Document:

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                                                                   EXHIBIT 10.10

                         L E A S E  A G R E E M E N T
                         - - - - -  - - - - - - - - -

BY AND BETWEEN:

FIRST INDUSTRIAL, L.P.,
a Delaware limited partnership,

                                        "Landlord"

                      - and -

MULTILINK TECHNOLOGY CORPORATION,
a California corporation

                                        "Tenant"

Premises: 155 Pierce Street
          Franklin Township,
          Somerset, New Jersey 08873

DATED: Nov. 18, 1999

PREPARED BY: ROBERT K. BROWN, ESQ.
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                               TABLE OF CONTENTS
                               -----------------

<TABLE>
<S>                                                              <C>
1.  LEASED PREMISES...........................................    1
    ---------------

2.  TERM OF LEASE.............................................    2
    -------------

3.  RENT......................................................    3
    ----

4.  PARKING AND USE OF EXTERIOR AREA..........................    4
    --------------------------------

5.  USE.......................................................    5
    ---

6.  CONDITION OF LEASED PREMISES..............................    5
    ----------------------------

7.  REPAIRS AND MAINTENANCE...................................    7
    -----------------------

8.  UTILITIES.................................................   12
    ---------

9.  TAXES.....................................................   12
    -----

10. INSURANCE.................................................   14
    ---------

11. SIGNS.....................................................   16
    -----

12. FIXTURES..................................................   17
    --------

13. BROKERAGE.................................................   17
    ---------

14. FIRE AND CASUALTY.........................................   18
    ----------------

15. COMPLIANCE WITH LAWS, RULES AND REGULATIONS...............   19
    -------------------------------------------

16. INSPECTION BY LANDLORD....................................   22
    ---------------------

17. DEFAULT BY TENANT.........................................   23
    -----------------

18. LIABILITY OF TENANT FOR DEFICIENCY........................   25
    ----------------------------------

19. NOTICES...................................................   26
    -------

20. NON-WAIVER BY LANDLORD....................................   26
    ----------------------

21. RIGHT OF TENANT TO MAKE ALTERATIONS AND IMPROVEMENTS......   26
    ----------------------------------------------------

22. NON-LIABILITY OF LANDLORD.................................   27
    -------------------------

23. RESERVATION BY LANDLORD...................................   28
    -----------------------

24. AIR, WATER AND GROUND POLLUTION...........................   28
    -------------------------------

25. STATEMENT OF ACCEPTANCE...................................   29
    -----------------------

26. FORCE MAJEURE.............................................   29
    -------------

27. STATEMENTS BY LANDLORD AND TENANT.........................   29
    ---------------------------------

28. CONDEMNATION..............................................   30
    ------------

29. LANDLORD'S REMEDIES.......................................   31
    -------------------

30. QUIET ENJOYMENT...........................................   32
    ---------------

31. SURRENDER OF PREMISES.....................................   32
    ---------------------

32. INDEMNITY.................................................   33
    ---------

33. LEASE CONSTRUCTION........................................   34
    ------------------

34. BIND AND INURE CLAUSE.....................................   34
    ---------------------
</TABLE>
<PAGE>

<TABLE>
<S>                                                    <C>
35.  DEFINITIONS...................................... 34
     -----------

36.  DEFINITION OF TERM OF "LANDLORD"................. 34
     --------------------------------

37.  COVENANTS OF FURTHER ASSURANCES.................. 35
     -------------------------------

38.  COVENANT AGAINST LIENS........................... 35
     ----------------------

39.  SUBORDINATION.................................... 35
     -------------

40.  EXCULPATION OF LANDLORD.......................... 36
     -----------------------

41.  NET RENT......................................... 36
     --------

42.  SECURITY......................................... 37
     --------

43.  GLASS............................................ 37
     -----

44.  ASSIGNMENT AND SUBLETTING........................ 37
     -------------------------

45.  FINANCIAL STATEMENTS............................. 40
     --------------------

46.  TENANCY REVIEW................................... 40
     --------------

47.  EXECUTION AND DELIVERY........................... 40
     ----------------------

48.  OPTION TO EXTEND................................. 40
     ----------------

49.  RIGHT OF FIRST OFFER ON CONTIGUOUS SPACE......... 41
     ----------------------------------------
</TABLE>

SCHEDULE "A"  - PLOT PLAN

SCHEDULE "B"  - PLAN
<PAGE>

   THIS AGREEMENT, made the 18/th/ day of Nov, 1999, by and between FIRST
INDUSTRIAL, L.P., a Delaware limited partnership, having an Office at 354
Eisenhower Parkway, Livingston, New Jersey 07039 (having a mailing address at
P.O. Box 1639, Livingston, New Jersey 07039), hereinafter called the
"Landlord"; and MULTILINK TECHNOLOGY CORPORATION, a California corporation,
having an office at 2601 ocean Park Boulevard, Suite 108, Santa Monica, CA
90405, hereinafter called the "Tenant".

                             W I T N E S S E T H :
                             - - - - - - - - - -

    WHEREAS, the Landlord intends to lease to the Tenant space in the building
which is currently being constructed by Landlord and which is commonly known as
155 Pierce Street, Franklin Township, Somerset New Jersey 08873, which space
contains approximately 21,000 square feet, outside outside dimensions to center
line of common wall, identified on the plot plan attached hereto and made a
part hereof as Schedule "A", hereinafter referred to as the "Leased Premises";
and

    WHEREAS, the parties hereto wish to mutually define their rights, duties and
obligations in connection with the said lease,

    NOW, THEREFORE, KNOW ALL MEN BY THESE PRESENTS, that for the rents reserved,
the mutual considerations herein and the parties mutually intending to be
legally bound hereby, the Landlord does demise, lease and let unto the Tenant
and the Tenant does rent and take from the Landlord the Leased Premises as
described in Article #1, and the Landlord and Tenant do hereby mutually covenant
and agree as follows:

   1.  LEASED PREMISES.
       ---------------

       1.1 The Leased Premises shall consist of a portion of the building
commonly known as 155 Pierce Street, Franklin Township, Somerset, New Jersey
(the "Building"), which space shall contain approximately 21,000 square feet,
outside outside dimensions to center line of common wall, identified on the plot
plan attached hereto and made a part hereof as Schedule "A", together with all
improvements to be constructed thereon by the Landlord for the use of the
Tenant, and all easements,
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improvements, tenements, appurtenances, hereditaments, fixtures and rights and
privileges appurtenant thereto, and any and all fixtures and equipment which are
to be installed in the Building by the Landlord for the use of the Tenant in its
occupancy of the Leased Premises, in accordance with, and as more fully set
forth on the Building Standard annexed hereto and made a part hereof as Schedule
"B".

       1.2 "Tenant's Percentage" for all lease purposes is hereby deemed to be
46%. The total area of the Building is 46,000 square feet.

   2.  TERM OF LEASE
       -------------

       The Landlord leases unto the Tenant and the Tenant hires the Leased
Premises for the term of five (5) years, to commence on or about January 1,
2000, and to end on December 31, 2004, the obligation of the Tenant hereunder
being subject to the following proviso:

       2.1 That on or about January 1, 2000, the Landlord shall have
substantially completed the Building and the Leased Premises according to the
Plan, as defined in Article 6.1 below, and shall deliver to the Tenant a
Certificate of Occupancy issued by the authorized issuing officer of the
governmental instrumentality having jurisdiction thereof. Upon the delivery by
the Landlord to the Tenant of the Leased Premises, and the Certificate of
Occupancy hereinabove mentioned, the lease term shall commence and the Tenant's
obligation to pay rent shall begin (subject to the provisions of Article 2.2
hereof).

       2.2 Subject to the terms and conditions of this lease, in the event the
Leased Premises are delivered to the Tenant in the manner provided in Article
2.1 above, prior to or after January 1, 2000, the lease term of five (5) years
shall commence on the first day of the next succeeding month following delivery
of possession to the Tenant (hereinafter called the "Commencement Date"). The
Tenant shall, however, pay to the Landlord a sum equal to the pro rata share of
one (1) month's rent for that portion of the month

                                       2
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following delivery of the Leased Premises to the Tenant which is prior to the
Commencement Date. During said period of partial monthly occupancy, if any, all
other terms and conditions of this lease shall be applicable to the occupancy of
the Leased Premises by the Tenant.

       2.3 It is expressly understood and agreed that for the purpose of this
lease, wherever and whenever the term "substantial completion" is used, the term
"substantial completion" shall not include items of maintenance, service or
guarantee, which may be required pursuant to the terms and conditions of this
agreement. Substantially completed means:

           (i) completing the building in accordance with Schedule "B" so that
(A) the Leased Premises are ready for the installation of any equipment,
furniture, fixtures, or decoration that Tenant will install, and (B) the only
incomplete items are minor or insubstantial details of construction,
mechanical adjustments, or finishing touches like touch-up plastering or
painting;

           (ii) securing a temporary or permanent certificate of occupancy from
the local municipality;

           (iii) Tenant, its employees, agents, contractors, and invitees, have
ready access to the Building and Leased Premises through its entranceway;

           (iv) the fixtures, and equipment to be installed by Landlord are
installed and in good operating order; and

           (e) the Leased Premises are broom clean.

       2.4 The within lease is contingent upon and subject to the Landlord
obtaining all necessary governmental permits, approvals and consents for the
construction of the Building and the Leased Premises, and upon the issuance of a
Certificate of Occupancy permitting the Tenant's use and occupancy thereof.

   3.  RENT
       ----

       3.1 The Tenant covenants and agrees to pay to Landlord, in good and
useable funds, the annual rent (the "Fixed Rent") in

                                       3
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the amount of TWO HUNDRED EIGHTY THREE THOUSAND FIVE HUNDRED AND 00/100
($283,500.00) DOLLARS per annum, in equal installments of TWENTY THREE THOUSAND
SIX HUNDRED TWENTY FIVE AND 00/100 ($23,625.00) DOLLARS per month.

   All of the foregoing monthly payments shall be made promptly in advance on
the first day of each and every month during the term of the lease without
demand and without offset or deduction, together with such additional rent and
other charges required to be paid by Tenant as are hereinafter set forth
("Additional Rent").

       3.2 Simultaneously with the execution hereof, the Tenant has delivered to
the Landlord the first monthly installment of Fixed Rent payable hereunder,
together with the security deposit referred to herein.

       3.3 Any installment of Fixed Rent or Additional Rent (herein collectively
referred to as "rent") accruing hereunder, and any other sum payable hereunder
by Tenant to Landlord which is not paid prior to the fifth (5th) day of any
lease month, shall bear a late charge of five (5%) per cent of such Fixed Rent
or Additional Rent, to be paid therewith, and the failure to pay such charge
shall be a default. Such late charge shall be deemed to be Additional Rent
hereunder. It is expressly understood and agreed that the foregoing late charge
is not a penalty, but agreed upon compensation to the Landlord for
administrative costs incurred by Landlord in connection with any such late
payment. In addition, any payment of Fixed Rent or Additional Rent, which is not
paid within thirty (30) days of the date upon which it is due shall require the
payment of interest at the rate of one and one-half (1 1/2%) percent per month,
calculated from the date that such payment was due through the date that any
such payment is actually made.

   4.  PARKING AND USE OF EXTERIOR AREA
       --------------------------------

       4.1 The Tenant shall have the right to use the parking spaces serving the
Building on a non-exclusive basis, in common with Landlord and the other tenants
thereof, and to use the access

                                       4
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driveways and allocated parking spaces for its business purposes and for those
of its agents, servants, employees or invitees. The Landlord reserves the right
to allocate designated parking spaces if Landlord chooses, in which case, fifty
three (53) parking spaces shall be allocated to Tenant, at a location reasonably
convenient to the Leased Premises. The Landlord and Tenant mutually agree that
they will not block, hinder or otherwise obstruct the access driveways and
parking areas so as to impede the free flow of vehicular traffic to and from the
Building. In connection with the use of the loading platforms, if any, both
Landlord and Tenant agree that they will not use the same in connection with the
conduct of their business so as to unreasonably interfere with the use of the
access driveways and parking areas.

       4.2 The Tenant may not utilize any portion of the land outside of the
Leased Premises for outside storage of raw materials or finished products.

   5.  USE
       ---

       The Tenant covenants and agrees to use and occupy the Leased Premises for
general offices and for research and development purposes and for any other
lawful use, which use by Tenant, however, is and shall be expressly subject to
all applicable zoning ordinances, rules and regulations of any governmental
instrumentalities, boards or bureaus having jurisdiction thereof.

   6.  CONDITION OF LEASED PREMISES
       ----------------------------

       6.1  Anything herein contained to the contrary notwithstanding, it is
expressly understood and agreed that the Tenant shall take the Leased Premises
and improvements as of the Commencement Date of the within lease in accordance
with plans and specifications to be prepared by Tenant (the "Plan"), which Plan
shall be mutually approved by Landlord and Tenant hereunder and attached to the
lease as Schedule "B". The Plan shall be submitted to Landlord by Tenant within
two (2) weeks following the date of execution hereof. Such Plan shall be
supplemented by HVAC,

                                       5
<PAGE>

sprinkler and plumbing plans coordinated with the Plan to be prepared by the
Landlord's consultants as soon as is reasonably practicable following approval
of the Plan. Landlord shall be responsible, at its sole cost and expense, for
the cost of installation of the "drop ceiling" and all mechanical systems
located above said "drop ceiling" (identified on Schedule "B" as "Base Building
Work"). Landlord shall contribute the sum of $199,000.00 DOLLARS (the "Base
Building Allowance") toward the cost of construction of the Base Building Work.
In addition, Landlord shall contribute the sum of up to THREE HUNDRED FIFTEEN
THOUSAND AND 00/100 ($315,000.00) DOLLARS (the "Tenant's Allowance") toward the
cost of all leasehold improvements required by the Plan. Tenant shall be
responsible for all costs in excess of Tenant's Allowance and the Base Building
Allowance which are necessary in connection with the installation of said
leasehold improvements, which shall be completed by the contractor selected by
Landlord. Landlord and Tenant agree that their approval of the Plan and the cost
of performing the work required thereby shall not be unreasonably withheld or
delayed. Landlord's contractor is to obtain a minimum of three subcontractor
bids for each construction section of the leasehold improvements. The itemized
costs of the contractor's fee, general conditions, Base Building Work and
subcontractor bids shall be provided to Tenant in writing. Tenant if it so
chooses, shall be able to select subcontractors from those submitting bids to
Landlord's contractor. As part of the work required by the Plan, Landlord shall
close up the existing openings in the rear wall of the Leased Premises, using
glass which is substantially equivalent to the "banded" glass located on the
front elevation of the Building.

       6.2 Anything hereinabove contained to the contrary, it is expressly
understood and agreed that the Landlord's construction obligation shall be
limited to the installation of all improvements set forth on the Plan. In the
event that any changes or additions are required to the work to be performed by
Landlord by any

                                       6
<PAGE>

governmental or quasi-governmental entity having jurisdiction over the Tenant or
its use and occupancy of the Leased Premises, any such changes or additions
shall be performed by the Landlord at the Tenant's sole cost and expense. In
addition, in the event that the performance of any such changes or additions
shall delay the Commencement Date hereunder, the Commencement Date shall be
established as of the date that the Leased Premises would otherwise have been
substantially completed by the Landlord, but for such additional requirements
which are applicable to the Tenant.

       6.3 During construction of leasehold improvements Tenant's vendors,
including, but not limited to voice/data wiring and security system installers
will be given full access to the Premises, provided that the vendors coordinate
their schedules with the Landlord's contractor. Tenant shall be responsible to
obtain all permits and approvals necessary for such work; copies of all of such
permits and approvals to be delivered to Landlord. In the event any such work to
be performed by Tenant shall delay the issuance of a certificate of occupancy
for the Leased Premises, the Commencement Date hereunder shall be established as
of the date said certificate of occupancy would otherwise have been issued.

    7. REPAIRS AND MAINTENANCE
       -----------------------

       7.1 The Tenant shall take good care of the Leased Premises and, at its
cost and expense, keep and maintain in good repair the interior of the Leased
Premises, including all repairs to the floor, the air-conditioning and heating
plant, the plumbing, pipes, sewer lines and conduits, and fixtures belonging
thereto; and shall replace all air-conditioning, electrical, heating and
plumbing plants, fixtures and systems, including mechanical and working parts as
may be required; and shall replace all ballasts and fluorescent fixtures; and
shall maintain interior water and sewer pipes and connections, and shall
generally maintain and repair the interior of the Leased Premises, and shall, at
the end or the expiration of the term, deliver up the Leased Premises in good
order and condition, damages by fire or casualty, the elements

                                       7
<PAGE>

and ordinary wear and tear excepted. The Tenant expressly agrees that it shall
enter into a periodic maintenance agreement with a reputable heating,
ventilating and air-conditioning contractor, which contract shall provide for a
minimum of two (2) inspections per year. A copy of said contract shall be
forwarded to the Landlord prior to the Commencement Date and thereafter on an
annual basis, and copies of inspection reports shall be delivered to the
Landlord within ten (10) days of receipt thereof by Tenant. Upon written request
from Tenant, Landlord agrees that it shall perform the foregoing maintenance,
repair and replacement services, at Tenant's sole cost and expense, including
ten (10%) percent of any such costs or expenses for Landlord's overhead. The
Tenant covenants and agrees that it shall not cause or permit any waste (other
than reasonable wear and tear), damage or disfigurement to the Leased Premises,
or any overloading of the floors of the Building, constituting part of the
Leased Premises. Tenant shall reimburse Landlord in connection with exterior
maintenance and repairs as hereinafter provided in Article 7.2.

