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                                                                  Exhibit 10.14

                        STANDARD INDUSTRIAL NET LEASE

This STANDARD INDUSTRIAL NET LEASE ("Lease"), dated for reference purposes
only February 28, 2001, is entered into by Sorrento Plaza, a Limited
Partnership ("Landlord"), and MitoKor, a California Corporation ("Tenant").

1.   BASIC LEASE TERMS.

     The basic terms of the Lease set forth in this Article 1 shall be read
in conjunction with the other Articles of this Lease, which define and
explain the basic terms.

     1.1  ADDRESS FOR NOTICE (see Section 24.19):

            Landlord:  11750 Sorrento Valley Road, Suite 209
                       San Diego, California 92121
                       Attention: [Center Name] Property Management

            Tenant:    At the Premises, or
                       Address for Tenant other than at the Premises (required):
                       11494 Sorrento Valley Road, Suite A
                       San Diego, CA 92121

     1.2  DESCRIPTION OF PREMISES:

            Center Name:  Sorrento Plaza

            Address:      11404 Sorrento Valley Road
                          San Diego, CA 92121

            Suite/Unit:   106, 107, 108, 109, 122, 123, 124 & 125

            Approximate Rentable Square Footage (See Exhibit "A"): 6,995

     1.3  COMMENCEMENT DATE:  July 1, 2001

     1.4  LEASE TERM (see Article 3): Approximately six (6) years and -0-
          months, beginning on the Commencement Date and ending on the last
          day of the calendar month of June 2007 (the "Expiration Date").

     1.5  MINIMUM MONTHLY RENT: $10,493.00 per month for the first Lease
          Year, as provided in Article 4. The Minimum Monthly Rent shall be
          increased on the first day of the second (2nd) Lease Year and each
          first day of each succeeding Lease Year as follows:

               7/1/2002 - 6/30/2003 - $10,913 per mo.;
               7/1/2003 - 6/30/2004 - $11,350 per mo.;
               7/1/2004 - 6/30/2005 - $11,804 per mo.;
               7/1/2005 - 6/30/2006 - $12,276 per mo.;
               7/1/2006 - 6/30/2007 - $12,767 per month

     1.6  SECURITY DEPOSIT: $10,000.00 (See Article 5).

     1.7  TENANT'S PRO RATA SHARE OF OPERATING COSTS (See Article 6): 4.45%

     1.8  PERMITTED USE (see Article 11): legal uses associated with a
          biotechnology company, and for no other use.

     1.9  TENANT'S GUARANTOR (If none, so state): none

     1.10 TENANT'S PARKING SPACES (Unassigned) (see Section 11.6): 15

     1.11 LANDLORD'S BROKER (If none, so state): Asset Management Group
          TENANT'S BROKER (If none, so state): none

     1.12 ADDITIONAL PROVISIONS: The following additional provisions are
          attached to and made a part of this Lease (If none, so state):
          Addendum to Standard Industrial Net Lease.

     1.13 EXHIBITS: The following Exhibits are attached to and made a part of
          this Lease:

               Exhibit "A" - Description of Premises
               Exhibit "B" - Rules and Regulations
               Exhibit "C" - Sign Criteria

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2.   LEASE OF PREMISES.

     Landlord hereby leases to Tenant, and Tenant hereby leases from
Landlord, the premises (the "Premises") described in Section 1.2, which are
indicated on the site/floor plan attached as Exhibit "A". The Premises are
part of the office or industrial center identified in Section 1.2 (the
"Center"). The approximate Rentable Square Footage identified in Section 1.2
is a measurement of the net leasable floor area of the Premises, as
determined by Landlord and applied on a consistent basis throughout the
Center.

3.   LEASE TERM.

     3.1  COMMENCEMENT.  The term of this Lease (the "Lease Term") shall
commence on the Commencement Date stated in Section 1.3 and shall continue
for the period stated in Section 1.4, unless sooner terminated pursuant to
any provision of this Lease.

     3.2  DELAY IN COMMENCEMENT.  If Landlord cannot deliver possession of
the Premises to Tenant on the Commencement Date specified in Section 1.3 for
any reason, Landlord shall not be subject to any liability therefor. Such
non-delivery shall not affect the validity of this Lease nor the obligations of
Tenant hereunder. However: (a) Tenant shall not be obligated to pay rent
until possession of the Premises is delivered to Tenant, (b) if possession of
the Premises is not delivered to Tenant within thirty (30) days of the
Commencement Date, the last day of the Lease Term shall be extended by the
total number of days that possession is so delayed, plus the minimum number
of additional days necessary to make the Expiration Date the last day of a
calendar month, and (c) if Landlord has not delivered possession of the
Premises within ninety (90) days after the Commencement Date, Tenant may
elect to terminate this Lease by delivering written notice to Landlord within
ten (10) days thereafter, in which event the parties shall be discharged from
all further obligations hereunder.

     3.3.  EARLY OCCUPANCY.  If Tenant occupies the Premises prior to the
Commencement Date, such occupancy shall be subject to all provisions of this
Lease. Such occupancy shall not advance the Expiration Date. Tenant shall pay
Minimum Monthly Rent at the rate in effect for the first Lease Year,
Additional Rent and all other charges required hereunder for such early
occupancy period.

4.   RENT.

     4.1  MINIMUM MONTHLY RENT.  Tenant shall pay minimum monthly rent
("Minimum Monthly Rent") in the initial amount stated in Section 1.5. The
Minimum Monthly Rent shall be increased as set forth in Section 1.5 and/or
elsewhere in this Lease. Tenant shall pay the Minimum Monthly Rent on or
before the first day of each calendar month, in advance, at the office of
Landlord or at such other place designated by Landlord, without deduction,
offset or prior demand. If the Commencement Date is not the first day of a
calendar month, the rent for the partial month at the beginning of the Lease
Term shall be prorated on a per diem basis and shall be due on the first day
of such partial month. Upon execution of the Lease, Tenant shall pay the
first month's Minimum Monthly Rent to Landlord.

     4.2  LEASE YEAR.  As used in this Lease, the term "Lease Year" means (i)
the first period of twelve (12) full calendar months following the
Commencement Date (including, if the Commencement Date is not the first day
of the calendar month, the period between the Commencement Date and the next
first day of the month), (ii) each period of twelve (12) full calendar months
thereafter, and (iii) any remaining period at the end of the Lease Term or
less than twelve (12) full calendar months.

     4.3  ADDITIONAL RENT.  All charges payable by Tenant in addition to
Minimum Monthly Rent shall constitute Additional Rent to Landlord. All
remedies available to Landlord for nonpayment of rent shall be available for
nonpayment of any such Additional Rent. Unless this Lease provides otherwise,
all Additional Rent shall be paid by Tenant, without limitation or offset,
within fifteen (15) days after Tenant's receipt of a statement from Landlord.
Additional Rent includes, without limitation, Operating Costs (see Article
6), Maintenance and Repairs (see Article 7), Real Property Taxes (see Article
8), insurance costs (see Article 9), Utilities (see Article 10), and
attorneys' fees and costs (see Section 24.3). If any Minimum Monthly Rent is
abated or waived pursuant to another specific term of this Lease or in any
separate agreement, it is understood that such abatement or waiver shall
apply only to the Minimum Monthly Rent, and Tenant shall be obligated to pay
all components of Additional Rent (including the applicable impounds thereof)
during the periods of abatement or waiver of Minimum Monthly Rent and
throughout the Lease Term. Minimum Monthly Rent, Additional Rent, and all
other charges and monetary amounts due Landlord from Tenant hereunder shall
constitute "rent".

4.4  IMPOUNDS.  Landlord shall have the right, but not the obligation, to
collect and impound, in advance, any or all components of Operating Costs,
Real Property Taxes and insurance costs based upon Landlord's reasonable
estimate of Tenant's future liability for such amounts under this Lease.
Landlord shall initially establish the monthly amount of such impound
("Monthly Impound Payments"), based upon its estimate of one-twelfth of
Tenant's annual liability therefor. Landlord shall have the right, at any
time during the Lease Term, to adjust the amount of the Monthly Impound
Payment upon notice to Tenant. The Monthly Impound Payment shall be due and
payable on the first day of each month throughout the Lease Term. Any failure to
pay the Monthly Impound Payment when due shall be an Event of Default under
this Lease and shall entitle Landlord to exercise any or all of its remedies
available in the same manner as for the failure to pay rent, including the
imposition of late charges and interest, and the right of Landlord to require
that future payment of the Monthly Impound Payments be made by cashier's
check. Upon the occurrence of any Event of Default by Tenant hereunder,
Landlord shall have the right to apply all unapplied amounts of Monthly
Impound Payments to Tenant's default. Within ninety (90) days after the end
of each calendar year, Landlord shall deliver to Tenant an accounting of
Tenant's actual Pro Rata Share of Operating Costs and the estimated amounts
paid by Tenant. Any overpayment by Tenant shall be credited against next
Monthly Impound Payments due hereunder, or, at Landlord's option, shall be
remitted to Tenant within thirty (30) days of delivery of such accounting.
Tenant shall pay the amount of any underpayment within thirty (30) days after
receipt of the accounting. Tenant acknowledges that the Monthly Impound
Payments are estimates only and not a representation of the amount of
Tenant's ultimate liability for Operating Costs, Real Property Taxes and
insurance costs.

5.   SECURITY DEPOSIT.

     Upon execution of this Lease, Tenant shall deposit with Landlord the
amount specified in Section 1.6 (the "Security Deposit"), to be held by
Landlord, without liability for interest, as security for Tenant's
performance of its obligations under this Lease. Landlord shall not be
required to keep the Security Deposit separate from its other accounts.
Landlord may apply all or a part of the Security Deposit to any unpaid rent
(including unpaid Additional Rent or Monthly Impound Payments) or other
monetary payments due from Tenant or to cure any other default of Tenant
hereunder and to compensate Landlord for all damage and expense sustained as
a result of such default. If all or any portion of the Security Deposit is so
applied, Tenant shall deposit cash sufficient to restore the Security Deposit
to its original amount within fifteen (15) days after receipt of Landlord's
written demand. If Tenant fully and faithfully performs each of its
obligations under this Lease, the Security Deposit or any balance thereof
shall be returned to Tenant within thirty (30) days of the later of the
expiration or earlier termination of this Lease or the vacation of the
Premises by Tenant. At Landlord's request, Tenant shall accompany Landlord
or Landlord's representative on a "walk-through" of the Premises prior to
Landlord's return of the Security Deposit.

6.   OPERATING COSTS.

     6.1  PAYMENT OF OPERATING COSTS BY TENANT.  Tenant shall pay its pro
rata share of Operating Costs for the Center, as defined herein. Tenant's pro
rata share shall be computed by Landlord on a monthly or other periodic basis
selected by Landlord. Tenant shall pay the amount of such pro rata share to
Landlord, to the extent such obligation exceeds any amount thereof impounded
under Section 4.4, within fifteen (15) days after receipt of a statement from
Landlord.

     6.2  PRO RATA SHARE OF OPERATING COSTS.  Tenant's pro rata share of
Operating Costs is stated in Section 1.7 and represents the ratio of the
Rentable Square Footage of the Premises (identified in Section 1.2) to the
total Rentable Square Footage of the Center, as determined by Landlord from
time to time. Changes in Rentable Square Footage shall be effective on the
first day of the first calendar month following the change. Landlord shall
provide an explanation of such charge concurrent with its notice. Tenant's
share of Real Property Taxes, insurance costs and other components of
Additional Rent shall be computed on the same basis as Tenant's Pro Rata
Share of Operating Costs, unless Landlord determines that some other basis
would be equitable.

     6.3  OPERATING COSTS.  "Operating Costs" includes all costs of
operating, managing, repairing and maintaining the Common Facilities,
including without limitation: gardening and landscaping; the cost of public
liability and property damage insurance; Real Property Taxes, as defined in
Section 8.2 but applicable to the Common Facilities; utilities; line
painting and parking lot repairs; roof repairs; lighting; trash and refuse
removal; supplies; equipment; exterior painting; capital improvements
(including without limitation the costs of roof, parking lot and underground
utilities replacements); reasonable reserves for repairs and replacements;
the costs of altering, improving, renovating, upgrading or retrofitting any
portion of the Common Facilities to comply with all laws, regulations and
governmental requirements applicable to the Center (including without
limitation those related to disabled persons, hazardous materials, lighting
upgrades, sprinkler and energy-saving retrofits); security service; property
management costs and administrative fees; bookkeeping services; labor; and
the cost of personnel to implement such services and to direct parking. In
lieu of including the entire amount of any such expense in Operating Costs in
any one period, Landlord, at its election, may spread the inclusion of, or
may amortize, any such expenses, or a reasonable reserve for anticipated
expenses, in Operating Costs over such multiple periods as Landlord shall
determine.

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     6.4  COMMON FACILITIES. "Common Facilities" means all areas, facilities,
utilities, equipment and services provided by Landlord for the common use or
benefit of the occupants of the Center and their employees, agents, customers
and other invitees, including without limitation: building lobbies, common
corridors and hallways, restrooms, pedestrian walkways, driveways and access
roads, access facilities for disabled persons (including elevators), truck
serviceways, loading docks, garages, driveways, parking lots, landscaped
areas, stairways, elevators, retaining walls, all areas required to be
maintained under the conditions of governmental approvals for the Center, and
other generally understood public or common areas. Landlord reserves the
right to relocate, alter, improve, or adjust the size and location of any
Common Facilities from time to time without liability to Tenant.

7.   MAINTENANCE AND REPAIRS.

     7.1  TENANT'S OBLIGATIONS. Except as provided in Section 7.2, Tenant
shall keep the Premises in good order, condition and repair during the Lease
Term, including without limitation: all nonstructural, interior, exterior,
and landscaped areas; all heating, ventilation and air conditioning systems
and equipment; all glass, glazing, windows, window moldings, partitions,
doors and door hardware; all interior painting; all fixtures and appurtenances
in the Premises or exclusively serving the Premises including electrical,
lighting and plumbing fixtures; and all other portions of the Premises seen
or unseen. Tenant shall promptly replace at its sole cost and expense any of
the systems, equipment and other portions of the Premises for which it is
responsible hereunder during the Lease Term if and when necessary, regardless
of whether the benefit of such replacement extends beyond the Lease Term. It
is the intention of Landlord and Tenant that Tenant shall maintain the
Premises, at all times during the Lease Term, in an attractive, first-class
and fully operative condition, at Tenant's expense. If any heating and air
conditioning system or equipment exclusively serves the Premises, Tenant shall
additionally obtain and keep in force a preventive maintenance contract
providing for the regular (at least quarterly) inspection and maintenance of
the heating and air conditioning system (including leaks around ducts, pipes,
vents, and other parts of the air conditioning) by a reputable licensed
heating and air conditioning contractor acceptable to Landlord. Prior to
April 1 of each calendar year, Tenant shall deliver Landlord written
confirmation from such contractor verifying that such a contract has been
entered into and that the required service will be provided. Notwithstanding
the foregoing, Landlord shall have the right, upon written notice to Tenant,
to undertake the responsibility for preventive maintenance and repair of the
heating and air conditioning system, at Tenant's sole cost and expense.

     7.2  LANDLORD'S OBLIGATIONS. Landlord shall repair and maintain the
Common Facilities, subject to Tenant's obligation to pay its Pro Rata Share
of Operating Costs, as provided in Article 6. Landlord shall maintain the
roof, the foundations and structural portions of the Premises and any
building of which the Premises are a part, but Tenant shall pay (a) the full
costs of such maintenance, or an equitable share determined by Landlord if
the Premises are part of a multi-tenant building, (b) the full amount of any
maintenance and repairs necessitated by any act, omission, conduct or
activity of, or breach of this lease by, Tenant or any of Tenant's officers,
agents, customers or invitees (plus fifteen percent (15%) of the cost thereof
for Landlord's overhead); and (c) any maintenance and repairs necessitated by
breaking and entering of the Premises. Tenant shall pay its share of such
maintenance and repair costs incurred by Landlord, to the extent such
obligation exceeds any amount thereof impounded under Section 4.4, within
fifteen (15) days after receipt of a statement from Landlord. There shall be
no abatement of rent, and no liability of Landlord, by reason of any injury to
or interference with Tenant's business arising from the making of any repairs,
alterations, or improvements to any portion of the Premises or the Center.
Except as provided in Article 16 (Damage and Destruction) and Article 17
(Condemnation), Landlord shall have absolutely no other responsibility to
repair, maintain or replace any portion of the Premises at any time. Tenant
waives the right to make repairs at Landlord's expense under California Civil
Code Section 1942, or under any other law, statute or ordinance now or
hereafter in effect. Tenant shall not be responsible for any roof replacement
during the Lease Term.

     7.3 PERFORMANCE BY LANDLORD. If Tenant refuses or neglects to perform
its maintenance obligations hereunder to the reasonable satisfaction of
Landlord, Landlord shall have the right (but not the obligation), upon three
(3) days' prior notice to Tenant, to enter the Premises and perform such
repairs and maintenance on behalf of Tenant. Landlord shall also have the
right (but not the obligation), without prior notice to Tenant, to correct or
remove any dangerous or hazardous condition, to repair the heating,
ventilation, air conditioning or plumbing systems, to correct, repair or
bring into legal compliance any fire or other life safety systems of the
Premises, and to repair or replace any broken glass or glazing, if Tenant
fails to correct or repair the same within twenty-four (24) hours after
receipt of Landlord's notice (excepting emergencies). Landlord shall not be
liable to Tenant for any loss or damage to Tenant's merchandise, fixtures, or
other property or to Tenant's business in connection with Landlord's
performance hereunder, and Tenant shall pay Landlord's costs plus eight
percent (8%) of such amount for overhead, upon presentation of a statement
therefor, as Additional Rent. Tenant shall also pay interest at the rate
provided in Section 22.4 from the date of completion of repairs by Landlord
to the date paid by Tenant.

8.   REAL PROPERTY TAXES.

     8.1  PAYMENT OF REAL PROPERTY TAXES BY TENANT. Tenant shall pay all Real
Property Taxes applicable to the Premises during the Lease Term. If the
Premises are not separately assessed, a share of the tax bill that includes
the Premises shall be allocated to the Premises. Such share shall be
equitably determined by Landlord based upon the Rentable Square Footage of
the Premises compared to the total Rentable Square Footage covered by the tax
bill, the respective valuations assigned in the assessor's worksheet, or
other reasonably available information. Tenant shall pay its share of Real
Property Taxes to Landlord, to the extent such obligation exceeds any amount
thereof impounded under Section 4.4, within fifteen (15) days after receipt
of a statement from Landlord.

     8.2  REAL PROPERTY TAXES DEFINED. "Real Property Taxes" means all taxes,
assessments, levies, fees and other governmental charges levied on or
attributable to the Premises or any part thereof, including without
limitation: (a) real property taxes and assessments levied with respect to
all or a portion of the Premises, (b) assessments, charges and fees charged
by governmental agencies or districts for services or facilities provided to
the Premises, (c) transfer, transaction, rental, gross receipts, license or
similar taxes or charges measured by rent received by Landlord, excluding any
federal or state income, franchise, estate or inheritance taxes of Landlord,
(d) taxes based upon a reassessment of the Premises due to a transfer or
change of ownership, and (e) any assessment, charge or fee that is a
substitute in whole or in part for any tax at the Commencement Date included
within the definition of Real Property Taxes. If Landlord elects to contest
an assessment of any Real Property Taxes, Landlord shall have the right to
recover its actual costs of such contest (including attorneys' fees and
costs) as part of Real Property Taxes, but only to the extent such contest
has resulted in a reduction of Real Property Taxes. Tenant shall not be
entitled to the benefit of any reduction, refund, rebate or credit accruing
or payable to Landlord prior to the commencement of or after the expiration
or other termination of the Lease Term.

     8.3  PERSONAL PROPERTY TAXES. Tenant shall pay prior to delinquency all
taxes charged against trade fixtures, furnishings, equipment or any other
personal property belonging to Tenant. Tenant shall attempt to have such
personal property taxed separately from the Premises. If any such taxes on
Tenant's personal property are levied against Landlord or the Premises, or if
the assessed value of the Premises is increased by inclusion of a value placed
upon such personal property of Tenant, then: (a) Landlord, after written
notice to Tenant, shall have the right to pay the taxes levied against
Landlord, or the taxes based upon such increased valuation, but under protest
if so requested by Tenant in writing, and (b) Tenant shall pay to Landlord
the taxes levied against Landlord, or the taxes resulting from such increased
valuation, within thirty (30) days after Tenant's receipt of a written
statement from Landlord.

