Subtenant or
any of Subtenant's Representatives in connection with the performance of
Subtenant's obligations under this Sublease; or (e) any mechanic's lien and
other liens and encumbrances filed by any person claiming by, through or under
Subtenant, including security interests in any materials, fixtures, equipment
and any other improvements or appurtenances installed in, located on or
constituting part of the Sublease Premises. In the event that any action or
proceeding is brought against Sublessor by reason of any of clauses (a) through
(e) inclusive of this Section 16, Subtenant shall, at the request of Sublessor,
assume the defense of the same at Subtenant's sole cost with counsel reasonably
satisfactory to Sublessor. Sublessor and its insurers shall each have the right
to employ, at its expense, separate counsel in any such action or proceeding and
to participate in the defense thereof. Subtenant shall consent to and indemnify
Sublessor against the costs of any reasonable settlement agreed to by Sublessor
of such action or proceeding.

                  (b) Subtenant hereby assumes all risk of damage to property or
injury to persons in or on the Sublease Premises or arising from the use or
occupation thereof from any cause whatsoever, except when caused by the gross
negligence or willful misconduct of Sublessor.

                  (c) Sublessor shall not be responsible or liable to Subtenant
or to those claiming by, through or under Subtenant for any injury, loss or
damage that may be occasioned by or through the acts or omissions of: (i)
persons occupying other premises in the Building, or (ii) Sublessor or
Sublessor's Representatives unless proximately caused by (A) the gross
negligence or willful misconduct of Sublessor or Sublessor's Representatives or
(B) the negligence of Sublessor or Sublessor's Representatives if such
negligence is covered by and compensable under insurance obtained by Sublessor.
Sublessor shall not be responsible or liable to Subtenant for any defect or
failure, in (or any act or omission in the construction of) the Building, the
Sublease Premises or any Building system, nor shall it be responsible or liable
for any injury, loss or damage to any person or property of Subtenant or
Subtenant's Representatives or any other person caused by or resulting from
fire, electricity, gas, water, or other utility (or interruption therein) or
from rain, snow, ice, theft, bursting, breakage, explosion, implosion, leakage,
steam, running, backing up, seepage, or the overflow of water or sewerage in any
part of the Building or for any injury, loss or damage caused by or resulting
from acts of God or the elements. Subtenant shall give prompt notice to
Sublessor in case of fire, casualty, defect or accident in the Sublease Premises
or in the Building or of defects therein or in any Building systems.

                  (d) Subtenant's indemnity obligations under this Section 16
shall survive the expiration or earlier termination of this Sublease.

                  (e) Subtenant hereby expressly assumes any and all indemnity
obligations of Sublessor under the Master Lease that relate to the Partial
Premises arising and accruing on or after the date of the Sublease and (ii)
Remainder Premises arising and accruing on or after the date Subtenant takes
possession of the Remainder Premises.
<PAGE>

                  (f) Until Sublessor delivers the Remainder Premises to
Subtenant, (i) Subtenant shall indemnify, defend and hold harmless Sublessor to
the same extent as Sublessor, as Lessee under the Master Lease (under the terms
of Section 7.7 of the Master Lease), has agreed to indemnify, defend and hold
harmless Landlord, as Lessor, under the Master Lease, (ii) Sublessor shall be
exempt from liability, and shall neither be liable for injury to Sublessee's
business or any loss of income therefrom or for damage to the property of the
Subtenant nor liable for injury to the person of Subtenant, to the same extent
as Landlord, under Section 7.8 of the Master Lease, is exempt from liability and
not liable to Sublessor, as Lessee under the Master Lease and (iii) Sublessor
shall indemnify, defend and hold Subtenant harmless from and against any and all
Claims caused by the negligent acts, negligent omissions or willful misconduct
of Sublessor, except to the extent caused by Subtenant. This subsection 16(f)
shall be applicable and in full force and effect until Sublessor tenders
possession of the Remainder Premises to Subtenant and, upon Sublessor's tender
of possession of the Remainder Premises to Subtenant, this subsection 16(f)
shall be of no further force or effect and shall be deemed deleted from this
Sublease.