       7.2 The Tenant shall pay to the Landlord, monthly, as Additional Rent, a
sum equal to Tenant's Percentage of all costs incurred by the Landlord for the
management, maintenance, repair and replacement of the following: (i) roof,
gutters, leaders, flashings, metal gravel stops and roof drains;(ii) exterior
walls, foundation and parapets; (iii) parking lot, driveways, walkways, exterior
lighting; (iv) exterior sewer and utility lines; (v) lawns and shrubbery; (vi)
snow removal and general ground maintenance; (vii) any signs serving the whole
Building; and (viii) the standby sprinkler system.

       7.3 During each calendar year of the lease term, the Landlord shall
estimate the cost of all of the management, repair, maintenance and replacement
services required pursuant to Article 7.2 above, as if the building were 100%
rented. Landlord shall furnish such estimate to the Tenant, and Tenant shall pay
Tenant's Percentage thereof in equal monthly installments, as Additional

                                       8
<PAGE>

Rent. At the expiration of each calendar year during the lease term, the
Landlord shall furnish to Tenant a breakdown, certified by the Landlord, as to
the total cost of management, maintenance, repair and replacement for such
calendar year. In the event Tenant's Percentage of such costs shall be more than
the aggregate paid by the Tenant during the preceding calendar year, Tenant
shall pay to the Landlord, in one lump sum, any difference in such obligation,
said sum to be paid within thirty (30) days after demand. In the event Tenant
shall have overpaid its Tenant's Percentage of any such costs, any such overage
shall be applied to the monthly management, maintenance, repair and replacement
charges prospectively due under the lease. This procedure shall be followed
during each calendar year during the lease term, and at the expiration of the
lease, any overage or underage shall be credited or paid after computation by
the Landlord, which obligation of Landlord and Tenant shall survive the
expiration of the lease term.

       7.4 Notwithstanding anything to contrary contained in this Lease, the
Tenant shall not be charged for any of the following:

           (a) Costs for entertainment, dining or travel expenses.

           (b) Expenses, penalties, taxes or other costs resulting directly from
the negligence or willful misconduct of Landlord, its agents, servants or
employees or from it or their unwillingness or inability to make payments when
due.

           (c) Costs for which Landlord is reimbursed by net insurance proceeds
from its insurance carrier or for which Landlord is reimbursed by any tenant's
insurance carrier.

           (d) Amounts paid as ground rental by Landlord.

           (e) The cost of any special service rendered to a tenant in the
Building which is not rendered generally to all tenants.

                                       9
<PAGE>

           (f) Any costs incurred in complying with any building code, law,
regulation or ordinance enacted prior to this Lease, including the Americans
with Disabilities Act and regulations governing the use of chlorofluorocarbons
(known as CFCs) and related ozone depleting chemicals, except if due to Tenant's
specific use and occupancy of the Leased Premises.

           (g) Federal, state or local income taxes, Real Estate Taxes,
franchise, excess profit, gift, transfer, excise, capital stock, estate
succession, of inheritance taxes, gross receipts, sales or business privilege
taxes except as hereinafter set forth in Article 9, and penalties or interest
for late payment of real estate taxes.

           (h) Leasing commissions, attorneys' fees or other costs,
disbursements, and other expenses incurred for leasing, renovating, or improving
space for tenants.

           (i) Costs, including permit, license, and inspection fees, incurred
in renovating, improving, decorating, painting or redecorating vacant space or
space for tenants.

           (j) Costs incurred due to the violation by Landlord or another tenant
of the terms or conditions of any lease.

           (k) Overhead and profit paid to Landlord or subsidiaries or
affiliates of Landlord for management or other services on or to the Property or
for services on or to the Property or for supplies or other materials, to the
extent that the costs of the services, supplies, or materials exceed the
competitive costs of the services, supplies or materials were they not provided
by the subsidiary or affiliate.

           (l) Interest on debt or amortization payments on mortgages or deeds
of trust or ground leases or any other debt for borrowed money or any fees,
interest, principal or points relating thereto.

           (m) Advertising and promotional expenditures, and the costs of signs
in or on the Building identifying the owner of

                                      10
<PAGE>

the Building, the management or leasing agent or any tenant of the Building.

          (n) Repairs or other work needed because of fire, windstorm or other
casualty or cause insured against by Landlord or to the extent Landlord's
insurance required under Article 10 would have provided insurance, whichever is
the greater coverage.

          (o) Any costs, fines, or penalties incurred because Landlord violated
any governmental rule or authority.

          (p) "In-house" legal or accounting fees.

          (q) Depreciation and amortization on the Building;

          (r) Legal fees with respect to the Property (1) relating to disputes
with tenants, (2) based on Landlord's negligence or other tortious conduct, (3)
relating to enforcing any leases except for enforcing lease provisions for the
benefit of the Building's tenants generally, (4) relating to the defense of .
Landlord's title to, or interest in, the Property, or (5) arising from efforts
to influence prospective legislation, regulations or administrative action.

          (s)  General corporate overhead or general administrative expenses
paid to the managing agent.

          (t) Management fees and reimbursements paid to Landlord or to its
affiliates in excess of management fees and reimbursements that would be payable
to outside third parties at current market rates in the same real estate market
as the Building.

          (u) Costs for correcting defects in or inadequacy of the design or
construction of the Building.

          (v) Any reserve for future expenditures or liabilities that would be
incurred subsequent to the then current calendar year.

          (w) Costs incurred to test, survey, cleanup, contain, abate, remove,
remediate or otherwise remedy any environmental hazard, hazardous wastes or
asbestos-containing

                                      11
<PAGE>

materials or any other hazardous or toxic substance, unless caused by the Tenant
or Tenant's agents, servants or employees.

          (x) Costs of a capital nature, including capital improvements or
alterations, capital repairs, capital equipment and capital tools, as determined
under generally accepted accounting principles ("GAAP") consistently applied,
but only to the extent that such costs are incurred to improve the quality or
capacity of the building, including the land, beyond its initial completed
condition as opposed to maintaining the same in its initial completed condition.

All costs for which Tenant shall be charged shall be customary and reasonable
for the operation of the Building and Property in a first class manner. No
individual cost or item expense shall be charged more than once and Landlord
will not recover, from all of the tenants of the Building, more than one hundred
(100%) percent of its costs. Upon request Landlord shall forward to Tenant a
copy of all supporting documentation for any such charge.

    8.  UTILITIES
        ---------

        8.1 The Tenant shall, at its own cost and expense, pay all utility meter
and service charges applicable to the Leased Premises, including gas, sewer,
electric, water, standby sprinkler, janitorial and garbage disposal services.

        8.2 The Landlord is hereby granted the privilege of entering the Leased
Premises for the purpose of repairing any utility lines which serve the Leased
Premises. Any entry shall be upon reasonable prior oral notice except in the
event of emergency.

    9.  TAXES
        -----

        9.1 The Tenant shall promptly pay to the Landlord, monthly, in advance,
one-twelfth (1/12) of Tenant's Percentage of all annual ad valorem taxes
assessed against the land, Building and improvements of which the Leased
Premises are a part (the "Property"). Said obligation shall be prorated as of
the commencement and termination of the lease. In addition to the obligation to
pay real estate taxes as hereinabove set forth, the

                                      12
<PAGE>

Tenant shall, during the term of this lease, pay to the Landlord monthly, in
advance, its Tenant's Percentage of any levy for the installation of local
improvements affecting the Property assessed by any governmental body having
jurisdiction thereof.

        9.2  The Landlord may contest any assessment or levy of taxes on the
Property. A contest conducted by the Landlord may include the Property and other
land and buildings owned by the Landlord. The Tenant shall have no right to
conduct a tax appeal affecting the Property.

        9.3  If at any time during the term of this lease the method or scope of
taxation prevailing at the commencement of the lease term shall be altered,
modified or enlarged so as to cause the method of taxation to be changed, in
whole or in part, so that in substitution for the real estate taxes now assessed
there may be, in whole or in part, a capital levy or other imposition based on
the value of the Property, or the rents received therefrom, or some other form
of assessment based in whole or in part on some other valuation of the Property,
then and in such event, such substituted tax or imposition shall be payable and
discharged by the Tenant in the manner required pursuant to such law promulgated
which shall authorize such change in the scope of taxation, and as required by
the terms and conditions of the within lease.

        9.4  Nothing in this lease contained shall require the Tenant to pay any
franchise, estate, inheritance, succession, capital levy or transfer tax of the
Landlord, or Federal Income Tax, State Income Tax, or excess profits or revenue
tax, unless such taxes are in substitution for real property taxes.

        9.5  The Tenant shall pay to Landlord, as Additional Rent, one-twelfth
of Tenant's Percentage of annual real estate taxes and assessments to be paid by
Tenant, as provided in Article 9.1 above. Landlord shall adjust Tenant's rent
payment from time to time based on annual tax requirements, and Landlord shall
furnish to Tenant, if requested, a computation and breakdown of Tenant's tax
obligation.

                                      13
<PAGE>

    10. INSURANCE
        ---------

        10.1 The Tenant agrees to pay monthly, in advance, as Additional Rent,
one-twelfth (1/12th) of Tenant's Percentage of the annual insurance premium or
premiums charged to the Landlord for insurance coverage which insures the
Property. In the event that Tenant is dissatisfied with said premiums, Landlord
shall afford Tenant the right to discuss said premiums with Landlord's insurer;
this will impose no obligation on Landlord to change its insurance carrier or
the scope of its insurance coverage. The insurance shall be for the full
replacement value of all insurable improvements with any customary extensions of
coverage including, but not limited to, vandalism, malicious mischief, sprinkler
damage, flood insurance and comprehensive liability. Tenant shall pay the full
premium attributable to casualty rent insurance, insuring the value of one (1)
year's gross rental obligation of Tenant hereunder, including taxes and
insurance premiums. Any increase in the premiums hereinabove referred to due to
change in rating of the Building, attributable to the use of the Leased Premises
by the Tenant, shall be paid entirely by the Tenant. Landlord shall certify
annually, the annual cost of such insurance premiums, and shall furnish to
Tenant, if requested, a copy of all insurance premium bills for which Tenant has
been charged its Tenant's Percentage.

        10.2 Tenant shall provide the following insurance coverage:

             (a) "All Risk" property insurance on a replacement cost basis,
covering all of Tenant's personal property, trade fixtures, furnishings and
equipment.

             (b) Commercial general public liability and comprehensive
automobile liability (and, if necessary to comply with any conditions of this
Lease, umbrella liability insurance) covering Tenant against any claims arising
out of liability for bodily injury and death and personal injury and advertising
injury and property damage occurring in and about the Leased Premises,

                                      14
<PAGE>

and/or the Property and otherwise resulting from any acts and operations of
Tenant, its agents and employees, with limits of not less than total limits of
$2,000,000.00 per occurrence and $5,000,000.00 annual general aggregate, per
location. The total amount of a deductible or otherwise self-insured retention
with respect to such coverage shall be not more than $10,000.00 per occurrence.
Such insurance shall include, inter alia: (i) "occurrence" rather than "claims
made" policy forms unless such "occurrence" policy forms are not available; (ii)
any and all liability assumed by Tenant under the terms of this Lease, to the
extent such insurance is available; (iii) a hostile fire endorsement; (iv)
Landlord and any other parties designated by Landlord or Agent (including, but
not limited to, its beneficiary, its general and limited partners, and
Landlord's mortgagees) shall be designated as Additional Insured(s) with respect
to (x) the Leased Premises, and (y) all operations of Tenant, and (2) and
Property and areas and facilities of Landlord used by Tenant, its employees,
invitees, customers or guests; and (v) severability of insured parties and any
cross-liability exclusion deleted so that the protection of such insurance
shall be afforded to Landlord in the same manner as if separate policies had
been issued to each of the insured parties.

          (c) Workers' compensation and employer's liability insurance with
coverage in the amounts required by law.

          (d) Such other policy or policies as are required by insurers by
reasons of a change in Tenant's use of, or activities at, the Leased Premises.

        All insurance policies required to be obtained by Tenant under this
lease shall: (i) be issued by companies licensed to do business in the State in
which the Property is located and reasonably acceptable to Landlord and any
Landlord's mortgagees and any other party having any interest in the Property;
(ii) not be subject to cancellation or material change or non-renewal without at
least thirty (30) days' prior written notice to Landlord and its

                                      15
<PAGE>

mortgagee, if any; (iii) be deemed to be primary insurance in relation to any
other insurance maintained by Landlord: and (iv) at the sole option and
discretion of Landlord reasonably exercised, include other appropriate
endorsements or extensions of coverage as would be required of. Landlord by any
of Landlord's mortgagees or any other party having any interest in the Property.

        10.3 The parties hereto mutually covenant and agree that each party, in
connection with insurance policies required to be furnished in accordance with
the terms and conditions of this lease, or in connection with insurance policies
which they obtain insuring such insurable interest as Landlord or Tenant may
have in its own properties, whether personal or real, shall expressly waive any
right of subrogation on the part of the insurer against the Landlord or Tenant
as the same may be applicable, which right to the extent not prohibited or
violative of any such policy is hereby expressly waived, and Landlord and Tenant
each mutually waive all right of recovery against each other, their agents, or
employees for any loss, damage or injury of any nature whatsoever to property or
person for which either party is required by this 1ease to carry insurance.

    11. SIGNS
        -----

        The Tenant, at its sole cost and expense shall have the right and
privilege of installing on the Building directory and on the front door of the
Leased Premises only such signs as are required by Tenant for the purpose of
identifying the Tenant. The said signs shall comply with the applicable rules
and regulations of the applicable governmental boards and bureaus having
jurisdiction thereof, and shall be approved by the Landlord, which approval
shall not be unreasonably withheld. The erection of such signs shall not cause
any structural damage to the Building. Tenant shall have the right to use one
line of the monument directory sign which serves the building, provided that
Tenant shall be responsible for the cost of any sign which Landlord places

                                      16
<PAGE>

thereon for Tenant. No other exterior signage shall be permitted to Tenant.

    12. FIXTURES
        --------

        The Tenant is given the right and privilege of installing and removing
property, machinery, equipment and fixtures in the Leased Premises during the
term of the lease subject to compliance with applicable rules and regulations of
governmental boards and bureaus having jurisdiction thereof at the cost and
expense of Tenant. However, if the Tenant is in default and moves out, or is
dispossessed, and fails to remove any property, machinery, equipment and
fixtures or other property prior to such default, dispossess or removal, then
and in that event, the said property, machinery, equipment and fixtures or other
property shall be deemed, at the option of the Landlord, to be abandoned: or in
lieu thereof, at the Landlord's option, the Landlord may remove such property
and charge the reasonable cost and expense of removal, storage and disposal to
the Tenant, together with an additional twenty one (21%) per cent of such costs
for Landlord's overhead and profit, which total costs shall be deemed to be
Additional Rent hereunder. The Tenant shall be liable for any damage which it
causes in the removal of said property from the Leased Premises.

    13. BROKERAGE
        ---------

        The parties mutually represent to each other that HUFF REAL ESTATE, INC.
and COLLIERS HOUSTON & CO. are the sole brokers who negotiated and consummated
the within lease transaction, and that neither party dealt with any other broker
in connection with the within lease, it being understood and agreed that the
Landlord shall be responsible, at its sole cost and expense, to pay the real
estate brokerage in connection with this lease transaction. Landlord agrees to
indemnify, defend and save harmless Tenant in connection with the claims of any
real

                                      17
<PAGE>

estate broker Claiming commissions in connection with the within transaction and
Claiming authority from Landlord. Tenant agrees to indemnify, defend and save
harmless Landlord in connection with the claims of any real estate broker
claiming commissions in connection with the within transaction and claiming
authority from Tenant.

    14. FIRE AND CASUALTY
        -----------------

        14.1 In case of any damage to the Building by fire or other casualty
occurring during the term or previous thereto, which renders the Leased Premises
wholly untenantable so that the same cannot be repaired within one hundred
twenty (120) days from the happening of such damage, then the term hereby
created shall, at the option of the Landlord or Tenant, terminate from the date
of such damage. If the Landlord or Tenant elects to terminate the lease, the
party electing to terminate shall notify the other party of such election within
thirty (30) days of the happening of the fire or casualty, and in such event the
Tenant shall immediately surrender the Leased Premises and shall pay Fixed Rent
and Additional Rent only to the time of such damage and the Landlord may re-
enter and re-possess the Leased Premises, discharged from this lease. In the
event the Landlord can restore the Leased Premises within one hundred twenty
(120) days, it shall advise the Tenant of such fact, and the lease shall remain
in full force and effect during the period of Landlord's restoration, except
that Fixed Rent and Additional Rent shall abate, upon the happening of fire or
casualty, and while the repairs and restorations are being made, but the rent
shall recommence upon restoration of the Leased Premises and delivery of the
same by the Landlord to the Tenant. Landlord agrees that it will undertake
reconstruction and restoration of the Leased Premises with due diligence and
reasonable speed and dispatch, subject to the terms and conditions of Article 26
(Force Majeure). Landlord agrees that it shall give Tenant two (2) weeks
advanced notice of the completion of such restoration.

        14.2 If the Building shall be damaged, but the damage is repairable
within one hundred twenty (120) days the Landlord agrees to repair the same with
due diligence and reasonable speed and dispatch subject to the terms and
conditions of Article (Force

                                      18
<PAGE>

Majeure). In such event, the rent accrued and accruing shall not abate, except
for that portion of the Leased Premises that has been rendered untenantable and
as to that portion the rent shall abate, based on equitable adjustments.