9.   INSURANCE.

     9.1  ALL RISK COVERAGE. During the Lease Term, Landlord shall maintain,
at Tenant's expense, insurance covering loss or damage to the Premises
(excluding Tenant's Alterations, fixtures, equipment and personal property),
insuring against any or all risks of physical loss (and including, at
Landlord's option, flood and earthquake coverage), with the scope and amounts
of such coverage as determined by Landlord. Said insurance shall provide for
payment of loss thereunder to Landlord or to the holder of a first mortgage
or deed of trust on the Premises. Landlord may also maintain during the Lease
Term, at Tenant's expense, a policy of rental income insurance covering a
period of one (1) year, with loss payable to Landlord.

     9.2  TENANT'S PERSONAL PROPERTY AND FIXTURES. Tenant shall at all times,
at Tenant's sole cost and expense, maintain insurance against any or all
risks of physical loss in an amount adequate to cover the cost of replacement
of all of Tenant's Alterations, trade fixtures, equipment and personal
property. Such policy shall be issued by an insurance company approved by
Landlord, shall name Landlord and Landlord's lender as additional insureds,
and shall provide that no cancellation or reduction in coverage shall be
effective until thirty (30) days after written notice to Landlord and
Landlord's lender. Tenant shall deliver a certificate evidencing such
insurance to Landlord and a renewal or binder at least twenty (20) days prior
to expiration. Tenant acknowledges that Landlord's insurance is not intended
to cover Tenant's Alterations, trade fixtures, equipment, and personal
property. Provided, however, that at Landlord's sole election, Landlord may
obtain at Tenant's expense any or all of the insurance described in this
Section.

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     9.3  TENANT'S LIABILITY INSURANCE. Tenant shall, at Tenant's sole cost
and expense, provide comprehensive general liability insurance, fully
covering and indemnifying Landlord and Landlord's officers, directors,
shareholders, partners, principals, employees, agents, representatives, and
other related entities and individuals (together with, at Landlord's
election, Landlord's lender), as additional insureds, against any and all
claims arising from personal injury, death, and/or property damage occurring
in or about the Premises or the Center during the period of Tenant's
possession (actual and/or constructive) at the Premises. The initial limits
of such insurance shall be at least $2,000,000 combined single liability
limit if the Rentable Square Footage of the Premises (as indicated in
Section 1.2) exceeds 3,000 square feet, or $1,000,000 combined single
liability limit if such Rentable Square Footage is 3,000 square feet or less.
Such liability insurance limits shall be subject to periodic increase, at
Landlord's election, based upon inflation, increased liability awards, lender
requirements, the recommendations of Landlord's professional insurance
advisors, and other relevant factors. Tenant shall also, at is sole cost and
expense, obtain workers' compensation insurance for the protection of its
employees such as will relieve Landlord of all liability to such employees
for any and all accidents that may arise on or about the Premises or the
Center. All insurance required to be carried by Tenant shall be primary and
noncontributory to any insurance carried by Landlord, regardless of the
absence of negligence or other fault of Tenant for alleged injury, death
and/or property damage. Each policy of insurance required to be carried by
Tenant hereunder shall: (a) contain cross-liability and contractual liability
endorsements, (b) provide that no cancellation or reduction in coverage shall
be effective until thirty (30) days after written notice to Landlord and
Landlord's lender, (c) be issued by an insurer licensed in California and
reasonably approved by Landlord, and (d) shall insure Tenant's performance of
the indemnity provisions of Article 13, but the amount of such insurance
shall not limit Tenant's liability nor relieve Tenant of any obligation
hereunder. Prior to the Commencement Date, Tenant shall deliver a certificate
evidencing all such insurance to Landlord. Tenant shall deliver a renewal or
binder of such policy at least thirty (30) days prior to expiration thereof.
Tenant shall, at Tenant's expense, maintain such other liability insurance as
Tenant deems necessary to protect Tenant. Tenant shall be in material breach
of this Lease if Tenant fails to obtain the insurance required under this
Section, or if Tenant obtains insurance with terms, conditions and/or
exclusions that are inconsistent with the requirements and terms of this
Lease.

     9.4  PAYMENT OF INSURANCE COSTS. Tenant shall pay directly all premiums
for its liability insurance required under Section 9.3, for its personal
property insurance to be carried by Tenant as required under this Article,
and for all other insurance Tenant elects to carry. Tenant shall pay the
insurance premiums, or, where applicable, its share thereof as equitably
determined by Landlord, for the insurance policies carried or obtained by
Landlord as described in this Article. If the Lease Term expires before the
expiration of any such insurance policy, Tenant's liability for premiums
shall be prorated on an annual basis. Tenant shall pay such insurance costs
to Landlord to the extent such obligation exceeds any amount thereof
impounded under Section 4.4, within fifteen (15) days after receipt of a
statement from Landlord. If any insurance policy maintained by Landlord
covers improvements or real property other than the Premises, Landlord shall
reasonably determine the portion of the premiums applicable to the Premises,
and Tenant shall pay its share thereof as so determined. In addition, Tenant
shall pay the full amount of any deductible amount under Landlord's insurance
policies, or where applicable its share thereof as equitably determined by
Landlord, and reasonably approved by Tenant, within fifteen (15) days after
receipt of a statement from Landlord.

     9.5  WAIVER OF SUBROGATION. Each party waives all rights of recovery
against the other party and its officers, employees, agents and
representatives for any claims for loss or damage to person or property
caused by or resulting from fire or any other risks insured against under any
insurance policy in force at the time of such loss or damage. Each party
shall cause each insurance policy obtained by it to provide that the insuror
waives all rights of recovery by way of subrogation against the other party
in connection with any damage covered by such policy.

     9.6  TENANT'S USE NOT TO INCREASE PREMIUM. Tenant shall not keep, use,
manufacture, assemble, sell or offer for sale in or upon the Premises any
article that may be prohibited by, or that might invalidate, in whole or in
part, the coverage afforded by, a standard form of fire or all risk insurance
policy. Tenant shall pay the entire amount of any increase in premiums that
may be charged during the Lease Term for the insurance that may be maintained
by Landlord on the Premises or the Center resulting from the type of
materials or products stored, manufactured, assembled or sold by Tenant in
the Premises, whether or not Landlord has consented to the same. In
determining whether increased premiums are the result of Tenant's use of the
Premises, a schedule issued by the entity making the insurance rate on the
Premises showing the various components of such rate shall be conclusive
evidence of the items and charges that make up the fire insurance ratio on
the Premises.

10. UTILITIES.

     Tenant shall pay the cost of all water, gas, heat, light, power, sewer,
telephone, refuse disposal, and all other utilities and services supplied to
the Premises. Tenant shall make payments for all separately metered
utilities, when due, directly to the appropriate supplier. Landlord shall
have the right to require Tenant to install, at Tenant's sole expense,
separate meters (or other submeter, device or monitor for the measurement of
utility usage) for any utility for which a separate meter is not installed as
of the Commencement Date. If any utilities or services are not separately
metered or monitored with respect to the Premises, Landlord shall determine
Tenant's equitable share thereof, based on rentable square footage, intensity
of use of any Utility, hours of operation, and such other factors as Landlord
deems relevant. Tenant shall pay its equitable share of such utilities to
Landlord, to the extent such obligation exceeds any amount thereof impounded
under Section 4.5, within fifteen (15) days after receipt of a statement from
Landlord. If at any time during the Lease Term, electrical power or any other
utility is available to the Premises from multiple sources, Landlord shall
have the right at any time and from time to time to contract for service
from any company or companies providing electrical, telecommunication, or
other utility service to the Building. Tenant shall cooperate with Landlord
and all providers of electrical, telecommunications, or other utility service
and, as reasonably necessary, allow Landlord and such providers reasonable
access to the Premises, and to the electric lines, feeders, risers, wiring and
any other machinery or equipment within the Premises. Landlord shall in no
way be liable or responsible for any loss, damage or expense that Tenant may
sustain or incur by reason of any change, failure, interruption, interference
or defect in the supply or character of the electricity or other utilities
supplied to the Premises. Landlord makes no representation or warranty as the
suitability of the utility service for Tenant's requirements, and no such
change, failure, defect, unavailability or unsuitability shall constitute any
actual or constructive eviction, in whole or in part, or entitle Tenant to
any abatement or diminution of rent, or relieve Tenant of any of its
obligations under the Lease. Landlord shall not be liable in damages or
otherwise for any failure or interruption of any utility service, and no such
failure or interruption shall entitle Tenant to terminate this Lease or abate
the rent due hereunder.

11. USE.

     11.1  PERMITTED USE. The Premises shall be used and occupied only for
the permitted uses specified in Section 1.8. The Premises shall not be used
or occupied for any other purposes without the prior written consent of
Landlord. Tenant shall provide such information about such proposed use as
may be reasonably requested by Landlord. Landlord shall not unreasonably
withhold its consent to any requested change in use, and shall have the right
to impose reasonable restrictions on such other use. Factors that Landlord
may take into account in granting or withholding its consent shall include,
without limitation: (a) whether the proposed use is compatible with the
character and tenant mix of the Center, (b) whether the proposed use poses
any increased risk to Landlord or any other occupant of the Center,
(c) whether any proposed Alterations to accommodate such proposed use might
decrease the rental or sale value of the Premises or the Center, and
(d) whether Tenant has the requisite expertise and financial ability to
successfully operate in the Premises with the proposed use.

     11.2  COMPLIANCE WITH LAW AND OTHER REQUIREMENTS. Tenant shall not do or
permit anything to be done in or about the Premises in conflict with all
laws, ordinances, rules, regulations, orders, requirements, and recorded
covenants and restrictions applicable to the Premises, whether now in force
or hereafter in effect, including any requirement to make alterations or to
install additional facilities required by Tenant's occupancy or the conduct
of Tenant's business, and Tenant shall promptly comply with the same at its
sole expense.

     11.3  WASTE, QUIET CONDUCT. Tenant shall not use or permit the use of
the Premises in any manner that creates waste or a nuisance, that causes
objectionable noise or odors, or that disturbs the quiet enjoyment of any
other tenant in the Center.

     11.4  RULES AND REGULATIONS. Tenant shall comply with the Rules and
Regulations for the Center attached as Exhibit "B", as the same may be
amended by Landlord from time to time, upon notice to Tenant.

     11.5  SIGNS. Tenant agrees, at Tenant's sole cost, to install a sign in
strict conformance with Landlord's sign criteria, attached hereto as Exhibit
"C", within fifteen (15) days after first occupying the Premises. Tenant
shall maintain all approved signs and other items described herein in good
condition and repair at all times. All signs must be fabricated by a
contractor selected by Landlord. Prior to construction of any such sign, a
detailed drawing of the proposed sign shall be prepared by the Landlord's
contractor, at the sole expense of Tenant, and submitted to Landlord and
Tenant for written approval. No sign, placard, pennant, flag, awning, canopy,
or advertising matter of any kind shall be placed or maintained on any
exterior door, wall or window of the Premises or in any area outside the
Premises, and no decoration, lettering or

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advertising matter shall be placed or maintained on the glass of any window
or door, or that can be seen through the glass, of the Premises without first
obtaining Landlord's written approval. All signs and sign cases shall be
considered fixtures and improvements and shall become the property of
Landlord upon expiration or termination of the Lease. If Tenant fails to
comply with this Section and Landlord serves upon Tenant a Notice to Perform
Covenant or Quit (or similar notice), any breach of the covenants of this
Section occurring thereafter shall be deemed to be noncurable. Landlord shall
have the right from time to time to reasonably revise the sign criteria, and
within sixty (60) days after Tenant's receipt of written notice of any new sign
criteria, Tenant shall, at Tenant's expense, remove all existing exterior signs
and replace the same with new signs conforming to the new sign criteria.
Landlord shall not relocate Tenant's sign or affect said signage without
Tenant's prior written consent.

     11.6  PARKING.  Tenant shall have the nonexclusive right, in common with
others, to use the parking areas of the Center; provided, however, that
Tenant shall not use more than the number of parking spaces designated in
Section 1.10, or if no number of such spaces is so indicated, Tenant shall
not use more than its reasonable share of parking spaces, as Landlord shall
determine. Landlord reserves the right, without liability to Tenant, to modify
the parking areas, to designate the specific location of the parking for
Tenant and Tenant's customers and employees, and to adopt reasonable rules
and regulations for use of the parking areas.

     11.7  ENTRY BY LANDLORD.  Tenant shall permit Landlord and Landlord's
agents to enter the Premises at all reasonable times for any of the following
purposes: (a) to inspect the Premises, (b) to supply any services or to
perform any maintenance obligations of Landlord, including the erection and
maintenance of such scaffolding, canopies, fences, and props as may be
required, (c) to make such improvements, replacements or additions to the
Premises or the Center as Landlord deems necessary or desirable, (d) to post
notices of nonresponsibility, (e) to place any usual or ordinary "for sale"
signs, or (f) within six (6) months prior to the expiration of this Lease, to
place any usual or ordinary "for lease" signs. No such entry shall result in
any rebate of rent or any liability to Tenant for any loss of occupation or
quiet enjoyment of the Premises. Landlord shall give reasonable notice to
Tenant prior to any entry except in an emergency or unless Tenant consents at
the time of entry. If Tenant is not personally present to open and permit an
entry into the Premises, at any time when for any reason an entry therein shall
be necessary or permissible, Landlord or Landlord's agents may enter the same
by a master key, or may forcibly enter the same without rendering Landlord or
such agents liable therefor, and without in any manner affecting the obligations
and covenants of this Lease provided that Landlord shall give Tenant notice of
and the reasons for such entry within forty-eight (48) hours thereof. Nothing
herein contained, however, shall be deemed or construed to impose upon Landlord
any obligation, responsibility or liability whatsoever for the care, maintenance
or repair of the Premises or any part thereof, except as otherwise specifically
provided herein.

12. ACCEPTANCE OF PREMISES; NONLIABILITY OF LANDLORD; DISCLAIMER.

     12.1  ACCEPTANCE OF PREMISES.  By taking possession hereunder, Tenant
acknowledges that it has examined the Premises and accepts the condition
thereof. Tenant acknowledges and agrees that Landlord has no obligation to
improve the Premises other than as set forth specifically in this Lease, if
at all. In particular, Tenant acknowledges that any additional improvements
or Alterations needed to accommodate Tenant's intended use shall be made
solely at Tenant's sole cost and expense, and strictly in accordance with the
requirements of this Lease (including the requirement to obtain Landlord's
consent thereto), unless such improvements and alterations are specifically
required of Landlord. Landlord shall have no responsibility to do any work
required under any building codes or other governmental requirements not in
effect or applicable at the time the Premises were constructed, including
without limitation any requirements related to sprinkler retrofitting, seismic
structural requirements, accommodation of disabled persons, or hazardous
materials. Landlord shall be under no obligation to provide utility,
telephone or other service or access beyond that which exists at the Premises
as of the date of this Lease, unless Landlord specifically agrees in writing
to provide the same. If it is anticipated that Tenant will be doing any
Alterations or installations prior to taking occupancy, any delays
encountered by Tenant and not caused by Landlord or Landlord's agent or
representative in accomplishing such work or obtaining any required permits
therefor shall not delay the Commencement Date or the date that Tenant
becomes liable to pay rent, or the date that Landlord may effectively deliver
possession of the Premises to Tenant. By taking possession hereunder, Tenant
acknowledges that it accepts the square footage of the Premises as delivered
and as stated in this Lease. No discovery or alleged discovery after such
acceptance of any variance in such square footage as set forth in this Lease
(or in any proposal, advertisement or other description thereof) shall be
grounds for any adjustment in any element of the rent payable hereunder, unless
such adjustment is initiated by and implemented by Landlord in writing.

     12.2  LANDLORD'S EXEMPTION FROM LIABILITY.  Landlord shall not be liable
for injury to Tenant's business or loss of income therefrom, or for personal
injury or property damage that may be sustained by Tenant or any subtenant of
Tenant, or their respective employees, invitees, customers, agents or
contractors or any other person in or about the Premises, caused by or
resulting from fire, flood, earthquake or other natural disaster, or from
steam, electricity, gas, water or rain, that may leak or flow from or into
any part of the Premises, or from the breakage, leakage, obstruction or other
defects of pipes, sprinklers, wires, appliances, plumbing, air-conditioning,
lighting fixtures or computer equipment or software, whether such damage or
injury results from conditions arising upon the Premises or upon other
portions of the building of which the Premises are a part, or from other
sources, and regardless of whether the cause of such damage or injury or the
means of repairing the same is inaccessible to Tenant. Landlord shall not be
liable for any damages to property or for personal injury or loss of life
arising from any use, act or failure to act of any third parties (including
other occupants of the Center) occurring in, or about the Premises or in or
about the Center (including without limitation the criminal acts of any third
parties). Landlord shall not be liable for any latent defect in the Premises
or in the building of which the Premises are a part. All property of Tenant
kept or stored on the Premises shall be so kept or stored at the risk of
Tenant only, and Tenant shall indemnify, defend and hold Landlord and
Landlord's officers, directors, shareholders, partners, principals,
employees and agents, and their respective successors and assigns, harmless
from and against any claims arising out of damage to the same, including
subrogation claims by Tenant's insurance carriers. Provided, however, that
the indemnifications and waivers of Tenant set forth in this Section shall
not apply to damage and liability caused (i) by the gross negligence or
willful misconduct of Landlord, and (ii) through no fault of Tenant, its
assignees or subtenants, or their respective agents, contractors, employees,
customers, invitees or licensees.

     12.3  NO WARRANTIES OR REPRESENTATIONS.

           (a)  Neither Landlord nor Landlord's agents make any warranty or
representation with respect to the suitability or fitness of the space for
the conduct of Tenant's business, or for any other purpose.

           (b)  Neither Landlord nor Landlord's agents make any warranty or
representation with respect to any other tenants or users that may or may not
construct improvements, occupy space or conduct business within the Center,
and Tenant hereby acknowledges and agrees that it is not relying on any
warranty or representation relating thereto in entering into this Lease.

           (c)  Landlord specifically disavows any oral representations made
by or on behalf of its employees, agents and independent contractors, and
Tenant hereby acknowledges and agrees that it is not relying and has not
relied on any oral representations in entering into this Lease.

           (d)  Landlord has not made any promises or representations,
expressed or implied, that it will renew, extend or modify this Lease in favor
of Tenant or any permitted transferee of Tenant, except as may be
specifically set forth herein or in a written instrument signed by both
parties amending this Lease in the future.

           (e)  Notwithstanding that the rent payable to Landlord hereunder
may at times include the cost of guard service or other security measures, it
is specifically understood that Landlord does not represent, guarantee or
assume responsibility that Tenant will be secure from any damage, injury or
loss of life because of such guard service. Landlord shall have no obligation
to hire, maintain or provide such services, which may be withdrawn or changed
at any time with or without notice to Tenant or any other person and without
liability to Landlord. To induce Landlord to provide such service if Landlord
elects in its sole discretion to do so, Tenant agrees that (i) Landlord shall
not be liable for any damage, injury or loss of life related to the provision
or nonprovision of such service, and (ii) Landlord shall have no
responsibility to protect Tenant, or its employees or agents, from the acts
of any third parties (including other occupants of the Center) occurring in
or about the Premises or in or about the Center (including without limitation
the criminal acts of any third parties), whether or not the same could have
been prevented by any such guard service or other security measures.

     12.4  KEYS.  Tenant shall re-key the Premises at its sole cost upon
taking possession thereof. Tenant hereby acknowledges that various persons have
had access to the keys to the Premises as keyed prior to Tenant's possession,
and that Landlord disclaims all liability and responsibility for any
unauthorized distribution or possession of such prior keys.

