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                                                                   Exhibit 10.25

                                                 GA Property No. 17355 (IP: 703)

                        STANDARD FORM OF INDUSTRIAL LEASE
                         (NET) (SINGLE TENANT FACILITY)

         THIS LEASE, made this 15th day of June, 1999, by and between GENERAL
AMERICAN LIFE INSURANCE COMPANY, a Missouri corporation, whose address is 700
Market Street, St. Louis, Missouri 63101, (the "Landlord") and MEGA Systems and
Chemicals, Inc., whose address is 450 North McKemy Avenue, Chandler, AZ (the
"Tenant").

ARTICLE I. DEFINITIONS.

1.1 Base Rent: $17,858.00 per month, subject to rent escalations or
modifications set out in a Rider attached hereto and incorporated herein by this
reference.

1.2 Base Year: The calendar year in which this Lease commences.

1.3 Premises: The Premises as outlined on Exhibit A attached hereto and located
at (Street Address:) Tempe Business Center, Building 4, 1315 West Drivers Way,
(City:) Tempe (State:) Arizona. The Premises shall include all parking areas,
truck loading areas, driveways, landscaped areas and appurtenances associated
therewith or with the Building. The Premises currently contains 23,653 square
feet of space.

1.4 Building/s and Center: The Building in which the Premises is located, such
Building containing approximately 23,653 square feet of space on the ground
floor. The Center is all the land, improvements and appurtenances depicted on
Exhibit A attached hereto, in which the Building, Premises and Common Area are
located and commonly referred to as: (Name of Center:) Tempe Business Center.

1.5 Common Area: The term "Common Area" means all the areas of the Center
designed for the common use and benefit of the Landlord and all of the tenants,
their employees, agents, customers and invitees. The Common Area includes, but
not by way of limitation, parking lots, truck courts, lobbies, atriums,
landscaped and vacant areas, driveways, walks and curbs with facilities
appurtenant to each as such areas may exist from time to time.

1.6 Lease Term: Tenant agrees to diligently pursue the completion of its tenant
improvements. The Lease Term shall commence the earlier of August 1, 1999 or the
date on which the City of Tempe issues a certificate of occupancy pertaining to
the Premises. The Lease Term shall run for 10 years, expiring on the last day of
said tenth year.

1.7 Rent: All sums, moneys or payments required to be paid by Tenant to Landlord
pursuant to this Lease, including Base Rent and Additional Rent.

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1.8 Additional Rent: All sums, moneys or payments required to be paid by Tenant
to Landlord pursuant to this Lease other than Base Rent.

1.9 Tenant's Proportionate Share: The percentage figure determined by dividing
the number of square feet in the Premises by the total number of square feet in
all of the Buildings in the Center (this paragraph is applicable when the Center
contains more than one Building) owned by Landlord, as determined by Landlord in
its reasonable judgment.

ARTICLE II. THE DEMISED PREMISES.

2.1 Lease of the Premises. In consideration of the Rents, covenants and
conditions hereinafter provided to be paid, kept, performed and observed,
Landlord leases to Tenant and Tenant hereby rents from Landlord the Premises,
upon all the terms and conditions set forth in this Lease.

2.2 Use of Common Area, Landlord grants Tenant the nonexclusive revocable use of
the Common Area by Tenant, Tenant's employees, agents, customers and invitees,
under all the terms and conditions hereof, which use shall be subject at all
times to such reasonable, uniform and non-discriminatory rules and regulations
as may from time to time be established by Landlord.

2.3 Quiet Enjoyment. Landlord covenants that Tenant, on paying the Rent herein
provided and on keeping and performing the covenants, agreements and conditions
herein required of Tenant, shall peaceably and quietly hold and enjoy the
Premises for the Lease Term, subject, however, to the terms and conditions of
this Lease.

ARTICLE III. TERM OF THE LEASE.

3.1 Term. Tenant shall have and hold the Premises for and during the Lease Term
subject to the payment of the Rent and the full and timely performance by Tenant
of all the covenants and conditions set forth in this Lease.

3.2 Tender of Possession. Landlord shall use its best efforts to tender
possession of the Premises to Tenant at the commencement of the Lease Term or at
such earlier time as is necessary for Tenant to commence construction of the
Tenant Improvements in accordance with Rider Five attached hereto. Landlord
shall not be subject to any liability for any failure to tender possession of
the Premises to Tenant, provided that such failure occurred as a consequence of
any circumstance or cause beyond Landlord's reasonable control, including, but
not limited to, any Act of God or the failure of a prior tenant to vacate all or
any portion of the Premises.

3.3 Holding Over. In the event of a holding over by Tenant or any of its
successors in interest after expiration or termination of this Lease without the
consent in writing of Landlord, Tenant shall be deemed a tenant at sufferance
and shall pay as liquidated damages, one and one-half times (150%) Rent for the
entire holdover period and all attorney's fees and expenses incurred by Landlord
in enforcing its rights hereunder. Any holding over with the consent of Landlord
shall

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constitute Tenant becoming a month-to-month tenant upon and subject to all the
terms, covenants and conditions of this Lease.

ARTICLE IV. RENT.

4.1 Base Rent. Tenant covenants to pay without notice, deduction, set-off or
abatement to Landlord the Base Rent in lawful money of the United States in
equal consecutive monthly installments in advance on the first day of each month
during the Lease Term. Base Rent for any partial month shall be prorated on a
per diem basis. Base Rent shall be payable to Landlord at Landlord's Address or
such other place as Landlord may designate from time to time in writing. Tenant
shall pay the first full month's Base Rent upon execution of this Lease.

4.2 Additional Rent. For the calendar year 1999, Tenant shall pay $1,655.71 per
month to Landlord as Additional Rent. Additional Rent shall be due and payable
during each month of abated Base Rent, if any. Tenant covenants to pay without
notice, deduction, set-off or abatement to Landlord the Additional Rent in
lawful money of the United States in equal consecutive monthly installments in
advance on the first day of each month during the Lease Term. Additional Rent
for any partial month shall be prorated on a per diem basis. Additional Rent
shall be payable to Landlord at Landlord's Address or such other place as
Landlord may designate in writing. In order to provide for current payments of
Additional Rent, Tenant agrees to pay an amount of Additional Rent reasonably
estimated by Landlord from time to time commencing on the first day of the month
following the month in which Landlord notifies Tenant of the amount of such
Additional Rent. If, as finally determined, at the close of books for the
calendar year and within sixty (60) days after the end of said calendar year,
the amount of Additional Rent owing by Tenant shall be greater than or less than
the aggregate of all installments so paid to Landlord for each calendar year,
Tenant shall pay to Landlord the amount of such underpayment, or Landlord shall
credit Tenant for the amount of such overpayment, as the case may be. It is the
intention hereunder to estimate the amount of Additional Rent for each calendar
year and then to adjust such estimate in the following year based on the actual
amount of Additional Rent owing. The obligation of Tenant with respect to the
payment of Additional Rent shall survive the termination of this Lease with
regard to Additional Rent attributable to any full and/or partial year
immediately preceding the termination of this Lease for which the amount of any
underpayment has not yet been calculated pursuant hereto. Any payment, refund or
credit made pursuant to this paragraph shall be made without prejudice to any
right of Tenant to dispute the amount of Additional Rent owing, or the right of
Landlord to correct any items as billed pursuant to the provisions hereof.
Within 30 days of the date Landlord notifies Tenant of the amount of Additional
Rent owing, Tenant or its authorized agent at Tenant sole cost and expense shall
have the right to inspect the books of Landlord during the business hours of
Landlord at such location that Landlord may specify, for the purpose of
verifying such amount. Unless Tenant asserts specific errors within such 30
days, such notification by Landlord shall be deemed to be correct. No decrease
in Additional Rent shall reduce Tenant's liability hereunder below the amount of
Base Rent payable hereunder.

     4.2(a) Utilities and Services. Except to the extent of Landlord's sole
     negligence in connection with an interruption of utility services which is
     not cured for three (3) business days after Landlord's receipt of written
     notice, Landlord shall not be liable

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     for any interruption or failure whatsoever in utility services. Tenant
     shall contract in its own name and pay all charges for electricity, gas,
     fuel, telephone, water, sewer and any other services or utilities used in,
     servicing or assessed against the Premises, unless otherwise herein
     expressly provided. Additionally, containerized rubbish collection bins
     will be provided to the Building, and Tenant agrees to pay to Landlord as
     Additional Rent, the service cost of such bins. Landlord may, however,
     require Tenant to contract for his own rubbish collection.

     4.2(b) Insurance. Tenant shall pay to Landlord as Additional Rent Tenant's
     Share (or, Tenant's Proportionate Share in the event there is more than one
     Building in the Center and the cost is not billed separately for the
     Premises) of the cost of the premiums for the all risk, fire and extended
     coverage insurance that Landlord maintains for the Center or Building.

     4.2(c) Real Estate Taxes. Tenant shall pay to Landlord as Additional Rent
     Tenant's Share (or, Tenant's Proportionate Share in the event there is more
     than one Building in the Center and the items are not billed separately for
     the Premises) of all real estate taxes, assessments, occupational taxes or
     excise taxes levied on rentals derived from operation of the property, and
     any other government or private subdivision levies or charges, whether
     general or special, ordinary or extraordinary, which are assessed or
     imposed upon all or part of the Center, together with any of the expenses
     of protesting, negotiating or contesting the amount or validity of any such
     taxes, charges or assessments. Although no tax contest shall excuse Tenant
     from its obligation to pay its share of taxes as and when required by this
     Lease, Tenant shall have the right to challenge such assessments through
     legal means at its own expense provided Tenant posts a security bond
     acceptable to Landlord and holds Landlord and the Premises harmless from
     the consequences of Tenant's participation in such contest. In the event
     Landlord, or any tenant of the Center, including Tenant, obtains a refund,
     such refund shall first be applied to the costs and fees incurred in
     obtaining such refund and then shall be distributed pro rata to the parties
     paying such taxes.