        14.3 The Tenant shall immediately notify the Landlord in case of fire or
other damage to the Leased Premises.

        14.4 Notwithstanding anything contained in Article 14.1 or 14.2 above,
if such repairs are for any reason not completed within one hundred fifty (150)
days, then the Tenant shall have the right to terminate this lease upon written
notice to the Landlord of such election, and in such event of termination
Landlord and Tenant shall thereupon be released of liability one to the other,
and the within lease shall be deemed null and void.

    15. COMPLIANCE WITH LAWS, RULES AND REGULATIONS
        -------------------------------------------

        15.1 (a) The Tenant covenants and agrees that upon acceptance and
occupancy of the Leased Premises, it will, during the lease term, promptly, at
Tenant's cost and expense, execute and comply with all statutes, ordinances,
rules, orders, regulations and requirements of the Federal, State and Municipal
governments and of any and all their instrumentalities, departments and bureaus,
applicable to the Leased Premises, as the same may require correction,
prevention and abatement of nuisances, violations or other grievances, in, upon
or connected with the Tenant's use of the Leased Premises, and/or arising from
the operations of the Tenant therein.

             (b) The Tenant covenants and agrees, at its own cost and expense,
to comply with such regulations or requests as may be required by the fire or
liability insurance carriers providing insurance for the Leased Premises, and
will further comply with such other requirements that may be promulgated by the
Board of Fire Underwriters, in connection with the use and occupancy by the
Tenant of the Leased Premises in the conduct of its business.

                                      19
<PAGE>

             (c) The Tenant covenants and agrees that it will not commit any
nuisance, nor permit the emission of any objectionable sound, noise or odors
which would be violative of any applicable governmental rule or regulation or
would per se create a nuisance. The Tenant further covenants and agrees that
it will handle and dispose of all rubbish, garbage and waste in connection with
the Tenant's operations in the Leased Premises in accordance with reasonable
regulations established by the Landlord from time to time in order to keep the
premises in an orderly condition and in order to avoid unreasonable emission of
dirt, fumes, odors or debris which may constitute a nuisance or induce pests or
vermin.

             (d) Landlord hereby represents and warrants that, on the
Commencement Date, the Building vi11 comply with all applicable building codes,
rules and regulations. Landlord shall be responsible, in the future, for any
such codes, rules and regulations which are applicable to the Building
generally, as an office/warehouse type building; Tenant shall be responsible for
any such compliance which is required due to Tenant's particular use of the
Leased Premises in the conduct of its business.

        15.2 In case the Tenant shall fail or neglect to comply with the
aforesaid statutes, ordinances, rules, orders, regulations and requirements or
any of them, or in case the Tenant shall neglect or fail to make any necessary
repairs, then the Landlord or the Landlord's agents may after ten (10) days'
notice (except for emergency repairs, which may be made immediately) enter the
Leased Premises and make said repairs and comply with any and all of the said
statutes, ordinances, rules, orders, regulations or requirements, at the cost
and expense of the Tenant and in case of the Tenant's failure to pay therefor,
the said cost and expense shall be added to the next month's rent and be due and
payable as such, or the Landlord may deduct the same from the balance of any sum
remaining in the Landlord's hands. This provision is in addition to the right of
the Landlord to terminate this lease by reason of any default on the part of the
Tenant, subject to the

                                      20
<PAGE>

rights of the Tenant as hereinabove mentioned in the manner as in this lease
otherwise provided.

        15.3 Without limiting anything hereinabove contained in this Article 15,
Tenant expressly covenants and agrees to fully comply with the provisions of
the New Jersey Industrial Site Recovery Act (N.J.S.A. 13:1K-6, et seq.)
hereinafter referred to as "ISPA", and all regulations promulgated thereto (or
under its predecessor statute, the New Jersey Environmental Cleanup
Responsibility Act) prior to the expiration or earlier termination of the within
lease or at any time that any action of the Tenant triggers the applicability of
ISRA. In particular, the Tenant agrees that it shall comply with the provisions
of ISRA in the event of any "closing, terminating or transferring" of Tenant's
operations, as defined by and in accordance with the regulations which have been
promulgated pursuant to ISRA. In the event evidence of such compliance is not
delivered to the Landlord prior to surrender of the Leased Premises by the
Tenant to the Landlord, it is understood and agreed that the Tenant shall be
liable to pay to the Landlord an amount equal to one and one-half (1 1/2) times
the annual Fixed Rent then in effect, prorated on a monthly basis, together with
all applicable additional rent from the date of such surrender until such time
as evidence of compliance with ISRA has been delivered to the Landlord, and
together with any costs and expenses incurred by Landlord in enforcing Tenant's
obligations under this Article 15.3. Evidence of compliance, as used herein,
shall mean a "letter of non-applicability" issued by the New Jersey Department
of Environmental Protection, hereinafter referred to as "NJDEP", or an approved
"no further action letter" or a "remediation action workplan" which has been
fully implemented and approved by NJDEP. Evidence of compliance shall be
delivered to the Landlord, together with copies of all submissions made to, and
received from, the NJDEP, including all environmental reports, test results and
other supporting documentation. In addition to the above, Tenant hereby agrees
that it shall cooperate with Landlord

                                      21
<PAGE>

in the event of the termination or expiration of any other lease affecting the
Property, or a transfer of any portion of the property indicated on Schedule
"A", or any interest therein, which triggers the provisions of ISRA. In such
case, Tenant agrees that it shall fully cooperate with Landlord in connection
with any information or documentation which may be requested by the NJDEP. In
the event that any remediation of the Property is required in connection with
the conduct by Tenant of its business in the Leased Premises, Tenant expressly
covenants and agrees that it shall be responsible for that portion of said
remediation which is attributable to the Tenant's use and occupancy thereof.
Tenant hereby represents and warrants that its Standard Industrial
Classification No. is 3599, and that Tenant shall not generate, manufacture,
                      ----
refine, transport, treat, store, handle or dispose of "hazardous substances" as
the same are defined under ISRA and the regulations promulgated pursuant
thereto. Tenant hereby agrees that it shall promptly inform Landlord of any
change in its SIC number or the nature of the business to be conducted in the
Leased Premises. The within covenants shall survive the expiration or earlier
termination of the lease term.

    16. INSPECTION BY LANDLORD
        ----------------------

        The Tenant agrees that the Landlord's agents, and other representatives,
shall have the right, during normal business hours, to enter into and upon the
Leased Premises, or any part thereof, with prior notice at all reasonable hours
for the purpose of examining the same, or for exhibiting the same to prospective
tenants (within the last twelve (12) months of the term of this lease or at any
time during which the Tenant is in default under the terms and conditions of
this lease) and purchasers (at all times) in the presence of a representative of
Tenant (except in the event of emergency) or making such repairs or alterations
therein as may be necessary for the safety and preservation thereof, without
unduly or unreasonably disturbing the operations of the Tenant (except in the
event of emergency).

                                      22
<PAGE>

    17. DEFAULT BY TENANT
        -----------------

        17.1 Each of the following shall be deemed a default by Tenant and a
breach of this lease:

             (1)  (a) filing of a petition by the Tenant for adjudication as a
bankrupt, or for reorganization, or for an arrangement under any federal or
state statute, except in a Chapter 11 Bankruptcy where the rent and additional
rent stipulated herein is being paid and the terms of the lease are being
complied with;

                  (b) dissolution or liquidation of the Tenant;

                  (c) appointment of a permanent receiver or a permanent trustee
of all or substantially all of the property of the Tenant, if such appointment
shall not be vacated within sixty (60) days, provided the Fixed Rent and
Additional Rent stipulated herein is being paid and the terms of the lease are
being complied with, during said sixty (60) day period;

                  (d) taking possession of the property of the Tenant by a
governmental officer or agency pursuant to statutory authority for dissolution,
rehabilitation, reorganization or liquidation of the Tenant if such taking of
possession shall not be vacated within sixty (60) days, provided the Fixed Rent
and Additional Rent stipulated herein is being paid and the terms of the lease
are being complied with, during said sixty (60) day period;

                  (e) making by the Tenant of an assignment for the benefit of
creditors;

                  (f) abandonment, desertion or vacation of the Leased Premises
by the Tenant, unless Tenant gives Landlord written notice of the proposed
extent and duration of any such vacation.

        If any event mentioned in this subdivision (1) shall occur, Landlord may
thereupon or at any time thereafter elect to cancel this lease by ten (10) days'
notice to the Tenant and this lease shall terminate on the day in such notice
specified with the same force and effect as if that date were the date herein
fixed for the expiration of the term of the lease.

             (2)  (a) Default in the payment of the Fixed Rent or Additional
Rent herein reserved or any part thereof for a period of seven (7) days after
the same is due and payable as in this lease required.

                  (b) A default in the performance of any other covenant or
condition of this lease on the part of the Tenant to be performed for a period
of thirty (30) days after notice. For purposes of this subdivision (2) (ii)
hereof, no default on the part of Tenant in performance of work required to be
performed or acts to be done or conditions to be modified shall be deemed to
exist if steps shall have been commenced by Tenant diligently after notice to
rectify the same and shall be prosecuted to completion with reasonable
diligence, and if

                                      23
<PAGE>

     the Landlord is indemnified against loss or liability arising from the
     default.

     17.2 In case of any such default under Article 17.1 (2), at any time
following the expiration of the respective grace periods above mentioned,
Landlord may serve a notice upon the Tenant electing to terminate this lease
upon a specified date not less than seven (7) days after the date of serving
such notice and this lease shall then expire on the date so specified as if that
date had been originally fixed as the expiration date of the term herein
granted; however, a default under Article 17.1 (2), hereof shall be deemed
waived if such default is made good before the date specified for termination in
the notice of termination served on the Tenant.

     17.3 In case this lease shall be terminated as hereinbefore provided, or by
summary proceedings or otherwise, Landlord or its agents may, immediately or any
time thereafter, re-enter and resume possession of the Leased Premises or such
part thereof, and remove all persons and property therefrom, either by summary
proceedings or by a suitable action or proceeding at law, without being liable
for any damages therefor. No re-entry by Landlord shall be deemed an acceptance
of a surrender of this lease.

        17.4 In case this lease shall be terminated as hereinafter provided, or
by summary proceedings or otherwise, Landlord may, in its own name and in its
own behalf, relet the whole or any portion of the Leased Premises, for any
period equal to or greater or less than the remainder of the then current terms,
for any sum which it may deem reasonable, to any tenant which it may deem
suitable and satisfactory, and for any use and purpose which it may deem
appropriate, and in connection with any such lease Landlord may make such
changes in the character of the improvements on the Leased Premises as Landlord
may determine to be appropriate or helpful in effecting such lease and may grant
concessions or free rent. However, in no event shall Landlord be

                                      24
<PAGE>

under any obligation to relet the Leased Premises. Landlord shall not in any
event be required to pay Tenant any surplus of any sums received by Landlord on
a reletting of the Leased Premises in excess of the rent reserved in this lease.

          17.5 (1)  In case this lease be terminated by summary proceedings or
     otherwise, as provided in this Article 17, and whether or not the Leased
     Premises be relet, Landlord shall be entitled to recover from the Tenant,
     the following:

                    (a)  a sum equal to all expenses, if any, including
               reasonable counsel fees, incurred by Landlord in recovering
               possession of the Leased Premises, and all reasonable costs and
               charges for the care of the Leased Premises while vacant, which
               damages shall be due and payable by Tenant to Landlord at such
               time or times as such expenses shall have been incurred by
               Landlord; and

                    (b)  a sum equal to all damages set forth in this
               Article 17 and in Article 18.

               (2)  Without any previous notice or demand, separate actions may
be maintained by Landlord against Tenant from time to time to recover any
damages which, at the commencement of any such action, have then or theretofore
become due and payable to the Landlord under this Article 17 and subsections
hereof without waiting until the end of the then current term.

               (3)  All sums which Tenant has agreed to pay by way of
adjustments to rent or equitable adjustments in utility charges shall be deemed
rent reserved in this lease within the meaning of this Article 17 and
subsections hereof.

               (4)  Notwithstanding anything in this lease to the contrary, all
amounts payable by Tenant to or on behalf of Landlord under this lease, whether
or not expressly denominated as rent, shall constitute rent for the purposes of
section 502(b)(6) of the Bankruptcy Code, 11 U.S.C. Section 502(b)(6), or any
successor statute.

     18.  LIABILITY OF TENANT FOR DEFICIENCY
          -----------------------------------

          In the event that the relation of the Landlord and Tenant may cease or
terminate by reason of the default by the Tenant and the re-entry of the
Landlord as permitted by the terms and

                                      25
<PAGE>

conditions contained in this lease or by the ejectment of the Tenant by summary
proceedings or other judicial proceedings, it is hereby agreed that the Tenant
shall remain liable to pay in monthly payments the rent which shall accrue
subsequent to the re-entry by the Landlord, and the Tenant expressly agrees to
pay as damages for the breach of the covenants herein contained the difference
between the rent reserved and the rent collected and received, if any, by the
Landlord, during the remainder of the unexpired term, as the amount of such
difference or deficiency shall from time to time be ascertained.

     19.  NOTICES
          -------

          19.1 All notices required or permitted to be given to the Landlord
shall be given by certified mail, return receipt requested, or by reputable
commercial overnight courier service, at the address hereinbefore set forth on
the first page of this lease, and/or such other place as the Landlord may
designate in writing.

          19.2 All notices required or permitted to be given to the Tenant shall
be given by certified mail, return receipt requested, or by reputable commercial
overnight courier service, at the address hereinbefore set forth on the first
page of this lease, and/or such other place as the Tenant may designate in
writing.

     20.  NON-WAIVER BY LANDLORD
          ----------------------

          The failure of the Landlord to insist upon strict performance of any
of the covenants or conditions of this lease, or to exercise any option of the
Landlord herein conferred in any one or more instances, shall not be construed
as a waiver by the Landlord of any of its rights or remedies in this Lease, and
shall not be construed as a waiver, relinquishment or failure of any such
covenants, conditions, or options, but the same shall be and remain in full
force and effect.

     21.  RIGHT OF TENANT TO MAKE ALTERATIONS AND IMPROVEMENTS
          ----------------------------------------------------

          21.1 The Tenant may make alterations, additions or improvements to the
Leased Premises (other than as set forth on the Plan) only with the prior
written consent of the Landlord, which

                                      26
<PAGE>

consent shall not be unreasonably withheld, provided such alterations, additions
or improvements do not require structural changes in the Leased Premises, or do
not lessen the value of the Building or the Leased Premises. Any consent which
Landlord may give shall be conditioned upon Tenant furnishing to Landlord,
detailed plans and specifications with respect to any such changes, to be
approved by Landlord in writing. As a condition of such consent, Landlord
reserves the right to require Tenant to remove, at Tenant's sole cost and
expense, any such alterations or additions prior to the expiration of the lease
term, provided that any such election shall be made by Landlord at the time it
grants its consent to any such alterations or additions. If Landlord does not
require such removal, any such alterations or additions shall be deemed to be
part of the realty upon installation. All such alterations, additions or
improvements shall be only in conformity with applicable governmental and
insurance company requirements and regulations applicable to the Leased
Premises. Tenant shall hold and save Landlord harmless and indemnify Landlord
against any claim for damage or injury in connection with any of the foregoing
work which Tenant may make as hereinabove provided.

          21.2 Nothing herein contained shall be construed as a consent on the
part of the Landlord to subject the estate of the Landlord to liability under
the Construction Lien Law of the State of New Jersey, it being expressly
understood that the Landlord's estate shall not be subject to such liability.

     22.  NON-LIABILITY OF LANDLORD
          -------------------------

          22.1 It is expressly understood and agreed by and between the parties
to this agreement that the Tenant shall assume all risk of damage to its
property, equipment and fixtures occurring in or about the Leased Premises,
whatever the cause of such damage or casualty.

          22.2 It is expressly understood and agreed that in any event, the
Landlord shall not be liable for any damage or injury to property or person
caused by or resulting from steam, electricity,

                                      27
<PAGE>

gas, water, rain, ice or snow, or any leak or flow from or into any part of the
Building, or from any damage or injury resulting or arising from any other cause
or happening whatsoever, except for the negligence or willful misconduct of the
Landlord or Landlord's agents, servants or employees.

     23.  RESERVATION BY LANDLORD
          -----------------------

          23.1 The Landlord reserves the right, easement and privilege to enter
on the Property and the Leased Premises in order to install, at its own cost and
expense, any storm drains and sewers and/or utility lines in connection
therewith as may be required by the Landlord. It is understood and agreed that
if such work as may be required by Landlord requires an installation which may
displace any paving, lawn, seeded area or shrubs the Landlord, shall, at its own
cost and expense, restore said paving, lawn, seeded area or shrubs. The Landlord
covenants that the foregoing work shall not unreasonably interfere with the
normal operation of Tenant's business, and the Landlord shall indemnify and save
the Tenant harmless in connection with such installations.

          23.2 Landlord also reserves the right, during the last ninety (90)
days of the term if, during or prior to that time, Tenant vacates the Leased
Premises (with no intent to return), to decorate, remodel, repair, alter or
otherwise prepare the Leased Premises for re-occupancy.