            17. Assignment and Subletting. Subtenant shall not voluntarily or by
operation of law assign, transfer, mortgage, sublet or otherwise transfer or
encumber all or any part of Subtenant's interest in this Sublease or in the
Sublease Premises, without Sublessor's prior written consent which shall not be
unreasonably withheld and the prior written consent of the Landlord, as provided
in the Master Lease.

            18. Signs. Subtenant shall not place any sign upon the Sublease
Premises without Sublessor's prior written consent; provided, however, that
Sublessor shall not unreasonably withhold its consent to any sign approved by
Landlord; provided, further, that Subtenant shall have the right to place
identification signs on doors leading from the common corridor into the Sublease
Premises with Landlord's approval, but Subtenant shall repair, or reimburse
Sublessor on demand for the cost of repairing, any damage to such doors
resulting from the installation or removal of such signage. Subtenant shall be
solely responsible for negotiating with the Landlord appropriate informational
lines on the Building directory.

            19. Brokers. Each of Sublessor and Subtenant represents to the other
Party that it has not employed or consulted with any broker other than Blair
Hayes Commercial and Pacifica Commercial Realty (collectively, "Brokers") with
respect to this Sublease. Each Party shall indemnify and hold the other harmless
from and against all Claims incurred or resulting from the claim of any person,
except Brokers, that a commission or fee is due in connection with this Sublease
if such claim is based upon any statement or agreement alleged to have been made
by such Party. Payment of Brokers is Sublessor's responsibility. Sublessor shall
pay to Blair Hayes Hayes Commercial and Pacifica Commercial Realty a commission
equal to two percent (2%) each of the total Base Rent for the Partial Premises
and, in the event the Remainder Premises is delivered to Subtenant, for the
Remainder Premises in addition to the Partial Premises. The commission
applicable to the (i) Partial Premises shall be paid 1/2 upon submittal of a
fully executed approved Sublease Agreement and 1/2 upon Subtenant's occupancy of
the Partial Premises for purposes of conducting its business and (ii) Remainder
Premises shall be paid upon Subtenant's occupancy of the Remainder Premises for
purposes of conducting its business.

            20. Holding Over. If Subtenant holds over after the expiration of
the Sublease Term or earlier termination of this Sublease, with or without the
express or implied consent of Sublessor, then at the option of Sublessor,
Subtenant will become and be only a month-to-month tenant at a rent equal to one
hundred twenty five percent (125%) of the rent payable by Subtenant immediately
prior to such expiration or termination, and otherwise upon the terms, covenants
and conditions herein specified. Notwithstanding any provision to the contrary
contained herein, (i) Sublessor expressly reserves the right to require
Subtenant to surrender possession of the Sublease Premises upon the expiration
of the Sublease Term or upon the earlier termination of this Sublease and the
right to assert any remedy at law or in equity to evict Subtenant and/or collect
damages in connection with any holding over, and (ii) Subtenant will indemnify,
defend and hold Sublessor harmless from and against any and all liabilities,
claims, demands, actions, losses, damages, obligations, costs and expenses,
including, without limitation, attorneys' fees incurred or suffered by Sublessor
by reason of Subtenant's failure to surrender the Sublease Premises on the
expiration of the Sublease Term or earlier termination of this Sublease.
<PAGE>

            21. Subordination. This Sublease is subject and subordinate to the
Master Lease, to all ground and underlying leases, and to all mortgages and
deeds of trust which may now or hereafter affect such leases, the leasehold
estate or estates thereby created or the real property of which the Sublease
Premises form a part, and to any and all renewals, modifications,
consolidations, replacements and extensions thereof.

            22. Notices. Any notice required or permitted to be given hereunder
shall be in writing and delivered to the applicable party personally, or by
United States Postal Service, first class registered or certified mail, postage
prepaid, return receipt requested, in either case to the address indicated for
such party below; and shall be deemed given, delivered and received only upon
such personal delivery or at the time of delivery or attempted delivery shown
upon such receipt:

            If to Sublessor:       Mr. Rich Travaglini
                                   URS Greiner Woodward Clyde
                                   Mack Centre II
                                   One Mack Centre Drive
                                   Paramus, NJ  07652-3909

            With a copy to:        John Rakow III, Esq.
                                   O'Brien Kreitzberg
                                   50 Fremont Street, 24th Floor
                                   San Francisco, CA   94105