          If the Lease Term shall end during a tax year ("tax year" shall mean
     the annual period for which Real Estate Taxes are assessed and levied) of
     which only part is included in the Lease Term, the amount of such
     Additional Rent shall be prorated on a per diem basis and shall be paid on
     or before the last day of the Lease Term. If the Lease Term ends in any tax
     year before the amount to be payable by Tenant has been determined under
     the provisions of this Section, an amount payable for the portion of the
     Lease Term during the tax year shall be reasonably estimated by Landlord
     and the estimated amount shall be promptly paid by Tenant. As soon as the
     amount properly payable by Tenant for the partial period has finally been
     determined, the amount shall be adjusted between Landlord and Tenant.
     Tenant shall be liable for all taxes levied against personal property and
     trade fixtures placed by Tenant in the Premises.

     4.2(d) HVAC Maintenance. Tenant shall pay all expenses incurred to repair
     the heating, ventilating and air conditioning equipment servicing the
     Premises.

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     Further, within thirty (30) days from the Commencement Date of the Lease,
     Tenant shall provide Landlord with evidence of a fully executed HVAC
     maintenance contract. The HVAC maintenance contract shall be performed by a
     mechanical contractor, licensed in the state of Arizona, and shall provide
     for no less than quarterly (4x per year) preventative maintenance services.

     Should Tenant fail to provide the HVAC maintenance contract as specified
     above, Landlord may enter into an HVAC maintenance service contract on
     Tenant's behalf and bill such expenses back to Tenant as Additional Rent.

     4.2(e) Common Area Expenses. Tenant will pay to Landlord as Additional Rent
     Tenant's Share (or, Tenant's Proportionate Share in the event there is more
     than one Building in the Center and the expenses are not billed separately
     for the Premises) of the Common Area Operating Cost.

          "Common Area Operating Cost" means the Landlord's total cost and
     expense incurred in owning, operating, maintaining and repairing the Common
     Area, including but not limited to: costs for all electricity, gas, water,
     sewer or fuel used in connection with the operation, maintenance and repair
     of the Common Area; lighting costs; labor costs, including Landlord's share
     of workmen's compensation and disability insurance, payroll taxes and
     fringe benefits; managerial, administrative and telephone expenses, related
     to the Common Area; snow removal, salting and landscaping of Common Area;
     property management fees not to exceed five percent (5%) of gross income of
     Center; and all other expenses of maintenance and repair of the Common
     Area. To the extent that Landlord elects to provide services which are not
     separately metered or directly billed to Tenant, such as water, sewer and
     trash hauling, the costs of such services shall be included in Common Area
     Operating Cost. Common Area Operating Cost shall not, however, include
     interest on debt, capital retirement of debt, depreciation, costs properly
     chargeable to the capital account, except for capital expenditures which
     reduce other operating expenses or such capital expenditures that are
     required by changes in any governmental law or regulation in which case
     such expenditures, plus interest on the unamortized principal investment at
     ten (10%) percent per annum, shall be amortized over the life of the
     improvements, and such costs shall be directly chargeable by the Landlord
     to Tenant in the Tenant's Share (or, Tenant's Proportionate Share in the
     event there is more than one Building in the Center and the costs are not
     billed separately for the Premises).

     4.2(f) Rent or Sales Taxes. Tenant shall pay to Landlord as Additional Rent
     any Sales or Rent Taxes, however named or designated, levied on any form of
     Rent or Additional Rent.

     4.3 Late Payment. Tenant's failure to make any rental payment or other
payment required of Tenant hereunder within five (5) days of the due date
therefor shall automatically result in the imposition of a service charge in the
amount of three percent (3%) of such payment, without notice.

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ARTICLE V. LANDLORD'S RIGHTS AND OBLIGATIONS.

5.1 Maintenance by Landlord. During the Lease Term, Landlord shall operate and
maintain the Common Area and shall keep and maintain the roof, exterior walls
(excluding doors, glass or plate glass), gutters and downspouts of the
Building/s in good condition and repair, but shall be under no obligation and
shall not be liable for any failure to make such repairs until and unless Tenant
notifies Landlord in writing of the necessity therefor, in which event Landlord
shall have a reasonable time thereafter to make such repairs. Landlord reserves
the right to the exclusive use of the roof and exterior walls of the Building/s
which Landlord is so obligated to maintain and repair. Landlord further reserves
the right to place, install, maintain, carry through, repair and replace such
utility lines, air ducts, pipes, wires, appliances, tunneling and the like in,
over, through and upon the Premises as may be reasonably necessary or advisable
for the servicing of the Premises or any other portions of the Center. If any
portion of the Center which Landlord is obligated to maintain or repair is
damaged by the negligence of Tenant, its agents, employees or invitees, then
repairs necessitated by such damage shall be paid for by Tenant. If the
maintenance or repair is not made necessary by the negligence of Tenant, its
agents, employees or invitees, then Tenant shall pay to Landlord, as Additional
Rent, Landlord's cost and expense incurred for such repair and maintenance, less
a proportionate share of any recovery by Landlord for such costs and expenses
incurred.

5.2 Mortgage and Transfer: Estoppel Certificates. Landlord shall have the right
to transfer, mortgage, pledge or otherwise encumber, assign and convey, in whole
or in part, the Center, the Building/s or the Premises, this Lease, and all or
any part of the rights now or thereafter existing therein and all Rents and
amounts payable to Landlord under the provisions hereof. In the event of any
such transfer or transfers, upon Transferee's agreement to attorn to this Lease,
Landlord herein named (and in the case of any subsequent transfer, the then
transferor) shall be automatically freed and relieved from and after the date of
such transfer of all personal liability as respects the performance of any
covenants or agreements on the part of Landlord contained in this Lease
thereafter to be performed. The rights of the Tenant under this Lease shall be
subject and subordinate to all instruments executed and to be executed in
connection with the exercise of any such rights, including, but not limited to,
the lien of any mortgage, deed of trust, or security agreement now or hereafter
placed upon Landlord's interest in the Premises. This paragraph shall be
self-operative. However, Tenant covenants and agrees to execute and deliver upon
demand such further instruments subordinating this Lease to the lien, of any
such mortgage, deed of trust or security agreement as shall be requested by
Landlord and/or mortgagee or proposed mortgagee or holder of any security
agreement and hereby irrevocably appoints Landlord as its agent and
attorney-in-fact to execute and deliver any such instrument for and in the name
of Tenant. Tenant shall, within ten (10) days after written request of Landlord,
execute, acknowledge, and deliver to Landlord or to any person designated by
Landlord, any estoppel certificates requested by Landlord from time to time,
which estoppel certificates shall show whether the lease is in full force and
effect and whether any changes may have been made to the original lease; whether
the term of the lease has commenced and full rental is accruing; whether there
are any defaults by Landlord and, if so, the nature of such defaults; whether
possession has been assumed and all improvements to be provided by Landlord have
been completed; and

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whether rent has been paid more than thirty (30) days in advance and that there
are no liens, charges, or offsets against rentals due or to become due and that
the address shown on such estoppel certificate is accurate.

5.3 Landlord's Inability to Perform. If, by reason of any cause beyond the
reasonable control of Landlord including "Acts of God," Landlord shall be unable
to perform or shall be delayed in the performance of any covenant or to supply
any service, such nonperformance or delay in performance shall not render
Landlord liable in any respect for damages to either person or property,
constitute a total or partial eviction, constructive or otherwise, work an
abatement of rent or relieve Tenant from the fulfillment of any covenant or
agreement contained in this Lease. Should any circumstances described herein
prevent or delay Tenant's ability to supply any service, except payment of Base
Rent and/or Additional Rent, such non-performance or delay in performance shall
not render Tenant liable for damages to Landlord.

5.4 Rights of Landlord. Landlord may enter upon the Premises for the purpose of
exercising any or all of the rights hereby reserved without being deemed guilty
of an eviction or disturbance of Tenant's use or possession and without being
liable in any manner to Tenant. The reservation of these rights by Landlord
shall not render Landlord liable for not performing any of the matters specified
herein.

     5.4(a) Name of Center/Building. To change the name of the Building/s or the
     Center without notice or liability of the Landlord to Tenant;

     5.4(b) Redecorate. During the last ninety (90) days of the Lease Term or
     any renewal or extension thereof, if during or prior to that time Tenant
     has vacated the Premises, to decorate, remodel, repair, alter or otherwise
     prepare the Premises for reoccupancy;

     5.4(c) Re-Lease. To exhibit the Premises to others and to display "For
     Lease" signs on the Premises during the last one hundred eighty (180) days
     of the Lease Term or any renewal or extension thereof;

     5.4(d) Vehicles. To remove abandoned or unlicensed vehicles and vehicles
     that are unreasonably interfering with the use of the parking lot by
     others, and to charge the responsible tenant for such removal expense;

     5.4(e) Preservation of Center. To take any and all measures, including
     making inspection, repairs, alterations, additions and improvements to the
     Premises, the Building/s or to the Center, adding and/or excluding
     additional areas to or from the Center, constructing additional buildings
     and other improvements in the Center, removing or relocating the whole or
     any part of any Building or other improvements in the Center, or relocating
     any other tenant in the Center, as may be necessary or desirable for the
     safety, protection or preservation of the Premises or the Center or the
     Landlord's interests, or as may be necessary or desirable in the operation
     of the Premises or the Center. It is further understood that the existing
     layout of the buildings, walks, roadways, parking areas, entrances, exits,
     and other improvements shall not be deemed to be a warranty, representation
     or agreement on the part of the

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     Landlord that the Center will remain exactly as presently built.
     Notwithstanding anything herein to the contrary, in no event shall Landlord
     make any alterations, changes or additions to the Premises that adversely
     affects the Tenant's use and quiet enjoyment of the Premises.

ARTICLE VI. TENANT'S RIGHTS AND OBLIGATIONS.

6.1 Acceptance of Premises. Landlord will complete the Premises in its shell
condition in accordance with the plans delivered to Tenant on December 16, 1998
and stamped June 6, 1998 by Balmer Architectural Group. Tenant acknowledges that
it will examine the Premises within five (5) days after full execution of this
Lease and shall be deemed to have accepted the Premises in its present
condition, unless Tenant furnishes Landlord written notice specifying any defect
in the construction or condition of the Premises within said five (5) day
period. In the event Tenant notifies Landlord of a defect pursuant hereto,
Landlord shall have the right to elect to cure such defect or terminate this
Lease, in its good faith discretion.