     24.  AIR, WATER AND GROUND POLLUTION
          -------------------------------

          The Tenant expressly covenants and agrees to indemnify, defend, and
save the Landlord harmless against any claim, damage, liability, costs,
penalties, or fines which the Landlord may suffer as a result of air, water or
ground pollution caused by the Tenant in its use of the Leased Premises. The
Tenant covenants and agrees to notify the Landlord immediately of any claim or
notice served upon it with respect to any such claim the Tenant is causing
water, air or ground pollution; and the Tenant, in any event, will take
immediate steps to halt, remedy or cure any pollution of air, water or ground
caused by the Tenant by its use of the Leased Premises.

                                      28
<PAGE>

The within covenant on the part of the Tenant shall survive the expiration or
earlier termination of this lease.

     25.  STATEMENT OF ACCEPTANT
          ----------------------

          Upon the delivery of the Leased Premises to the Tenant, pursuant to
the terms and conditions of this lease, the Tenant covenants and agrees that it
will furnish to the Landlord a statement that, subject to latent defects and
"punch list" items, it accepts the Leased Premises and agrees to pay rent from
the date of acceptance, subject to the terms and conditions of the lease as
herein contained, which statement may be in recordable form if required by the
Landlord, and which statement shall set forth the Date of Commencement and the
date of expiration of the lease term.

     26.  FORCE MAJEURE
          -------------

          Except for the obligation of the Tenant to pay rent and other charges
as in this lease provided, the period of time during which the Landlord or
Tenant is prevented from performing any act required to be performed under this
lease by reason of fire, catastrophe, strikes, lockouts, civil commotion, acts
of God or the public enemy, government prohibitions or preemptions, embargoes,
inability to obtain material or labor by reason of governmental regulations or
prohibitions, the act or default of the other party, or other events beyond the
reasonable control of Landlord or Tenant, as the case may be, shall be added to
the time for performance of such act provided, however, that the party claiming
a force majeure delay shall have given written notice of the force majeure delay
to the other party within five (5) days after such party has knowledge of said
delay.

     27.  STATEMENTS BY LANDLORD AND TENANT
          ---------------------------------

          Landlord and Tenant agree at any time and from time to time upon not
less than ten (10) days' prior notice from the other to execute, acknowledge and
deliver to the party requesting same, a statement in writing, certifying that
this lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as modified and stating

                                      29
<PAGE>

the modifications) that it is not in default (or if claimed to be in default,
stating the amount and nature of the default) and specifying the dates to which
the Fixed Rent, Additional Rent and other charges have been paid in advance, if
any; it being intended that any such statement delivered pursuant to this
Article may be relied upon as to the facts contained therein.

     28.  CONDEMNATION
          ------------

          28.1 If due to the condemnation or taking or seizure by any authority
having the right of eminent domain, (i) more than fifteen (15%) percent of the
Leased Premises is taken or rendered untenantable, or (ii) in the event that
more than twenty-five (25%) percent of the ground is taken (including the
parking areas, but exclusive of front, side and rear set back areas), or (iii)
if access to the Leased Premises be denied, which taking in the manner
hereinabove referred to and in excess of the foregoing percentage amounts shall
unreasonably or unduly interfere with the use of the building, ground area,
parking area, or deny access to these premises, then and in either of such
events as hereinabove provided, the lease term created shall, at the option of
the Tenant, terminate, cease and become null and void from the date when the
authority exercising the power of eminent domain takes or interferes with the
use of the building on the Leased Premises, its use of the ground area, parking
area, or area of access to the Leased Premises. The Tenant shall only be
responsible for the payment of rent until the time of surrender. In any event,
no part of the Landlord's condemnation award shall belong to or be claimed by
the Tenant. Without diminishing Landlord's award, the Tenant shall have the
right to make a claim against the condemning authority for such independent
claim which it may have and as may be allowed by law, for costs and damages due
to relocating, moving and other similar costs and charges directly incurred by
the Tenant and resulting from such condemnation.

     28.2 In the event of any partial taking which would not
be cause for termination of the within lease or in the event of any

                                      30
<PAGE>

partial taking in excess of the percentages provided in Article 28.1, and in
which event the Tenant shall elect to retain the balance of the Leased Premises
remaining after such taking, then and in either event, the rent shall abate in
an amount mutually to be agreed upon between the Landlord and Tenant based on
the relationship that the character of the property prior to the taking bears to
the property which shall remain after such condemnation. In any event, no part
of the Landlord's condemnation award shall belong to or be claimed by the
Tenant. However, the Landlord shall, to the extent permitted by applicable law
and as the same may be practicable on the site of the Leased Premises, at the
Landlord's sole cost and expense, promptly make such repairs and alterations in
order to restore the Building and/or improvements to usable condition to the
extent of the condemnation award.

     29.  LANDLORD REMEDIES
          -----------------

          29.1 The rights and remedies given to the Landlord in this lease are
distinct, separate and cumulative remedies, and no one of them, whether or not
exercised by the Landlord, shall be deemed to be in exclusion of any of the
others.

          29.2 In addition to any other legal remedies for violation or breach
by or on the part of the Tenant or by any undertenant or by anyone holding or
claiming under the Tenant or any one of them, of the restrictions, agreements or
covenants of this lease on the part of the Tenant to be performed or fulfilled,
such violation or breach shall be restrainable by injunction at the suit of the
Landlord.

          29.3 No receipt of money by the Landlord from any receiver, trustee or
custodian or debtors in possession shall reinstate, continue or extend the term
of this lease or affect any notice theretofore given to the Tenant, or to any
such receiver, trustee, custodian or debtor in possession, or operate as a
waiver or estoppel of the right of the Landlord to recover possession of the
Leased Premises for any of the causes therein enumerated by any lawful remedy;
and the failure of the Landlord to enforce any

                                      31
<PAGE>

covenant or condition by reason of its breach by the Tenant shall not be deemed
to void or affect the right of the Landlord to enforce the same covenant or
condition on the occasion of any subsequent default or breach.

               29.4 Tenant agrees that it shall reimburse Landlord for
Landlord's reasonable attorney's fees incurred in enforcing the terms and
conditions of this lease on the part of the Tenant to be performed. Tenant
further agrees to reimburse Landlord for Landlord's attorney's fees incurred in
connection with the review by Landlord of any Landlord's waiver, assignment or
sublet agreement or any other documentation reviewed by Landlord at Tenant's
request.

     30.  QUIET ENJOYMENT
          ---------------

          The Landlord further covenants that the Tenant, on paying the rental
and performing the covenants and conditions contained in this lease, shall and
may peaceably and quietly have, hold and enjoy the Leased Premises for the term
aforesaid.

     31.  SURRENDER OF PREMISES
          ---------------------

          On the last day, or earlier permitted termination of the lease term,
Tenant shall quit and surrender the Leased Premises in good and orderly
condition and repair (reasonable wear and tear, and damage by fire or other
casualty excepted) and shall deliver and surrender the Leased Premises to the
Landlord peaceably, together with all alterations, additions and improvements
in, to or on the Leased Premises made by Tenant as permitted under the lease.
The Landlord reserves the right, however, to require the Tenant at its cost and
expense to remove any alterations or improvements installed by the Tenant
subsequent to Tenant's initial fit out, and provided that Landlord informs
Tenant in writing, at the time, that Landlord approves any such alteration or
improvement that Landlord will require removal at the termination of the Lease.
This covenant shall survive the surrender and the delivery of the Leased
Premises as provided hereunder. Prior to the expiration of the lease term the
Tenant shall remove all of its property, fixtures,

                                      32
<PAGE>

equipment and trade fixtures from the Leased Premises. The Landlord shall have
the right to remove all alterations or improvements, which were installed by the
Tenant and not removed prior to the surrender of the Leased Premises, as
hereinabove required and all property not removed by Tenant shall be deemed
abandoned by Tenant, and Landlord reserves the right to charge the reasonable
cost of removal of the same to the Tenant, together with an additional 21% of
such costs for Landlord's overhead and profit, which obligation shall survive
the lease termination and surrender hereinabove provided. If the Leased Premises
be not surrendered at the end of the lease term, Tenant shall indemnify Landlord
against loss or liability resulting from delay by Tenant in surrendering the
Leased Premises, including, without limitation any claims made by any succeeding
tenant founded on the delay.

     32.  INDEMNITY
          ---------

          Anything in this lease to the contrary notwithstanding, and without
limiting the Tenant's obligation to provide insurance pursuant to Article 10
hereunder but subject to the provisions of Article 10.4, the Tenant covenants
and agrees that it will indemnify, defend and save harmless the Landlord against
and from all liabilities, obligations, damages, penalties, claims, costs,
charges and expenses, including without limitation reasonable attorneys' fees,
which may be imposed upon or incurred by Landlord by reason of any of the
following occurring during the term of this lease:

          (a)  Any matter, cause or thing arising out of Tenant's use,
     occupancy, control or management of the Leased Premises and any part
     thereof;

          (b)  Any negligence on the part of the Tenant or any of its agents,
     contractors, servants, employees, licensees or invitees;

          (c)  Any accident, injury, damage to any person or property occurring
     in, or about the Leased Premises.

          (d)  Subject to the provisions of Article 22.1, the foregoing shall
     not require indemnity by Tenant in the event of damage or injury occasioned
     by the negligence or acts of commission or omission of the Landlord, its
     agents, servants or employees.

                                      33
<PAGE>

Landlord shall promptly notify Tenant of any such claim asserted against it and
shall promptly send to Tenant copies of all papers or legal process served upon
it in connection with any action or proceeding brought against Landlord by
reason of any such claim.

     33.  LEASE CONSTRUCTION
          ------------------
          This lease shall be construed pursuant to the laws of the
State of New Jersey.

     34.  BIND AND INURE CLAUSE
          ---------------------
          The terms, covenants and conditions of the within lease shall be
binding upon and inure to the benefit of each of the parties hereto and their
respective successors and assigns.

     35.  DEFINITIONS
          -----------
          The neuter gender, when used herein and in the acknowledgment
hereafter set forth, shall include all persons and corporations, and words used
in the singular shall include words in the plural where the text of the
instrument so requires.

     36.  DEFINITION OF TERM OF "LANDLORD"
          --------------------------------
          When the term "Landlord" is used in this lease it shall be construed
to mean and include only the owner of the title to the Property. Upon the
transfer by the Landlord of title to the Property, the Landlord shall advise the
Tenant in writing by certified mail, return receipt requested, of the name of
the Landlord's transferee. In such event, the Landlord shall be automatically
freed and relieved from and after the date of such transfer of title of all
personal liability thereafter arising with respect to the performance of any of
the covenants and obligations on the part of the Landlord herein contained to be
performed, provided that Landlord shall have transferred the Security Deposit
hereunder to such transferee, and provided any such transfer and conveyance by
the Landlord is expressly subject to the assumption by the grantee or transferee
of the obligations of the Landlord to be performed pursuant to the terms and
conditions of the within lease.

                                      34
<PAGE>

     37.  COVENANTS OF FURTHER ASSURANCES
          -------------------------------

          If, in connection with obtaining financing for the improvements on the
Property, the Mortgage Lender shall request reasonable modifications in this
lease as a condition to such financing, Tenant will not unreasonably withhold,
delay or refuse its consent thereto, provided that such modifications do not in
Tenant's reasonable judgment increase the obligations of Tenant hereunder,
materially decrease Tenant's rights hereunder, or materially adversely affect
the leasehold interest hereby created or Tenant's use and enjoyment of the
Leased Premises.

     38.  COVENANT AGAINST LIENS
          ----------------------

          Tenant agrees that it shall not encumber, or suffer or permit to be
encumbered, the Property or the fee thereof by any lien, charge or encumbrance,
and Tenant shall have no authority to mortgage or hypothecate this lease in any
way whatsoever. Any violation of this Article shall be considered a material
breach of this lease.

     39.  SUBORDINATION
          -------------

          This lease shall be subject and subordinate at all times to the lien
of any mortgages or ground leases or other encumbrances now or hereafter placed
on the Property without the necessity of any further instrument or act on the
part of Tenant to effectuate such subordination, but Tenant covenants, and
agrees to execute and deliver upon demand such further instrument or instruments
evidencing such subordination of the lease to the lien of any such mortgage or
ground lease or other encumbrances as shall be desired by a mortgagee or
proposed mortgagee or by any person. Tenant appoints Landlord the attorney in
fact of the Tenant irrevocably, to execute and deliver any such instrument or
instruments for and in the name of Tenant, provided, however, that any such
mortgagee shall not disturb Tenant and Tenant's possession of the Premises so
long as Tenant is not in default hereunder. Landlord hereby agrees that it shall
obtain, for the benefit of Tenant, a Subordination, Non-Disturbance and
Attornment Agreement from all mortgagees of the

                                      35
<PAGE>

Property, it being understood that any such Subordination, Non-Disturbance and
Attornment Agreement shall be written upon the applicable mortgagee's customary
form. Tenant shall have the right to negotiate the form of such agreement with
Landlord's mortgagee, but the mortgagees, failure to agree to any changes
requested by Tenant shall not alter Tenant's obligations hereunder.

     40.  EXCULPATION OF LANDLORD
          -----------------------

          Neither Landlord nor its principals shall have any personal obligation
for payment of any indebtedness or for the performance of any obligation under
this lease but the payment of the indebtedness and the performance of
obligations expressed herein may be enforced only against the Property, and the
rents, issues and profits thereof, and the Tenant agrees that no deficiency
judgment or other judgment for money damages shall in any event be entered by it
against the Landlord or its principals personally in any action; provided,
however, that the provisions of this paragraph shall in no way affect Tenant's
other remedies for the payment of any indebtedness or for the enforcement of
Landlord's covenants under this lease.

     41.  NET RENT
          --------

          It is the purpose and intent of the Landlord and Tenant that the rent
shall be absolutely net to Landlord, so that this lease shall yield, net, to
Landlord, the Fixed Rent specified in Article 3 and all Additional Rent, in each
month during the term of the lease, and that all costs, expenses and obligations
of every kind and nature whatsoever relating to the Leased Premises which may
arise or become due during or out of the term of this lease, shall be paid by
the Tenant, except for such obligations and charges as have otherwise expressly
been assumed by the Landlord in accordance with the terms and conditions of the
lease.

                                      36
<PAGE>

     42.  SECURITY
          --------

          Upon execution of this lease, the Tenant shall deposit with the
Landlord the sum of FORTY SEVEN THOUSAND TWO HUNDRED FIFTY AND 00/100
($47,250.00) DOLLARS as security for the full and faithful performance of this
lease upon the part of the Tenant to be performed. Upon termination of this
lease, and providing the Tenant is not in default hereunder and has performed
all of the conditions of this lease, the Landlord shall return the said sum of
FORTY SEVEN THOUSAND TWO HUNDRED FIFTY AND 00/100 ($47,250.00) DOLLARS to the
Tenant. Anything herein contained to the contrary notwithstanding, it is
expressly understood and agreed that the said security deposit shall not bear
interest. Tenant covenants and agrees that it will not assign, pledge,
hypothecate, mortgage or otherwise encumber the aforementioned security during
the term of this lease. It is expressly understood and agreed that the Landlord
shall have the right to co-mingle the security funds with its general funds and
said security shall not be required to be segregated.

     43.  GLASS
          -----

          The Tenant expressly covenants and agrees to replace any broken glass
 in the windows or other apertures of the Leased Premises which may become
 damaged or destroyed at its cost and expense.

     44.  ASSIGNMENT AND SUBLETTING
          -------------------------

          44.1 Tenant shall neither assign this lease nor sublet all or any
 portion of the Leased Premises without Landlord's prior consent, which consent
 shall not be unreasonably withheld, subject to Landlord's rights hereinafter
 provided in Article 44.4. Landlord may withhold such consent if, in the
 reasonable exercise of its judgment, it determines that any of the following
 enumerated conditions are applicable:

               (a)  the proposed assignee's financial condition is not
     sufficient to meet its obligations undertaken in such assignment or
     sublease:

                                      37
<PAGE>

               (b)  the proposed use of the Leased Premises is not appropriate
     for the Building or in keeping with the character of its existing
     tenancies;

               (c)  such assignee's or subtenant's occupancy will cause an
     excessive density of traffic or make excessive demands on the Building's
     services, maintenance or facilities;

               (d)  such assignee or subtenant is a tenant of and is vacating
     premises in the Building or any other building owned by Landlord and
     located in World's Fair Corporate Center;

               (e)  the rental obligation of such assignee or subtenant would
     be less than eighty (80%) percent of Tenant's rental obligations hereunder;
     or

               (f)  Landlord wishes to accept the offer as provided in Article
     44.4.

          44.2 Any request by Tenant for Landlord's consent to an assignment of
the lease shall state the proposed assignee's address and be accompanied by a
profit and loss and balance statements of the proposed assignee for the prior
three (3) years, as well as duplicate original of the instrument of assignment
(wherein the assignee assumes, jointly and severally with Tenant, the
performance of Tenant's obligations hereunder).

          44.3 Any request by Tenant for Landlord's consent to a sublease shall
state the proposed subtenant's address and be accompanied by profit and loss and
balance statements of the proposed subtenant for the prior three (3) years, as
well as a duplicate original of the instrument of sublease (wherein Tenant and
the proposed subtenant agree that such sublease is subject to the lease and such
subtenant agrees that, if the lease is terminated because of Tenant's default,
such subtenant shall, at Landlord's option, attorn to Landlord).