13.  INDEMNIFICATION.

     Tenant shall indemnify, defend and hold Landlord and Landlord's
officers, directors, shareholders, partners, principals, employees, agents,
representatives, and other related entities and individuals (collectively,
"Landlord's Related Entities"), harmless from and against any and all claims,
actions, damages, liability, costs, and expenses, including attorneys' fees
and costs, arising from personal injury, death, and/or property damage and
arising from: (a) Tenant's use or occupation of the Premises or any work or
activity done or permitted by Tenant in or about the Premises (including
without limitation any storage or display of materials or merchandise, or
other activity by Tenant in the Common Facilities), (b) any activity,
condition or occurrence in the Premises or other area under the control of
Tenant, (c) any breach or failure to perform any

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obligation imposed on Tenant under this Lease, or (d) any other act or
omission of Tenant or its assignees or subtenants or their respective
agents, contractors, employees, customers, invitees or licensees. Tenant's
obligation to defend and indemnify shall include, but not be limited to,
claims based on duties, obligations, or liabilities imposed on Landlord or
Landlord's Related Entities by statute, ordinance, regulation, or other law,
such as claims based on theories of peculiar risk and nondelegable duty, and
to any and all other claims based on the negligent act or omission of
Landlord or Landlord's Related Entities. The parties intend that this
provision be interpreted as the broadest Type I indemnity provision as defined
in MCDONALD & KRUSE, INC. V. SAN JOSE STEEL CO., 29 Cal. App. 3rd 413 (1972),
and as allowed by law between a landlord and a tenant. Upon notice from
Landlord, Tenant shall, at Tenant's sole expense and by counsel satisfactory
to Landlord, defend any action or proceeding brought against Landlord or
Landlord's Related Entities by reason of any such claim. If Landlord or any
of Landlord's Related Entities is made a party to any litigation commenced by
or against Tenant, then Tenant shall indemnify, defend and hold Landlord and
Landlord's Related Entities harmless from, and shall pay all costs, expenses
and attorneys' fees and costs incurred or paid in connection with, such
litigation. Tenant, as a material part of the consideration to Landlord
hereunder, assumes all risk of, and waives all claims against Landlord for,
personal injury or property damage in, upon or about the Premises, from any
cause whatsoever. Provided, however, that the indemnifications and waivers of
Tenant set forth in this Section shall not apply to the damage and liability
caused (i) by the gross negligence or willful misconduct of Landlord, and
(ii) through no fault of Tenant, its assignees or subtenants, or their
respective agents, contractors, employees, customers, invitees or licensees.

14.  HAZARDOUS MATERIALS.

     14.1  DEFINITIONS.  "Hazardous Materials Laws" means any and all
federal, state or local laws, ordinances, rules, decrees, orders,
regulations or court decisions relating to hazardous substances, hazardous
materials, hazardous waste, toxic substances, environmental conditions on,
under or about the Premises, or soil and ground water conditions, including,
but not limited to, the Comprehensive Environmental Response, Compensation
and Liability Act of 1980, as amended, 42 U.S.C. Section 9601, ET SEQ., the
Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, ET SEQ., the
Hazardous Materials Transportation Act, 49 U.S.C.  Section 1801, ET SEQ., the
California Hazardous Waste Control Act, Cal. Health and Safety Code Section
25100, ET SEQ., the Carpenter-Presley-Tanner Hazardous Substances Account
Act, Cal. Health and Safety Code Section 25300, ET SEQ., the Safe Drinking
Water and Toxic Enforcement Act, Cal. Health and Safety Code Section 25249.5,
ET SEQ., the Porter-Cologne Water Quality Control Act, Cal. Water Code
Section 13000, ET SEQ., any amendments to the foregoing, and any similar
federal, state or local laws, ordinances, rules, decrees, orders or
regulations. "Hazardous Materials" means any chemical, compound, material,
substance or other matter that: (a) is defined as a hazardous substance,
hazardous material, hazardous waste or toxic substance under any Hazardous
Materials Law, (b) is controlled or governed by any Hazardous Materials Law
or gives rise to any reporting, notice or publication requirements hereunder,
or gives rise to any liability, responsibility or duty on the part of Tenant
or Landlord with respect to any third person hereunder; or (c) is flammable or
explosive material, oil, asbestos, urea formaldehyde, radioactive material,
nuclear medicine material, drug, vaccine, bacteria, virus, hazardous waste,
toxic substance, or related injurious or potentially injurious material (by
itself or in combination with other materials).

     14.2  USE OF HAZARDOUS MATERIALS. Tenant shall not allow any Hazardous
Material to be used, generated, manufactured, released, stored or disposed of
on, under or about, or transported from, the Premises, unless: (a) such use is
specifically disclosed to and approved by Landlord in writing prior to such
use, and (b) such use is conducted in compliance with the provisions of this
Article. Landlord's consent may be withheld in Landlord's sole discretion and,
if granted, may be revoked at any time. Landlord may approve such use subject
to reasonable conditions to protect the Premises and Landlord's interests.
Landlord may withhold approval if Landlord determines that such proposed use
involves a material risk of a release or discharge of Hazardous Materials or
a violation of any Hazardous Materials Laws or that Tenant has not provided
reasonably sufficient assurances of its ability to remedy such a violation
and fulfill its obligations under this Article. Notwithstanding the
foregoing, Landlord hereby consents to Tenant's use, storage or disposal of
products containing small quantities of Hazardous Materials that are of a
type customarily found in offices and households (such as aerosol cans
containing insecticides, toner for copies, paints, paint remover and the
like) provided that Tenant shall handle, use, store and dispose of such
Hazardous Materials in a safe and lawful manner and shall not allow such
Hazardous Materials to contaminate the Premises.

      14.3  COMPLIANCE WITH LAWS; HANDLING HAZARDOUS MATERIALS. Tenant shall
strictly comply with, and shall maintain the Premises in compliance with, all
Hazardous Materials Laws. Tenant shall obtain, maintain in effect and comply
with the conditions of all permits, licenses and other governmental approvals
required for Tenant's operations on the Premises under any Hazardous
Materials Laws, including, but not limited to, the discharge of appropriately
treated Hazardous Materials into or through any sanitary sewer serving the
Premises. At Landlord's request, Tenant shall deliver copies of, or allow
Landlord to inspect, all such permits, licenses and approvals. All Hazardous
Materials removed from the Premises shall be removed and transported by duly
licensed haulers to duly licensed disposal facilities, in compliance with all
Hazardous Materials Laws. Tenant shall perform any monitoring, testing,
investigation, clean-up, removal, detoxification, preparation of closure or
other required plans and any other remedial work required by any governmental
agency or lender, or recommended by Landlord's environmental consultants, as
a result of any release or discharge or potential release or discharge of
Hazardous Materials affecting the Premises or the Center or any violation or
potential violation of Hazardous Materials Laws by Tenant or any assignee or
subtenant of Tenant or their respective agents, contractors, employees,
licensees or invitees (collectively, "Remedial Work"). Landlord shall have
the right to intervene in any governmental action or proceeding involving any
Remedial Work, and to approve performance of the work, in order to protect
Landlord's interests. Tenant shall not enter into any settlement agreement,
consent decree or other compromise with respect to any claims relating to
Hazardous Materials without notifying Landlord and providing ample
opportunity for Landlord to intervene. Tenant shall additionally comply with
the recommendations of Landlord's and Tenant's insurers based upon National
Fire Protection Association standards or other applicable guidelines
regarding the management and handling of Hazardous Materials. If any present
or future law imposes any requirement of reporting, survey, investigation or
other compliance upon Landlord, Tenant, or the Premises, and if such
requirement is precipitated by a transaction involving the Lease (other than
the natural expiration thereof at the end of the lease term), including
without limitation the assignment or sublease, in whole or in part of
Tenant's interest in the Lease, or the change in the ownership of Tenant,
then Tenant shall fully comply with and pay all costs of compliance with such
requirement, including Landlord's attorneys' fees and costs.

     14.4  NOTICE; REPORTING. Tenant shall notify Landlord, in writing,
within three (3) days after any of the following: (a) Tenant has knowledge,
or has reasonable cause to believe, that any Hazardous Material has been
released, discharged or is located on, under or about the Premises, whether
or not the release or discharge is in quantities that would otherwise be
reportable to a public agency, (b) Tenant receives any order of a
governmental agency requiring any Remedial Work pursuant to any Hazardous
Materials Laws, (c) Tenant receives any warning, notice of inspection, notice
of violation or alleged violation or Tenant receives notice or knowledge of
any proceeding, investigation or enforcement action, pursuant to any
Hazardous Materials Laws; or (d) Tenant receives notice or knowledge of any
claims made or threatened by any third party against Tenant or the Premises
relating to any loss or injury resulting from Hazardous Materials. If the
potential risk of any of the foregoing events is material, Tenant shall
deliver immediate verbal notice to Landlord, in addition to written notice as
set forth above. Tenant shall deliver to Landlord copies of all test results,
reports and business or management plans required to be filed with any
governmental agency pursuant to any Hazardous Materials Laws.

     14.5  INDEMNITY. Tenant shall indemnify, defend and hold Landlord (and
its partners and their respective officers, directors, employees and agents)
harmless from and against any and all liabilities, claims, suits, judgments,
actions, investigations, proceedings, costs and expenses (including
attorneys' fees and costs) arising out of or in connection with any breach of
any provisions of this Article or directly or indirectly arising out of the
use, generation, storage, release, disposal or transportation of Hazardous
Materials by Tenant, or any assignee or subtenant of Tenant, or their
respective agents, contractors, employees, licensees, or invitees, on, under
or about the Premises during the Lease Term or any other period of Tenant's
actual or constructive occupancy of the Premises, including, but not limited
to, all foreseeable and unforeseeable consequential damages and the cost of
any Remedial Work. Any defense of Tenant pursuant to this Section shall be by
counsel acceptable to Landlord. Neither the consent by Landlord to the use,
generation, storage, release, disposal or transportation of Hazardous
Materials nor the strict compliance with all Hazardous Materials Laws shall
excuse Tenant from Tenant's indemnification obligations pursuant to this
Article. The foregoing indemnity shall be in addition to and not a limitation
of the indemnification provisions of Article 13 of this Lease. Tenant's
obligations pursuant to this Article shall survive the termination or
expiration of this Lease.

     14.6  ENTRY AND INSPECTION; CURE. Landlord and its agents, employees and
contractors, shall have the right (but not the obligation) to enter the
Premises at all reasonable times to inspect the Premises and Tenant's
compliance with the terms and conditions of this Article, or to conduct
investigations and tests. No prior notice to Tenant shall be required in the
event of an emergency, or if Landlord has reasonable cause to believe that
violations of this Article have occurred, or if Tenant consents at the time of
entry. In all other cases, Landlord shall give at least twenty-four (24)
hours, prior notice to Tenant. Landlord shall have the right (but not the
obligation) to remedy any violation by Tenant of the provisions of this
Article pursuant to Section 22.3 of this Lease to perform any Remedial Work.
Tenant shall pay, upon demand, all

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costs incurred by Landlord in investigating any such violations or potential
violations or performing Remedial Work, plus interest thereon at the rate
specified in this Lease from the date of demand until the date paid by Tenant.

     14.7  TERMINATION/EXPIRATION.  Upon termination or expiration of this
Lease, Tenant shall, at Tenant's cost, remove any equipment, improvements or
storage facilities utilized in connection with any Hazardous Materials and
shall clean up, detoxify, repair and otherwise restore the Premises to a
condition free of Hazardous Materials, to the extent such condition is caused
by Tenant or any assignee or subtenant of Tenant or their respective agents,
contractors, employees, licensees or invitees.

     14.8  EXIT ASSESSMENT.  No later than ten (10) days after the expiration
or earlier termination of this Lease, Tenant shall cause to be performed, at
its sole expense, an environmental assessment (the "Exit Assessment") of the
Premises. Landlord agrees to allow Tenant access to the Premises for such
purpose. The Exit Assessment must be performed by a qualified environmental
consultant acceptable to Landlord, and shall include without limitation the
following, as applicable to the Premises and Tenant's activities: (a)
inspection of all floors, walls, ceiling tiles, benches, cabinet interiors,
sinks, the roof and other surfaces for signs of contamination and/or
deterioration related to Hazardous Materials, (b) inspection of any and all
ducts, hoods and exhaust systems for signs of contamination, deterioration
and/or leakage related or potentially related to Hazardous Materials, (c)
inspection of all readily accessible drain lines and other discharge piping
for signs of deterioration, loss of integrity and leakage, (d) Tenant
interviews and review of appropriate Tenant records to determine the uses to
which Tenant has put the Premises that involve or may have involved Hazardous
Materials, and to determine if any known discharges to the Premises or ground
or soils from Tenant's activities have occurred, (e) documentation in detail
of all observations, including dated photographs, (f) if applicable a
certification that all areas inspected are clean and free of any Hazardous
Materials and that the investigation conducted by the consultant does
indicate that any release of any Hazardous Materials has occurred in the
Premises or the Center as a result of Tenant's activities, (g) if applicable,
a detailed description of Hazardous Materials remaining in the Premises and
of any contamination, deterioration and/or leakage observed, together with
detailed recommendations for the removal, repair or abatement of the same,
and (h) if applicable, a detailed description of evidence of possible or past
releases of Hazardous Materials, together with detailed recommendations for
the prevention of the same in the future. Landlord shall have the right to
require additional evaluations or work in connection with the Exit Assessment
based upon Tenant's use of the Premises, any actual or suspected Hazardous
Materials issues, or other reasonable factors. The original of the Exit
Assessment shall be addressed to Landlord and shall be provided to the
Landlord within twenty (20) days of the expiration or earlier termination of
the Lease. In addition to Tenant's obligations under Section 14.7, Tenant
agrees to fully implement and address all recommended actions contained in
the Exit Assessment, at its sole cost, within thirty (30) days of the date
thereof.

     14.9  EVENT OF DEFAULT.  The release or discharge of any Hazardous
Material or the violation of any Hazardous Materials Law by Tenant or any
assignee or subtenant of Tenant shall be a material Event of Default by
Tenant under this Lease. In addition to or in lieu of the remedies available
under this Lease as a result of such Event of Default, Landlord shall have
the right, without terminating this Lease, to require Tenant to suspend its
operations and activities on the Premises until Landlord is satisfied that
appropriate Remedial Work has been or is being adequately performed;
Landlord's election of this remedy shall not constitute a waiver of
Landlord's right thereafter to declare an Event of Default and pursue any
other available remedy.

15.  ALTERATIONS; LIENS.

     15.1  ALTERATIONS BY TENANT.  Tenant shall not make any alterations,
additions or improvements ("Alterations") to the Premises without Landlord's
prior written consent, except for nonstructural Alterations that cost $5,000
or less and are not visible from the exterior of the Premises. All
Alterations installed by Tenant shall be new or completely reconditioned.
Landlord shall have the right to approve the contractor, the method of
payment of the contractor, and the plans and specifications for all proposed
Alterations. Tenant shall obtain Landlord's consent to all proposed
Alterations requiring Landlord's consent prior to the commencement of any
such Alterations. Tenant's request for consent shall be accompanied by
information identifying the contractor and method of payment and two (2)
copies of the proposed plans and specifications. All Alterations of whatever
kind and nature shall become at once a part of the realty and shall be
surrendered with the Premises upon expiration or earlier termination of the
Lease Term, unless Landlord requires Tenant to remove the same as provided in
Article 20. If Tenant demolishes or removes any then-existing tenant
improvements or other portions of the Premises or the Building (including
without limitation any previously-installed Alterations), Tenant shall
promptly commence and diligently pursue to completion the Alterations then
underway or shall otherwise restore the Premises and the Building to its
condition and state of improvement prior to such demolition or removal.
During the Lease Term, Tenant agrees to provide, at Tenant's expense, a
policy of insurance covering loss or damage to Alterations made by Tenant, in
an amount adequate to repair or replace the same, naming Landlord as an
additional insured. Provided, however, Tenant may install movable furniture,
trade fixtures, machinery or equipment in conformance with applicable
governmental rules or ordinances and remove the same upon expiration or
earlier termination of this Lease as provided in Article 20.

     15.2  PERMITS AND GOVERNMENTAL REQUIREMENTS.  Tenant shall obtain, at
Tenant's sole cost and expense, all building permits and other permits of
every kind and nature required by any governmental agency having jurisdiction
in connection with the Alterations. Tenant shall indemnify, defend and hold
Landlord and Landlord's officers, directors, shareholders, partners,
principals, employees and agents, and their respective successors and
assigns, harmless from and against any and all claims, actions, damages,
liability, costs, and expenses, including attorneys' fees and costs, arising
out of any failure by Tenant or Tenant's contractor or agents to obtain all
required permits, regardless of when such failure is discovered. Tenant shall
do any and all additional construction, alterations, improvements and
retrofittings required to be made to the Premises and/or the Center by any
governmental or quasi-governmental entity, or any other property of Landlord
as a result of, or as may be triggered by, Tenant's Alterations. Landlord
shall have the right to do such construction itself; but in all instances
Tenant shall pay all costs directly or indirectly related to such work and
shall indemnify, defend and hold Landlord and Landlord's officers, directors,
shareholders, partners, principals, employees and agents, and their
respective successors and assigns, harmless from and against any and all
claims, actions, damages, liability, costs, and expenses, including
attorneys' fees and costs, arising out of any such additionally required
work. All payment and indemnification obligations under this Section shall
survive the expiration or earlier termination of the Lease Term.

     15.3  LIENS.  Tenant shall pay when due all claims for any work
performed, materials furnished or obligations incurred by or for Tenant, and
Tenant shall keep the Premises free from any liens arising with respect
thereto. If Tenant fails to cause any such lien to be released within fifteen
(15) days after receiving notice thereof, by payment or posting of a proper
bond, Landlord shall have the right (but not the obligation) to cause such
release by such means as Landlord deems proper. Tenant shall pay Landlord
upon demand for all costs incurred by Landlord in connection therewith
(including attorneys' fees and costs), with interest at the rate specified in
Section 22.4 from the date of payment by Landlord to the date of payment by
Tenant. Tenant will notify Landlord in writing thirty (30) days prior to
commencing any alterations, additions, improvements or repairs in order to
allow Landlord time to file a notice of nonresponsibility.

16.  DAMAGE AND DESTRUCTION.

     16.1  PARTIAL INSURED DAMAGE.  If the Premises or any building in which
the Premises are located are partially damaged or destroyed during the Lease
Term, Landlord shall make the necessary repairs, provided such repairs can
reasonably be completed within sixty (60) days after the date of the damage
or destruction in accordance with applicable laws and regulations and
provided that Landlord receives sufficient insurance proceeds to pay the
cost of such repairs. In such event, this Lease shall continue in full force
and effect. If such repairs cannot reasonably be completed within sixty (60)
days after the date of the damage or destruction or if Landlord does not
receive sufficient insurance proceeds, then Landlord may, at its option,
elect within forty-five (45) days of the date of the damage or destruction to
proceed with the necessary repairs, in which event this Lease shall continue
in full force and effect and Landlord shall complete the same within a
reasonable time. If Landlord does not so elect to make such repairs or if
such repairs cannot be made under applicable laws and regulations, this Lease
may be terminated at the option of either party within ninety (90) days of
the occurrence of such damage or destruction.

     16.2  INSURANCE DEDUCTIBLE.  If Landlord elects to repair any damage
caused by an insured casualty as provided in Section 16.1, Tenant shall,
within fifteen (15) days after receipt of written notice from Landlord, pay
the amount of any deductible (or its share thereof) under any insurance
policy covering such damage or destruction, in accordance with Section 9.4
above.

     16.3  UNINSURED DAMAGE.  In the event of any damage or destruction of
the Premises or any building in which the Premises are located by an
uninsured casualty, Landlord shall have the right to elect either to repair
such damage or to terminate this Lease. Such election shall be exercised by
written notice to Tenant within forty-five (45) days of such damage or
destruction.

     16.4  TOTAL DESTRUCTION.  A total destruction (including any destruction
required by any authorized public authority) of either the Premises or any
building in which the Premises are located shall terminate this Lease.

     16.5  PARTIAL DESTRUCTION OF CENTER.  If fifty percent (50%) or more of
the rentable area of the Center is damaged or destroyed by fire or other
cause, notwithstanding that the Premises may be unaffected, Landlord shall
have the right, to be exercised by notice in writing delivered to Tenant
within ninety (90) days after said occurrence, to elect to terminate this
Lease.
<Page>

     16.6      TENANT'S OBLIGATIONS. Landlord shall not be required to repair
any injury or damage by fire or other cause, or to make any restoration or
replacement of any Alterations, trade fixtures, equipment or personal
property placed or installed in the Premises by or on behalf of Tenant.
Unless this Lease is terminated pursuant to this Article, Tenant shall
promptly repair, restore or replace the same in the event of damage. Nothing
contained in this Article shall be construed as a limitation on Tenant's
liability for any damage or destruction if such liability otherwise exists.

     16.7      RENT ABATEMENT. If Landlord repairs the Premises or the
building after damage or destruction as described in this Article 16, Minimum
Monthly Rent payable by Tenant hereunder from the date of damage until the
repairs are completed shall be equitably reduced, based upon the extent to
which such repairs interfere with the business carried on by Tenant in the
Premises, but only to the extent Landlord receives proceeds from rental
income insurance paid for by Tenant. Landlord agrees to take reasonable steps
to make a claim for and collect any rental income insurance proceeds that
might be available.

     16.8      WAIVER OF INCONSISTENT STATUTES. The parties' rights and
obligations in the event of damage or destruction shall be governed by the
provisions of this Lease; accordingly, Tenant waives the provisions of
California Civil Code Sections 1932(2) and 1933(4), and any other statute,
code or judicial decisions that grants a Tenant a right to terminate a lease
in the event of damage or destruction of a leased premises.

