Document:

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                                                                   EXHIBIT 10.20

Translation from Japanese

                                Lease Agreement
                             MK Kojimachi Building

        [Notes handwritten in English on original document have not been
                included in the translation--Translator's note.]

                            Lessor: Manrikiya Corp.
                    Renting Party: Argonaut Technologies KK

<PAGE>   2

                                Lease Agreement

Lessor Manrikiya Corp. (hereafter referred to as "Party A") and renting party
Argonaut Technologies KK (herefter referred to as "Party B") have reached a
lease agreement (hereafter referred to as "this Agreement") as follows.

Article 1  Leased Building

A leases to Party B the following building (hereafter referred to as this
Building) and Party B rents it.

                                      Note:

Name:          MK Kojimachi Building
Address:       4-2-1 Kojimachi, Chiyoda-ku, Tokyo
Structure:     Steel structure, part steel framed reinforced concrete structure,
               two floors below ground, 10 floors above ground

Number of floors, area:   5 floors, 161,229 m2 (48.77 tsubo
                          [Japanese unit of measure])

Article 2  Lease Agreement Period

The lease agreement period will be from October 1, 1997 to September 30, 1999.
However, if Party A or Party B does not express the intent to refuse a renewal
or express the intent to change the conditions to the other party in writing by
six months before the period ends, this Agreement will be renewed for another
two years. The same holds true thereafter.

Article 3  Purpose of Use

B must not use this Building for any purpose other than as Party B's office.

Article 4  Rental Fee, etc.

(1) The monthly rental fee will be 804,705 yen, and the consumption tax will be
40,235 yen. The monthly maintenance fee will be 170,695, and the consumption tax
will be 8,535 yen. Party B will make a bank transfer to a bank account specified
by Party A by the 25th of each month for the next month's payment that includes
the rental fee, maintenance fee, and their corresponding consumption tax
amounts. Note that when the calculation period is not a full month, the amount
will be pro-rated on a daily basis.

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(2) In addition to the lease fee and maintenance fee, Party B will bear the
actual expense of things such as electrical expenses and cleaning expenses for
the rented rooms, and will make payments to Party A using the same payment date
and payment method as noted in the previous item.

Article 5  Changes in Rental Fee, etc.

When the lease fee and maintenance fee have become unsuitable due to
fluctuations in the price of commodities, fluctuations in fees in the rental
market, changes in economic conditions, increases in public charges, etc., or
when compared to similar examples, these fees can be changed by discussion
between Party A and Party B at the end of the lease period.

Article 6  Deposit

(1) Party B will deposit with Party A at the time the agreement is reached a
deposit amount of 9,656,460 yen. Note that the deposit is non-interest bearing.

(2) When this Agreement ends due to cancellation or some other reason, after
Party B has fulfilled all of its obligations to Party A, Party A will directly
return to Party B the remaining amount of the deposit after vacating this
Building.

Article 7  Deposit Offset, etc.

(1) When Party B delays payment of the rental fee or neglects some other part of
the execution obligations of this Agreement, Party A can appropriate the deposit
for this without having to give any warning. Note that Party B cannot claim to
offset the rental fee or any other obligation using the deposit during this
Agreement.

(2) In the case of the previous item, within seven days of the date it received
notification of appropriation from Party A, Party B must compensate the
insufficient portion of the deposit.

Article 8  Prohibition of Deposit Transfer, etc.

B cannot perform transfer, pledge, or any other disposition of the right to
request return of deposit based on this Agreement.

Article 9  Prohibited Items

B must not carry out any of the actions listed below.

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(1) Transfer or sublease the lease rights based on this Agreement to a third
party without consent from Party A.

(2) Have a third party reside together [with Party B] in the building, or show a
party other than Party B as the named resident.

(3) Carry out actions that are dangerous, unsanitary, or otherwise cause
problems for the neighborhood, actions that would cause damage or pose a risk to
the building.

Article 10  Compensation Liability

(1) When Party B, its agent, or user, etc. causes damage to Party A by intention
or neglect, Party B must pay compensatory damages for this.

(2) When Party B, its agent, or user, etc. cause damage to a third party by
intention or neglect, Party B carries full responsibility for handling the
issue, and will not place any burden on Party A.

(3) Party A will not bear any responsibility for damages to Party B due to fire,
earthquake, flooding, or theft, etc. However, this is not true if damage was
caused due to the intent or neglect of Party A, its agent or user.

Article 11  Changes to the Original State

When Party B tries to change the appearance of this Building, newly establish
accessory equipment, or otherwise change the original state, Party B must obtain
advance approval from Party A and perform construction according to Party A's
instructions, and Party B will bear the expense of the changes.

Article 12  Repairs

(1) Party A is obligated to perform repairs necessary to maintain the main body
of this Building (roof, outer walls, structural walls) and accessory equipment
installed by Party A.

(2) As a rule, Party B will perform and bear the expenses for repairs and
painting, etc. of rented rooms for items other than those determined in the
previous item.

(3) When a location that requires repair within a rented room, regardless of
whether or not Party B is responsible for the expenses for the repair, Party B
must notify Party A of this without

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delay, and even when the repair is Party B's responsibility, Party B must obtain
advance approval from Party A and perform repairs according to Party A's
instructions.