          44.4 Any request by Tenant for Landlord's consent to an assignment of
the lease or a sublease of all or substantially all of the Leased Premises shall
clearly set forth the proposed terms of such proposed assignment or sublease and
shall constitute Tenant's offer to cancel the lease. Landlord may accept such
offer by notice to Tenant within fifteen (15) days after Landlord's receipt
thereof, in which event, the lease shall terminate as of

                                      38
<PAGE>

the end of the month following the month in which such notice is sent (with the
same effect as if such date were the date fixed herein for the natural
expiration of the term), Fixed Rent and Additional Rent shall be apportioned to
such date, Tenant shall surrender the Leased Premises on such date as herein
provided, and subject to payment of required lease adjustments, the parties
shall thereafter have no further liability one to the other. If Landlord fails
to send such notice, Tenant, within twenty (20) days after the expiration of
such fifteen (15) business day period, may assign the lease or sublet all or
substantially all of the Leased Premises to the proposed assignee or subtenant
and upon the terms specified in such request, subject, however, to Landlord's
rights under Article 44.1(a) through (e).

          44.5 In the event of a permitted assignment, Landlord may collect
Fixed Rent and Additional Rent directly from the assignee. In the event of a
permitted sublease, Landlord may, if Tenant defaults hereunder, collect Fixed
Rent and Additional Rent directly from the subtenant. In either such event,
Landlord may apply any amounts so collected to the Fixed Rent and Additional
Rent hereunder without thereby waiving any provisions hereof or releasing Tenant
from liability for the performance of its obligations hereunder. In any event,
Tenant shall pay to Landlord, as Additional Rent, one half (1/2) of all amounts
received by Tenant from any assignee or subtenant, in excess of the pro rata
(per square foot) Fixed Rent and Additional Rent payable by Tenant hereunder,
after first deducting therefrom all costs and expenses incurred by the Tenant in
connection with such assignment or subletting.

          44.6 Landlord's consent to any assignment or sublease hereunder shall
 not be deemed a consent to any further proposed assignment or sublease by
 Tenant or any one claiming under or through the Tenant, except in accordance
 with this Article 44.

          44.7 It is expressly understood and agreed that Tenant's Option to
 Extend, as hereinafter set forth in Article 48, shall be

                                      39
<PAGE>

personal to Tenant only, and may not be exercised by any permitted assignee or
subtenant hereunder. It is understood and agreed that Tenant's Option to Extend
shall be null and void in the event that fifty (50%) percent or more of the
Leased Premises have been sublet by the Tenant prior to the date set for the
exercise by Tenant of the Option to Extend hereinafter set forth.

     45.  FINANCIAL STATEMENTS
          --------------------

          The Tenant agrees, at the request of the Landlord, to be made not more
than once during any lease year, to furnish its latest current income and
balance statements, certified to by an officer of the corporation.

     46.  TENANCY REVIEW
          --------------

          The within lease is conditioned upon and subject to the approval of
the Tenant's use and occupancy of the Leased Premises by the Township of
Franklin. In the event said approval is not obtained, the within lease shall be
deemed to be null and void.

     47.  EXECUTION AND DELIVERY
          ----------------------

          The submission of the within lease by Landlord to Tenant for review
and approval shall not be deemed an option to lease, an offer to lease, or a
reservation of the Leased Premises in favor of Tenant, it being intended that no
rights or obligations shall be created by Landlord or Tenant until the execution
and delivery of the within lease by Landlord and Tenant, one to the other.

     48.  OPTION TO EXTEND
          ----------------

          Provided the Tenant is not in default pursuant to the terms and
conditions of this lease, the Tenant is hereby given the right and privilege to
extend the within lease, for two (2) successive extension periods the first
(1/st/) extension term for three (3) years and the second (2/nd/) extension term
for five (5) years, to commence at the end of the initial term of this lease and
the first extension term, as applicable, which extensions shall be upon the same
terms and conditions as in this lease contained, except as follows:

                                      40
<PAGE>

          (1)  During the first (1/st/) three (3) year extension period, Tenant
shall pay Fixed Rent in the amount of THREE HUNDRED TWENTY SIX THOUSAND ONE
HUNDRED THIRTY AND 00/100 ($326,130.00) DOLLARS per annum payable in equal
installments of TWENTY SEVEN THOUSAND ONE HUNDRED SEVENTY SEVEN AND 50/100
($27,177.50) DOLLARS per month in the same manner as hereinabove provided in
Article 3.

          (1)  During the second (2/nd/) five (5) year extension period, Tenant
shall pay Fixed Rent in the amount of THREE HUNDRED SIXTY FIVE THOUSAND FOUR
HUNDRED AND 00/100 ($365,400.00) DOLLARS per annum payable in equal installments
of THIRTY THOUSAND FOUR HUNDRED FIFTY AND 00/100 ($30,450.00) DOLLARS per month
in the same manner as hereinabove provided in Article 3.

          (2)  The right, option, and privilege of the Tenant to extend this
lease as hereinabove set forth is expressly conditioned upon the Tenant
delivering to the Landlord, in writing, by certified mail, return receipt
requested, twelve (12) months' prior notice of its intention to extend, which
notice shall be given to the Landlord by the Tenant no later than twelve (12)
months prior to the date fixed for termination of the original term of this
lease or the first extension term, as the case may be.

          (3)  The obligation to pay the Fixed Rent as hereinabove provided
shall be in addition to the obligation to pay all Additional Rent and other
charges required by the terms and conditions of this lease.

     49.  RIGHT OF FIRST OFFER ON CONTIGUOUS SPACE
          ----------------------------------------

          It is understood and agreed that in the event any space contiguous to
the Leased Premises is to become available (after the initial leasing thereof)
during the term of the within lease agreement, as extended, the Landlord shall
give written notification of such availability to the Tenant, which notice shall
set forth the rental and other terms upon which Landlord is willing to lease
said space to the Tenant. Tenant shall then have a period of ten (10) days
within which to accept Landlord's offer to lease said space to the Tenant, which
election by Tenant shall be made by

                                      41
<PAGE>

written notice to Landlord within said ten (10) day period. In the event Tenant
elects not to lease said space, or fails to notify Landlord of its election
within said ten (10) day period, Landlord shall then be free to lease said
contiguous space to any third party free and clear of Tenant's rights under
this Article. If Tenant elects to take such contiguous space, Tenant shall
enter into an amendment to this lease agreement incorporating the contiguous
space into the premises leased hereunder within thirty (30) days after
Landlord's written notice to Tenant.

    IN WITNESS WHEREOF, the parties have hereunto set their hands and seals or
caused these presents to be signed by its proper corporate officers and caused
its proper corporate seal to be hereunto affixed, the day and year first above
written.

WITNESS:                               FIRST INDUSTRIAL, L.P.
                                       By: FIRST INDUSTRIAL REALTY TRUST, INC.

/s/ Mary Ann E. Russell                By: /s/ Hayden Tiger
-----------------------------             ------------------------------------
                                          Hayden Tiger, Regional Director

ATTEST:                                MULTILINK TECHNOLOGY CORPORATION

_____________________________          By: /s/ Richard N. Nottenburg
                                          ------------------------------------
(Affix Corporate Seal)

                                      42
<PAGE>

STATE OF NEW JERSEY    )
                       )ss.:
COUNTY OF ESSEX        )

    BE IT REMEMBERED, that on this 29/th/ day of December 1999, before me, the
subscriber, MARY ANN E. RUSSELL, personally appeared HAYDEN TIGER, who, I am
satisfied, is the person who signed the within Instrument as Regional Director,
of FIRST INDUSTRIAL REALTY TRUST, INC., a Delaware corporation, a General
Partner of FIRST INDUSTRIAL, L.P., the Landlord named therein, and he thereupon
acknowledged that the said instrument made by the corporation and sealed with
its corporate seal, was signed and sealed with the corporate seal and delivered
by him as such officer, and is the voluntary act and deed of the corporation,
made by virtue of authority from its Board of Directors.

                                           /s/ Mary Ann E. Russell
                                           -----------------------------------

                                                    MARY ANN E. RUSSELL
                                            Notary Public State of New Jersey
                                           My Commission Expires July 20, 2003

STATE OF NEW JERSEY   )
                      ) ss.:
COUNTY OF SOMERSET    )

     BE IT REMEMBERED, that on this 17/th/ day of December 1999, before me, the
subscriber, Richard Nottenburg personally appeared  , who, I am satisfied, is
the person who signed the within Instrument        as of MULTILINK TECHNOLOGY
CORPORATION, a California corporation, the Tenant named therein, and he
thereupon acknowledged that the said instrument made by the corporation and
sealed with its corporate seal, was signed and sealed with the corporate seal
and delivered by him as such officer, and is the voluntary act and deed of the
corporation, made by virtue of authority from its Board of Directors.

                                            /s/ Richard N Nottenburg
                                            ------------------------------------

          /s/ Ronald K Robinson
          -----------------------
          Notary Public NJ
          Commission Expires 18/1/03
          Ronald K Robinson
<PAGE>

                                  "EXHIBIT A"

                              [MAP APPEARS HERE]
<PAGE>

LEASE AGREEMENT

BY AND BETWEEN:

FIRST INDUSTRIAL, L.P.,
a Delaware limited partnership,

                          "Landlord"

-and-

MULTILINK TECHNOLOGY CORPORATION
a California corporation,

                          "Tenant"

-----------------------------------------
DATED: 12/29/99
-----------------------------------------

               LAW OFFICES
    EPSTEIN, BROWN, MARKOWITZ & GIOIA
        A Professional Corporation
         245 Green Village Road
             P.O. Box 901
    Chatham Township, NJ 07928-0901
            (973) 593-4900
          Fax (973) 593-4966
U:\USERS\IN\FIRST\165l0.139\LEASE.005 (mf)<PAGE>

                                                                   EXHIBIT 10.11

                            MASTER LEASE AGREEMENT
                         DATED AS OF SEPTEMBER 14, 1999

This MASTER LEASE AGREEMENT ("Master Lease"), is entered into as of September
14, 1999, between Imperial Bank Equipment Leasing Division, a division of
Imperial Bank (hereinafter called "Lessor"), having its principal place of
business at 9920 La Cienega Boulevard, Inglewood, California 90301, and
Multilink Technology Corporation, a Corporation (hereinafter called "Lessee"),
having its principal place of business at 2850 Ocean Park Boulevard, Suite 335,
Santa Monica, California 90405.

I.      LOCATION OF DEFINED TERMS

<TABLE>
<CAPTION>
    ---------------------------------------------------------------------------------------------------------------

                                        Lease     Sub-Section                           Lease       Sub-Section
                                        -----     -----------                           -----       -----------
        Defined Term                   Section                  Defined Term           Section
        ------------                   -------                  ------------           -------
        <S>                             <C>                     <C>                    <C>           <C>
         Acceptance Date                  II         D          Interim Rent                 IV          A
         Assignee                          X         A          Interim Rental Term         III          C
         Casualty Value                  VII         C          Item of Equipment            II          A
         Certificate of Acceptance        II         D          Lease Rate Factor            IV          A
         Claims                           IX                    Lease Term                  III          D
         Damage                          VII         A          Lien                       VIII          C
         Daily Lease Rate Factor          IV         A          Loss                        VII          A
         End of Term Notice              XII         A          Master Lease           Introduction
         Equipment                        II         A          Purchase Documents           II          C
         Event of Default                 XI         A          Rent                         IV          A
         Fair Market Value               XII         C          Rent Due Date                IV          B
         Improvement                       V         C          Renewal Term                XII          D
         Initial Term                    III         B          Rental Period Option         IV          B
         Equipment Repair Notice        XIII         B          Schedule                     II          B
         Equipment Inspection Fee       XIII         B          Seller                       II          C
    ---------------------------------------------------------------------------------------------------------------
</TABLE>

II. LEASE OF EQUIPMENT

(A)  Lease. Lessor agrees to lease to Lessee, and Lessee agrees to lease from
     -----
Lessor, subject to the terms and conditions of this Master Lease, the equipment
and related operating systems and other software (collectively, together with
all substitutions and replacements, the "Equipment," and individually, an "Item
of Equipment") described in the equipment schedules (each a "Schedule") executed
from time to time pursuant to this Master Lease.

(B)  Schedules. Each Schedule substantially in the form of that attached, when
     ---------
executed by Lessor and Lessee, shall constitute a separate lease and shall
incorporate by reference the terms and conditions of this Master Lease and any
additional terms and conditions agreed upon by the parties. In the event of a
conflict between the provisions of this Master Lease and a Schedule, the
provisions of the Schedule shall control.

(C)  Equipment Procurement. Provided that no Event of Default or event which
     ---------------------
with notice or lapse of time or both would constitute an Event of Default has
occurred and is continuing and subject to the representations and warranties set
forth in Section VII, Lessor may from time to time procure equipment requested
by Lessee and lease it to Lessee pursuant to this Master Lease and a Schedule;
provided, however, Lessor shall not purchase any Equipment unless Lessee is
unconditionally bound to lease it under the terms of this Master Lease and a
Schedule. Lessee authorizes Lessor, in reliance on Lessee's request, to enter
into purchase orders, contracts or other documents ("Purchase Documents") for
acquisition of the Equipment with the seller of the Equipment ("Seller").

(D)  Delivery Installation and Acceptance. Lessor or its designated
     ------------------------------------
representative shall arrange for delivery and installation of the Equipment at
the location specified in the applicable Schedule. Lessee shall pay all costs
associated with packing, transportation, taxes, duties, insurance, delivery,
installation, testing and support of the Equipment. Lessor will have no
liability for any delay or failure of the Seller to deliver or service the
Equipment or license any software. Acceptance shall be deemed to occur upon the
date of execution by Lessee of a Certificate of Acceptance in the form of that
attached. Lessee hereby authorizes Lessor to insert in any Schedule the date of
acceptance (the "Acceptance Date") for any Item of Equipment as well as such
items as serial numbers and the Equipment description and cost resulting from
any orders or change orders occurring after the Schedule is executed. In the
event of replacement by the supplier or manufacturer of any Equipment that is
determined after acceptance to be defective, the Equipment list and serial
numbers on the applicable Schedule shall be deemed amended to reflect the
substitute Equipment.

III. TERM

(A)  Master Lease Term. Unless otherwise extended by the parties hereto, the
     -----------------
term of this Master Lease shall begin upon execution hereof by Lessor and Lessee
and continue through the last date on which any Schedule entered into pursuant
to this Master Lease remains in effect.

(B)  Initial Term. The initial term under each Schedule shall begin on the first
     ------------
Rent Due Date occurring after the Acceptance Date under such Schedule and shall
continue through the end of the month of the number of months set forth in the
Schedule as the initial term ("Initial Term").

(C)  Interim Rental Term. Prior to the commencement of the Initial Term under
     -------------------
each Schedule, Rent shall be due and payable to Lessor for the period beginning
on the Acceptance Date and continuing to the first Rent Due Date of the Initial
Term ("Interim Rental Term").

(D)  Lease Term. "Lease Term" shall mean for each Schedule the Interim Rental
     ----------
Term, the Initial Term, and all Renewal Terms.

IV.  RENT

(A)  Rent. Rent for the Equipment under each Schedule for each Rental Period
     ----
("Rent") shall be an amount equal to the product of the percentage ("Lease Rate
Factor") set forth in such Schedule multiplied by the total cost of the
Equipment, as set forth in such Schedule. Rent for the Interim Rental Term
("Interim Rent") or any other partial rent period will be prorated on a daily
basis in an amount equal to l/30/th/ of the monthly Rent ("Daily Lease Rate
Factor"). Rent is payable in immediately available funds to Lessor at the
address or in accordance with the wire transfer instructions set forth in such
Schedule or as otherwise directed by Lessor.

Page 1 of 6
<PAGE>

(B)  Rent Due Date. Rent under each Schedule (other than Rent for the Interim
     -------------
Rental Term) shall be payable in advance, on each rent due date ("Rent Due
Date") of the period ("Rental Period"), as set forth in such Schedule. Rent for
the Interim Rental Term shall be due and payable on the first Rent Due Date of
the Initial Term.

(C)  Past Due Amounts. To the extent permitted by applicable law, Lessee will
     ----------------
pay on demand a late charge as stipulated under each schedule on each
installment of Rent and any other sums payable hereunder which remain unpaid for
more than ten days after the due date thereof.

(D)  NONCANCELABLE RENT AND LEASE OBLIGATIONS. ALL LEASES HEREUNDER SHALL BE NET
     ----------------------------------------
LEASES. LESSEE'S OBLIGATION TO PAY RENT AND OTHER AMOUNTS DUE UNDER THIS MASTER
LEASE AND EACH SCHEDULE SHALL BE ABSOLUTE AND UNCONDITIONAL, AND SHALL NOT BE
SUBJECT TO ANY SET OFF, COUNTERCLAIM, ABATEMENT, REDUCTION, RECOUPMENT,
INTERRUPTION OR DEFENSE FOR ANY REASONS WHATSOEVER. THIS AGREEMENT SHALL NOT
TERMINATE NOR SHALL THE OBLIGATIONS OF LESSEE BE AFFECTED BY REASON OF ANY
DEFECT IN OR DAMAGE TO, OR LOSS OF USE OR POSSESSION OF, OR DESTRUCTION OF, ANY
EQUIPMENT FROM ANY CAUSE WHATSOEVER. IT IS THE INTENTION OF THE PARTIES THAT,
RENTS AND OTHER AMOUNTS DUE HEREUNDER SHALL CONTINUE TO BE PAYABLE IN ALL EVENTS
IN THE MANNER AND AT THE TIMES SET FORTH HEREIN UNLESS THE OBLIGATION IS
TERMINATED PURSUANT TO THE EXPRESS TERMS HEREOF. THIS MASTER LEASE AND THE
SCHEDULES CANNOT BE PREPAID OR TERMINATED BY LESSEE DURING THE TERM THEREOF
UNLESS AGREED TO IN WRITING BY LESSOR.

