Document:

Exhibit 10.5

                  Cornerstone Suburban Office, L.P.,
                  A Delaware Limited Partnership

                  Office Lease
                  by and between
                  Cornerstone Suburban Office, L.P., and
                  CE Corn, Inc., a Delaware corporation

                  For:              First Financial Plaza
                                    16830 Ventura Boulevard, Suite 211
                                    Encino, CA 91436

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                                  OFFICE LEASE

     THIS  LEASE,  made as of this  24th day of  December,  1999 by and  between
CORNERSTONE SUBURBAN OFFICE,  L.P., a Delaware limited partnership  ("Landlord")
through its agent  CORNERSTONE REAL ESTATE ADVISERS,  INC., having an address at
10866 Wilshire Boulevard, Suite 800, Los Angeles,  California 90024 and CB Corn,
Inc., a Delaware  Corporation  ("Tenant"),  having its principal office at 16830
Ventura Blvd., Suite 211Encino, CA 91436.

                                      INDEX

Article Title

1.       Basic Provisions
2.       Premises, Term and Commencement Date
3.       Rent
4.       Taxes and Operating Expenses
5.       Landlord's Work, Tenant's Work, Alterations and Additions
6.       Use
7.       Services
8.       Insurance
9.       indemnification
10.      Casualty Damage
11.      Condemnation
12.      Repair and Maintenance
13.      Inspection of Premises
14.      Surrender of Premises.
15.      Holding Over
16.      Subletting and Assignment
17.      Subordination, Attornment and Mortgagee Protection
18.      Estoppel Certificate
19.      Defaults
20.      Remedies of Landlord
21.      Quiet Enjoyment
22.      Accord and Satisfaction
21.      Security Deposit
24.      Brokerage Commission
25.      Force Majeure
26.      Parking
27.      Hazardous Materials
28.      Additional Rights Reserved by Landlord
29.      Defined Terms
30.      Miscellaneous Provisions

EXHIBITS

Exhibit A           Plan Showing Property and Premises
Exhibit B           Landlord's Work Letter
Exhibit C           Tenant's Work
Exhibit D           Building's Rules and Regulations; Janitorial Specifications
Exhibit E           Commencement Date Confirmation

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                                   ARTICLE 2.

                      PREMISES, TERM AND COMMENCEMENT DATE

     Landlord  hereby  leases and demises to the Tenant and Tenant  hereby takes
and leases from Landlord that certain space identified in Article I and shown on
a plan attached hereto as Exhibit A ("Premises") for a term ("Term")  commencing
on the Commencement  Date and ending on the Expiration Date set forth in Article
1, unless sooner terminated as provided herein, subject to the provisions herein
contained.  The  Commencement  Date set forth in Article 1 shall be  advanced to
such earlier date as Tenant commences  occupancy of the Premises for the conduct
of its business.  Such date shall be confirmed by execution of the  Commencement
Date  Confirmation  in the form as set forth in  Exhibit E. If  Landlord  delays
delivering  possession  of  the  Premises  or  substantial   completion  of  any
Landlord's  Work  under  Exhibit B, this  Lease  shall not be void or  voidable,
except as provided in Article 5, and Landlord  shall have no liability  for loss
or damage resulting therefrom.

                                   ARTICLE 3.

                                      RENT

 A.     Monthly Rent.  Tenant shall pay Monthly Rent in advance on or before the
        first day of each month of the Term.  The Term shall commence and end on
        a day  other  than the first day of a month,  the  Monthly  Rent for the
        first and last partial month shall be prorated on a per diem basis. Upon
        the execution of this Lease, Tenant shall pay one installment of Monthly
        Rent for the first foil month of the Term and a  prorated  Monthly  Rent
        for any partial month which may precede it.

 B.     Additional Rent. All costs and. expenses. which Tenant assumes or agrees
        to pay and any  other sum  payable  by Tenant  pursuant  to this  Lease,
        including,   without  limitation,  its  share  of  Taxes  and  Operating
        Expenses, shall be deemed Additional Rent

 C.     Rent.  Monthly Rent,  Additional Rent. Taxes and Operating  Expenses and
        any other amounts  which Tenant is or becomes  obligated to pay Landlord
        under this Lease are herein referred to collectively as "Rent",  and all
        remedies  applicable to the  nonpayment of Rent shall be applicable  the
        Landlord may apply payments  received from Tenant to any  obligations of
        Tenant  then  accrued,  without  regard  to such  obligations  as may be
        designated by Tenant.

 D.     Place of Payment, Late Charge, Default Interest.  Rent and ether charges
        required to be paid under this Lease, no matter how described,  shall be
        paid by Tenant to Landlord at the Building  Manager1s  address listed in
        Article I, or to such  other  person  and/or  address  as  Landlord  may
        designate in writings  without any prior  notice or demand  therefor and
        without deduction or set-off or counterclaim and without relief from any
        valuation or  appraisement  laws.  In the event Tenant fails to pay Rent
        due under  this  Lease  within  ten (10) days of due date of said  Rent,
        Tenant  shall pay to Landlord a late charge of ten percent  (10%) on the
        amount  overdue.  Any Rent not paid when due shall also bear interest at
        the Default Rate.

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                                   ARTICLE 4.

                          TAXES AND OPERATING EXPENSES

 A.     Payment of Taxes end Operating  Expenses.  It is agreed that during each
        Lease Year  beginning  with the first month of the second Lease Year and
        each month  thereafter  during the original Lease Term, or any extension
        thereof,  Tenant shall pay to Landlord as  Additional  Rent, at the same
        time as the Monthly Rent is paid, an amount equal to one-twelfth  (1/12)
        of  Landlord's   estimate  (as   determined  by  Landlord  in  Its  sole
        discretion) of Tenant's Pro Rata Share of any projected  increase in the
        Taxes or Operating  Expenses for the particular  Lease Year in excess of
        the  Tax  Base or  Operating  Expenses  Base,  as the  case  may be (the
        "Estimated  Escalation  Increase").  A final adjustment (the "Escalation
        Reconciliation")  to be made between the parties as soon as  practicable
        following the end of each Lease Year,  but in no event later than ninety
        (90) days after the end of each Lease Year.  In computing  the Estimated
        Escalation  Increase for any particular Lease Year,  Landlord shall take
        into account any prior increases in Tenant's Pro Rita Share of Taxes and
        Operating  Expenses.  If during any Lease Year the Estimated  Escalation
        Increase is less than the Estimated Escalation Increase for the previous
        Lease Year on which Tenant's share of taxes and Operating  Expenses were
        based for said year,  such  Additional  Rent payments,  attributable  to
        Estimated  Escalation  increase,  to be paid by Tenant for the new tease
        Year shall be decreased accordingly; provided, however, in no event will
        the Rent paid by Tenant  hereunder  ever be less than the  Monthly  Rent
        plus all other amounts of Additional Rent.

        As soon as  practicable  following the end of each Lease Year,  Landlord
        shall  submit  to  Tenant  a  statement   setting  forth  the  Estimated
        Escalation  Increase,  if any.  Beginning  with said  statement  for the
        second Lease Year, it shall also set forth the Escalation Reconciliation
        for the Lease  Year just  completed.  To the extent  that the  Operating
        Expense Escalation is different from the Estimated  Escalation  Increase
        upon which Tenant paid Rent during the Lease Year just completed, Tenant
        shall pay  Landlord  the  difference  in cash  within  thirty  (30) days
        following receipt by Tenant of such statement from Landlord,  or receive
        a credit on future Rent owing  hereunder  (or cash if there is no future
        Rent owing  hereunder)  as the case may be. Until Tenant  receives  such
        statement,  Tenant's  Rent for the new Lease Year shall  continue  to be
        paid  at the  rate  being  paid  for  the  particular  Lease  Year  just
        completed,  but Tenant shall commence payment to Landlord of the monthly
        installment of Additional Rent on the basis of said statement  beginning
        on the  first  day of the  month  following  the  month in which  Tenant
        receives  such  statement.  In  addition  to the above,  if,  during any
        particular  Lease Year,  there is a change in the  information  on which
        Landlord  based  the  estimate  upon  which  Tenant is then  making  its
        estimated payment of Taxes and Operating Expenses so that such Estimated
        Escalation Increase furnished to Tenant is no longer accurate,  Landlord
        shall be  permitted  to revise  such  Estimated  Escalation  Increase by
        notifying  Tenant,  and  there  shall  be such  adjustments  made in the
        Additional  Rent on the first day of the month  following the serving of
        such  statement on Tenant as shall be necessary by either  increasing or
        decreasing, as the case may be, the amount of Additional Rent then being
        paid by Tenant for the  balance of the Lease Year (but in no event shall
        any such  decrease  result in a reduction  of the rent below the Monthly
        Rent plus all other amounts of Additional Rent). Landlord's and Tenant's

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        responsibilities   with  respect  to  the  Tax  and  Operating   Expense
        adjustments  described  herein  shall  survive the  expiration  or early
        termination of this Lease.

        If the Building is not fully occupied during any particular  Lease Year,
        Landlord  may adjust  those  Operating  Expenses  which are  affected by
        Building occupancy fur the particular Lease Year, or portion thereof, as
        the case may be, to reflect an  occupancy  of not less than  ninety-five
        percent (95%) of all such rentable area of the Building.

 B.     Disputes Over Taxes or Operating Expenses. If Tenant disputes the amount
        of an adjustment or the proposed estimated increase or decrease in Taxes
        or Operating Expenses, Tenant shall give Landlord written notice of such
        dispute  within thirty (30) days after  Landlord  advises Tenant of such
        adjustment or proposed  increase or decrease.  Tenant's  failure to give
        such notice shall waive its right to dispute the amounts so  determined.
        If Tenant timely objects,  Tenant shall have the right to engage Its own
        accountants  ("Tenant's  Accountants")  for the purpose of verifying the
        accuracy  of the  statement  in  dispute  or the  reasonableness  of the
        adjustment or estimated  increase or decrease.  If Tenant's  Accountants
        determine that an error has been made, Landlord and Tenant's Accountants
        shall  endeavor to agree upon the matter,  failing  which  Landlord  and
        Tenant's  Accountants  shall  jointly  select an  independent  certified
        public accounting firm (the "Independent  Accountant")  which firm shall
        conclusively  determine whether the adjustment or estimated  increase or
        decrease is  reasonable,  and if not,  what amount is  reasonable.  Both
        parties shall be bound by such determination. If Tenant's Accountants do
        not  participate in choosing the Independent  Accountant  within 20 days
        notice by Landlord,  then Landlord's  determination of the adjustment or
        estimated  increase or decrease shall be  conclusively  determined to be
        reasonable  and Tenant  shall be bound  thereby.  All costs  incurred by
        Tenant in obtaining Tenant's Accountants and the cost of the Independent
        Accountant shall be paid by Tenant unless Tenant's  Accountants disclose
        an  error,  acknowledged  by  Landlord  (or  found to have  conclusively
        occurred by the  Independent  Accountant) of more than ten percent (10%)
        in the computation of the total amount of Taxes or Operating Expenses as
        set forth in the  statement  submitted  by Landlord  with respect to the
        matter in dispute;  in which  event  Landlord  shall pay the  reasonable
        costs incurred by Tenant in obtaining such audits. Tenant shall continue
        to timely pay  Landlord the amount of the prior  year's  adjustment  and
        adjusted  Additional  Rent determined to be incorrect as aforesaid until
        the parties have  concurred  as to the  appropriate  adjustment  or have
        deemed to be bound by the determination of the Independent Accountant in
        accordance with the preceding terms.  Landlord's delay in submitting any
        statement  contemplated  herein  for any Lease Year shall not affect the
        provisions  of this  Paragraph,  nor  constitute a waiver of  Landlord's
        rights as set forth herein for said Lease Year or any  subsequent  Lease
        Years during the Lease Term or any extensions thereof.

                                   ARTICLE 5.

                         LANDLORD'S WORK, TENANT'S WORK,

                            ALTERATIONS AND ADDITIONS

 A.     Landlords Work. Landlord shall construct the Premises in accordance with

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        Landlord's  obligations as set forth in the work Letter  attached hereto
        as Exhibit B, and hereinafter referred to as "Landlord's Work." Landlord
        will  deliver  the  Premises  to  Tenant  with  all of  Landlord's  Work
        completed  (except for minor and non-material  punch list items which in
        Landlord's  reasonable  judgment  will not delay  completion of Tenant's
        Work,  as defined in  subparagraph  B of this  Article) on or before the
        date specified in Exhibit B and Tenant agrees  thereupon to commence and
        complete  Tenant's Work on or before the Commencement  Date. If Landlord
        is delayed in completing  Landlord's Work by strike,  shortages of labor
        or materials,  delivery  delays or other matters  beyond the  reasonable
        control of Landlord,  then Landlord  shall give notice thereof to Tenant
        and the date on which  Landlord is to turn the  Premises  over to Tenant
        for Tenant's  Work and the  Commencement  Date shall be postponed for an
        equal number of days as the delay as set forth in the notice. Providing,
        however,  if such delays exceed one hundred and twenty (120) days,  then
        either  Landlord or Tenant upon notice to the other shall have the right
        to  terminate  this Lease  without  liability  to either  party.  If the
        Commencement Date is postponed as aforesaid,  Tenant agrees upon request
        of Landlord to execute a writing  confirming  the  Commencement  Date on
        such form as set forth in Exhibit E attached hereto.

 B.     Tenant's  Work.  On and  after  the date  specified  in the  immediately
        preceding  subparagraph  A for  delivery  of the  Premises to Tenant for
        Tenant's Work;  Tenant; at its sole cost and expense,  shall perform and
        complete all other improvements to the Premises (herein called "Tenant's
        Work")  including,  but not  limited  to,  all  improvements,  work  and
        requirements  required of Tenant wider the foregoing work letter. Tenant
        shall  complete  all of Tenant's  Work in good and  workmanlike  manner,
        fully paid for and free from  liens,  in  accordance  with the plans and
        specifications  approved by Landlord and Tenant as provide in Exhibit C,
        on or prior to the scheduled  Commencement  Date. Tenant shall also have
        the right  during this  period to come onto the  Premises to install its
        fixtures  and  prepare  the  Premises  for  the  operation  of  Tenant's
        business.  Notwithstanding the fact that foregoing  activities by Tenant
        will occur prior to the scheduled  Commencement Date, Tenant agrees that
        all of  Tenant's  obligations  provided  for in this Lease  shall  apply
        during such period with the exception of any obligation to pay Rent.

 C.     Alterations.   Except  as   provided   in  the   immediately   preceding
        subparagraph,  Tenant  shall make no  alterations  or  additions  to the
        Premises  without  the prior  written  consent  of the  Landlord,  which
        consent Landlord may grant or withhold in its sole discretion.

 D.     Liens.  Tenant shall give  Landlord at least ten (10) days prior written
        notice (or such  additional  time as may be necessary  under  applicable
        laws) of the  commencement  of any Tenant's Work, to afford Landlord the
        opportunity  of posting  and  recording  notices of  non-responsibility.
        Tenant will not cause or permit any mechanic's, materialman's or similar
        liens or  encumbrances  to be flied or mist  against the Premises or the
        Building or Tenant's interest in this Lease in connection with work done
        under this:  Article or in connection with any other work.  Tenant shall
        remove any such lien or encumbrance  by bond or otherwise  within twenty
        (20) days from the date of their  existence.  If Tenant  fails to do so,
        Landlord may pay the amount or take such other action as Landlord  deems
        necessary  to  remove  any  such  lien  or  encumbrance,  without  being
        responsible to investigate the validity  thereof The amounts so paid and

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        costs incurred by Landlord,  shall be deemed  Additional Rent under this
        Lease and payable in full upon demand.

 E.     Compliance with ADA.  Notwithstanding anything to the contrary contained
        in this  Lease,  Landlord  and  Tenant  agree  that  responsibility  for
        compliance with the Americans With  Disabilities Act of 1990 (the "ADA")
        shall be allocated as follows:  (I) Landlord  shall be  responsible  for
        compliance  with the  provisions  of Title Ill of the ADA for all Common
        Areas,  including  exterior  and  interior  areas  of the  Building  not
        included  within the  Premises or the  premises of other  tenants;  (II)
        Landlord  shall be  responsible  for  compliance  with the provisions of
        Title III of the ADA for any construction,  renovations, alterations and
        repairs  made  within the  Premises if such  construction,  renovations,
        alterations or repairs are made by Landlord for the purpose of improving
        the Building  generally or are done as Landlord's Work and the plans and
        specifications  for the  Landlord's  Work were  prepared  by  Landlord's
        architect or space  planner and were not provided by Tenant's  architect
        or space planner,  (iii) Tenant shall be responsible for compliance with
        the   provisions  of  Title  III  of  the  ADA  for  any   construction,
        renovations,  alteration  and repairs  made within the  Premises if such
        construction,  renovations,  alterations and repairs are made by Tenant,
        its employees, agents or contractors, at the direction of Tenant or done
        pursuant to plans and  specifications  prepared or provided by Tenant or
        Tenant's architect or space planner.

                                   ARTICLE 6.

                                       USE

 A.     Use. Tenant shall use the Premises for general office purposes,  and for
        no other purpose whatsoever, subject to and in compliance with all other
        provisions of this Lease,  including  without  limitation the Building's
        Rules and  Regulations  attached  as  Exhibit D hereto.  Tenant  and its
        invitees  shall  also have the  non-exclusive  right,  along  with other
        tenants of the Building and others  authorized  by Landlord,  to use the
        Common Areas  subject to such rules and  regulations  as Landlord in its
        discretion may impose from time to time.

 B.     Restrictions.  Tenant shall not at any time use or occupy,  or suffer or
        permit anyone to use or occupy, the Premises or do or permit anything to
        be done in the Premises  which:  (a) causes or is liable to cause injury
        to persons, to the Building or its equipment, facilities or systems; (b)
        impairs or tends to impair the  character,  reputation  or appearance of
        the Building as a first class office  building;  (c) impairs or tends to
        impair the proper and economic maintenance,  operation and repair of the
        Building  or its  equipment,  facilities  or  systems;  or (d) annoys or
        inconveniences  or  tends to annoy or  inconvenience  other  tenants  or
        occupants of the Building.

 C.     Compliance with Laws.  Tenant shall keep and maintain the Premises,  its
        use thereof and its business in compliance with all,  governmental laws,
        ordinances,  rules and  regulations.  Tenant  shall comply with all Laws
        relating to the Premises and  Tenant's  use thereof,  including  without
        limitation,  Laws  requiring the Premises to be closed on Sundays or any
        other days or hours and Laws in connection  with the health,  safety and
        building codes, and any permit or license  requirements.  Landlord makes
        no representation that the Premises are suitable for Tenant's purposes.
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                                   ARTICLE 7.

                                    SERVICES

 A.     Climate Control.  Landlord shall furnish heat or air conditioning to the
        Premises  during  Normal  Business  Hours of  Building  as set  forth in
        Article  1  as  required  in  Landlord's  reasonable  judgment  for  the
        comfortable use and occupation of the Premises.  If Tenant requires heat
        or air  conditioning  at any other time,  Landlord  shall use reasonable
        efforts to furnish such service upon reasonable notice from Tenant,  and
        Tenant shall pay all of Landlord's charges therefor on demand.

        The  performance  by Landlord of its  obligations  under this Article is
        subject to Tenant's  compliance  with the terms at this Lease  including
        any connected electrical load established by Landlord.  Tenant shall not
        use the Premises or any part thereof in a manner  exceeding the beating,
        ventilating or  air-conditioning  ("HVAC") design conditions  (including
        any occupancy or connected  electrical load  conditions),  including the
        rearrangement  of  partitioning  which  may  interfere  with the  normal
        operation  of the  HVAC  equipment,  or  the  use of  computer  or  data
        processing  machines or other  machines or  equipment  in excess of that
        normally required for a standard office use of the Premises. If any such
        use  requires  changes  in the  HVAC or  plumbing  systems  or  controls
        servicing  the  Premises  or  portions   thereof  in  order  to  provide
        comfortable occupancy,  such changes may be made by Landlord at Tenant's
        expense and Tenant agrees to promptly pay any such amount to Landlord as
        Additional Rent.

 B.     Elevator Service. If the Building is equipped with elevators,  Landlord,
        during Normal Business Hours of Building, shall furnish elevator service
        to Tenant to be used in common with others.  At least one elevator shall
        remain in service  during all other  hours.  Landlord  may  designate  a
        specific elevator for use as a service elevator.

 C.     Janitorial  Services.  Landlord  shall provide  janitorial  and cleaning
        services  to the  Premises,  substantially  as  described  in  Exhibit D
        attached  hereto.  Tenant shall pay to Landlord on demand the reasonable
        costs  incurred by  Landlord  for (i) any  cleaning  of the  Premises in
        excess of the  specifications  in  Exhibit D for any  reason  including,
        without  limitation,  cleaning required because of (A) misuse or neglect
        on the  part  of  Tenant  or  Tenant's  agents,  contractors,  invitees,
        employees  and  customers,  (B) the use of portions of the  Premises for
        special purposes  requiring greater or more difficult cleaning work than
        office areas,  (C) interior  glass  partitions or unusual  quantities of
        interior glass  surfaces,  and (D)  non-building  standard  materials or
        finishes  installed by Tenant or at its  request;  and (ii) removal from
        the  Premises  of any  refuse  and  rubbish  of Tenant in excess of that
        ordinarily  accumulated  in general  office  occupancy or at times other
        than Landlord's standard cleaning times.