17.  CONDEMNATION.

     17.1      CONDEMNATION OF PREMISES. If any portion of the Premises is
taken or condemned for a public or quasi-public use ("Condemnation"), and a
portion remains that is susceptible of occupation, then this Lease shall
terminate as to the portion so taken as of the date title vests in the
condemnor, but shall remain in full force and effect as to the remaining
Premises. Landlord shall, within a reasonable period of time, restore the
remaining Premises as nearly as practicable to the condition existing prior
to the condemnation; provided, however, that if Landlord receives insufficient
funds from the condemnor for such purpose, Landlord may elect to terminate
this Lease. If this Lease continues in effect, the Minimum Monthly Rent shall
be equitably adjusted, based upon the value of the Premises remaining after
the Condemnation compared to the value of the Premises prior to Condemnation.
Provided, however, in the event of any such partial condemnation, Landlord
shall have the option to terminate this Lease entirely as of the date title
vests in the condemnor. If all the Premises are condemned, or such portion so
that there does not remain a portion that is susceptible of occupation, or if
such a substantial portion of the Center is condemned that it is no longer
economically appropriate to lease the Premises on the terms and conditions of
this Lease, as reasonably determined by Landlord, then at the election of
Landlord this Lease shall terminate as of the date title vests in the
condemnor.

     17.2      CONDEMNATION OF PARKING AREA. If all or any portion of the
parking area in the Center is condemned such that the ratio of the total
square footage of parking and other Common Facilities compared to the total
rentable building square footage of the Center is reduced to a ratio below
two to one, then at the election of Landlord this Lease shall terminate as of
the date title vests in the condemnor.

     17.3      CONDEMNATION AWARD. All compensation awarded upon any such
partial or total Condemnation shall be paid to Landlord and Tenant shall have
no claim thereto, and Tenant hereby irrevocably assigns and transfers to
Landlord any right to compensation or damages by reason of any such
Condemnation. Provided, however, that Tenant shall have the right to claim
and recover from the condemning authority, but not from Landlord, such
compensation as may be separately awarded or recoverable by Tenant in
Tenant's own right on account of any damage to Tenant's business by reason of
the Condemnation and on account of any cost that Tenant may incur in removing
Tenant's merchandise, furniture, fixtures, leasehold improvements and
equipment. If this Lease is terminated, in whole or in part, in accordance
with this Article as a result of a Condemnation, Tenant shall have no claim
for the value of any unexpired term of this Lease.

18.  ASSIGNMENT AND SUBLETTING.

     18.1      LANDLORD'S CONSENT REQUIRED. Tenant shall not voluntarily or
involuntarily assign, sublease, mortgage, encumber, or otherwise transfer all
or any portion of the Premises or its interest in this Lease (collectively,
"Transfer") without Landlord's prior written consent, which consent Landlord
shall not unreasonably withhold. Landlord may withhold its consent until
Tenant has complied with the provisions of Sections 18.2 and 18.3. Any
attempted Transfer without Landlord's written consent shall be void and shall
constitute a noncurable Event of Default under this Lease. If Tenant is a
corporation, any cumulative Transfer of more than fifty percent (50%) of the
voting stock of such corporation shall constitute a Transfer requiring
Landlord's consent hereunder; provided, however, that this sentence shall not
apply to any corporation whose stock is publicly traded. If Tenant is a
partnership, limited liability company, trust or other entity, any cumulative
Transfer of more than fifty percent (50%) of the partnership, membership,
beneficial or other ownership interests therein shall constitute a transfer
requiring Landlord's consent hereunder. Tenant shall not have the right to
consummate a Transfer or to request Landlord's consent to any Transfer if any
Event of Default has occurred and is continuing or if Tenant or any affiliate
of Tenant is in default under any lease of any other rent property owned or
managed (in whole or in part) by Landlord or any affiliate of Landlord.

     18.2      LANDLORD'S ELECTION. Tenant's request for consent to any
Transfer shall be accompanied by a written statement setting forth the
details of the proposed Transfer, including the name, business and financial
condition of the prospective Transferee, financial details of the proposed
Transfer (e.g., the term and the rent and security deposit payable), and any
other related information that Landlord may reasonably require. Landlord
shall have the right: (a) to withhold consent to the Transfer, if reasonable,
(b) to grant consent, or (d) to consent on the condition that Landlord be
paid, as Additional Rent hereunder, fifty percent (50%) of all subrent or
other consideration to be paid to Tenant under the terms of the Transfer in
excess of the total rent due hereunder (including, if such Transfer is an
assignment or if such Transfer is to occur directly or indirectly in
connection with the sale of any assets of Tenant, fifty percent (50%) of the
amount of the consideration attributable to the Transfer of the Lease, as
reasonably determined by Landlord). The grounds on which Landlord may
reasonably withhold its consent to any requested Transfer include, without
limitation, that: (i) the proposed Transferee's contemplated use of the
Premises following the proposed Transfer is not reasonably similar to the use
of the Premises permitted hereunder, (ii) in Landlord's reasonable business
judgment, the proposed Transferee lacks sufficient business reputation or
experience to operate a successful business of the type and quality permitted
under this Lease, (iii) in Landlord's reasonable business judgment, the
proposed Transferee lacks sufficient net worth, working capital, anticipated
cash flow and other indications of financial strength to meet all of its
obligations under this Lease, (iv) the proposed Transfer would breach any
covenant of Landlord respecting a radius restriction, location, use or
exclusivity in any other lease, financing agreement, or other agreement
relating to the Center, and (v) in Landlord's reasonable business judgment,
the possibility of a release of Hazardous Materials is materially increased
as a result of the Transfer or if Landlord does not receive sufficient
assurances that the proposed Transferee has the experience and financial
ability to remedy a violation of Hazardous Materials and to fulfill its
obligations under Articles 13 and 14. In connection with any such Transfer,
Landlord shall have the right to require Tenant, at Tenant's sole cost, to
cause environmental testing meeting the requirements of an Exit Assessment
described in Section 14.8 to be performed. Landlord need only respond to any
request by Tenant hereunder within a reasonable time of not less than ten
(10) business days after receipt of all information and other submission
required in connection with such request.

     18.3      COSTS; TRANSFER FEE. Tenant shall pay all costs and expenses
in connection with any permitted Transfer, including any real estate
brokerage commissions due with respect to the Transfer. Tenant shall pay
reasonable attorneys' fees and costs incurred by Landlord (which in case of a
simple assignment, shall not exceed $750) and a fee of $500 to reimburse
Landlord for costs and expenses incurred in connection with any request by
Tenant for Landlord's consent to a Transfer. Such fee shall be delivered to
Landlord concurrently with Tenant's request for consent.

     18.4      ASSUMPTION; NO RELEASE OF TENANT. Any permitted transferee
shall assume in writing all obligations of Tenant under this Lease, utilizing
a form of assumption agreement provided or approved by Landlord, and an
executed copy of such assumption agreement shall be delivered to Landlord
within fifteen (15) days after the effective date of the Transfer. The
taking of possession of all or any part of the Premises by any such
permitted assignee or subtenant shall constitute an agreement by such person
or entity to assume without limitation or qualification all of the
obligations of Tenant under this Lease, notwithstanding any failure by such
person to execute the assumption agreement required in the immediately
preceding sentence. No permitted Transfer shall release or change Tenant's
primary liability to pay the rent and to perform all other obligations of
Tenant under this Lease. Landlord's acceptance of rent from any other person
is not a waiver of any provision of this Article or a consent to Transfer.
Consent to one Transfer shall not constitute a consent to any subsequent
Transfer. If any transferee defaults under this Lease, Landlord may proceed
directly against Tenant without pursuing remedies against the transferee.
Landlord may consent to subsequent Transfers or modifications of this Lease
by Tenant's transferee, without notifying Tenant or obtaining its consent,
and such action shall not relieve Tenant of its liability under this Lease.

     18.5      NO MERGER. No merger shall result from any Transfer pursuant
to this Article, any surrender by Tenant of its interest under this Lease, or
any termination hereof in any other manner. In any such event, Landlord may
either terminate any or all subleases or succeed to the interest of Tenant
thereunder.

<Page>

    18.6 REASONABLE RESTRICTION. Tenant acknowledges that the restrictions on
Transfer contained herein are reasonable restrictions for purposes of
Section 22.2 of this Lease and California Civil Code Section 1951.4.

19. SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATE.

    19.1 SUBORDINATION. This Lease is junior and subordinate to all ground
leases, mortgages, deeds of trust, and other security instruments now or
hereafter affecting the real property of which the Premises are a part, and
to all advances made on the security thereof, and to all renewals,
modifications, consolidations, replacements and extensions thereof. If any
mortgagee, beneficiary under deed of trust or ground lessor shall elect to
have this Lease prior to the lien of its mortgage, deed of trust or ground
lease, and gives written notice thereof to Tenant, this Lease shall be deemed
prior thereto. Tenant agrees to execute any documents required to effectuate
such subordination or to make this Lease prior to the lien of any such
mortgage, deed of trust or ground lease, as the case may be, and if Tenant
fails to do so within fifteen (15) days after written demand, Tenant does
hereby make, constitute and irrevocably appoint Landlord as Tenant's
attorney-in-fact and in Tenant's name, place and stead, to do so.

    19.2 ATTORNMENT. If Landlord sells, transfers, or conveys its interest in
the Premises or this Lease, or if the same is foreclosed judicially or
nonjudicially, or is otherwise acquired, by a mortgagee, beneficiary under
deed of trust or ground lessor, upon the request and at the sole election of
Landlord's lawful successor, Tenant shall attorn to said successor, provided
said successor accepts the Premises subject to this Lease. Tenant shall, upon
request of Landlord or any such mortgagee, beneficiary under deed of trust
or ground lessor, execute an attornment agreement confirming the same, in
form and substance acceptable to Landlord. Such agreement shall provide,
among other things, that said successor shall not be bound by (a) any
prepayment of more than (1) month's rent (except any Security Deposit) or (b)
any material amendment of this Lease made after the later of the initial
effective date of this Lease, or the date that such successor's lien or
interest first arose, unless said successor shall have consented to such
amendment.

    19.3 ESTOPPEL CERTIFICATES. Within fifteen (15) days after written
request from Landlord, Tenant at Tenant's sole cost shall execute,
acknowledge and deliver to Landlord a written statement certifying: (a) that
this Lease is unmodified and in full force and effect (or, if modified,
stating the nature of such modifications and certifying that this Lease is in
full force and effect as so modified), (b) the amount of any rent paid in
advance, and (c) that, to Tenant's knowledge, there are no uncured defaults
on the part of Landlord, or specifying the nature of such defaults if any are
claimed. Any such statement may be conclusively relied upon by any
prospective purchaser of or lender on the Premises. If Tenant fails to
deliver such statement within said 15-day period, Tenant shall be liable for
the immediate payment of all foreseeable and unforeseeable damages, penalties
and attorneys' fees and costs incurred by Landlord as a result of such
failure. Tenant's failure to deliver such statement within said 15-day period
shall constitute acknowledgement by Tenant: (i) that this Lease is in full
force and effect without modification except as may be represented by
Landlord, (ii) that not more than one (1) month's rent has been paid in
advance, and (iii) that there are no uncured defaults in Landlord's
performance.

20. SURRENDER OF PREMISES.

    20.1 CONDITION OF PREMISES. Upon the expiration or earlier termination of
this Lease, Tenant shall surrender the Premises to Landlord, broom clean and
in the same condition and state of repair as at the commencement of the Lease
Term, except for ordinary wear and tear that Tenant is not otherwise
obligated to remedy under the provisions of this Lease. Tenant shall deliver
all keys to the Premises and the building of which the Premises are a part to
Landlord. Upon Tenant's vacation of the Premises, Tenant shall remove
all portable furniture, trade fixtures, machinery, equipment, signs and
other items of personal property (unless prohibited from doing the same under
Section 20.2), and shall remove any Alterations (whether or not made with
Landlord's consent) that Landlord may require Tenant to remove. Tenant shall
repair all damage to the Premises caused by such removal and shall restore
the Premises to its prior condition, all at Tenant's expense. Such repairs
shall be performed in a manner satisfactory to Landlord and shall include,
but are not limited to, the following: capping all plumbing, capping all
electrical wiring, repairing all holes in walls, restoring damaged floor
and/or ceiling tiles, and thorough cleaning of the Premises. If Tenant fails
to remove any items that Tenant has an obligation to remove under this
Section when required by Landlord within ten (10) business days of Tenant's
receipt of Landlord's request to dispose of said property, such items shall,
at Landlord's option, become the property of Landlord and Landlord shall have
the right to remove and retain or dispose of the same in any manner, without
any obligation to account to Tenant for the proceeds thereof. Tenant waives
all claims against Landlord for any damages to Tenant resulting from Landlord's
retention or disposition of such Alterations of personal property. Tenant
shall be liable to Landlord for Landlord's costs of removing, storing and
disposing of such items.

    20.2 REMOVAL OF CERTAIN ALTERATIONS, FIXTURES AND EQUIPMENT PROHIBITED.
All Alterations, fixtures (whether or not trade fixtures), machinery,
equipment, signs and other items of personal property that Landlord has not
required Tenant to remove under Section 20.1 shall become Landlord's property
and shall be surrendered to Landlord with the Premises, regardless of who
paid for the same. In particular and without limiting the foregoing, Tenant
shall not remove any of the following materials or equipment without
Landlord's prior written consent, regardless of who paid for the same and
regardless of whether the same are permanently attached to the Premises:
power wiring and power panels; piping for industrial gasses or liquids;
laboratory benches, sinks, cabinets and casework; fume hoods or specialized
air-handling and evacuation systems; drains or other equipment for the
handling of waste water or hazardous materials; computer, telephone and
telecommunications wiring, panels and equipment; lighting and lighting
fixtures; wall coverings; drapes, blinds and other window coverings; carpets
and other floor coverings; heaters, air conditioners and other heating or
air conditioning equipment; fencing; security gates and systems; and other
building operating equipment and decorations.

    20.3 HOLDING OVER. Tenant shall vacate the Premises upon the expiration
or earlier termination of this Lease, and Tenant shall indemnify Landlord
against all liabilities, damages and expenses incurred by Landlord as a
result of any delay by Tenant in vacating the Premises. If Tenant remains in
possession of the Premises or any part thereof after the expiration of the
Lease Term with Landlord's written permission, Tenant's occupancy shall be a
tenancy from month-to-month only, and not a renewal or extension hereof. All
provisions of this Lease (other than those relating to the term) shall apply
to such month-to-month tenancy, except that the Minimum Monthly Rent shall be
increased to 200% of the Minimum Monthly Rent in effect during the last month
of the Lease Term. No acceptance of rent, negotiation of rent checks or other
act or omission of Landlord or its agents shall extend the Expiration Date of
this Lease other than a writing executed by Landlord giving Tenant permission
to remain in occupancy beyond the Expiration Date under the terms of the
immediately preceding sentence.

21. DEFAULT BY TENANT.

    The occurrence of any of the following shall constitute an "Event of
Default" under this Lease by Tenant:

         (a) Failure to pay when due the rent or any other monetary sums
required hereunder.

         (b) Failure to perform any other agreement or obligation of Tenant
hereunder, if such failure continues for thirty (30) days after written
notice by Landlord to Tenant, except as to those Events of Default that are
noncurable, in which case no such grace period shall apply; provided,
however, that if the failure is such that it cannot be reasonably cured
within said thirty (30) day period, Tenant shall not be in default if Tenant
commences to cure within said said thirty (30) day periods and diligently
pursues such cure to completion, and in fact cures the default within one
hundred twenty (120) days of Landlord's notice. Landlord's notice described
herein is intended to satisfy, and is not in addition to, any and all legal
notices required prior to commencement of an unlawful detainer action,
including without limitation the notice requirements of California Code of
Civil Procedure Sections 1161 ET SEQ.

         (c) Abandonment or vacation of the Premises by Tenant, or failure to
occupy the Premises for a period of thirty (30) consecutive days.

         (d) If any of the following occurs: (i) a petition is filed for an
order of relief under the federal Bankruptcy Code or for an order or decree
of insolvency or reorganization or rearrangement under any state or federal
law, and such petition is not dismissed within thirty (30) days after the
filing thereof; (ii) Tenant makes a general assignment for the benefit of
creditors; (iii) a receiver or trustee is appointed to take possession of any
substantial part of Tenant's assets, unless such appointment is vacated
within sixty (60) days after the date thereof; (iv) Tenant consents to or
suffers an attachment, execution or other judicial seizure of any substantial
part of its assets or its interest under this Lease, unless such process is
released or satisfied within sixty (60) days after the occurrence thereof; or
(v) Tenant's net worth, determined in accordance with generally accepted
accounting principles consistently applied, decreases, at any time during the
Lease Term, below Tenant's net worth as of the date of execution of this
Lease. If a court of competent jurisdiction determines that any of the
foregoing events is not a default under this Lease, and a trustee is
appointed to take possession (or if Tenant remains a debtor in possession),
and such trustee or Tenant transfers Tenant's interest hereunder, then
Landlord shall receive, as Additional Rent, the difference between the rent
(or other consideration) paid in connection with such transfer and the rent
payable by Tenant hereunder. Any assignee pursuant to the provisions of any
bankruptcy law shall be deemed without further act to have assumed all of the
obligations of the Tenant hereunder arising on or after the date of such
assignment. Any such assignee shall, upon demand, execute and deliver to
Landlord an instrument confirming such assumption.

         (e) The occurrence of any other event that is deemed to be an Event
of Default under any other provision of this Lease.

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22.  REMEDIES.

     Upon the occurrence of any Event of Default by Tenant, Landlord shall
have the following remedies, each of which shall be cumulative and in
addition to any other remedies now or hereafter available at law or in equity:

     22.1      TERMINATION OF LEASE. Landlord can terminate this Lease and
Tenant's right to possession of the Premises by giving written notice of
termination, and then re-enter the Premises and take possession thereof. No
act by Landlord other than giving written notice to Tenant of such
termination shall terminate this Lease. Upon termination, Landlord has the
right to recover all damages incurred by Landlord as a result of Tenant's
default, including:

               (a)  The worth at the time of award of any unpaid rent that
had been earned at the time of such termination; plus

               (b)  The worth at the time of award of the amount by which the
unpaid rent that would have been earned after the date of termination until
the time of award exceeds the amount of the loss of rent that Tenant proves
could have been reasonably avoided; plus

               (c)  The worth at the time of award of the amount by which the
unpaid rent for the balance of the Lease Term after the time of award exceeds
the amount of such rental loss that Tenant proves could have been reasonably
avoided; plus

               (d)  Any other amount necessary to compensate Landlord for all
the detriment proximately caused by Tenant's default, including, but not
limited to (i) expenses for cleaning, repairing or restoring the Premises,
(ii) expenses for altering, remodeling or otherwise improving the Premises
for the purpose of reletting, (iii) brokers' fees and commissions,
advertising costs and other expenses of reletting the Premises, (iv) costs of
carrying the Premises, such as taxes, insurance premiums, utilities and
security precautions, (v) expenses in retaking possession of the Premises,
(vi) attorneys' fees and costs, (vii) any unearned brokerage commissions paid
in connection with this Lease, and (viii) payment of any previously waived or
abated Minimum Monthly Rent and/or Additional Rent; plus

               (e)  At Landlord's election, such other amounts in addition to
or in lieu of the foregoing as may be permitted from time to time under
applicable law. As used in paragraphs (a) and (b) above, the "worth at the
time of award" shall be computed by allowing interest at the maximum
permissible legal rate. As used in paragraph (c) above, the "worth at the
time of award" shall be computed by discounting such amount at the discount
rate of the Federal Reserve Bank of San Francisco at the time of award plus
one percent (1%).

     22.2      CONTINUATION OF LEASE. Landlord has the remedy described in
California Civil Code Section 1951.4 (Landlord may continue the Lease in
effect after Tenant's breach and abandonment and recover rent as it becomes
due, if Tenant has the right to sublet or assign, subject only to reasonable
limitations), as follows:

               (a)  Landlord can continue this Lease in full force and effect
without terminating Tenant's right of possession, and Landlord shall have the
right to collect rent and other monetary charges when due and to enforce all
other obligations of Tenant hereunder. Landlord shall have the right to enter
the Premises to do acts of maintenance and preservation of the Premises, to
make alterations and repairs in order to relet the Premises, and/or to
undertake other efforts to relet the Premises. Landlord may also remove
personal property from the Premises and store the same in a public warehouse
at Tenant's expense and risk. No act by Landlord permitted under this
paragraph shall terminate this Lease unless a written notice of termination
is given by Landlord to Tenant or unless the termination is decreed by a
court of competent jurisdiction.

