Document:

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                                                                  EXHIBIT 10.5

             [LOGO OF AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION]

                               STANDARD SUBLEASE
                (Long-form to be used with pre-1996 AIR leases)

  1.  Parties. This Sublease, dated, for reference purposes only, March 29,
1999, is made by and between Sega of America, Inc., a California corporation
("Sublessor") and Inventa Corp., a California corporation ("Sublessee").

  2.  Premises. Sublessor hereby subleases to Sublessee and Sublessee hereby
subleases from Sublessor for the term, at the rental, and upon all of the
conditions set forth herein, that certain real property, including all
improvements therein, and commonly known by the street address of 255 Shoreline
Drive, Suite 200, Redwood City located in the County of San Mateo, State of
California and generally described as (describe briefly the nature of the
property) approximately 21,029 rentable square feet on the second floor, more
commonly referred to as Suite 200 ("Premises").

  3.  Term.

      3.1  Term. The term of this Sublease shall be for two (2) years commencing
on April 1, 1999 and ending on March 31, 2001 unless sooner terminated pursuant
to any provision hereof.

      3.2  Delay in Commencement. Sublessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises by the commencement
date. If, despite said efforts, Sublessor is unable to deliver possession as
agreed, Sublessor shall not be subject to any liability therefor, nor shall such
failure affect the validity of this Sublease. Sublessee shall not, however, be
obligated to pay Rent or perform its other obligations until it receives
possession of the Premises. If possession is not delivered within sixty days
after the commencement date, Sublessee may, at its option, by notice in writing
within ten days after the end of such sixty day period, cancel this Sublease, in
which event the Parties shall be discharged from all obligations hereunder. If
such written notice is not received by Sublessor within said ten day period,
Sublessee's right to cancel shall terminate. Except as otherwise provided, if
possession is not tendered to Sublessee when required and Sublessee does not
terminate this Sublease, as aforesaid, any period of rent abatement that
Sublessee would otherwise have enjoyed shall run from the date of delivery of
possession and continue for a period equal to what Sublessee would otherwise
have enjoyed under the terms hereof, but minus any days of delay caused by tile
acts or omissions of Sublessee. if possession is not delivered within 120 days
after the commencement date, this Sublease shall automatically terminate unless
the Parties agree, in writing, to the contrary.

  4.  Rent.

      4.1  Base Rent. Sublessee shall pay to Sublessor as Base Rent for the
Premises equal monthly payments of $56,778.30 in advance, on the first (1/st/)
day of each month of the term hereof. Sublessee shall pay Sublessor upon the
execution hereof fifty six thousand seven hundred seventy-eight dollars and
thirty cents ($56,778.30) as Base Rent for the first month's rent. Base Rent for
any period during the term hereof which is for less than one month shall be a
pro rata portion of the monthly installment.

      4.2  Rent Defined. All monetary obligations of Sublessee to Sublessor
under the terms of this Sublease (except for the Security Deposit) are deemed to
be rent ("Rent"). Rent shall be payable in lawful money of the United States to
Sublessor at the address stated herein or to such other persons or at such other
places as Sublessor may designate in writing.

  5.  Security Deposit. Sublessee shall deposit with Sublessor upon execution
hereof $ 170,334.90 as security for Sublessee's faithful performance of
Sublessee's obligations hereunder, if Sublessee fails to pay Rent or other
charges due hereunder, or otherwise defaults with respect to any provision of
this Sublease, Sublessor may use, apply or retain all or any portion of said
deposit for the payment of any Rent or other charge in default or for the
payment of any other sum to which Sublessor may become obligated by reason of
Sublessee's default, or to compensate Sublessor for any loss or damage which
Sublessor may suffer thereby. If Sublessor so uses or applies all or any portion
of said deposit, Sublessee shall within ten days after written demand therefore
forward to Sublessor an amount sufficient to restore said Deposit to the full
amount provided for herein and Sublessee's failure to do so shall be a material
breach of this Sublease. Sublessor shall not be required to keep said Deposit
separate from its general accounts. If Sublessee performs all of Sublessee's
obligations hereunder, said Deposit, or so much thereof as has not therefore
been applied by Sublessor, shall be returned, without payment of interest to
Sublessee (or at Sublessor's option, to the last assignee, if any, of
Sublessee's interest hereunder) at the expiration of the term hereof, and after
Sublessee has vacated the Premises. No trust relationship is created herein
between Sublessor and Sublessee with respect to said Security Deposit.

  6.  Use.

      6.1  Agreed Use. The Premises shall be used and occupied only for general
office purposes as provided in the Master Lease and for no other purpose.

Insert 6.2

                                  Page 1 of 4
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     (a)  If such capital improvements are required as a result of the specific
and unique use of the Premises by Sublessee as compared with uses by tenants in
general, Sublessee shall be fully responsible for the cost thereof provided,
however, that if the cost thereof exceeds six months' Base Rent, Sublessee may
instead terminate this Sublease unless Sublessor notifies Sublessee in writing,
within ten days after receipt of Sublessees's termination notice that Sublessor
has elected to pay the difference between the actual cost thereof and the amount
equal to six months' Base Rent. If the Parties elect termination, Sublessee
shall immediately cease the use of the Premises which require such capital
improvement and deliver to Sublessor written notice specifying a termination
date at least ninety days thereafter. Such termination date shall, however, in
no event be earlier then the last day that Sublessee could legally utilize the
Premises without commencing such capital improvement.

     (b)  Notwithstanding the above, the provisions concerning capital
improvements are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the capital improvements are instead triggered by
Sublessee as a result of an actual or proposed change in use, change in
intensity of use, or modification to the Premises then, and in that event,
Sublessee shall be fully responsible for the cost thereof, and Sublessee shall
not have any right to terminate this Sublease.

          6.3  Acceptance of Premises and Lessee. Sublessee acknowledges that:

          (a)  it has been advised by Brokers to satisfy itself with respect to
the condition of the Premises (including but not limited to the electrical, HVAC
and fire sprinkler systems, security, environmental aspects, and compliance with
Applicable Requirements), and their suitability for Sublessee's intended use,

          (b)  Sublessee has made such investigation as it deems necessary with
reference to such matters and assumes all responsibility therefor as the same
relate to its occupancy of the Premises, and

          (c)  neither Sublessor, Sublessor's agents, nor any Broker has made
any oral or written representations or warranties with respect to said matters
other than as set forth in this Sublease.

In addition, Sublessor acknowledges that:

          (a)  Broker has made no representations, promises or warranties
concerning Sublessee's ability to honor the Sublease or suitability to occupy
the Premises, and

          (b)  it is Sublessor's sole responsibility to investigate the
financial capability and/or suitability of all proposed tenants.

     7.   Master Lease

          7.1  Sublessor is the lessee of the Premises by virtue of a lease,
hereinafter the "Master Lease", a copy of which is attached hereto marked
Exhibit 1, wherein Shorebreeze Associates is the lessor hereinafter the
                   -----------------------
"Master Lessor"

          7.2  This Sublease is and shall be at all times subject and
subordinate to the Master Lease.

          7.3  The terms, conditions and respective obligations of Sublessor and
Sublessee to each other under this Sublease shall be the terms and conditions of
the Master Lease except for those provisions of the Master Lease which are
directly contradicted by this Sublease e.g. Lease Sections 1, 2 and 3) which
event the terms of this Sublease document shall control over the Master Lease
Therefore for the for the purposes of this Sublease," wherever in the Master
Lease the word "Lessor" is used it shall be deemed to mean the Sublessor herein
and wherever in the Master Lease the word "Lessee" is used it shall be deemed to
mean the Sublessee herein. Insert 7.3

          7.4  During the term of this Sublease and for all periods subsequent
for obligations which have arisen during the termination of this Sublease,
Sublessee does hereby expressly assume and agree to perform and comply with, for
the benefit of Sublessor and Master Lessor, each and every obligation of
Sublessor under the Master Lease except for the following paragraphs which are
excluded therefrom:  Insert 7.4
                     ----------

          7.5  The obligations that Sublessee has assumed under paragraph 7.4
hereof are hereinafter referred to as the "Sublessee's Assumed Obligations". The
obligations that sublessee has not assumed under paragraph 7.4 hereof are
hereinafter referred, to as the "Sublessor's Remaining Obligations".

          7.6  Sublessee shall hold Sublessor free and harmless from all
liability, judgments, costs, damages, claims or demands, including reasonable
attorneys fees, arising out of Sublessee's failure to comply with or perform
Sublessee's Assumed Obligations.

          7.7  Sublessor agrees to maintain the Master Lease during the entire
term of this Sublease, subject, however, to any earlier termination of the
Master Lease without the fault of the Sublessor, and to comply with or perform
Sublessor's Remaining Obligations and to hold Sublessee free and harmless from
all liability, judgments, costs, damages, claims or demands arising out of
Sublessor's failure to comply with or perform Sublessor's Remaining Obligations.

          7.8  Sublessor represents to Sublessee that the Master Lease is in
full force and effect and that no default exists on the part of any Party to the
Master Lease.

     8.   Assignment of Sublease and Default.

          8.1  Sublessor hereby assigns and transfers to Master Lessor the
Sublessor's interest in this Sublease, subject however to the provisions of
Paragraph 8.2 hereof.

          8.2  Master Lessor, by executing this document, agrees that until a
Default shall occur in the performance of Sublessor's Obligations under the
Master Lease, that Sublessor may receive, collect and enjoy the Rent accruing
under this Sublease. However, if Sublessor shall Default in the performance of
its obligations to Master Lessor then Master Lessor may, at its option, receive
and collect, directly from Sublessee, all Rent owing and to be owed under this
Sublease. Master Lessor shall not, by reason of this assignment of the Sublease
nor by reason of the collection of the Rent from the Sublessee, be deemed liable
to Sublessee for any failure of the Sublessor to perform and comply with
Sublessor's Remaining Obligations.

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          8.3  Sublessor hereby irrevocably authorizes and directs Sublessee
upon receipt of any written notice from the Master Lessor stating that a Default
exists in the performance of Sublessor's obligations under the Master Lease, to
pay to Master Lessor the Rent due and to become due under the Sublease.
Sublessor agrees that Sublessee shall have the right to rely upon any such
statement and request from Master Lessor, and that Sublessee shall pay such Rent
to Master Lessor without any obligation or right to inquire as to whether such
Default exists and notwithstanding any notice from or claim from Sublessor to
the contrary and Sublessor shall have no right or claim against Sublessee for
any such Rent so paid by Sublessee.