 D.     Water and Electricity.  Landlord shall make available  domestic water in
        reasonable  quantities  to the common areas of the Building  (and to the
        Premises  if so  designated  in  Exhibit B) and cause  electric  service
        sufficient  for lighting the Premises and for the  operation of Ordinary
        Office   Equipment.   "Ordinary  Office  Equipment"  shall  mean  office
        equipment  wired for 120 volt electric  service and rated and using less
        than 6  amperes  or 750  watts  of  electric  current  or  other  office
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        equipment  approved  by Landlord  in  writing.  Landlord  shall have the
        exclusive right to make any replacement of lamps,  fluorescent tubes and
        lamp ballasts in the Premises.  Landlord may adopt a system of relamping
        and ballast replacement periodically on a group basis in accordance with
        good  management  practice.  Tenant's  use  of  electric  energy  in the
        Premises shall not at any time exceed the capacity of any of the risers,
        piping,  electrical  conductors  and other  equipment  in or serving the
        Premises.  In order to insure that such  capacity is not exceeded and to
        avert any possible  adverse effect upon the Building's  electric system,
        Tenant  shall not,  without  Landlord's  prior  written  consent in each
        instance,  connect  appliances  or  heavy  duty  equipment,  other  than
        ordinary office equipment, to the Building's electric system or make any
        alteration  or  addition  to  the  Building's  electric  system.  Should
        Landlord grant its consent in writing, all additional risers, piping and
        electrical  conductors or other equipment  therefor shall be provided by
        Landlord and the cost thereof  shall be paid by Tenant within 10 days of
        Landlord's  demand  therefor.  As a condition to granting  such consent,
        Landlord  may require  Tenant to agree to an increase in Monthly Rent to
        offset the expected cost to Landlord of such  additional  service,  that
        is, the cost of the additional  electric  energy to be made available to
        Tenant based upon the estimated  additional  capacity of such additional
        risers, piping and electrical conductors or other equipment. If Landlord
        and Tenant  cannot agree  thereon,  such cost shall be  determined by an
        independent  electrical  engineer,  to be selected by Landlord  and paid
        equally by both parties.

 E.     Separate Meters. If the Premises are separately metered for any utility,
        Tenant  shall  pay a utility  charge to  Landlord  (or  directly  to the
        utility company, if possible) based upon the Tenant's actual consumption
        as measured by the meter.  Landlord  also  reserves the right to install
        separate meters for the Premises to register the usage of all or any one
        of the  utilities  and in such event  Tenants  shall pay for the cost of
        utility  usage as metered to the  Premises and which is in excess of the
        usage reasonably  anticipated by Landlord for normal office usage of the
        Premises.  Tenant shall reimburse  Landlord for the cost of installation
        of meters if Tenant's actual usage exceeds the  anticipated  usage Level
        by more than 10 percent In any event,  Landlord  may  require  Tenant to
        reduce  its  consumption  to  the  anticipated  usage  level.  The  term
        "utility"  for  purposes  hereof  may  refer  to but is not  limited  to
        electricity, gas, water, sewer, steam, fire protection system, telephone
        or other  communication or alarm service, as well as HVAC, and all taxes
        or other charges thereon.

 F.     Interruptions.  Landlord  does  not  warrant  that  any of the  services
        referred to above, or any other services which Landlord may supply, will
        be free from  interruption and Tenant  acknowledges that any one or more
        of such  services  may be  suspended  by  reason of  accident,  repairs,
        inspections,  alterations  or  improvements  necessary to be made, or by
        strikes or lockouts,  or by reason of operation of law, or causes beyond
        the reasonable  control of Landlord.  Any interruption or discontinuance
        of service  shall not be deemed an eviction or  disturbance  of Tenant's
        use and  possession  of the Premises,  or any part  thereof,  nor render
        Landlord  liable to  Tenant  for  damages  by  abatement  of the Rent or
        otherwise,  nor relieve Tenant from performance of Tenant's  obligations
        under this Lease. Landlord shall however,  exercise reasonable diligence
        to restore any service so interrupted.

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 G.     Utilities Provided by Tenant.  Tenant shall make application in Tenant's
        own name for all  utilities  not  provided  by Landlord  and shall:  (i)
        comply  with  all  utility  company   regulations  for  such  utilities,
        including  requirements for the installation of meters,  and (ii) obtain
        such utilities directly from, and pay for the same when due directly to,
        the applicable utility company. The term "utilities" for purposes hereof
        shall  include but not be limited to  electricity,  gas,  water,  sewer,
        steam,  fire  protection,  telephone and other  communication  and alarm
        services,  as well as HVAC,  and all  taxes or  other  charges  thereon.
        Tenant shall  install and connect all  equipment  and lines  required to
        supply such utilities to the extent not already  available at or serving
        the Premises, or at Landlord's option shall repair, alter or replace any
        such existing items. Tenant shall maintain,  repair and replace all such
        items,  operate the same, so as to exceed the same in good working order
        and  condition.  Tenant shall not install any equipment or fixtures,  or
        use the  same,  so as to  exceed  the safe and  lawful  capacity  of any
        utility   equipment  or  Lines  serving  the  same.  The   installation,
        alteration, replacement or connection of any utility equipment and lines
        shall be subject to the requirements for alterations of the Premises set
        forth  in  Article  5.  Tenant  shall  ensure  that  all  Tenant's  HVAC
        equipment, is installed and operated at all times in a manner to prevent
        roof leaks, damage, or noise due to vibrations or improper installation,
        maintenance or operation.

                                   ARTICLE 8.

                                    INSURANCE

 A.     Required  Insurance.  Tenant shall  maintain  insurance  policies,  with
        responsible  companies  licensed  to do  business in the state where the
        Building is located  and  satisfactory  to  Landlord,  naming  Landlord,
        Landlord's  Building  Manager,  Cornerstone Real Estate Advisers,  Inc.,
        Tenant and any Mortgagee of Landlord,  as their respective interests may
        appear,  at its own cost and expense  including (1) "all risk"  property
        insurance which shall be primary on the lease improvements referenced in
        Article 5 and Tenant's  property,  including  its goods,  equipment  and
        inventory,  in an amount adequate to cover their  replacement cost; (ii)
        business interruption  insurance,  (iii) comprehensive general liability
        insurance on an  occurrence  basis with limits of liability in an amount
        not less than S 1,000,000 (One Million  Dollars)  combined  single limit
        for each occurrence.  The  comprehensive  general liability policy shall
        include contractual liability which includes the provisions of Article 9
        herein.

        On or before the Commencement Date of the Lease, Tenant shall furnish to
        Landlord and its Building Manager,  certificates of insurance evidencing
        the aforesaid insurance coverage, including naming Landlord, Cornerstone
        Real Estate Advisers,  Inc. and Landlord  Building Manager as additional
        insureds.  Renewal  certificates  must be furnished to Landlord at least
        thirty (30) days prior to the expiration date of such insurance policies
        showing the above coverage to be in final force and effect.

        All such insurance  shall provide that it cannot be canceled except upon
        thirty (30) days prior written  notice to Landlord.  Tenant shall comply
        with all rules and directives of any insurance board,  company or agency

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<PAGE>
        determining rates of hazard coverage for the Premises, including but not
        limited to the  installation  of any equipment  and/or the correction of
        any condition necessary to prevent any incense in such rates.

 B.     Waiver of  Subrogation.  Landlord  and Tenant  each  agree that  neither
        Landlord nor Tenant will have any claim  against the other for any toss,
        damage or injury which is covered by  insurance  carried by either party
        and for which  recovery from such insurer is made,  notwithstanding  the
        negligence  of either party in causing the loss.  This release  shall be
        valid  only if the  insurance  policy  in  question  permits  waiver  of
        subrogation  or if the  insurer  agrees in writing  that such  waiver of
        subrogation  will not  affect  coverage  under said  policy.  Each party
        agrees to use its best  efforts  to obtain  such an  agreement  from its
        insurer if the policy does not expressly permit a waiver of subrogation.

 C.     Waiver of Claims.  Except for claims  arising  from  Landlord's  willful
        misconduct  that  are  not  covered  by  Tenant's   insurance   required
        hereunder, Tenant waives all claims against Landlord for injury or death
        to  persons,  damage  to  property  or to any other  interest  of Tenant
        sustained  by Tenant or any party  claiming,  through  Tenant  resulting
        from: (i) any occurrence in or upon the Premises, (ii) leaking of roofs,
        bursting,  stoppage  or leaking of water,  gas,  sewer or steam pipes or
        equipment,  including sprinklers, (iii) wind, rain, snow, ice, flooding,
        freezing, fire, explosion,  earthquake, excessive heat or cold, or other
        casualty,  (iv) the Building,  Premises, or the operating and mechanical
        systems or equipment of the Building,  being defective,  or filling, and
        (v) vandalism,  malicious mischief,  theft or other acts or omissions of
        any  other  parties   including  without   limitation,   other  tenants,
        contractors  and invitees at the  Building.  Tenant agrees that Tenant's
        property loss risks shall be borne by its  insurance,  and Tenant agrees
        to look solely to and seek recovery only from its insurance  carriers in
        the event of such losses.  For purposes  hereof,  any deductible  amount
        shall be treated as though it were recoverable under such policies.

                                   ARTICLE 9.

                                 INDEMNIFICATION

     Tenant  shall  indemnify  and  hold  harmless   Landlord  and  its  agents,
successors  and assigns,  including its Building  Manager,  from and against all
injury, loss, costs,  expenses,  claims or damage (including attorney's fees and
disbursements)  to any  person  or  property  arising  from,  related  to, or in
connection  with any use or  occupancy of the Premises by or any act or omission
(including, without limitation,  construction and repair of the Premises arising
out of Tenant's Work or  subsequent  work) of Tenant,  its agents,  contractors,
employees,  customers,  and  invitees,  which  indemnity  extends to any and all
claims  arising from any breach or default in the  performance of any obligation
on  Tenant's  part  to  be  performed  under  the  terms  of  this  Lease.  This
indemnification shall survive the expiration or termination of the Lease Term.

     Landlord shall not be liable to Tenant for any damage by or from any act or
negligence of any co-tenant or other  occupant of the Building,  or by any owner
or occupants of adjoining or contiguous  property.  Landlord shall not be liable
for any injury or damage to persons or  property  resulting  in whole or in part

                                       11
<PAGE>
from the criminal  activities or willful misconduct of others. To the extent not
covered by all risk property  insurance,  Tenant agrees to pay for all damage to
the  Building,  as well as all damage to persons or property of other tenants or
occupants  thereof,  caused by the  negligence,  fraud or willful  misconduct of
Tenant or any of its agents,  contractors,  employees,  customers  and invitees.
Nothing  contained  herein shall be construed to relieve Landlord from liability
for any personal injury  resulting from its gross  negligence,  fraud or willful
misconduct.

                                   ARTICLE 10.

                                 CASUALTY DAMAGE

     Tenant shall promptly notify  Landlord or the Building  Manager of any fire
or other  casualty to the  Premises or to the extent it knows of damage,  to the
Building.  In the event the Premises or any substantial  part of the Building is
wholly or  partially  damaged or destroyed  by fire or other  casualty  which is
covered by Landlord's  insurance,  the Landlord will proceed to restore the same
to substantially the same condition existing immediately prior to such damage or
destruction  unless  such  damage  or  destruction  is  incapable  of  repair or
restoration  within one hundred  eighty (180) days, in which event Landlord may,
at  Landlord's  option and by written  notice given to Tenant  within sixty (60)
clays of such damage or  destruction,  declare this Lease  terminated  as of the
happening of such damage or  destruction.  If in Landlord's sole opinion the net
insurance  proceeds recovered by reason of the damage or destruction will not be
adequate to complete the  restoration  of the Building,  Landlord shall have the
right to  terminate  this Lease and all  unaccrued  obligations  of the  parties
hereto by sending a notice of such  termination  to Tenant To the  extent  after
fire or other casualty that Tenant shall be deprived of the use and occupancy of
the Premises or any portion thereof as a result of any such damage, destruction,
or the  repair  thereof,  providing  Tenant  did not  cause  the  fire or  other
casualty,  Tenant shall be relieved of the same  ratable  portion of the Monthly
Rent  hereunder as the amount of damaged or useless Space in the Premises  bears
to the rentable  square  footage of the Premises until such time as the Premises
may be restored.  Landlord shall  reasonably  determine the amount of damaged or
useless  space and the square  footage of the Premises  referenced  in the prior
sentence.

                                   ARTICLE 11.

                                  CONDEMNATION

     In the  event of a  condemnation,  or taking of the  entire  Premises  by a
public or  quasi-public  authority,  this Lease shall  terminate  as of the date
title vests in the public or quasi-public authority. In the event of a taking or
condemnation  of fifteen  percent (15%) or more (but less than the whole) of the
Building  and without  regard to whether the Premises are part of such taking or
condemnation,  Landlord  may elect to terminate  this Lease by giving  notice to
Tenant within sixty (60) days of Landlord receiving notice of such condemnation.
All compensation awarded for any condemnation shall be the property of Landlord,
whether such damages shall be awarded as a  compensation  for  diminution in the
value of the leasehold or to the fee of the Premises,  and Tenant hereby assigns
to Landlord all of Tenant's right, title and interest in and to any and all such
compensation.  Providing  however  that in the event this  Lease is  terminated,

                                       12
<PAGE>
Tenant  shall be  entitled  to make a separate  claim for the taking of Tenant's
personal  property  (including  fixtures  paid for by Tenant),  and for costs of
moving.  Notwithstanding anything herein to the contrary, any condemnation award
to Tenant shall be available only to the extent such award is payable separately
to Tenant and does not diminish the award available to Landlord or any Lender of
Landlord and such award shall be limited to the amount of Rent  actually paid by
Tenant to  Landlord  for the  period  of time for which the award is given.  Any
additional portion of such award shall belong to Landlord.

                                   ARTICLE 12.

                             REPAIR AND MAINTENANCE

 A.     Tenant's  Obligations.  Tenant  shall keep the  Premises in good working
        order, repair (and in compliance with all Laws now or hereafter adopted)
        and condition (which  condition shall be neat;  clean and sanitary,  and
        free of pests and rodents) and shall make all  necessary  non-structural
        repairs  thereto and any repairs to  non-Building  standard  mechanical,
        HVAC,  electrical  and plumbing  systems or components in or serving the
        Premises.  Tenant's  obligations  hereunder  shall  include  but  not be
        limited to Tenant's  trade  fixtures and  equipment,  security  systems,
        signs, interior decorations, floor-coverings,  wall-coverings, entry and
        interior  doors,  interior  glass,  light  fixtures and bulbs,  keys and
        locks,  and alterations to the Premises  whether  installed by Tenant or
        Landlord.

 B.     Landlord's  Obligations.  Landlord  shall make all necessary  structural
        repairs  to the  Building  and any  necessary  repairs  to the  Building
        standard  mechanical,  HVAC,  electrical,  and  plumbing  systems  in or
        servicing the Premises (the cost of which shall be included in Operating
        Expenses  under  Article 4),  excluding  repairs  required to be made by
        Tenant pursuant to this Article.  Landlord shall have no  responsibility
        to make any repairs unless and until Landlord receives written notice of
        the need for such repair.  Landlord  shall not be liable for any failure
        to make repairs or to perform any maintenance  unless such failure shall
        persist for an  unreasonable  time after written  notice of the need for
        such  repairs or  maintenance  is  received  by  landlord  from  Tenant.
        Landlord shall make every reasonable  effort to perform all such repairs
        or maintenance in such a manner (in its judgment) so as to cause minimum
        interference  with Tenant and the  Premises  but  Landlord  shall not be
        liable to Tenant for any interruption or loss of business  pertaining to
        such activities Landlord shall have the right to require that any damage
        caused by the willful  misconduct  of Tenant or any of Tenant's  agents,
        contractors, employees, invitees or customers, be paid for and performed
        by the Tenant (without limiting Landlord's other remedies herein).

 C.     Signs  and  Obstructions.  Tenant  shall  not  obstruct  or  permit  the
        obstruction of light, halls, Common Areas, roofs, parapets, stairways or
        entrances to the  Building or the  Premises  and will not affix,  paint,
        erect or inscribe any sign, projection,  awning, signal or advertisement
        of any kind to any part of the Building or the  Premises,  including the
        inside or outside of 'the windows or doors  without the willful  consent
        of Landlord.  Landlord  shall have the right to withdraw such consent at
        any time and to require Tenant to remove any sign,  projection,  awning,

                                       13
<PAGE>
        signal or  advertisement  to be affixed to the Building or the Premises.
        If such work is done by Tenant  through any person,  firm or corporation
        not designated by Landlord,  or without the express  written  consent of
        Landlord,   Landlord   shall  have  the  right  to  remove  such  signs,
        projections,  awnings, signals or advertisements without being liable to
        the Tenant by reason  thereof and to charge the cost of such  removal to
        Tenant as Additional  Rent,  payable  within ten (10) days of Landlord's
        demand therefor.

 D.     Outside  Services.  Tenant  shall not  permit,  except by  Landlord or a
        person or company  reasonably  satisfactory  to and approved by Landlord
        (1) the  extermination of vermin in, on or about the Premises;  (ii) the
        servicing of heating ventilating and air conditioning  equipment,  (iii)
        the collection of rubbish and trash other than in compliance  with local
        government  health  requirements  and in  accordance  with the rules and
        regulations established by Landlord,  which shall minimally provide that
        Tenant's rubbish and trash shall be kept in containers located so as not
        to be visible  to  members  of the  public  and in a  sanitary  and neat
        condition; or (iv) window cleaning,  janitorial services or similar work
        in the Premises.

                                   ARTICLE 13.

                             INSPECTION OF PREMISES

     Tenant shall permit the Landlord,  the Building  Manager and its authorized
representatives  to enter  the  Premises  to show  the  Premises  during  Normal
Business Hours of Building and at other reasonable times to inspect the Premises
and to make such repairs, improvements, alterations or additions in the Premises
or in the  Building of which they are a part as Landlord  may deem  necessary or
appropriate.

                                   ARTICLE 14.

                              SURRENDER OF PREMISES

     Upon the expiration of the Term, or sooner termination of the Lease, Tenant
shall quit and  surrender to Landlord the premises,  broom clean,  in good order
and  condition,  normal  wear and tear and  damage  by tire and  other  casualty
excepted. All leasehold improvements and other fixtures,  such as light fixtures
and HVAC  equipment,  wall  coverings,  carpeting and drapes,  in or serving the
Premises,  whether installed by Tenant or Landlord, shall be Landlord's property
and shall remain, all without  compensation,  allowance or credit to Tenant. Any
property not removed shall be deemed to have been abandoned by Tenant and may be
retained or disposed  of by  Landlord  at Tenant's  expense  free of any and all
claims of Tenant,  as Landlord  shall desire.  All property not removed from the
Premises by Tenant may be handled or stored by Landlord at Tenant's  expense and
Landlord shall not be liable for the value, preservation or safekeeping thereof.
At Landlord's option all or part of such property may be conclusively  deemed to
have been  conveyed by Tenant to Landlord as if by bill of sale without  payment
by  Landlord.  The Tenant  hereby  waives to the maximum  extent  allowable  the
benefit  of all  laws now or  hereafter  in  force  in this  state or  elsewhere
exempting property from liability for rent or for debt.

                                       14
<PAGE>
                                   ARTICLE 15.

                                  HOLDING OVER

     Tenant  shall pay  Landlord  200% of the  amount  of Rent  then  applicable
prorated on a per diem basis for each day Tenant shall retain  possession of the
Premises or any part thereof  after  expiration or earlier  termination  of this
Lease,  together with all damages sustained by Landlord on account thereof.  The
foregoing provisions shall not serve as permission for Tenant to hold-over,  nor
serve to extend the Term (although  Tenant shall remain bound to comply with all
provisions  of this Lease until Tenant  vacates the Premises and Landlord  shall
have the right at any time  thereafter  to enter and  possess the  Premises  and
remove all property and persons therefrom.

                                   ARTICLE 16.

                            SUBLETTING AND ASSIGNMENT

     Tenant shall not,  without the prior written consent of Landlord,  list the
Premises or any part thereof as available  for  assignment  or sublease with any
broker or agent or otherwise advertise, post, communicate or solicit prospective
assignees  or  subtenants  through any direct or indirect  means nor assign this
Lease or any interest  thereunder,  or sublet  Premises or any pert thereof,  or
permit the use of  Premises  by any party  other  than  Tenant In the event that
during  the term of this  Lease,  Tenant  desires  to  sublease  and  introduces
Landlord to a proposed  replacement tenant for Tenant,  which replacement tenant
has a good reputation, is of financial strength at Least equal to that of Tenant
(as  determined by Landlord in its sole  discretion,  and has a use for Premises
and a number of employees reasonably consistent with that of Tenant's operation,
the  Landlord  may  consider  such  replacement  tenant and notify  Tenant  with
reasonable promptness as to Landlord's choice, at Landlord's sole discretion, of
the following:

 (1)    That Landlord  consents to a subleasing of the Premises or assignment of
        the Lease to such  replacement  tenant provided that Tenant shall remain
        fully liable for all of its obligations and liabilities under this Lease
        and  provided  further  that  Landlord  shall be  entitled to any profit
        obtained by Tenant from such subletting or assignment; or

 (2)    That  upon  such   replacement   tenant's   entering   into  a  mutually
        satisfactory new Lease for the Premises with Landlord, then Tenant shall
        be released  from all further  obligations  and  liabilities  under this
        Lease  (excepting only any unpaid rentals or any  unperformed  covenants
        then past due under this Lease or any guarantee by Tenant of replacement
        tenant's obligations); or

 (3)    That Landlord  declines to consent to such sublease or assignment due to
        insufficient or  unsatisfactory  documentation  furnished to Landlord to
        establish  Tenant's  reputation,  financial strength and proposed use of
        and operations upon Premises; or

 (4)    That Landlord  elects to cancel the Lease and recapture the Premises (in
        the case of an assignment) or if Landlord  elects to cancel the Lease as
        to the portion  thereof  that Tenant had wished to  sublease.  In either
        such event Tenant shall  surrender  possession of the  Premises,  or the
        portion thereof which is the subject of Tenant's request on the date set

                                       15
<PAGE>
        forth in a notice from  Landlord in  accordance  with the  provisions of
        this lease  relating to the  surrender  of the  Premises.  If this Lease
        shall be canceled as to a portion of the Premises only, the Rent payable
        by Tenant  hereunder  shall be abated  proportionately  according to the
        ratio  that the area of the  portion  of the  Premises  surrendered  (as
        computed  by  Landlord)  bears to the area of the  Premises  immediately
        prior to such surrender.  If Landlord shall cancel this Lease,  Landlord
        may relet the Premises,  or the applicable  portion of the Premises,  to
        any other party (including, without limitation, the proposed assignee or
        subtenant of Tenant), without any liability to Tenant.