Article 13  Facilities Inspections

A, its agent, or user can enter this Building and perform appropriate measures
with advance notification to Party B when necessary to perform inspections,
repairs, fire prevention, or theft prevention, etc. for various fittings and
various equipment of the building. Note that when it is not possible for Party A
to notify Party B in advance in cases of emergency, Party A will report to Party
B as soon as possible after the event.

Article 14  Right to Request Purchase of Fittings, etc.

When Party B vacates this Building, Party B cannot make any claims for
compensation for expenses required to be spent for various fittings and
equipment within this Building or for beneficial expenses, or for expenses
incurred for having the user removed or compensation for removal, regardless of
the reason or pretext. Also, Party B cannot make a claim to Party A for purchase
of various fittings and equipment that Party B installed in this Building at its
own expense.

Article 15  Preliminary Warning of Cancellation During the Lease Period

If either party Party A or Party B desires to cancel this Agreement during the
lease agreement, that party must express its intent to the other party in
writing six months in advance. Note that Party B can cancel the agreement
immediately by paying an amount equivalent to six months of rental fees and
maintenance fees.

Article 16  Cancellation Due to Agreement Violations, etc.

When any of the following numbered items applies to Party B, Party A can cancel
this Agreement without having to give any kind of warning. In this case, when
Party A has suffered damages, it can make a claim to Party B for compensation
for those damages. Also, Party B loses the benefit of time for all obligations
it has in relation to Party A.

(1) When there has been a delay of a total of two or more times for all or part
of the payment of the rental fee or the maintenance fee.

(2) When execution of seizure, provisional attachment, or provisional
disposition has been received, or when there is a claim of liquidation,
corporate reorganization, composition,

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bankruptcy, or special liquidation, or when disposition for nonpayment of a bill
or check or disposition for stopping of a bank transaction has been received.

(3) When there has been an action that clearly violates this Agreement.

Article 17  Restoration to Original State, etc.

When this Agreement ends, Party B will follow the following provisions when it
vacates this Building.

(1) At the time that this Agreement ends, Party B will remove (at its own
expense) fittings and other equipment installed in this Building by Party B as
well as belongings of Party B, will repair at its own expense damaged locations
in this Building and accessory equipment, and will vacate this Building for
transfer to Party A having returned this Building to its original state. In this
case, if Party B does not take measures to restore the building to its original
state without delay, Party A can perform these measures at the expense of Party
B.

(2) When there were instructions by Party A regarding property of Party A
installed by Party A at the request of Party B, Party B will remove this at its
own expense, and will transfer it to Party A.

(3) When property of Party B remains within this Building after Party B has
vacated this Building, this will be considered to mean that Party B has
relinquished property rights, and Party A can dispose of this property as it
sees fit.

(4) When Party B does not vacate this Building after this Agreement has ended,
Party B must pay to Party A compensation money in an amount equivalent to double
the rent for the period from the day after the agreement ended until vacancy is
complete.

Article 18  Consumption Tax

For this Agreement and agreements incidental to this Agreement, of all the money
received by Party A from Party B such as the rental fee, for the items that are
subject to consumption tax taxation, Party A will make a request to Party B for
an amount that includes the consumption tax amount, and Party B will be
responsible for that amount.

Article 19  Method of Consent

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All items for which Party B requires Party A's consent for this Agreement will
be dealt with in writing.

Article 20  Rules Within the Building, etc.

When Party A gives notification of rules within the building and precautions for
its management of the building, Party B must obey these.

Article 21  Name Change, etc.

When Party B changes its name, undergoes a merger, changes its purpose of
operation, or makes any other major organizational or operational change from
the time this Agreement was reached, Party B must notify Party A of this
immediately.

Article 22  Joint Guarantor

The joint guarantor will jointly bear the responsibility with Party B in
relation to Party A for execution of all obligations borne by Party B based on
this Agreement.

Article 23  Notary Document

This Agreement can be created as a notary document, and the expense for this
will be split half and half by Party A and Party B.

Article 24  Court of Jurisdiction

On the chance that a legal dispute arises between Party A and Party B, the court
of jurisdiction for the first trial will be the Tokyo District Court or the
Tokyo Summary Court.

Article 25  Other

Issues that are not addressed in this Agreement or for which questions of
interpretation arise, will be resolved by discussion in good faith by Party A
and Party B according to related laws and ordinances or general practice.

As proof that this agreement was reached, two originals are being created, and
Parties A and B will each keep one original copy.

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September 16, 1997

Lessor (A)

        Manrikiya Corp.
        Masaru Takahashi, President [seal]

Renting Party (B)

        Argonaut Technologies KK
        Ichibancho NN Building, 15-5 Ichibancho, Chiyoda-ku, Tokyo
        Hirofumi Kajihara, President [seal]

Joint Guarantor

        [blank]

Witness to the Agreement

        Minister of Construction (5) No. 3105
        1-10-8 Dogenzaka, Shibuya-ku, Tokyo (Shibuya Nomura) [seal]
        Witness: Sanko Estate Corp.
        Shibuya Office
        Office Director: Junji Chinen
        Transactions Manager: Atsushi Maruyama
        Registration Number: Tokyo No. 143688 [seal]

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                            Memo on Change of Lessor

                                Lessor: Manrikiya
                     Renting Party: Argonaut Technologies KK
                   New Lessor: MK Kojimachi Building Co., Ltd.