V. EQUIPMENT OWNERSHIP, USE, MAINTENANCE AND PROTECTION

(A)  Ownership and Use. Lessee shall use the Equipment in a manner which will
     -----------------
not disqualify it for manufacturer maintenance, and in compliance with all laws,
rules and regulations of every governmental authority having jurisdiction over
the Equipment and within the provisions of all policies of insurance carried by
Lessee. Lessee shall obtain all permits, licenses or other authorizations
necessary for the operation and use of the Equipment. Lessee shall pay all
costs, expenses, fees and charges incurred in connection with the use and
operation of the Equipment. Upon Lessors request, Lessee will affix and
maintain, in a prominent place on each Item of Equipment, plates, tags or other
identifying markings indicating Lessor's ownership of the Equipment. Lessee
shall not move any Item of Equipment from the location set forth on the
applicable Schedule without the prior written consent of Lessor, which consent
shall not be unreasonably withheld. Lessor may upon reasonable prior notice to
Lessee and during regular business hours inspect the Equipment.

(B)  Lessor's Entitlement to Tax Benefits. Lessee acknowledges that Lessor is
     -----------------------------------
the only party entitled to claim tax benefits provided by federal, state and
local income tax law to the owner of the Equipment ("Tax Benefits"), and Lessee
agrees to characterize the relationship herein established as a lease. If
requested by Lessor, Lessee shall furnish Lessor with records and other
information necessary to claim such Tax Benefits. Lessee shall not, and shall
not permit any permitted sub-lessee or assignee to, take or omit to take any
action that may result in the disqualification of the Equipment for, or any
recapture of all or any portion of the Tax Benefits afforded the Equipment.

(C)  Improvements. Lessee shall have the right, or the right to cause the Seller
     ------------
or another nationally recognized and experienced maintenance provider, to affix
or install any accessory, feature, device, improvement, modification, addition,
accession or upgrade ("Improvement") that is compatible with the Equipment. In
the event an Improvement is financed, a party other than Lessor may not finance
it. If Lessor finances any Improvement, it will be leased under the Schedule
covering the related Equipment, and the lease term for the Improvement will be
coterminous with such Schedule. Prior to the return of the Equipment, Lessee may
(if it so chooses and if the Improvement is not financed by Lessor) and shall
(if Lessor so requests) remove the Improvements or cause the Improvements to be
removed by the Seller or another nationally recognized and experienced
maintenance provider, and restore or cause to be restored the Equipment to its
original state, ordinary wear and tear excepted. Lessee shall not remove any
original parts from the Equipment without Lessor's prior written consent. Any
Improvements not removed from the Equipment upon its return or upon the
occurrence of an Event of Default shall, at Lessor's option, become the property
of Lessor.

(D)  Maintenance. Lessee shall, at its own cost and expense and at all times
     -----------
during the Lease Term, take all actions necessary to maintain or cause to be
maintained by the Seller, manufacturer or a third party maintenance provider
reasonably acceptable to Lessor, the Equipment and all Improvements in good
working order, condition and repair, at the Equipment manufacturer's most
current engineering levels (including replacement of all parts which become
damaged or worn out), and in compliance with such maintenance and repair
standards as are set forth in the manufacturer's manual pertaining to the
Equipment, and as otherwise may be required to enforce warranty claims against
each vendor and manufacturer of each item of Equipment, and in compliance with
all requirements of law. Lessee will not discriminate such maintenance between
owned and leased equipment. Lessee shall comply with all instructions issued by
the manufacturer of the Equipment, and Lessee assumes and agrees to pay any cost
necessary to have the manufacturer re-certify that the Equipment will be
eligible upon resale or release by Lessor, for the manufacturer's maintenance
contract at the manufacturer's standard rates as required under Section XII(B).

(E)  Insurance. (1) Lessee will insure for the following risks with insurers of
     ---------
recognized responsibility: (a) All risk of loss and physical damage to the
Equipment in an amount not less than the greater of (i) the fair market
replacement value or (ii) the aggregate Casualty Value of all Equipment from
time to time and; (b) Comprehensive public liability and property damage
insurance with respect to the condition, possession, maintenance, operation and
use of the Equipment, in an amount not less than $1,000,000 for each
occurrence. Such insurance shall be in full force and effect by not later than
the Installation Date for each item of Equipment and shall remain in effect
until such time as each item of Equipment has been returned to, and accepted by,
Lessor in accordance with the provisions of Section XII(B) hereof.

(F)  Delivery of Insurance Certificates. Lessee shall deliver to Lessor and any
     ----------------------------------
Assignee(s) a valid Certificate of Insurance for each such insurance policy upon
the execution thereof and a Certificate of Insurance for each renewal policy not
less than 30 days prior to the expiration of the original policy or any renewal
policy. Such insurance shall (1) include as additional parties insured and loss
payees Lessor and any Assignee(s), (2) provide that such insurance shall not be
materially changed or canceled without at least 30 days prior notice to Lessor
and such Assignees, and (3) provide that such policy shall not be invalidated by
any negligence of, or breach of warranty by, Lessee. Upon the request of Lessor,
Lessee shall provide any additional data related to the insurance as Lessor
reasonably requests.

VI. DISCLAIMER OF WARRANTIES; LIMITATION OF REMEDIES

LESSOR IS NOT A MANUFACTURER, SUPPLIER OR DEALER OF THE EQUIPMENT AND HAS NOT
INSPECTED THE EQUIPMENT PRIOR TO DELIVERY TO AND ACCEPTANCE BY LESSEE. LESSOR
HAS NOT MADE AND DOES NOT MAKE ANY REPRESENTATION OR WARRANTY, EXPRESS OR
IMPLIED, WITH RESPECT TO THE EQUIPMENT, INCLUDING, WITHOUT LIMITATION, ANY
REPRESENTATION OR WARRANTY AS TO TITLE, CONDITION, QUALITY, DESIGN, CAPACITY,
VALUE, DURABILITY, SUITABILITY, SAFETY, OR COMPLIANCE WITH ANY LAW, RULE,
REGULATION OR SPECIFICATION, AS TO MERCHANTABILITY OR FITNESS FOR USE OR FITNESS
FOR A PARTICULAR PURPOSE, OR AS TO PATENT, COPYRIGHT OR TRADEMARK INFRINGEMENT,
IT BEING AGREED THAT THE EQUIPMENT IS LEASED "AS IS" AND THAT

      Page 2 of 6
<PAGE>

ALL SUCH RISKS, AS BETWEEN LESSOR AND LESSEE, ARE TO BE BORNE BY LESSEE. LESSEE
ACKNOWLEDGES THAT IT HAS SELECTED THE EQUIPMENT FROM THE VENDOR THEREOF ON THE
BASIS OF LESSEE'S JUDGMENT AND EXPRESSLY DISCLAIMS ANY RELIANCE UPON ANY
STATEMENT MADE BY LESSOR OR ITS AGENTS. LESSOR SHALL NOT IN ANY EVENT BE LIABLE
FOR ANY INDIRECT, CONSEQUENTIAL OR SPECIAL DAMAGES, EVEN IF LESSOR HAS BEEN
ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

VII. RISK OF LOSS

(A)  Risk of Loss. Lessee shall bear the entire risk of the Equipment if
     ------------
damaged, destroyed or rendered permanently unfit or unavailable for use after
its shipment to Lessee and until it is accepted by Lessor in accordance with
Section XII(B) hereof.

(B)  Damage/Event of Loss. (1) In the event any item of Equipment is damaged to
     --------------------
a material extent by any occurrence whatsoever, Lessee shall promptly notify
Lessor and shall determine within 15 days of the date of such notice whether
such item of Equipment can be repaired. If such Equipment can be repaired,
Lessee shall at its cost and expense repair such Equipment to its original
condition. (2) In the event any item of Equipment shall be lost, stolen,
destroyed, damaged beyond repair, or rendered permanently unfit or unavailable
for use (through a governmental taking or any other event), for any reason
whatsoever (any such occurrence being referred to as an "Event of Loss"), Lessee
shall promptly notify Lessor and pay to Lessor, on the first day of the month
immediately following such Event of Loss, an amount equal to the Casualty Value
applicable to such item of Equipment calculated as of the immediately preceding
Rent Due Date plus any unpaid Rent and the installment of Rent for such item of
Equipment due on the Rent Due Date following the Event of Loss. After the
payment of such amounts, Lessee's obligation to pay further Basic Rent for such
item of Equipment shall cease, but Lessee's obligation to pay Interim Rent, if
any, for such item of Equipment, and to pay Rent for all other items of
Equipment shall remain unchanged. (3) Following payment of the Casualty Value
and Rent for an item of Equipment in accordance with the provisions of sentence
2 of this Section VII(B), Lessor shall transfer title to such item of Equipment
to Lessee on an AS IS, WHERE IS basis without representation or warranty.

(C)  Casualty Value. The Casualty Value from time to time for any item of
     --------------
Equipment subject to a Schedule shall be an amount equal to the greater of (1)
the item of Equipment's installed/in-place fair market value at the time of the
Casualty Value determination, or (2) 110% of the Item(s) of Equipment cost as of
the Acceptance Date, declining in even monthly steps to 20% at expiration and
remaining at that value thereafter.

(D)  Disposition of Insurance and Other Proceeds. The proceeds of insurance or
     -------------------------------------------
any condemnation of an item of Equipment for which an Event of Loss has occurred
shall be paid to Lessor (to the extent that Lessor has not previously received
all Casualty Value and other payments required to be made by Lessee pursuant to
the Lease), and the remainder, if any, shall be paid to Lessee. The proceeds of
insurance with respect to damage to an item of Equipment, the repair of which,
in the opinion of Lessee, is practicable shall unless an Event of Default
hereunder has occurred and is continuing be applied either to such repair or to
the reimbursement of Lessee for the cost of such repair.

VIII. LESSEE'S REPRESENTATIONS, WARRANTIES AND COVENANTS

(A)  Representations and Warranties. Lessee represents, warrants and covenants
     ------------------------------
to Lessor, as of the date of this Master Lease and as of the date of each
Schedule, that: (1) Lessee's execution, delivery and performance of this Master
Lease and each Schedule have been duly authorized by all necessary action on the
part of Lessee, and this Master Lease and each Schedule constitute legal, valid
and binding obligations of Lessee; (2) the execution and delivery by Lessee of
this Master Lease and each Schedule and the performance of its obligations
thereunder do not conflict with or result in a material breach of Lessee's
organizational documents or applicable law, or any judgment order, writ,
injunction, decree, rule or regulation of any court, administrative agency or
other governmental authority, or any agreement or other instrument to which
Lessee is a party or by which it is bound; (3) there are no pending or, to the
knowledge of Lessee, threatened actions or proceedings that could materially
adversely affect the ability of Lessee to perform its obligations under this
Master Lease and the Schedules; (4) there has been no material adverse change in
Lessee's financial condition since the date of this Master Lease; and (5) Lessee
has obtained the proper licenses to use, or ownership of, any software which is
or may be used in connection with the Equipment.

(B)  Assignment and Transfer. LESSEE SHALL NOT, WITHOUT THE PRIOR WRITTEN
     -----------------------
CONSENT OF LESSOR, SELL, TRANSFER, ASSIGN, SUBLEASE (EXCEPT, UPON PRIOR WRITTEN
NOTICE TO LESSOR, A SUBLEASE TO A WHOLLY OWNED OR CONTROLLED SUBSIDIARY OR TO
ITS PARENT), PLEDGE OR HYPOTHECATE THIS MASTER LEASE, ANY SCHEDULE, THE
EQUIPMENT OR ANY PART THEREOF OR ANY INTEREST THEREIN. Lessee shall not, without
the prior written consent of Lessor, which shall not be unreasonably withheld,
merge or consolidate with any corporation or other entity (unless Lessee is the
surviving entity or the surviving entity continues the business of Lessee and
assumes this Master Lease and all Schedules) and shall not sell, transfer or
otherwise dispose of all or any substantial part of Lessee's assets.

(C)  No Liens. Lessee shall not directly or indirectly create, incur, assume or
     --------
allow to exist any lien, mortgage, pledge, security interest, charge,
encumbrance, right, or claim of any kind ("Lien") on or with respect to this
Master Lease, any Schedule or any Item of Equipment. Lessee will promptly notify
Lessor in writing of the existence of any Lien and will promptly, at Lessee's
expense, cause any such Lien to be duly discharged.

(D)  Payment of Taxes. Lessee shall reimburse Lessor for, and indemnify and hold
     ----------------
Lessor harmless from, all sales, use, personal property, stamp or other taxes,
and all levies, imposts, duties, charges, fees, assessments or withholdings of
any nature whatsoever (other than those measured by Lessors net income),
together with any penalties, fines or interest thereon which are at any time
levied, assessed or imposed on the Equipment or any interest of Lessor or Lessee
therein or on the sale, purchase, delivery, ownership, possession, use or
operation of the Equipment or the rentals or other amounts payable under this
Agreement or any Schedule. If requested by Lessor or if filing by Lessee is
required by law, Lessee shall prepare and file, or cause to be prepared and
filed, all necessary forms for the assessment of such taxes and shall promptly
send to Lessor a copy of such filing.

(E)  Financial Reports. Lessee shall upon execution hereof, and for the term of
     -----------------
this agreement and any schedules, amendments, extensions and addendums thereto,
furnish or caused to be furnished to Lessor the following: (1) the audited
annual financial statements of Lessee within 120 days after the close of each
fiscal year; (2) quarterly financial statements in a form reasonably acceptable
to Lessor within 60 days after the close of each fiscal quarter; and (3) monthly
financial statements in a form reasonably acceptable to Lessor within 30 days
after the close of each fiscal month.

(F)  Further Assurances: Payment of Lessor's Expenses. Lessee shall promptly
     ------------------------------------------------
execute and deliver, or cause to be executed and delivered, to Lessor such
further documents and take such further action as Lessor may from time to time
request in order to more effectively carry out the intent and purpose of this
Master Lease and each Schedule, protect the rights and remedies of Lessor
created or intended to be created thereunder and perfect and protect Lessor's
interest in the Equipment. Lessee shall pay all reasonable costs (including
reasonable legal fees and costs) and expenses incurred by Lessor in the
consummation or interpretation of this Master Lease or any Schedule; in
collecting or attempting to collect any sums owed under this Master Lease or any
Schedule; or in enforcing any of Lessor's rights or remedies under this Master
Lease or any Schedule. Lessee shall also pay all filing fees, Lien search fees
recordation fees and related expenses reasonably incurred by Lessor in
connection with this Master Lease or any Schedule.
<PAGE>

(G)  Notification. Lessee shall notify Lessor within 10 days of any material
     ------------
changes in the management, ownership or control of Lessee.

IX. GENERAL INDEMNITY

(A)  LESSEE SHALL INDEMNIFY, HOLD HARMLESS AND DEFEND LESSOR AND ITS SUCCESSORS
AND ASSIGNS AND THEIR RESPECTIVE OFFICERS, DIRECTORS, EMPLOYEES AND AGENTS
AGAINST ALL CLAIMS DIRECTLY OR INDIRECTLY ARISING OUT OF OR RELATING TO THE
EQUIPMENT, THIS MASTER LEASE OR ANY SCHEDULE, EXCEPT FOR CLAIMS RESULTING SOLELY
FROM LESSOR'S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. "CLAIMS" REFERS TO ALL
LOSSES, LIABILITIES, DAMAGES, PENALTIES, EXPENSES (INCLUDING REASONABLE LEGAL
FEES AND COSTS), CLAIMS, ACTIONS AND SUITS, WHETHER IN CONTRACT OR IN TORT AND
WHETHER BASED ON A THEORY OF STRICT LIABILITY OF LESSOR OR OTHERWISE, AND
INCLUDES, BUT IS NOT LIMITED TO, MATTERS RELATING TO: (1) THE SELECTION,
MANUFACTURE, PURCHASE, ACCEPTANCE, REJECTION, OWNERSHIP, DELIVERY, LEASE,
POSSESSION, STORAGE, MAINTENANCE, USE, CONDITION, RETURN OR OPERATION OF THE
EQUIPMENT; (2) ANY LATENT DEFECTS OR OTHER DEFECTS IN ANY EQUIPMENT, WHETHER OR
NOT DISCOVERABLE BY LESSOR OR LESSEE; (3) ANY PATENT, TRADEMARK OR COPYRIGHT
INFRINGEMENT; AND (4) THE CONDITION OF ANY EQUIPMENT ARISING OR EXISTING DURING
LESSEE'S USE. (B) LESSOR SHALL PROMPTLY NOTIFY LESSEE OF ANY CLAIM AFTER RECEIPT
OF A WRITTEN NOTICE OF SUCH CLAIM BY LESSOR, AND LESSEE SHALL HAVE THIRTY (30)
DAYS TO ELECT TO DEFEND, COMPROMISE OR SETTLE THE CLAIM. IF LESSEE ELECTS TO
DEFEND THE CLAIM, (1) LESSOR SHALL HAVE THE RIGHT TO APPROVE LESSEE'S SELECTION
OF COUNSEL, WHICH APPROVAL SHALL NOT BE UNREASONABLY WITHHELD, AND SHALL HAVE
THE RIGHT AT ITS ELECTION TO PARTICIPATE IN SUCH DEFENSE, AND (2) LESSEE SHALL
NOT BE RESPONSIBLE FOR ANY LEGAL FEES OR OTHER EXPENSES RELATING TO DEFENSE OF
THAT CLAIM THAT LESSOR MAY THEREAFTER ELECT TO INCUR. LESSEE SHALL NOT CONSENT
TO ENTRY OF ANY JUDGMENT OR ENTER INTO ANY SETTLEMENT WITHOUT THE EXPRESS
WRITTEN CONSENT OF LESSOR. THIS INDEMNIFICATION OBLIGATION SHALL SURVIVE
TERMINATION OR EXPIRATION OF THIS MASTER LEASE OR ANY SCHEDULE.