          8.4  No changes or modifications shall be made to this Sublease
without the consent of Master Lessor.

     9.   Consent of Master Lessor,

          9.1  In the event that the Master Lease requires that Sublessor obtain
the consent of Master Lessor to any subletting by Sublessor then, this Sublease
shall not be effective unless, within ten days of the date hereof, Master Lessor
signs this Sublease thereby giving its consent to this Subletting.

          9.2  In the event that the obligations of the Sublessor under the
Master Lease have been guaranteed by third parties then neither this Sublease,
nor the Master Lessor's consent, shall be effective unless, Insert 9.2

          9.3  In the event that Master Lessor does give such consent then
Insert 9.2

               (a)  Such consent shall not release Sublessor of its obligations
or alter the primary liability of Sublessor to pay the Rent and perform and
comply with all of the obligations of Sublessor to be performed under the Master
Lease.

               (b)  The acceptance of Rent by Master Lessor from Sublessee or
anyone else liable under the Master Lease shall not be deemed a waiver by Master
Lessor of any provisions of the Master Lease.

               (c)  The consent to this Sublease shall not constitute a consent
to any subsequent subletting or assignment.

               (d)  In the event of any Default of Sublessor under the Master
Lease, Master Lessor may proceed directly against Sublessor, any guarantors or
anyone else liable under the Master Lease or this Sublease without first
exhausting Master Lessor's remedies against any other person or entity liable
thereon to Master Lessor.

               (e)  Master Lessor may consent to subsequent sublettings and
assignments of the Master Lease or this Sublease or any amendments or
modifications thereto without notifying Sublessor or anyone else liable under
the Master Lease and without obtaining their consent and such action shall not
relieve such persons from liability.

               (f)  In the event that Sublessor shall Default in its obligations
under the Master Lease, then Master Lessor, at its option and without being
obligated to do so, may require Sublessee to attorn to Master Lessor in which
event Master Lessor shall undertake the obligations of Sublessor under this
Sublease from the time of the exercise of said option to termination of this
Sublease but Master Lessor shall not be liable for any prepaid Rent nor any
Security Deposit paid by Sublessee, nor shall Master Lessor be liable for any
other Defaults of the Sublessor under the Sublease.

          9.4  The signatures of the Master Lessor and any Guarantors of
Sublessor at the end of this document shall constitute their consent to the
terms of this Sublease.

          9.5  Master Lessor acknowledges that, to the best of Master Lessor's
knowledge, no Default presently exists under the Master Lease of obligations to
be performed by Sublessor and that the Master Lease is in full force and effect.

          9.6  In the event that Sublessor Defaults under its obligations to be
performed under the Master Lease by Sublessor, Master Lessor agrees to deliver
to Sublessee a copy of any such notice of default. Sublessee shall have the
right to cure any Default of Sublessor described in any notice of default within
ten days after service of such notice of default on Sublessee. If such Default
is cured by Sublessee then Sublessee shall have the right of reimbursement and
offset from and against Sublessor.

     10.  Brokers Fee,

          10.1 Upon execution hereof by all parties, Sublessor shall pay to BT
                                                                           ---
Commercial Real Estate a licensed real estate broker, ("Broker"), a fee as
----------------------
set forth in a separate agreement between Sublessor and Broker.

     11.  Attorney's Fees. If any party or the Broker named herein brings an
action to enforce the terms hereof or to declare rights hereunder, the
prevailing party in any such action on trial and appeal shall be entitled to his
reasonable attorney's fees to be paid by the losing party as fixed by the Court.
Insert 11

     12.  Additional Provisions. [If there ate no additional provisions, draw a
line from this point to the next printed word after the space left here. If
there are additional provisions place the same here.] See Addendum attached
                                                      ---------------------

                                  Page 3 of 4
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--------------------------------------------------------------------------------
ATTENTION:  NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
---------
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY REAL ESTATE BROKER AS TO THE LEGAL
SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS SUBLEASE OR THE
TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS SUBLEASE.

2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE
PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE STRUCTURAL
INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY
OF THE PREMISES FOR SUBLESSEE'S INTENDED USE.

WARNING: IF THE SUBJECT PROPERTY IS LOCATED IN A STATE OTHER THAN CALIFORNIA,
-------
CERTAIN PROVISIONS OF THE SUBLEASE MAY NEED TO BE REVISED TO COMPLY WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED.
--------------------------------------------------------------------------------

Executed at:                                  Sega of America, Inc.
            ------------------------------    -----------------------------
on: March 30, 1999                            By: /s/ [ILLEGIBLE]^^
    --------------------------------------       --------------------------

Address:__________________________________    By: _________________________
                                              "Sublessor" (Corporate Seal)

Executed at: Santa Clara, CA                  Inventa Corp.
             -----------------------------    -----------------------------
on: 29 March  1999                            By:
    --------------------------------------       --------------------------
Address: 2620 AUGUSTINE DRIVE, SUITE 225      By: /s/ [ILLEGIBLE]^^
         ---------------------------------       --------------------------
                                              "Sublessee" (Corporate Seal)

Executed at:                                  Shorebreeze Associates
            ------------------------------    -----------------------------

on:_______________________________________    By:__________________________

Address:__________________________________    By:__________________________
                                              "Master Lessor" (Corporate Seal)

NOTE: These forms are often modified to meet changing requirements of law and
needs of the industry. Always write or call to make sure you are utilizing the
most current form: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700 So. Flower
St., Suite 600, Los Angeles, CA 90017. (213) 687-8777.

                                  Page 4 of 4<PAGE>

                                                                 Exhibit 10.6

THIS LEASE, dated September 10, 1992 , between ShoreBreeze Associates ("Lessor")
and SEGA Corporation ("Lessee").

1. PREMISES: Lessor hereby leases to Lessee, and Lessee hereby leases from
   Lessor, for the term and subject to the agreements, conditions and provisions
   hereinafter set forth, to each and all of which Lessor and Lessee hereby
   mutually agree, the following described premises (the "Premises") Suites 103
   and 200 totalling 28,106 rentable square feet located feet  located at
   255 Shoreline Drive, Redwood City, CA.  As used in this Lease the term
   "Building" means the land and other real property described in Exhibit A
   attached hereto, the building constructed or being constructed thereon, and
   all other improvements on or appurtenances located thereon.

2. TERMS, COMPLETION OF IMPROVEMENTS: The term of this Lease shall commence on
   December 1, 1992, and, unless sooner terminated as  hereinafter provided,
   shall end on March 15, 1996. If Lessor, for any reason what-soever, cannot
   deliver possession of the Premises to Lessee at the commencement of said
   term, in accordance with the terms hereof, this Lease shall not be void or
   voidable, nor shall Lessor be liable to Lessee for any loss or damage
   resulting therefrom, but in that event, rental shall be waived for the period
   between the commencement for said term and the time when Lessor can deliver
   possession. No delay in delivery of possession shall operate to extend the
   term hereof. Prior to the commencement of the term hereof, Lessor shall
   construct or install in the Premises the improvements to be constructed or
   installed by Lessor pursuant to the provisions of Exhibit B. The Premises
   shall be deemed completed and possession delivered when Lessor has
   substantially completed these improvements subject only to the completion of
   items on Lessor's architect's punch list, and Lessee shall accept the same
   upon notice from Lessor that such improvements have been so completed. Lessor
   shall use its best efforts to advise Lessee of the anticipated date of
   completion at least thirty (30) days prior to such date, but the failure to
   give such notice shall not constitute a default hereunder by Lessor.
   Notwithstanding the foregoing, in the event that Lessor shall for any reason
   be unable to deliver the Premises to Lessee in accordance with this paragraph
   2 on or before  N/A *, this Lease shall  terminate without liability to
   either party.

   * See Addendum to Lease

3. RENTAL: (a)Lessee shall pay to Lessor throughout the term of this Lease as
   rental for the Premises One Million Eight Hundred Eighty Seven Thousand Three
   Hundred Ten and 00/100s Dollars ($ 1,887,310.00) (the "Base Rent")
   (subject to adjustment as provided in paragraphs 3(b), 3(c) and 4 below)
   which rental shall be payable monthly in installments of Forty Seven
   Thousand Seven Hundred Eighty and 00/100' s Dollars ($ 47,780.00) each
   on or before the first day of the first full calendar month of the term
   hereof and on or before the first day of each and every successive calendar
   month thereafter during the term hereof, in the event the term of this Lease
   commences on a day other than the first day of a calendar month, then the
   monthly rental for the first and last fractional months of the term hereof
   shall be appropriately prorated. Rental shall be paid to Lessor, without
   deduction or offset, in lawful money of the United States of America at 800
   S. Claremont St., Suite 201, San Mateo, CA 94402, or to such other person or
   at such oilier place as Lessor may from time to time designate in writing.

4. LESSEE'S SHARE OF INCREASED COSTS: (a) The rental payable during each
   calendar year or part thereof during the term of this Lease subsequent to the
   calendar year 1992 (the calendar year 1992 being hereinafter referred to as
   the "Base Year") shall be increased by Lessee's Percentage Share of the total
   dollar increase, if any, in Operating Expenses paid or incurred by Lessor in
   such year over Operating Expenses paid or incurred by Lessor in the Base
   Year. In no event shall the rental payable under this paragraph 4(a) be less
   than the Base Rent, as the same may from time to time be adjusted, referred
   to in paragraph 3 above. As used herein, "Lessee's Percentage Share" shall be
   computed by dividing the number of square feet of ??? rentable in the
   Premises (in Paragraph 10 by the total number of square feet of net rentable
   in the Building. As used herein, "Operating Expenses" shall mean (i) all
   costs of management, operation and maintenance of the Building, including,
   without limitation, wages, salaries, and payroll burden of employees,
   janitorial, maintenance, guard, and other services, Building office rent or
   rental value, power, water, waste disposal and other utilities, materials and
   supplies, maintenance and repairs, insurance, and depreciation on personal
   property, and (ii) the cost or portion thereof properly allocable to the
   Building (amortized over such reasonable period as Lessor shall determine
   together with interest at the rate of 2% over prime per annum on the
   unamortized balance) of any capital improvements made to the Building by
   Lessor after the Base Year that reduce other Operating Expenses or made to
   the Building by Lessor after the date of this Lease that are required under
   any governmental law or regulation that was not applicable to the Building at
   the time it was constructed; provided, however, that Operating Expenses shall
   not include taxes covered under paragraph 4(b) below, depreciation on the
   Building (other than depreciation on exterior window draperies provided by
   Lessor and carpeting in public corridors and common areas), costs of tenants'
   improvements, real estate brokers' commissions, interest and capital items
   other than those referred to in clause (ii) above.