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                            Memo on Change of Lessor

Lessor Manrikiya Corp. (hereafter referred to as "Party A"), renting party
Argonaut Technologies KK (hereafter referred to as "Party B"), and MK Kojimachi
Building Co., Ltd. (hereafter referred to as "Party C") agree to a memo as noted
below in addition to the lease agreement dated September 16, 1997 reached
between Party A and Party B (hereafter referred to as the "Original Agreement").

Note:

Name: MK Kojimachi Building
Address: 4-2-1 Kojimachi, Tokyo
Number of floors, area: Five floors, 161,229 m2 (48.77 tsubo)

Article 1  Change of Lessor

B consents to the change of lessor from Manrikiya Corp. to MK Kojimachi Building
Co., Ltd. from January 1, 2000.

Article 2  Description of Agreement

The contents of the lease agreement are the same as in the Original Agreement.

Article 3  Handling of Money

For the deposit of 9,656,460 yen deposited by Party B with Party A, a deposit
receipt will be returned to Party A at the same time as the procedure to change
the lessor, and new lessor C will grant a new deposit receipt to Party B.

As proof that this memo was agreed to, three originals are being created, and
Parties A, B, and C will each keep one original copy.

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December 17, 1999

Lessor (A)

        4-2-1 Kojimachi, Chiyoda-ku, Tokyo
        Manrikiya Corp.
        Masaru Takahashi, President [seal]

Renting Party (B)

        MK Kojimachi Building, 5F
        4-2-1 Kojimachi, Chiyoda-ku, Tokyo  102-0083
        Argonaut Technologies KK
        Koji Yanagisawa, President [seal]

New Lessor (C)

        3-19 Hayabusacho, Chiyoda-ku, Tokyo
        MK Kojimachi Building Co., Ltd.
        Ryoji Takahashi, President [seal]

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Deposit Receipt

December 17, 1999

To: Argonaut Technologies KK

An amount of 9,656,460 yen

Note:

This is a deposit for the lease agreement for the building noted below.

4-2-1 Kojimachi, Chiyoda-ku, Tokyo
MK Kojimachi Building, 5F, 161,229 m2 (48.77 tsubo)

3-19 Hayabusacho, Chiyoda-ku, Tokyo
MK Kojimachi Building Co., Ltd.
Ryoji Takahashi, President [seal]

                                       12<PAGE>   1

                                                                   EXHIBIT 10.21

                            Translation from German
                                       1

                         ADDENDUM TO THE LEASE CONTRACT

Dated from:            April 16, 1997

Rental property:       office rooms in the 1st floor, archive room in the 1st
                       basement and miscellaneous common areas

Address of property:   St. Jakobs Strasse 148, 4132 Muttenz

Landlord:              Personalvorsorgestiftung Rapp AG [Rapp Personal Pension
                       Fund], Hochstrasse 100, 4018 Basel

Tenant:                Argonaut Technologies AG, St. Jakobs Strasse 148, 4132
                       Muttenz

By joint wish of all parties involved, the following points are herewith agreed
to:

*   procurement of the legally valid signatures of the Tenant

*   the expansion protocol and floor plans

*   cleaning and maintenance of the common restroom facilities

1. PROCURING THE LEGALLY VALID SIGNATURES

By signing this Addendum, the Tenant declares his consent to the terms defined
in the Lease Contract of April 16, 1997 as well as the following terms.

2. EXPANSION PROTOCOL AND FLOOR PLANS

The rental property is marked in orange on the accompanying floor plans. In
addition to this Addendum, the Lease Contract shall also include the expansion
protocol of the company Rap AG Engineering and Planning Company.

<PAGE>   2

3. CLEANING AND MAINTENANCE OF THE JOINT RESTROOM FACILITIES

Cleaning and maintenance of the restroom facilities including the waiting room
(rooms 119, 120) which serve as a lounge area shall be regulated jointly by the
tenants of the 1st floor (including the distribution of costs).

4. SPECIFICS

        *   All other terms of the Lease Contract of April 16, 1997 shall
            continue to remain in effect with no changes.

        *   This Addendum shall go into effect immediately.