X. LESSOR RIGHTS

(A)  Assignment. Lessor (and any assignee of Lessor) shall have the right to
     ----------
sell, assign, transfer, pledge, mortgage or otherwise convey its interest in
this Master Lease, one or more Schedules, any or all of the Equipment or any of
its rights, interests or obligations with respect thereto, in whole or in part,
to one or more persons or entities (each, an "Assignee") without notice to, or
consent of, Lessee. Notwithstanding such assignment, Lessor shall not be
relieved of its obligations hereunder except to the extent of such assignment.
Lessee agrees that if any Schedule is assigned, (1) Lessee shall, if instructed
by Lessor, pay all amounts due under such Schedule to the Assignee, (2) Lessee
shall execute such acknowledgments to such assignment as are reasonably required
by the Assignee to perfect and protect its right, title and interest in and to
the Equipment, the applicable Schedule and the Rent due thereunder, and (3)
Lessee shall not require the Assignee to perform any obligation of Lessor, other
than those that are expressly assumed by such Assignee, and shall not assert
against any Assignee any claim, defense, counterclaim or set-off that Lessee may
at any time have against Lessor.

LESSEE ACKNOWLEDGES THAT ANY ASSIGNMENT OR TRANSFER IN ACCORDANCE WITH THIS
SECTION BY LESSOR OR AN ASSIGNEE WILL NOT MATERIALLY CHANGE LESSEE'S DUTIES OR
OBLIGATIONS UNDER THIS MASTER LEASE OR THE ASSIGNED SCHEDULE NOR MATERIALLY
INCREASE THE BURDENS OR RISKS IMPOSED ON LESSEE.

(B)  Lessor's Performance of Lessee's Obligations. If Lessee fails to perform
     --------------------------------------------
its obligations under this Master Lease or any Schedule, Lessor shall have the
right but not the obligation, without releasing Lessee from any obligation
hereunder or under any Schedule, to perform any act or make any payment that
Lessor reasonably deems necessary for the maintenance and protection of the
Equipment and Lessor's interests in the Equipment and in this Master Lease and
the Schedules, and in exercising any such rights, incur any liability and expend
any amounts reasonably necessary to protect such interests. All sums so incurred
and expended by Lessor, together with expenses (including reasonable legal fees
and costs) incurred in connection therewith, shall be immediately due and
payable by Lessee and shall bear interest at the interest rate for late payments
set forth in the applicable Schedule (or such lesser rate or amount as may then
be the maximum permitted by applicable law), from the date so incurred or
expended by Lessor to the date payment is received by Lessor.

(C)  Financing Statements. Lessor may, at its option, file with such authorities
     --------------------
and in such locations, as it may deem appropriate, Uniform Commercial Code
financing statements relating to the Equipment, this Master Lease, the Schedules
and the rents payable thereunder. Lessee agrees to promptly execute and deliver
to Lessor any such financing statements requested by Lessor: provided that
Lessor may, at its option, file Uniform Commercial Code financing statements
signed by Lessor only, and if Lessee's signature is required by law, Lessee
appoints Lessor as Lessee's attorney-in-fact to execute such financing
statements or file a copy of this Master Lease or any Schedule as a financing
statement. Lessee will promptly notify Lessor of any change in the location of
its principal place of business or chief executive office.

XI. DEFAULT AND REMEDIES

(A)  Events of Default. An "Event of Default" shall occur hereunder and under
     -----------------
all Schedules if Lessee (1) fails to pay any installment of Rent or other
payment required hereunder or under any Schedule within the time period set
forth in a Schedule; (2) is in default subject to the terms of any other loan or
lease agreement with Imperial Bank or any other party; (3) fails to timely
perform or observe any covenant, condition or agreement set forth in this Master
Lease or any Schedule; (4) experiences a material adverse change in its
financial condition as reasonably determined by Lessor; (5) becomes insolvent or
makes an assignment for the benefit of creditors, or institutes or has
instituted against it bankruptcy, reorganization or insolvency proceedings (and,
in the case of any such proceedings instituted against Lessee, such proceeding
is not stayed or dismissed within thirty (30) days), or a trustee, administrator
or receiver shall be appointed for Lessee or for a substantial part of its
property; or (6) makes any statement, representation or warranty in this Master
Lease or any Schedule that is false or misleading in any material respect when
made.

(B)  Remedies. (1) If an Event of Default occurs under the Lease, Lessor may
     --------
give Lessee notice of the Event of Default and upon the giving of such notice or
at any time thereafter do any or all of the following (as Lessor in its sole
discretion elects): (a) proceed by appropriate court action or actions to
enforce performance by Lessee of the applicable covenants and terms of the Lease
or to recover damages for the breach thereof; (b) take possession (by summary
proceedings or otherwise) of any or all items of Equipment subject to the Lease
without prejudice to any other remedy or claim herein referred to; (c) hold,
sell, lease, or otherwise dispose of, any or all items of Equipment subject to
the Lease, in any manner Lessor (in its sole discretion) elects: (d) receive
from Lessee upon demand for any or all Equipment subject to the Lease the
following amounts which Lessee shall be obligated to pay: (i) any unpaid Rent
past due, (ii) as liquidated damages for loss of bargain and not as a penalty,
the aggregate Casualty Value for such Equipment under the Lease in effect as of
the date on which such Event of Default occurred, (iii) all costs and expenses
incurred in searching for, taking, removing, keeping, storing, repairing, and
restoring such items of Equipment, (iv) all other amounts then owing by Lessee
hereunder; and (v) all costs and expenses, including (without limitation)
reasonable legal fees and expenses, incurred by Lessor as a result of an Event
of Default, or the exercise by

     Page 4 of 6

<PAGE>

Lessor of its remedies under this Section XI(A) or in connection with any
bankruptcy proceeding of the Lessee (including, without limitation, fees and
expenses incurred in connection with relief from stay motions relating to the
Equipment, cash collateral disputes, assumption/rejection motions relating to
the Equipment and disputes relating to any proposed plan and/or disclosure
statement); (e) by notice to Lessee, declare the Lease (for any or all
Equipment) canceled without prejudice to Lessor's rights in respect of all
obligations set forth in this Section XI(A) and any other obligations under the
Lease then accrued and remaining unsatisfied; or (f) avail itself of any other
remedy or remedies provided for by any statute or otherwise available by law, in
equity or in bankruptcy or insolvency proceedings; or (g) terminate any other
Lease that Lessor may have with Lessee.

(C)  The remedies set forth in this Section XI(A), (Remedies), are not intended
to be exclusive, and each shall be cumulative. The amounts to be paid to Lessor
under clause (d) of Section XI(A) shall be increased by interest, at the Overdue
Rate, to the date of receipt by Lessor of the amount payable under said clause,
from the respective due dates of such amounts or (with respect to costs,
expenses, and losses for which Lessor is entitled to payment or reimbursement
under said clause) from the respective dates incurred by Lessor.

(D)  Any amounts received by Lessor as the result of its sale, lease during the
original term hereof, or other disposition of the Equipment hereunder shall be
paid or applied in the following order: (1) to any remaining obligation of
Lessee under clause (d) of Section XI(A), (2) to reimburse Lessee for the
Casualty Value previously paid as liquidated damages, and (3) to Lessor, any
remaining balance.

XII. END OF LEASE TERM

(A)  End of Term Notice. Lessee shall give Lessor no less than ninety (90) days
     ------------------
and no more than 365 days written notice prior to the expiration of the Lease
Term under any Schedule, as to whether it will purchase, return or extend the
term of the leased Equipment on the applicable Schedule at expiration of the
Lease Term ("End of Term Notice"). If Lessee fails to give timely notice or
fails to return the Equipment to Lessor upon expiration of the Lease Term as
provided herein, the Schedule shall continue in full force and effect and will
extend on a month to month basis at the applicable Rent, until Lessee provides
Lessor with ninety (90) days prior written notice of Lessee's intent to
purchase, return or extend the term of the leased Equipment on the applicable
Schedule. Such notice once given shall be irrevocable.

(B)  Return. (l) Upon the expiration or other permitted termination of this
     ------
Schedule or any extension thereof, Lessee, at its sole cost, risk, and expense,
will return to Lessor all, (but not less than all), of the Equipment then
subject to the Schedule to a location in the Continental United States specified
by Lessor. Lessee shall be responsible at its sole cost and expense, for (a) the
de-installation, removal and packaging of the Equipment (including, but not
limited to, any and all software, all manuals, maintenance records, maintenance
record jackets, repair orders and all other similar documents) in a manner
suitable for cartage by a common commercial carrier acceptable to Lessor, and
(b) the transportation of the Equipment, upon written notification by Lessor, as
to the date and destination of the shipping. Such Equipment, upon return, shall
be free and clear of all mortgages, liens, security interest, charges,
encumbrances and claims. If Lessor shall so require, Lessee shall provide free
and safe storage, as well as maintain sufficient insurance coverage (as
specified in the Master Lease) for such Equipment for a period not to exceed 120
days from the expiration date or the last day of any extension period therefor.
(2) Upon return of such Equipment, Lessor or its agent shall inspect the
Equipment. If any item of Equipment is not returned to Lessor, it shall be
deemed to be a casualty and an Event of Loss during the Lease Term. In the event
Lessor determines that repairs, additions or replacements are necessary to place
the Equipment in the same condition as when originally leased to Lessee
(reasonable wear and tear excepted), which at a minimum will require that the
Equipment be in complete and running condition with no missing or damaged
components and/or certified as being eligible for the Seller's or the
manufacturer's generally available maintenance contract at then prevailing
prices. (3) If Lessor determines that the Equipment (after inspection) is
damaged or worn beyond normal wear and tear, Lessor or Lessor's agent will
prepare an invoice which fully describes the repairs and the estimated cost
required to place the Equipment in complete and running condition, and certified
as being eligible for the Seller's or the manufacturer's generally available
maintenance contract ("Equipment Repair Notice"). Lessee shall pay such invoiced
costs in addition to an inspection fee equal to one-tenth (.1%) percent of the
applicable Equipment's Cost ("Equipment Inspection Fee"), within ten (10) days
of the date of such notice. (4) In the event Lessee fails to remit payment to
Lessor within ten (10) days of receiving such Equipment Repair Notice, Lessee
shall pay to Lessor, Interim Rent equal to the Daily Lease Rate Factor,
multiplied by the Equipment cost as set forth in the applicable Schedule, for
each day in excess of the Lease Term, until such Equipment Repair Notice payment
is made.

(C)  Purchase Option. Provided that no Event of Default has occurred and the
     ---------------
applicable Equipment Schedule has not been previously terminated, Lessee shall
have the right at its option, upon not less than 90 days and no more than 365
days written notice to Lessor prior to the Expiration Date, to purchase all (but
not less than all) of the Equipment subject to the applicable Equipment Schedule
on its Expiration Date. In such case, Lessee's purchase price shall be payable
to Lessor on the Expiration Date and shall be an amount equal to the Equipment's
fair market value as determined by Lessor in good faith. Lessor shall transfer
to Lessee, "AS IS" "WHERE IS," without recourse or warranty, expressed or
implied, of any nature (except to warrant to those claiming by, under or through
Lessee, the absence of any liens created by Lessor), all of Lessor's right,
title and interest in and to the Item(s) of Equipment with respect to which such
payment has been received.

(D)  Renewal Option. Provided that no Event of Default has occurred and the
     --------------
applicable lease Schedule has not been earlier terminated, Lessee shall have the
right at its option, upon not less than ninety (90) days and no more than 365
days written notice to Lessor prior to the Expiration Date, to renew all (but
not less than all) of the Equipment subject to the applicable Equipment Schedule
for a firm term renewal period not less than six months.

 XIII. MISCELLANEOUS

(A)  Captions: Counterparts: Integration: Entire Agreement. The captions
     -----------------------------------------------------
contained in this Master Lease are for convenience only and shall not affect the
interpretation of this Master Lease. This Master Lease and the Schedules may be
executed by the parties in one or more counterparts, each of which shall be
deemed an original, but all of which shall constitute one and the same
agreement. Only one counterpart of this Master Lease and each Schedule shall be
marked "Original," and all other counterparts shall be marked "Duplicate." To
the extent, if any, that this Master Lease or any Schedule constitutes chattel
paper (as such term is defined in the Uniform Commercial Code in effect in any
applicable jurisdiction), no security interest in this Master Lease or any such
Schedule may be created through the transfer or possession of any counterpart
other than the Original. THIS AGREEMENT, TOGETHER WITH ALL SCHEDULES, ANNEXES
AND EXHIBITS THERETO, CONSTITUTES THE ENTIRE AGREEMENT OF THE PARTIES WITH
RESPECT TO THE SUBJECT MATTER HEREOF. NO VARIATION OR MODIFICATION OF THIS
AGREEMENT OR ANY WAIVER OF ANY OF ITS PROVISIONS OR CONDITIONS SHALL BE VALID
UNLESS IN WRITING AND SIGNED BY AN AUTHORIZED REPRESENTATIVE OF EACH OF THE
PARTIES HERETO.

(B)  Notices. All notices under this Master Lease and the Schedules shall be in
     -------
writing and shall be delivered to the parties by certified mail, return receipt
requested, by courier service or by facsimile transmission, at their respective
addresses or facsimile numbers set forth in the Schedules (or such other address
or number as either party may designate in writing from time to time). Notice
shall be deemed to have been given (1) on the third day after being deposited in
the United States mail, by certified mail, return receipt requested, properly
addressed and with postage prepaid; or (2) on the day delivered by courier
service or transmitted by facsimile.

      Page 5 of 6
<PAGE>

(C)  No Waiver: Lessor Approval. Any failure of Lessor to require strict
     --------------------------
performance by Lessee or any written waiver by Lessor of any provision of this
Master Lease or any Schedule shall not constitute consent to or waiver of any
other breach of the same or any other provision of this Master Lease or any
Schedule. This Master Lease and each Schedule shall not be binding upon Lessor
unless and until executed by Lessor.

(D)  Governing Law: Severability. THIS MASTER LEASE AND EACH SCHEDULE SHALL BE
     ---------------------------
GOVERNED BY THE INTERNAL LAWS (AS OPPOSED TO CONFLICTS OF LAW PROVISIONS) OF THE
STATE OF CALIFORNIA. If any provision of this Master Lease or any Schedule is
illegal, invalid or unenforceable under any applicable law of any jurisdiction,
such provision shall, as to such jurisdiction, be ineffective to the extent such
laws apply without invalidating the remaining provisions of this Master Lease or
such Schedule or causing such provision to be ineffective or unenforceable under
the laws of any other jurisdiction.

(E)  Quiet Enjoyment. So long as no Event of Default has occurred and is
     ---------------
continuing, neither Lessor nor any Assignee will interfere with Lessee's quiet
enjoyment and use of the Equipment.

(F)  Survival. All obligations of Lessee to make payments to Lessor under this
     --------
Master Lease or any Schedule or to indemnify Lessor pursuant to the terms of
this Master Lease or any Schedule, and all rights of Lessor under this Master
Lease and each Schedule shall survive the expiration or termination of this
Master Lease and each Schedule.

(G)  Software. Any software or other licensed products attached to or provided
     --------
in connection with the Equipment shall at all time remain property of the owner
thereof, and Lessee shall not obtain title to any such software.

(H)  Export Laws. Lessee shall not export or re-export, directly or indirectly,
     -----------
any software or technology received by it in connection with this Master Lease
or any Schedule, or allow the direct product thereof to be exported or re-
exported directly or indirectly, in violation of applicable law, including
without limitation the regulations of the United States Department of Commerce.

(I)  Present Value. In the event it is necessary to determine the present value
     -------------
of rentals under any Schedule, the parties agree that the discount rate to be
used in determining such present values shall be the then prevailing Federal
Reserve Bank Discount Rate as published in the Wall Street Journal as of the
date of discounting.

(J)  Foreign Corrupt Practices Act. The parties shall comply with all applicable
     -----------------------------
laws affecting this Agreement and the performance of this Agreement. The parties
shall maintain all registrations with governmental agencies, commercial
registries chambers of commerce, or other offices which may required under local
law in order to conduct their commercial business. The parties shall also comply
with United States laws applicable to the sale of the Equipment, including the
Foreign Corrupt Practices Act (which prohibits certain payments to governmental
officials or political parties).