   INITIAL ________________
   RAISER PROPERTY MANAGEMENT COMPANY
   OFFICE LEASE
                                                                          Page 1
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  (b) The rental payable during each tax year (July 1 through June 30) in the
  term hereof subsequent to the tax year ending June 30, 1992 or, if the
  assessed valuation of the Building for such tax year does not reflect a
  valuation as a substantially completed building, then subsequent to the first
  tax year for which the assessed valuation of the Building reflect a valuation
  as a substantially completed building (the "Base Tax Year") shall be increased
  by Lessee's Percentage Share of the total dollar increase, if any, in real
  property taxes and assessments (and any tax levied wholly or partly in lieu
  thereof) levied against the Building for such tax year, over such taxes for
  the Base Tax Year, provided that in no event shall the rental payable
  hereunder be less than the Base Rent, as the same may from time to time be
  adjusted, referred to in paragraph 3 above.

  (c) During December of each calendar year or as soon thereafter as
  practicable, Lessor shall give Lessee written notice of its estimate of
  amounts payable under paragraphs 4(a) and 4(b) above for the ensuing calendar
  year. On or before the first day of each month during the ensuing calendar
  year, Lessee shall pay to Lessor one-twelfth (1/12) of such estimated amounts;
  provided that, if such notice is not given in December, Lessee shall continue
  to pay on the basis of the prior year's estimate until the month after such
  notice is given. If at any time or times it appears to Lessor that the amounts
  payable under either paragraph 4(a) or 4(b) above for the current calendar
  year will vary from its estimate by more than 10% Lessor shall by written
  notice to Lessee, revise its estimate for such year, and subsequent payments
  by Lessee for such year shall be based upon such revised estimate.

  (d) Within ninety (90) days after the close of each calendar year or as soon
  after such 90-day period as practicable, Lessor shall deliver to Lessee a
  statement of amounts payable under paragraphs 4(a) and 4(b) above for such
  calendar year certified by certified accountants designated by Lessor and such
  certified statement shall be conclusively binding upon Lessor and Lessee. If
  such statement shows an amount owing by Lessee that is less than the estimated
  payments for such calendar year previously made by Lessee, it shall be
  accompanied by a refund of the excess by Lessor to Lessee. If such statement
  shows an amount owing by Lessee that is more than the estimated payments for
  such calendar year previously made by Lessee, Lessee shall pay the deficiency
  to Lessor within thirty (30) days after delivery of the statement.

  (e) If, for any reason other than the default of Lessee, this Lease shall
  terminate on a day other than the last day of a calendar year, the amount of
  increase (if any) in rental payable by Lessee applicable to the calendar year
  in which such termination shall occur shall be prorated on the basis which the
  number of days from the commencement of such calendar year to and including
  such termination date bears to three hundred and sixty-five (365).

5. USE: The Premises shall be used for general office purposes and delivery and
   technical work in coin operating machines. Lessee shall not do or permit to
   be done in or about the machines Premises, nor bring or keep or permit to be
   brought or kept therein, anything which is prohibited by or will in any way
   conflict with any law, statute, ordinance or governmental rule or regulation
   now in force or which may hereafter be enacted or promulgated, or which is
   prohibited by the standard form of fire insurance policy, or will in any way
   increase the existing rate of or affect any fire or other insurance upon the
   Building or any of its contents, or cause a cancellation of any insurance
   policy covering the Building or any part thereof or any of its contents.
   Lessee shall not do or permit anything to be done in or about the Premises
   which will in any way obstruct or interfere with the rights of other tenants
   of the Building, or injure or annoy them, or use or allow the Premises to be
   used for any improper, immoral, unlawful or objectionable purpose, nor shall
   Lessee cause, maintain or permit any nuisance in, on or about the Premises or
   commit or suffer to be committed any waste in, on or about the Premises.

6. SERVICES: (a) Lessor shall maintain the public and common areas of the
   Building, including lobbies, stairs, elevators, corridors and restrooms, the
   windows in the Building, the mechanical, plumbing and electrical equipment
   serving the Building, and the structure itself in reasonably good order and
   condition except for damage occasioned by the act of Lessee, which damage
   shall be repaired by Lessor at Lessee's expense.

   (b) Lessor shall furnish the Premises with (i) electricity (or lighting and
   the operation of office machines, (ii) heat and air conditioning from 8:00
   a.m. to 6:00 p.m. Monday through Friday, excluding holidays, reasonably
   required for the comfortable occupation of the Premises, (iii) elevator
   service, (iv) lighting replacement (for building standard lights,) (v)
   restroom supplies, and (vi) window washing with reasonable frequency, all
   during the times and in the manner that such services are customarily
   furnished in comparable office buildings in the area. Lessor shall be
   responsible for furnishing daily janitorial service on the Premises. Lessor
   shall not be in default hereunder or be liable for any damages directly or
   indirectly resulting from, nor shall the rental herein reserved be abated by
   reason of (x) the installation, use or interruption of use of any equipment
   in connection with the furnishing of any of the foregoing services, (y)
   failure to furnish or delay in furnishing any such services when such failure
   or delay is caused by accident or any condition beyond the reasonable control
   of Lessor or by the making of necessary repairs or improvements to the
   Premises or to the Building, or (z) the limitation, curtailment, rationing or
   restriction on use of water or electricity, gas or any other form of energy
   serving the Premises or the Building. Lessor shall use reasonable efforts
   diligently to remedy any interruption in the furnishing of such services.

   (c) Whenever heat generating machines or equipment or lighting other than
   building standard lights are used on the Premises by Lessee which affect the
   temperature otherwise maintained by the air conditioning system, Lessor shall
   have the right to install supplementary air conditioning units in the
   Premises, and the costs thereof, including the cost of installation and the
   cost of operation and maintenance thereof, shall be paid by Lessee to Lessor
   upon billing by Lessor. If Lessee installs lighting requiring power in excess
   of that required for normal desk-top office equipment or normal copying
   equipment, Lessee shall pay Lessor upon billing for the cost of such excess
   power as additional rent, together with the cost of installing any additional
   risers or other facilities that may be necessary to furnish such excess power
   to the Premises.

   (d) Notwithstanding any other provision hereof, in the event that any law,
   ordinance or other governmental regulation now or hereafter in effect shall
   impose a limit on the allocation to the Building of any utility or other
   service, whether or not the same is to be supplied to the Premises by
   landlord under this paragraph 7, then Lessee shall not use or cause to be
   consumed on the Premises, nor shall Lessor be required to provide to provide
   to the Premises hereunder, such utility or other service in an amount or in a
   manner which would result in the violation by Lessor or Lessee of such law,
   ordinance or regulation.

7. TAXES PAYABLE BY LESSEE: In addition to the monthly rental and other charges
   to be paid by Lessee hereunder, Lessee shall reimburse Lessor upon demand for
   any and all taxes payable by Lessor (other than net income taxes) whether or
   not now customary (or within the contemplation of the parties hereto: (a)
   upon, measured by or reasonably attributable to the cost or value of Lessee's
   equipment, furniture, fixtures and other personal property located in the
   Premises or by the cost or value of any leasehold improvements made in or to
   the Premises by or for Lessee, other than building standard tenant
   improvements made by Lessor, regardless of whether title to such improvements
   shall be in Lessee or Lessor; (b) upon or measured by the monthly rental
   payable hereunder, including without limitation, any gross income tax or
   excise tax levied by the City of Redwood City , the County of San Mateo, the
   State of California, the Federal Government or any other governmental body
   with respect to the receipt of such rental (c) upon or with respect to the
   possession, leasing, operation, management, maintenance, alteration, repair,
   use or occupancy by Lessee of the Premises or any portion thereof; (d) upon
   this transaction or any document to which Lessee is a party creating or
   transferring an interest or an estate in the Premises. In the event that it
   shall not be lawful for Lessee so to reimburse Lessor the monthly rental
   payable to Lessor under this Lease shall be revised to net Lessor the same
   net rental after imposition of any such tax upon Lessor as would have been
   payable to Lessor prior to the imposition of any such tax.

8. ALTERATIONS: Lessee will not make or suffer to be made any alterations,
   additions or improvements to or of the Premises or any part thereof, or
   attach any fixtures or equipment thereto, without first obtaining Lessor's
   written consent, which consent shall not be unreasonably withheld. Any
   alterations, additions or improvements to the Premises consented to by Lessor
   shall be made by Lessor for Lessee's account, and Lessee shall reimburse
   Lessor for the cost thereof (including a reasonable charge for Lessor's
   overhead) within ten (10) days after receipt of a statement. All alterations,
   additions, fixtures and improvements, whether temporary or permanent in
   character, made in or upon the Premises either by Lessee or Lessor, shall
   immediately become Lessor's property and, at the end of the term hereof,
   shall remain on the Premises without compensation to Lessee.

9. LIENS: Lessee shall keep the Premises and the Building free from any liens
   arising out of any work performed, materials furnished or obligations
   incurred by Lessee. Lessor shall have the right to post and keep posted on
   the Premises any notices that may be provided by law or which Lessor may deem
   to be proper for the protection of Lessor, the Premises and the Building from
   such liens.

   INITIAL _________________
   RAISER PROPERTY MANAGEMENT COMPANY
   OFFICE LEASE
                                                                          Page 2
<PAGE>

10. REPAIRS:  By entry hereunder Lessee accepts the Premises as being in the
    condition in which Lessor is xxx to deliver the Premises. Lessee shall, at
    all times during the term hereof and at Lessee's sole cost and expense, keep
    the Premises and every part thereof in good condition and repair, ordinary
    wear and tear, damage thereto by fire, earthquake, act of God or the
    elements excepted, Lessee hereby waiving all rights to make repairs at the
    expense of Lessor or in lieu thereof to vacate the Premises as provided by
    California Civil Code Section 1942 or any other law, statue or ordinance now
    or hereafter in effect. Lessee shall at the end of the term hereof surrender
    to Lessor the Premises and all alterations, additions and improvements
    thereto in the same condition as when received, ordinary wear and tear and
    damage by fire, earthquake, act of God or elements excepted. Lessor has no
    obligation and has made no promise to alter, remodel, improve, repair,
    decorate or paint the Premises or any part thereof, except as specifically
    herein set forth. No representations respecting the condition of the
    Premises or the Building have been made by Lessor to Lessee, except as
    specifically herein set forth.