Place and date: Basel, Switzerland, July 4, 1997

The Landlord:                              The Tenant:

Personalvorsorgestiftung Rapp AG           Argonaut Technologies AG

[Rapp Personal Pension Fund]               St. Jakobs Strasse 148, 4132 Muttenz

[signatures]                               [signatures]

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                                 LEASE CONTRACT

                                       for

                        business rooms in the property at
                      St. Jakobs Strasse 148, 4132 Muttenz
                            Argonaut Technologies AG

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TABLE OF CONTENTS

<TABLE>
<CAPTION>
ARTICLE    TITLE                                                         PAGE(S)
-------    -----                                                         -------
<S>        <C>                                                           <C>
Landlord/Administration........................................................3

Article 1 - Type of use........................................................7

Article 2 - Sublease...........................................................7

Article 3 - Start of lease, duration of lease, termination.....................7

Article 4 - Rent, incidental costs, due date...................................8

Article 5 - Contract security..................................................9

Article 6 - Rent adjustment, index (escalator) clause..........................9

Article 7 - Incidental costs..................................................10

Article 8 - Transfer of property..............................................11

Article 9 - Use of the rental property; order.................................12

Article 10 - Structural changes...............................................13

Article 11 - Builder's lien...................................................14

Article 12 - Addresses, advertising signs.....................................14

Article 13 - Maintenance, repairs.............................................15

Article 14 - Permits..........................................................16

Article 15 - Insurance, risk..................................................16

Article 16 - Right of access..................................................17

Article 17 - Keys.............................................................17

Article 16 - Return of the rental property....................................17

Article 19 - Improvements.....................................................18

Article 20 - Specifics........................................................22

Article 21 - Addresses........................................................23

Article 22 - Written form, subsidiary law, jurisdiction.......................23
</TABLE>

<PAGE>   5

LANDLORD/ADMINISTRATION

        Personalvorsorgestiftung Rapp AG
        [Rapp Personal Pension Fund]
        Hochstrasse 100
        4018 Basel

TENANT

        Argonaut Technologies AG
        St. Jakobs Strasse 148
        4132 Muttenz

        The following lease contract is herewith concluded:

RENTAL PROPERTY

        The landlord herewith leases to the tenant the following accommodations/
        objects in the landlord's property at St. Jakobs Strasse 148, 4132
        Muttenz, as the rental property:

        Office accommodations in the 1st floor, gross area approx. 236.67 m2,
        archives room in the 1st basement gross area approx. 11.52 m2. The
        toilet facilities, and the foyers on the ground floor and the 1st floor
        shall be used jointly with the other tenants on the 1st floor.

        (Rental property marked in yellow on the accompanying floor plans.)

        The tenant shall confirm that the rental property is in a condition
        suitable for the intended use.

ARTICLE 1 - TYPE OF USE

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        The rental property shall be leased for use as office accommodations for
        sale and distribution of products for use in the pharmaceutical,
        chemical and agrochemical industries.

        The tenant shall agree not to use the rental property for any purpose
        other than the purpose intended as per this contract. Any changes shall
        require the written consent of the landlord. If necessary for the
        stability of the value of the lease object or the rental property (in
        particular for businesses with "pedestrian traffic" such as retail
        shops, etc.), it shall also be subject to a use requirement.

ARTICLE 2 - SUBLEASE

        Subleasing the rental property or transfer of the lease contract to a
        third party shall be allowed only with the written consent of the
        landlord.

ARTICLE 3 - START OF LEASE, DURATION OF LEASE, TERMINATION

        The lease relationship shall begin on May 1, 1997 and the fixed and
        irrevocable terms of the lease shall remain in effect for a period of
        five years, i.e., until April 30, 2002.

        The tenant shall have the unilateral right to terminate the present
        lease contract with six months' notice as of April 30, 2000.

        This lease contract shall be extended by five (5) additional years
        unless terminated by registered letter by the tenant or the landlord at
        least twelve (12) months before this contract expires. During this
        5-year extension, the tenant shall have the option to terminate the
        lease contract with twelve (12) months' notice by registered letter as
        of April 30 of the third year of the extension (i.e., as of April 30,
        2005, April 30, 2010, etc.).

        The termination shall be considered as having been made in due time if
        it arrives at the

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        recipient's office or within the area under control of the recipient
        (notice of delivery in the recipient's mailbox or post office box) at
        the latest on the last day before the start of the termination period.

ARTICLE 4 - RENT, INCIDENTAL COSTS, DUE DATE

        The rent plus incidental costs shall be as follows:

<TABLE>
<CAPTION>
-----------------------------------------------------------------------------------
                                                           ANNUALLY      QUARTERLY
-----------------------------------------------------------------------------------
                                                           FR            FR
-----------------------------------------------------------------------------------
<S>                                                        <C>           <C>
Rent, net, for office and archives                         41,820.00     10,445.00
-----------------------------------------------------------------------------------

Variable incidental costs on account as per Article 7       1,440.00       360,000
-----------------------------------------------------------------------------------

RENT, GROSS, TOTAL                                         42,260.00     10,815.00
-----------------------------------------------------------------------------------
</TABLE>

        Rent and incidentals shall be payable quarterly (calendar) in advance,
        due on the first day of each calendar quarter (due date). As an
        accommodating option and without acknowledging any legal obligation and
        without any prejudice, the tenant shall be allowed to pay the rent and
        the incidental costs in monthly installments, always due on the first of
        the months (due date) in the sense of an easy payment option.

        IF THE TENANT IS EIGHT (8) DAYS IN ARREARS WITH THE MONTHLY RENTAL
        PAYMENTS, THIS EASY PAYMENT OPTION SHALL EXPIRE WITHOUT NOTICE.