            If to Subtenant:       Mr. Glenn Berger
                                   Somera Communications, Inc.
                                   5383 Hollister Avenue
                                   Goleta, CA 93111

            23. Waivers. The failure or delay of either Party to insist in any
instance upon the strict performance or observance of any obligation or
condition on the part of the other under this Sublease, or to exercise any right
or remedy provided herein, shall not be deemed a waiver of such obligation,
condition, right or remedy, except where this Sublease provides expressly that a
right or remedy must be exercised within a specific time and such time has
elapsed. No waiver by either Party of any right or obligation contained in this
Sublease shall be deemed to have been made, unless made expressly in writing by
the Party entitled to the performance of the obligation, satisfaction of the
condition or exercise of the right in question. Sublessor's acceptance of any
partial payment of Rent due Sublessor hereunder shall not satisfy or discharge
Subtenant's obligation to pay the balance of Rent then due, nor shall
Sublessor's acceptance of any payment of Rent when Subtenant is in breach of any
other obligation or condition under this Sublease be deemed a waiver of such
breach.

            24. Estoppel Certificates.

                              (1) Obligation to Provide. Subtenant will at any
      time upon not less than ten (10) days' prior written notice from Sublessor
      execute, acknowledge and deliver to Sublessor a statement in writing (i)
      certifying that this Sublease is unmodified and in full force and effect
      (or, if modified, stating the nature of such modification and certifying
      that this Sublease, as so modified, is in full force and effect), the
      amount of any security deposit, and the date to which the Rent and other
      charges are paid in advance, if any, and (ii) acknowledging that there are
      not, to Subtenant's knowledge, any uncured defaults on the part of
      Sublessor hereunder or of Landlord under the Master Lease, or specifying
      such defaults if any are claimed. Any such statement may be conclusively
      relied upon by any prospective purchaser or encumbrancer to the Sublease
      Premises.

                              (2) Failure to Provide. At Sublessor's option,
      Subtenant's failure to deliver a statement within the time required by
      Section 24(a) above, will be conclusive upon Subtenant (i) that this
      Sublease is in full force and effect, without modification except as may
      be represented by Sublessor, (ii) that there are no uncured defaults in
      Sublessor's performance hereunder or in Landlord's performance under the
      Master Lease, and
<PAGE>

      (iii) that not more than one month's Rent has been paid in advance, or
      such failure may be considered by Sublessor as a material default by
      Subtenant under this Sublease.

            25. Computation of Time. The term "day" means a calendar day, and
the term "business day" means any day other than a Saturday, Sunday or a bank
holiday under the laws of the United States or the State of California. Any
period of time specified in this Sublease which would otherwise end upon a
non-business day shall be extended to, and shall end upon, the next following
business day.

            26. Quiet Enjoyment. Subtenant, upon paying the Rent and performing
each of its obligations under this Sublease, shall lawfully and quietly hold,
occupy and enjoy the Sublease Premises, as is relevant, during the Term of this
Sublease without hindrance or molestation of anyone lawfully claiming by,
through or under Sublessor, subject, however, to the provisions set forth in
this Sublease. Sublessor will have the right to enter the Sublease Premises at
any time, in the case of an emergency, and otherwise at reasonable times, for
the purpose of inspecting the condition of the Sublease Premises and for
verifying compliance by Subtenant with this Sublease and the Master Lease and
permitting Sublessor to perform its obligations under this Sublease and the
Master Lease.

            27. Entire Agreement; Modification; Binding Effect. This Sublease
constitutes the entire agreement between the Parties pertaining to the subject
matter hereof and supersedes all prior agreements, understandings and
representations of the Parties with respect to the subject matter hereof. This
Sublease may not be modified, amended, supplemented or otherwise changed, except
by a writing executed by both Parties. Except as otherwise expressly provided
herein, this Sublease shall bind and inure to the benefit of the Parties and
their respective successors and assigns.

            28. Attorneys' Fees. Should either Party institute any action or
proceeding against the other for any reason or to enforce any provision of this
Sublease or for damages by reason of an alleged breach of any provision hereof,
the prevailing Party shall be entitled to receive all costs and expenses
(including reasonable attorneys' fees) incurred by such prevailing Party in
connection with such action or proceeding.