11. DESTRUCTION OR DAMAGE: If the Premises or the Building are damaged by fire,
    earthquake, act of God or the elements, Lessor shall forthwith repair the
    same, subject to the provisions of this section hereinafter set forth, and
    provided such repairs can, in Lessor's opinion, be made within sixty (60)
    days, and this Lease shall remain in full force and effect except that, if
    there shall be damage to the Premises and such damage is not the result of
    the negligence of willful misconduct of Lessee or Lessee's employees or
    invitees, an abatement of rental shall be allowed Lessee for such part of
    the Premises as shall be rendered unusable by Lessee in the conduct of its
    business during the time such part is so unusable. If such repairs cannot,
    in Lessor's opinion, be made within sixty (60) days, Lessor may, at its
    option, upon written notice to Lessee within thirty (30) days after the date
    of such fire or other casualty, repair or restore such damage, this Lease
    continuing in full force and effect, but the rent to be partially abated as
    hereinabove provided. If Lessor does not so elect to make such repairs which
    cannot be made within sixty (60) days, then Lessor may and (provided the
    damage affects the Premises or common areas necessary to Lessee's occupancy)
    Lessee may, by written notice to the other given not less than thirty-one
    (31) nor more than sixty (60) days after the date of such fire or other
    casualty, terminate this Lease as of the date of such fire or other
    casualty. Lessor shall not be required to repair any injury or damage by
    fire, earthquake, act of God or the elements, or to make any repairs or
    replacements, of any improvements installed in the Premises by or for
    Lessee, other than building standard tenant improvements made by Lessor, and
    Lessee shall, at Lessee's sole cost and expenses, repair and restore its
    portion of such improvements. A total destruction of the Building shall
    automatically terminate this Lease. Lessee waives California Civil Code
    Sections 1932(2) and 1933(4) providing for termination of hiring upon
    destruction of the thing hired.

12. INSURANCE AND WAIVER OF SUBROGATION: Lessee shall obtain and, at all times
    during the term hereof, keep in force, at its own cost, fire and casualty
    insurance in the amount of One Hundred 100) percent of the actual
    replacement cost of improvements to the Premises constructed by or for
    Lessee and general liability insurance with limits of not less than
    One Million Dollars  Dollars ($1,000,000.00 ) for injury or death of any
    number of persons in one occurrence, and not less than Five Hundred
    Thousand Dollars ($ 500,000.00) for damage to property. The insurance
    prescribed by this paragraph shall be issued by companies rated at least AAA
    by Best's Insurance Reports (Properly Liability) or otherwise acceptable to
    Lessor, shall name Lessor as a co-insured, and shall provide that such
    policies cannot be cancelled without thirty (30) days prior notice In
    Lessor. Lessor and Lessee shall each obtain from their respective insurers
    under all policies of fire, theft, public liability, workmen's compensation
    and other insurance maintained by either of them at any time during the term
    hereof insuring or covering the Building or any portion thereof or
    operations therein, and such policies shall contain, a waiver of all rights
    of subrogation which the insurer of one party might have against the other
    party, and Lessor and Lessee shall each indemnify the other against any loss
    or expense, including reasonable attorney's fees, resulting from the failure
    to obtain such waiver.

13. INSURANCE AND INDEMNIFICATION: Lessee hereby waives all claims against
    Lessor for damage to any property or injury to or death of any person in,
    upon or about the Premises of the Building arising at any time and from any
    cause other than solely by reason of the gross negligence or willful act of
    Lessor, its employees or contractors, and Lessee shall hold Lessor harmless
    from any damage to any properly or injury to or death of any person arising
    from the use of the Premises or the Building by Lessee, except such as is
    caused solely by gross negligence or willful act of Lessor, its contractors
    or employees. The foregoing indemnity obligation of Lessee shall include
    reasonable attorneys' fees, investigation costs and all other reasonable
    costs and expenses incurred by Lessor from the first notice that any claim
    or demand is to be made or may be made. The provisions of this paragraph 14
    shall survive the termination of this Lease with respect to any damage,
    injury or death occurring prior to such termination.

14. COMPLIANCE WITH LEGAL REQUIREMENTS: Lessee shall at its sole cost and
    expense promptly comply with all laws, statutes, ordinances and governmental
    rules, regulations or requirements of any board of fire underwriters or
    other similar body now or hereafter constituted, with any direction or
    occupancy certificate issued pursuant to any law by any public officer or
    officers, as well as the provisions of all recorded documents affecting the
    Premises, insofar as any thereof relate to or affect the condition, use or
    occupancy of the Premises, excluding requirements of structural changes not
    related to or affected by improvements made by or for Lessee or Lessee's
    acts.

15. ASSIGNMENT AND SUBLETTING; EARLY TERMINATION: In the event Lessee should
    desire to assign this Lease or sublet the Leased Premises or any part
    thereof, Lessee shall give Lessor written notice of such desire at least
    ninety (90) days in advance of the date on which Lessee desires to make such
    assignment or sublease. Lessor shall then have a period of thirty (30) days
    following receipt of such notice within which to notify Lessee in writing
    that Lessor elects either (i) to terminate this Lease as to the space so
    affected as of the date so specified by Lessee in which event Lessee will be
    relieved of all further obligations hereunder as to such space, or (ii) to
    permit Lessee to assign or sublet such space, subject, however, in prior
    written approval of the proposed assignee or sublessee by Lessor, such
    consent not to be unreasonably withheld. If Lessor should fail to notify
    Lessee in writing of such election within said 30-day period, Lessor shall
    be deemed to have elected option (ii) above, but written approval by Lessor
    of the proposed assignee or sublessee shall be required. Any rent or other
    consideration realized by Lessee under any such sublease and assignment in
    excess of the rental payable hereunder, after amortization of the reasonable
    cost of work in excess of Building Standard for which Tenant has paid and
    reasonable subletting and assignment costs, shall be paid in its entirety to
    Lessor. Lessee's obligation to pay over Lessor's portion of the
    consideration shall constitute an obligation for rental hereunder. No
    assignment or subletting by Lessee shall relieve Lessee of any obligation
    under this Lease. Any assignment or subletting which conflicts with the
    provisions hereof shall be void.

16. RULES: Lessee shall faithfully observe and comply with the rules and
    regulations as follows and, after notice thereof, all reasonable
    modifications thereof and additions thereto from time to time promulgated in
    writing by Lessor. Lessor shall not be responsible to Lessee for the
    nonperformance by any other tenant or occupant of the Building of any off
    said rules and regulations.

17. ENTRY BY LESSOR: Lessor may enter the Premises with 24 hr. prior notice at
    reasonable hours to (a) inspect the same, (b) exhibit the same to
    prospective purchaser, lenders or tenants, (c) determine whether Lessee is
    complying with all its obligations hereunder, (d) supply janitor service and
    any other service to be provided by Lessor to Lessee hereunder, (e) post
    notices of nonresponsibility, and (f) make repairs required of Lessor under
    the terms hereof or repairs to any adjoining space or utility services or
    make repairs, alterations or improvements to any other portion of the
    Building; provided, however, that all such work shall be done as promptly as
    reasonably possible. Lessee hereby waives any claim for damages for any
    injury or inconvenience to or interference with Lessee's business, any loss
    of occupancy or quiet enjoyment of the Premises or any other loss occasioned
    by such entry. Lessor shall at all times have and retain a key with which to
    unlock all of the doors in, on or about the Premises (excluding Lessee's
    vaults, safes and similar areas designated in writing by Lessee and Lessor
    in advance); and Lessor shall have the right to use any and all means which
    Lessor may deem proper to open said doors in an emergency in order to obtain
    entry to the Premises, and any entry to the Premises obtained by Lessor by
    any of said means, or otherwise, shall not under any circumstances be
    constructed or deemed to be a forcible or unlawful entry into or a detainer
    of the Premises or an eviction, actual or constructive, of Lessee from the
    Premises, or any portion thereof.

18. EVENTS OF DEFAULT: The occurrence of any one or more of the following events
    ("Events of Default") shall constitute a breach of this Lease by Lessee: (a)
    if Lessee shall fail to pay any rental when and as the same becomes due and
    payable; or (b) if Lessee shall fail to pay any other sum when and as the
    same becomes due and payable and such failure shall continue for more than
    ten (10) days; or (c) if Lessee shall fail to perform or observe any other
    term hereof or the rules and regulations described in paragraph 17 to be
    performed or observed by Lessee, such failure shall continue for more than
    thirty (30) days after notice thereof from Lessor, and Lessee shall not
    within such period commence with due diligence and dispatch the curing of
    such default, or, having so commenced, shall thereafter fail or neglect to
    prosecute or complete with due diligence and dispatch the curing of such
    default; or (d) if Lessee shall make a general assignment for the benefit of
    creditors, or shall admit in writing its inability to pay its debts as they
    become due or shall file a petition in bankruptcy, or shall be adjudicated
    as bankrupt or insolvent, or shall file a petition in any proceeding seeking
    any reorganization, arrangement, composition, readjustment, liquidation,
    dissolution or similar relief under

    INITIAL _________________
    RAISER PROPERTY MANAGEMENT COMPANY
    OFFICE LEASE
                                                                          Page 3
<PAGE>

    any present or future statute, law or regulation, or shall file an answer
    admitting or fail timely to contest the material allegations of a petition
    filed against it in any such proceeding, or shall seek or consent to or
    acquiesce in the appointment of any trustee, receiver or liquidator of
    Lessee or any material part of its properties; or (e) if within ninety (90)
    days after the commencement of any proceeding against Lessee seeking any
    reorganization, arrangement, composition, readjustment, liquidation,
    dissolution or similar relief under any present or future statute, law or
    regulation, such proceeding shall not have been dismissed, or if. within
    ninety (90) days after the appointment without the consent or acquiescence
    of Lessee, of any trustee, receiver or liquidator of Lessee or of any
    material part of its properties, such appointment shall not have been
    vacated; or (f) if this Lease or any estate of Lessee hereunder shall be
    levied upon under any attachment or execution and such attachment or
    execution is not vacated within ten (10) days.

19. TERMINATION UPON DEFAULT: If an Event of Default shall occur, Lessor at any
    time thereafter may give a written termination notice to Lessee, and on the
    date specified in such notice (which shall be not less than three days after
    the giving of such notice) Lessee's right to possession shall terminate and
    this Lease shall terminate, unless on or before such date all arrears or
    rental and all other sums payable by Lessee under this Lease (together with
    the late charges and interest provided for in paragraph 33 hereof) and all
    costs and expenses incurred by or on behalf of Lessor hereunder shall have
    been paid by Lessee and all other breaches of this Lease by Lessee at the
    time existing shall have been fully remedied to the satisfaction of Lessor.
    Upon such termination, Lessor may recover from Lessee: (a) the worth at the
    time of award of the unpaid rental which has been earned as of the time of
    termination; (b) the worth at the time of award of the amount by which the
    unpaid rental which would have been earned after termination until the time
    of award exceeds the amount of such rental loss that Lessee proves could
    have been reasonably avoided; (c) the worth at the time of award of the
    amount by which the unpaid rental for the balance of the term of this Lease
    after the time of award exceeds the amount of such rental loss that Lessee
    proves could be reasonably avoided; and (d) any other amount necessary to
    compensate Lessor for all the detriment proximately caused by Lessee's
    failure to perform its obligations under this Lease or which in the ordinary
    course of events would be likely to result therefrom. The "worth at the time
    of award" of the amounts referred to in clauses (a) and (b) above shall be
    computed by allowing interest at the rate of ten percent (10%) per annum.
    The worth at the time of award of the amount referred to in clause (c) above
    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%). For the purpose of determining unpaid rental under clauses (a), (b)
    and (c) above, the monthly real reserved in this Lease shall be deemed to be
    the sum of the rental due under paragraph 3 above the amounts last payable
    by Lessee pursuant to paragraph 4 above and any other monetary obligations
    of Lessee hereunder.