ARTICLE 5 - CONTRACT SECURITY

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        To ensure all claims of the Landlord arising from this lease contract,
        the tenant shall deposit a bank guarantee in the amount of Fr. 21,630.00
        (twenty-one thousand six hundred thirty francs) for the duration of the
        lease agreement, due at the time of signing of this lease contract. This
        deposit shall be released against payment of all due claims on the part
        of the landlord at the latest within four (4) months after termination
        of the lease relationship. Any rent and incidental costs that may be due
        cannot be charged against this deposit by the tenant.

ARTICLE 6 - RENT ADJUSTMENT, INDEX (ESCALATOR) CLAUSE

        The stipulated net rent amount of Fr. 41,820.00 annually (= base rent or
        starting rent) shall be based on the National Index of Consumer Prices
        of 104.0 points as of March 1997, as calculated by the BIGA [Federal
        (Swiss) Office for Industry, Commerce and Labor].

        If there is any change in the index, the rent can be adjusted once a
        year in accordance with the new index at the beginning of any quarter
        without any regard for termination notice and time and regardless of the
        fixed duration of the contract. The increase or reduction may amount to
        one hundred percent (100%) of the change in the index.

        THE RENT CAN BE ADJUSTED DOWNWARD ONLY UNTIL REACHING THE BASE RENT
        ESTABLISHED TODAY, WHICH SHALL BE CONSIDERED THE MINIMUM RENT.

        The starting basis for calculating the adjustments shall always be the
        base rent and base index stipulated today.

        In addition to the orderly rent adjustments based on the preceding rent
        adjustment clause, there may also be extraordinary rent increases to a
        legally allowed extent for increased services rendered by the landlord
        (= in particular investments for improvements in the rental property
        itself or in general parts of the building). These increases shall be
        added to

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        the base rent and may begin at the beginning of any month with one
        month's notice.

        The landlord shall be entitled to make a corresponding change in rent by
        adding the change to the base rent for new or increased taxes or other
        required public expenditures on the basic property.

        If the landlord or tenant makes use of the rent adjustment option, they
        shall notify the other party to the contract thereof at least one month
        before the option is implemented (notification for rent changes).

ARTICLE 7 - INCIDENTAL COSTS

        The cost of electric power consumption and/or gas consumption in the
        rental property as well as electric power consumption by any lighted
        signs and advertising devices shall be borne by the tenant, who shall
        comply with the requirements of the supplier regarding operation of such
        signs and devices and shall be liable for any damages caused by his
        negligence. Taxes, fees and overhead incurred exclusively due to the
        tenant's business operations shall be borne by the tenant, even if said
        amounts are levied against the landlord.

        The tenants shall jointly bear the incidental costs and operating costs
        of the shared facilities as listed below; the landlord shall prepare an
        annual accounting of these costs which shall be distributed among the
        tenants proportionately:

        *   heating and hot water costs

        *   janitorial services

        *   general electric power consumption

        *   water consumption

        *   wastewater purification and garbage hauling fees, container cleaning

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        The incidental costs shall be divided on the basis of the office area
        leased (236.67/514.80).

        A fee of at least 4% of the total expenditures shall be billed for
        administrative work. Differences between the settlement balance and the
        tenant's prepayments shall be settled within 30 days after the bill has
        been submitted. If the tenant's payments on account do not cover the
        tenant's actual share of the cost, the landlord may increase the
        tenant's payments on account accordingly at the beginning of any quarter
        with one month's notice.

        IF THE LEASE RELATIONSHIP IS TERMINATED DURING AN ACCOUNTING PERIOD, THE
        TENANT SHALL NOT HAVE ANY CLAIM REGARDING PREMATURE SETTLEMENT OF
        HEATING COSTS AND INCIDENTAL COSTS.

ARTICLE 8 - TRANSFER OF PROPERTY

        The rental property shall be transferred to the tenant in its current
        condition, suitable for the intended use, as per inspection, cleaned and
        with a complete inventory and building as per Article 19. The tenant
        must notify the landlord of any existing defects in writing within
        thirty (30) days after the start of the lease. Otherwise, the rental
        property shall be considered as having been transferred without any
        defects.

        The tenant shall not have any damage claims based on activities
        associated with any renovations or completion work performed after the
        start of the lease.

ARTICLE 9 - USE OF THE RENTAL PROPERTY; ORDER

        The tenant shall be required to use the rental property with care and to
        always keep it in good clean condition. The tenant shall ensure regular
        ventilation and the required heating of the rental property, whether or
        not the heating or ventilation is used. The tenant shall be liable for
        damage that occurs due to improper use (extraordinary damage).

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        In using the rental property, the tenant must use the greatest possible
        consideration in dealing with the joint tenants and neighbors. The
        tenant agrees to observe all house rules issued by the landlord.

        Before introducing especially heavy objects (machines, display cases,
        etc.), the tenant shall check with the landlord regarding the
        load-bearing capacity of the floors. Appropriate underlayments must be
        placed under heavy items of equipment to protect the floors and to act
        as sound and vibration absorbing layers.

        Access to the building and courtyard, the corridors of the building and
        basement, passages or other free space must not be used for storing
        objects and/or goods of any type. Vehicles may be parked only in the
        spaces allocated for this purpose. The tenant shall be responsible for
        setting his garbage out for hauling. Waste of any type shall be kept
        only in an appropriate manner in the locations provided for this purpose
        by the landlord.