     In no case may Tenant  assign any options to  sublessee(s)  or  assignee(s)
hereunder,  all such options  being deemed  personal to Tenant only.  Consent by
Landlord  hereunder  shall in no way operate as a waiver by  Landlord  of, or to
release or discharge Tenant from, any liability under this Lease or be construed
to  relieve  Tenant  from  obtaining   Landlord's   consent  to  any  subsequent
assignment, subletting, transfer, use or occupancy.

                                   ARTICLE 17.

               SUBORDINATION, ATTORNMENT AND MORTGAGEE PROTECTION

     This Lease is subject and  subordinate  to all  Mortgages  now or hereafter
placed  upon the  Building,  and all other  encumbrances  and  matters of public
record applicable to the Building,  including without limitation, any reciprocal
easement or operating  agreements,  covenants,  conditions and  restrictions and
Tenant shall not act or permit the Premises to be operated in violation  thereof
if any foreclosure or power of sale proceedings are initiated by any Lender or a
deed in lieu is granted (or if any ground lease is  terminated),  Tenant agrees,
upon written  request of any such Lender or any  purchaser  at such  foreclosure
sale,  to attorn  and pay Rent to such  party and to  execute  and  deliver  any
instruments  necessary or appropriate to evidence or effectuate such attornment.
In the event of  attornment,  no  Lender  shall be:  (i)  liable  for any act or
omission of Landlord,  or subject to any offsets or defenses  which Tenant might
have  against  Landlord  (prior to such  Lender  becoming  Landlord  under  such
attornment),  (ii) liable for any security  deposit or bound by any prepaid Rent
not actually received by such Lender, or (iii) bound by any future  modification
of this Lease not consented to by such Lender. Any Lender may elect to make this
Lease  prior to the lien of its  Mortgage,  and if the  Lender  wider  any prior
Mortgage shall require,  this Lease shall be prior to any subordinate  Mortgage;
such elections  shall be effective upon written notice to Tenant.  Tenant agrees
to give any Lender by certified mail,  return receipt  requested,  a copy of any
notice of default  served by Tenant upon  Landlord,  provided that prior to such
notice  Tenant has been  notified  in writing  (by way of service on Tenant of a
copy of an assignment  of leases,  or otherwise) of the name and address of such
Lender.  Tenant  further  agrees that if Landlord shall have failed to cure such
default within the time permitted  Landlord for cure under this Lease,  any such
Lender  whose  address  has been so provide to Tenant  shall have an  additional
period of thirty (30) days in which to cure (or such  additional  time as may be
required due en causes beyond such Lendex's  control,  including  time to obtain
possession  of the Building by power of sale or judicial  action or deed in lieu
of  foreclosure).  The  provisions  of this  Article  shall  be  self-operative;
however,  Tenant shall execute such  documentation as Landlord or any Lender may
request  from time to time in order to  confirm  the  matters  set forth in this
Article in  recordable  form.  To the extent not  expressly  prohibited  by Law,

                                       16
<PAGE>
Tenant waives the provisions of any Law now or hereafter  adopted which may give
or purport to give  Tenant  any right or  election  to  terminate  or  otherwise
adversely  affect  this  Lease  or  Tenant's   obligations   hereunder  if  such
foreclosure or power of sale proceedings are initiated, prosecuted or completed.

                                   ARTICLE 18.

                              ESTOPPEL CERTIFICATE

     Tenant shall from time to time, upon written request by Landlord or Lender,
deliver to Landlord or Lender,  within ten (10) days after from  receipt of such
request, a statement in writing certifying (i) that this Lease is unmodified and
in full force and effect (or if there have been modifications,  identifying such
modifications  and certifying that the Lease, as modified,  is in full force and
effect);  (ii) the dates to which the Rent has been paid, (iii) that Landlord is
not in default  under any provision of this Lease (or if Landlord is in default,
specifying each such default);  and, (iv) the address to which notices to Tenant
shall be sent, it being  understood  that any such statement so delivered may be
relied upon in connection with any lease, mortgage or transfer.

     Tenant's  failure  to  deliver  such  statement  within  such time shall be
conclusive  upon Tenant that: (i) this Lease is in full force and effect and not
modified  except as Landlord may represent;  (ii) not more than one month's Rent
has been paid in advance;  (iii) there are no defaults by  Landlord;  and,  (iv)
notices to Tenant shall be sent to Tenant's Address as set forth in Article I of
this Lease.  Notwithstanding the presumptions of this Article,  Tenant shall not
be relieved of its obligation to deliver said statement.

                                   ARTICLE 19.

                                    DEFAULTS

     If Tenant:  (i) fails to pay when due any  installment  or other payment of
Rent,  or to keep in effect any  insurance  required to be  maintained;  or (ii)
vacates  or  abandons  the  Premises,  or  (iii)  becomes  insolvent,  makes  an
assignment  for the benefit of  creditors,  tiles a voluntary  bankruptcy  or an
involuntary petition in bankruptcy is filed against Tenant which petition is not
dismissed  within  sixty  (60) days of its  filing,  or (iv) fails to perform or
observe any of the other covenants, conditions or agreements contained herein on
Tenant's part to be kept or performed and such failure shall continue for thirty
(30) days after notice thereof given by or on behalf of Landlord,  or (v) if the
interest of Tenant  shall be offered for sale or sold under  execution  or other
legal  process  if Tenant  makes any  transfer,  assignment,  conveyance,  sale,
pledge,  disposition of all or a substantial portion of Tenant's property,  then
any such event or conduct shall constitute a "default" hereunder.

     If Tenant  shall file a voluntary  petition  pursuant to the United  States
Bankruptcy  Reform Act of 1978,  as the same may be from time to time be amended
(the  "Bankruptcy  Code,"  or  take  the  benefit  of any  insolvency  act or be
dissolved, or if an involuntary petition be flied against Tenant pursuant to the
Bankruptcy Code and said petition is not dismissed within thirty (30) days after
such tiling,  or if a receiver shall be appointed for its business or its assets
arid the  appointment  of such  receiver is not vacated  within thirty (30) days
after such appointment, or if it shall make an assignment for the benefit of its
creditors,  then Landlord shall have all of the rights provided for in the event
of nonpayment of the Rent.

                                       17
<PAGE>
     If any  alleged  default  on the' part of the  Landlord  hereunder  occurs,
Tenant shall give written  notice to Landlord in the manner herein set forth and
shall  afford  Landlord a  reasonable  opportunity  to cure any such  default In
addition,  Tenant shall send notice of such  default by certified or  registered
mail,  postage  prepaid,  to the holder of any Mortgage whose address Tenant has
been notified of in writing,  and shall afford such Mortgage holder a reasonable
opportunity  to cure any alleged  default on Landlord's  behalf In no event will
Landlord be  responsible  for any damages  incurred by Tenant  including but nor
limited to, lost profits or  interruption of business as a result of any alleged
default by Landlord hereunder.

                                   ARTICLE 20.

                              REMEDIES OF LANDLORD

The remedies provided Landlord under this Lease are cumulative.

 (a)    Upon the occurrence of any default,  Landlord may serve notice on Tenant
        that the Term and the  estate  hereby  vested in Tenant  and any and all
        other rights of Tenant  hereunder  shall cease on the date  specified in
        such notice and on the specified  date this Lease shall cease and expire
        as fully and with the effect as if the Term had  expired  for passage of
        time.

 (b)    Without  terminating  this  Lease in case of a default  or if this Lease
        shall be  terminated  for  default  as  provided  herein,  Landlord  may
        re-enter the Premises, remove Tenant, or cause Tenant to be removed from
        the  Premises  in such manner as Landlord  may deem  advisable,  with or
        without  legal  process,  and  using  such  reasonable  force  as may be
        necessary.  In the event of  re-entry  without  terminating  this Lease,
        Tenant  shall  continue  to be liable  for all  Rents and other  charges
        accruing or coming due under this Lease.

 (c)    If Landlord, without terminating this Lease, shall re-enter the Premises
        or if this Lease shall be terminated provided in paragraph (a) above:

        (i)    All Rent due from Tenant to Landlord shall  thereupon  become due
               and shall be paid up to the time of  re-entry,  dispossession  or
               expiration,   together   with   reasonable   costs  and  expenses
               (including, without limitation, attorney's fees) of Landlord;

        (ii)   Landlord, without any obligation to do so, may relet the Premises
               or any part  thereof for a term or terms which may at  Landlord's
               option be less than or exceed the period  which  would  otherwise
               have  constituted  the  balance  of the Term and may  grant  such
               concessions  in  reletting  as  Landlord,  in the exercise of its
               reasonable business judgment, deems desirable. In connection with
               such  reletting,  Tenant  shall be  liable  for all  costs of the
               reletting  including,   without  limitation,   rent  concessions,
               leasing  commissions,  legal fees and  alteration  and remodeling
               costs; and

        (iii)  If Landlord shall have terminated  this Lease.  Tenant shall also
               be liable to  Landlord  for all damages  provided  for in law and
               under  this  Lease  resulting  from  Tenant's  breach  including,

                                       18
<PAGE>
               without limitation,  the difference between the aggregate rentals
               reserved  under the terms of this  Lease for the  balance  of the
               Term together  with all other sums payable  hereunder as Rent for
               the  balance  of the  Term,  less  the fair  rental  value of the
               Premises  for  that  period  determined  as of the  date  of such
               termination.  For  purposes of this  paragraph,  Tenant  shall be
               deemed to include any guarantor or surety of the Lease.

 (d)    Tenant  hereby  waives all right to trial by jury in any  claim,  action
        proceeding or  counterclaim  by either  Landlord or Tenant  against each
        other or any matter  arising  out of or in any way  connected  with this
        Lease, the  relationship of Landlord and Tenant,  and/or Tenant's use or
        occupancy or the Premises.

 (e)    In addition to the above,  Landlord  shall have any and all other rights
        provided a Landlord under law or equity for breach of a tease or tenancy
        by a Tenant.

                                   ARTICLE 21.

                                 QUIET ENJOYMENT

     Landlord  covenants  and agrees with Tenant that so long as Tenant pays the
Rent and observes and performs all the terms, covenants,  and conditions of this
Lease on Tenant's  part to be observed and  performed,  Tenant may peaceably and
quietly enjoy the Premises subject, nevertheless, to the terms and conditions of
this Lease, and Tenant's possession will not be disturbed by anyone claiming by,
through, or under Landlord.

                                   ARTICLE 22.

                             ACCORD AND SATISFACTION

     No payment by Tenant or receipt  by  Landlord  of an amount  less than full
payment of Rent then due and payable shall be deemed to be other than on account
of the Rent then due and payable,  nor shall any endorsement or statement on any
check or any  letter  accompanying  any  check or  payment  as Rent be deemed an
accord and  satisfaction,  and Landlord may accept such check or payment without
prejudice to Landlord's  right to recover the balance of such Rent or pursue any
other remedy provided for in this Lease or available at law or in equity.

                                   ARTICLE 23.

                                SECURITY DEPOSIT

     To secure  the  faithful  performance  by  Tenant of all of the  covenants,
conditions  and  agreements  set  forth  in this  Lease to be  performed  by it,
including,  without  limitation,   foregoing  such  covenants,   conditions  and
agreements  in this  Lease  which  become  applicable  upon its  termination  by
re-entry or  otherwise,  Tenant has  deposited  with  Landlord  the sum shown in
Article 1 as a "Security Deposit" on the understanding:

                                       19
<PAGE>
 (a)    that the Security  Deposit or any portion  thereof may be applied to the
        curing of any default  that may exist,  without  prejudice  to any other
        remedy or remedies which the Landlord may have on account  thereof,  and
        upon such application  Tenant shall pay Landlord on demand the amount so
        applied which shall be added to the Security Deposit so the same will be
        restored to its original amount;

 (b)    that should the Premises be conveyed by Landlord,  the Security  Deposit
        or any balance thereof may be turned over to the Landlord's grantee, and
        if the same be turned over as aforesaid, Tenant hereby releases Landlord
        from any and all liability with respect to the Security  Deposit and its
        application or return,  and Tenant agrees to look solely to such grantee
        for such application or return; and,

 (c)    that Landlord may  commingle  the Security  Deposit with other funds and
        not be obligated to pay Tenant any interest;

 (d)    that the Security  Deposit shall not be considered as advance payment of
        Rent or a measure of damages for any default by Tenant,  nor shall it be
        a bar or defense to any actions by Landlord against Tenant;

 (e)    that  if  Tenant  shall  faithfully  perform  all of the  covenants  and
        agreements  contained  in this  Lease  on the part of the  Tenant  to be
        performed,,  the Security Deposit or any then remaining balance thereof,
        shall be returned to Tenant,  without interest,  within thirty (30) days
        after the expiration of the Term.  Tenant further covenants that it will
        not assign or encumber the money deposited  herein as a Security Deposit
        and that neither  Landlord nor its  successors or assigns shall be bound
        by any such assignment.  encumbrance,  attempted assignment or attempted
        encumbrance.

                                   ARTICLE 24.

                              BROKERAGE COMMISSION

     Landlord  and Tenant  represent  and warrant to each other that neither has
dealt with any broker,  finder or agent except for the  Broker(s)  identified in
Article I. Tenant  represents and warrants to Landlord that (except with respect
to the Broker  identified in Article I and with whom Landlord has entered into a
separate brokerage agreement) no broker, agent, commission salesperson, or other
person has represented  Tenant in the  negotiations  for and procurement of this
Lease and of the Premises and that no commissions,  fees, or compensation of any
kind are due and payable in connection herewith to any broker,  agent commission
salesperson,  or other  person.  Tenant  agrees to  indemnify  Landlord and hold
Landlord  harmless  from any and all claims,  suits,  or  judgments  (including,
without  limitation,  reasonable  attorneys'  fees and court  costs  incurred in
connection with any such claims, suits, or judgments,  or in connection with the
enforcement of this indemnity) for any foes, commissions, or compensation of any
kind which  arise out of or are in any way  connected  with any  claimed  agency
relationship not referenced in Article I.

                                   ARTICLE 25.

                                  FORCE MAJEURE

                                       20
<PAGE>
     Landlord shall be excused for the period of any delay in the performance of
any obligation hereunder when prevented from w doing by a cause or causes beyond
its  control,  including  all labor  disputes,  civil  commotion,  war,  war4ike
operations,  invasion,  rebellion,   hostilities,  military  or  usurped  power,
sabotage,   governmental  regulations  or  controls,  tire  or  other  casualty,
inability to obtain any material, services or financing, or through acts of God.
Tenant shall similarly be excused for delay in the performance of any obligation
hereunder, provided:

 (a)    nothing  contained  in this  Section or elsewhere in this Lease shall be
        deemed to excuse or permit any delay in the payment of the Rent,  or any
        delay in the cure of any  default  which may be cured by the  payment of
        money;

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

 (c)    Tenant shall not be entitled to rely upon this  Section  unless it shall
        first have given  Landlord  notice of the existence of any force majeure
        preventing  the  performance of an obligation of Tenant within five days
        after the commencement of the force majeure.

                                   ARTICLE 26.

                                     PARKING

 (a)    Landlord  hereby  grants to Tenant  the  might,  in common  with  others
        authorized by Landlord,  to use the parking facilities owned by Landlord
        and shown on  Exhibit A, if any.  Landlord,  at its sole  election,  may
        designate the types and  locations of parking  spaces within the parking
        facilities which Tenant shall be allowed to use. Landlord shall have the
        right, at Landlord's  sole election,  to change said types and locations
        from  time  to  time;  provided,  however,  such  designation  shall  be
        uniformly  applied  and  shall  not  unfairly  favor  any  tenant in the
        Building.

 (b)    Commencing  on the  Commencement  Date,  Tenant  shall pay  Landlord the
        Parking Fee, if any,  shown in Article 1, as  Additional  Rent,  payable
        monthly in advance with the Monthly Rent If there is a Parking Fee shown
        in Schedule I, then  thereafter,  and  throughout  the Term, the parking
        rate for each type of parking space provided to Tenant  hereunder  shall
        be the  prevailing  parking rate, as Landlord may designate from time to
        time, at Landlord's sole election,  for each such type of parking space.
        In addition to the right reserved hereunder by Landlord to designate the
        parking rate from time to time,  Landlord shall have the right to change
        the parking  rate at any time to include  therein  any amounts  levied,,
        assessed,  imposed or required to be paid to any governmental  authority
        on account of the parking of motor vehicles, including all sums required
        to  be  paid  pursuant  to   transportation   controls   imposed  b  the
        Environmental  Protection  Agency  wider the  Clean Air Act of 1970,  as
        amended, or otherwise required to be paid by any governmental  authority
        with respect to the parking,  use, or  transportation of motor vehicles,
        or the reduction or control of motor vehicle  traffic,  or motor vehicle
        pollution.

 (c)    If requested by  Landlord,  Tenant shall notify  Landlord of the license
                                        21
<PAGE>
        plate number,  year, make and model of the  automobiles  entitled to use
        the parking  facilities and if requested by Landlord,  such  automobiles
        shall be identified by automobile  window stickers provided by Landlord,
        and only  such  designated  automobiles  shall be  permitted  to use the
        parking  facilities.  If  Landlord  institutes  such  an  identification
        procedure,  Landlord may provide additional  parking,  spaces for use by
        customers and invitees of Tenant on a daily basis at prevailing  parking
        rates, if any. At Landlord's sole election, Landlord may make validation
        stickers  available to Tenant for any such  additional  parking  spaces,
        provided,  however,  if Landlord makes validation  stickers available to
        any other tenant in the Building,  Landlord  shall make such  validation
        stickers available to Tenant.

 (d)    The parking  facilities  provided for herein are provided solely for the
        accommodation  of Tenant  and  Landlord  assumes  no  responsibility  or
        liability of any' kind  whatsoever  from whatever  cause with respect to
        the automobile  parking areas,  including  adjoining sweets,  sidewalks,
        driveways,  property  and  passageways,  or the use thereof by Tenant or
        tenant's employees, customers, agents, contractors or invitees.

                                   ARTICLE 27.

                               HAZARDOUS MATERIALS

 A.     Definition of Hazardous  Materials.  The term "Hazardous  Materials" for
        purposes hereof shall mean any chemical,  substance,  materials or waste
        or  component  thereof  which is now or  hereafter  listed,  defined  or
        regulated  as a hazardous  or toxic  chemical,  substance,  materials or
        waste or component  thereof by any federal,  state or Local governing or
        regulatory body having jurisdiction, or which would trigger any employee
        or community  "right-to-know"  requirements adopted by any such body, or
        for which any such body has adopted any requirements for the preparation
        or distribution of a materials safety data sheet ("MSDS").

 B.     No  Hazardous  Materials.   Tenant  shall  not  transport,  use,  store,
        maintain, generate,  manufacture,  handle, dispose, release or discharge
        any Hazardous  Materials.  However,  the foregoing  provisions shall not
        prohibit the  transportation to and from, and use, storage,  maintenance
        and handling within the Premises of Hazardous Materials customarily used
        in the business or activity expressly  permitted to be undertaken in the
        Premises under Article 6, provided:  (a) such Hazardous  Materials shall
        be  used  and  maintained  only  in such  quantities  as are  reasonably
        necessary  for such,  permitted  use of the  Premises  and the  ordinary
        course  of  Tenant's  business  therein,  strictly  in  accordance  with
        applicable Law, highest  prevailing  standards,  and the  manufacturers'
        instructions  therefor,  (b)  such  Hazardous  Materials  shall  not  be
        disposed  of,  released  or  discharged  in the  Building,  and shall be
        transported  to and from the Premises in compliance  with all applicable
        Laws, and as Landlord shall  reasonably  require,  (c) if any applicable
        Law or  Landlord's  trash  removal  contractor  requires  that  any such
        Hazardous  Materials  be disposed of  separately  from  ordinary  trash,
        Tenant shall make  arrangements at Tenant's  expense for such,  disposal
        directly  with a qualified  arid licensed  disposal  company at a Lawful
        disposal site (subject to scheduling and approval by Landlord),  and (d)
        any remaining such Hazardous Materials shall be completely, properly and
        lawfully   removed  from  the  Building   upon   expiration  or  earlier
        termination of this Lease.
                                       22
<PAGE>
 C.     Notices To Landlord.  Tenant shall promptly  notify  Landlord at (i) any
        enforcement,  cleanup or other regulatory  action taken or threatened by
        any'  governmental or regulatory  authority with respect to the presence
        of any Hazardous  Materials on the Premises or the migration  thereof on
        or to other  property,  (ii) any demands or claims made or threatened by
        any parry relating,  to any loss or injury  resulting from any Hazardous
        Materials on the Premises, (iii) any release,  discharge or non-routine,
        improper  or  unlawful  disposal  or  transportation  of  any  Hazardous
        Materials on or from the Premises or in violation of this  Article,  and
        (iv) any  matters  where  Tenant is required by Law to give a notice any
        government or regulatory authority respecting any Hazardous Materials on
        the Premises.  Landlord shall have the right (but not the obligation) to
        join and  participate,  as a party, in any legal  proceedings or actions
        affecting the Premises  initiated in connection with any  environmental,
        health or safety law. At such times as Landlord may reasonably  request,
        Tenant shall provide Landlord with a written list,  certified to be true
        and complete,  identifying any hazardous Materials then used, stored, or
        maintained upon the Premises,  the use and approximate  quantity of each
        stack materials, a copy of any MSDS issued by the manufacturer therefor,
        and such other information as Landlord may reasonably  require or as may
        be required by Law.