6.2 Alterations and Additions. Tenant shall not make any alterations,
improvements, or additions to the Premises exceeding $5,000.00 without the prior
written consent and approval of plans therefor by Landlord, whose consent shall
not be unreasonably withheld or delayed. Alterations, improvements or additions
made by either of the parties upon the Premises, except moveable furniture and
equipment placed in the Premises at the expense of Tenant, shall be the property
of Landlord and shall remain upon and be surrendered with the Premises as a part
thereof at the termination of this Lease, without molestation, injury or damage
unless Landlord elects to require Tenant to remove such alterations or
improvements from the Premises at the expiration of this Lease. In the event
damage shall be caused by moving said furniture and equipment in or out of the
Premises, said damage shall be repaired at the cost of Tenant.

6.3 Assignment and Subletting. Tenant shall not assign or hypothecate this Lease
to a non-related entity or sublet all or any part of the Premises to a
non-related entity without the prior written consent of Landlord, which consent
shall not be unreasonably withheld. Tenant shall give notice in writing (by
certified mail or by personal delivery) of any intention to assign this Lease or
sublet the Premises to Landlord and, thereupon, Landlord shall, within thirty
(30) days of receipt of such notice, have the right to unilaterally terminate
this Lease or to approve said assignment or subletting by written notice to
Tenant. If the assignment or subletting is approved and rents under the sublease
are greater than the rents provided for herein, then Landlord shall have the
further option either (a) to convert the sublease into a prime Lease and receive
all of the rents, in which case Tenant will be relieved of further liability
hereunder and under the proposed sublease, or (b) to require Tenant to remain
liable under this Lease, in which event Tenant shall be entitled to retain such
excess rents. If the assignment or subletting is approved and rents under the
sublease are less than the rents provided for herein, Tenant shall remain liable
under all the covenants and conditions of this Lease. Landlord may withhold its
consent to any proposed assignee or subtenant which in Landlord's judgment (a)
would conflict with the tenancy, use or business of any other tenant or the
tenant mix of the Center, (b) has a net worth and/or credit history inferior to
that of Tenant, or (c) is currently a tenant or negotiating for space in the
Center. Tenant may assign or sublet the Premises, or any portion thereof,
without Landlord's

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consent, to any related entity which controls, is controlled by or is under
common control with Tenant, provided that said assignee or subtenant assumes, in
full, the obligations of Tenant under this Lease. However, it is understood and
agreed that any such assignment or sublease shall not, in any way, affect, limit
or relieve Tenant's obligation under the terms of this Lease. Tenant or Tenant's
agent shall not display signs for sublease on the Premises.

6.4 Locks. All keys must be returned to Landlord at the expiration or
termination of the Lease.

6.5 Maintenance by Tenant. Tenant shall be responsible for all maintenance and
repair to the Premises of whatsoever kind or nature that is not herein set forth
specifically as the obligation of Landlord. Tenant shall take good care of the
Premises and fixtures, and keep them in good repair free from filth,
overloading, danger of fire or any pest or nuisance, repair any damage or
breakage done by Tenant or Tenant's agents, employees or invitees, including
damage done to the Premises by Tenant's equipment or installations. Tenant shall
be responsible for the repair and replacement of all glass and plate glass on
the Premises. In the event Tenant fails to maintain the Premises as provided for
herein, Landlord shall have the right, but not the obligation, to perform such
maintenance as is required of Tenant in which event Tenant shall reimburse
Landlord for its costs in providing such maintenance or repairs together with a
ten (10%) percent charge for Landlord's overhead and Tenant shall promptly
reimburse Landlord for such amount.

6.6 Mechanic's Liens. Tenant will not permit any mechanic's liens for work
performed at the request of or permitted by Tenant, or other liens, to be placed
upon the Premises, the Building/s or the Center during the Lease Term or any
extension or renewal thereof, and in case of the filing of any such lien, Tenant
will promptly pay same. Tenant agrees to pay all legal fees that might be
incurred by Landlord because of any mechanic's liens being placed upon the
Premises, the Building/s or the Center, as a result of Tenant's actions.

6.7 Redelivery of Premises. No later than the last day of the Lease Term (or any
renewals or extension thereof), Tenant will remove all Tenant's personal
property and repair all injury done by or in connection with installation or
removal of such property under the supervision and approval of Landlord and
surrender the Premises broom clean in as good a condition as they were in at the
beginning of the Lease Term, reasonable wear and tear excepted.

6.8 Signs and Advertisements. Tenant shall not put nor permit to be put upon any
part of the Premises, the Building/s or the Center, at places visible from
anywhere outside of the Premises or from public and common areas within the
Premises, any signs, inscriptions, billboards, notices or advertisements
whatsoever in any location or in any form without first obtaining Landlord's
prior written consent, which shall not be unreasonably withheld, and Tenant
shall be assessed a charge of $50,00 per day per sign, billboard or
advertisement if Tenant fails to obtain the written consent of Landlord prior to
placing any such signs. Landlord shall specify the color, size, style and
material to be used on any permitted signs. All exterior and interior signs must
be installed by Landlord or someone designated by Landlord and the actual cost
thereof shall be paid by Tenant and all such signs are so placed at the risk of
Tenant.

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6.9 Use of Common Areas. Tenant shall not use any part of the Center exterior to
the Premises for outside storage. No trash, crates, pallets, or refuse shall be
permitted anywhere on the Center outside of the Building/s by Tenant except in
enclosed metal containers to be located as directed by Landlord. Tenant shall
not park any trucks or trailers, loaded or empty, except in front of the loading
areas.

6.10 Use of Premises. The Premises hereby leased shall be used by Tenant only
for manufacturing, assembling and marketing of chemical distribution systems and
related activities and for no other purposes other than as may hereafter be
approved by Landlord in writing. Tenant shall, at Tenant's expense, comply
promptly with all applicable statutes, ordinances, rules, regulations, orders
and requirements in effect during the term or any part of the term hereof
regulating the use by Tenant of the Premises, including or relating to
industrial hygiene, environmental protection, or the use, analysis, generation,
manufacture, storage, disposal or transportation of any Hazardous Substances (as
defined in Section 6.11 below). Tenant, its employees and all persons visiting
or doing business with Tenant in the Premises shall be bound by and shall
observe the Rules attached to this Lease, as Exhibit B and made a part hereof.

6.11 Hazardous Substances. Tenant shall not cause or permit any Hazardous
Substances (being hazardous or toxic substances, materials, or wastes as defined
or established from time to time by applicable local, state, or federal
ordinances, statutes, or regulations) to be brought upon, or kept or used in or
about the Premises, the Building/s or the Center by Tenant, its agents,
employees, contractors, or invitees, unless (a) such Hazardous Substances are
necessary for Tenant's business (as such business is a permitted use under
Section 6.10 above), and (b) Tenant first obtains the written consent of
Landlord. Whether or not Landlord has given such consent, if a release of such
Hazardous Substances occurs (whether caused by Tenant or not), Tenant shall
immediately notify Landlord, and as to any such release that has been caused or
permitted by Tenant: (i) Tenant shall immediately and entirely remove such
released Hazardous Substance/s in a manner fully in compliance with all laws
pertaining to the removal and storage or deposit thereof; and (ii) Tenant hereby
agrees to indemnify and hold Landlord harmless as provided in Section 7.3 below,
as a result of (a) Tenant's failure or delay in properly complying with any law,
order, rule, or regulation, or other requirements referred to in Section 6.10
above, or (b) any adverse effect which results from the presence of, discharge
of, or release of any Hazardous Substances in, about or from the Premises, the
Building/s, the Center, or any Common Areas. This indemnification by Tenant of
Landlord shall survive the termination of this Lease. Further, upon reasonable
evidence that a release of a hazardous substance has occurred, Tenant shall,
upon Landlord's demand and at Tenant's sole expense, demonstrate to Landlord
(through such tests, professional inspections, sampling or otherwise as is, in
Landlord's sole judgment, sufficient for the purpose) that Tenant has fully and
completely removed, cleaned up, detoxified or de-contaminated any releases or
discharges of Hazardous Substances in or upon the Premises, Building/s, Center,
or Common Areas.

Landlord warrants that as of the date of execution hereof and to the best of its
knowledge, there are no hazardous substances stored on or within the Premises
and Building, utilized in the construction of the Premises and Building or
existing in the Premises and Building that would constitute a violation of any
applicable law, code or ordinance.

<PAGE>

                                    Page 11

Tenant shall be responsible for causing the Premises to at all times be in
compliance with the terms and regulations of the Americans with Disabilities Act
of 1991 (the "ADA"), including, but not limited to, the design and installation
of any improvements, additions or alterations to the Premises. Furthermore,
Tenant shall operate the Premises at all times and its business thereon in a
manner to comply with the ADA. Landlord reserves the right to hereafter modify,
from time to time, the policies, practices, rules regulations and procedures
applicable to the Premises, to the extent necessary to comply with the ADA.

ARTICLE VII. INSURANCE.

7.1 Liability Insurance. Tenant covenants and agrees to maintain on the Premises
at all times during the Lease Term, or any extension or renewal thereof, a
policy or policies of commercial general liability insurance with not less than
$1,000,000.00 combined single limit for both bodily injury and property damage.

7.2 Fire and Extended Coverage Insurance. Landlord shall, throughout the Lease
Term, or any extension or renewal thereof, maintain fire and extended coverage
(FEC) insurance on the property owned by Landlord located on the Center in such
amounts and with such deductibles as Landlord shall determine. Landlord shall
not in any way or manner insure any property of Tenant or any property that may
be in the Premises not owned by Landlord. Tenant shall comply with all insurance
regulations so that the lowest fire, lightning, explosion, extended coverage and
liability insurance rates may be obtained; and nothing shall be done or kept in
or on the Premises by Tenant which will cause an increase in the premium for any
such insurance on the Premises or on any Building/s of which the Premises are a
part or on any contents located therein, over the rate usually obtained for the
proper use of the Premises permitted by this Lease or which will cause
cancellation of any such insurance.