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ARTICLE 10 - STRUCTURAL CHANGES

        Changes, especially of a structural type, in and on the rental property,
        the installation of equipment, changes in existing facilities and adding
        or changing roller blinds, etc. shall be allowed only with the written
        consent of the landlord. The designs and blueprints as well as cost
        proposals must be submitted to the landlord for approval. In particular,
        the tenant must not make any changes in or additional connections to
        existing electric power or plumbing facilities without the prior consent
        of the landlord.

        It shall be the responsibility of the tenant to obtain any required
        official permits, in particular building permits for expansion on the
        part of the tenant, and to pay the respective fees. The tenant also
        pledges to take out the conventional building insurance policies and/or
        to bear the cost thereof.

        Equipment and furnishings introduced by the tenant or transferred by the
        landlord and fixedly connected to the building shall be removed at the
        end of the lease relationship -- on demand by the landlord -- and the
        original condition of the rental property shall be restored.

        IF SUCH EQUIPMENT AND FURNISHINGS REMAIN IN THE RENTAL PROPERTY, THE
        TENANT HAS A CLAIM FOR COMPENSATION ONLY IF CONSENTED TO BY THE LANDLORD
        IN WRITING.

        If a third party brings a claim against the landlord for emissions that
        have occurred because of the tenant's equipment or structural changes
        made by or on behalf of the tenant, the tenant shall be liable for the
        resulting damage compensation claims.

        If the landlord intends to make any changes or improvements in the
        rental property, he must notify the tenant in writing in advance:

        The type and scope of the planned changes and/or improvements, the start
        of the

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        respective work and the anticipated duration of work, as well as the
        proposed extent of the intended increase in rent. This notice shall be
        submitted to the tenant at least three months in advance -- except when
        there is a risk in delaying the work. If the tenant considers the
        disturbance associated with such changes and/or improvements to be
        unreasonable, he must notify the landlord of this in writing within ten
        (10) days.

ARTICLE 11 - BUILDER's LIEN

        The tenant agrees to settle within a suitable period of time any and all
        demands with respect to the property owner incurred in conjunction with
        renovations ordered by the tenant. If builder's lien(s) are nevertheless
        entered in the registry of deeds, the tenant shall be required to settle
        such claims immediately. The tenant shall grant the right of recourse at
        any time to the property owner for all claims that could be made against
        the building owner in conjunction with renovations contracted by the
        tenant.

        The landlord shall be entitled to demand a security (e.g., a bank
        guarantee) from the tenant in the amount of the anticipated costs for
        the construction work contracted by the tenant to be able to defend
        against any builder's liens in particular.

ARTICLE 12 - ADDRESSES, ADVERTISING SIGNS

        The tenant agrees to acquire uniform name plates (for mailboxes,
        doorbells, elevator, etc.). These are usually ordered and paid for by
        the tenant at the engravers indicated by the administration.

        Wall surfaces in or on the house are not leased for advertising
        purposes. Company name plates and advertising panels, billboards,
        shadowboxes, placards and the like may be mounted only with the consent
        of the landlord.

                                       13
<PAGE>   14

ARTICLE 13 - MAINTENANCE, REPAIRS

        The landlord shall be responsible for performing major maintenance work,
        extensive repairs and replacement services for deficiencies due to
        natural, age-related wear and tear.

        The tenant shall assume at his cost the normal maintenance and cleaning
        of the rental property and improvements as well as minor repairs up to
        an amount of 1.5% of the respective net annual rent for the office
        facilities per individual case. In particular and without regard for the
        cost limit and the cause of damage, the tenant shall be responsible for
        the following: repairing and replacing switches and electric outlets,
        locks, hinges, window and door closures, water taps; gaskets on the
        heating facilities and plumbing installations, belts, bands and cranks
        for the rolling blinds, disks and plates, and eliminating blockages in
        plumbing facilities, as well as periodic cleaning of gutters on
        balconies and terraces.

        THE COST OF OPERATION, MAINTENANCE, REPAIRS AND RENEWAL OF THE TENANT'S
        OWN FACILITIES SHALL BE BORNE EXCLUSIVELY BY THE TENANT.

        If any defects, damages or imminent hazards occur, the tenant shall be
        obligated to notify the landlord immediately (e.g., water damage,
        defective equipment, occurrence of moisture). If the tenant fails to
        notify the landlord, the tenant shall be liable for the resulting
        damages. The tenant shall not be entitled to eliminate the defects on
        his own at the expense of the landlord. The cost of work ordered by the
        tenant without the written consent of the landlord shall be borne by the
        tenant in any case.

ARTICLE 14 - PERMITS

        The tenant shall be responsible for obtaining all permits (e.g.,
        business and construction permits) required for use and operation of the
        leased property and shall bear the costs associated with acquiring these
        permits.