            29. Execution in Counterparts. This Sublease may be executed in two
counterparts, and by each Party on a separate counterpart, each of which when so
executed and delivered shall be deemed an original, and both of which when taken
together shall constitute but one and the same instrument.

            30. Governing Law. This Sublease shall be governed by and
interpreted in accordance with the laws of the State of California.

            31. WAIVER OF JURY TRIAL. SUBLESSOR AND SUBTENANT, TO THE EXTENT
THEY MAY LEGALLY DO SO, HEREBY EXPRESSLY WAIVE ANY RIGHT TO TRIAL BY JURY OF ANY
CLAIM, DEMAND, ACTION, CAUSE OF ACTION, OR PROCEEDING ARISING UNDER OR WITH
RESPECT TO THIS SUBLEASE, OR IN ANY WAY CONNECTED WITH, OR RELATED TO, OR
INCIDENTAL TO, THE DEALINGS OF THE PARTIES HERETO WITH RESPECT TO THIS SUBLEASE
OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING
OR HEREAFTER ARISING, AND IRRESPECTIVE OF WHETHER SOUNDING IN CONTRACT, TORT OR
OTHERWISE. TO THEY EXTENT THEY MAY LEGALLY DO SO, SUBLESSOR AND SUBTENANT AGREE
THAT ANY SUCH CLAIM, DEMAND, ACTION, CAUSE OF ACTION, OR PROCEEDING SHALL BE
DECIDED BY A COURT TRIAL WITHOUT A JURY AND THAT ANY PARTY HERETO MAY FILE AN
ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT AS WRITTEN
EVIDENCE OF THE CONSENT OF THE OTHER PARTY OR PARTIES HERETO TO WAIVER OF ITS OR
THEIR RIGHT TO TRIAL BY JURY. THE PARTIES HAVE SET FORTH THEIR INITIALS BELOW TO
INDICATE THEIR AGREEMENT WITH THE JURY TRIAL WAIVER PROVISION CONTAINED IN THIS
SECTION.

    Sublessor's Initials  /s/ TJC         Subtenant's Initials    /s/ JGM
                        -----------                            ----------------
<PAGE>

            32. Warranty of Signers. Each individual executing and delivering
this Sublease Agreement on behalf of a Party hereby represents and warrants that
he or she is authorized and empowered to make such execution and delivery.

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

            34. Captions. The captions appearing within the body of this
Sublease have been inserted as a matter of convenience and for reference only
and in no way define, limit or enlarge the scope or meaning of this Sublease or
of any provision thereof.

            35. Lan Room. Sublessor shall be allowed to keep its Lan Room as
shown in Exhibit B until such time as all of the Sublease Premises is delivered
to Subtenant. Subtenant shall grant 24-hour access (without notice or permission
of any kind) to Sublessor to said Lan Room.

            36. Contingencies. This Sublease is contingent upon (i) the
execution and delivery by the parties thereto of a termination of that certain
lease between Taltec, as tenant, and University Research Park, as landlord
("URP"), regarding premises located at 130 Robin Hill Road ("Other Premises")
(ii) the execution and delivery by the parties thereto of a termination of that
certain sublease between Taltec, as sublessor, and NanoMotion, as subtenant,
regarding the Other Premises, (iii) the execution and delivery by URP and
Woodward-Clyde Consultants ("WCC"), and affiliate of Sublessor, of a First
Amendment to Lease and (iv) the execution and delivery by WCC and NanoMotion of
a letter agreement. In the event any of these contingencies are not satisfied on
or before five (5) business days following the date of this Sublease, this
Sublease shall terminate and be of no further force or effect.

            IN WITNESS WHEREOF, Sublessor and Subtenant have executed this
Sublease as of the date first written above.

SUBLESSOR:                 DAMES & MOORE, INC.,
                           a Delaware corporation

                           By:      /s/ Timothy J. Cohen
                                ------------------------------------------------
                                        Timothy J. Cohen

                           Its:      Vice President
                                ------------------------------------------------

SUBTENANT:                 SOMERA COMMUNICATIONS, INC.
                           a Delaware corporation

                           By:      /s/ Jeffrey G. Miller
                                ------------------------------------------------
                                        Jeffrey G. Miller

                           Its: Executive Vice President of Sales & Marketing
                                ------------------------------------------------

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