7.3 Indemnification of Landlord. Tenant shall indemnify and hold Landlord
harmless from and against any and all actions, claims, demands, costs, damages,
expenses of any kind, and against any and all losses (including loss of rentals
payable by Tenant or other tenants) which may be imposed upon, incurred by, or
asserted against Landlord in connection with loss of life, bodily and personal
injury or damage to property arising from any occurrence in, upon or at the
Premises, or any part thereof, or occasioned wholly or in part by any act or
omission of Tenant, or by anyone permitted to be on the Premises by Tenant, or
by reason of Tenant's occupancy of the Premises or Tenant's negligent
performance of or failure to perform any of its obligations under this Lease.
Tenant assumes all risk of and Landlord shall not be liable for injury to person
or damage to property resulting from the conditions of the Premises or from the
bursting or leaking of any and all pipes, utility lines, connections, or air
conditioning or heating equipment in, on or about the Premises, or from water,
rain or snow which may leak into, issue or flow from any part of the Building/s.
In case Landlord shall, without fault on its part, be made a party to any
litigation commenced by or against Tenant, then Tenant shall protect and hold
Landlord harmless and shall pay all costs, expenses and reasonable attorney's
fees incurred or paid by Landlord in connection with such litigation.

<PAGE>

                                    Page 12

7.4 Additional Insured. Any insurance policies of Tenant required or maintained
hereunder shall name Landlord as additional insured.

ARTICLE VIII. EMINENT DOMAIN AND DAMAGE OR DESTRUCTION.

8.1 Eminent Domain. In the event that title to the whole or a substantial part
of the Premises shall be lawfully condemned or taken in any manner for any
public or quasi-public use, this Lease and the term and estate hereby granted
shall forthwith cease and terminate as of the date of vesting of title and
Landlord shall be entitled to receive the entire award, Tenant hereby assigning
to Landlord the Tenant's interest therein, if any. However, nothing herein shall
be deemed to give Landlord any interest in or to require Tenant to assign to
Landlord any award made to Tenant for the taking of personal property or
fixtures belonging to Tenant or for the interruption of or damage to Tenant's
business or for Tenant's moving expenses. A sale to a public or quasi-public
authority under threat of condemnation shall constitute a taking by eminent
domain. In the event that title to a part of the Building/s other than the
Premises shall be so condemned or taken, Landlord may terminate this Lease and
the term and estate hereby granted by notifying Tenant of such termination
within sixty (60) days following the date of vesting of title, and this Lease
and the term and estate hereby granted shall expire on the date specified in the
notice of termination, not less than sixty (60) days after the giving of such
notice, as fully and completely as if such date were the date herein set for the
expiration of the Lease Term, and the Rent hereunder shall be apportioned as of
such date. In the event of any condemnation or taking of any portion of the
parking area of the Center which does not result in a reduction of the parking
area by more than twenty percent (20%), the terms of this Lease shall continue
in full force and effect. If more than twenty percent (20%) of the parking area
is taken, either party shall have the right to terminate this Lease upon giving
written notice to the other party within thirty (30) days of such taking.

8.2 Damage or Destruction. If the Premises, the Building/s or the Center or any
part thereof is damaged by fire or other casualty, cause or condition whatsoever
and Landlord shall determine not to restore said Premises, Building/s or Center,
Landlord may, by written notice to Tenant given within sixty (60) days after
such damage, terminate this Lease, effective as of the date of the damage. If
this Lease is not terminated as above provided and if the Premises are made
partially or wholly untenantable, Landlord, at its expense, shall restore the
same with reasonable promptness to the condition in which Landlord furnished the
Premises to Tenant at the commencement of the Lease Term. Landlord shall be
under no obligation to restore any alteration, improvements or additions to the
Premises made by Tenant or paid for by Tenant, including, but not limited to,
any of the initial tenant finish done or paid for by Tenant or any subsequent
changes, alterations or additions made by Tenant or reimbursed by Tenant.

     If, as a result of fire or other casualty, cause or condition whatsoever
the Premises are made partially or wholly untenantable and, if Landlord has not
given the sixty (60) day notice above provided for and fails within one hundred
twenty (120) days after such damage occurs to eliminate substantial interference
with Tenant's use of said Premises or to substantially restore said Premises,
provided that Landlord has not in good faith commenced to eliminate such
substantial interference with Tenant's use or to substantially restore the
Premises, within said one

<PAGE>

                                    Page 13

hundred twenty day period, Tenant may terminate this Lease after the end of said
one hundred twenty (120) days, effective as of the date such damage occurs, by
notice to Landlord given not later than ten (10) days after expiration of said
one hundred twenty (120) day period. Tenant may not terminate the Lease under
this provision if Landlord has in good faith commenced restoration of the
Premises within said one hundred twenty (120) days, but Landlord is not able to
complete restoration within said one hundred twenty day period due to
circumstances beyond the reasonable control of Landlord and so long as Landlord
continues in good faith to complete such restoration as soon as possible after
the end of said one hundred twenty day period. If the Premises are rendered
totally untenantable but this Lease is not terminated, all Rent shall abate from
the date of the fire or other relevant cause or condition until the Premises are
ready for occupancy and reasonably accessible to Tenant. If a portion of the
Premises is untenantable, Rent shall be prorated on a per diem basis and
apportioned in accordance with the portion of the Premises which is usable by
Tenant until the damaged part is ready for Tenant's occupancy. In all cases, due
allowance shall be made for reasonable delay caused by adjustment of insurance
loss, strikes, labor difficulties or any cause beyond Landlord's reasonable
control. In any event, Tenant shall be responsible for the removal, or
restoration, when applicable, of all its damaged property and debris from the
Premises, upon request by Landlord or else Tenant must reimburse Landlord for
the cost of removal.

ARTICLE IX. DEFAULT AND REMEDIES.

9.1 Events of Default. The occurrence of any one or more of the following events
shall constitute a Default and a material breach of this Lease by Tenant.

          9.1(a) Nonpayment. Failure of Tenant to pay any installment of Rent or
          other sum payable to Landlord hereunder on the date that same is due
          and such failure shall continue for a period of five (5) days; or

          9.1(b) Noncompliance. Failure of Tenant to comply with any term,
          condition or covenant of this Lease, other than the payment of Rent or
          other sum of money, and such failure shall not be cured within fifteen
          (15) days after written notice thereof has been delivered by Landlord
          to Tenant (or, if such default is of such a nature that it cannot be
          cured with due diligence within fifteen (15) days, Tenant shall fail
          or refuse to commence such cure within said fifteen (15) day period
          and thereafter diligently in good faith pursue the same to completion;
          in no event, however, shall the cure period, as extended hereby,
          exceed thirty (30) days); or

          9.1(c) Bankruptcy; Insolvency. The filing by or against Tenant or any
          guarantor of Tenant's obligations hereunder of a petition in
          bankruptcy or for liquidation, or adjudication as a bankrupt or
          insolvent; or the appointment of a receiver or trustee for all or
          substantially all of the assets of Tenant or any such guarantor; or
          insolvency, the making of an assignment for the benefit of creditors,
          or the making of a transfer in fraud of creditors by Tenant or any
          such guarantor; or

<PAGE>

                                    Page 14

          9.1(d) Abandonment. Abandonment by Tenant of any substantial portion
          of the Premises or cessation of use of the Premises for the purpose
          leased.

9.2 Remedies. In the event of the occurrence of any Default, Landlord shall have
the right, without further notice to or demand upon Tenant and without being
liable to Tenant for any damages or to any prosecution therefor, to do any and
all of the following:

          9.2(a) Repossession and Sale. Re-enter and take exclusive possession
          of the Premises with or without force or legal process, refuse to
          allow Tenant to enter the same or have possession thereof, change the
          locks on the doors to the Premises, take possession of any furniture
          or fixtures or other property in or upon the Premises (Tenant hereby
          waiving the benefit of all exemptions by law), sell the same at public
          or private sale without notice and apply the proceeds thereof to the
          costs of sale, payment of damages and payment of all sums owing under
          this Lease; and/or

          9.2(b) Re-leasing. Relet the Premises as agent of Tenant for the
          balance of the term of this Lease or for a shorter or longer term and
          receive the rents therefor, applying them first to the payment of the
          expense of such reletting, and second to the payment of damages
          suffered to the Premises, and third to all sums due and to become due
          under this Lease, Tenant remaining liable for and hereby agreeing to
          pay Landlord any deficiency; and/or

          9.2(c) Cancellation. Cancel and terminate the remaining term of this
          Lease, and re-enter and take possession of the Premises free of this
          Lease. Thereafter this Lease shall be null and void and the Rent in
          such case shall be apportioned and paid on and up to the date of such
          entry. Thereafter both parties shall be released and relieved from and
          of any and all obligations thereafter to accrue hereunder. Tenant
          shall be liable for all loss and damage resulting from such breach or
          default; and/or

          9.2(d) Anticipatory Breach. Treat such default as an anticipatory
          breach of this Lease and, as liquidated damages for such default, be
          entitled to the difference, if any, between the sum which, at the time
          of such termination for anticipatory breach represents the then
          present worth (computed at ten percent (10%) per year) of the excess
          aggregate rents and additional rents payable hereunder that would have
          accrued over the balance of the Lease Term (including renewals) had
          such term not been prematurely terminated, over the aggregate market
          rental value of the Premises over the term (including renewals) that
          the Lease would have run had it not been prematurely terminated;
          and/or

          9.2(e) Attorney's Fees. Recover from Tenant, Landlord's reasonable
          attorney's fees incurred in enforcing its rights hereunder.

<PAGE>

                                    Page 15

9.3 Remedies Cumulative. All rights and remedies expressly provided in this
Lease for Landlord's protection shall be cumulative as to each other and of any
other rights and remedies provided hereunder or by law.

9.4 No Waiver. A waiver by Landlord of a breach or default by Tenant under the
terms and conditions of this Lease shall not be construed to be a waiver of any
subsequent breach or default or of any other or the same term or condition of
this Lease, and the failure of Landlord to assert any breach or to declare a
default by Tenant shall not be construed to constitute a waiver thereof so long
as such breach or default continues unremedied.

ARTICLE X. MISCELLANEOUS.