               (b)  In furtherance of the remedy set forth in this Section,
Landlord may relet the Premises or any part thereof for Tenant's account, for
such term (which may extend beyond the Lease Term), at such rent, and on such
other terms and conditions as Landlord may deem advisable in its sole
discretion. Tenant shall be liable immediately to Landlord for all costs
Landlord incurs in reletting the Premises. Any rents received by Landlord
from such reletting shall be applied to the payment of: (i) any indebtedness
other than rent due hereunder from Tenant to Landlord, (ii) the costs of such
reletting, including brokerage and attorneys' fees and costs, and the cost of
any alterations and repairs to the Premises, and (iii) the payment of rent
due and unpaid hereunder, including any previously waived or abated rent. Any
remainder shall be held by Landlord and applied in payment of future amounts
as the same become due and payable hereunder. In no event shall Tenant be
entitled to any excess rent received by Landlord after an Event of Default by
Tenant and the exercise of Landlord's remedies hereunder. If the rent from
such reletting during any month is less than the rent payable hereunder,
Tenant shall pay such deficiency to Landlord upon demand.

               (c)  Landlord shall not, by any re-entry or other act, be
deemed to have accepted any surrender by Tenant of the Premises or Tenant's
interest therein, or be deemed to have terminated this Lease or Tenant's
right to possession of the Premises or the liability of Tenant to pay rent
accruing thereafter or Tenant's liability for damages under any of the
provisions hereof, unless Landlord shall have given Tenant notice in writing
that it has so elected to terminate this Lease.

               (d)  Tenant acknowledges and agrees that the restrictions on
the Transfer of the Lease set forth in Article 18 of this Lease constitute
reasonable restrictions on such transfer for purposes of this Section and
California Civil Code Section 1951.4.

     22.3      PERFORMANCE BY LANDLORD. If Tenant fails to pay any sum of
money or perform any other act to be performed by Tenant hereunder, and such
failure continues for fifteen (15) days after notice by Landlord, Landlord
shall have the right (but not the obligation) to make such payment or perform
such other act without waiving or releasing Tenant from its obligations. All
sums so paid by Landlord and all necessary incidental costs, together with
interest thereon at the rate specified in Section 22.4, shall be payable to
Landlord on demand. Landlord shall have the same rights and remedies in the
event of nonpayment by Tenant as in the case of default by Tenant in the
payment of the rent.

     22.4      LATE CHARGE; INTEREST ON OVERDUE PAYMENTS. The parties
acknowledge that late payment by Tenant of Minimum Monthly Rent or any
Additional Rent will cause Landlord to incur costs not contemplated by this
Lease, the exact amount of which will be extremely difficult and impractical
to determine, including, but not limited to, processing and accounting
charges, administrative expenses, and additional interest expenses or late
charges that Landlord may be required to pay as a result of late payment on
Landlord's obligations. Therefore, if any installment of Minimum Monthly Rent
or Additional Rent is not received by Landlord on the due date, and without
regard to whether Landlord gives Tenant notice of such failure or exercises
any of its remedies upon an Event of Default, Tenant shall pay a late charge
equal to the greater of ten percent (10%) of the overdue amount or One
Hundred Dollars ($100), as Additional Rent hereunder. The parties hereby
agree that such late charge represents a fair and reasonable estimate of the
damages Landlord will incur by reason of late payment by Tenant. In addition,
any amount due from Tenant that is not paid when due shall bear interest at a
rate equal to two percent (2%) over the then current Bank of America prime
or reference rate or ten percent (10%) per annum, whichever is greater, but
not in excess of the maximum permissible legal rate, from the date such
payment is due until the date paid by Tenant. Landlord's acceptance of any
interest or late charge shall not constitute a waiver of Tenant's default or
prevent Landlord from exercising any other rights or remedies available to
Landlord.

     22.5      LANDLORD'S RIGHT TO REQUIRE ADVANCE PAYMENT OF RENT; CASHIER'S
CHECKS. If Tenant is late in paying any component of rent more than three (3)
times during the Lease Term, Landlord shall have the right, upon notice to
Tenant, to require that all rent be paid three (3) months in advance.
Additionally, if any of Tenant's checks are returned for nonsufficient funds,
or if Landlord at any time serves upon Tenant a Three Day Notice to Pay Rent
or Quit (pursuant to California Civil Code Sections 1161 ET SEQ. or any
successor or similar unlawful detainer statutes), Landlord may, at its
option, require that all future rent (including any sums demanded in any
subsequent three (3) day notice) be paid exclusively by money order or
cashier's check.

23.  DEFAULT BY LANDLORD.

     23.1      NOTICE TO LANDLORD. Landlord shall not be in default under
this Lease unless Landlord fails to perform an obligation required of
Landlord within a reasonable time, but in no event later than thirty (30)
days after written notice by Tenant to Landlord and to each Mortgagee as
provided in Section 23.2, specifying the nature of the alleged default;
provided, however, that if the nature of the obligation is such that more
than thirty (30) business days are required for performance, then Landlord
shall not be in default if Landlord commences performance within such 30-day
period and thereafter diligently prosecutes the same to completion.

     23.2      NOTICE TO MORTGAGEES. Tenant agrees to give each mortgagee or
trust deed holder on the Premises or the Center ("Mortgagee"), by registered
mail, a copy of any notice of default served upon Landlord, provided that
Tenant has been previously notified in writing of the address of such
Mortgagee. Tenant further agrees that if Landlord fails to cure such default
within the time provided for in this Lease, then the Mortgagees shall have an
additional thirty (30) days within which to cure such default, or if such
default cannot reasonably be cured within that time, then such additional time
as may be necessary if, within said 30-day period, any Mortgagee has commenced
and is diligently pursuing the remedies necessary to cure the default (including
but not limited to commencement of foreclosure proceedings if necessary to
affect such cure), in which event this Lease shall not be terminated while such
remedies are being so diligently pursued.

     23.3      LIMITATIONS ON REMEDIES AGAINST LANDLORD. In the event Tenant
has any claim or cause of action against Landlord: (a) Tenant's sole and
exclusive remedy shall be against Landlord's interest in the building of
which the Premises are a part, and neither Landlord nor any partner of
Landlord nor any other property of Landlord shall be liable for any
deficiency, (b) no partner of Landlord shall be sued or named as a party in
any suit or action (except as may be necessary to secure jurisdiction over
Landlord), (c) no service of process shall be made against

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any partner of Landlord (except as may be necessary to secure jurisdiction
over the partnership), and no such partner shall be required to answer or
otherwise plead to any service of process, (d) no judgment shall be taken
against any partner of Landlord and any judgment taken against any partner of
Landlord may be vacated and set aside at any time, and (e) no writ of
execution will ever be levied against the assets of any partner of Landlord.
The covenants and agreements set forth in this Section shall be enforceable
by Landlord and/or by any partner of Landlord. If Landlord fails to give any
consent that a court later holds Landlord was required to give under the
terms of this Lease, Tenant shall be entitled solely to specific perforamnce
and such other remedies as may be specifically reserved to Tenant under this
Lease, but in no event shall Landlord be responsible for monetary damages
(including incidental and consequential damages) for such failure to give
consent.

24.   GENERAL PROVISIONS.

      24.1   ACTION OR DEFENSE BY TENANT. Any claim, demand, right or defense
of any kind by Tenant that is based upon or arises in any connection with the
Lease or negotiations prior to its execution shall be barred unless Tenant
commences an action thereon or initiates a legal proceeding or defense by
reason thereof within six (6) months after the date of the occurrence of the
event, act or omission to which the claim, demand, right or defense relates.
Tenant acknowledges and understands that, after having had an opportunity to
consult with legal counsel, the purpose of this paragraph is to shorten the
time period within which Tenant would otherwise have to raise such claims,
demands or rights of defense.

      24.2   ARBITRATION AND MEDIATION; WAIVER OF JURY TRIAL. Except as
provided in this Section, if any dispute ensues between Landlord and Tenant
arising out of or concerning this Lease, and if said dispute cannot be
settled through direct discussions between the parties, the parties shall
first to attempt to settle the dispute through mediation before a mutually
acceptable mediator. The cost of mediation shall be divided equally between
the parties. Thereafter, any remaining, unresolved disputes or claims shall
be resolved by binding arbitration in accordance with the rules of the
American Arbitration Association, and judgment upon the award rendered by the
arbitrator may be entered in any court of competent jurisdiction. The
prevailing party in any such arbitration shall be entitled to recover
reasonable costs and attorneys' fees and costs as determined by the
arbitrator, provided, however, that the foregoing provisions regarding
mediation and arbitration shall not apply to (a) any issue or claim that
might properly be adjudicated in an unlawful detainer proceeding, or (b) to
any issue or claim that Landlord elects not to have resolved through
arbitration and with respect to which Landlord commences an action in law or
equity to determine the same. Without limiting the foregoing, Landlord and
Tenant hereby waive trial by jury in any action, proceeding or counterclaim
(including any claim of injury or damage and any emergency and other
statutory remedy in respect thereof) brought by either against the other on
any matter arising out of or in any way connected with this Lease, the
relationship of Landlord and Tenant, or Tenant's use or occupancy of the
Premises.

      24.3   ATTORNEYS' FEES. If either party brings any legal action or
proceeding, declaratory or otherwise, arising out of this Lease, including
any suit by Landlord to recover rent or possession of the Premises or to
otherwise enforce this Lease, the losing party shall pay the prevailing
party's costs and attorneys' fees and costs incurred in such proceeding. If
Landlord issues notice(s) to pay rent, notice(s) to perform covenant,
notice(s) of abandonment, or comparable documents as a result of Tenant's
default under this Lease, and if Tenant cures such default, Tenant shall pay
to Landlord the reasonable costs incurred by Landlord, including Landlord's
attorneys' fees and costs, of preparation and delivery of same.

      24.4   AUTHORITY OF TENANT. Tenant represents and warrants that it has
full power and authority to execute and fully perform its obligations under
this Lease pursuant to its governing instruments, without the need for any
further action, and that the person(s) executing this Agreement on behalf of
Tenant are the duly designated agents of Tenant and are authorized to do so.
Prior to execution of this Lease, Tenant shall supply Landlord with such
evidence as Landlord may request regarding the authority of Tenant to enter
into this Lease. Any actual or constructive taking of possession of the
Premises by Tenant shall constitute a ratification of this Lease by Tenant.

      24.5   BINDING EFFECT. Subject to the provisions of Article 18
restricting transfers by Tenant and subject to Section 24.27 regarding
transfer of Landlord's interest, all of the provisions of this Lease shall
bind and inure to the benefit of the parties hereto and their respective
heirs, legal representatives, successors and assigns.

      24.6   BROKERS. Tenant warrants that it has had no dealings with any
real estate broker or agent in connection with the negotiation of this
transaction other than the broker(s) described in the Basic Lease Provisions
(if any), and it knows of no other real estate broker or agent who are
entitled to a commission in connection with this transaction. Tenant agrees
to indemnify, defend and hold Landlord harmless from and against any
obligation or liability to pay any commission or compensation to any other
party arising from the act or agreement of Tenant.

      24.7   CONSTRUCTION. The headings and captions used in this Lease are
for convenience only and are not a part of the terms and provisions of this
Lease. In any provision relating to the conduct, acts or omissions of Tenant,
the term "Tenant" shall include  Tenant, its subtenants and assigns and their
respective agents, employees, contractors, and invitees, and any others using
the Premises with Tenant's express or implied permission. Any use in this
Lease, or in any addendum, amendment or other document related hereto, of the
terms "lessor" or "lessee" to refer to a party to this Lease shall be deemed
to be references to Landlord and Tenant, respectively.

      24.8   COUNTERPARTS. This Lease may be executed in multiple copies,
each of which shall be deemed an original, but all of which shall constitute
one Lease binding on all parties after all parties have signed such a
counterpart.

      24.9   COVENANTS AND CONDITIONS. Each provision to be performed by
Tenant shall be deemed to be both a covenant and a condition.

      24.10  ENTIRE AGREEMENT. This Lease, together with all exhibits and
addenda, if any, attached hereto, constitutes the entire agreement between
parties with respect to the subject matter hereof. There are no oral or
written agreements or representations between the parties hereto affecting
this Lease, and this Lease supersedes, cancels, and merges any and all
previous verbal or written negotiations, arrangements, representations,
brochures, displays, models, photographs, renderings, floor plans,
elevations, projections, estimates, agreements and understandings if any,
made by or between Landlord and Tenant and their agents, with respect to the
subject matter, and none thereof shall be used to interpret, construe,
supplement or contradict this Lease. This Lease, and all amendments thereto,
is and shall be considered to be the only agreement between the parties
hereto and their representatives and agents. There are no other
representations or warranties between the parties, and all reliance with
respect to representations is solely based upon the representations and
agreements contained in this Lease.

      24.11  EXHIBITS. All exhibits, addenda and riders attached or referred
to herein are hereby incorporated herein by reference.

      24.12  FINANCIAL STATEMENTS. Within ten (10) days after written request
from Landlord, Tenant shall deliver to Landlord such financial statements as
are reasonably requested by Landlord to verify the net worth of Tenant, or
any assignee, subtenant, or guarantor of Tenant. In addition, Tenant shall
deliver to any proposed or actual lender or purchaser of the Premises
designated by Landlord any financial statements required by such party to
facilitate the sale, financing or refinancing of the Premises, including the
past three (3) years' financial statements. Tenant represents and warrants to
Landlord that: (a) each such financial statement is a true and accurate
statement as of the date of such statement; and (b) at all times during the
Lease Term or any extension thereof, Tenant's net worth shall not be reduced
below Tenant's net worth as of the date of execution of this Lease. Landlord
shall take reasonable precautions to protect the confidentiality of such
financial statements. Tenant hereby irrevocably authorizes Landlord to
conduct credit checks and other investigations into Tenant's financial
affairs.

      24.13  FORCE MAJEURE. If Landlord or Tenant is delayed in performing
any of its obligations hereunder due to strikes; labor problems; inability to
procure utilities; materials; equipment or transportation; governmental
regulations; weather conditions; riots, insurrection, or war; or other events
beyond Landlord's or Tenant's control; then the time for performance of such
obligation shall be extended to the extent reasonably necessary as a result
of such event.

      24.14  GOVERNING LAW. This Lease shall be governed, construed and
enforced in accordance with the laws of the State of California.

      24.15  JOINT AND SEVERAL LIABILITY. If more than one person or entity
executes this Lease as Tenant, each of them is jointly and severally liable
for all of the obligations of Tenant hereunder.

      24.16  MODIFICATION. The provisions of this Lease may not be modified
or amended, except by a written instrument signed by all parties.

      24.17  MODIFICATION FOR LENDER. If, in connection with obtaining
financing or refinancing for the Premises or the Center, Landlord's lender
requests reasonable modifications to this Lease, Tenant will not unreasonably
withhold or delay its consent thereto, provided that such modifications do
not increase the obligations of Tenant hereunder or materially and adversely
affect Tenant's rights hereunder.

      24.18  NONDISCRIMINATION. Tenant for itself and its officers,
directors, shareholders, partners, principals, employees, agents,
representatives, and other related entities and individuals, agrees to comply
fully with any and all laws and other requirements prohibiting discrimination
against any person or group of persons on account of race, color, religion,
creed, sex, marital status, sexual orientation, national origin, ancestry,
age, physical handicap or medical condition. In the use occupancy or
patronage of the Premises and/or of Tenant's business, Tenant shall indemnify,
defend and hold Landlord and Landlord's officers, directors, shareholders,
partners, principals, employees and agents, and their respective successors
and assigns, harmless from and against all damage and liability incurred by
Landlord in the event of any

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violation of the foregoing covenant or because of any event of or practice of
discrimination against any such persons or group of persons by Tenant or its
officers, directors, shareholders, partners, principals, employees, agents,
representatives, and other related entities and individuals in accordance
with the indemnification provisions of Article 13.

     24.19  NOTICE.  Any and all notices to either party shall be personally
delivered or sent by regular mail, postage prepaid, addressed to the party to
be notified at the address specified in Section 1.1, or at such other address
as such party may from time to time designate in writing. Notice shall be
deemed delivered on the date of personal delivery or three (3) business days
after deposit in the U.S. Mail, certified, return receipt requested.

     24.20  PARTIAL INVALIDITY.  If any provision of this Lease is determined
by a court of competent jurisdiction to be invalid or unenforceable, the
remainder of this Lease shall not be affected thereby. Each provision shall
be valid and enforceable to the fullest extent permitted by law.

     24.21  QUIET ENJOYMENT.  Landlord agrees that Tenant, upon paying the
rent and performing the terms, covenants and conditions of this Lease, may
quietly have, hold and enjoy the Premises from and after Landlord's delivery
of the Premises to Tenant and until the end of the Lease Term; subject,
however, to the lien and provisions of any mortgage or deed of trust in which
this Lease is or becomes subordinate.

     24.22  RECORDING.  Tenant shall not record this Lease or any memorandum
hereof without Landlord's prior written consent.

     24.23  RELATIONSHIP TO THE PARTIES.  Nothing contained in this Lease
shall be deemed or construed as creating a partnership, joint venture,
principal-agent, or employer-employee relationship between Landlord and any
other person or entity (including, without limitation, Tenant) or as causing
Landlord to be responsible in any way for the debts or obligations of such
other person or entity.

     24.24  RELOCATION OF TENANT.  In the event Landlord requires the
Premises for use in conjunction with other premises or for other reasons
related to the planning program for the Center, Landlord, upon delivering
written notice to Tenant (the "Relocation Notice"), shall have the right to
relocate Tenant to other space in the Center, at Landlord's sole cost and
expense (except that Tenant shall bear the cost of moving and installing
private telephone systems), and the terms and conditions of the original
Lease shall remain in full force and effect, except that the Premises will be
in a new location. However, if the new space does not meet with Tenant's
reasonable approval, Tenant shall have the right to terminate this Lease upon
delivering notice to Landlord within fifteen (15) days after Tenant's receipt
of the Relocation Notice. If Tenant elects to terminate the Lease pursuant to
this Section, the termination shall be effective on the effective date of the
proposed relocation of Tenant as indicated in the Relocation Notice.

     24.25  RIGHTS OF REDEMPTION WAIVED.  Tenant hereby expressly waives any
and all rights of redemption under any present or future laws in the event
Tenant is evicted or dispossessed for any cause, or in the event Landlord
obtains possession of the Premises by reason of Tenant's violation of any of
the covenants and conditions of this Lease or otherwise.

     24.26  TIME OF ESSENCE.  Time is of the essence of each and every
provision of this Lease.

     24.27  TRANSFER OF LANDLORD'S INTEREST.  In the event of a sale,
assignment, exchange or other disposition of Landlord's interest in the
Premises, other than a transfer for security purposes only, Landlord shall be
relieved of all obligations and liabilities accruing hereunder after the
effective date of said sale, assignment, exchange or other disposition,
provided that any Security Deposit or other funds then held by Landlord in
which Tenant has an interest are delivered to Landlord's successor. The
obligations to be performed by Landlord hereunder shall be binding on
Landlord's successors and assigns only during their respective periods of
ownership.

     24.28  WAIVER.  No provision of this Lease or the breach thereof shall
be deemed waived, except by written consent of the party against whom the
waiver is claimed. A waiver of any such breach shall not be deemed a waiver
of any preceding or succeeding breach of the same or any other provision. No
delay or omission by Landlord in exercising any of its remedies shall impair
or be construed as a waiver thereof, unless such waiver is expressly set
forth in a written instrument signed by Landlord. The subsequent acceptance
of rent hereunder by Landlord shall not be deemed to be a waiver of any
preceding breach by Tenant, other than the failure of Tenant to pay the
particular rental so accepted, regardless of Landlord's knowledge of such
preceding breach at the time of acceptance of such rent.

          THE SUBMISSION OF THIS LEASE FOR EXAMINATION AND/OR
          SIGNATURE BY TENANT IS NOT A COMMITMENT BY LANDLORD OR ITS
          AGENTS TO RESERVE THE PREMISES OR TO LEASE THE PREMISES TO
          TENANT. THIS LEASE SHALL BECOME EFFECTIVE AND LEGALLY BINDING
          ONLY UPON FULL EXECUTION AND DELIVERY BY BOTH LANDLORD AND
          TENANT. UNTIL LANDLORD DELIVERS A FULLY EXECUTED COUNTERPART
          HEREOF TO TENANT, LANDLORD HAS THE RIGHT TO OFFER AND TO LEASE
          THE PREMISES TO ANY OTHER PERSON TO THE EXCLUSION OF TENANT.

EXECUTED, by Landlord and Tenant as of the date first written above.