20. CONTINUATION AFTER DEFAULT: Even though Lessee has breached this Lease and
    abandoned the Premises, this Lease shall continue in effect for so long as
    Lessor does not terminate Lessee's right to possession, and Lessor may
    enforce all its rights and remedies under this Lease, including the right to
    recover the rental as it becomes due under this Lease. Acts of maintenance
    or preservation of efforts to relet the Premises or the appointment of a
    receiver upon the initiative of Lessor to protect Lessor interest under this
    Lease shall not constitute a termination of Lessee's right to possession.

21. OTHER RELIEF: The remedies provided for in this Lease are in addition to any
    other remedies available to Lessor at law or in equity by statute or
    otherwise.

22. LESSOR'S RIGHT TO CURE DEFAULTS: All agreements and provisions to be
    performed by Lessee under any of the terms of this Lease shall be at its
    sole cost and expense and without any abatement of rental except as
    expressly provided herein. If Lessee shall fail to pay any sum of money,
    other than rental, required to be paid by it hereunder or shall fail to
    perform any other act on its part to be performed hereunder and such failure
    shall continue for ten (10) days, with regard to any monetary default, and
    for thirty (30) days, with respect to any other default hereunder, after
    notice thereof by Lessor, Lessor may, but shall not be obligated so to do,
    and without waiving or releasing Lessee from any obligations of Lessee, make
    any such payment or perform any such other act on Lessee's part to be made
    or performed as in this Lease provided. All sums so paid by Lessor and all
    necessary incidental costs shall be deemed additional rent hereunder and
    shall be payable to Lessor on demand, and Lessor shall have (in addition to
    any other right or remedy of Lessor) the same rights and remedies in event
    of the nonpayment thereof by Lessee as in the case of default by Lessee in
    the payment of rental.

23. ATTORNEYS' FEES: In the event of any action or proceeding brought by either
    party against the other under this Lease, the prevailing party shall be
    entitled to recover for the fees of its attorneys in such action or
    proceeding such amount as the court may adjudge reasonable.

24. EMINENT DOMAIN: If all or any part of the Premises shall be taken as a
    result of the exercise of the power of eminent domain, this Lease shall
    terminate as to the part so taken as of the date of taking, and, in the case
    of a partial taking, either Lessor or Lessee shall have the right to
    terminate this Lease as to the balance of the Premises by written notice to
    the other within thirty (30) days after such date; provided, however, that a
    condition to the exercise by Lessee of such right to terminate shall be that
    the portion of the Premises taken shall be of such extent and nature as
    substantially to handicap, impede or impair Lessee's use of the balance of
    the Premises. In the event of any taking, Lessor shall be entitled to any
    and all compensation, damages, income, rent, awards, or any interest therein
    whatsoever which may be paid or made in connection therewith, and Lessee
    shall have no claim against Lessor for the value of any unexpired term of
    this Lease otherwise. In the event of a partial taking of the Premises which
    does not result in a termination of this Lease, the monthly rental
    thereafter to be paid shall be equitably reduced.

25. SUBORDINATION: This Lease shall be subject and subordinated at all times to
    (a) all ground or underlying leases which may hereafter be executed
    affecting the Building, and (b) the lien of all mortgages and deeds of trust
    in any amount or amounts whatsoever now or hereafter placed on or against
    the Building or on or against Lessor's interest or estate therein or on or
    against all such ground or underlying leases, all at the option of the
    holder(s) thereof and without the necessity of having future instruments
    executed on the part of Lessee to effectuate such subordination.
    Notwithstanding the foregoing, (x) in the event of termination for any
    reason whatsoever of any such ground or underlying lease, this Lease shall
    not be barred, terminated, cut off or foreclosed nor shall the rights and
    possession of Lessee hereunder be disturbed if Lessee shall not then be in
    default in the payment of rental or other sums or be otherwise in default
    under the terms of this Lease, and Lessee shall attorn to the Lessor of any
    such ground or underlying lease, or, if requested, enter into a new lease
    for the balance of the original or extended term hereof then remaining upon
    the same terms and provisions as are in this Lease contained; (y) in the
    event of a foreclosure of any such mortgage or deed of trust or of any other
    action or proceeding for the enforcement thereof, or of any sale thereunder,
    this Lease will not be barred, terminated, cut off or foreclosed nor will
    the rights and possession of Lessee thereunder be disturbed if Lessee shall
    not then be in default in the payment of rental or other sums or be
    otherwise in default under the terms of this Lease, and Lessee shall attorn
    to the purchaser at such foreclosure, sale or other action or proceeding;
    and (z) Lessee agrees to execute and deliver upon demand such further
    instruments evidencing such subordination of this Lease to such ground or
    underlying leases, and to the lien of any such mortgages or deeds of trust
    as may reasonably be required by Lessor.

26. NO MERGER: The voluntary or other surrender of this Lease by Lessee, or a
    mutual cancellation thereof, shall not work a merger, and shall, at the
    option of Lessor terminate all or any existing subleases or subtenancies, or
    may, at the option of Lessor, operate as an assignment to it of any or all
    such subleases or subtenancies

27. SALE: In the event the original Lessor hereunder, or any successor owner of
    the Building, shall sell or convey the Building, all liabilities and
    obligations on the part of the original Lessor, or such successor owner,
    under this Lease accruing, thereafter shall terminate, and thereupon all
    such liabilities and obligations accruing after the dale of sale or
    conveyance shall be binding upon the new owner. Lessee agrees to attorn to
    such new owner.

28. ESTOPPEL CERTIFICATE: At any time and from time to time but on not less than
    ten (10) days prior written request by Lessor, Lessee shall execute,
    acknowledge and deliver to Lessor, promptly upon request, an estoppel
    certificate in the form of Exhibit C hereto. Any such certificate may be
    relied upon by any prospective purchaser, mortgagee or beneficiary under any
    deed of trust of the Building or any part thereof.

29. NO LIGHT, AIR OR VIEW EASEMENT: Any diminution or shutting off of light, air
    or view by any structure which may be erected on lands adjacent to the
    Building shall in no way affect this Lease or impose any liability on
    Lessor.

30. HOLDING OVER: If, without objection by Lessor, Lessee holds possession of
    the Premises after expiration of the term of this Lease, Lessee shall become
    a tenant from month to month upon the terms herein specified but at a
    monthly rental equivalent to the then prevailing monthly rental paid by
    Lessee at the expiration of the term of this Lease pursuant to all the
    provisions of paragraphs 3 and 4 above payable in advance on or before the
    first day of each month. Each party shall give the other written notice at
    least one month prior to the dale of termination of such monthly tenancy of
    its intention to terminate such tenancy. Notwithstanding the foregoing, if
    Lessee holds possession of the Premises after expiration or sooner
    termination of the term of this Lease notwithstanding Lessor's objection,
    Lessee shall pay monthly rental at twice the amounts otherwise then payable
    under the terms hereof.

    INITIAL _________________
    RAISER PROPERTY MANAGEMENT COMPANY
    OFFICE LEASE
                                                                          Page 4
<PAGE>

32. SECURITY DEPOSIT: Lessee has deposited with Lessor the sum of Forty Seven
    Thousand Seven Hundred Eighty Dollars ($47,780.00)(the "Deposit"). The
    Deposit shall be held by Lessor as security for the faithful performance by
    Lessee of all of the provisions of this Lease to be performed or observed by
    Lessee. In the event Lessee fails to perform or observe any of the
    provisions of this Lease to be performed or observed by it, then, at the
    option of Lessor, Lessor may (but shall not be obligated to) apply the
    Deposit or so much thereof as may be necessary to remedy any default in the
    payment of rent or to repair damages to the Premises caused by Lessee, and
    Lessee shall forthwith upon demand restore the Deposit to the sum so
    specified. Any remaining portion of the Deposit shall be returned to Lessee
    upon expiration of this lease.

33. LATE CHARGE AND INTEREST: (a) Lessee hereby acknowledges that late payment
    by Lessee to Lessor of rent and other sums due hereunder will cause Lessor
    to incur costs not contemplated by this Lease, the exact amount of which
    will be extremely difficult to ascertain. Such costs include, but are not
    limited to, processing and accounting charges, and late charges which may be
    imposed on Lessor by the terms of any mortgage or trust deed covering the
    Building. Accordingly, if any installment of rent or any other sum due from
    Lessee shall not be received by Lessor when due, Lessee shall pay to Lessor
    a late charge lump sum equal to 8% of such overdue amount. The parties
    hereby agree that such late charge represents a fair and reasonable estimate
    of the costs Lessor will incur by reason of late payment by Lessee.
    Acceptance of such late charge by Lessor shall in no event constitute a
    waiver of Lessee's default with respect to such overdue amount, nor prevent
    Lessor from exercising-any of the other rights and remedies granted
    hereunder.

    (b) Any amount due to Lessor, if not paid when due, shall bear interest from
    the date due until paid at the rate of 10% per annum or, if a higher rate is
    legally permissible, at the highest rate legally permitted, provided that
    interest shall not be payable on late charges incurred by Lessee nor on any
    amounts upon which late charges are paid by Lessee to the extent such
    interest would cause the total interest to be in excess of that legally
    permitted. Payment of interest shall not excuse or cure any default
    hereunder by Lessee.

34. WAIVER: The waiver by Lessor of any agreement, condition or provision herein
    contained shall not be deemed to be a waiver of any subsequent breach of the
    same or any other agreement, condition or provisions herein contained, nor
    shall any custom or practice which may evolve between the parties in the
    administration of the terms hereof be construed to waive or to lessen the
    right of Lessor to insist upon the performance by Lessee in strict
    accordance with said terms. The subsequent acceptance of rental hereunder by
    Lessor shall not be deemed to be a waiver of any preceding breach by Lessee
    of any agreement, condition or provision of this Lease, other than the
    failure of Lessee to pay the particular rental so accepted, regardless of
    Lessor's knowledge of such preceding breach at the time of acceptance of
    such rental.