                                       14
<PAGE>   15

ARTICLE 15 - INSURANCE, RISK

        The landlord shall acquire fire and explosion insurance for the
        building. Furthermore, the landlord shall carry insurance for liability
        claims on the part of a third party (property owner's liability
        insurance). More extensive insurance shall be the responsibility of the
        tenant. In particular, the tenant shall bear the risk of damage or loss
        of his property for any reasons (e.g., fire damage, explosion damage and
        water damage, theft, burglary, etc.). The tenant shall waive any damage
        claims with respect to the landlord arising from such damage (except for
        the statutory liability of the property owner as per Swiss Debenture
        Law, Article 58). Likewise, the tenant shall bear the risk of all
        damages to all panes of glass and other glass belonging to the rental
        property (windows, display windows, glass doors, mirrors, etc.,
        including labeling). The tenant is advised to insure this risk
        appropriately.

        THE TENANT SHALL BE OBLIGATED TO CARRY AT LEAST ONE ADEQUATE LIABILITY
        INSURANCE POLICY.

        If the tenant's own expansions and facilities are regarded as parts of
        the building and therefore are necessarily insured by the property
        owner, the respective share of the premium shall be paid by the tenant.

                                       15
<PAGE>   16

ARTICLE 16 - RIGHT OF ACCESS

        The landlord or his representative shall be entitled to enter the rental
        property during the usual business hours to preserve his rights. In the
        absence of the tenant, the keys shall be kept available. If the lease
        relationship has been terminated or if negotiations for sale of the
        property have been started, the tenant shall be obligated to make the
        rental property accessible to those interested in leasing it for
        inspection during the usual business hours, with or without being
        accompanied by the landlord.

ARTICLE 17 - KEYS

        The tenant shall be issued the required keys on acquisition of the
        rental property. The tenant can have additional keys made only with the
        written consent of the landlord. The landlord must be notified if any
        keys are lost. In such cases, the landlord shall be entitled to have the
        locks and keys changed at the expense of the tenant. When moving out,
        the tenant shall return all keys, including any additional keys made at
        the expense of the tenant, to the landlord without compensation.

ARTICLE 18 - RETURN OF THE RENTAL PROPERTY

        The rental property together with all inventory shall be returned,
        completely cleared, on the date of the end of the lease relationship (by
        noon) at the latest. The rental property shall essentially be returned
        to the landlord in the condition it was in at the start of the lease.
        However, the tenant shall not be liable for the natural wear and tear
        occurring due to contractual use.

        The tenant shall be responsible for thoroughly cleaning the rental
        property together with all accessories and inventory by the time of its
        return (in particular, floors, windows, woodwork, lavaboes, lighting
        bodies, cabinets, radiators, etc.), to restore their previous condition
        (see Article 10) and eliminating any damage to the rental property not
        due to

                                       16
<PAGE>   17

        normal wear and tear. If the rental property is furnished with
        carpeting, the tenant shall have it cleaned professionally at the end of
        the lease by a company to be named by the landlord.

        The maintenance and cleaning work to be performed by the tenant shall be
        started promptly so that it will be completed by the end of the lease
        relationship or by the time of premature return of the rental property.

        In the event the tenant moves out prematurely, the tenant shall clear
        out the rental property completely and transfer possession to the
        landlord immediately and without compensation. In the event the tenant
        moves out prematurely, the tenant shall be liable for the rent and
        incidental costs until the end of the contract.

        Any defects and damage for which the tenant is responsible, found at the
        end of the lease, shall be documented in an acceptance protocol, or the
        tenant shall be notified thereof in writing within 30 days after the end
        of the lease. The tenant shall also be liable for defects that were not
        apparent at the time of acceptance, if brought to his attention in
        writing within 30 days after the end of the lease. The terms of Swiss
        Debenture Law shall be applicable for enforcement or expiration of any
        claims in this regard.

ARTICLE 19 - IMPROVEMENTS

        On the part of the landlord, the rental property is transferred with the
        following improvements:

                                       17
<PAGE>   18

        Entryway, ground floor
        ----------------------

        Floor:    carpet

        Walls:    plaster, white, rough surface, painted

        Ceiling:  suspended Pavatex sheets, white, rough surface, painted, one
                  rectangular milk glass diffuser

        Plus:     fixedly mounted drill tool (property of Rapp AG)

        Stairwell
        ---------

        Floor:    slab flooring

        Walls:    plaster, white, rough surface, painted

        Ceiling:  - metal panels, white, rough surface, painted (1st floor)

                  - plaster, white, rough surface, painted (1st basement/ground
                    floor)

        Light:    ground floor: two rectangular milk glass diffusers, 1st floor:
                  two recessed lights, 1st basement: one incandescent bulb
                  without diffuser

        Plus:     1st floor: wooden wardrobe, flower box bordered in wood

        Offices on the first floor
        --------------------------

        Meeting room (101):

               Floor: carpet

               Ceiling: glued mineral fiber panels

               Walls: plaster, white, painted

               Light: two light fixtures

        Reception (102):

               Floor: carpet

               Ceiling: suspended metal panels

               Walls: plaster, white, painted

               Light: three recessed light fixtures

               Doors: Connecting door to office 103 to be made workable.
                      Connecting door to the hallway to be installed.