 TENANT:                           LANDLORD:

 MITOKOR, a California             SORRENTO PLAZA, a California
 corporation                       limited partnership

 By: /s/ Craig Johnson             By: COLLINS DEVELOPMENT COMPANY,
    --------------------------         a California corporation, General Partner
 Print Name: Craig Johnson
             -----------------         By: /s/ Robert Peter
 Title:      CFO                          ---------------------------
        ----------------------         Print Name:
                                                  -------------------
 By:                                   Title:
    --------------------------               ------------------------
 Print Name:
            ------------------
 Title:
       -----------------------         By: /s/
                                          ---------------------------
                                       Print Name:
                                                  -------------------
                                       Title:
                                             ------------------------
                                        12
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                   ADDENDUM TO STANDARD INDUSTRIAL NET LEASE
                          (Mitokor - Sorrento Plaza)

     This ADDENDUM TO STANDARD INDUSTRIAL NET LEASE ("Addendum") is attached
to and made a part of that certain Standard Industrial Net Lease by and
between SORRENTO PLAZA, a California limited partnership ("Landlord"),
and MITOKOR, a California corporation ("Tenant"), dated February 28, 2001
(the "Lease"), for premises located at 11404 Sorrento Valley Road, San Diego,
California 92121 (the "Premises"). Landlord and Tenant hereby agree that
notwithstanding anything contained in the Lease to the contrary, the
provisions set forth below shall be deemed to be a part of the Lease and
shall supersede, to the extent appropriate, any contrary provision of the
Lease. All references to the Lease in this Addendum shall be construed to
mean the Lease and exhibits thereto, as amended and supplemented by this
Addendum. All defined terms used in this Addendum, unless specifically
defined in this Addendum, shall have the same meaning as such terms have in
the Lease.

     25.  RIGHT OF FIRST OFFER ON ADJACENT SPACE. Provided that, at the time
Tenant is entitled to any benefit under this Section, there exists no Event
of Default on the part of Tenant under this Lease nor any condition that with
the giving of notice or the passage of time or both would constitute an Event
of Default on the part of Tenant under this Lease, Landlord agrees that it
will offer to lease any unleased space in the building of which the Premises
are a part that is adjacent to the Premises (the "Additional Space") to
Tenant prior to offering the Additional Space to any other person. Tenant
shall have ten (10) days after receipt of such offer to accept or reject the
same. Tenant's failure to accept the same in writing unconditionally and
without change within such 10-day period shall constitute a rejection of such
offer. The rental rate and term of occupancy applicable to the Additional
Space shall be as determined by Landlord in its sole discretion. If
Landlord's offer is rejected or deemed rejected, then Landlord shall be free
to let the Additional Space to any person, on terms and conditions determined
by Landlord (which may be more or less advantageous than those offered to
Tenant). No brokerage commissions or fees shall be payable by Landlord in
connection with any such expansion. This Section shall not apply (i) to any
use or leasing of the Additional Space by Landlord or any affiliate of
Landlord, (ii) to the renewal or modification of the lease of any existing
tenant, or (iii) the exercise of any option to extend the term of any lease
or the exercise of or any other right by any existing tenant.

     26.  [Intentionally Omitted]

     27.  [Intentionally Omitted]

     28.  [Intentionally Omitted]

     29.  OPERATING COSTS. Notwithstanding anything set forth in Section 6.3
to the contrary, Operating Costs shall not include:

          (a)  Costs, including marketing costs, legal fees, space planners'
fees, and brokerage fees incurred in connection with the original
construction or development of the Center or the original or future leasing
of the Center, and costs, including permit, license and inspection costs and
allowances and other concessions, incurred with respect to the installation
of tenant improvements made for new tenants in the Center or incurred in
renovating or otherwise improving, decorating, painting or redecorating
vacant leasable space for tenants or other occupants (or prospective tenants
or occupants) of the Center;

          (b)  Depreciation, interest and principal payments on mortgages and
other debt costs, if any, penalties and interest, costs of capital
improvements and equipment designed to increase the leasable area of the
Center;

          (c)  Costs for which Landlord is reimbursed by any tenant or
occupant of the Center or by insurance by its carrier or any tenant's carrier
(or if Landlord fails to carry the insurance required to be carried by
Landlord pursuant to this Lease, costs which would have been covered by
insurance had Landlord obtained the coverage required to be carried under
this Lease)

                                       i

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or by anyone else, and electric power costs for which any tenant directly
contracts with the local public service company;

          (d)  Any bad debt loss, rent loss, or reserves for bad debts or
rent loss;

          (e)  Any amount paid as ground rental for the Center by Landlord;

          (f)  All items and services for which Tenant or any other tenant in
the Center reimburses Landlord or which Landlord provides selectively to one
or more tenants (other than Tenant) without reimbursement;

          (g)  Costs, other than those incurred in ordinary maintenance and
repair, for sculpture, paintings, fountains or other objects of art;

          (h)  Any costs expressly excluded from Operating Costs elsewhere in
this Lease;

          (i)  Costs arising from Landlord's charitable or political
contributions;

          (j)  Expenses directly resulting from the gross negligence or
wilful misconduct of Landlord, its agents, servants or employees;

          (k)  Rental for any space in the Center set aside for conference
facilities, storage facilities or exercise facilities;

          (l)  The amounts of any payments by Landlord or to its affiliates
for goods or services in the Center in excess of a competitive rate; and

          (m)  Costs incurred in connection with the sale, financing or
refinancing of the Center, including brokerage commissions, consultants',
attorneys' and accountants' fees, closing costs, title insurance premiums,
transfer taxes and interest charges; and

          (n)  Costs incurred to comply with laws relating to the removal or
abatement of Hazardous Materials in or about the Premises to the extent the
existence of such Hazardous Materials is not the result of Tenant's occupancy
or use of the Premises.

     30.  REVIEW OF LANDLORD'S BOOKS REGARDING CAM: The following provisions
are hereby added as new Section 4.5 of the Lease:

          4.5  TENANT'S RIGHT TO REVIEW LANDLORD'S BOOKS REGARDING
     ELEMENTS OF ADDITIONAL RENT. Tenant at its cost shall have
     the right to review Landlord's books and records related to
     the calculation of Operating Costs, Real Property Taxes and
     insurance costs for a period of two (2) years after the close
     of the period for which Tenant may request any such review.
     Such review shall be at Tenant's sole cost and shall be
     conducted at Landlord's offices or such other convenient
     location as Landlord shall select. Tenant shall give Landlord
     at lease ten (10) business days advance notice of its desire to
     conduct such review. All information developed by Tenant in the
     course of such review shall be kept strictly confidential by
     Tenant, and shall be shared with Landlord. If such review
     reveals an overpayment by Tenant, Landlord shall credit such
     overpayment against Tenant's next occurring rent obligations
     or shall repay such amount if the review is completed after
     expiration of this Lease. If such review reveals an underpayment,
     Tenant shall pay such deficiency to Landlord within thirty (30)
     days of the determination thereof. Notwithstanding the foregoing,
     Landlord shall not be required to honor the results of any review
     performed by any person or firm whose fees are based in whole or
     in part upon a percentage of recovery, or any contingency fee
     calculation.

     31.  LANDLORD'S WORK. In making any repairs or doing any work under
Section 7.2 of the Lease, Landlord shall ensure that all such repairs,
alterations and improvements are

                                       ii

<Page>

performed in a good and workmanlike manner by licensed contractors, and
Landlord shall use commercially reasonable efforts not to unreasonably
interfere with Tenant's business operations in the course of making or
causing to be made any such repairs, alterations or improvements.

     32.  UTILITY INTERRUPTIONS. Notwithstanding the provisions of Section 10,
Landlord agrees to use commercially reasonable efforts to cause the
correction of any interruptions in utility service, including without
limitation facilitating Tenant's communications with any utility provider.

     33.  EMPLOYEE PARKING. With respect to any exercise of Landlord's rights
under Section 11.6 (Parking), Landlord agrees that (a) any designated parking
for Tenant shall be reasonably proximate to the Premises, and (b) any
modifications, designations or rules and regulations adopted by Landlord
shall not adversely affect Tenant's parking rights hereunder, including
without limitation materially decreasing the number of parking spaces to
which Tenant is entitled or the number of parking spaces that are available
for use by occupants and guests of the Center.

     34.  HAZARDOUS MATERIALS INDEMNITY. The following sentence is hereby
added to and made a part of Section 14.5: "Provided, however, that the
indemnifications and waivers of Tenant set forth in this Section 14.5 shall
not apply to damage and liability caused (i) by the gross negligence or
wilful misconduct of Landlord, and (ii) through no fault of Tenant's, its
assignees or subtenants, or their respective agents, contractors, employees,
customers, invitees or licensees."

     35.  LANDLORD'S APPROVALS IN CONNECTION WITH ALTERATIONS. In connection
with Landlord's rights of approval under Section 15.1, Landlord agrees as
follows:

          (a)  Landlord shall approve of the contractor, method of payment of
the contractor, and any plans and specifications submitted by Tenant within
seven (7) business days after receipt thereof. If Landlord disapproves of any
such item, it shall provide a written explanation of its disapproval to
Tenant. Tenant may resubmit any disapproved item to Landlord, who shall
approve or disapprove of such item within seven (7) business days after
receipt of such resubmittal.

          (b)  Landlord shall not unreasonably withhold or delay its consent
to Tenant's request for consent to perform Alterations, provided that, in
Landlord's judgment, the value of the Premises for financing, sale or future
releasing will not be impaired.

     36.  ALTERATIONS REQUIRED BY AMERICANS WITH DISABILITIES ACT AND OTHER
FUTURE LAWS. Landlord shall be responsible for complying with the orders,
rules or regulations of any governmental entity requiring any renovations or
alterations to the building of which the Premises are a part that are
required of building owners generally and not arising out of, resulting from,
or as may be may be triggered by, Tenant's activities or business, any
Alterations undertaken by Tenant (including the initial tenant improvement),
or Tenant's use or occupancy of the Premises. The costs of such renovations
or alterations shall be borne by Landlord and shall not be a part of
Operating Costs under Section 6.2. Any other work or costs related to
assuring compliance of the Premises with the orders, rules or regulations of
any governmental entity (including without limitation the Americans with
Disabilities Act) otherwise not the responsibility of Landlord under the
first sentence of this Section shall be born by Tenant either directly or as
a part of Operating Costs under Section 6.2. In addition, Tenant shall do
and/or bear the costs of, any and all construction, alterations, improvements
and retrofittings required to be made to the Premises and/or the building or
the Center, arising out of, resulting from, or as may be may be triggered by,
Tenant's activities or business, any Alterations undertaken by Tenant
(including the initial tenant improvements), or Tenant's use or occupancy of
the Premises.

     37.  CROSS DEFAULT WITH OTHER LEASE. Tenant is also the tenant of
certain space located in the building at 11494 Sorrento Valley Road, San
Diego California (which building is owned by an affiliate of Landlord)
pursuant to a Standard Industrial Net Lease (the "Other Lease") of even date
herewith between Tenant and such other owner. Tenant agrees that, at the
election of Landlord, any Event of Default under the Other Lease shall also
constitute an Event of Default under this Lease.

                                       iii

<Page>

     38.  NO OTHER CHANGE. Except as specifically set forth in this
Addendum, all of the terms and conditions of the Lease shall remain unchanged
and in full force and effect.

                            SORRENTO PLAZA, a California limited partnership

                            By: COLLINS DEVELOPMENT COMPANY,
                                a California corporation, General Partner

                                By: /s/ Robert Peter
                                    -------------------------------------
                                Print Name:
                                            -----------------------------
                                Title:
                                       ----------------------------------

                                By: /s/
                                    -------------------------------------
                                Print Name:
                                            -----------------------------
                                Title:
                                       ----------------------------------

                                MITOKOR, a California corporation

                                By: /s/ Craig Johnson
                                    -------------------------------------
                                Print Name: Craig Johnson
                                            -----------------------------
                                Title:      CFO
                                       ----------------------------------

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

                                       iv<Page>

                                                                  EXHIBIT 10.15

                              MONASH UNIVERSITY
                        of Wellington Road, Clayton
                                                                      Landlord

                        CHIRON TECHNOLOGIES PTY. LTD.
                              (IN LIQUIDATION)
                               ACN 006996792
                       of 11 Duerdin Street, Clayton
                                                                    Old Tenant

                            MIMOTOPES PTY. LTD.
                              ACN 090 841 286
                       of 11 Duerdin Street, Clayton
                                                                    New Tenant

                           -----------------------
                              TRANSFER OF LEASE
                           -----------------------

                              PATRICK SMITH
                              Barrister & Solicitor
                              Suite 13, Caulfield Plaza
                              860-876 Dandenong Road
                              Caulfield East 3145
                              Telephone: 9571  9322 9571 9422
                              Facsimile: 9571 9813
                              PES: 2780

<Page>

                                                                 PATRICK SMITH
                                                                     SOLICITOR

                              TRANSFER OF LEASE

LEASE:     Date:      13 April 1999
           Premises:  Cnr Martin & Duerdin Streets, Clayton
           Period:    4 years 2 months commencing on 1 July 1998
           Options:   4 further period(s) of 7 years (each)

LANDLORD:                                   MONASH UNIVERSITY of Wellington
                                            Road, Clayton

OLD TENANT:                                 CHIRON TECHNOLOGIES PTY. LTD. (In
                                            Liquidation) ACN 006 996 792 of 11
                                            Duerdin Street, Clayton

NEW TENANT:                                 MIMOTOPES PTY. LTD. ACN 090 841 286
                                            of 11 Duerdin Street, Clayton

TRANSFER DATE:

OLD TENANT'S GUARANTOR:                     Not applicable

NEW TENANT'S GUARANTOR:                     Not applicable

Each of the descriptions on this page has the same meaning in the following
pages.

                                                                             1

<Page>

1.     TRANSFER

       1.1     The old tenant transfers the lease to the new tenant with all
               options. The new tenant will hold the lease from the transfer
               date.

       1.2     If the old tenant is not the tenant named in the lease, the
               old tenant promises that it has become the tenant by previous
               valid transfers of the lease.

2.     VALIDITY OF LEASE

       The old tenant promises that on the transfer date the lease and the
       options are valid and no changes have been made to them.

3.     NEW TENANT ACCEPTS OBLIGATIONS

       The new tenant must pay the rent and do everything else required by
       the lease for the remainder of the lease and during any period it
       stays in possession after it ends.

4.     INDEMNITY BY NEW TENANT

       The new tenant indemnifies the old tenant so that the old tenant will
       not be responsible for breaches of the lease by the new tenant.

5.     OLD TENANT STILL LIABLE

       This transfer does not end the obligations of the old tenant under
       the lease. Unless the lease provides otherwise, those obligations
       continue until the end of the lease, but do not continue into any
       period of overholding after this lease ends, nor into any renewed term.

6.     OLD TENANT'S GUARANTOR STILL LIABLE

       This transfer does not end the obligations of the old tenant's
       guarantor under any guarantee or indemnity. Unless the guarantee or
       indemnity provides otherwise, those obligations continue until the end
       of the lease, bud do not continue into any period of overholding after
       the lease ends, nor unto any renewed term.

7.     LANDLORD'S PROMISES

       The landlord-

       7.1     Promises that if it is not the landlord named in the lease, it
               is now the person entitled to take possession of the premises
               if the lease ends.

       7.2     Promises that the lease and options are valid and that no
               changes have been made to them.

       7.3     Consents to this transfer, and

       7.4     Agrees not to take any action against the old tenant before
               the transfer date which would harm the new tenant's rights.

8.     GUARANTEE AND INDEMNITY

       The new tenant's guarantor-

       8.1     Guarantees to the landlord and to the old tenant that the new
               tenant will pay the rent promptly and will do everything the
               lease requires.

       8.2     Agrees that this guarantee is a continuing guarantee which will
               not be affected by-
               -  part payment,
               -  part performance,
               -  extension of time given by the landlord, or
               -  non-registration of the lease.

       8.3     Must indemnify the landlord and the old tenant so that they
               suffer no harm from breaches of the lease by the new tenant
               including losses resulting from the insolvency or winding-up
               of the new tenant.

<Page>

9.     ACKNOWLEDGEMENT BY OLD TENANT'S GUARANTOR

       The old tenant's guarantor by signing this transfer acknowledges that
       its obligations to guarantee the old tenant continue.

10.    STAMP DUTY

       The new tenant must pay the stamp duty on this transfer (if any) and
       must provide one signed copy for each person named on page one.

11.    GST

       11.1    In this clause:

               "GST" means GST within the meaning of the GST Act.

               "GST Act" means the A New Tax System (Goods and Services Tax)
               Act 1999 (as amended).

       11.2    Except where this document states otherwise an amount payable
               by a party for a taxable supply made by the other party under
               this document is expressed as a GST exclusive amount.

       11.3    If this document requires a party to pay an amount in respect
               of an expense or liability ("reimbursable expense") incurred
               by the other party ("payee") to a third party, the
               reimbursable expense must be net of any input tax credit to
               which the payee is entitled in respect of the reimbursable
               expense.

       11.4    If a party makes a taxable supply under this document, then the
               party liable to pay for the taxable supply must also pay to
               the supplier the GST payable in respect of the taxable supply
               at the time payment for the taxable supply is due.

       11.5    A party is not obliged under clause 11.4 to pay the GST on a
               taxable supply to it, until given a valid tax invoice for the
               supply.

12.    CONSENTS

       The old tenant must obtain the necessary consents to the transfer,
       and must get the landlord to sign it. It must do so at its own expense.

13.    VARIATIONS

       13.1    The parties hereto agree that the Clause 14.1 of the Lease be
               amended by the deletion of the figures "$23,635.00" and the
               figures "$100,000.00" be inserted.

       13.2    In all other respects the Lease is hereby confirmed.

14.    INTERPRETATION

       This transfer is binding on-

       12.1    Individuals' executors and administrators

       12.2    Corporations' liquidators and administrators

       12.3    Anyone to whom the persons affected by this transfer of lease
               transfer their rights under it.

       And in interpreting this transfer-

       12.4    Singular words include the plural and vice versa, and

       12.5    Words expressed in one gender include all genders.

<Page>

15.    OBLIGATIONS JOINT AND INDIVIDUAL

       If any person named on page one is made up of more than one
       individual or corporation, they must all perform their obligations
       under this transfer jointly and each individual must also perform them.

Executed as a deed on:

Execution & Attestation:

THE COMMON SEAL of MONASH
UNIVERSITY was hereto affixed on the
14th day of September 2001
by Direction of the Vice-Chancellor and
President in the presence of:

  /s/
---------------------------------------        Vice-Chancellor and President

  /s/ Patrick Smith
---------------------------------------        Deputy Vice-Chancellor

CHIRON TECHNOLOGIES PTY. LTD (In Liquidation)
executed on the           day of          2001

  /s/
---------------------------------------        Liquidator

The COMMON SEAL of MIMOTOPES PTY. LTD
was hereto affixed on the       day of     2001

  /s/ Andrew Milner
---------------------------------------       Director
                                                              [MIMOTOPES PTY.
  /s/ Ian Ray                                                  LTD. A.C.N.
---------------------------------------       Secretary        090 841 286
                                                               COMMON SEAL]

<Page>

DATED                                                                     199
-----------------------------------------------------------------------------

                               MONASH UNIVERSITY
                                                                       "Lessor"

                                     -and-

                         CHIRON TECHNOLOGIES PTY. LTD.
                                 ACN 006 996 792
                                                                       "Lessee"

                                     LEASE

                              PATRICK SMITH
                              Barrister & Solicitor
                              Suite 13, Caulfield Plaza
                              860-876 Dandenong Road
                              Caulfield East 3145
                              Telephone: 9571  9322 9571 9422
                              Facsimile: 9571 9813
                              PES:2780

<Page>

THIS GROUND LEASE made the 18th day of APRIL 1999 BETWEEN the Lessor as set
out in Item 1 of the First Schedule ("the Lessor") of the one part and the
Lessee as set out in Item 2 of the First Schedule ("the Lessee") of the other
part

WITNESSES that the Lessor hereby leases to the Lessee all that piece of land
("the Land") described in Item 3 of the First Schedule as tenant for the term
specified in Item 4 of the First Schedule commencing on the date specified in
Item 5 of the First Schedule ("the Term") and at the rental and otherwise
subject to the following covenants, conditions and restriction that is to
say:-

PART 1 - INTERPRETATION

1.1     In this Ground Lease unless the contrary intention appears:-

        "ADJOINING LAND" means the adjoining land described in Item 10 of the
        First Schedule.

        "BUILDING" means the improvements now or hereafter erected on the
        Land.

        "GROUND LEASE" means this Ground Lease including all Schedules and
        annexures and as amended, varied or supplemented from time to time.

        "LESSEE" means and includes the Lessee and the executors,
        administrators, successors and permitted assigns of the Lessee and
        where not repugnant to the context the employees and agents of the
        Lessee.