 D.     Indemnification  of Landlord.  If any Hazardous  Materials are released,
        discharged  or  disposed  of by  Tenant  or any  other  occupant  of the
        Premises,  or their employees,  agents,  invitees or contractors,  on or
        about the  Building in  violation of the  foregoing  provisions,  Tenant
        shall immediately, properly and in compliance with applicable Laws clean
        up,  remediate and remove the Hazardous  Materials from the Building and
        any other affected  property and clean or replace any affected  personal
        property  (whether  or not  owned  by  Landlord),  at  Tenant's  expense
        (without  limiting  Landlord's  other remedies  therefor).  Tenant shall
        further  be  required  to  indemnify  and  hold   Landlord,   Landlord's
        directors,  officers, employees and agents harmless from and against any
        and all claims, demands,  liabilities,  losses,  damages,  penalties and
        judgments  directly or indirectly  arising out of or  attributable  to a
        violation  of  the  provisions  of  this  Article  by  Tenant,  Tenant's
        occupants,  employees,  contractors or agents. Any clean up, remediation
        and removal work shall be subject to Landlord's  prior written  approval
        (except in  emergencies),  and shall include,  without  limitation,  any
        testing,  investigation,  and the preparation and  implementation of any
        remedial   action  plan  required  by  any   governmental   body  having
        jurisdiction  or  reasonably  required by  Landlord.  If Landlord or any
        Lender or  governmental  body arranges for any tests or studies  showing
        that this Article has been  violated,  Tenant shall pay for the costs of
        such tests.  The  provisions of Article shall survive the  expiration or
        earlier termination of this Lease.

                                   ARTICLE 28.

                     ADDITIONAL RIGHTS RESERVED BY LANDLORD

     In addition to any other rights provided for herein,  Landlord reserves the
following rights,  exercisable  without liability to Tenant for damage or injury
to property, person or business and without effecting an eviction,  constructive
or actual,  or  disturbance  of Tenant's use or possession or giving rise to any
claim:

                                       23
<PAGE>
 (a)    To name the  Building  and to change  the name or street  address of the
        Building;

 (b)    To install and  maintain  all signs on the  exterior and interior of the
        Building;

 (c)    To designate all sources  furnishing  sign painting or lettering for use
        in the Building:

 (d)    During the last ninety (90) days of the Term,  if Tenant has vacated the
        Premises, to decorate,  remodel,  repair, alter or otherwise prepare the
        Premises for occupancy,  without  affecting  Tenant's  obligation to pay
        Rent for the Premises;

 (e)    To have  pass keys to the  Premises  and all  doors  therein,  excluding
        Tenant's vaults and safes;

 (f)    On  reasonable  prior  notice to Tenant,  to exhibit the Premises to any
        prospective purchaser, Lender, mortgagee, or assignee of any mortgage on
        the  Buil4ing or Land and to others  having an  interest  therein at any
        time during the Term,  and to  prospective  tenants  during the last six
        months of the Term;

 (g)    To take any and all  measures,  including  entering the Premises for the
        purpose  of making  inspections,  repairs,  alterations,  additions  and
        improvements  to the  Premises  or to the  Building  (including  for the
        purpose of checking.  calibrating,  adjusting and balancing controls and
        other parts of the Building  Systems),  as may be necessary or desirable
        for the operation,  improvement,  safety,  protection or preservation of
        the  Premises  or the  Building,  or in order to  comply  with all Laws,
        orders and  requirements  of  governmental  or other authority or as may
        otherwise  be permitted  or required by this Lease;  provided,  however,
        that during the progress of any work on the Premises or at the Building,
        Landlord  will  attempt not to  inconvenience  Tenant,  but shall not be
        liable for inconvenience,  annoyance,  disturbance, loss of business, or
        other damage to Tenant by reason of  performing  any work or by bringing
        or storing  materials,  supplies,  tools or equipment in the Building or
        Premises  during the  performance  of any work,  and the  obligations of
        Tenant  under this Lease  shall not  thereby be  affected  in any manner
        whatsoever;

 (h)    To relocate  various  facilities  within the Building and on the land of
        which the Building is a part if Landlord shall determine such relocation
        to be in the  best  interest  of the  development  of the  Building  and
        Property,  provided that such relocation  shall not materially  restrict
        access to the Premises; and

 (i)    To install vending  machines of alt kinds in the Building and to receive
        all of the revenue derived therefrom, provided, however, that no vending
        machines shall be installed by Landlord in the Premises unless Tenant so
        requests.

                                   ARTICLE 29.

                                  DEFINED TERMS

 A.     "Building"  shall refer to the Building  named in Article I of which the

                                       24
<PAGE>
        Leased Premises are a part (including all  modifications,  additions and
        alterations  made to the Building  during the term of this  Lease),  the
        real property on which the same is located, all plazas, common areas and
        any other areas located on said real property and designated by Landlord
        for use by all tenants in the  Building.  A plan showing the Building is
        attached  hereto as Exhibit A and made a part hereof and the Premises is
        defined in Article 2 and shown on said Exhibit A by cross-hatched lines.

 B.     "Common Areas" shall mean and include all areas, facilities,  equipment,
        directories  and signs of the  Building  (exclusive  of the Premises and
        area leased to other  Tenants) made available and designated by Landlord
        for the common and joint use and benefit of Landlord,  Tenant arid other
        tenants and  occupants  of the Building  including,  but not limited to,
        lobbies,   public  washrooms,   hallways,   sidewalks,   parking  areas,
        landscaped areas and service entrances. Common Areas may further include
        such areas in adjoining properties under reciprocal easement agreements,
        operating agreements or other such agreements now or hereafter in effect
        and which are available to Landlord,  Tenant and Tenant's  employees and
        invitees.  Landlord  reserves the right in its sole  discretion and from
        time to time, to construct,  maintain,  operate,  repair,  close, limit,
        take out of service,  alter,  change,  and modify all or any part of the
        Common Areas.

 C.     "Default  Rate"  shall mean  eighteen  percent  (18%) per annum,  or the
        highest rate permitted by applicable  law,  whichever  shall be less. If
        the  application  of the Default Rate causes any provision of this Lease
        to be usurious or unenforceable, the Default Rate shall automatically be
        reduced so as to prevent such result.

 D.     "Hazardous Materials" shall have the meaning set forth in Article 27.

 B.     "Landlord"  and "Tenant"  shall be  applicable to one or more parties as
        the case may be, and the  singular  shall  include the  plural,  and the
        neuter shall include the  masculine  and feminine;  and if there be more
        than  one,  the  obligations  thereof  shall be joint and  several.  For
        purposes of any  provisions  indemnifying  or limiting the  liability of
        Landlord,  the term  "Landlord"  shall  include  Landlord's  present and
        future   partners,   beneficiaries,   trustees,   officers,   directors,
        employees, shareholders,  principals, agents, affiliates, successors and
        assigns.

 F.     "Law" or  "Laws"  shall  mean  all  federal,  state,  county  and  local
        governmental   and  municipal   laws,   statutes,   ordinances,   rules,
        regulations,   codes,  decrees,  orders  and  other  such  requirements,
        applicable  equitable  remedies  and  decisions by courts in cases where
        such decisions are binding precedents in the state in which the Building
        is located,  and decisions of federal  courts  applying the Laws of such
        state.

 G.     "Lease"  shall mean this lease  executed  between  Tenant and  Landlord,
        including any extensions,  amendments or modifications  and any Exhibits
        attached hereto.

 H.     "Lease Year" shall mean each calendar year or portion thereof during the
        Term.

                                       25
<PAGE>
 I.     "Lender"  shall mean the holder of a Mortgage  at the time in  question,
        and where such Mortgage is a ground lease,  such term shall refer to the
        ground lessee.

 J.     "Mortgage"  shall mean all mortgages,  deed of trust,  ground leases and
        other such encumbrances now or hereafter placed upon the Building or any
        part thereof with the written  consent of  Landlord,  and all  renewals,
        modifications,  consolidations,  replacements or extensions thereof, and
        all  indebtedness  now or  hereafter  secured  thereby and all  interest
        thereon.

 K.     "Operating  Expenses"  shall mean all operating  expenses of any kind or
        nature  which  are  necessary,   ordinary  or  customarily  incurred  in
        connection with the operation,  maintenance or repair of the Building as
        determined by Landlord.

     Operating Expenses shall include, but not be limited to:

        1.1    costs of  supplies,  including,  but not  limited to, the cost of
               relamping  all  Building  standard  lighting  as the  same may be
               required from time to time;

        1.2    costs incurred in connection with obtaining and providing  energy
               for  the  Building,  including,  but not  limited  to,  costs  of
               propane,  butane, natural gas, steam,  electricity,  solar energy
               and fuel oils, coal or any other energy sources;

        1.3    costs of water and sanitary and storm drainage services;

        1.4    costs of janitorial and security services;

        1.5    cost of general  maintenance  and repairs,  including costs under
               HVAC and other mechanical  maintenance contracts and maintenance,
               repairs and replacement of equipment and tools used in connection
               with operating the Building;

        1.6    costs of maintenance and replacement of Landscaping;

        1.7    insurance   premiums,   including  fire  and  all-risk  coverage,
               together  with loss of rent  endorsements,  the part of any claim
               required to be paid under the deductible portion of any insurance
               policies  carried by Landlord  in  connection  with the  Building
               (where  Landlord  is  unable  to obtain  insurance  without  such
               deductible from a major insurance  carrier at reasonable  rates),
               public  Liability  insurance and any other  insurance  carried by
               Landlord on the  Building,  or any  component  parts thereof (all
               such insurance shall be in such amounts as may be required by any
               holder of a Mortgage or as Landlord may reasonably determine);

        1.8    labor  costs,  including  wages  and  other  payments,  costs  to
               Landlord  of  worker's  compensation  and  disability  insurance,
               payroll taxes,  welfare fringe  benefits,  and all legal fees and
               other costs or expenses incurred in resolving any labor dispute;

        1.9    professional  building management fees required for management of
               the Building;

                                       26
<PAGE>
        1.10   Legal,  accounting,   inspection,  and  other  consultation  fees
               (including,  without  limitation,  fees  charged  by  consultants
               retained by Landlord for services  that are designed to produce a
               reduction  in  Operating  Expenses or to  reasonably  improve the
               operation,  maintenance  or  state  of  repair  of the  Building)
               incurred in the ordinary  course of operating  the Building or in
               connection with making the computations  required hereunder or in
               any audit of operations of the Building;

        1.11   the costs of  capital  improvements  or  structural  repairs,  or
               replacements  made in or to the  Building  in order to conform to
               changes,  subsequent in the date of this Lease, in any applicable
               laws,   ordinances,   rules,   regulations   or   orders  of  any
               governmental or quasi-governmental  authority having jurisdiction
               over the  Building  (herein  "Required  Capital")  or  the  costs
               incurred by Landlord to install a new or replacement capital item
               for the  purpose of reducing  Operating  Expenses  (herein  "Cost
               Savings  Improvements"),  and a reasonable  reserve for all other
               capital  improvements  and  structural  repairs and  replacements
               reasonably  necessary to permit Landlord to maintain the Building
               in its current  class.  The  expenditures  for  Required  Capital
               Improvements  and Cost  Savings  Improvements  shall be amortized
               over the useful life of such capital  improvement  or  structural
               repair or replacement  (as determined by Landlord).  All costs so
               amortized  shall bear  interest on the  amortized  balance at the
               rate of twelve percent (12%) per annum or such higher rate as may
               have been paid by Landlord on funds  borrowed  for the purpose of
               constructing these capital improvement.

     In making any  computations  contemplated  hereby,  Landlord  shall also be
permitted to make such  adjustments and  modifications to the provisions of this
paragraph  and Article 4 as shall be  reasonable  and  necessary  to achieve the
intention of the parties hereto.

 L.     "Rent" shall have the meaning specified therefor in Article 3.

 M.     "Tax" or "Taxes" shall mean:

        1.1    All real  property  taxes  and  assessments  levied  against  the
               Building by any governmental or quasi-governmental authority. The
               foregoing  shall  include all federal,  state,  county,  or local
               governmental,  special district,  improvement district, municipal
               or other political subdivision taxes, fees, levies,  assessments,
               charges or other  impositions  of every kind and nature,  whether
               general,   special,  ordinary  or  extraordinary  respecting  the
               Building,   including  without  limitation,  real  estate  taxes,
               general  and  special,  assessments,   interest  on  any  special
               assessments paid in installments,  transit taxes, water and sewer
               rents,  taxes based upon the receipt of rent,  personal  property
               taxes imposed upon the fixtures, machinery, equipment, apparatus,
               used in connection  with the Building  which  Landlord  shall pay
               during any calendar  year, any portion of which occurs during the
               Term (without  regard to any  different  fiscal year used by such
               government  or  municipal  authority  except as provided  below).
               Provided, however, any taxes which shall be levied on the rentals

                                       27
<PAGE>
               of the  Building  shall be  determined  as if the  Building  were
               Landlord's only property,  and provided  further that in no event
               shall the term "taxes or  assessments,"  as used herein,  include
               any net  federal or state  income  taxes  levied or  assessed  on
               Landlord,  unless such taxes are a specific  substitute  for real
               property taxes. Such term shall, however,  include gross taxes on
               rentals. Expenses incurred by Landlord for tax consultants and in
               contesting   the  amount  or   validity  of  any  such  taxes  or
               assessments shall be included in such computations.

        1.2    All  "assessments,"   including  so-called  special  assessments,
               license tax,  business  license fee,  business license tax, levy,
               charge, penalty or tax imposed by any authority having the direct
               power to tax,  including  any  city,  county,  state  or  federal
               government,  or  any  school,   agricultural,   lighting,  water,
               drainage,  or other  improvement  or  special  district  thereof,
               against the  Premises of the  Building or any legal or  equitable
               interest of Landlord therein. For the purposes of this lease, any
               special  assessments  shall be deemed  payable in such  number of
               installments  as is permitted by Law,  whether or not actually so
               paid.  If as of the  Commencement  Date the Building has not been
               fully  assessed  as a  completed  project,  for  the  purpose  of
               computing  the  Operating  Expenses for any  adjustment  required
               herein or under Article 4, the Tax shall be adjusted by Landlord,
               as of the date on which the  adjustment is to be made, to reflect
               full  completion of the Building  including  all standard  Tenant
               finish work if the method of  taxation of real estate  prevailing
               to the time of execution hereof shall be, or has been altered, so
               as to cause the whole or any part of the taxes now,  hereafter or
               theretofore  Levied,  assessed  or imposed  on real  estate to be
               levied, assessed or imposed on Landlord,  wholly or partially, as
               a  capital  Levy or  otherwise,  or on or  measured  by the rents
               received  therefrom,  then such new or altered taxes attributable
               to the  Building  shall be  included  within the term real estate
               taxes,  except that the same shall not include any enhancement of
               said tax  attributable  to other income of  Landlord.  All of the
               preceding clauses K (1.1 and 1.2) are collectively referred to as
               the "Tax" or "Taxes."

     All other  capitalized  terms shall have the  'definition  set forth in the
Lease.

                                   ARTICLE 30.

                            MISCELLANEOUS PROVISIONS

A.       RULES AND REGULATIONS.

     Tenant shall comply with all of the rules and  regulations  promulgated  by
Landlord  from time to time for the  Building.  A copy of the  current  rule and
regulations is attached hereto as Exhibit D.

B.       EXECUTION OF LEASE.

                                       28
<PAGE>
     If more than one person or entity executes this Lease as: Tenant, each such
person or entity  shall be  jointly  and  severally  liable  for  observing  and
performing  each  of the  terms,  covenants,  conditions  and  provisions  to be
observed or performed by Tenant

C.       NOTICES.

     All  notices  under  this  Lease  shall be in  writing  and will be  deemed
sufficiently  given for all purposes if, to Tenant, by delivery to Tenant at the
Premises  during the hours the  Building is open for  business  or by  certified
mail,  return  receipt  requested or by  overnight  delivery  service  (with one
acknowledged  receipt),  to Tenant at the  address  set forth  below,  and if to
Landlord,  by certified mail, return receipt requested or by overnight  delivery
service (with one acknowledged receipt), at the addresses set forth below.

         Landlord:  at address shown in Article 1, item F.

         with a copy to: Building Manager at address shown in Article 1, item G.

         Tenant:  at address shown in Article 1, item B.

         with copy to:

D.       TRANSFERS.

     The term  "Landlord"  appearing  herein  shall  mean  only the owner of the
Building  from time to time and,  upon a sale or transfer of its interest in the
Building,  the then  Landlord  and  transferring  party  shall  have no  further
obligations  or liabilities  for matters  accruing after the date of transfer of
that interest arid Tenant, upon such sale or transfer,  shall look solely to the
successor  owner and  transferee of the Building for  performance  of Landlord's
obligations hereunder.

E.       RELOCATION.

     Landlord  shall be  entitled  during  the  Lease  Term to cause  Tenant  to
relocate  from the  Premises  to a  comparable  space  within  the  Building  (a
"Relocation Space") at any time after reasonable notice, which notice shall give
Tenant no Less than sixty (60) days advance notice.  Landlord or the third party
tenant replacing Tenant shall pay the expense of moving Tenant to a space within
the  Building  comparable  to the Premises and  providing  comparable  Leasehold
improvements.  Such a relocation shall not terminate, modify or otherwise affect
the Lease,  except with respect to the location of the Premises  front and after
the  date  of  such  relocation  "Premises",  shall,  thereafter,  refer  to the
Relocation  Space into which  Tenant has been moved,  rather  than the  original
Premises as herein defined.

F.       TENANT FINANCIAL STATEMENTS

     Upon the  written  request  of  Landlord,  Tenant  shall  submit  financial
statements  for its most  recent  financial  reporting  period and for the prior
Lease Year. Landlord shall make such request no more than twice during any Lease
Year.

                                       29
<PAGE>
     All such financial  statements  shall be;  certified as true and correct by
the  responsible  officer  or partner of Tenant and if Tenant is then in default
hereunder;  the  financial  statements  shall  be  certified  by an  independent
certified public accountant.

G.       RELATIONSHIP OF THE PARTIES.

     Nothing  contained in this Lease shall be construed by the parties  hereto,
or by any third  party,  as  constituting  the parties as  principal  and agent,
partners or joint  venturers,  nor shall  anything  herein  render  either party
(other  than a  guarantor)  liable  for the debts and  obligations  of any other
party,  it being  understood  and  agreed  that the  only  relationship  between
Landlord and Tenant is that of Landlord and Tenant.

H.       ENTIRE AGREEMENT: MERGER.

     This Lease  embodies the entire  agreement  and  understanding  between the
parties  respecting  the  Lease  and  the  Premises  and  supersedes  all  prior
negotiations,  agreements and understandings  between the parties,  all of which
are  merged  herein.  No  provision  of this  Lease may be  modified,  waived or
discharged  except by an instrument in writing signed by the party against which
enforcement of such modification, waiver or discharge is sought.

I.       NO REPRESENTATION BY LANDLORD.

     Neither  Landlord nor any agent of Landlord  has made any  representations,
warranties,  or promises with respect to the Premises or the Building  except as
expressly set forth herein.

J.       LIMITATION OF LIABILITY.

     Notwithstanding  any  provision  in this  Lease to the  contrary,  under no
circumstances  shall  Landlord's  liability or that of its directors,  officers,
employees and agents for failure to perform any obligations arising out of or in
connection  with the Lease or for any breach of the terms or  conditions of this
Lease  whether  written or implied)  exceed  Landlord's  equity  interest in the
Building.  Any judgments rendered against Landlord shall be satisfied solely out
of proceeds of sale of Landlord's interest in the Building. No personal judgment
shall lie against Landlord upon extinguishment of its rights in the Building and
any judgments so rendered  shall not give rise to any right of execution or levy
against  Landlord's  assets.  The  provisions  hereof shall inure to  Landlord's
successors and assigns  including any Lender.  The foregoing  provisions are not
intended  to  relieve  Landlord  from  the  performance  of  any  of  Landlord's
obligations  under  this  Lease,  but only to limit the  personal  Liability  of
Landlord  in case of  recovery  of a judgment  against  Landlord;  nor shall the
foregoing  be deemed to limit  Tenant's  rights to obtain  injunctive  relief or
specific  performance  or other  remedy  which may be accorded  Tenant by Law or
under this Lease.  If Tenant  claims or asserts  that  Landlord  has violated or
failed to perform a covenant  under the Lease,  Tenant's sole remedy shall be an
action for specific  performance,  declaratory  judgment or injunction and in no
event shall  Tenant be entitled to any money  damages in any action or by way of
set off, defense or counterclaim and Tenant hereby specifically waives the right
to any money damages or other remedies for any such violation or failure.

K.       MEMORANDUM OF LEASE.

                                       30
<PAGE>
     Neither party,  without the written  consent of the other,  will execute or
record any this Lease or any summary or  memorandum  of this Lease in any public
recorders office.

L.       NO WAIVERS AMENDMENTS.

     Failure of  Landlord  to insist  upon  strict  compliance  by Tenant of any
condition  or  provision of this Lease shall not be deemed a waiver by Landlord,
of that  condition.  No waiver shall be  effective  against  Landlord  unless in
writing and signed by Landlord.  Similarity, this Lease cannot be amended except
by a writing signed by Landlord and Tenant.