10.1 Bankruptcy or Assignment to Trustee. Neither this Lease nor any interest
herein nor any estate hereby created shall pass to any trustee or receiver in
bankruptcy or to any other receiver or assignee for the benefit of creditors or
otherwise by operation of law during the term of this Lease or any renewal
thereof.

10.2 Brokers. Except as may be expressly set forth to the contrary in a Rider
attached hereto, each party represents to the other that no person or entity is
entitled to any brokerage commission or finder's fee on account of the
execution, delivery, and consummation of this Lease. Tenant hereby agrees to
indemnify Landlord and to hold Landlord free and harmless of and from any and
all claims, losses, damages, costs and expenses of whatever nature, including
attorneys' fees and costs of litigation arising from or relating to any
brokerage commissions or finder's fees incurred by Tenant in connection with
this Lease.

10.3 Captions. The captions in this Lease are for convenience and reference only
and shall in no way be held to modify, amplify, or limit the terms and
provisions in this Lease.

10.4 Certificates of Occupancy. Tenant may, prior to the commencement of the
Lease Term, apply for a certificate of occupancy to be issued by the
municipality in which the Premises are located, but this Lease shall not be
contingent on issuance thereof.

10.5 Entire Agreement. This Lease including its Exhibits and Riders, if any,
contains the entire agreement between the parties and no modification of this
Lease shall be binding upon the parties unless evidenced by an agreement in
writing signed by Landlord and Tenant after the date hereof.

10.6 Joint and Several Liability of Multiple Tenants. If there is more than one
Tenant named herein, the provisions of this Lease shall be applicable to and
binding upon such Tenants jointly and severally.

10.7 Notices. Except as otherwise herein provided, whenever by the terms of this
Lease notice shall or may be given either to Landlord or to Tenant, such notice
shall be in writing and shall be deemed to have been properly delivered if sent
by certified mail, return receipt requested, postage prepaid, to Landlord at
Landlord's Address and to Tenant at the Premises, or to such

<PAGE>

                                    Page 16

other place as Landlord or Tenant may designate in writing. The date of mailing
shall be deemed the date of delivery.

10.8 Partial Invalidity. If any term, covenant, condition or provision of this
Lease or the application thereof to any person or circumstances shall, to any
extent be invalid or unenforceable, then all other provisions of this Lease, or
the application of such term or provision to persons or circumstances other than
those which are held invalid or unenforceable, shall not be affected thereby,
and each and every other term, condition, covenant and provision of this Lease
shall be valid and be enforced to the fullest extent permitted by law.

10.9 Recording. This Lease shall not be recorded by either party without the
written consent of the other.

10.10 Successors. The agreements, covenants and conditions of this Lease shall
be binding upon and inure to the benefit of the heirs, legal representatives,
successors and assigns of each of the parties hereto.

10.11 Use of the Singular; Gender. The terms "Landlord" and "Tenant," and
pronouns representing the same, wherever used herein shall include the plural as
well as the singular, the feminine as well as the masculine.

10.12 CC&Rs. It is hereby acknowledged that the Center is subject to that
certain Declaration of Covenants, Conditions, Restrictions and Easements for
Autoplex II executed by SunCor Development Company and Plumcor Realty Investors
One, L.L.C. on October 23, 1996 and recorded November 1, 1996 as Instrument No.
96-0776288 in the Official Records of Maricopa County, Arizona ("CC&Rs"), the
rules, Articles of Incorporation and Bylaws of the Autoplex II Owners
Association, and the Development Guidelines adopted pursuant to the CC&Rs. Any
violation of the CC&Rs or other documents listed above shall constitute a
default under this Lease.

10.13 Rider. Riders One through Five consisting of 12 pages in all, are attached
hereto and made a part hereof.

     IN WITNESS WHEREOF, the parties have executed this Lease as of the date
hereinabove stated.

                                 LANDLORD:
                                 GENERAL AMERICAN LIFE INSURANCE COMPANY,
                                 a Missouri Corporation

                                 By: /s/ [ILLEGIBLE]
                                     ------------------------------------
                                     [ILLEGIBLE]
                                     Authorized Representative

<PAGE>

                                    Page 17

                                 TENANT:
                                 MEGA SYSTEMS AND CHEMICALS, INC.

                                 BY: /s/ Daniel Rubin
                                    ------------------------------------
                                 NAME: DANIEL RUBIN
                                 TITLE: [ILLEGIBLE]

<PAGE>

                                   EXHIBIT A

                             TEMPE BUSINESS CENTER

                                  (FLOOR PLAN)

<PAGE>

                                    Page 19

                                    EXHIBIT B
                                     RULES

1.   Telephone Connections. If Tenant desires telegraphic, cable television, or
     telephone connections, Landlord will direct electricians or technicians
     where the wires are to be introduced, and without such direction no boring
     or cutting for wires shall be permitted.

2.   Submission of Plans. Tenant shall submit to Landlord for Landlord's
     approval, a copy of its construction and equipment layout plan prior to
     commencement of construction. In the event that Tenant is unable to obtain
     Landlord's approval for said plans and layout, this Lease shall at Tenant's
     sole option be deemed null and void and any amounts paid by Tenant to
     Landlord pursuant to this Lease shall be reimbursed to Tenant without
     offset.

3.   No Nuisances. Tenant shall not do or permit anything to be done to injure
     or deface the Building/s nor the woodwork or walls of the Premises, nor
     carry on upon the Premises any noisome, noxious, noisy or offensive
     business, nor conduct an auction therein, nor interfere in any way with
     other tenants or those having business with them, nor shall Tenant do or
     permit anything to be done in the Premises which will be dangerous to life,
     or limb, or which will tend to create a nuisance or injure the reputation
     of the Building/s. Tenant shall not use burning fluid, camphene, alcohol,
     kerosene, or anything else in order to light or heat the Premises except
     steam, gas or electricity. Tenant shall not bring into the Premises or keep
     therein any heating or lighting apparatus other than that provided by
     Landlord; or install any air conditioning or air cooling apparatus without
     the written consent of Landlord; or in any way injure, modify, or tamper
     with any of such apparatus in any manner or in violation of the regulations
     of the Fire Department, or with any insurance policy upon said Building/s
     or any part thereof. Tenant shall not do or permit to be done in the
     Premises any activity in conflict with any of the laws, rules or
     regulations of any governmental agency or municipality having jurisdiction,
     or use the Premises for an illegal or immoral purpose. No beer, wine or
     intoxicating liquor shall be sold on or about the Premises without the
     written consent of Landlord in each instance.

4.   Passageways. The sidewalk, passages, lobbies, corridors, elevators and
     stairways shall not be obstructed by Tenant; or used except for ingress and
     egress from and to the Premises. The doors, skylights, windows and transoms
     that reflect or admit light into passageways or into any place in said
     Building/s, shall not be covered or obstructed by Tenant.

5.   Water Closets. The water closets and other apparatus shall not be used for
     any purpose other than those for which they were constructed, and no
     sweepings, rubbish, rags or other substances shall be thrown therein. Any
     damage resulting to such apparatus from misuse shall be borne by the tenant
     who shall cause it.

6.   No Lodging. No room or rooms on or about the Premises shall be occupied or
     used as sleeping or lodging apartments.

<PAGE>

                                    Page 20

7.   Lock all Doors. Tenant shall, when leaving the Premises at close of
     business, or unoccupied at any time, lock all doors and windows and for any
     default or carelessness in this respect shall make good all injuries
     sustained by other tenants and by Landlord or by either of them, for
     damages resulting from such default or carelessness.

8.   No Animals. No animal or bird shall be allowed in any part of the Premises
     or Building/s without the consent of Landlord.

9.   No Accumulation of Rubbish. Tenant shall not accumulate or store on or
     about the Premises any waste paper, discarded records, paper files,
     sweepings, rags, rubbish or other combustible matter other than the normal
     accumulation needed to conduct the Permitted Use of the Premises. Nothing
     shall be thrown by Tenant, its employees or guests, out of the windows or
     doors or down the passages or skylights or over balcony rails of the
     Building/s or in the parking areas.

10.  Exclusion of Peace Disturbers. Landlord reserves the right to exclude from
     the Premises or Building/s all drunken persons, idlers, diseased persons,
     peddlers, solicitors, persons of a general character or conduct so as to
     create a disturbance, and persons entering in crowds or in such unusual
     numbers as to cause inconvenience to tenants of the Building/s.

11.  Changes to Rules. Landlord reserves the right to change these rules and to
     make such other and further reasonable rules and regulations either as it
     affects one or all tenants as in its judgment may from time to time be
     needed for the safety, care and cleanliness of the Center, for the
     preservation of good order therein or for any other cause so long as such
     change does not adversely affect Tenant's use and quiet enjoyment of the
     Premises. When such changes are made, such modified or new rules shall be
     deemed a part hereof with the same effect as if written herein, when a copy
     shall have been delivered to Tenant or left with some person in charge of
     the Premises.

12.  No Live Christmas Trees. No live or fresh cut Christmas Trees are permitted
     on or about the Premises.

<PAGE>

                                    Page 21

                                    RIDER ONE

                       MONTHLY RENTAL RATE FOR BUILDING 4

<TABLE>
<S>                              <C>
Months 1 through 60              $17,858.00/mo. ($.755/sq. ft. NNN)
Months 61 through 120            $19,632.00/mo. ($.83/sq. ft. NNN)
</TABLE>

                                    INITIALS:

                                    LANDLORD: /s/ [ILLEGIBLE]
                                             --------------------
                                    TENANT:  [ILLEGIBLE]

<PAGE>

                                    Page 22

                                    RIDER TWO

                                 RENEWAL OPTION

     Tenant shall have the right and option to renew this Lease for two (2)
additional terms of five (5) years each in accordance with the terms and
conditions below:

(a)  Tenant shall deliver to Landlord written notice of the exercise of Tenant's
     option to renew the Lease for an additional five (5) year term ("EXTENSION
     NOTICE") no later than twelve (12) months prior to the end of the initial
     Lease Term or applicable renewal period. In the event Tenant does not renew
     the Lease for the first renewal period, Tenant shall not be entitled to the
     second renewal period.