        "LESSOR" means and includes the Lessor and the executors,
        administrators, successors and permitted assigns of the Lessor and
        where not repugnant to the context the employees and agents of the
        Lessor.

        "PLAN OF SURVEY" means the plan of survey annexed hereto and marked
        "A".

        "PROPERTY" means the Land and the Building.

        "RENT" means all moneys described in the Second Schedule hereof as
        rent and payable as rent by the Lessee to the Lessor under this ground
        Lease.

        "TERM" means the term specified in Item 4 of the First Schedule
        commencing on the date specified in Item 5 of the First Schedule.

        "THE Land" means the land described in Item 3 of the First Schedule.

1.2     NUMBER AND GENDER

        Except to the extent that such interpretation shall be excluded by or
        be repugnant to the context, reference to any party shall include its
        successors and permitted assigns; the word "person" shall include a
        "body corporate" and vice versa; words importing the singular number
        or plural number shall include the plural number and singular number
        respectively; and reference to any gender includes all genders.

                                                     Original Lease
                                                     Stamped with: $2,436.60
                                                     Pen/Int; $256.89
                                                     Trn: 564507 24-AUG-1999
                                                     Stamp Duty Victoria: AXK2

<Page>

1.3    JOINT AND SEVERAL

       Any covenant or agreement on the part or for the benefit of two or
       more persons shall respectively bind them and be for the benefit of
       them jointly and each of them severally.

1.4    HEADINGS

       Headings of clauses and marginal notes have been inserted for guidance
       only and shall not be deemed to form any part of the context.

1.5    STATUTES

       Reference to a statute or ordinance includes all regulations under and
       amendments to that-statute or ordinance whether by subsequent statutes
       or ordinances or otherwise and any statute or ordinance passed in
       substitution for the statute or ordinance referred to or
       incorporating any of its provisions.

1.6    EXCLUSION OF IMPLIED S AND POWERS

       The covenants and powers implied in every lease by virtue of the
       Transfer of Land Act 1958 shall not apply to or be implied in this
       Ground Lease except insofar as the same or some part thereof is
       included in the covenants hereinafter contained.

1.7    CONTRA PROFERENDUM

       In the Interpretation of this Ground Lease, no rules of construction
       shall apply to the disadvantage of one party on the basis that it put
       forward the Ground Lease or any part thereof.

1.8    PROVISIONS TO BE CONSTRUED AS S

       Such of the provisions and conditions herein contained as require or
       prescribe anything to be done or not to be done by the Lessee shall in
       addition to being read and construed as conditions of the Ground Lease
       hereby granted be also read and construed as covenants and agreements
       whereby the Lessee for itself and its assigns covenants and agrees
       with the Lessor to observe and perform such provisions and conditions.

1.9    SEVERABILITY OF PROVISIONS

       Any provision of this Ground Lease which is prohibited or
       unenforceable in any jurisdiction shall, as to such jurisdiction, be
       ineffective to the extent of such prohibition or unenforceability
       without invalidating the remaining provisions of this Ground Lease or
       affecting the validity or enforceability of such provision in any other
       jurisdiction.

PART 2 - RENT AND OUTGOINGS

2.1    RENT

       The Lessee will during the Term pay the Rent to the Lessor or
       otherwise as the Lessor shall notify the Lessee in writing free of
       exchange and all deduction in the manner provided for in the Second
       Schedule.

<Page>

2.2      RATES AND TAXES, ETC.

         (a)      Subject to Clause 2.2(b) and (c) the Lessee will as and when
                  the same become due for payment pay all (or in the first and
                  last year of the Term the appropriate proportionate part of
                  all) rates, taxes (including Land Tax assessed as if the Land
                  was the only land owned by the Lessor), assessments, duties
                  and fees whether municipal, local, government or otherwise
                  which are at any time during the Term charged upon or imposed
                  or levied in respect of the Land or the Buildings or both on
                  the Lessor or the Lessee on account thereof (collectively and
                  individually referred to as "charges") and will if required by
                  the Lessor produce to the Lessor the receipts for such
                  payments within 14 days after the respective due dates for
                  payment.

         (b)      If the charges are in respect of land only, including the
                  Land, the Lessee will pay that proportion of the charges which
                  the area of the Land bears to the total area of that land.

         (c)      If the charges are in respect of -

                  (i)      improvements only, including the Building, or

                  (ii)     land and improvements, including the Land and the
                           Building,

                           the Lessee will pay that proportion of the charges
                           which the amount that the relevant authority
                           attributes to the Building (in the case of (c)(i)) or
                           the Land and the Building (in the case of (c)(ii)),
                           for the purposes of determining such charges ("the
                           Ground Lease Amount") respectively bears to the total
                           amount that the relevant authority attributes to all
                           those improvements or the whole of the relevant land
                           and improvements thereon, as the case may be, for
                           such purposes; provided that if the relevant
                           authority fails or refuses to stipulate the Ground
                           Lease Amount then that amount shall be agreed upon by
                           the parties and failing agreement within 21 days of
                           either party requesting the other in writing to agree
                           upon a specified amount as being the Ground Lease
                           Amount, shall be such reasonable amount as may be
                           determined by an expert appointed by the parties and
                           failing agreement by the President or other principal
                           officer for the time being of the Australian
                           Institute of Valuers (and should such Institute have
                           ceased to exist by such body or association as then
                           serves substantially the same objects as such
                           Institute) and such expert shall act as an expert and
                           not an arbitrator and his decision shall be final and
                           binding on the parties and his costs will be borne in
                           such proportion as the expert shall determine.

         (d)      The Lessor may in its discretion elect by notice in writing
                  to the Lessee to pay any of the charges in which event the
                  Lessee shall on demand reimburse the Lessor to the extent of
                  its liability therefore.

2.3      STATUTORY FEES; AND CHARGES

         The Lessee will pay or cause to be paid all other fees charges and
         impositions (excluding income, capital gains or other like taxes or
         impositions) which are at any time during the Term payable by the
         Lessor in respect of the Property or on account of the use and
         occupation of the Property.

2.4      ELECTRICITY, GAS, WATER CHARGES, ETC.

         The Lessee will as and when the same become due for payment in addition
         to the Rent pay or cause to be paid all proper charges for gas,
         electricity, water and other services supplied to or consumed in or on
         the Property as registered and recorded on the meters installed therein
         for

<Page>

         that purpose and will also pay or cause to be paid all charges in
         respect of any telephone services connected to the Property.

PART 3 - USE OF THE PROPERTY

3.1      PURPOSES

         The Lessee shall use the Property for the purpose specified in Item 6
         of the First Schedule subject to the consent of all necessary
         authorities having been obtained and will not use or permit to be used
         the Property for any other purpose or purposes whatsoever unless the
         Lessee first obtains the written consent of the Lessor which consent
         may be given or withheld at the Lessor's discretion.

3.2      NO NOXIOUS USE

         The Lessee will not permit any noxious, immoral, noisome, offensive or
         illegal act, trade, business, occupation or calling at any time during
         the Term to be exercised, carried on, permitted or suffered in or upon
         the Property and will not permit any act, matter or thing whatsoever at
         any time during the Term to be done in or upon the Property which shall
         or may cause annoyance, nuisance, grievance, damage or disturbance to
         the Lessor or to the occupiers or owners of adjoining or neighbouring
         lands or buildings nor will the Lessee permit any auction sale to be
         held on the Property.

3.3      ALTERATIONS AND ADDITIONS

         The Lessee will not nor will it permit any person to make any
         alteration or addition to the structure or exterior of the Building or
         conduct any other building or development work on the Land without the
         prior written consent of the Lessor which consent shall not be
         unreasonably withheld and shall in the course of such alterations or
         additions or other building or development work made with the consent
         of the Lessor observe and comply with all reasonable requirements of
         the Lessor and requirements of public authorities. The provisions of
         Clause 8.1 will apply to any such alterations, additions, building or
         development work. Without prejudice to the foregoing provisions of this
         Clause, the Lessee will when applying for the Lessor's approval to any
         alterations or additions to the Building or other building or
         development work submit with the application drawings and
         specifications in respect thereof prepared by a qualified consultant
         approved by the Lessor which approval shall not be unreasonably
         withheld. Work in respect of alterations or additions to the Building
         or other building or development work approved by the Lessor (such
         approval not to be unreasonably withheld) shall only be carried out by
         contractors or qualified tradesmen approved by the Lessor which
         approval shall not be unreasonably withheld and if required by the
         Lessor the Lessee shall on completion of such work hand to the Lessor a
         certificate by a consultant approved by the Lessor which approval shall
         not be unreasonably withheld to the effect that such work has been
         carried out in accordance with the drawings and specifications relating
         thereto and in accordance with the requirements of all relevant public
         authorities.

3.4      LESSEE TO COMPLY WITH STATUTORY REQUIREMENTS

         The Lessee will, to the extent that it is legally able to do so, from
         time to time and in all respects observe and comply with the
         requirements of all relevant statutory provisions and all ordinances
         proclamations regulations and by-laws thereunder and all notices orders
         and directions which may be given under the same present or future
         affecting or relating to the Property or to any business or operations
         conducted thereon or to the conduct of any person using or upon the
         Property or the use thereof and with all requirements which may be made
         or notices or orders which may be given by any governmental
         semi-governmental city municipal health licensing or any other
         authority having jurisdiction or authority in respect of the Property
         or the use thereof of whatsoever nature.

<Page>

3.5      SUB-LETTING

         The Lessee will not during the continuance of this Ground Lease without
         the prior consent in writing of the Lessor assign transfer mortgage
         charge or otherwise deal with the Lessee's interest in the Property or
         demise sub-let or part with the possession of or grant any license
         affecting the Property or by any act or deed procure any of the
         foregoing. The Lessor will not unreasonably withhold its consent to any
         sub-letting if prior thereto the Lessee either has not committed any
         default under this Ground Lease or has committed a default under this
         Ground Lease which has been waived or excused and if prior thereto:-

         (a)      the Lessee has proved to the satisfaction of the Lessor that
                  the proposed sub-lessee ("Ingoing Tenant") is a respectable
                  responsible and solvent person;

         (b)      the Ingoing Tenant has entered into a deed of sub-lease (to
                  which the Lessor shall be a party) in the form and containing
                  such covenants as the Lessor may require including a covenant
                  that the Ingoing Tenant will duly perform and observe the
                  covenants and agreements on the Lessee's part herein
                  contained;

         (c)      the Ingoing Tenant has furnished the Lessor with such
                  guarantee or guarantees of the performance of his obligations
                  under this Ground Lease as the Lessor shall require;

         (d)      the Lessee has entered into a deed in the form required by the
                  Lessor under which the Lessee releases the Lessor from all
                  claims against the Lessor in respect of, or in any way arising
                  from, this Ground Lease; and

         (e)      the Lessee has established to the satisfaction of the Lessor
                  that the Ingoing Tenant is obliged to pay a rental which will
                  not be less than the Rent and all other amounts payable by the
                  Lessee pursuant to this Ground Lease.

         The provisions of Section 144 of the Property Law Act 1958 as amended
         shall not apply to this Ground Lease and are hereby expressly excluded.

3.6      SIGNS AND ADVERTISING

         The Lessee will not without the prior approval in writing of the Lessor
         (which approval shall not be unreasonably withheld) erect display affix
         or exhibit on or to the Property or any part thereof any signs, lights,
         embellishments, advertisements, names or notices (other than notices
         required by law).

PART 4 - MAINTENANCE, REPAIRS, ETC.

4.1      REPAIR AND MAINTENANCE

         Without prejudice to the specific obligations contained in this Part 4
         the Lessee will at all times during the Term maintain, repair, amend,
         replace, paint, renew, cleanse, uphold and keep the whole and each an
         every part of the Building in good and substantial repair, order and
         condition.

4.2      CLEANING OF THE PROPERTY

         The Lessee will to the reasonable satisfaction of the Lessor cause the
         Property during the whole of the Term to be kept clean and free from
         dirt and rubbish and inflammable or dangerous materials and from time
         to time will remove and take away or cause to be removed or taken away
         from the Property all refuse in accordance with the requirements of the
         local authority and of the Lessor.

<Page>

4.3     GROUNDS

        The Lessee shall keep all trees shrubs plants and lawns in the
        Property adequately watered and cultivated and replace any which may
        perish with suitable substitutes and shall keep all lawns and hedges
        regularly mowed and clipped and all gardens roadways and pathways
        free from weeds.

4.4     PEST CONTROL

        The Lessee will take all reasonable precautions to keep the Property
        free of rodents vermin insects pests birds and animals and in the
        event of failing so to do will if so required by the Lessor but at
        the cost of the Lessee employ from time to time or periodically pest
        exterminators approved by the Lessor.

4.5     INFECTIOUS ILLNESS

        The Lessee will in the event of any infectious illness occurring on
        the Property forthwith give notice thereof to the Lessor and to the
        proper public authorities and at the expense of the Lessee will
        thoroughly fumigate and disinfect the Property to the satisfaction of
        the Lessor and such public authorities and otherwise comply with
        their reasonable and lawful requirements in regard to the same.

PART 5 - INSURANCES

5.1     INSURANCES

        The Lessee will effect or cause to be effected and maintained the
        following insurances in the joint names of the Lessor and the Lessee
        for their respective rights and interests

        (A)   CONTRACTOR'S ALL RISKS INSURANCE

              If the Lessee wishes to erect or cause to be erected any
              improvements upon the Land, prior to the commencement of the
              works whereby the improvements are to be erected, a
              contractor's all risks policy relating to the works and the
              Property until the works have been completed to a stage where
              they are suitable for beneficial occupation and use.

        (B)   GENERAL INSURANCE

              If the Lessee erects or causes to be erected any improvements
              upon the Land, as from and including the date on which the
              improvements have been completed to a stage where they are
              suitable for beneficial occupation and use:

                (I)   INSURANCE OF THE PROPERTY

                      Insurance of the Property (including all plant
                      equipment fixtures and fittings therein) against loss
                      injury damage or destruction from any insurable risk
                      relating but not limited to loss injury damage or
                      destruction to the Property by fire, water, earthquake,
                      theft, explosion, riot, strikes, civil commotion,
                      malicious damage, lightning storm, tempest, impact by
                      vehicle or aircraft or articles dropped from any
                      aircraft or any other insurable risk reasonably
                      required by the Lessor for the reinstatement cost of the
                      Property

<Page>

               (II)   INSURANCE OF ALL PLATE GLASS, ETC.

                      Insurance of all plate glass, fixed glass, and windows
                      in the Property for the reinstatement cost thereof from
                      loss, damage, or injury caused by explosion,
                      earthquake, aircraft, riot, civil commotion, fire,
                      lightning, storm, tempest, Act of God and war damage.

              (III)   WORKER'S COMPENSATION INSURANCE

                      Insurance against any liability which may arise at
                      common law or by virtue of any relevant workers'
                      compensation legislation in connection with the
                      Property.

               (IV)   SPECIAL INSURANCES

                      Such special insurances as may be required by the
                      Lessor from time to time being insurances which in the
                      reasonable opinion of the Lessor are commonly effected
                      by owners or Lessees having regard to the nature of the
                      Property.

        (C)   PUBLIC RISK INSURANCE

              Adequate public risk insurance reasonable acceptable to the
              Lessor for at least $5 million (or such other amount as may be
              notified by the Lessor to the Lessee at any time and from time
              to time) in respect of the Property and covering the
              indemnities referred to in Part 6 of this Lease.

5.2     NON-AVOIDANCE OF INSURANCE

        The Lessee will not at any time during the Term do permit or omit or
        suffer to be done permitted or omitted any act, matter or thing upon
        the Property or the bringing or keeping of anything therein whereby
        any insurance relating to the Property may be rendered void or
        voidable.

PART 6 - INDEMNITIES AND RELEASE

6.1     RELEASE BY LESSEE

        The Lessee agrees to occupy use and keep the Property and to use
        Martin Street at the risk of the Lessee and hereby releases to the
        full extent permitted by law the Lessor and its agents, servants,
        contractors and employees from all claims and demands of every kind
        resulting from or connected (whether directly or indirectly) with any
        death, accident, loss, injury, damage or destruction occurring
        therein and the Lessee expressly agrees that the Lessor shall have no
        responsibility or liability for any loss or destruction of or injury
        or damage to fixtures or personal property of the Lessee or any other
        person.

6.2     RESPONSIBILITY OF THE LESSEE

        The Lessee shall, to the extent that it is legally able to do so,
        take and be subject to the same responsibilities in regard to persons
        and property and otherwise to which the Lessee would be subject if
        the Term the Lessee were the owner of the freehold of the Property.

6.3     GENERAL INDEMNITIES

        Without prejudice to the generality of the foregoing provisions, the
        Lessee agrees to indemnify and to keep indemnified the Lessor from
        and against all actions, claims, demands, notices,

<Page>

        losses, injuries, damages, destruction, costs, outgoings and expenses
        to which the Lessor shall or may become liable in respect of or
        arising from all or any of the following:

         (i)  any loss damage or destruction to property or death or injury
              of whatsoever nature or kind and howsoever or wherever
              sustained, caused or contributed to by the use occupation or
              condition (including latent or other defects) of the Property
              or of anything in on or upon the Property not caused by the
              willful act and default of the Lessor;

        (ii)  any act, neglect, default or omission by the Lessee hereunder
              and whether the same arises through any act, neglect, default
              or omission of the Lessee or any of its agents, contractors,
              servants, licensees, sublessees, invitees or any trespassers;

       (iii)  any notice claim or demand to pay do or perform any act matter
              or thing to be paid done or performed by the Lessee under this
              Ground Lease.

6.4     SPECIFIC INDEMNITIES

        Without limiting the generality of Clauses 6.1, 6.2 and 6.3 the
        Lessee agrees to indemnify and to keep indemnified the Lessor from
        and against all actions, claims, demands, losses, injuries, damages,
        destruction, costs, outgoings and expenses for which the Lessor shall
        or may be or become liable in respect of or arising from all or any
        of the following:-

         (i)  overflow or leakage of water (including rain water) and other
              fluids in, into or from the Property; and

        (ii)  any loss, damage to property or death or injury to persons
              which may be suffered or sustained by the Lessee or any of its
              agents, contractors, servants, licensees, sublessees, invitees
              or any trespasser in on or upon any portion of the Property or
              Martin Street whether in occupation or control of the Lessor or
              of the Lessee or of any other person.

6.5     CONTINUATION OF RELEASE ETC.

        The releases, responsibilities and indemnities contained in Clauses
        6.1, 6.2, 6.3 and 6.4 shall continue in full force and effect after
        the expiration or other determination of the Ground Lease but only in
        respect of any act, event, deed, matter or thing occurring before
        such expiration or determination.

6.6     NEGLIGENCE OF THE LESSOR

        Notwithstanding the provisions of any other clause in this Part 6,
        the releases, responsibilities and indemnities contained in this Part
        6 shall not apply with respect to any act matter thing or consequence
        caused by the negligence or default of the Lessor.

PART 7 - QUIET ENJOYMENT, ETC.

7.1     QUIET ENJOYMENT

        The Lessee, paying the Rent hereby reserved and duly and punctually
        observing and performing the convenants, obligations and provisions
        in this Ground Lease and on the part of the Lessee to be observed and
        performed shall and may peaceably possess and enjoy the Land for the
        Term without any interruption or disturbance from the Lessor or any
        other person or persons lawfully claiming by from or under the Lessor.

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7.2     EASEMENTS ETC.
        The Lessor shall be entitled for the purpose of:

     (a)     the provision of public or private access to and egress from the
             Land; or

     (b)     supporting structures hereafter to be erected on or from adjoining
             lands; or

     (c)     the provision of services including water drainage, gas and
             electricity supply, and telephone and electronic communication
             services to grant easements or rights of support or enter into
             any arrangement or agreement with any of the owners lessees
             tenants or occupiers or others interested in any land adjacent
             or near to the the Land or with any public authority as the Lessor
             thinks fit and it may likewise for such aforesaid purposes
             dedicate, transfer, grant or create any land easement or
             privilege in favour of such parties or in favour of any such
             adjoining or neighbouring (and or any public authority over or
             affecting the Property or the Land or any improvements for the
             time being erected thereon and this Ground Lease shall be deemed
             to be subject to any such agreement, arrangement, right,
             easement or privilege provided that the Lessor does not
             materially deprive the Lessee of quiet enjoyment of the Land.