M.       SUCCESSORS AND ASSIGNS

     The conditions,  covenants and agreements contained herein shall be binding
upon and inure to the benefit of the parties hereto and their respective  heirs,
executors, administrators, successors and assigns.

N.       GOVERNING LAW.

     This Lease shall be governed by the Law of the State where the  Building is
located.

O.       EXHIBITS.

     All exhibits  attached to this Lease are a part hereof and are incorporated
herein  by  reference  and all  provisions  of such  exhibits  shall  constitute
agreements, promises and covenants of this Lease.

P.       CAPTIONS.

     The captions and headings used in this Lease are for  convenience  only and
in no way define or limit the scope, interpretation or content of this Lease.

Q.       COUNTERPARTS.

     This Lease may be executed in one (1) or more  counterparts,  each of which
shall be deemed an original,  but all of which together shall constitute one and
the same instrument.

                                       31
<PAGE>
     IN WITNESS WHEREOF,  and intending to be legally bound hereby,  the parties
have duly executed this Lease with the Exhibits  attached  hereto,  as of this -
day of_______________________.

Attest or Witness:                LANDLORD:

                                  Cornerstone Suburban Office, L.P.,
                                  a Delaware limited partnership

                                  By: Cornerstone Office Management,
                                      Limited Liability Company, a Delaware LLC,
                                      its general partner

                                  By: Cornerstone Real Estate Advisers, Inc.,
                                      a Massachusetts corporation,
                                      its managing member

                                  By:      ___________________________
                                           Robert K. Giffin
                                           Vice President

Attest or Witness:                TENANT:

                                  CB Corn, Inc.,
                                  a Delaware Corporation

                                  By:      ___________________________
                                           Max Sun
                                           President

                                  Date:    ___________________________

                                  By:      ___________________________
                                           Charles A. Lesser
                                           Chief Financial Officer

                                  Date:    ___________________________

                                       32
<PAGE>
     ADDENDUM TO OFFICE LEASE DATED DECEMBER 24, 1999 BY AND BETWEEN CORNERSTONE
SUBURBAN OFFICE,  L.P., A DELAWARE LIMITED PARTNERSHIP  ("LANDLORD") AND CB COM,
INC., A DELAWARE CORPORATION ("TENANT"),  CONCERNING THE PROPERTY KNOWN AS FIRST
FINANCIAL PLAZA LOCATED AT 16830 VENTURA BOULEVARD, SUITE 211, ENCINO, CA 91436
--------------------------------------------------------------------------------

1.       Tenant Improvements:

     Landlord to provide  tenant  improvements  in accordance  with the attached
plan (Exhibit A).

2.       Rental and Tenant Improvement Security Deposit:

     In addition to an amount equal to one (1) month's security deposit,  Tenant
shall  deposit with  Landlord an amount equal to the above tenant  improvements,
including all costs  associated with the  improvements,  which shall include but
not be limited to the actual  costs of  construction,  design,  supervision  and
permit fees.  As long as Tenant is not in default of the Lease,  Landlord  shall
return the deposit for the tenant improvements as follows:

         January 1, 2001            -       one-third
         January 1, 2002            -       one-third
         January 1, 2003            -       one-third

     AMERICANS WITH DISABILITIES ACT ("ADA") "The parties hereto agree to comply
with  all  applicable  federal,  state  and  local  laws,  regulations,   codes,
ordinances  and  administrative  orders  having  jurisdiction  over the parties,
property of the subject matter of this agreement, including, but not limited to,
the 1964 Civil Rights Act. and all amendments thereto, the Foreign Investment In
Real Property Tax Act, the Comprehensive Environmental Response Compensation and
Liability Act and the Americans with Disabilities Act."

     CONSULT  YOUR  ATTORNEY/ADVISORS  - This  document  has been  prepared  for
approval by your attorney.  No  representation is made by CB Richard Ellis, Inc.
or the  Southern  California  Chapter of the  Society of  Industrial  and Office
Realtors  (S.I.O.R.J.,  Inc., or the agents or employees of either of them as to
the legal sufficiency,  legal effect or tax consequences of this document or the
transaction to which it relates. These are questions for your attorney.

     In any real estate  transaction,  it is recommended that you consult with a
professional,  such as a civil engineer,  industrial  hygienist or other person,
with  experience  in evaluating  the  condition of the  property,  including the
possible  presence of asbestos,  hazardous  materials  and  underground  storage
tanks.

LANDLORD:                                          TENANT:

Cornerstone Suburban Office, LP.,                  CB Corn, Inc.,
A Delaware Limited Partnership                     A Delaware Corporation

By:      _______________________                   By:  _______________________
         Robert K. Griffin                              Max Sun
         Vice President                                 President

By:      _______________________
         Charles A. Lesser
         Chief Financial Officer
                                       33
<PAGE>
                                    EXHIBIT B

                                Landlord's Work

 1.     The  Premises  are leased to Tenant in their "AS IS" but good  operating
        condition  and this  Exhibit  "B"  (sometimes  referred  to as the "Work
        Letter  Agreement") is intended to set forth the obligations of Landlord
        and Tenant with respect to the  preparation of the Premises for Tenant's
        occupancy.  All improvements  described in this Work Letter Agreement to
        be constructed in and upon the Premises are  hereinafter  referred to as
        the "Tenant  Improvements." It is agreed that construction of the Tenant
        Improvements  will be completed in accordance  with the  procedures  set
        forth in this Work Letter Agreement.

 2.     Tenant  shall  devote  such  time  in  consultation   with  Landlord  or
        Landlord's agent as may be required to provide all necessary information
        to Landlord or Landlord's  agent as Landlord deems necessary in order to
        enable Landlord to complete,  and obtain Tenant's  written  approval of,
        the final layout,  drawings, and plans for the Premises. If Tenant fails
        to furnish any such information,  or fails to approve layout,  drawings,
        or plans prior to January 3, 1997,  Landlord  may, at its  election,  be
        discharged of its obligations under this Work Letter Agreement,  but the
        same shall not affect or diminish  Tenant's  duties and  obligations set
        forth in the  Lease,  and  Tenant  agrees to pay on demand all costs and
        expenses and  increased  unit prices  incurred by Landlord on account of
        Tenant's  failure to furnish  such  information  and  approved  drawings
        within such prescribed  times. All of Tenant's plans and  specifications
        shall be subject to Landlord's consent,  the granting or denial of which
        shall be in Landlord's sole discretion.

 3.     Landlord  agrees to build  Tenant's  suite in  accordance  with the plan
        attached hereto and further described as Exhibit "A".

 4.     Space planning and construction  drawings,  and when deemed necessary by
        Landlord,   engineering  drawings,   shall  be  prepared  by  Landlord's
        architect.   Landlord,   shall  pay  for  space  planning  services  for
        Landlord's  standard  construction  and  engineering  drawings  covering
        Landlords  Building  Standard  materials  as defined  in Exhibit  "B-1",
        Tenant  shall  pay  for any  nonstandard  construction  and  engineering
        drawings,  or any  additional  costs for drawings  occasioned by special
        improvements,  whether  installed  by Landlord  at  Tenant's  request or
        installed by Tenant with Landlord's prior written approval. Tenant shall
        use the Building Standard materials unless other materials are expressly
        approved in writing by Landlord.

 5.     In the event Tenant  requests any changes to the attached plan described
        as Exhibit "A," prior to  commencing  construction  of any  changes.  to
        Exhibit "A," Landlord shall submit to Tenant a written  estimate setting
        forth the anticipated  cost of said changes,,  including but not limited
        to labor  and  materials,  contractor's  fees,  Landlord's  construction
        management  fees cm the  amount  of five  percent  (5%) of the  contract
        amount), permit fees, and space planning,  construction, and engineering
        drawing costs which are the  responsibility  of Tenant.  Within five (5)
        Business  Days Tenant  shall  either  notify  Landlord in writing of its
        approval of the cost  estimate,  or specify its  objections  thereto and
        desired changes to the proposed Tenant Improvements. In the event Tenant

<PAGE>
        notifies  Landlord of such objections and desired changes,  Tenant shall
        work  with  Landlord  to  reach  acceptable  plans  and  cost  estimate;
        provided,  however,  if Tenant fails to give written  approval of a cost
        estimate  within ten (10) Business Days following  delivery to Tenant of
        the original cost estimate,  Tenant shall be chargeable  with one day of
        Delay for each day  thereafter  until  Tenant  provides  to  Landlord in
        writing its approval of a cost estimate.

<PAGE>
                                    EXHIBIT C

                                  Tenant's Work

<PAGE>
                                    EXHIBIT D

                        Building's Rules and Regulations
                          and Janitorial Specifications

 1.     The  sidewalks,  entrances,  passages,  courts,  elevators,  vestibules,
        stairways, corridors or halls of the Building shall not be obstructed or
        encumbered  or used for any purpose other than ingress and egress to and
        from the premises demised to any tenant or occupant.

 2.     No awnings or other projection shall be attached to the outside walls or
        windows  of the  Building  without  the prior  consent of  Landlord.  No
        curtains, blinds, shades, or screens shall be attached to or hung in, or
        used in connection  with, any window or door of the premises  demised to
        any tenant or  occupant,  without the prior  consent of  Landlord.  Such
        awnings,  projections,   curtains,  blinds,  shades,  screens  or  other
        fixtures must be of a quality, type, design and color, and attached in a
        manner, approved by Landlord.

 3.     No sign,  advertisement,  object,  notice  or other  lettering  shall be
        exhibited,  inscribed,  painted or affixed on any part of the outside or
        inside of the premises demised to any tenant or occupant of the Building
        without  the prior  consent  of  Landlord:  Interior  signs on doors and
        directory  tables,  if any, shall be of a size, color and style approved
        by Landlord.

 4.     The sashes, sash doors,  skylights,  windows,  and doors that reflect or
        admit light and air into the halls,  passageways or other public places;
        in the  Building  shall  not be  covered  or  obstructed,  nor shall any
        bottles, parcels, or other articles be placed art any window sills.

 5.     No show cases or other articles,  shall be put in front of or affixed to
        any part of the  exterior  of the  Building,  nor  placed in the  halls,
        corridors,, vestibules or other public parts of the Building.

 6.     The water and wash closets;  and other  plumbing,  fixtures shall not be
        used for any purposes other than those for which they were  constructed,
        and no sweepings,  rubbish,  rags, or other  substances  shall be thrown
        therein. No tenant shall bring or keep, or permit to be brought or keep,
        any inflammable,  combustible,  explosive or hazardous fluid, materials,
        chemical or substance in or about the premises demised to such tenant.

 7.     No tenant or occupant  shall  mark,  paint,  drill  into,  or in any way
        deface any part of the Building or the premises  demised to such tenant;
        or occupant No boring, cutting or stringing of wires shall be permitted,
        except with the prior  consent of Landlord,  and as Landlord may direct.
        No or  occupant  shall  install  any  resilient  tile or  similar  floor
        covering in the premises  demised to such tenant or occupant except in a
        manner approved by Landlord.

 8.     No bicycles,  vehicles,  or animals of any kind shall be brought Into or
        kept in or about the premises demised to any tenant. No cooking shall be
        done or permitted in the Building by any tenant  without the approval of
        the   Landlord.   No  tenant  shall  cause  or  permit  any  unusual  or
        objectionable odors to emanate from the premises demised to such tenant.

<PAGE>
 9.     No  space in the  Building  shall  be used  for  manufacturing,  for the
        storage  of  merchandise,  or for the  sale of  merchandise,  goods,  or
        property of any kind at auction, without the prior consent of Landlord.

 10.    No tenant shall make,  or permit to be made,  any unseemly or disturbing
        noises or disturb or  interfere  with other  tenants or occupants of the
        Building or neighboring  buildings or premises whether by the use of any
        musical  instrument,  radio,  television  set  or  other  audio  device,
        unmusical noise, whistling,  singing, or in any other way. Nothing shall
        be thrown out of any doors or window.

 11.    No additional locks or bolts of any kind shall be placed upon any of the
        doors  or  windows,  nor  shall  any  changes  be made in  locks  or the
        mechanism  thereof.  Each  tenant  must,  upon  the  termination  of its
        tenancy,  restore to  Landlord  all keys of stores,  offices  and toilet
        rooms, either furnished to, or otherwise procured by, such tenant.

 12.    All  removals  from  the  Building,  or  the  carrying  in or out of the
        Building  or the  premises  demised to any tenant,  any safes,  freight,
        furniture  or bulky  matter of any  description  must take place at such
        time and in such manner Landlord or its agents may determine,  from time
        to time.  Landlord  reserves  the right to  inspect  all  freight  to be
        brought  into the  Building and to exclude from the Building all freight
        which  violates any of the Rules and  Regulations  or the  provisions of
        such tenant's lease.

 13.    No tenant  shall use or occupy,  or permit any  portion of the  premises
        demised to such tenant to be used or occupied, as an office for a public
        stenographer  or  typist,  or to a barber  or  manicure  shop,  or as an
        employment  bureau.  No  tenant  or  occupant  shall  engage  or pay any
        employees in the Building, except those actually working for such tenant
        or  occupant in the  Building,  nor  advertise  for  laborers  giving an
        address at the Building.

 14.    No tenant or occupant shall purchase spring water, ice, food,  beverage,
        lighting  maintenance,  cleaning towels or other like service,  from any
        company or person not approved by Landlord.  No vending  machines of any
        description shall be installed, maintained or operated upon the premises
        demised to any tenant without the prior consent of Landlord.

 15.    Landlord shall have the right to prohibit any  advertising by any tenant
        or occupant which, in Landlord's opinion, tends to impair the reputation
        of the Building or its desirability as a building for offices,  and upon
        notice from  Landlord,  such tenant or occupant  shall  refrain  from or
        discontinue such advertising.

 16.    Landlord  reserves the right to exclude from the  Building,  between the
        hours of 6:00 P.M.  and 8:00 A.M. on  business  days and at all hours on
        Saturdays,  Sundays and holidays, all' persons who do not present a pass
        to the Building  signed by  Landlord.  Landlord  will furnish  passes to
        persons for whom any tenant  requests such passes.  Each tenant shall be
        responsible  for all persons from whom it requests such passes and shall
        be liable to Landlord for all acts of such persons.

 17.    Each  tenant,  before  dosing and leaving the  premises  demised to such
        tenant at any time, shall see that all entrance doors are locked and all
        windows closed. Corridor doors, when not in use, shall be kept closed.

<PAGE>
 18.    Each tenant  shall,  at its  expense,  provide  artificial  light in the
        premises demised to such tenant for Landlord's  agents,  contractors and
        employees  while  performing  janitorial or other cleaning  services and
        making repairs or alterations in said premises.

 19.    No  premises  shall be used,  or  permitted  to be used for  lodging  or
        sleeping, or for any immoral or illegal purposes.

 20.    The  requirements of Tenant will be attended to only upon application at
        the office of  Landlord.  Building  employees  shall not be  required to
        perform,  and shall  not be  requested  by any  tenant  or  occupant  to
        perform, and work outside of their regular duties, unless under specific
        instructions from the office of Landlord.

 21.    Canvassing,  soliciting  and peddling in the Building are prohibited and
        each tenant and occupant shall cooperate hi seeking their prevention.

 22.    There  shall  not be used  in the  Building,  either  by any  tenant  or
        occupant or by their agents or  contractors,  in the delivery or receipt
        of merchandise, freight, or other matter, any hand trucks or other means
        of  conveyance  except those  equipped  with rubber  tires,  rubber side
        guards and such other safeguards as Landlord may require.

 23.    If the Premises demised to any tenant become infested with vermin,  such
        tenant,  at its sole cost and  expense,  shall cause its  premises to be
        exterminated,  from time to time, to the  satisfaction of Landlord,  and
        shall  employ  such  exterminators  therefor  as  shall be  approved  by
        Landlord.

 24.    No premises shall be used, or permitted to be used, at any time, without
        the prior  approval of  Landlord,  as a store for the sale or display of
        goods,  wares or  merchandise  of any kind,  or as a  restaurant,  shop,
        booth,  bootblack or other stand,  or for the conduct of any business or
        occupation which predominantly  involves direct patronage of the general
        public in the premises demised to such tenant,  or for  manufacturing or
        for other similar purposes.

 25.    No tenant shall clean any window in the Building from the outside.

 26.    No tenant shall move, or permit to be moved, into or out of the Building
        or the  premises  demised  to such  tenant,  any heavy or bulky  matter,
        without the specific  approval of Landlord.  If any such matter requires
        special  handling,  only a qualified person shall be employed to perform
        such special handling. No tenant shall place, or permit to be placed, on
        any part of the floor or floors of the premises  demised to such tenant,
        a load  exceeding  the floor load per  square  foot which such floor was
        designed  to carry and which is allowed by law.  Landlord  reserves  the
        right to  prescribe  the weight and  position  of safes and other  heavy
        matter, which must be placed so as to distribute the weight.

 27.    Landlord shall provide and maintain an  alphabetical  directory board in
        the first  floor (main  lobby) of the  Building  and no other  directory
        shall be permitted  without the prior  consent of Landlord.  Each tenant
        shall be allowed one line on such board  unless  otherwise  agreed to in
        writing.

<PAGE>
 28.    With respect to work being  performed  by a tenant in its premises  with
        the  approval  of  Landlord,  the tenant  shall  refer all  contractors,
        contractors'  representatives  and installation  technicians to Landlord
        for its  supervision,  approval and control prior to the  performance of
        any work or services.  This provision  shall apply to all work performed
        in  the  Building  including   installation  of  telephones,   telegraph
        equipment,  electrical  devices and  attachments,  and  installations of
        every  nature  affecting  floors,  walls,  woodwork,  trim,  ceiling and
        equipment and other physical portion of the Building.

 29.    Landlord shall not be responsible for lost or stolen. personal property,
        equipment, money, or jewelry from the premises of tenants or public moms
        whether or not such loss occurs when the  Building or the  premises  are
        locked against entry.

 30.    Landlord shall not permit  entrance to the premises of tenants by use of
        pass keys  controlled  by  Landlord,  to any person at any time  without
        written permission from such tenant, except employees,  contractors,  or
        service personnel  directly  supervised by Landlord and employees of the
        United States Pastel Service.

 31.    Each tenant and all of tenant's employees and invitees shall observe and
        comply  with the  driving  and  parking  signs and  markers  on the Land
        surrounding the Building,  and Landlord shall not be responsible for any
        damage to any  vehicle  towed  because  of  noncompliance  with  parking
        regulations.

 32.    Without Landlord's prior approval,  no tenant shall install any radio or
        television  antenna,  loudspeaker,  music  system or other device on the
        roof or exterior  walls of the Building or on common walls with adjacent
        tenants.

 33.    Each tenant shall store all trash and garbage  within its premises or in
        such other areas specifically designated by Landlord. No materials shall
        be placed in the trash boxes or receptacles in the Building  unless such
        materials  may be disposed of in the ordinary arid  customary  manner of
        removing  and  disposing  of trash and  garbage and will not result in a
        violation of any law or ordinance  governing such disposal.  All garbage
        and  refuse  disposal  shall be only  through  entryways  and  elevators
        provided  for  such  purposes  and  at  such  times  as  Landlord  shall
        designate.

 34.    No tenant  shall  employ any persons  other than the janitor or Landlord
        for the purpose of cleaning  its premises  without the prior  consent of
        Landlord.  No tenant shall cause any unnecessary  labor by reason of its
        carelessness  or  indifference  in the  preservation  of good  order and
        cleanliness. Janitor service shall include ordinary dusting and cleaning
        by the janitor  assigned  to such work and shall not include  beating of
        carpets  or rugs or  moving  of  furniture  or other  special  services.
        Janitor  service  shall be  furnished  Mondays  through  Fridays,  legal
        holidays excepted,  janitor service will not be furnished to areas which
        are  occupied  after  9:30 P.M.  Window  cleaning  shall be done only by
        Landlord, and only between 6:00 A.M. and 5:00 P.M.

<PAGE>
                                    EXHIBIT E

                         Commencement Date Confirmation

            DECLARATION BY LANDLORD AND TENANT AS TO DATE OF DELIVERY
                    AND ACCEPTANCE OF POSSESSION OF PREMISES

     Attached  to and made a part of the Lease  dated  the ____ day  of_________
199_____,  entered into and by CORNERSTONE  SUBURBAN OFFICE,  L.P., as LANDLORD,
and _____ as TENANT.

     LANDLORD AND TENANT do hereby  declare that  possession of the Premises was
accepted  by TENANT on the ____ day of  __________________________________.  The
Premises  required to be constructed and finished by LANDLORD in accordance with
the provisions of the Lease have been  satisfactorily  completed by LANDLORD and
accepted  by TENANT,  the Lease is now in full force and  effect,  and as of the
date hereof,  LANDLORD has fulfilled all of its obligations under the Lease. The
Lease  Commencement Date is hereby  established as _____ _________  199___.  The
Term of this Lease shall terminate on___________________. 19___.

LANDLORD:

Cornerstone Suburban Office, L.P.
a Delaware Limited partnership

By:      Cornerstone Office Management,
         Limited Liability Company, a Delaware LLC,
         its general partner

By:      Cornerstone Real Estate Advisers, Inc.
         a Massachusetts Corporation
         its managing member

         By:      ___________________________
                  Rob Giffin
                  Vice President

TENANT:

CB Corn, Inc., A Delaware Corporation

________________________________

By:       ________________________________
         Max Sun, President

By:      ________________________________
         Charles A. Lesser
         Chief Financial OfficerExhibit 10.6

                                    AGREEMENT

                                     PARTIES

     This  Agreement  is made on 16 April  1999 by and  between  the  following:
Radio,  Computer &  Telephone  Corporation,  a Minnesota  corporation  ("RC&T");
Samjin Co.,  Ltd.,  a  corporation  organized  under the laws of the Republic of
Korea ("Samjin");  CBCom, a California corporation ("CBCom");  Jade Mass, a Hong
Kong corporation  ("Jade Mass");  Marcus A. Krieter  ("Krieter");  Pyung Kil Kim
("Kim"); Max Sun ("Sun"); and Steven Meadows ("Meadows"). These parties shall be
referred to collectively as "the Settling Parties."