(b)  Tenant, at the time of the delivery of the Extension Notice, shall not be
     in default under the Lease.

(c)  The Base Rent during the extended Term shall be equal to the lesser of: (i)
     the Fair Market Rent for buildings on the market available for lease in
     Tempe, Arizona that are similar to the Premises and that have building
     features including, but not limited to, similar age, quality of
     construction, similar office improvements, similar parking ratios, building
     clear height and loading features (the "FAIR MARKET RENT") and (ii) the
     following:

<TABLE>
<S>                              <C>
Months 121 through 180           $20,815.00/mo ($.88/sq. ft. NNN)
Months 181 through 240           $22,470.00/mo ($.95/sq. ft. NNN)
</TABLE>

     Following receipt by Landlord of the Extension Notice, Landlord and Tenant
     shall have thirty (30) days to agree upon the Fair Market Rent to be
     charged Tenant during the extended Term, if applicable, with such Fair
     Market Rent to be unchanged during each year of the five (5) year extended
     Term.

(d)  In the event that the Landlord and Tenant are unable mutually to agree on
     the Fair Market Rent within thirty (30) days after Landlord's receipt of
     tenant's written exercise of its option to renew the Lease, then Landlord
     and Tenant shall each appoint an M.A.I. qualified appraiser at each party's
     expense. Within thirty (30) days each appraiser shall render a separate
     report on their respective opinion of Fair Market Rent at the time of each
     renewal option. To the extent that the two appraisers' rental rates are
     within five percent (5%) of each other's rent, then the average of the two
     appraiser's rents shall apply. If the two appraisers' opinions of the Fair
     Market Rent are not within five percent (5%) of each other's rent then a
     third M.A.I. appraiser shall be appointed by the two appraisers to
     arbitrate and reach the final determination of the Fair Market Rent at the
     time of the renewal option(s).

<PAGE>

                                    Page 23

(e)  Upon determination of the applicable rent for the renewal period, in
     accordance with the terms of this Rider, Landlord and Tenant shall execute
     an agreement (the "EXTENSION AGREEMENT") which sets forth the new term and
     the new rental rate, but which otherwise incorporates all the terms and
     conditions of this Lease.

(f)  The Renewal Option set forth in this Rider is personal to Tenant and may
     not be exercised or assigned voluntarily or involuntarily by or to anyone
     other than Tenant, other than Tenant's successor-in-interest with respect
     to the Leased Premises, without Landlord's prior written consent in its
     sole discretion.

                                    INITIALS:

                                    LANDLORD: /s/ [ILLEGIBLE]
                                             --------------------
                                    TENANT:  [ILLEGIBLE]

<PAGE>

                                    Page 24

                                  RIDER THREE

                     PURCHASE RIGHT OF FIRST REFUSAL/OPTION

For and in consideration of the rentals and other agreements of this Lease and
Rider, Landlord hereby grants to Tenant the right of first refusal ("Right") and
option ("Option") to purchase the Premises (Building 4) upon the following terms
and conditions.

     (a)  Option Period. The Option shall run during the first six (6) months of
          the Lease Term.

     (b)  Exercise of Option. Provided Tenant is not in default under the Lease
          and further provided that, at the same time as Tenant's exercise of
          the Option hereunder, Tenant exercises its option to purchase Building
          5 of the Center under the Standard Form of Industrial Lease between
          Landlord and Tenant of even date herewith relating to the leasing of
          Building 5 to Tenant, the Option may be exercised at any time prior to
          the expiration of the Option Period by written notice to Landlord as
          provided in Lease paragraph 10.7.

     (c)  Option Purchase Price. Upon Tenant's exercise of the Option, the
          purchase price for the Premises shall be $2,270,688.00 ($96.00/sq.
          ft.) payable by Tenant to Landlord in certified funds at closing.

     (d)  Right of First Refusal Period. The Right shall run during the first
          twelve (12) months of the Lease Term;

     (e)  Right of First Refusal. At any time during the first twelve (12)
          months of the Lease Term, if Landlord receives any offer that it
          intends to accept for the purchase of the Premises, Landlord shall
          notify and advise Tenant of such offer and intended acceptance and all
          of the terms and provisions thereof. Tenant shall have ten (10)
          calendar days thereafter in which to advise Landlord in writing that
          it agrees to purchase the Premises: (i) on all of such same terms,
          including, without limitation, the purchase price, set forth in the
          bona fide offer; or (ii) at the Option purchase price set forth in
          subpart (c) above. If Landlord does not receive notice of Tenant's
          exercise of its Right within said ten (10) day period, Tenant shall be
          deemed to have waived its Right with respect thereto, and Landlord may
          sell the Premises to anyone else at a price and on terms and
          conditions no more favorable than those set forth in the written
          notice to Tenant.

     (f)  Title Commitment and Survey. (The following terms and conditions shall
          apply to a closing hereunder except to the extent superseded by the
          terms of a bona fide offer being matched pursuant to (e)(i) above.)

          (i)     Promptly upon Landlord's receipt of the notice required in
                  Section (b) or (e) above, Landlord shall obtain and deliver or
                  cause to be delivered to

<PAGE>

                                    Page 25

                  Tenant a survey of the Premises and a commitment for an
                  owner's policy of title insurance to be issued to Tenant upon
                  closing in the amount of the applicable purchase price. Such
                  commitment and policy shall show good and merchantable title
                  in Landlord, subject only to taxes and special assessments for
                  the current and subsequent years, restrictions, conditions,
                  and covenants of record, rights of parties in possession, and
                  easements, rights-of-way, and mineral reservations, if any, of
                  record.

          (ii)    Tenant shall, within ten (10) days after receiving the
                  commitment for said owner's title insurance policy, deliver to
                  Landlord written specifications of any objections to the
                  title. Should any material defect be found in said title and
                  be not removed within thirty (30) days of such notice thereof,
                  the contract formed pursuant hereto shall become absolutely
                  null and void.

     (g)  Closing. (The following terms and conditions shall apply to a closing
          hereunder except to the extent superseded by the terms of a bona fide
          offer being matched pursuant to (e)(i) above.)

          (i)     Settlement shall be made and Deed delivered at the offices of
                  the title company issuing the title policy provided for
                  hereunder or at a duly appointed agent thereof on or before
                  sixty (60) days from Landlord's receipt of the notice required
                  in Section (b) or (e) above, as applicable, or at such other
                  time or place as may be mutually agreed upon.

          (ii)    The deed to Tenant shall be a Special Warranty Deed conveying
                  the Premises by way of the proper legal description thereof,
                  subject to the above exceptions.

          (iii)   At closing, there shall be appropriately pro-rated and
                  adjusted between Landlord and Tenant ad valorem taxes and
                  special assessments for the current year as of the date of
                  closing, Landlord being charged and credited for all of same
                  up to such date and Tenant being charged and credited for all
                  of same on and after such date. Tenant shall be responsible
                  for purchasing separately its own policy of hazard insurance
                  upon the Premises.

          (iv)    Landlord shall be responsible for the cost of the owner's
                  title policy to Tenant and the commitment therefor; one-half
                  of any escrow service fee charged for closing; state revenue
                  stamps, if any, required upon the Special Warranty Deed to be
                  delivered hereunder; recording fees; Landlord's own attorney's
                  fees; proratable items chargeable to Landlord; and any other
                  incidental expenses customarily borne by sellers of real
                  estate in Tempe, Arizona not otherwise specifically provided
                  for herein. Tenant shall be responsible for the cost of
                  one-half of any escrow service fee charged for closing;
                  Tenant's own attorney's fees; proratable items chargeable to
                  Tenant at closing; and any other incidental expenses

<PAGE>

                                    Page 26

                  customarily borne by purchasers of real estate in Tempe,
                  Arizona not otherwise specifically provided for herein.

     (h)  Commissions. Upon and only upon the completion of the closing of this
          sale transaction, Landlord shall pay to CB Commercial Real Estate
          Group, Inc. a real estate sales brokerage commission in accordance
          with its agreement with said broker. Otherwise, Landlord and Tenant
          each represent to one another that neither has knowledge of any
          involvement of any broker in connection with this purchase and sale.

     (i)  Condition of Premises. Tenant acknowledges that in the event it
          exercises the Right or Option, it will purchase the Premises in its
          condition at the time of exercise, "as is", and without representation
          or warranty from Landlord with respect to the condition of the
          Premises including, but not limited to, the condition of the soil,
          presence of hazardous materials or contaminants, and other physical
          characteristics. Tenant shall rely solely upon its own independent
          investigation concerning the physical condition of the Premises.

     (j)  Remedies. If the contract formed pursuant to this Rider fails to close
          because of the failure to perform on the part of Tenant (other than
          termination pursuant to any right granted to Tenant to do so),
          Landlord may, at its option, declare such contract null and void. If
          such contract fails to close because of Landlord's non-performance
          (other than Landlord's inability to deliver good and merchantable
          title hereunder), Tenant shall be entitled to specific performance or
          other appropriate remedies at law or in equity. If such contract fails
          to close because Tenant elects to terminate such contract pursuant to
          any right granted Tenant to do so or because Landlord is unable to
          deliver good and merchantable title hereunder, this contract shall
          rescind and cease effect without further liability of any party
          hereto; provided, however, such contract termination shall not affect
          the Lease, which Lease shall continue in full force and effect. This
          Rider and all rights conferred to Tenant herein shall wholly
          extinguish and cease effect in the event that Tenant, after having
          indicated its intent to exercise its Option or Right, thereafter fails
          to perform in closing said purchase within the time allowed under this
          Rider.

     (k)  Time of Essence. Time is of the essence of the contract formed
          pursuant to this Right of First Refusal/Option to Purchase and of all
          the terms and conditions hereof.

     (1)  Binding Effect. Any contract pursuant to this Rider shall inure to the
          benefit of and be binding upon the parties hereto and their heirs,
          executors, administrators, successors and assigns.

<PAGE>

                                    Page 27

     (m)  Contract. This Rider shall become a contract of purchase and sale
          between the parties hereto according to all of the terms hereof upon
          Tenant's exercise of the Right or Option pursuant to paragraph (b) or
          (e) above.