PART 8 - REMOVAL OF IMPROVEMENTS AND FIXTURES, HOLDING OVER

8.1     IMPROVEMENTS

        Notwithstanding any rule of law or equity to the contrary including,
        without limiting the generality of the foregoing, any improvements
        erected upon the Land or any part thereof in the Building, as the
        case may be, upon affixation to the Land (notwithstanding that the
        Lessee may have expended moneys in or towards their construction and
        installation) shall be and shall be deemed to have always been the
        property of the Lessor and (subject as herein provided) shall not be
        removed by the Lessee. The Lessee shall not be entitled to receive
        from the Lessor any compensation in respect of any improvements so
        constructed on or within the Land or any part thereof provided that
        the Lessor does not materially deprive the Lessee of quiet enjoyment
        of the Land.

8.2     REMOVAL OF IMPROVEMENTS AND FIXTURES

        The Lessee within one month after the expiration or sooner
        determination of the Term shall, if required by the Lessor, demolish,
        pull down and take, remove and carry away or cause to be taken,
        removed and carried away from the Land all improvements erected by
        the Lessee thereon and all property of the Lessee brought upon the
        Property by the Lessee and the Lessee shall be responsible for any
        damage to the Land caused in the course of such removal and shall be
        required to make good any damage thereto and shall in all respects at
        its costs reinstate the Land as nearly as possible to the condition
        it was in prior to the erection by the Lessee of any improvements on
        the Land.

8.3     HOLDING OVER

        In the event of the Lessee holding over after the expiration or
        sooner determination of the Term with the consent of the Lessor the
        Lessee shall become a monthly tenant only of the Lessor at a monthly
        rental equivalent to one twelfth of the Rent payable at the
        expiration or sooner determination of the Term and otherwise on the
        same terms and conditions as those herein contained, so far as
        applicable. Either the Lessor or the Lessee shall be entitled to
        terminate any such monthly tenancy at any time upon giving 30 days'
        notice in writing to the other.

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PART 9 - DEFAULT, TERMINATION, ETC.

9.1     EVENTS OF DEFAULT

        if:

        (a)     the Rent hereby reserved or any part thereof shall be unpaid
                for a period of 10 days after the day on which the same ought
                to have been paid in accordance with the covenant for payment
                of Rent herein contained (although no formal or legal demand
                shall have been made therefor); or

        (b)     the Lessee being a corporation, an order is made or a
                resolution is effectively passed for the winding up of the
                Lessee other than for the purposes of amalgamation or
                reconstruction; or

        (c)     the Lessee fails duly and punctually to perform or observe
                any one or more of the covenants, conditions, agreements or
                provisions on the part of the Lessee expressed or implied in
                this Ground Lease (unless the non-performance or
                non-observance has been waived or excused by the Lessor in
                writing); or

        (d)     any event occurs entitling the holder or proprietor of any
                charge over the whole or any part of the assets and
                undertaking of the Lessee to require immediate repayment of
                moneys thereby secured; or

        (e)     the Lessee being a corporation, if any person or persons who
                between then beneficially hold or control at the date of this
                Ground Lease more than fifty per centum (50%) of the voting,
                income or capital participation rights therein subsequently
                ceases to hold or control more than fifty per centum (50%)
                of such rights without the prior written consent of the Lessor.

        THEN it shall be lawful for the Lessor or any person on its behalf at
        any time thereafter to re-enter upon the Property or any part thereof
        in the name of the whole and thereby determine this Ground Lease but
        without relieving the Lessee from liability for any breach or
        non-observance of any such covenant or provision and without limiting
        the foregoing to exercise at any time as aforesaid all and every
        power of re-entry conferred by statute without prejudice to any right
        of action or remedy of the Lessor in respect of any antecedent breach
        of any of the covenants by the Lessee hereinbefore contained in
        addition to any right or power or proviso for re-entry by the Lessor
        implied in this Ground Lease and any such implied right power or
        proviso shall not derogate from the foregoing power or proviso and
        this provision shall operate and be deemed to apply under or subject
        to the provisions of any statute from time to time in force PROVIDED
        THAT such right of re-entry for the breach of any covenant or
        condition herein contained either to pay money payable hereunder
        other than rent or to which section 146 of the Property Law Act 1958
        extends shall not be exercised unless and until the expiration of 14
        days after the Lessor has served on the Lessee a notice required to
        be served on the Lessee by Sub-section (1) of said section 146
        specifying the particular breach, requiring the Lessee to remedy the
        breach and where the Lessor has suffered loss, requiring the Lessee
        to make compensation in money for the breach.

9.2     LESSOR MAY REMEDY LESSEE'S DEFAULTS

        If the Lessee omits or neglects to pay any money or to do or effect
        anything which the Lessee has herein covenanted to pay do or effect
        then on each and every such occasion it shall be lawful for but not
        obligatory upon the Lessor and without prejudice to any rights or
        powers arising from such default to pay such money or to do or effect
        such thing by itself as if it were the Lessee and for that purpose
        the Lessor may enter upon the Property and there remain for the
        purpose of doing or effecting such thing and without prejudice to the
        rights powers and remedies of the Lessor otherwise under this Ground
        Lease the Lessee will pay to the Lessor

<Page>

        interest at the rate being 2% above the rate from time to time
        charged by the Lessor's bank on overdrafts exceeding $100,000 on any
        moneys due by the Lessee to the Lessor on any account whatsoever
        pursuant to this Ground Lease but unpaid for 14 days such interest to
        be computed from the due date in respect of which the for the payment
        of the moneys in interest chargeable until payment of such moneys in
        full and is to be recoverable in like manner as rent in arrears.

9.3     ESSENTIAL TERMS

        (a)     The covenants by the Lessee specified in Clauses 2.1, 2.2,
                2.3, 2.4, 3.2, 3.3, 3.4, 3.5, 4.1, 5.1, 8.2, 10.5 and 10.8
                are essential terms of this Ground Lease. The Lessee
                covenants to compensate the Lessor in respect of any breach
                of those covenants and the Lessor, in addition to any other
                rights to which the Lessor is entitled, including the right
                to terminate this Ground Lease, shall be entitled to recover
                damages from the Lessee for the loss or damage suffered by or
                resulting to the Lessor in respect of such breaches by the
                Lessee.

        (b)     If the Lessee's conduct constitutes a repudiation of this
                Ground Lease or constitutes a breach of any covenants by the
                Lessee hereunder the Lessee covenants to compensate the
                Lessor for the loss or damage suffered by or resulting to the
                Lessor by reason of the repudiation or breach.

        (c)     The Lessor shall, without prejudice to any obligation it may
                have in law to mitigate its damages, be entitled to recover
                damages against the Lessee in respect of repudiation or
                breach of covenant for the loss or damage suffered by or
                resulting to the Lessor during the entire term of this Ground
                Lease and the Lessor's entitlement shall not be affected or
                limited by any actions of the Lessor or Lessee which result
                in the vacating of the Property or the termination or
                surrender of this Ground Lease.

9.4     YIELDING UP

        The Lessee will at the expiration or sooner determination of this
        Ground Lease peaceably surrender and yield up unto the Lessor the
        Property clean and free from rubbish and in a state of repair order
        and condition in all respects consistent with full compliance with
        the obligations relating to repair order and condition set out in
        Part 4 hereof and the requirements of Clauses 8.2 and 8.3.

PART 10 - GENERAL

10.1    NO WAIVER

        No waiver by the Lessor of any breach of any covenant obligation or
        provision in this ground Lease express or implied shall operate as a
        waiver of another breach of the same or of any other covenant
        obligation or provision in the Ground Lease express or implied.

10.2    EXCLUSION OF WARRANTIES

        The Lessee acknowledges and declares that no promise representation
        warranty or undertaking has been given by or on behalf of the Lessor
        in respect of the suitability of the Land or the Property for any use
        or purpose to be carried out thereon.

10.3    WHOLE AGREEMENT

        The covenants and provisions contained in the ground Lease expressly
        or by statutory implication cover and comprise the whole of the
        agreement between the parties hereto and it is expressly agreed and
        declared that no further or other covenants or provisions whether in

<Page>

       respect of the Property or otherwise shall be deemed to be implied
       herein or to arise between the parties hereto by way of collateral
       or other agreement by reason of any promise representation warranty
       or undertaking given or made by any party hereto to another or prior
       to the execution hereof and the existence of any such implication or
       collateral or other agreement is hereby negatived.

10.4   CONSENTS

       In any case where pursuant to this Ground Lease the doing or execution
       of any act matter or thing by the Lessee is dependent upon the consent
       or approval of the Lessor such consent or approval may be given
       conditionally or unconditionally or withheld by the Lessor in its
       absolute uncontrolled discretion unless otherwise herein provided.

10.5   REIMBURSEMENT OF LESSOR'S EXPENSES

       To the extent permissible at law the Lessee will forthwith upon
       demand pay to the Lessor by way of additional rent an amount
       equivalent to any moneys paid by the Lessor in respect of any
       liability imposed on the Lessee under or by virtue of this Ground
       Lease not withstanding that any statute, ordinance, proclamation,
       order, regulation or moratorium present or future directly or
       indirectly imposes such liability upon the Lessor.

10.6   COSTS

       Each party will pay its own costs in relation to the negotiation
       preparation and execution of this Ground Lease. The Lessee shall on
       demand by the Lessor pay:

       (a)  all stamp duty in respect of this Ground Lease;

       (b)  All duties, reasonable fees, charges, assessments and expenses of
            or incidental to any application for the consent of the lessor
            and of or incidental to any and every breach or default by the
            Lessee hereunder and of or incidental to the exercise or attempted
            exercise of any right, power, privilege, authority or remedy of
            the Lessor under or by virtue of this Ground Lease and the fees
            of all professional consultants incurred by the Lessor in
            consequence of or in connection with breach or default by the
            Lessee hereunder; and

       (c)  all expenses incurred by the Lessor in any entry inspection
            examination consultation or the like which discloses a breach by
            the Lessee of any covenant of this Ground Lease.

10.7   SERVICE OF NOTICES

       All approvals and all consents elections or other notices required
       or necessary to be made or given hereunder shall be in writing and
       may be given to or served upon the party being served by being left
       at the address of the party mentioned herein or such other place of
       business as may be notified in writing to the other parties from
       time to time or by telex to the telex number and any such consent
       election or other notice may be signed by the party concerned under
       its common seal or on its behalf by a secretary or other duly
       authorised officer in that behalf for the time being of such party.
       In the case of a telex it shall be deemed to be duly serviced if
       the person sending the telex shall receive the answer-back of the
       party to whom the telex is sent upon completion of transmission of
       the telex.

10.8   NO MERGER

       No act matter or thing done under or by virtue of or in connection
       with this Ground Lease or any other agreement between the parties
       hereto shall operate as a merger of any of the rights

<Page>

       and remedies of the parties in or under this Ground Lease or in or
       under any such other agreement all of which shall continue in full
       force and effect.

10.9   LESSEE TO PAY FOR WORK

       Whenever the Lessee is obliged or required hereunder to do or effect
       any act, matter or thing then the doing of such act matter or thing
       shall, unless this Ground Lease otherwise provides be at the sole risk
       and expense of the Lessee.

10.10  NO MORATORIUM

       Unless application is mandatory by law no statute ordinance proclamation
       order regulation or moratorium present or future shall apply to this
       Ground Lease so as to abrogate, extinguish, impair, diminish, fetter,
       delay or otherwise prejudicially affect any rights powers remedies or
       discretions given or accruing to the Lessor.

                         PART 11 - OPTION OF RENEWAL

       If the Lessee shall desire to take a renewed lease of the Property for
       a further term set out in Item 8 of the First Schedule from the date
       of expiration of this Ground Lease and shall give to the Lessor not
       more than 9 months' nor less than 3 months' previous notice in writing
       of such desire and provided the Lessee is not then in default under
       the provisions of this Ground Lease whether expressed or implied the
       Lessor at the cost of the Lessee will grant to the Lessee a renewal of
       this Ground Lease for such further term subject to the same terms and
       conditions contained in this Ground Lease except that the number of
       option terms in Item 8 of the First Schedule will be reduced by one
       and except for this Clause in respect of the Ground Lease for the last
       of the terms of renewal PROVIDED THAT the Rent shall be determined in
       the manner provided in the Second Schedule.

                   PART 12 - RIGHT TO LEASE ADJOINING LAND

12.1   The Lessor will not be entitled to lease the Adjoining Land to any
       person other than the Lessee without first having offered ("the
       Offer") to lease it to the Lessee. The Offer will be in writing and
       will contain all of the covenants, terms and conditions of the
       proposed lease. The Offer will remain open for acceptance by the Lessee
       in writing for a period of one month commencing on the date of the
       Offer. Failing acceptance of the Offer by the Lessee within that
       period, the Lessor will at any time thereafter be entitled to lease
       the Adjoining Land to any other person subject to covenants, terms and
       conditions no more favourable to such other person than those
       contained in the Offer.

               PART 13 - RIGHT OF FIRST REFUSAL AS TO PURCHASE

13.1   If at any time during the Term the Lessor shall be desirous of selling
       the Property the Lessee (if the Lessee is not then in default under
       the provisions of this Ground Lease whether express or implied) shall
       have the right to purchase the Property upon the following conditions:

       (a)  The Lessor shall deliver to the Lessee the form of contract for
            sale of the Property duly signed by the Lessor containing the
            terms and conditions upon which the Property is offered to the
            Lessee for sale ("the Offer").

       (b)  The Lessee, if it desires to accept the Offer, shall within seven
            (7) days after the receipt of the Offer cause to be delivered to
            the Lessor the said form of contract duly executed by the Lessee
            together with the deposit or any other moneys required by the
            terms thereof to be paid upon the execution thereof and thereupon
            such contract shall be deemed to have been entered into by the
            parties.

<Page>

       (d)  If the Lessee shall not within the said period of seven (7) days
            accept the Offer (as to which time shall be of the essence) or if
            the Lessee shall at any time within the said period of seven (7)
            days signify its irrevocable intention not to accept the Offer
            then the Lessor shall be at liberty to sell the Property to any
            other person upon terms and conditions not more favourable to the
            proposed purchaser than those contained in the Offer.

                         PART 14 - SECURITY DEPOSIT

14.1   The Lessee must pay a security deposit to the Lessor of the amount of
       $23635.00 and must maintain the deposit at that amount.

14.2   The Lessor may use the deposit to make good the cost of remedying
       breaches of the Lessee's obligations under this Lease.

14.3   After this Lease has ended and the Lessee has vacated the premises,
       the Lessor must refund the unused part of the deposit within 14 days.

<Page>

                             THE FIRST SCHEDULE

1.  LESSOR              MONASH UNIVERSITY

2.  LESSEE              CHIRON TECHNOLOGIES PTY LTD
                        (ACN 006 996 792) of 11 Duerdin Street, Clayton

3.  LAND                That part of the land described in Certificate of
                        Title Volume 9974 Folio 753 outlined in red on the
                        Plan of Survey and situated on the corner of Martin
                        and Duerdin Streets

4.  TERM                Four (4) years and Two (2) months

5.  COMMENCEMENT DATE   1 July 1998

6.  USE                 Activities comprising the development of electronic
                        technology, biotechnology, or other scientific
                        disciplines for application to commerce, industry,
                        government or rural pursuits and may include office
                        promotion, display, laboratory, manufacturing areas,
                        administration, conference, assembly or required for
                        such activities

7.  REVIEW PERIOD       Three (3) Months

8.  OPTION TERMS        Four (4) successive terms of Seven (7) years each

9.  RENT                $94,540.00 per annum

10. ADJOINING LAND      That part of the land contained in Certificate of
                        Title Volume 9974 Folio 753 outlined blue on the Plan
                        of Survey

<Page>

                             THE SECOND SCHEDULE

                                     RENT

    The rent payable by the Lessee to the Lessor pursuant to this Ground
    Lease shall be calculated and paid in the manner following:-

1.  INITIAL RENT

    The Lessee will with effect from 15th February, 1989 and during the
    remainder of the Term pay to the Lessor without demand from the Lessor
    and without any deduction whatsoever a rent (hereinafter call "Rent") of
    the amount specified in Item 10 of the First Schedule, such rent to be
    paid in advance by regular and consecutive monthly payments on or before
    the first day of each month in each year during the Term (except the
    first and last payments which if necessary will be proportionate),
    commencing with effect from 15th February, 1989 and subject to review as
    hereinafter provided.

2.  TIME FOR RENT REVIEW

    During the Term the Rent shall be reviewed on the basis that the Lessor
    shall be entitled by serving upon the Lessee notice in writing to that
    effect during a Review Period specified in Item 7 of the First Schedule
    to require the Rent payable hereunder to be reviewed and, subject to
    paragraph 5 of this Schedule, as and from the end of that Review Period
    the reviewed rent, calculated and determined in accordance with the
    provisions of paragraph 3 of this Schedule, shall be the Rent hereby
    reserved. "Review Period" means each period as specified in Item 7 of the
    First Schedule immediately preceding the expiration of each period of
    three (3) years commencing on the date of commencement of the Term or
    where this Ground Lease has been granted pursuant to an option contained
    in a previous lease, commencing the day immediately following the
    expiration of the last Review Period under such previous lease.

3.  DETERMINATION OF REVIEWED RENT

    The reviewed rent shall be such amount as may be agreed upon between the
    parties, or, failing agreement within two (2) months of the date of
    service of such notice aforesaid, shall be the greater of:-

    (a)  The Rent payable for the 12 months immediately prior to the expiry
         of the relevant Review Period; and

    (b)  an amount equal to the current market value of the Land multiplied
         by the current market capitalisation rate (expressed as a percentage
         per annum) having regard to the best use to which the Land could be
         put.

4.  VALUATION

    The question of the market value of the Land and the Market
    capitalisation rate referred to in paragraph 3 of this Schedule shall be
    referred for the decision of a qualified valuer to be agreed upon by the
    Lessor and the Lessee or (in the event of failure so to agree) of a
    qualified valuer selected by the Lessee from a panel nominated by the
    Lessor of 3 qualified valuers carrying on practice in Victoria or if no
    valuer is selected by the Lessee within 14 days after the panel has been
    nominated by the Lessor or if no such valuer can be obtained who is
    willing to carry out the said valuation a qualified valuer nominated by
    the President or other principal officer for the time being of the
    Australian Institute of Valuers (or should such Institute then have
    ceased to exist of such body or association as then serves substantially
    the same objects as such institute), provided that the Lessor and the
    Lessee may each refuse one such

<Page>

    nomination by notifying the other of them in writing within 3 days of
    being advised of the nomination and in that event the parties will
    procure a further nomination, and the qualified valuer shall act as an
    expert and not as an arbitrator and the decision of such qualified valuer
    shall accordingly be final and binding on the parties to this Ground
    Lease. The Lessor and the Lessee will share equally the costs of
    obtaining the valuations pursuant to this Clause. Any valuer nominated
    pursuant hereto must be a qualified valuer carrying on practice in
    Victoria having not less then 5 years experience. In assessing the
    current market value of the Land the valuer shall disregard the Building
    and any other improvements on the Land to the extend that the Lessee has
    borne the cost thereof.

5.  PROVISION FOR ADJUSTMENT

    Should the amount of the reviewed rent as aforesaid not be ascertained
    before the end of the relevant Review Period the Lessee shall pending
    ascertainment thereof pay Rent at the rate payable immediately prior to
    the end of the relevant Review Period together with 80% of the increase
    sought by the Lessor pursuant to the provisions of paragraph 2 of this
    Schedule and upon the reviewed rent being ascertained any necessary
    adjustment of rent calculated from the expiration of the relevant Review
    Period shall be paid forthwith by the Lessee to the Lessor.

6.  DEFERMENT OF REVIEW

    If the Lessor shall fail to exercise its right to require the Rent
    payable hereunder to be reviewed within a Review Period then such right
    may be exercised at any time prior to the next Review Period and in
    every such case the provisions of this sub-clause shall be interpreted in
    all respects as if the end of the relevant Review Period had fallen on
    the date of the notice from the Lessor to the Lessee under paragraph 2
    hereof (as modified by this paragraph 6). No succeeding Review Period
    shall be postponed by reason of the operation of this sub-clause in
    relation to any preceding Review Period.

<Page>

IN WITNESS whereof the parties have executed this Ground Lease on the date
first appearing

THE COMMON SEAL of MONASH                   )
UNIVERSITY was hereunto affixed on the 13   )
day of April 1999 by the direction          )
of the Vice Chancellor in the presence of:  )

/S/                           Vice Chancellor
-----------------------------

/S/                           General Manager
-----------------------------

THE COMMON SEAL of CHIRON                   )  [CHIRON TECHNOLOGIES PTY. LTD.
TECHNOLOGIES PTY LTD (ACN 006 996 792       )        A.C.N. 006 996 792
was hereunto affixed in accordance with its )           COMMON SEAL]
Articles of Association in the presence of: )

/S/ Ian Ray
-----------------------------
Ian Ray

-----------------------------

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