35. NOTICES: All notices and demands which may or are required to be given by
    either party to the other hereunder shall be in writing and shall be deemed
    to have been fully given when deposited in the United States mail, certified
    or registered, postage prepaid, and addressed as follows: to Lessee at 255
    Shoreline Drive, Redwood City, CA or to such other place as Lessee may from
    time to time designate in a notice to Lessor; to Lessor at 800 S. Claremont
    Street, Suite 201, San Mateo, CA 94402, or to such other place as Lessor may
    from time to time designate in a notice to Lessee; or, in the case of
    Lessee, delivered to Lessee at the Premises. Lessee hereby appoints as its
    agent to receive the service of all dispossessory or distraint proceedings
    and notices thereunder the person in charge of or occupying the Premises at
    the time, and, if no person shall be in charge of or occupying the same,
    then such service may be made by attaching the same on the main entrance of
    the Premises.

36. BROKERAGE COMMISSION: Lessor and Lessee warrant that they have no contract
    or dealings regarding this Lease through any licensed real estate broker
    other than Cornish & Carey and Blickman Turkus/Cushman + Wakefield co-
    brokers procuring side whose commission shall be paid by Lessor, or any
    other person who can claim a right to commission or finder's fee as a
    procuring cause of this Lease. In the event that any other broker or finder
    perfects a claim for commission or finder's fee in connection with this
    Lease, the party through whom the broker or finder makes its claim shall
    indemnify, hold harmless and defend the other party from said claim and all
    costs and expenses, including reasonable attorneys' fees, incurred by the
    other party in defending against the same.

37. COMPLETE AGREEMENT: There are no oral agreements between Lessor and Lessee
    affecting this Lease, and this Lease supercedes and cancels any and all
    previous negotiations, arrangements, brochures, agreements and
    understandings, if any, between Lessor and Lessee or displayed by Lessor to
    Lessee with respect to the subject matter of this Lease or the Building.
    There are no representations between Lessor and Lessee other than those
    contained in this Lease.

38. CORPORATE AUTHORITY: If Lessee signs as a corporation, each of the persons
    executing this Lease on behalf of Lessee does hereby covenant and warrant
    that Lessee is a duly authorized and existing corporation, that Lessee has
    and is qualified to do business in California, that the corporation has full
    right and authority to enter into this Lease, and that each of the persons
    signing on behalf of the corporation were authorized to do so.

39. MISCELLANEOUS: The words "Lessor" and "Lessee" as used herein shall include
    the plural as well as the singular. If there be more than one Lessee, the
    obligations hereunder imposed upon Lessee shall be joint and several. Time
    is of the essence of this Lease and each and all of its provisions.
    Submission of this instrument for examination or signature by Lessee does
    not constitute a reservation of or option for lease, and it is not effective
    as a lease or otherwise until execution and delivery by both Lessor and
    Lessee. The exhibit(s) and addendum, if any, attached to this Lease are by
    this reference made a part hereof. The agreements, conditions and provisions
    herein contained shall, subject to the provisions as to assignment, apply to
    and bind the heirs, executors, administrators, successors and assigns of the
    parties hereto. If any provisions of this Lease shall be determined to be
    illegal or unenforceable, such determination shall not affect any other
    provision of this Lease and all such other provisions shall remain in full
    force and effect. This Lease shall be governed by and construed pursuant to
    the laws of the State of California.

40. LESSEE SIGNS: Lessee shall erect no signs on the exterior of the Building or
    in any of the common areas without the prior written consent of Lessor.

41. EXHIBITS:

    Exhibit Schedule - Addendum to Lease

    Exhibit B - Initial Improvement of Premises (Work Letter)

    Exhibit C - Form of Estoppel Certificate

    Exhibit D - Spaceplan dated 8/18/92

42. OTHER PROVISIONS:

43. RULES AND REGULATIONS: 1. The sidewalks, halls, passages, exits, entrances,
    elevators, escalators, if any, and stairways of the Building shall not be
    obstructed by any of the Lessees or used by them for any purpose other than
    for ingress to and egress from their respective premises. The halls,
    passages, exits, entrances, elevators, escalators and stairways are not for
    the general public, and Lessor shall in all cases retain the right to
    control and prevent access thereto of all persons whose presence in the
    judgment of Lessor would be prejudicial to the safety, character, reputation
    and interests of the Building and its Lessees, provided that nothing
    herein contained shall be construed to prevent such access to persons with
    whom any Lessee normally deals in the ordinary course of its business,
    unless such persons are engaged in illegal activities. No Lessee and no
    employee or invitee of any Lessee shall go upon the roof of the building.

    2. Except as authorized by a Lease, no sign, placard, picture, name,
    advertisement of notice visible from the exterior of any Lessee's premises
    shall be inscribed, painted, affixed or otherwise displayed by any Lessee on
    any part of the Building without the prior written consent of Lessor.
    Lessor will adopt and make available to Lessee general guidelines relating
    to signs inside the Building on the office floors. Lessee agrees to conform
    to such guidelines, but may request approval of Lessor for modifications,
    which approval will not be unreasonably withheld. All approved signs or
    lettering on doors shall be printed, painted, affixed or inscribed at the
    expense of the Lessee by a person approved by Lessor, which approval will
    not be unreasonably withheld. Material visible from outside the Building
    will not be permitted.

    INITIAL _________________
    RAISER PROPERTY MANAGEMENT COMPANY
    OFFICE LEASE
                                                                          Page 5
<PAGE>

  3. The premises shall not be used for the storage of merchandise held for sale
  to the general public or for lodging. No smoking shall be done or permitted by
  any Lessee on the premises, except that use by the Lessee of Underwriter's
  Laboratory approved equipment for brewing coffee, tea, hot chocolate and
  similar beverages shall be permitted, provided that such use is in accordance
  with all applicable federal, state and city laws, code, ordinances, rules and
  regulations. Lessor shall allow Lessee's use of a microwave and vending
  machines.

  4. No Lessee shall employ any person or persons other than the janitor of
  Lessor for the purpose of cleaning the premises, unless otherwise agreed to by
  Lessor in writing. Except with the written consent of Lessor, no person or
  persons other than those approved by Lessor shall be permitted to enter the
  Building for the purpose of cleaning the same. No Lessee shall cause any
  unnecessary labor by reason of such Lessee's carelessness or indifference in
  the preservation of good order and cleanliness. Janitor service will not be
  furnished on nights when rooms are occupied after 9:00 P.M. unless, by
  agreement in writing, service is extended to a later hour for specifically
  designated rooms.

  5. Lessor will furnish each Lessee free of charge with two keys to each door
  lock in the premises. Lessor shall require payment of a $10 ($5.00 of which is
  refundable upon return of keys) deposit for each additional key provided to
  Lessee. No Lessee shall have any keys made. No Lessee shall alter and lock or
  install a new or additional lock or any bolt on any door of its premises
  without the prior written consent of Lessor. Lessee shall in each case furnish
  Lessor with a key for any such lock. Each Lessee, upon the termination of its
  tenancy, shall deliver to Lessor all keys to doors in the Building which shall
  have been furnished to Lessee.

  * Lessee's initial key order shall be at no charge up to a maximum of 100
  keys.

  6. Heavy objects shall, if considered necessary by Lessor, stand on wood
  strips of such thickness as is necessary to properly distribute the weight.
  Lessor will not be responsible for loss of or damage to any such properly from
  any cause, and all damage done to the Building by moving or maintaining such
  property shall be repaired at the expense of Lessee. The persons employed to
  move such property in or out of the Building must be acceptable to Lessor

  7. No Lessee shall use or keep in the premises or the Building any kerosene,
  gasoline or inflammable or combustible fluid or material other than limited
  quantities thereof reasonably necessary for the operation or maintenance of
  office equipment, or without Lessor's prior written approval, use any method
  of healing or air conditioning other than that supplied by Lessor. No Lessee
  shall use or keep or permit to be used or kept any foul or noxious gas or
  substance in the premises, or permit or suffer the premises to be occupied or
  used in a manner offensive or objectionable to Lessor or other occupants of
  the Building by reason of noise, odors or vibrations; or interfere in any way
  with other Lessees or those having business therein.

  8. The directory of the Building will be provided for the display of the name
  and location of Lessees and a reasonable number of the principal officers and
  employees of Lessees, and Lessor reserves the right to exclude any other names
  therefrom. Any additional name which Lessee shall desire to place upon said
  bulletin board must first be approved by Lessor, and, if so approved, charge
  will be made therefor.

  9. No curtains, draperies, blinds, shutters, shades, screens or other
  coverings, hangings or decorations shall be attached to, hung or placed in, or
  used in connection with any window of the Building without the prior written
  consent of Lessor. In any event, with the prior written consent of Lessor,
  such items shall be installed on the office side of Lessor's standard window
  covering and shall in no way be visible from the exterior of the Building.

  10. No Lessee shall obtain for use in the premises, ice, drinking water, food,
  beverage, towel or other similar services, except at such reasonable hours and
  under such reasonable regulations as may be fixed by Lessor. Lessor shall
  allow Lessee's use of a microwave and vending machines.

  11. Each Lessee shall see that the doors of its premises are closed and locked
  and that all water faucets, water apparatus and utilities are shut off before
  Lessee or Lessee's employees leave the premises, so as to prevent waste or
  damage, and for any default or carelessness in this regard Lessee shall make
  good all injuries sustained by other tenants or occupants of the Building or
  Lessor. On multiple-tenance floors, all Lessees shall keep the doors to the
  Building corridors closed at all times except for ingress and egress.

  12. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall
  not be used for any purpose other than that for which they were constructed,
  no foreign substance of any kind whatsoever shall be thrown therein and the
  expense of any breakage, stoppage or damage resulting from the violation of
  this rule shall be borne by the Lessee who, or whose employees or invitees,
  shall have caused it.

  13. Except with the prior written consent of Lessor, no Lessee shall sell, or
  permit the sale at retail, of newspapers, magazines, periodicals, theatre
  tickets or any other goods or merchandise to the general public in or on the
  premises, nor shall any Lessee carry on, or permit or allow any employee or
  other person to carry on, the business of stenography, typewriting or any
  similar business in or from the premises for the service or accommodation of
  occupants of any other portion of the Building, nor shall the premises of any
  Lessee be used for manufacturing of any kind, or any business or activity
  other than that specifically provided for in such Lessee's lease.

  14. No Lessee shall install any radio or television antenna, loudspeaker, or
  other device on the roof or exterior walls of the Building.