                                    RECITALS

A.    The  Settling  Parties  are some of the parties to the civil action styled
An v.  California  Korea Bank,  Superior Court of California,  County of Orange,
case number 77-72-64 ("the Action").

B.    The  following  arc  some  of the pleadings on file in the Action: (1) the
cross-complaint  of  Samjin  against  RC&T,   Krieter,   and  others  ("Samjin's
cross-complaint");  (2) the cross-complaint of' RC&T and Krieter against Samjin,
CBCom,  Kim,  Sun,  Gene Sun, and others  ("RC8iT's  cross-complaint");  (3) the
cross-complaint  of CBCom,  Jade Mass, Sun, and Gene Sun against  Samjin,  RC&T,
Krieter, and others ("CBCom's cross-complaint");  and (4) the respective Answers
filed by the Settling Parties and others to those cross-complaints. The Settling
Parties enter into this  Agreement  with  reference to the  allegations in those
pleadings.  The disputes between the Settling Parties relate to their efforts to
develop, manufacture, and sell one or more "pager" products.

C.    On  the  terms and conditions stated below, the Settling Parties intend by
this Agreement to resolve all disputes  existing between them and enter into new
agreement  for  commercial  exploitation  of pager  products  on the  terms  and
conditions  stated  below.  Except as expressly  provided to the  contrary,  the
Settling  Parties  also intend that this  Agreement  will  resolve all claims as
among them.  The Action  includes  other claims  involving  some of the Settling
Parties and others.  The Settling Parties do not intend to resolve,  compromise,
or limit any of those  other  claims  asserted  in the  Action  but not made the
express subject of this Agreement.  All such other claims are expressly reserved
and preserved.

D.    Samjin  and  CBCom  have  entered  into  a  separate  agreement concerning
development,  manufacturing,  and  sale of  pager  products  ("the  Samjin-CBCom
Agreement").  Nothing in this Agreement is intended to modify, amend, terminate,
or otherwise affect the Samjin-CBCom Agreement.

E.    RC&T owns certain  technology and other  proprietary  rights  regarding  a
computerized  pager.  These  shall  be  referred  to as  the  "RC&T  Proprietary
Technology" in this Agreement.

F.    Part of the licenses granted below includes purchases of a pager component
called  the "MCU"  through a  "Purchasing  Agent" of RC&T and  Krieter,  both as
defined more  particularly in the sections "Royalty Payment  Procedures"  below.
For all purposes of this  Agreement,  the phrase "the 10K Date" means the day on

                                       1
<PAGE>
which the Purchasing Agent receives a royalty payment which includes payment for
the ten thousandth (10,000th) MCU acquired pursuant to this Agreement.

                          TECHNOLOGY LICENSE TO SAMJIN

1.   RC&T and Krieter grant and license to Samjin the non-exclusive right to use
all or any part of the  RC&T  Proprietary  Technology  in  pager  products  sold
throughout the world, excepting only medical-related  applications, on the terms
and conditions  stated in this Agreement.  Samjin's license includes the current
project designated by Samjin as "Cyber-X" and any other pager products developed
at any other time.  RC&T and Krieter  understand and agree the pagers subject to
this  license  may be sold under brand or product  names  other than  "Cyber-X,"
provided  Samjin may not use the term  "AirTrak" as to any product.  The license
granted to Samjin  commences  on 1 March  1999 and  expires on the date ten (10)
years  after  the  10K  Date  unless   extended  by  subsequent   agreement.   A
"medical-related application" means a pager designed and intended for use in the
medical community to transmit patient-care information.

2.    The  RC&T  Proprietary  Technology  licensed pursuant to this Agreement is
limited to that received by CBCom and Samjin as part of prior business  dealings
between  them,  RC&T,  and  Krieter.  Nothing in this license  requires  RC&T or
Krieter to  transfer  additional  RC&T  Proprietary  Technology,  documents,  or
information of any kind, or to cooperate  with Samjin  concerning any use it may
choose to make of the RC&T Proprietary Technology pursuant to the license.

3.    Samjin  will  pay  a  royalty to RC&T of US $2.25 per pager, in the manner
described in the section "Royalty Payment  Procedures" below, for any pager made
or caused to be made by licensee,  without  regard to whether  RC&T  Proprietary
Technology is used therein,  for the 3-year royalty period commencing on the 10K
Date. No royalty or other  consideration shall be due as to any technology after
the 3-year period expires for the duration of the licensed parties' rights under
this Agreement.  Each pager  manufactured or caused to be manufactured by Samjin
during the royalty period shall be made in full  compliance  with  paragraphs 19
through 30 of this Agreement.

4.    Samjin will pay US $40,000.00 to RC&T and Krieter within ten (10) business
days after  execution of this  Agreement.  This Agreement will not be effective,
and shall be of no force or effect, without the full and timely payment provided
for in this  paragraph 4.  Payment  shall be made by wire  transfer  sent in the
ordinary  course of  commercial  business  to the James D.  White  Client  Trust
Account,  Wells Fargo Bank, Ocean Avenue Branch, 260 Ocean Avenue, Laguna Beach,
California 92651, account #0372177667, bank wire ID #121000248. RC&T and Krieter
will absorb the usual and customary  incoming  transaction costs assessed by Mr.
White's  bank for  payment by wire  transfer.  Samjin will not cause any charges
outside the ordinary course of commercial  business to be imposed for receipt of
the funds.  Disbursal of the funds will be a matter between RC&T,  Krieter,  and
their attorneys, with which Samjin shall not be concerned.

5.   Samjin makes no claim to ownership of the RC&T Proprietary Technology. RC&T
and Krieter make no claim to ownership of any technology developed by, owned by,
or  otherwise  under  license to  Samjin,  excepting  only the RC&T  Proprietary
Technology. Except as provided above, nothing in this license provision shall be
deemed to restrict: (i) the rights of RC&T and Krieter to use RC&T's Proprietary
Technology  in any  product,  including  in pagers,  in any market;  or (ii) the
rights  of Samjin  to  develop,  manufacture,  and sell any  pager  product  not

                                       2
<PAGE>
including RC&T's Proprietary Technology in any market. Nothing in this Agreement
shall be deemed to restrict  the rights of Samjin to develop,  manufacture,  and
sell any product not utilizing RC&T's Proprietary Technology, other than pagers,
in any market.

6.    Samjin  understands and agrees that verification of royalty payments as to
timeliness,  accuracy,  and completeness is an important  consideration for RC&T
and Krieter. During the 3-year royalty period: (a) Samjin will keep complete and
accurate books and records with respect to the  manufacture  and sales of pagers
subject  to this  license  provision;  and (b) it will also open and  maintain a
separate  journal  account  titled "Sales of Pagers" ("the Journal  Account") to
record all such sales,  A true and correct  copy of the Journal  Account for the
preceding  sixty (60) days shall be furnished in bard copy or in digital  format
with or at the same time as each royalty  payment.  On 10-days'  notice RC&T may
audit the books and records of Samjin to verify  compliance with the obligations
under this  license.  The audit may be done by such  persons as RC&T  designates
other than  Krieter or any person who has been within the last five (5) years or
who is an  employee of RC&T or Krieter.  Samjin  will  cooperate  fully with the
audit.  Because the audit may reveal proprietary  information,  RC&T and Krieter
agree the audit may be conducted only for the purpose  identified  above and for
no other purpose.  The results of the audit, any writings  furnished pursuant to
the audit,  and any and all work  papers and other  records in  whatever  format
concerning the audit shall be maintained in confidence by the auditor, RC&T, and
Krieter,  and not used for any  purpose  other  than to verify and  enforce  the
audited  party's  compliance  with its royalty  obligations  under this  license
provision. Any breach of the confidentiality  provisions of this paragraph shall
also constitute a misappropriation  of Samjin's trade secrets.  Each auditor and
each person  participating in the audit on behalf of RC&T or Krieter shall agree
in writing to the  confidentiality  provisions  of this  paragraph  before being
allowed to begin work. The cost of the audit shall be borne by RC&T and Krieter;
provided  the cost of the audit shall be shifted to Samjin if the audit  reveals
an actual and material  underpayment  of royalties  due under this  license.  An
underpayment  shall be  "material"  if it exceeds  five (5) percent of royalties
paid by the audited party during the preceding twelve (12) months. A copy of any
audit report delivered to RC&T or Krieter shall also be delivered to the audited
party.  Actual underpayment of royalties due revealed by the audit shall be paid
by the audited party together with ten (10) percent interest  forthwith.  Actual
overpayment  of  royalties  due  revealed by the audit may be  recouped  only as
offsets  against future  royalties due and shall not bear  interest.  Nothing in
this license, including but not limited to the audit rights granted above, shall
require Samjin to make available  records other than its own business records or
to permit or to  facilitate  inquiries  directed to their  customers.  The audit
rights of RC&T and  Krieter  extend only to Samjin and not to its  suppliers  or
customers. Samjin's customer lists and supplier lists and the volume and pricing
of pagers sold to Samjin's  customers  constitute trade secrets of Samjin.  RC&T
and Krieter shall not interfere with the valuable economic relationships between
Samjin and its suppliers or customers.

7.    The license  and related rights granted to Samjin shall be independent of,
and  separate  and  distinct  from,   any license and related rights granted to
CBCom. A breach by CBCom, Jade Mass, Sun, Meadows, or Gene Sun, of any provision
of this Agreement on  their  part to be performed shall not give RC&T or Krieter
any right to  suspend,  rescind, cancel, or otherwise terminate Samjin's license
and  related  rights,  suspend  any  part  of their performance as to Samjin, or
rescind,  cancel, or otherwise terminate this Agreement as to Samjin.

                                       3
<PAGE>
8.     The  rights  and  royalties  granted  in  this license shall not be sold,
assigned, hypothecated,  or  transferred  without the prior  written  consent of
the other parties to this license.

                           TECHNOLOGY LICENSE TO CBCOM

9.    RC&T and Krieter grant and license to CBCom the non-exclusive right to use
all or any part of the  RC&T  Proprietary  Technology  in  pager  products  sold
throughout the world excepting only medical-related  applications,  on the terms
and conditions  stated in this Agreement.  CBCom's license  includes the current
project  designated  by  Samjin as  "Microtron"  and any  other  pager  products
developed at any other time.  RC&T and Krieter  understand  and agree the pagers
subject to this  license  may be sold under  brand or product  names  other than
"Microtron,"  provided  CBCom may not use the term  "AirTrak" as to any product.
The license  granted to CBCom  commences on 1 March 1999 and expires on the date
ten  years  after  the 10K Date  unless  extended  by  subsequent  agreement.  A
"medical-related application" means a pager designed and intended for use in the
medical community to transmit patient-care information.

10.     The  RC&T  Proprietary Technology licensed pursuant to this Agreement is
limited to that received by CBCom and Samjin as part of prior business  dealings
between  them,  RC&T,  and  Krieter.  Nothing in this license  requires  RC&T or
Krieter to  transfer  additional  RC&T  Proprietary  Technology,  documents,  or
information  of any kind, or to cooperate  with CBCom  concerning any use it may
choose to make of the RC&T Proprietary Technology pursuant to the license.

11.     CBCom  will  pay a royalty  to RC&T of US $2.25 per pager, in the manner
described in the section Royalty Payment  Procedures"  below, for any pager made
or caused to be made by licensee,  without  regard to whether  RC&T  Proprietary
Technology is used therein,  for the 3-year royalty period commencing on the 10K
Date. No royalty or other  consideration  shall be payable as to any  technology
after the 3-year period expires for the duration of the licensed parties' rights
under this  Agreement.  Each pager  manufactured or caused to be manufactured by
CBCom during the royalty period shall be made in full compliance with paragraphs
19 through 30 of this Agreement.

12.    CBCom, Sun and Meadows make no claim to ownership of the RC&T Proprietary
Technology.  RC&T  and  Krieter  make no claim to  ownership  of any  technology
developed by, owned by, or otherwise  under  license to CBCom,  Sun, or Meadows,
excepting  only the RC&T  Proprietary  Technology.  Except  as  provided  above,
nothing in this license provision shall be deemed to restrict: (i) the rights of
RC&T and Krieter to use RC&T' s Proprietary Technology in any product, including
in pagers, in any market;  or (ii) the rights of CBCom to develop,  manufacture,
and sell any pager product not including  RC&T's  Proprietary  Technology in any
market.  Nothing in this  Agreement  shall be deemed to  restrict  the rights of
CBCom to  develop,  manufacture,  and  sell any  product  not  utilizing  RC&T's
Proprietary Technology, other than pagers, in any market.

13.     CBCom understands and agrees that verification of royalty payments as to
timeliness,  accuracy,  and completeness is an important  consideration for RC&T
and Krieter.  During the 3-year royalty period: (a) CBCom will keep complete and
accurate books and records with respect to the  manufacture  and sales of pagers
subject  to this  license  provision;  and (b) it will also open and  maintain a
separate  journal  account  titled "Sales of Pagers" ("the Journal  Account") to
record all such sales.  A true and correct  copy of the Journal  Account for the

                                       4
<PAGE>
preceding  sixty (60) days shall be furnished in hard copy or in digital  format
with or at the same time as each royalty  payment.  On 10-days'  notice RC&T may
audit the books and records of CBCom to verify  compliance  with the obligations
under this  license.  The audit may be done by such  persons as RC&T  designates
other than  Krieter or any person who has been within the last five (5) years or
who is an  employee  of RC&T or  Krieter.  CBCom will  cooperate  fully with the
audit.  Because the audit may reveal proprietary  information,  RC&T and Krieter
agree the audit may be conducted only for the purpose  identified  above and for
no other purpose.  The results of the audit, any writings  furnished pursuant to
the audit,  and any and all work  papers and other  records in  whatever  format
concerning the audit shall be maintained in confidence by the auditor, RC&T, and
Krieter,  and not used for any  purpose  other  than to verify and  enforce  the
audited  party's  compliance  with its royalty  obligations  under this  license
provision. Any breach of the confidentiality  provisions of this paragraph shall
also constitute a  misappropriation  of CBCom's trade secrets.  Each auditor and
each person  participating in the audit on behalf of RC&T or Krieter shall agree
in writing to the  confidentiality  provisions  of this  paragraph  before being
allowed to begin work. The cost of the audit shall be borne by RC&T and Krieter;
provided the cost of the audit shall be shifted to CBCom if the audit reveals an
actual  and  material  underpayment  of  royalties  due under this  license.  An
underpayment  shall be  "material"  if it exceeds  five (5) percent of royalties
paid by the audited party during the preceding twelve (12) months. A copy of any
audit report delivered to RC&T or Krieter shall also be delivered to the audited
party.  Actual underpayment of royalties due revealed by the audit shall be paid
by the audited party together with ten (10) percent interest  forthwith.  Actual
overpayment  of  royalties  due  revealed by the audit may be  recouped  only as
offsets  against future  royalties due and shall not bear  interest.  Nothing in
this license, including but not limited to the audit rights granted above, shall
require CBCom to make available  records other than its own business  records or
to permit or to  facilitate  inquiries  directed to their  customers.  The audit
rights of RC&T and  Krieter  extend  only to CBCom and not to its  suppliers  or
customers.  The identities of the suppliers or customers of CBCom and the volume
and pricing of pagers sold to the  customers  constitute  trade secrets of CBCom
except as otherwise in the public  domain.  RC&T and Krieter shall not interfere
with the valuable  economic  relationships  between  CBCom and its  suppliers or
customers.

14.     The license and related rights granted to CBCom shall be independent of,
and separate  and  distinct  from,  any  license  and related  rights granted to
Samjin.  Except  as  to the payment due under paragraph 4, a breach by Samjin or
Kim of any provision  of  this Agreement on their part to be performed shall not
give  RC&T  or  Krieter  any  right  to suspend,  rescind,  cancel, or otherwise
terminate  CBCom 'S  license  and  related  rights,  suspend  any  part of their
performance  as  to  CBCom,  or  rescind,  cancel, or  otherwise  terminate this
Agreement as to CBCom.

15.     The  rights  and  royalties  granted  in this license shall not be sold,
assigned,  hypothecated, or transferred without the prior written consent of the
other parties to this license.

16.   A third party known as "Locklear," purportedly be a Hong Kong corporation,
has made  claims  against  CBCom,  Jade Mass,  Sun,  Gene Sun,  RC&T and Krieter
arising from a  transaction  in which RC&T  purported to deliver 2,000 pagers to
Locklear. Locklear claims it did not receive all 2,000 pagers despite payment in
full for that number of units.  This claim  shall be referred to as  "Locklear's

                                       5
<PAGE>
Claim" in this paragraph.  RC&T and Krieter deny liability for Locklear's  Claim
on the ground,  among others,  that CBCom, Jade Mass, Sun, Meadows,  or Gene Sun
received a certain  number of pagers  that should be included in the 2,000 units
deliverable  to Locklear.  As part of its  consideration  for  execution of this
Agreement,  CBCom will negotiate with Locklear,  but in any event,  CBCom,  Jade
Mass, Meadows, and Sun shall satisfy Locklear's Claim, and hold RC&T and Krieter
harmless from and indemnify and defend them from and against  Locklear's  Claim,
all at no  cost or  expense  to RC&T  and  Krieter.  RC&T,  Krieter,  and  CBCom
recognize that this paragraph will require CBCom to complete a negotiation  with
Locklear and that as such the timing of resolution of the Locklear  Claim cannot
be determined at this time. CBCom will commence negotiations  forthwith and work
to achieve a resolution in due course.  The  provisions of this paragraph may be
kept confidential from Locklear in CBCom's sole discretion for the 70-day period
after execution and delivery of this Agreement.  Nothing in this provision shall
be deemed to make  Locklear a third party  beneficiary  of any rights under this
Agreement.  During  the 70-day  period  after  execution  and  delivery  of this
Agreement,  RC&T and Krieter will not contact Locklear by any means, directly or
indirectly,  after  execution of this Agreement,  except to execute  appropriate
settlement documents relating to Locklear' s Claim as tendered to them by CBCom.
RC&T and Krieter represent and warrant neither has been in contact with Locklear
at any time  during  the last  sixty  (60) days and  neither  knows of any legal
action or arbitration  proceeding  instituted on or including  Locklear's Claim.
Nothing in this provision extends to any other right, demand, or cause 01 action
of  Locklear  not  within  "Locklear's  Claim" as  defined  above.  CBCom has no
obligation to reimburse RC&T or Krieter for attorneys'  fees incurred to date in
connection with  Locklear's  Claim or for attorneys' fees that might be incurred
in the future to review  settlement  documentation  submitted for  resolution of
Locklear's  Claim.  The rights and duties arising under this  paragraph  concern
CBCom,  Jade Mass,  Sun,  Meadows,  RC&T,  and Krieter,  only, and not any other
Settling Party including but not limited to Samjin.

                                NAFTA TRANSACTION

17.     The  parties  agree  to  negotiate  in  good  faith regarding a proposed
transaction  for purchase and sale of pagers in North America.  Otherwise  there
are no rights or duties with respect to the proposed transaction at this time.

                           ROYALTY PAYMENT PROCEDURES

18.  This  section  "Royalty  Payment  Procedures"  applies  to  any   and   all
transactions  made  pursuant  to either  the  license  granted  to Samjin or the
license granted to CBCom on which a royalty is due.

19.  RC&T  and  Krieter believe their rights to royalty payments pursuant to the
licenses  granted  above may best be protected by payment of the royalty as to a
pager at the time a licensed party acquires a key component  generally  known as
the micro  control  unit (the  "MCU").  These  parties  insist  that MCUs not be
purchased  directly by a licensed party from the  third-party  vendor,  but that
they instead be purchased through an intermediary,  so that a licensed party may
not avoid payment of a royalty by  concealing  purchases.  All Settling  Parties
agree to the purchase and payment procedures  described below to accommodate the
requests of RC&T and Krieter,

20. (A) A "Purchasing  Agent" designated  jointly by RC&T,  Krieter,  CBCom, and
Samjin  shall  act  as  the  intermediary  between  a  licensed  party  and  the
third-party  vendor  of the MCUs at all times  from this date to the date  three

                                       6
<PAGE>
years after the 10K Date. The Purchasing  Agent:  (i) shall be the dual agent of
RC&T and Krieter and each licensed party (CBCom,  Samjin, or both) consenting to
and  selecting  that  Purchasing  Agent;  (ii)  shall be a natural  person and a
permanent  resident of the State of  California;  and (iii) shall serve  without
compensation  from any licensed party including  Samjin and CBCom,  but may seek
compensation from RC&T,  Krieter,  or counsel to RC&T or Krieter.  All costs and
expenses of the Purchasing  Agent shall be borne by the  Purchasing  Agent or by
RC&T or Krieter;  neither  CBCom nor Samjin  shall be  responsible,  directly or
indirectly,  for any cost or expense of the Purchasing  Agent.  Each  Purchasing
Agent shall be required to sign a copy of this Agreement agreeing to be bound by
the terms of this section  "Royalty Payment  Procedures," the paragraph  calling
for arbitration, and the section "Notices", and shall be required to sign a copy
of the  Submission  Agreement  attached as Exhibit A to this  Agreement,  before
assuming his or her position. These signed writings shall be disseminated to all
parties  participating  in selection of the Purchasing  Agent. All duties of the
Purchasing  Agent  shall be personal as to him or her and may not be assigned or
delegated.