     (n)  Marketing. Nothing herein shall prohibit or restrict Landlord's
          ability to advertise or market the Premises for sale or to enter into
          negotiations with any third party related to the sale of the Premises.

                                 FULL SIGNATURE:

                                 LANDLORD:

                                 GENERAL AMERICAN LIFE INSURANCE COMPANY

                                 By /s/ [ILLEGIBLE]
                                    --------------------------------------
                                    Name:  [ILLEGIBLE]
                                    Title: Authorized Representative

                                 TENANT:

                                 MEGA SYSTEMS AND CHEMICALS, INC.

                                 By /s/ Daniel Rubin
                                    --------------------------------------
                                    Name:  DANIEL RUBIN
                                    Title: [ILLEGIBLE]

<PAGE>

                                    Page 28

                                   RIDER FOUR

                               TENANT IMPROVEMENTS

1.   Tenant Improvements. Reference herein to "Tenant Improvements" shall
     include all work to be done in the Premises pursuant to the Tenant
     Improvement Plans (defined in Paragraph 2 below), including, but not
     limited to, partitioning, doors, ceilings, floor coverings, wall finishes
     (including paint and wall covering), electrical (including lighting,
     switching, etc.), plumbing, fixtures, heating, ventilating and air
     conditioning, fire protection, cabinets and other millwork.

2.   Tenant Improvements Plans. The architect and contractor which Tenant
     desires to utilize for the Tenant Improvements shall be subject to
     Landlord's prior approval. Immediately after the execution of the Lease,
     Tenant agrees to meet with Tenant's space planner for the purpose of
     promptly preparing a space plan for the layout of the Premises, and shall
     submit such space plan to Landlord in a timely manner. Based upon such
     space plan, Tenant's architect shall prepare final working drawings and
     specifications for the Tenant Improvements. Such final working drawings and
     specifications are referred to herein as the "Tenant Improvement Plans."
     The Tenant Improvement Plans shall be approved by Landlord and Tenant and
     shall thereafter be submitted to the appropriate governmental body by
     Tenant's architect for plan checking and the issuance of a tenant
     improvement permit. Landlord shall not unreasonably withhold its approval
     of the Tenant Improvement Plans provided, that (a) such plans conform to
     applicable governmental regulations and necessary governmental permits and
     approvals have been secured; (b) the proposed Tenant Improvements are of a
     nature and quality that are consistent with the overall objectives of
     Landlord for the Building; and (c) the proposed Tenant Improvements will
     not unreasonably delay Tenant's completion of the Tenant Improvements and
     opening for business. Tenant, upon Landlord's approval, shall cause to be
     made to the Tenant Improvement Plans any changes necessary to obtain the
     tenant improvement permit. After final approval of the Tenant Improvement
     Plans, no further changes may be made thereto without the prior written
     approval from both Landlord and Tenant, and then only after agreement by
     Tenant to pay any net excess costs resulting from the design and/or
     construction of such changes. Tenant hereby acknowledges that any such
     changes shall be subject to the terms of Paragraph 4 below. All Tenant
     Improvements made shall remain on and be surrendered with the Premises upon
     expiration of the Term.

3.   Construction of Tenant Improvements. After the Tenant Improvement Plans
     have been prepared and approved, the final pricing has been approved, a
     contractor selected, a building permit for the Tenant Improvements has been
     issued and the Building shell is completed to such an extent so as to allow
     all or specified portions of the Tenant Improvement construction to begin
     without disruption of completion of the Building shell and core
     construction, Landlord shall permit the Tenant Improvement contractor and
     Tenant's consultants and subcontractors to begin installation of the Tenant
     Improvements

<PAGE>

                                    Page 29

     in accordance with the Tenant Improvement Plans. Tenant shall supervise the
     completion of such work and shall use reasonable commercial efforts to
     secure substantial completion of the work on or before December 31, 1999.
     The cost of such work shall be paid as provided in Paragraph 4 below.

4.   Payment for the Tenant Improvements.

     (a)  Landlord hereby grants to Tenant a "Tenant Improvement Allowance" of
          $709,590.00. The Tenant Improvement Allowance shall only be used for:

          (i)     Payment of the cost of preparing the space plan and the Tenant
                  Improvement Plans, including mechanical, electrical, plumbing
                  and structural drawings and of all other aspects necessary to
                  complete the Tenant Improvement Plans. The Tenant Improvement
                  Allowance will not be used for the payment of extraordinary
                  design work or for payments to any other consultants,
                  designers or architects other than Tenant's architect, which
                  excluded costs shall be borne solely by Tenant.

          (ii)    The payment of plan check, permit and license fees relating to
                  construction of the Tenant Improvements.

          (iii)   Construction of the Tenant Improvements, including, without
                  limitation, the following:

                  (aa) Installation within the Premises of all partitioning,
                       doors, floor coverings, coatings, wall coverings and
                       painting, millwork and similar items;

                  (bb) All electrical wiring, lighting fixtures, outlets and
                       switches, and other electrical work to be installed
                       within the Premises;

                  (cc) The furnishing and installation of all duct work,
                       terminal boxes, diffusers and accessories required for
                       the completion of the heating, ventilation and air
                       conditioning systems within the Premises, including the
                       cost of motor and key control for after-hour air
                       conditioning;

                  (dd) Any additional Tenant requirements including, but not
                       limited to, odor control, special heating, ventilation
                       and air conditioning, noise or vibration control or other
                       special systems;

                  (ee) All fire and life safety control systems such as fire
                       walls, sprinklers, halon and fire alarms, including
                       piping, wiring and accessories, installed within the
                       Premises;

<PAGE>

                                    Page 30

                  (ff) All plumbing, fixtures, pipes and accessories to be
                       installed within the Premises;

                  (gg) Testing and inspection costs; and

                  (hh) Contractor's fees, including but not limited to any fees
                       based on general conditions.

     (b)  The Tenant Improvement Allowance shall be paid in installments as
          follows:

          (i) Tenant shall submit to Balmer Architectural Group Tenant's request
          for disbursement relating to the construction of Tenant Improvements,
          together with invoices and supporting documentation relating to work
          performed through the date of Tenant's request; Balmer Architectural
          Group shall inspect the Premises and the work, at the cost and expense
          of Tenant, and, if said work has been appropriately completed, shall
          deliver to Landlord an executed AIA draw request with all pertinent
          invoices and supporting documentation reflecting that all costs and
          expenses incurred by Tenant in construction of said improvements
          through the date of the request shall be paid in full out of the
          requested disbursement and that the general contractor and all major,
          material contractors, sub-contractors, suppliers and materialmen who
          furnished any labor, services, materials and equipment in the
          connection with the work for which the request is being made have
          executed conditional lien waivers in content satisfactory to Landlord.
          Also, Landlord, its duly authorized representatives, and/or an
          engineer hired by Landlord, but whose reasonable costs and expenses
          shall be paid by Tenant, shall have the right to inspect the work
          prior to any such disbursement. Landlord shall process requests for
          disbursement, by payment or denial, as appropriate, on a net thirty
          (30) day basis. Tenant shall not submit requests for disbursement more
          than one (1) time per month or for amounts less than $50,000.00.

          (ii) Notwithstanding anything herein to the contrary, as a condition
          to any request for disbursement following the initial disbursement
          hereunder, Tenant shall deliver to Landlord unconditional lien waivers
          executed by the general contractor and all major, material
          contractors, sub-contractors, suppliers and materialmen who furnished
          any labor, services, materials and equipment in connection with the
          work for which the most recent prior disbursement was made hereunder,
          in content satisfactory to Landlord. In the event Tenant fails to
          deliver appropriate unconditional lien waivers as set forth above,
          Landlord shall be entitled to withhold any further disbursements for
          Tenant Improvements until said unconditional lien waivers are
          received; and

          (iii) In the event that the cost of installing the Tenant Improvements
          shall exceed the Tenant Improvement Allowance, or if any of the Tenant
          Improvements are not to be paid out of the Tenant Improvement
          Allowance as provided in Paragraph 4(a) above, the excess shall be
          paid by Tenant.

<PAGE>

                                    Page 31

     (c)  Any unused portion of the Tenant Improvement Allowance upon completion
          of the Tenant Improvements shall not be refunded to Tenant or be
          available to Tenant as a credit against any obligations of Tenant
          under the Lease.

                                    INITIALS:

                                    LANDLORD: /s/ [ILLEGIBLE]
                                             --------------------
                                    TENANT:  [ILLEGIBLE]

<PAGE>

                                    Page 32

                                   RIDER FIVE

                                 BROKER MATTERS

Landlord and Tenant each represent to the other that they have not entered into
any agreement or incurred any obligation in connection with this transaction
which might result in the obligation to pay a brokerage commission to any broker
other than CB Richard Ellis, on behalf of Landlord, and Colliers International,
on behalf of Tenant. Landlord agrees to pay the six percent (6%) (Lease years
1-5) and thereafter three percent (3%) (Lease years 6-10) commission due to CB
Commercial in connection with this Lease (which CB Richard Ellis shall split
with Colliers International, as appropriate). Landlord shall also pay CB Richard
Ellis its appropriate commission upon Tenant's purchase of the Premises pursuant
to its Purchase Option (which CB Richard Ellis shall split with Colliers
International, as appropriate). In the event Tenant purchases the Premises
pursuant to its Purchase Option, all leasing commissions previously paid shall
be credited against the sale commission to be paid at the time of said purchase.

                                    INITIALS:

                                    LANDLORD: /s/ [ILLEGIBLE]
                                             --------------------
                                    TENANT:  [ILLEGIBLE]

<PAGE>

                                 LEASE GUARANTY

     In order to induce GENERAL AMERICAN LIFE INSURANCE COMPANY ("Landlord"), a
Missouri corporation having an address at 700 Market Street, St. Louis, Missouri
63101 to enter into a Lease with MEGA SYSTEMS AND CHEMICALS, INC. ("Tenant"), a
Delaware corporation whose address is 40-004 Cook Street, Palm Desert, CA 92111
of a portion of the premises known as 1320 West Auto Drive, Tempe, Arizona, the
undersigned, ("Guarantor"), for valuable consideration, the receipt and adequacy
of which are hereby acknowledged, hereby unconditionally and irrevocably
guarantees to Landlord the prompt payment by Tenant of all sums which may become
due and payable from time to time, and the performance by Tenant of all other
duties and obligations for which it may be obligated from time to time, under
the terms of the Lease, including any and all extensions and renewals thereof.