  15. There shall not be used in any space, or in the public halls of the
  Building, either by any Lessee or others, any hand trucks except those
  equipped with rubber tires and side guards or such other material handling
  equipment as Lessor may approve. No other vehicles of any kind shall be
  brought by any Lessee into the Building or kept in or about its premises.

  16. Each Lessee shall store all its trash and garbage within its premises. No
  material shall be placed in the trash boxes or receptacles if such material is
  of such nature that it may not be disposed of in the ordinary and customary
  manner of removing and disposing of trash and garbage in the City of Redwood
  City without being in violation of any law or ordinance governing such
  disposal. All garbage and refuse disposal shall be made only through entryways
  and elevators provided for such purpose and at such times as Lessor shall
  designate.

  17. Canvassing, peddling, soliciting, and distribution of handbills or any
  other written materials in the Building are prohibited, and each Lessee shall
  cooperate to prevent the same.

  18 The requirements of the Lessees will be attended to only upon application
  by telephone or in person at the office of the Building. Employees of Lessor
  shall not perform any work or do anything outside of their regular duties
  unless under special instructions from Lessor.

  19. Lessor may waive any one or more of these Rules and Regulations for the
  benefit of any particular Lessee or Lessees, but no such waiver by Lessor
  shall be construed as a waiver of such Rules and Regulations in favor of any
  other Lessee or Lessees, nor prevent Lessor from thereafter enforcing any such
  Rules and Regulations against any or all of the Lessees of the Building.

  20. These Rules and Regulations are in addition to, and shall not be construed
  to in any way modify or amend, in whole or in part, the terms, covenants,
  agreements and conditions of any lease of premises in the Building.

  21. Lessor reserves the right to make such other and reasonable rules and
  regulations as in its judgment may from time to time be needed for the safely,
  care and cleanliness of the Building and for the preservation of good order
  therein.

  22. Proper protection of carpeting is required such as plastic carpet
  protectors under wheeled chairs.

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

LESSEE:  SEGA CORPORATION        LESSOR: SHOREBREEZE ASSOCIATES

By   /s/ [ILLEGIBLE]^^           By   /s/ [ILLEGIBLE]^^
     ---------------------          -------------------------

         [ILLEGIBLE]^^                  General Partner^^
     ---------------------          -------------------------

  INITIAL _________________
  RAISER PROPERTY MANAGEMENT COMPANY
  OFFICE LEASE
                                                                          Page 6
<PAGE>

                                SHOREBREEZE II
                                --------------

                                  WORK LETTER

                        INITIAL IMPROVEMENT OF PREMISES

                                  "EXHIBIT B"

1.  THE IMPROVEMENTS
    ----------------

    Lessor, through its General Contractor, shall furnish and install within the
Premises those items of general construction (the "improvements") shown on those
plans attached hereto as Exhibit "D" to the Lease. As its contribution to the
Improvements referred to above, Lessor shall bear the cost of the following
Tenant Improvement items pursuant to Exhibit "D".

    A.  PARTITIONS
        ----------

        Standard partition will be ceiling height with five-eights inch gypsum
        board an each side of two-and-one-half-inch metal stud. All appropriate
        gypsum board surfaces to be finished with building standard eggshell
        latex paint.

    B.  DOORS, FRAMES AND HARDWARE
        --------------------------

        Entry Door will be solid core stone washed white oak, double set in a
        hollow metal frame. Hardware will be heavy-duty lever-action latchset
        with a polished chrome finish. Interior doors will be paint grade solid
        core full height.

    C.  FLOOR COVERINGS
        ---------------

        Carpet in all tenant office areas, selected from the building standard
        finish selections. Building standard rubber base on perimeter of all
        wall surfaces.

    D.  CEILINGS
        --------

        Ceiling will be a suspended 2'x2' acoustical ceiling with fissured
        mineral fiber panels throughout the tenant office area. Reception area
        and main conference room will be coffered sheetrock with recessed
        lighting.

                                      -1-
<PAGE>

    E.  LIGHT FIXTURES
        --------------

        2'x4' recessed, parabolume "SP 35" fluorescent light fixtures.

    F.  SWITCHES
        --------

        Switches, electrical outlets and telephone outlets, fire sprinkler heads
        and exit signs provided as required.

    G.  HEATING, VENTILATION AND AIR CONDITIONING
        -----------------------------------------

        HVAC system will be a variable air-volume system with multiple
        thermostatically-controlled zones to meet requirements.

    H.  SIGNAGE
        -------

        Landlord will provide a suite number with the firm name, using the
        building standard character and sign plate.

    I.  WINDOW COVERINGS
        ----------------

        Levelor blinds on all exterior windows. Color to be selected be selected
        by landlord.

    J.  GLAZING
        -------

        1/4" plate extending from floor to ceiling. Frame painted to match wall
        color.

    Tenant shall provide, install and pay for telephone and computer cable and
all furniture and fixtures.

                                      -2-
<PAGE>

                                   EXHIBIT C
                                Tenant Estoppel
                                ---------------

To:

Re:  Lease dated:_______________________    Amended:________________________

     Landlord:__________________________    Tenant:_________________________

     Premises:_________ square feet of net rentable area in the building

     located at___________________________, Suite________, City of_________,

     State of____________________.

As the lessee or tenant under the Lease defined below, the undersigned hereby
certifies to

                , which has made or is about to make a loan to the above-defined
Landlord secured in part by a mortgage or deed of trust covering the above-
defined Premises and an assignment of the Landlord's interest in the Lease, the
truth and accuracy of the following statements pertaining to the Lease:

1.   A true, correct and complete copy of the lease described above and all
     amendments, guaranties, security agreements, subleases, assignments and
     other related documents are attached as Exhibit "A" (together referred to
                                             -----------
     as the "Lease"). The Lease as defined herein is in full force and effect
     and there are no other agreements or understandings between Landlord and
     Tenant and/or guarantor which relate to the Premises.

2.   The Lease is for an original term of ___ years which commenced on _______
     and will expire/has expired on ____________. The undersigned Tenant has
     no rights to renew or extend the term of the Lease or any expansion rights
     under the Lease, except those (if any) set forth in the Lease. The
     undersigned Tenant has exercised its option to extend the original term
     through ___________________.

3.   The undersigned Tenant entered into occupancy of the Premises on
     _____________, 19__, is presently in possession of and occupies the
     Premises for purposes permitted under the Lease, and has been paying rent
     since ___________. The Premises consist of__________square feet of net
     rentable area.

4.   Landlord has satisfactorily complied with all of the requirements and
     conditions precedent to the commencement of the term of the lease as
     specified in the Lease. The undersigned represents that the improvements
     and space required to be furnished according to the Lease have been duly
     completed and accepted by the undersigned and that the Premises are in good
     condition, satisfactory to the undersigned and not in need of repair as of
     the date of this Certificate.

5.   The fixed annual rent under the Lease is $_______and no moneys have been
     paid in advance of the due date set forth in the Lease described above,
                                               ------------
     except___________________________.  The undersigned has on deposit with
     Landlord the sum of____________________Dollars ($________) [in cash,] as
     security deposit or for other purposes stated in this Lease.

6.   All monthly rental and other rentals under the Lease including the payment
     of any taxes, utilities, common area maintenance payments or other charges
     that are currently due have been paid, except_____________________; all
     such rentals are being paid on a current basis without any claims for
     offsets or deductions.

7.   No monetary or other concessions or considerations (including, but not
     limited to, rental concessions, by the Landlord, tenant improvements in
     excess of building standard, or Landlord's assumption of prior lease
     obligations of the Current Tenant) have been granted to Tenant except:
     _____________________________.
<PAGE>

8.   There are  ??? uncured defaults by Landlord under this Lease, and the
     undersigned ??? of no events or conditions which if uncured shall with the
     passage of time or notice or both, constitute a default by Landlord under
     the Lease. There are no existing defenses or offsets which the undersigned
     has against the enforcement of the Lease by Landlord.

9.   The undersigned has no option or preferential right to purchase the
     Premises or the building of which the Premises are a part, nor any right,
     title or interest with respect to the Premises other than as tenant under
     the Lease.

10.  The undersigned acknowledges, in the event     acquires the Premises
     through foreclosure or thorough a transfer of title in lieu of foreclosure,
     that: (i)   assumes no liability for any of the undersigned's security
     deposits or sums escrowed with Landlord for taxes unless or until
     actually receives such security deposits or sums; (ii)     shall not be
     liable for any act or omission of any prior landlord (including Landlord),
     nor shall   be obligated to cure any defaults of any prior landlord
     (including Landlord) under the Lease which occurred prior to the time that
     succeeded to the interest of Landlord; (iii)       shall not be subject to
     any offsets or defenses which the undersigned may be entitled to assert
     against any prior landlord (including Landlord); (iv)   shall not be bound
     by any payment of rent or additional rent by the undersigned to any prior
     landlord (including Landlord) for more than two (2) months in advance; (v)
     shall not be bound by any amendment or modification of the Lease made
     without the prior written consent of     ; (vi) the undersigned shall be
     subject to any rights of     with respect to insurance and condemnation
     proceeds; and, (vii) the undersigned shall attorn to     as its lessor
     under the Lease immediately and automatically upon acquisition of the
     Premises.

11.  The undersigned acknowledges: (a) that there have been no modifications or
     amendments to the Lease other than herein specifically stated;
     (b) that it has not notice of a prior assignment, hypothecation or
     pledge of rents or of Landlord's interest in the Lease; (c) that no
     prepayment or reduction of rent and no modification, termination or
     acceptance of surrender of the Lease will be valid as to     without the
     prior written consent of       ; and, (d) that notice of the proposed
     assignment of Landlord's interest in the Lease may be given to the
     undersigned by Certified or Registered Mail, Return Receipt Requested, at
     the Premises, or a otherwise directed below.

12.  The undersigned is not the subject of any bankruptcy, insolvency, debtor's
     relief, reorganization, receivership, or similar proceedings.

13.  Under the Lease, the undersigned is entitled to the use of_____________
     parking spaces; such spaces are (check one) assigned [  ]  or unassigned
     [x].

14.  The undersigned has not dumped, spilled, stored, released or in any other
     manner deposited any oil, fuels, gases, pesticides, DOT, lead, paints or
     solvents, cyanide, acids, ammonium compounds or other chemicals, trash,
     garbage or other solid wastes or hazardous substances on or about the
     Premises. The undersigned has received no notice of and has no knowledge of
     any violation or claimed violation of any law, rule or regulation relating
     to such materials or wastes.

       Dated:____________________, 19____

       TENANT:___________________________

              By:________________________

              Title:_____________________

Address to which notices are to be sent to Tenant if other than to the Premises.