(B) James D. White,  1085 Canyon View Drive,  Laguna Beach,  California,  is the
initial Purchasing Agent. By signing this Agreement in the space indicated,  Mr.
White accepts  appointment and agrees to be bound by the terms and conditions of
this  section   "Royalty  Payment   Procedures,"   the  paragraph   calling  for
arbitration, and the section "Notices." It is agreed that Mr. White may continue
to represent Kyung Y. An, aka David Ahn, and S J Industries, Inc., in connection
with the Action.  It is also agreed that nothing in this section  shall  prevent
Robert Lewin, Esq., from continuing to represent Kyung Y. An, aka David Ahn, S J
Industries, Inc., and Global Industries Corporation in the Action.

(C) A new Purchasing  Agent will be chosen on the  resignation,  disability,  or
death of the  Purchasing  Agent,  on a default  by the  Purchasing  Agent  under
paragraph 22 below,  or as provided  below for an uncured  breach of duty by the
Purchasing  Agent.  A new  Purchasing  Agent may also be selected to replace the
incumbent through the unanimous written agreement of RC&T,  Krieter,  CBCom, and
Samjin.  The selection must be made within ten (10) days after notice from RC&T,
Krieter, CBCom, or Samjin to the others indicating the need for a new Purchasing
Agent and requesting selection.  Failure of both RC&T and Krieter to participate
in the selection  process  within the time required will  constitute a waiver of
their rights under this section  other than the paragraph  entitled  "Substitute
Payment Procedures." RC&T, Krieter, and Samjin may select a new Purchasing Agent
as to Samjin's  license with or without the consent or  participation  of CBCom.
RC&T, Krieter, and CBCom may select a new Purchasing Agent as to CBCom's license
with or without  the  consent or  participation  of Samjin.  Disagreements  over
selection of a Purchasing  Agent  resulting in no incumbent shall be resolved in
arbitration.

21. It shall be a duty and right of the  Purchasing  Agent to  cooperate  with a
licensed  party  in  that  party's  negotiations  with  the  third-party  vendor
supplying MCUs. At a minimum, this requires the Purchasing Agent to provide to a
licensed party, on notice and from time to time, a letter for transmittal to the
third-party  vendor  authorizing the licensed party to conduct  negotiations for
MCUs on behalf of the Purchasing Agent. The Purchasing Agent shall not undertake
negotiations  with the  third-party  vendor  without  the  knowledge  and direct
participation  of a  licensed  party.  A  licensed  party  shall  not  undertake
negotiations  with the third-party  vendor without the knowledge and approval of

                                       7
<PAGE>
the Purchasing  Agent.  The licensed parties and the Purchasing Agent expect and
intend that MCUs be acquired for the lowest possible price and on the best terms
available from the  third-party  vendor;  they will  cooperate  fully to achieve
those goals.  Notwithstanding this paragraph, and otherwise consistent with this
Agreement,  Samjin may deal with the third-party vendor directly and without the
involvement  of the  Purchasing  Agent  on  technical  matters  not  related  to
negotiations  described above. The Purchasing Agent may by Notice sent from time
to time demand  further  assurances  that Samjin's  contacts  under the previous
sentence do not impinge on the rights of the Purchasing Agent,  RC&T, or Krieter
under this Agreement.

22.  (A) It  shall  be a duty of the  Purchasing  Agent to  accept  and  process
Qualifying  Purchase  Orders for MCUs. A  "Qualifying  Purchase  Order" means an
order in writing  from a licensed  party to purchase a  commercially  reasonable
quantity of MCUs  accompanied by evidence of a letter of credit  satisfactory to
the Purchasing  Agent and covering the purchase  price of the MCUs ordered,  all
freight  and  shipping  costs,  and US $2.25 per MCU in the order as and for the
royalty due to RC&T.  A  Qualifying  Purchase  Order may be  transmitted  to the
Purchasing Agent and Michael Mazur, Esq., by facsimile; the Purchasing Agent and
Mr. Mazur shall each  maintain a facsimile  machine at all times and advise each
licensed party of the facsimile number and any change in the number.  On receipt
of a Qualifying Purchase Order, the Purchasing Agent shall forthwith, and in all
cases within two (2) business days,  place a conforming  purchase order with the
third-party  vendor  calling for delivery of the MCUs to the licensed  party and
confirm the order to the licensed party submitting the Qualifying Purchase Order
by facsimile. Certain disputes concerning this subparagraph shall be resolved in
arbitration under the terms and conditions of the Submission  Agreement attached
to this  Agreement as Exhibit A. The  Submission  Agreement  shall be signed and
delivered  concurrently  with this Agreement.  Disputes to be resolved under the
Submission  Agreement  shall not be subject to  paragraph  30 below the  section
below titled "Dispute Resolution."

(B) All dealings between the Purchasing  Agent and the third-party  vendor shall
be in writing. Any and all discounts, rebates, or financial or other concessions
of any kind granted or allowed by the third-party vendor to the Purchasing Agent
shall be passed through to the licensed party submitting the Qualifying Purchase
Order so that the  licensed  party  receives  the full benefit of all terms made
available by the vendor.

(C) The Purchasing Agent may cause the third-party  vendor to place on MCUs sold
pursuant to this section an  identifying  code,  an  identifying  mark, or both,
known only to the vendor and the Purchasing Agent;  provided such a code or mark
shall only be used to assess the parties'  performance  under this Agreement and
will not compromise or interfere in any way with the operation or  functionality
of the MCU.  All costs and  expenses  associated  with the code or mark shall be
borne by the Purchasing Agent, RC&T, or Krieter, and shall not be passed through
to or in any way made to increase the cost paid by a licensed party.

(D) Any default by the  Purchasing  Agent in his or her  obligations  under this
paragraph, or any of its subparagraphs,  shall be non-curable,  may be waived by
the licensed  party in writing,  but  otherwise  shall be grounds for  immediate
selection of a new Purchasing  Agent as provided in paragraph 20. The Purchasing
Agent shall not be in default  under  subparagraph  (A) above with  respect to a

                                       8
<PAGE>
dispute to be resolved  under the  Submission  Agreement  unless the  Purchasing
Agent  fails to comply  with an award  issued  under the  Submission  Agreement.
Paragraph 30 below does not apply to defaults under this paragraph or any of its
subparagraphs.

23. It shall be a duty of the Purchasing Agent to cause the royalties to be paid
to RC&T from the  proceeds  of the  letters of credit  accompanying  a Qualified
Purchase  Order at such time as the  third-party  vendor draws on the letters of
credit as to the MCUs purchased. All such royalties shall initially be deposited
into the James D. White Client Trust Account upon payment.  A different  initial
depositary  may be designated by notice  signed by RC&T,  Krieter,  and James D.
White.  RC&T and Krieter  agree the  provision  for payment in this manner shall
satisfy the royalty payment  obligations of the licensed parties in paragraphs 3
and 11, above,  regardless of whether or how the Purchasing  Agent  disburses or
accounts for the funds.  Failure of RC&T to receive royalties  otherwise payable
pursuant to this paragraph shall not be a breach of this Agreement by a licensed
party.

24. It shall be a duty of the  Purchasing  Agent to obtain from the  third-party
vendor all  warranties  agreed to in  negotiations  with the vendor and to cause
those  warranties to attach to the goods purchased  pursuant to this section for
delivery to a licensed party.

25. It shall be a duty of the Purchasing  Agent to accept and process  defective
MCUs  acquired  pursuant to this section and use best efforts in a  commercially
reasonable manner to obtain a refund or credit from the third-party vendor as to
all such  defective  goods.  The Purchasing  Agent shall direct the  third-party
vendor to pay all refunds by check or wire  transfer  directly  to the  licensed
party which  submitted the Qualifying  Purchase Order as to such goods.  Refunds
paid to the Purchasing Agent despite his or her best efforts to have the refunds
paid to the  applicable  licensed  party shall  immediately  be paid over to the
licensed party,  in the manner the licensed party  reasonably  directs,  without
offset or deduction.  All credits shall be made  available to the licensed party
which  submitted  the  Qualifying  Purchase  Order as to such goods as to future
Qualifying  Purchase Orders, thus reducing the amount of the letter(s) of credit
to the extent of the third-party vendor's credits. It shall be a further duty of
the  Purchasing  Agent to rebate  to the  licensed  party  which  submitted  the
Qualifying Purchase Order, without discount or deduction, the royalty paid as to
such goods.  The rebate will be paid as a credit on future  Qualifying  Purchase
Orders, thus reducing the amount of the letter(s) of credit to the extent of the
rebate.  Otherwise the rebate will be paid in cash or cash equivalent  delivered
to the  licensed  party  within ten (10)  business  days after  notice  from the
licensed party.

26. It shall be a duty of the Purchasing Agent to make purchases of or otherwise
acquire  MCUs only  through the  third-party  vendor and only to fill  Qualified
Purchase Orders submitted by a licensed party. The MCUs which are the subject of
this section  incorporate  technology  proprietary to and the trade secrets of a
licensed  party.  RC&T and Krieter have no right to such technology in any form.
RC&T and Krieter  shall not acquire  from the  third-party  vendor,  directly or
indirectly, any MCU which is a subject of this section and this Agreement.

27.  It  shall  be a duty  of the  Purchasing  Agent  to so  conduct  his or her

                                       9
<PAGE>
relations with the third-party vendor as to avoid any circumstance that might or
would cause the third-party vendor to cease dealing with the Purchasing Agent or
impose on the  Purchasing  Agent any term or  condition  of future  dealings not
agreed to in writing by the licensed parties.

28. It shall be a duty of the  Purchasing  Agent to keep and  maintain  full and
accurate  books and  records  of his or her  activity  in that  capacity.  RC&T,
Krieter, CBCom, or Samjin may inspect and copy the Purchasing Agent's records at
their sole expense on 10-day's  notice to the Purchasing  Agent.  The inspection
shall occur at the Purchasing Agent's regular place of business,  the Purchasing
Agent's  residence,  or such other  place  within Los  Angeles  County or Orange
County as reasonably  designated by the Purchasing  Agent. It shall be a further
duty of the Purchasing  Agent to cooperate with a licensed party in its requests
for documents and  information  from the third-party  vendor,  including but not
limited to giving  authorization for release of documents and information to the
licensed party concerning transactions involving the licensed party. But nothing
in this paragraph  shall require the Purchasing  Agent or third-party  vendor to
provide any  information  concerning  any secret code or mark used in connection
with MCUs as permitted above.

29. All computer  software  required by a licensed party to be included with the
MCUs purchased  pursuant to this section shall be provided by the licensed party
to the  third-party  vendor  and shall at all times  remain  proprietary  to the
licensed  party.  All fees required by the licensed party for  incorporation  of
software into the MCU shall be borne by the licensed  party;  advance payment of
or  provision or such fees  satisfactory  to the  third-party  vendor shall be a
condition to submission of a Qualifying Purchase Order.

30. Except as expressly provided above, the Purchasing Agent shall be in default
under this  section if be or she fails to  perform  one of the duties  described
above.  On  default,  a Notice to Comply  may be given to the  Purchasing  Agent
demanding compliance with his or her duties.  Failure of the Purchasing Agent to
comply with the notice and demonstrate  compliance to the party which served the
notice within five (5) business days shall  constitute a breach of this section.
On breach,  the party serving the notice may serve a second notice requiring the
other parties bound by this section to choose a replacement Purchasing Agent. No
purchases  will be  made  during  the  time  permitted  for  selection  of a new
Purchasing Agent. All parties subject to this section  understand and agree this
section  shall not be used in any manner to impede the rapid flow of commerce in
MCUs and that delay in  acquisition  of MCUs,  whether  through  this section or
otherwise, harms the interests of the licensed party.

31. This paragraph describes "Substitute Payment Procedures" applicable when the
other royalty  payment  procedures  described in this section do not apply.  All
royalties payable under paragraphs 3 and 11 shall be due within thirty (30) days
following  receipt  of funds  from the sale of the  pager by a  licensed  party.
Payments  shall be made by check or wire  transfer to the James D. White  Client
Trust Account.  Wire transfer  costs for royalty  payments shall be borne by the
transmitting party unless otherwise agreed. RC&T and Krieter consent to delivery
of RC&T's  royalty  to the trust  account.  A  different  recipient  of  royalty
payments may be  designated by 10-days'  notice to Samjin and CBCom  executed by
RC&T, Krieter, and White. Payment made to the designated recipient shall satisfy
the royalty  payment  obligations  of the licensed  party  regardless of how the
designated  recipient disburses or accounts for the funds. "Sale of a pager" for

                                       10
<PAGE>
purposes of this  provision  does not occur  despite  transfer of funds when the
customer returns the pager(s) for credit pursuant to the terms of the customer's
purchase-sale  agreement. Any royalty paid with respect to such a returned pager
shall be refunded by RC&T within thirty (30) days after notice. Refunds may also
be  affected  as offsets  from  future  royalties  due to RC&T.  Nothing in this
paragraph  shall require  payment of a royalty as to a pager made with an MCU as
to which a royalty has  already  been paid;  no royalty  shall be due as to such
pagers.

31A. For business relationships not relating to the purchase of MCUs as provided
in this section "Royalty Payment Procedures," Samjin may deal directly with RC&T
and Krieter without the involvement of the Purchasing Agent.

                                    RELEASES

32.  Except  for their  obligations  expressly  created  or  assumed  under this
Agreement,  the  Settling  Parties  give the  following  releases as part of the
consideration for their execution of this Agreement:

33.  Samjin  releases  RC&T and Krieter  from the  following  Claims:  (i) those
asserted in Samjin's  cross-complaint;  (ii) those for attorneys' fees and costs
incurred  in or related to the  Action,  whether  paid or  unpaid;  (iii)  those
arising out of or related to the development,  manufacturing, marketing, or sale
of pagers or components or tools for pagers from 1 May 1996 to date;  (iv) those
arising out of or related to any  agreement,  whether  written or oral,  between
Samjin  and RC&T or Krieter  made  before  this date;  and (v) any and all other
Claims.  The word "Claims" means all causes of action,  contract rights,  debts,
demands, indemnities, liabilities, obligations of any kind, and rights otherwise
arising by operation of law,  whether known or unknown to the  releasing  party,
and  existing as of the date of this  Agreement.  No relief may be had as to the
released  Claims  whether  by  actual  damages,   award,   declaratory   relief,
injunction,  nominal damages, offset, punitive damages, or recovery in any form.
This release is final and unconditional.  Samjin gives this release on behalf of
itself and its affiliates,  agents, assigns,  attorneys,  directors,  employees,
officers,   predecessors,   representatives,   shareholders,   successors,   and
transferees,  all past and present.  This release runs to and for the benefit of
RC&T, Krieter,  and their respective  affiliates,  agents,  assigns,  attorneys,
directors,  employees, officers,  predecessors,  representatives,  shareholders,
successors,  and  transferees,  all past and present;  provided  nothing in this
release or the Agreement shall in any manner  release,  extend to, or compromise
(i) the Claims of any person or entity  against Kyung Y. An, also known as David
Ahn, or S J  Industries,  Inc.,  a  California  corporation,  including  but not
limited to the claims  made in Samjin's  cross-complaint,  or (ii) the rights of
Samjin under the Samjin-CBC0m Agreement identified above.

34.   RC&T  and   Krieter   release   all   cross-defendants   named  in  RC&T's
cross-complaint  from  the  following  Claims:  (i)  those  asserted  in  RC&T's
cross-complaint; (ii) those for attorneys' fees and costs incurred in or related
to the Action,  whether paid or unpaid; (iii) those arising out of or related to
the development,  manufacturing,  marketing,  or sale of pagers or components or
tools for pagers from 1 May 1996 to date;  (iv) those  arising out of or related
to any agreement,  whether  written or oral,  between Samjin and RC&T or Krieter

                                       11
<PAGE>
made before this date; and (v) any and all other Claims. The word "Claims" means
all causes of action, contract rights, debts, demands, indemnities, liabilities,
obligations  of any kind,  and rights  otherwise  arising by  operation  of law,
whether known or unknown to the releasing  party, and existing as of the date of
this Agreement. No relief may be had as to the released Claims whether by actual
damages,  award,  declaratory  relief,  injunction,   nominal  damages,  offset,
punitive  damages,   or  recovery  in  any  form.  This  release  is  final  and
unconditional.  RC&T and Krieter give this release on behalf of  themselves  and
their respective affiliates, agents, assigns, attorneys,  directors,  employees,
officers,   predecessors,   representatives,   shareholders,   successors,   and
transferees,  all past and present.  This release runs to and for the benefit of
all  cross-defendants  named in  RC&T's  cross-complaint  and  their  respective
affiliates,   agents,  assigns,  attorneys,   directors,   employees,  officers,
predecessors,  representatives,  shareholders,  successors, and transferees, all
past and present.

35.   CBCom,   Jade  Mass,   Max  Sun,   Gene  Sun,  and  Meadows   release  the
cross-defendants  named in CBCom 's  cross-complaint  from the following Claims:
(i) those asserted in CBCom's  cross-complaint;  (ii) those for attorneys'  fees
and costs  incurred in or related to the Action,  whether paid or unpaid;  (iii)
those arising out of or related to the development, manufacturing, marketing, or
sale of pagers or  components  or tools for pagers from 1 May 1996 to date;  and
(iv) any and all other  Claims,  The word  "Claims"  means all causes of action,
contract rights, debts, demands,  indemnities,  liabilities,  obligations of any
kind, and rights otherwise arising by operation of law, whether known or unknown
to the releasing party, and existing as of the date of the Agreement.  No relief
may  be  bad as to  the  released  Claims  whether  by  actual  damages,  award,
declaratory relief,  injunction,  nominal damages,  offset, punitive damages, or
recovery in any form. This release is final and unconditional. CBCom, Jade Mass,
Max Sun,  and Gene Sun give  this  release  on behalf  of  themselves  and their
respective  affiliates,  agents,  assigns,  attorneys,   directors,   employees,
officers,   predecessors,   representatives,   shareholders,   successors,   and
transferees,  all past and present.  This release runs to and for the benefit of
all  cross-defendants  named in CBCom' s  cross-complaint  and their  respective
affiliates,   agents,  assigns,  attorneys,   directors,   employees,  officers,
predecessors,  representatives,  shareholders,  successors, and transferees, all
past and present; provided nothing in this release or the Agreement shall in any
manner  release,  extend  to,  or  compromise  the  rights  of CBCom  under  the
Samjin-CBCom Agreement identified above.

36. Each party giving a release understands and agrees that such release is full
and final and applies to all known,  unknown,  and  unanticipated  claims.  Each
releasing  party  expressly  waives all rights or benefits  which that party has
against each released  party under the  provisions of California  Civil Code ss.
1542:  "A general  release does not extend to claims which the creditor does not
know or  suspect  to exist in his favor at the time of  executing  the  release,
which if known to him must have  materially  affected  his  settlement  with the
debtor."

                              DISCOVERY OBLIGATIONS

37. RC&T and Krieter shall  complete  their  production of documents  previously
requested  pursuant to the Code of Civil  Procedure.  RC&T and Krieter,  through
their attorney of record,  shall also provide a letter  changing the designation
on all documents they produced and will produce in the future to "Confidential."
No document  produced by RC&T or  Krieter,  or to be produced by them,  shall be

                                       12
<PAGE>
deemed  "Confidential for Counsel Only" regardless of original marking.  Krieter
shall make himself  available  for the  completion of his  deposition,  to occur
after 4/5/99,  on notice to Michael Mazur,  Esq.,  pursuant to the Code of Civil
Procedure.  The parties will cooperate with reasonable scheduling requests.  The
notice  shall be the  equivalent  of a subpoena  served on  Krieter  personally.
Continued examination of Krieter by Samjin shall not exceed fourteen (14) hours.
The sole compensation due to Krieter for this discovery shall be the third-party
witness fee provided by law.

38. Samjin acknowledges the court's prior order directing P.K. Kim to appear for
a deposition and the cooperation of opposing counsel regarding the scheduling of
that  deposition.  Nothing in this  Agreement  affects the court's  order to the
extent procured by Kyung Y. An aka David Ahn. The sole  compensation  due to Mr.
Kim for this discovery shall be the third-party witness fee provided by law.

39. Meadows shall make himself available for his deposition on notice to Richard
Luskin,  Esq.,  pursuant  to the  Code of  Civil  Procedure.  The  parties  will
cooperate  with  reasonable  scheduling  requests.   The  notice  shall  be  the
equivalent of a subpoena served on Meadows personally. The sole compensation due
to Meadows for this discovery shall be the  third-party  witness fee provided by
law.

40. Sun shall make himself available for an oral deposition on notice to Richard
Luskin,  Esq.,  pursuant  to the  Code of  Civil  Procedure.  The  parties  will
cooperate  with  reasonable  scheduling  requests.   The  notice  shall  be  the
equivalent of a subpoena served on Sun personally.  The sole compensation due to
Sun for this discovery shall be the third-party witness fee provided by law.

                                   DISMISSALS

41. The following  Request for Dismissal forms shall be delivered to counsel for
Samjin  within seven  business  days after  execution  of this  Agreement by all
Settling  Parties:  (a) by  Samjin,  a  dismissal  with  prejudice  of  Samjin's
cross-complaint as to cross-defendants  RC&T and Krieter,  only; (b) by RC&T and
Krieter, a dismissal with prejudice of RC&T's  cross-complaint,  with prejudice,
as to all  cross-defendants;  (c) by CBCom,  Jade Mass, Max Sun, and Gene Sun, a
dismissal with prejudice of CBCom's  cross-complaint as to all cross-defendants.
Each such  dismissal  form shall be duly executed when delivered and be suitable
for  filing in the  Action.  Counsel  for  Samjin  shall hold the forms in trust
pending full and timely  payment of the amount  required in paragraph 4 and will
then cause the forms to be filed in due course and provide  conformed  copies to
the other counsel listed below.  The forms will be returned to the  transmitting
parties  forthwith if the payment  required in paragraph 4 is not made in a full
and  timely  manner.  Each  Settling  Party  shall  bear  all of his or its  own
attorneys' fees and costs in connection with the dismissals and the Action.