(K)  True Lease: Maximum Rate. This Master Lease and the Schedules are intended
     ------------------------
to be a "Finance Lease," as defined in Article 2A of the Uniform Commercial
Code, unless otherwise indicated in a Schedule. Lessor hereby informs Lessee
that (i) the identity of the Seller is set forth in the applicable Schedule,
(ii) the Lessee is entitled under Article 2A to the promises and warranties,
including those of any third party, provided to Lessor in connection with, or as
part of, the contract by which Lessor acquired the Equipment, and (iii) Lessee
may communicate with the Seller and receive an accurate and complete statement
of the promises and warranties, including any disclaimers and limitations of
them or of remedies. As a precaution in the event that, notwithstanding the
express intention of the parties hereto to enter into a true lease, this Master
Lease or any Schedule is ever deemed to be other than a true lease, or in the
event that the parties hereto intend to enter into a lease intended as security,
if so indicated on the applicable Schedule, Lessee hereby grants Lessor a
security interest in the Equipment and all proceeds thereof, including, without
limitation, insurance proceeds. In any such event, notwithstanding any
provisions contained herein or in any Schedule, neither Lessor nor any Assignee
shall be entitled to receive, collect or apply as interest any amount in excess
of the maximum rate or amount permitted by applicable law. In the event Lessor
or any Assignee ever receives, collects or applies as interest any amount in
excess of the maximum amount permitted by applicable law, such excess amount
shall be applied to the unpaid principal balance and any remaining excess
refunded to Lessee. In determining whether the interest paid or payable under
any specific contingency exceeds the maximum rate or amount permitted by
applicable law, Lessor and Lessee shall, to the maximum extent permitted under
applicable law, characterize any non principal payment as an expense or fee
rather than interest, exclude voluntary prepayments and the effect thereof, and
spread the total amount of interest over the entire term of this Master Lease
and the Schedules.

(L)  Waiver of Jury Trial, Etc. The Lessee and the Lessor each hereby waives any
     -------------------------
right to trial by jury in any litigation in any court with respect to, in
connection with, or arising out of this master lease or any schedule entered
into in connection therewith, or any other claim or dispute howsoever arising,
between the Lessor and the Lessee.

      LESSEE, BY THE SIGNATURE BELOW OF ITS AUTHORIZED REPRESENTATIVE,
      ACKNOWLEDGES THAT IT HAS READ THIS MASTER LEASE, UNDERSTANDS IT, AND
      AGREES TO BE BOUND BY ITS TERMS AND CONDITIONS.

      LESSEE: MULTILINK TECHNOLOGY       LESSOR: IMPERIAL BANK EQUIPMENT LEASING
              CORPORATION                        DIVISION,
                                                 A Division of Imperial Bank

Signature: /s/ Richard N. Nottenburg     Signature:_____________________________
          ----------------------------
Name:     Richard N. Nottenburg          Name:     _____________________________
          ----------------------------
Title:    President                      Title     _____________________________
          ----------------------------

Page 6 of 6
<PAGE>

                               SCHEDULE NO. 001
                        Dated as of September 14, 1999
              A Schedule Made Pursuant to Master Lease Agreement
                        Dated as of September 14, 1999,
      -  Between Imperial Bank Equipment Leasing Division, a division of
                           Imperial Bank, as Lessor,
                and Multilink Technology Corporation, as Lessee

The terms and conditions of this Schedule incorporate the terms and conditions
of the Master Lease Agreement identified above. Capitalized terms not defined in
this Schedule shall have the meanings assigned to them in the Master Lease
Agreement.

I.   EQUIPMENT

The Equipment covered by this Schedule is described on Schedule A, attached.

II.  ADDRESSES FOR LESSEE AND LESSOR:

(A)  Lessee's Address(es):
     --------------------
     (1)  Chief Executive Office Address:       2850 Ocean Park Boulevard,
                                                Suite 335 Santa Monica,
                                                CA 90405

     (2)  Lessee's Address to Receive Invoices: 2850 Ocean Park Boulevard,
                                                Suite 335 Santa Monica,
                                                CA 90405

          Contact Name:                         Mr. Alan Brunell, Director of
                                                Finance
          Contact Phone Number:                 (310) 309-3600
          Contact Facsimile Number:             (310) 581-6449

     (3)  Lessee's Address to Receive Notices:  Same

          Contact Name:                         Same
          Contact Phone Number:
          Contact Facsimile Number:

(B)  Lessor's Addresses:
     ------------------
     (1)  Chief Executive Office:               Imperial Bank Equipment Leasing
                                                Division
                                                9920 South La Cienega Boulevard,
                                                Suite 903 Inglewood, CA 90301

     (2)  Address for Payments:                 Imperial Bank Equipment Leasing
                                                Division Payment Processing
                                                9920 South La Cienega Boulevard,
                                                Suite 903 Inglewood, CA 90301

III. FINANCIAL TERMS

(A)  Equipment Acquisition Cost:                $2,000,000.00

(B)  Equipment Location:                        2850 Ocean Park Blvd., Suite 335
                                                Santa Monica, CA 90405

(C)  Initial Term Commencement Date:            1/st/ day of the month following
                                                Acceptance Date

(D)  Acceptance Date:                           TBD

(E)  Initial Term (number of months):           36 Months

(F)  Lessee's Federal Tax ID:                   TBD

(G) Seller:                                     TBD

<PAGE>

(H) Lease Rate Factor:                  Float to Fund:
                                        -------------
                                        Upon acceptance of the equipment, the
                                        monthly lease rate factor of 0.03175 may
                                        be adjusted by .00012 for every 25 basis
                                        point (0.25%) increase or decrease in
                                        the yield of the Like Term U.S. Treasury
                                        Note ("T-Note"). The Like Term T-Note is
                                        defined as that security issued by the
                                        U.S. Department of Treasury with a
                                        maturity most closely matching the
                                        maturity of the proposed lease as quoted
                                        in the Wall Street Journal. The Like
                                        Term T-Note as of the date of the
                                        proposal yields 5.77%. The monthly lease
                                        rate factor shall be fixed as of the
                                        date of acceptance and will remain
                                        constant throughout the term of the
                                        lease.

(I) Daily Lease Rate Factor:            0.001058 (Refer to item H)

(J) Casualty Value:                     See Master Lease Agreement para VII(c)

(K) Security Deposit:                   On a per Schedule basis, equal to one
                                        month rent plus applicable tax to be
                                        applied to the last initial term rental

(L) Purchase Option:                    On a per Schedule basis, Fair Market
                                        Value in continued use not less than 10%
                                        of the Equipment Acquisition Cost

(M) Restocking Fee                      On a per Schedule basis, there will be a
                                        restocking fee of 10% of the Equipment
                                        Acquisition Cost for all returned
                                        equipment

(N) Documentation Fee:                  $2,500.00

IV. RENT AND TERM

(A) Rent:                               On a per Schedule basis, monthly rent
                                        will be based upon the Lease Rate
                                        Factor(s) multiplied by the Equipment
                                        Acquisition Cost.

(B) Due with Documentation:             On a per Schedule basis, First Month
                                        Rent (including tax), and Security
                                        Deposit (including tax).

(C) Rent Due Date:                      1/st/ of the month

(D) Rent past due after:                10 days

(E) Late Payment Fee:                   1.5%
   (Not to exceed maximum rate
   permitted by applicable law)

(F) Rental Period:                      Monthly in advance

(G) Required Notice:                    No less than 90 days or no more than 365
                                        days prior to Lease Termination

LESSEE, BY THE SIGNATURE BELOW OF ITS AUTHORIZED REPRESENTATIVE, ACKNOWLEDGES
THAT IT HAS READ THIS LEASE, UNDERSTANDS IT, AND AGREES TO BE BOUND BY ITS TERMS
AND CONDITIONS.

LESSEE:   MULTILINK TECHNOLOGY          LESSOR:  IMPERIAL LEASING
          CORPORATION                            A Division of Imperial Bank

Signature: /s/ Richard N. Nottenburg    Signature: _____________________________
          ---------------------------
Name:     Richard N. Nottenburg         Name:     ______________________________
          ---------------------------
Title:    President                     Title     ______________________________
          ---------------------------
<PAGE>

                                 SCHEDULE "A"
                         TO EQUIPMENT SCHEDULE NO. 001
                TO MASTER LEASE AGREEMENT (THE "MASTER LEASE")
                        DATED AS OF SEPTEMBER 14, 1999
        BETWEEN IMPERIAL BANK EQUIPMENT LEASING DIVISION, A DIVISION OF
                           IMPERIAL BANK, AS LESSOR,
                AND MULTILINK TECHNOLOGY CORPORATION, AS LESSEE

                                EQUIPMENT LIST

Equipment Description
---------------------

Computer hardware (to include servers, PC's, HP printers), electronic test
equipment (to include HP and Tektrinix), furniture, and other miscellaneous
equipment

Up to 12% of the lease line may be used for software and soft costs.

Total Lease Line for Multilink Technology Corporation              $2,000,000.00

Lessor Initials: ______________________  Lessee Initials:  R.N.N.
                                                          ----------------------
<PAGE>

                                 SCHEDULE "B"
                         TO EQUIPMENT SCHEDULE NO. 001
                TO MASTER LEASE AGREEMENT (THE "MASTER LEASE")
                        DATED AS OF SEPTEMBER 14, 1999
        BETWEEN IMPERIAL BANK EQUIPMENT LEASING DIVISION, A DIVISION OF
                           IMPERIAL BANK, AS LESSOR,
                AND MULTILINK TECHNOLOGY CORPORATION, AS LESSEE

                          EQUIPMENT RETURN PROVISIONS

Upon the expiration or other permitted termination of this Schedule or any
extension thereof, Lessee, at its sole cost, risk, and expense, will return to
Lessor all, (but not less than all), of the Equipment then subject Schedule to a
location in the continental United States specified by Lessor. Lessee shall be
responsible at its sole cost and expense, for (a) the de-installation, removal
and packaging of the Equipment (including, but not limited to, any and all
applicable software, all manuals, maintenance records, maintenance record
jackets, repair orders and all other similar documents) in a manner suitable for
cartage by a common commercial carrier acceptable to Lessor, and (b) the
transportation of the Equipment, upon written notification by Lessor, as to the
date and destination of the shipping. Such Equipment, upon return, shall be free
and clear of all mortgages, liens, security interest, charges, encumbrances and
claims. If Lessor shall so require, Lessee shall provide free and safe storage,
as well as maintain sufficient insurance coverage (as specified in the Master
Lease) for such Equipment for a period not to exceed 120 days from the
expiration date or the last day of any extension period therefor.

Upon return of such Equipment, Lessor or its agent shall inspect the Equipment.
If any item of Equipment is not returned to Lessor, it shall be deemed to be a
casualty and an Event of Loss during the Lease Term. In the event Lessor
determines that repairs, additions or replacements are necessary to place the
Equipment in the same condition as when originally leased to Lessee (reasonable
wear and tear excepted), which at a minimum will require that the Equipment be
in complete and running condition with no missing or damaged components and
certified as being eligible for the Seller's or the manufacturer's generally
available maintenance contract at then prevailing prices.

If Lessor determines that the Equipment (after inspection) is damaged or worn
beyond normal wear and tear, Lessor or Lessor's agent will prepare an Equipment
Repair Notice ("ERN") which fully describes the repairs and the estimated cost
required to place the Equipment in complete and running condition, and certified
as being eligible for the Seller's or the manufacturer's generally available
maintenance contract. Lessee shall pay such invoiced costs which shall include
an Equipment Inspection Fee equal to one-tenth (.1%) percent of the applicable
Equipment Schedule's "first cost," within ten (10) days of the date of the
Equipment Repair Notice. In the event Lessee fails to remit payment to Lessor
within ten (10) days of receiving such Equipment Repair Notice, Lessee shall pay
to Lessor, interim Rent equal to the Daily Lease Rate Factor, multiplied by the
Equipment Cost as specified in the applicable Schedule, for each day in excess
of Lease Term of the applicable Equipment Schedule, until such payment is made.

At the time of return, the Equipment shall be (I) in compliance with all
applicable federal, state and local laws: and (II) free of all advertising or
insignia thereon by Lessee.

Hold Harmless. Lessee agrees that Lessor will be held harmless for any damages
-------------
to disassembly site if Lessee or Lessee's agent causes disassembly.

Insurance on Equipment during return. Lessee will obtain and pay for a policy of
------------------------------------
transit insurance for the delivery period in an amount equal to the higher of
Replacement Value or Casualty Value of the Equipment and Lessor shall be named
as loss payee on such policies.

Any further Return Instructions more specifically related to the Equipment (if
applicable) shall be attached as Exhibit "C" Additional Return Provisions.

Lessor Initials: _______________________     Lessee Initials:  R.N.N
                                                              ------------------
<PAGE>

LESSEE REQUEST FOR PROJECT FUNDING PRIOR TO PROJECT COMPLETION DATE

Ladies/Gentlemen:

Reference is made to Master Lease Agreement dated September 14, 1999 ("Master
Agreement") by and between Imperial Bank Equipment Leasing Division, a division
of Imperial Bank ("Lessor") and Multilink Technology Corporation, as Lessee, and
to Equipment Schedule No. 001 the ("Schedule") and all related subsidiary
documents under the Master Agreement and Schedule (collectively, the "Lease").
Notwithstanding anything to the contrary contained therein, and to the limited
extent hereof, this Letter Agreement amends and supersedes the Lease and is
hereby incorporated by reference herein.

Lessor has received a request from Lessee to advance funds to
supplier/manufacturer(s) for certain Equipment, including amounts for deposits
and/or progress payments ("Project Funding Services"), prior to Lessee's
certification in writing to Lessor, that all of the Equipment under the Schedule
has been deemed delivered, accepted by Lessee and subject to the terms and
conditions of the Lease ("Project Funding Period"). As adequate and valuable
consideration for Lessor providing project funding services and advancing funds
to supplier/manufacturer(s) on behalf of Lessee prior to Lessee's written
certification of receipt and acceptance of all of the subject Equipment, Lessee
agrees that the following terms and conditions mutually binding under the Lease:

Lessee will pay to Lessor rent ("Daily Supplemental Rent") calculated from the
installation date of each Item of Equipment, (as defined in Section II. (A) of
the Master Agreement). If Lessor has advanced funds either as a deposit or a
progress payment on items of Equipment not yet installed, the Daily Supplemental
Rent will be calculated from the date of Lessor's disbursement. The Daily
Supplemental Rent will be calculated as follows: (.0125 X (the cost of each item
of installed Equipment + amount of progress payments and deposits made)/30).
Daily Supplemental Rent will be billed monthly in arrears and will continue
until the date ("Project Completion Date"), on which the "final" Item of
Equipment on the Schedule shall be deemed delivered, accepted by Lessee and
subject to the terms and conditions of the Lease. Upon Lessor's request, Lessee
will promptly execute and deliver a Certificate of Acceptance (prepared by
Lessor), confirming such Project Completion Date. Lessor may complete
information, on Lessee's behalf, on the Certificate of Acceptance if it is
returned incomplete by Lessee. Lessor will not be required to advance funds on
any Item of Equipment not installed, tested and ready for use by Lessee on or
before December 14, 1999 (the "Funding Cut-Off Date"). If all of the Equipment
to be included in the above-referenced Lease is not certified in writing to
Lessor to be installed, tested and ready for use by Lessee and a certificate of
acceptance on or before the Funding Cut-Off Date, or if in the sole opinion of
Lessor there has been a deterioration in the credit worthiness of Lessee, Lessor
may, at its sole option, pursue one of the following alternatives: (a) Lessor
may commence the Lease (using the Funding Cut-Off Date or the date Lessor
determines that there is a deterioration in the credit worthiness of Lessee, as
the Acceptance Date) based on the portion of the Equipment which has been
certified by Lessee to be installed, tested and ready for use and paid for by
Lessor, and demand that Lessee pay to Lessor an amount equal to that which
Lessor has paid to vendor(s) on behalf of Lessee for Items of Equipment not yet
installed, tested and ready for use, plus all Daily Supplemental Rent, fees,
taxes, late fees, and other charges which are due and owing; (b) Lessor may, at
its sole and absolute discretion, extend the allowed Project Funding Period and
establish a new Funding Cut-Off Date; or (c) Lessor may demand that Lessee pay
to Lessor a total amount equal to that which Lessor has paid to
supplier/manufacturer(s) on behalf of Lessee, plus all Daily Supplemental Rent,
taxes, late fees, and other charges which are due and owing under the terms of
the above-referenced Lease. Should such a demand be made by Lessor, Lessee
hereby unconditionally agrees to reimburse said funds to Lessor in full within
ten business days of said demand, and Lessor upon receipt of such payment in
full, shall release Lessee from further payment obligations under the Lease
Lessee shall provide Lessor with updated financial information as periodically
requested by Lessor. Irrespective of this Letter Agreement, all other terms and
conditions including, without limitation, all payment obligations by Lessee
under the Lease shall remain absolute and unconditional without regard in any
manner whatsoever to the Daily Supplemental Rent obligations and/or Project
Funding Period set forth herein. The Daily Supplemental Rent under this Letter
Agreement does not apply to, or offset rentals due after the Project Completion
Date. The certification in writing to Lessor that all Items of Equipment have
been deemed delivered, accepted by Lessee and subject to the terms and
conditions of the Lease, is not a pre-condition to Lessee's performance of any
of its obligations under the Lease, including all rental and other payment
obligations.

The Lease is hereby duly amended to incorporate the foregoing revisions. Please
acknowledge your acceptance of the same by your authorized signature below and
return the original of this Letter Agreement to Lessor within five days of the
date hereof, retaining the enclosed copy for your records.

<TABLE>
<CAPTION>
"LESSOR"                                                                       "LESSEE"
IMPERIAL BANK, EQUIPMENT LEASING DIVISION                                      MULTILINK TECHNOLOGY CORPORATION
<S>                                                                            <C>
By:__________________________________                                          By:  /s/ Richard N Nottenburg
                                                                                   --------------------------------------------

Print Name: _________________________                                          Print Name: Richard N Nottenburg
                                                                                           ------------------------------------

Title:_______________________________                                          Title: President
                                                                                      -----------------------------------------

                                                                               Federal I.D. Number: 95-4522566
                                                                                                    ___________________________
</TABLE>

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