                                       18
<PAGE>   19

        Office (103):

               Floor: carpet

               Ceiling: suspended metal panels

               Walls: raw fiber paper, white, painted

               Light: two light fixtures

               Doors: reinforced, insulated, made of wood

        Office (104):

               Floor: carpet

               Ceiling: plaster, white, painted

               Walls: raw fiber paper, white, painted

               Light: six light fixtures

               Doors: wood with a glass insert

        Office (105, 106, 107):

               Floor: carpet

               Ceiling: plaster, white, painted

               Walls: raw fiber paper, white, painted

               Light: two light fixtures in each office

               Doors: wood with a glass insert

        Office (108):

               Floor: carpet

               Ceiling: plaster, white, painted

               Walls: raw fiber wallpaper, white, painted

               Light: four light fixtures

               Doors: wood with a glass insert

        Cleaning room (121):

                                       19
<PAGE>   20

               Floor: boards, gray finish

               Walls: plaster

               Ceiling: suspended mineral fiber boards

               Light: one incandescent bulb with a milk glass diffuser,
                      one soap dispenser, wash basin

        Corridor (122):

               Floor: carpet

               Walls: raw fiber paper, white, painted

               Ceiling: suspended metal panels, beige

               Light: five recessed high efficiency lights

        Archives, first basement:

               Floor: cement coating, gray

               Walls: plaster, white, rough surface

               Ceiling: concrete, rough

               Light: one incandescent bulb with diffuser,
                      electric distributor box,
                      one cold water connection

        Atrium (118):

               Floor: garden boards (50 x 50 x 4)

               Inventory: four planter boxes (60 x 160 x 42), brown
                          two planter boxes (60 x 80 x 42) brown,
                          One garden hose with attachable spray

        ALL IMPROVEMENTS BEYOND THOSE LISTED ABOVE SHALL BE AT THE EXPENSE OF
        THE TENANT. THIS CIRCUMSTANCE HAS BEEN TAKEN INTO ACCOUNT IN
        ESTABLISHING THE RENT. WITH A FULL IMPROVEMENT OF THE RENTAL PROPERTY TO
        CONFORM TO THE INDIVIDUAL TENANT'S NEEDS, A HIGHER RENT WOULD HAVE TO BE
        SET.

                                       20
<PAGE>   21

ARTICLE 20 - SPECIFICS

        Closets and built-in cabinets (102):

               The blue marks made on the respective floor plans indicate the
               location of closets and built-in cabinets. These belong to
               Personalvorsorgestiftung Rapp AG and shall be turned over to the
               tenant for his use. These furnishings must not be removed from
               the rental property.

        Atrium (lounge area):

               The atrium is set aside as a lounge area (marked in red on the
               accompanying floor plan). The planting and maintenance of the
               planters shall be handled jointly by the tenants directly
               (including bearing the costs).

        Foyer (lounge area):

               The cleaning and maintenance of the foyer including maintenance
               of the planters (marked in red on the accompanying floor plan)
               shall be handled jointly by the tenants directly (including
               bearing the costs).

        Exhaust fan:

               Installation of an exhaust fan, if any, shall be borne by the
               tenant. Any permits required including the cost thereof shall be
               obtained and paid for by the tenant.

ARTICLE 21 - ADDRESSES

        The following addresses shall be considered the legal address of the
        contractual parties in the sense of this contract until revoked by
        registered letter to the other party:

        Address of the tenant:
        Argonaut Technologies AG
        St. Jakobs Strasse 148

                                       21
<PAGE>   22

        4132 Muttenz [Switzerland]

        Address of the landlord:
        Personalvorsorgestiftung Rapp AG
        [Rapp Personal Pension Fund]
        Hochstrasse 100
        4018 Basel [Switzerland]

ARTICLE 22 - WRITTEN FORM, SUBSIDIARY LAW, JURISDICTION

        Any change in this contract must be in written form to be valid. In all
        cases not addressed by the present contract and any respective house
        rules, the terms of Swiss Debenture Law and any other applicable
        statutes shall be applicable as subsidiary law. The terms of this
        contract shall have precedence over any local convention to the
        contrary. The parties to this lease shall submit to the jurisdiction at
        the site of the rental property. This jurisdiction clause shall be
        irrevocable, even after expiration of the contract. If a parity
        arbitration board has been established at the site of the rental
        property or for that region, any disputes arising from the lease
        contract shall be submitted for arbitration before coming before a
        judge. If no agreement is reached in this way, the ordinary courts at
        the site of the rental property shall be competent, excluding any
        justice of the peace and reserving the right to appeal. In cases which
        do not fall within the jurisdiction of the arbitration board, the case
        shall go directly to the ordinary courts: eviction suits due to failure
        of the tenant to move out in the event of termination on the basis of
        Article 257 d of the Swiss Debenture Law; suits for suppression of a
        legal proposal in prosecution and retaining rights; suits for premature
        dissolution of the contract for important reasons.

        MULTIPLE TENANTS SHALL BE JOINTLY AND SEVERALLY LIABLE FOR THE
        OBLIGATIONS ARISING FROM THIS LEASE CONTRACT.

Place and date:       Basel, April 16, 1997

                                       22
<PAGE>   23

Landlord:                               Tenant

Personalvorsorgestiftung Rapp AG        [signature]

[signatures]

                                       23

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