                         REPRESENTATIONS AND WARRANTIES

42.  Each party and each  person  signing  th1~  Agreement  on behalf of a party
represents  and warrants as follows:  (i) The party has full  authority  and the
right to enter into this Agreement. The corporate officer signing on behalf of a
party has full  authority to sign on that party's behalf and by so signing binds
the  party  to the  terms  and  conditions  of this  Agreement  without  further
corporate  action.   (ii)  The  party  has  read  the  Agreement  carefully  and
understands  the contents and legal effect of each  provision of the  agreement.
The party and person signing either consulted with one or more attorneys of that

                                       13
<PAGE>
party's own choosing or had a reasonable opportunity to consult with an attorney
and chose not to do so in  connection  with the  terms  and  conditions  of this
Agreement, the consideration for this Agreement, and its execution and delivery.
(iii) The party has executed the  Agreement  voluntarily  and without  duress or
undue  influence  on the part of,  or on  behalf  of,  any  other  party to this
Agreement or any other person or entity.  (iv) No rights compromised or affected
by this  Agreement  have been sold,  assigned,  or otherwise  transferred by the
parties executing this Agreement.

43. RC&T and Krieter further represent and warrant the following:  (i) RC&T owns
all of the RC&T Proprietary Technology, no part of which contains any infringing
technology,  free and clear of  competing  ownership  claims;  (ii) RC&T has the
present  right to transfer all of the RC&T  Proprietary  Technology  licensed to
CBCom and Samjin under these license  provisions free and clear of the claims of
any third party; (iii) nothing in the execution and performance of these license
provisions shall constitute a breach or default under any other agreement;  (iv)
no agreement  now exists which  conflicts  with the rights  granted  under these
license  provisions;  and (v) RC&T is a corporation in good  standing.  RC&T and
Krieter will defend CBCom and Samjin,  and indemnify and hold them harmless from
and against any and all losses including costs and attorneys' fees incurred from
any claim against either of them that the RC&T Proprietary  Technology infringes
any patent, copyright,  trademark,  trade secret, or other intellectual property
right.

                               DISPUTE RESOLUTION

44. The failure of any Settling  Party to perform one of its  obligations  under
this Agreement shall  constitute a default as to that party.  Any other Settling
Party may then deliver a Notice of Default to the defaulting party in the manner
provided by this  Agreement.  The Notice of Default  shall  contain a reasonable
description  of the  claimed  default  and allow the  defaulting  party ten (10)
business days in which to effect a cure.  Failure of a defaulting  party to cure
an actual  default  described in the Notice of Default within the period allowed
in this paragraph  shall to that extent place the defaulting  party in breach of
this  Agreement.  Otherwise a mere default in  performance of an obligation by a
Settling  Party  under  this  Agreement  shall not  constitute  a breach of this
Agreement by the Settling Party. Provided:  nothing in this paragraph applies to
the obligations, defaults, or breaches by the Settling Parties or the Purchasing
Agent under the section "Royalty Payment Procedures."

45.  Any  dispute  arising  out of or related  to this  Agreement  or the rights
granted under it shall be resolved by binding arbitration. The arbitration shall
be  administered by  J.A.M.S./Endispute  or such successor to that entity as may
exist at the time of a demand.  The  claimant(s)  may choose  either Los Angeles
County or Orange County as the forum, and may choose either the  "Comprehensive"
arbitration  rules,  the  "Streamlined"  arbitration  rules, or such other rules
however identified  replacing those rules after execution of this Agreement.  If
for whatever  reason a claimant is prevented  from using  J.A.M.S./Endispute  or
successor  entity,  arbitration shall occur pursuant to California Code of Civil
Procedure  ss.1281et  seq.  Regardless  of the  forum,  the  parties  adopt  and
incorporate  ss.1283.05  into this  paragraph  pursuant  to  ss.1283.1(b).  This
paragraph does not apply to disputes within the Submission Agreement attached as
Exhibit A to this Agreement.

                                       14
<PAGE>
46. The  prevailing  party in any  arbitration or civil action arising out of or
related to this  Agreement  shall  recover  its  reasonable  attorneys'  fees in
addition  to  all  other  relief  allowed  by law or in  equity;  provided  this
paragraph applies only to the Settling Parties and third-party  beneficiaries of
this Agreement.  The Purchasing  Agent can neither claim  attorneys' fees nor be
liable for attorneys' fees under this  paragraph.  This paragraph does not apply
to  disputes  within  the  Submission  Agreement  attached  as Exhibit A to this
Agreement.

                                     NOTICES

47. Except as provided in paragraph 22 and in the Submission  Agreement attached
as Exhibit A, any notice  required or permitted by this Agreement shall be given
in writing  transmitted by a commercial courier service (such as Federal Express
or DHL), by overnight delivery, addressed as follows:

         To RC&T or Krieter:
         Radio, Computer and Telephone Corp.
         c/o Mazur & Associates
         500 Newport Center Drive
         Suite 740
         Newport Beach, California 92660-7007

         Copy to:
         Michael D. Mazur, Esq.
         Mazur & Associates
         500 Newport Center Drive
         Suite 740
         Newport Beach, California 92660-7007

         To Samjin or P.K. Kim:
         Sam Jin Co., Ltd.
         199-6 Anyang-Dong, Manan-Gu
         Anyang-Si, Kyungi-Do, Korea

         Copy to:
         Jay A. Woollacott, Esq.
         Woollacott Jannol & Woollacott
         1875 Century Park East, Suite 1400
         Los Angeles, California 90067-2515

         To CJ3Coin. Jade Mass. Sun. or Meadows
         CBCom, Inc.
         15260 Ventura Boulevard
         Suite 1200
         Sherman Oaks, California 91403

         Copy to:
         Richard Luskin, Esq.
         24955 Pacific Coast Highway, Suite C
         Malibu, California 90265

         To the Purchasing Agent
         James D. White
         1085 Canyon View Drive
         Laguna Beach, California 92651
                                       15
<PAGE>
48. The transmitting  party shall pay all costs for delivery of notice. Any such
notice shall be effective on the day of delivery. Any party or person designated
to receive notice may change the address(es) for receipt of notice by that party
or person by sending a notice pursuant to this provision.

                                  NO ADMISSION

49. The Settling  Parties  enter into this  Agreement in part for the purpose of
resolving  disputed claims asserted  between and among them in the Action and to
"make  pagers,  not  war."  Nothing  in  this  Agreement  or any  of  its  terms
constitutes an admission by any Settling  Party that any claim asserted  against
that Settling Party in the Action had any merit, factual basis, or legal basis.

                                OTHER PROVISIONS

50.  Contingent on the  effectiveness  of this Agreement,  all prior  agreements
between and among  CBCom,  Jade Mass,  RC&T and  Krieter,  and between and among
Samjin, RC&T, and Krieter, are terminated effective this date, and any executory
obligations  under any such  agreement  are  released  pursuant  to the  release
provisions above.

51. This Agreement may be executed in counterparts.  If so, it will be construed
as one agreement and will be effective upon  execution by all of the parties.  A
facsimile signature shall be deemed an original signature for all purposes.

52. All representations and warranties contained in this Agreement shall survive
the termination of this Agreement.

53,  In  entering  into  this  Agreement,  each  party  assumes  the risk of any
misrepresentation,  concealment,  or  mistake.  No  party  discovering  any such
misrepresentation,  concealment,  or  mistake  shall  have a right to any relief
including but not limited to a right to rescind or set aside this Agreement.

54. Except for the Samjin-CBCom  Agreement,  this Agreement  contains the entire
agreement and  understanding  concerning  its subject  matter and supersedes and
replaces all prior and  contemporaneous  negotiations and agreements between the
parties,  whether written or oral. No amendment,  modification or change to this
Agreement  shall be binding  unless set forth in a writing duly  executed by all
parties to be bound or affected by such amendment, modification or change.

55. Any provision of this  Agreement  held to be illegal or  unenforceable  by a
court of  competent  jurisdiction:  (a) will be  deemed  amended  to the  extent
necessary to conform to applicable law and then enforced; or (b) if it cannot be
so amended without materially altering the parties' intent, it will be struck to
the  extent   necessary  to  make  the  balance  of  the  Agreement  lawful  and
enforceable.

56. Each party  cooperated in drafting this License  Agreement.  No provision of
this Agreement shall be construed against any party based on any claim the party
drafted the provision or caused an uncertainty as to any provision.

57. The parties agree, without further consideration, to execute and deliver any
other document,  and to take any other action, as may be reasonably necessary to
effectuate the purposes and intent of this Agreement.

58. This Agreement  shall be governed by and  interpreted  under the laws of the
State of California.
                                       16
<PAGE>
                        EXECUTION BY THE SETTLING PARTIES

RADIO, COMPUTER & TELEPHONE CORP.
A Minnesota Corporation

By
  ---------------------------------------
         MARCUS A. KRIETER, President.

SAMJIN CO., LTD.
A Korean Corporation

By
  ----------------------------------------
         PYUNG KIL KIM, President.

CBCom, A California Corporation

By
  -----------------------------------------
                               President.

JADE MASS, A Hong Kong Corporation.

By
  ------------------------------------------
                                President.

--------------------------------------------
         MARCUS A. KRIETER

                              SUBMISSION AGREEMENT

                                       17
<PAGE>
                                     PARTIES

     This  Submission  Agreement is made on April 16, 1999 by Radio,  Computer &
Telephone Corporation,  a Minnesota corporation ("RC&T");  Marcus A. Krieter, an
individual ("Krieter"); Samjin Co., Ltd., a corporation organized under the laws
of the  Republic  of Korea  ("Samjin");  and  CBCom,  a  California  corporation
("CBC0m")  [collectively as "the Submitting  Parties"],  and James D. White [the
"Purchasing Agent"].

                                    RECITALS

A. The  Submitting  Parties  are some of the  parties to that  certain  contract
titled  "Agreement" made concurrently  with this Submission  Agreement and to be
referred to for convenience as the License Agreement in this document.
This Submission Agreement constitutes Exhibit A to the License Agreement.

B. The License Agreement  requires CBCom and Samjin to pay a royalty in order to
manufacture  pagers  for a  specific  period  of  time  defined  in the  License
Agreement.  One of the mechanisms for ensuring  payment of the royalty  Involves
retention of a "Purchasing  Agent" as defined more  particularly  in the License
Agreement.  James D, White was selected as the  Purchasing  Agent in the License
Agreement.

C. The  Submitting  Parties and the  Purchasing  Agent now intend to provide for
binding arbitration of limited disputes among them as provided below.

                             ARBITRATION PROCEDURES

1. The Submitting Parties and the Purchasing Agent shall commence an arbitration
proceeding  within  fifteen (15)  business  days after  execution of the License
Agreement by all parties.  The proceeding  shall be commenced under the auspices
of J.A.M.S./Endispute in Santa Monica, California. That proceeding will progress
in due course to the selection of an arbitrator,  a first alternate  arbitrator,
and a second alternate arbitrator. The first alternate arbitrator shall serve as
the arbitrator if the  arbitrator  cannot act with respect to a claim within the
times  provided  below.  The  second  alternate  arbitrator  shall  serve as the
arbitrator if the first alternate  arbitrator cannot act with respect to a claim
within the times provided  below.  The  arbitration  proceeding will then remain
pending but be adjourned  until  activated by service of a Statement of Claim as
provided below.

2. Any  Submitting  Party or the Purchasing  Agent may activate the  arbitration
proceeding  on  notice  to  J.A.M.S./Endispute  and  each  other  party  to this
Submission  Agreement.  The  notice  shall be in the  form of a Notice  of Claim
describing in reasonable  detail the factual basis of one or more claims subject
to resolution pursuant to this Submission Agreement.

3. All claims  shall be  resolved  by a single  arbitrator.  The  hearing may be
conducted by telephone in the arbitrator's  sole discretion.  The award shall be
issued in writing and shall be effective  when  transmitted  to each party as to
the particular claim by facsimile transmission where available or otherwise when
transmitted by United States mail.

4. The  power of the  arbitrator  is  limited  to  hearing  a claim  subject  to
arbitration and issuing an award in conformance with the  restrictions  provided

                                       18
<PAGE>
below. Any other act or award shall be in excess of the  arbitrator's  power and
as a result the award shall be subject  being vacated or corrected in accordance
with applicable law.

5. Due to the limited  nature of the  permissible  claims and awards  under this
Submission  Agreement,  no party shall be entitled to discovery of any kind, and
the  arbitrator  shall  not have  the  power to issue  subpoena  to  compel  the
attendance of witnesses at the hearing.

6. The  parties  to this  Submission  Agreement  contemplate  that  there may be
several claims  submitted for resolution from time to time. Any party shall have
the right to an award on each claim or set of claims. Issuance of an award shall
not deprive the  arbitrator of  jurisdiction  and shall not prevent  issuance of
other awards as to other claims within the scope of this Submission Agreement.

                                CLAIMS SUBMITTED

7. Only the claims listed below are subject to arbitration under this Submission
Agreement. Any and all other claims shall be decided by arbitration as otherwise
provided in the License Agreement.

8.  Claim:  Is a  purchase  order a  "Qualifying  Purchase  Order" as defined in
paragraph 22 of the License  Agreement?  The hearing will be held within two (2)
business  days after  service  of the Notice of Claim.  The award will be issued
within two (2)  business  days after the hearing and may not be  adjourned.  The
arbitrator's  power as to such a claim is limited to deciding whether a specific
purchase  order  was or was  not a  Qualifying  Purchase  Order  as  defined  in
paragraph 22 of the License Agreement.  The remedies allowed are limited to: (a)
a declaration as to the status of the purchaser  order; and (b) in the case of a
Qualifying Purchase Order, directing that it be processed according to paragraph
22 of the License Agreement within one (1) business day after the award.

9. Claim:  Did the  Purchasing  Agent fail to place a conforming  purchase order
with the third-party vendor, and confirm the order to the licensed party, within
the time allowed by paragraph 22 of the License  Agreement?  The hearing will be
held within two (2) business  days after  service of the Notice of Claim and may
not be  adjourned.  The award will be issued  within two (2) business days after
the hearing.  The  arbitrator's  power as to such a claim is limited to deciding
whether the  Purchasing  Agent failed to place a conforming  purchase order with
the third-party  vendor, and confirm the order to the licensed party, within the
time allowed by paragraph 22 of the License Agreement.  The remedies allowed are
limited to: (a) a declaration  that the Purchasing  Agent did or did not place a
conforming  purchase order with the  third-party  vendor,  and confirm the order
with the licensed party,  within the time allowed by paragraph 22 of the License
Agreement;  and (b) directing  compliance with these obligations  within one (1)
business day after the award.

                           FAILURE TO COMPLY BREACHES
                                LICENSE AGREEMENT

10. The failure of a Submitting  Party or the Purchasing Agent to comply with an
award duly  issued  under  this  Submission  Agreement  shall be a breach of the
License  Agreement.  It shall not be  necessary  for a,  party to  obtain  court
confirmation of any award issued under this Submission Agreement.

                                       19
<PAGE>
                              COSTS OF ARBITRATION

11. This Submission  Agreement has been entered into in part to resolve drafting
disputes among the Submitting  Parties and the Purchasing  Agent  concerning the
License  Agreement.  As part of that resolution,  all costs of arbitration under
this  Submission  Agreement,  including  but  not  limited  to the  fees  of the
arbitrator and all  administrative  fees,  will be borne by RC&T,  Krieter,  the
Purchasing  Agent,  or jointly by them. No such cost will be borne by or charged
against  Samjin  or CBCom  regardless  of the  merits  or  outcome  of any claim
resolved in arbitration. Any award contrary to this paragraph shall be in excess
of the  arbitrator's  power and as a result  the award  shall be  subject  being
vacated or corrected in accordance with applicable law.

12.  Failure  of  RC&T,  Krieter,  and the  Purchasing  Agent  to pay  costs  of
arbitration  as to a  pending  claim or set of  claims  shall  not  deprive  the
arbitrator of jurisdiction. Samjin or CBCom in that situation may, but need not,
advance any and all such costs to enable the  arbitration to proceed.  All costs
advanced may be recouped by offset against money  otherwise due or to become due
under the License Agreement, or, in the option of the party advancing the costs,
reimbursed within ten (10) days of demand.

13.  RC&T,  Krieter,  and the  Purchasing  Agent  shall be in default  under the
section "Royalty Payment Procedures" in the License Agreement for failure to pay
costs of arbitration when due as required by this section.  Failure to cure such
a  default  within  three  (3)  business  days  after  notice  shall  cause  the
"Substitute  Payment  Procedures"  of paragraph  31 the License  Agreement to be
applicable for the balance of the royalty period under the License Agreement.

                                     NOTICES

14. Any notice required or permitted by this Submission Agreement shall be given
in writing transmitted by facsimile as follows:

          To RC&T or Krieter:
          Radio, Computer and Telephone Corp.
          c/o Mazur & Associates
          500 Newport Center Drive
          Suite 740
          Newport Beach, California 92660-7007
          Facsimile:  949.718.4723

          Copy to:
          Michael D. Mazur, Esq.
          Mazur & Associates
          500 Newport Center Drive
          Suite 740
          Newport Beach, California 92660-7007
          Facsimile:  949.718.4723

         To Samjin
          Sam Jin Co., Ltd.
          199-6 Anyang-Dong, Manan-Gu
          Anyang-Si, Kyungi-Do, Korea
          Facsimile:  82.343.449.3985.

                                       20
<PAGE>
          Copy to:
          Jay A. Woollacott, Esq.
          Woollacott Jannol & Woollacott
          1875 Century Park East, Suite 1400
          Los Angeles, California 90067-25 15
          Facsimile:  310.552.7552.

          To CBCom
          CBCom, Inc.
          15260 Ventura Boulevard
          Suite 1200
          Sherman Oaks, California 91403
          Facsimile:  818.461.0811

          Copy to:
          Richard Luskin, Esq.
          24955 Pacific Coast Highway, Suite C
          Malibu, California 90265
          Facsimile:  310.456.0274.

          To the Purchasing Agent:
          James D. White, Esq.
          1085 Canyon View Drive
          Laguna Beach, California 92651
          Facsimile:  949.371.0198.

15. The transmitting  party shall pay all costs for delivery of notice. Any such
notice shall be effective when  transmitted.  Any party or person  designated to
receive notice may change the address(es) or facsimile  number(s) for receipt of
notice by that party or person by sending a notice pursuant to this provision.

                         RIGHTS AND REMEDIES CUMULATIVE

16. The rights and remedies  granted under this  Submission  Agreement  shall be
cumulative to any and all other rights and remedies  allowed by applicable  law.
Issuance of an award pursuant to this  Submission  Agreement  shall not preclude
any  Submitting  Party or the Purchasing  Agent from obtaining  other relief not
available in the limited  arbitration  allowed under this  Submission  Agreement
based on the same claim,  incident,  or conduct  leading to the award.  No award
issued  under this  Submission  Agreement  shall be res  judicata or  collateral
estoppel or be granted any preclusive effect.

                         REPRESENTATIONS AND WARRANTIES

17. Each party and each person signing this Submission  Agreement on behalf of a
party  represents and warrants as follows:  (I) The party has full authority and
the right to enter into this Submission Agreement. The corporate officer signing
on behalf of a party has full authority to sign on that party's behalf and by so
signing binds the party without  further  corporate  action.  (ii) The party has
read the Submission  Agreement  carefully and understands the contents and legal
effect of each of its provisions.  The party and person signing either consulted
with one or more  attorneys  of that  party's own  choosing or had a  reasonable
opportunity  to consult with an attorney and chose not to do so. (iii) The party
has executed the Submission  Agreement  voluntarily  and without duress or undue
influence  on  the  part  of,  or on  behalf  of any  person  or  entity.  These
representations  and warranties shall survive the termination of this Submission
Agreement.
                                       21
<PAGE>
                                OTHER PROVISIONS

     18. This Submission  Agreement may be executed in  counterparts.  If so, it
will be construed as one agreement and will be effective  upon  execution by all
of the parties. A facsimile  signature shall be deemed an original signature for
all purposes.

     19.  Each party  cooperated  in  drafting  this  Submission  Agreement.  No
provision  shall be  construed  against  any party  based on any claim the party
drafted the provision or caused an uncertainty as to that provision.

     20. The  parties  agree,  without  further  consideration,  to execute  and
deliver any other document,  and to take any other action,  as may be reasonably
necessary to effectuate the purposes and intent of this Submission Agreement.

     21. This Submission  Agreement  shall be governed by and interpreted  under
the laws of the State of California.

EXECUTION BY THE SUBMITTING PARTIES

RADIO, COMPUTER & TELEPHONE CORP.

A Minnesota Corporation

By __________________________________
MARCUS A. KRIETER, President.

MARCUS A. KRIETER
SAMJIN CO., LTD.
A Korean Corporation
By __________________________________
CBCom, A California Corporation

By __________________________________
President.
EXECUTION BY THE PURCHASING AGENT

----------------------------------
JAMES D. WHITE

----------------------------------
COUNSELS' APPROVAL AS TO FORM

WOOLLACOTT JANNOL & WOOLLACOTT
JAY A. WOOLLACOTT Attorneys for Samjin Co., Ltd.
LAW OFFICES OF JAMES D. WHITE

By__________________________________
JAMES D. WHITE
Attorneys for Marcus A. Krieter
and Radio Computer & Telephone Corp.
                                       22
<PAGE>
MAZUR & ASSOCIATES

By_______________________________
MICHAEL D. MAZUR
Attorneys for Marcus A. Krieter
and Radio Computer & Telephone Corp.

RICHARD S. LUSKIN, Attorney at Law

By________________________________
RICHARD S. LUSKIN
Attorneys for CBCom

                                       23

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