_______________________________________
_______________________________________
_______________________________________
_______________________________________

<PAGE>

                               Addendum to Lease
                               -----------------
                               Sega Corporation
                               ----------------

1.   Occupancy Date/Schedule:
     -----------------------
     It is agreed that the final floorplan must be approved by lessor and Lessee
     no later than September 21, 1992 in order to complete the improvements and
     provide occupancy by December 1,1992.

     Any delay in completion that is caused by either Lessee's inability to
     provide approved floorplans by such date, or changes to the plan after
     final approval, shall not delay the commencement of the Lease and rental
     obligations.

2.   Tenant Improvements:
     -------------------
     Lessor shall build out the premises, at their cost, according to a mutually
     agreed upon floorplan using building standard materials and finishes. Any
     changes made to the floorplan after final spaceplan has been agreed upon
     shall be at Lessor's expense as long as any such changes do not increase
     the total cost of the improvements beyond $651,553.00. Any changes that
     result in total costs exceeding this amount shall be paid by Lessee.

3.   Moving Allowance:
     ----------------
     Upon Lessee's occupancy of the premises, Lessor shall provide an allowance
     of $1.00 per rentable square feet, totalling $28,106.00, to cover moving
     costs.

5.   Communication Conduit:
     ---------------------
     Lessor, at Lessor's sole cost and expense, shall provide and maintain
     conduit, as is needed by Lessee, between the separate buildings and
     different floors within the same building. Such conduit shall accommodate
     the telephone, computer and other communication cabling. Lessor's
     responsibility for such conduit shall include all space occupied by Lessee
     whether it be direct or sublease space.

6.   Parking:
     -------
     Lessee shall be provided with 93 non-assigned parking spaces at no charge.
<PAGE>

7.   After Hours Usage:
     -----------------
     The HVAC building hours are 8.00 A. M. to 6:00 P.M. Monday through Friday.
     Additional hours are accessed through a telephone voice system and billed
     on a monthly basis at $20.00 per hour.

8.   Option:
     ------
     Lessor grants Lessee an option to renew for three (3) years at "Market
     Rate". This option must be exercised in writing to Lessor no later than one
     hundred eighty (180) days prior to the expiration of the Lease. "Market
     Rate" which shall be, on any Adjustment date, the effective rental rate,
     determined on a full service basis per rentable square foot, at which
     comparable space in the Redwood Shores area is being leased, at the time of
     the Adjustment Date, to comparable tenants renting for a Comparable Term
     (as hereinafter defined) the approximate amount of rentable square feet
     then occupied by Tenant. If Landlord and Tenant are unable to agree upon
     Market Rate on or before a date which is ninety (90) days prior to the
     Adjustment Date, the Market Rate shall be determined by arbitration. If it
     is submitted to arbitration, each of the parties shall select one
     arbitrator, and the two so selected shall select a third. Each party shall
     bear the entire cost of the arbitrator selected by such party and one-half
     (1/2) the cost of the third arbitrator. A majority of the arbitrators shall
     determine the Market Rate and that decision shall be conclusive and binding
     upon the parties. Each arbitrator shall be an active professional real
     estate appraiser and preferably a member of the American Institute of Real
     Estate Appraisers. If either party fails to select an arbitrator within
     fourteen (14) days after notice in writing to the other appointment of an
     arbitrator, the single arbitrator selected shall be the sole arbitrator and
     his decision shall be conclusive and binding on Landlord and Tenant.

9.   Quiet Enjoyment:
     ---------------
     A satisfactory letter agreement to be provided by Lessor regarding quiet
     enjoyment of Lessee's sublease space and a first right of refusal.
<PAGE>

                           [FLOOR PLAN APPEARS HERE]

                                                              SHOREBREEZE II
                                                              --------------

                                                              SEGA EXPANSION SP;

                                                              SUITE 510

                                                              3170 Square Feet

                                                              EXHIBIT A
                                                              ---------
<PAGE>

                          Amendment No. One to Lease
                          --------------------------

This Amendment, dated March 3, 1993, is by and between ShoreBreeze Associates
("Lessor") and Sega Corporation ("Lessee"). Lessor and Lessee entered into a
lease agreement dated September 10, 1992 (the "Lease") for the premises known as
Suites 103 and 200 at 255 Shoreline Drive, Redwood City, California and wish to
amend such Lease as follows:

Premises:          Effective March 1, 1993, the premises shall be increased by
--------
                   3,170 square feet, commonly known as Suite 510 (Exhibit A"
                   attached), for a new total of 31,276 square feet.

Base Rent:         Effective April 1, 1993, the base rent shall increase by
----------
                   $5,706.00 per month for a new total of $53,486.00 per month.

Lessee's Name:     Lessee's name shall hereby be changed to Sega of America,
--------------
                   Inc.

All other terms and conditions of the Lease shall remain unchanged.

Agreed & Accepted:
------------------

Lessor                                       Lessee
------                                       ------

ShoreBreeze Associates                       Sega of America, Inc.

/s/ [ILLEGIBLE]^^                            /s/ [ILLEGIBLE]^^
---------------------------                  ------------------------
By:                                          By:

  3.10.93                                         3/4/93
---------------                              ----------------
Date                                         Date
<PAGE>

                          Amendment No. Two to Lease
                          --------------------------

                             Sega of America, Inc.
                             ---------------------

This Amendment, dated September 7, 1995, is by and between ShoreBreeze
Associates ("Lessor") and Sega of America, Inc. ("Lessee"). Lessor and Lessee
entered into a lease agreement dated September 10,1992 (the "Lease") for the
premises known as Suites 103 and 200 at 255 Shoreline Drive, Redwood City,
                  -----------------------------------------
California. Such Lease was amended per the terms of Amendment No. One to Lease
dated March 3,1993 which added Suite 510. Lessor and Lessee agree to further
amend the Lease as follows:

Premises:          Effective March 16, 1996, the Premises shall consist of:
---------
                      Suite 100 - 4,556 Square Feet
                      Suite 200 - 21,029 Square Feet
                                  ------------------
                      Total:      25,585 Square Feet
                      -----       ------------------

Termination Date:  March 31, 2001
----------------

Base Rent:         March 16, 1996 - March 31, 1999 .... $58,078.00 per month
---------
                   April 1, 1999 - March 31, 2001  .... $59,358.00 per month

Free Rent:         Lessee shall pay no rent on the above premises only during
---------
                   the period December 1, 1995 through March 31, 1996.

Option to Extend:  Lessee shall have a one-time option to extend the terms of
----------------
                   this Lease for an additional five (5) years at Fair Market
                   Value. Fair Market Value shall be, on the adjustment date,
                   the effective rental rate, determined on a full service basis
                   per rentable square foot, at which comparable space in the
                   Redwood Shores area is being leased to comparable tenants
                   renting for a Comparable Term. This option applies only to
                   the entire premises leased. Lessee must give Lessor at least
                   twelve (12) months prior written notice of their intention to
                   exercise such option. At the time such option is exercised,
                   the Lease shall be in full force and effect and no default on
                   the part of Lessee shall have occurred and be continuing.
<PAGE>

Amendment No. Two to Lease
--------------------------

Page Two
--------

All other terms and conditions of the Lease shall remain in effect and
unchanged.

Agreed & Accepted:
------------------

Lessor: ShoreBreeze Associates                Lessee: Sega of America, Inc.
------                                        --------

/s/ [ILLEGIBLE]^^                              /s/ [ILLEGIBLE]^^
----------------------                        ------------------------------

Date:     9/11/95                             Date:     9/7/95
     -----------------                             -------------------------

Shorebreeze Associates,
a California Limited Partnership

By:     Redwood Shores MIP Inc.,
        A California corporation,
        General Partner

By:     /s/ Carl C. Gregory, III
        --------------------------
        Carl C. Gregory, III
        President
<PAGE>

                         Amendment No. Three to Lease
                         ----------------------------

                             Sega of America, Inc.
                             ---------------------

This Amendment, dated November 21, 1995, is by and between ShoreBreeze
Associates ("Lessor") and Sega of America, Inc. ("Lessee"). Lessor and Lessee
entered into a lease agreement dated September 10,1992 (the "Lease") for the
premises known as Suites 103 and 200 at 255 Shoreline Drive, Redwood City,
California. Such Lease was amended per the terms of Amendment No. One to Lease
dated March 3, 1993 which added Suite 510. The Lease was further amended per the
terms of amendment No. Two to Lease. Lessor and Lessee agree to further amend
the Lease as follows:

Premises:           Effective March 16,1996, the Premises shall consist of:
---------
                      Suite l00 -  4,556 Square Feet
                      Suite 200 - 21,029 Square Feet
                      Suite 510 -    370 Square Feet
                                  ------------------
                      Total:      28,755 Square Feet
                      -----       ------------------

Termination Date:   Suite 510:          October 31,1999
-----------------
                    Suites 100 a 200:   March 31, 2001

Base Rent:          Suites 100 & 200:
----------          ----------------
                    March 16, 1996 - March 31,1999 .... $58,078.00 per month
                    April 1, 1999 - March 31, 2001 .... $59,358.00 per month

                    Suite 510: $7,133.00 per month
                    ---------

Free Rent:          Lessee shall pay no rent on 28,106 square feet (the total
----------
                    premises on the first and second floors) during the period
                    December 1,1995 through March 31,1996.

Option to Extend:   Lessee shall have a one-time option to extend the terms of
-----------------
                    this Lease for an additional five (5) years at Fair Market
                    Value. Fair Market Value shall be, on the adjustment date,
                    the effective rental rate, determined on a full service
                    basis per rentable square foot, at which comparable space in
                    the Redwood Shores area is being leased to comparable tenant
                    renting for a Comparable Term. Lessee must give Lessor at
                    least twelve (12) months prior written notice as follows:
<PAGE>

Amendment. No. Three to Lease
-----------------------------

Page Two
--------

Option to Extend (Cont.): - Written Notice by November 30, 1998 for Suite 510
-------------------------
                          - Written Notice by March 31, 2000 for Suites 100/200*

                          * It is understood that this option is only for Suite
                            100 and 200 combined and cannot be exercised
                            separately.

                          In addition, in order for Lessee to exercise such
                          Option, the Lease shall be in full force and effect
                          and no default on the part of Lessee shall have
                          occurred and be continuing.

All other terms and conditions of the Lease shall remain in effect and
unchanged.

Agreed & Accepted:
------------------

Lessor: ShoreBreeze Associates         Lessee: Sega of America, Inc.
------                                 -------

/s/ [ILLEGIBLE]^^                       /s/ [ILLEGIBLE]^^
----------------------------            ---------------------------------

Date:     12/12/95                      Date:    12/7/95
     -----------------------                 ----------------------------

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