     Guarantor hereby represents to Landlord that Guarantor will receive
substantial benefit from its execution and delivery of this Guaranty and that
such execution is in the interests of Guarantor.

     Guarantor hereby waives notice of acceptance of this Guaranty, waives
diligence, presentment, and suit on the part of Landlord in the enforcement of
any liability, obligation, or duty guaranteed hereby. Guarantor's obligations
hereunder are not conditional upon notice or demand, except as expressly set
forth herein.

     Landlord shall use best efforts to send to Guarantor copies of any notice
of default sent to Tenant simultaneously with the delivery of such notice to
Tenant. Guarantor shall have the right, but not the obligation, in place of
Tenant to cure said default within the cure period provided to Tenant under the
Lease; provided, however, Guarantor's cure period shall not begin to run until
Guarantor receives said written notice of Tenant's default. Copies of notices of
default shall be sent by certified mail, return receipt requested, postage
prepaid, or by overnight delivery, addressed to Guarantor at the address set
forth above, or to such other address as may be hereafter designated by
Guarantor in writing. Notice sent by certified mail, return receipt requested,
postage prepaid, shall be deemed received three days after deposit in U.S. Mail,
and notice sent by overnight delivery shall be deemed received upon delivery or
first attempted delivery.

     No agreement of Landlord and Tenant to modify, amend, sublease or terminate
the Lease shall be binding on the Guarantor unless Guarantor has consented to
such action in writing. Guarantor's consent hereunder shall not be unreasonably
withheld.

     Suit may be brought and maintained against Guarantor, by Landlord, to
enforce any liability, obligation, or duty guaranteed hereby, without joinder of
Tenant or any other person. The liability of Guarantor hereunder shall not be
impaired, modified, changed, released, or limited in any manner whatsoever by
(i) the invalidity, irregularity, unenforceability or other legal infirmity of
the obligations of the Lease, or any other documents executed in connection
therewith, as to Tenant for any reason; (ii) the unavailability of any remedy
for the enforcement thereof, for any reason whatsoever; (iii) the release of
Tenant from observance or performance of any of the agreements, covenants, terms
or conditions under any of said documents or instruments by operation of law,
whether with or without notice; or (iv) any exculpatory provision contained in
the Offer. No assignment, sublease, modification, amendment, expiration or
termination of the Lease or any of the documents or instruments executed in
connection therewith shall release Guarantor from its obligations hereunder
unless such assignment, sublease, modification, amendment, expiration or
termination releases Tenant from its obligations under the Lease.

<PAGE>

                                     Page 2

     In the event any payment or performance by Tenant under the Lease is held
to constitute a preference under the bankruptcy laws, or if, for any other
reason, Landlord is required to refund such payment or pay the amount thereof to
any other party, such payment by Tenant to Landlord shall not constitute a
release of Guarantor from any liability hereunder, and this Guaranty shall
continue to be effective or shall be reinstated, as the case may be, to the
extent of any such payment or payments.

     In the event default is made in the prompt payment or performance of any
amounts or actions when due and the matter is placed in the hands of an attorney
for collection or enforcement or suit is brought on same or is collected or
enforced through any legal proceedings whatever, then the undersigned agrees and
promises to pay, in addition to all other sums due, all costs of said collection
and enforcement, including a reasonable attorney's fee.

     Guarantor shall have the right to assigns its duties, liabilities and
obligations only upon the prior written consent of Landlord, not to be
unreasonably withheld, and further conditioned upon satisfaction all of the
following requirements: i) the assignment must take place in the context of an
assignment of the Lease by Tenant, with Landlord's consent and in which Tenant
is released from all further duties, liabilities and obligations of Tenant under
the Lease; and ii) the assignee of Guarantor (or the assignee of Tenant) must
have a net worth and annual gross revenues at the date of the assignment in
excess of the net worth and annual gross revenues of Guarantor at the date of
this Guaranty, as determined by generally accepted accounting principles.

     This Guaranty shall be construed in accordance with and governed by the
laws of the State of Arizona; and Landlord and Guarantor hereby agree that any
action or dispute between Beneficiary and Guarantor with respect to this
Guaranty may be asserted and maintained in any court of competent subject matter
jurisdiction.

     This Guaranty shall be binding upon Guarantor and the successors of
Guarantor, and shall inure to the benefit of Landlord and Landlord's successors
and assigns, but upon termination of the Lease and satisfaction in full of all
of Tenant's obligations thereunder, this Guaranty shall then become null and
void and of no further effect.

     EXECUTED on 06/15/99

                                       UNITED STATES FILTER CORPORATION, a
                                       Delaware corporation

                                       By: /s/ David J. Shimmon
                                           --------------------------------
                                       Name:  PRESIDENT - COO
                                       Title: DAVID J. SHIMMON
                                              Duly Authorized
<PAGE>

                                 BROOKHILL CORP.

MICHAEL J. HONG
PRESIDENT

March 29, 2001

VIA FACSIMILE

Mr. Dave Roy
Mega Systems & Chemicals, Inc.
1320 West Auto
Drive Tempe, AZ 85284

RE:   1320 WEST AUTO DRIVE, TEMPE, ARIZONA

Dear Dave:

As you are now aware your Landlord has changed its name to TBC 2000, LLC. Please
update your certificate of insurance to reflect the new name (TBC 2000, LLC) as
an additional insured. A copy of the new certificate may be mailed to the
address listed below.

If you have any questions, please call our office at (310) 314-2400.

Very truly yours,

TBC 2000, LLC
BY: Brookhill Corp. Manager

/s/ Alissa Goss
-------------------------
Alissa Goss, Secretary to Michael J. Hong

MJH:ag

cc:    Dee May Baker
       Margaret Chang Arnold and
       Anita Rosenstein

     2716 OCEAN PARK BOULEVARD, SUITE 2011, SANTA MONICA, CALIFORNIA 90405
                    TEL. (310) 314-2400 - FAX (310) 314-34O1

<PAGE>

[GENERAL AMERICAN LOGO]

                                                           National Headquarters
                                                           700 Market Street
products to value, people to trust                         St. Louis. MO 63101
                                                           Mailing: P.O. Box 396
                                                           St. Louis. MO 63166

                                  July 6, 1999

MEGA Systems & Chemicals, Inc.
450 North McKemy Avenue
Chandler, AZ

                                                    AMENDMENT

                                           Re:      GA Property No. 17355
                                                    Lease of Building 4 of Tempe
                                                    Business Center - 1315 West
                                                    Drivers Way, Tempe, Arizona

Dear Gentlemen:

In response to your recent request relating to that certain Standard Form of
Industrial Lease dated June 15, 1999 between General American Life Insurance
Company and MEGA Systems & Chemicals, Inc. relating to the captioned property,
this letter is to confirm that Section 1.6 of the Lease is hereby amended by
deleting the second sentence of such section and replacing such sentence with
the following: "The Lease Term shall commence the earlier of October 1, 1999 or
the date on which the City of Tempe issues a Certificate of Occupancy pertaining
to the Premises." The foregoing amendment does not, however, modify your
obligation to diligently pursue the completion of your tenant improvements.

Furthermore, Exhibit A to the Lease is hereby deleted and replaced with the
attached Exhibit A, which contains an outline of the Premises in a contrasting
color.

Except as expressly set forth above, the Lease shall continue in full force and
effect, unmodified hereby. Please indicate your agreement with the terms and
provisions of this letter by countersigning the enclosed duplicate original
where indicated below and returning one countersigned original to the
undersigned. Notwithstanding anything herein to the contrary, the effectiveness
of the Lease amendments set forth in this letter are contingent and conditioned
upon the written consent to said amendments by United States Filter Corporation,
as set forth below.

                                 Very truly yours,
                                 GENERAL AMERICAN LIFE INSURANCE COMPANY

                                 By: [ILLEGIBLE]
                                    --------------------------------------------
                                 Title: Vice President/Authorized Representative

cc:   Bill Bennett -- H4-02
      Robert Long -- Phoenix Investment Office

<PAGE>

MEGA Systems and Chemicals, Inc.
July 6, 1999
Page 2

The undersigned, MEGA Systems and Chemicals, Inc., hereby agrees to and
acknowledges the terms and provisions of the foregoing letter, and the Lease
amendments set forth therein as of this 21st day of July, 1999:

                                  MEGA Systems and Chemicals, Inc.

                                  By: /s/ DAN RUBIN
                                      -----------------------------
                                  Name: Dan Rubin
                                  Title: Vice President

The undersigned, United States Filter Corporation, hereby consents to the
amendments of the Lease set forth in the foregoing letter as of this 21st day
of July, 1999.

                                  United States Filter Corporation

                                  By: /s/ DAVID J. SHIMMON
                                     -----------------------------------
                                  Name: David J. Shimmon
                                  Title: President and COO

Enclosure

<PAGE>

                                    EXHIBIT A

                             TEMPE BUSINESS CENTER

                                  [FLOOR PLAN]<PAGE>
                                                                   Exhibit 10.26

                                                  GA Property No. 17356 (IP:704)

                        STANDARD FORM OF INDUSTRIAL LEASE
                         (NET) (SINGLE TENANT FACILITY)

         THIS LEASE, made this 15th day of June, 1999, by and between GENERAL
AMERICAN LIFE INSURANCE COMPANY, a Missouri corporation, whose address is 700
Market Street, St. Louis, Missouri 63101, (the "Landlord"), and MEGA Systems and
Chemicals, Inc., whose address is 450 North McKemy Avenue, Chandler, AZ (the
"Tenant").

ARTICLE I. DEFINITIONS.

1.1 Base Rent: $39,184.00 per month, subject to rent escalations or
modifications set out in a Rider attached hereto and incorporated herein by this
reference.

1.2 Base Year. The calendar year in which this Lease commences.

1.3 Premises: The Premises as outlined on Exhibit A attached hereto and located
at (Street Address:) Tempe Business Center, Building 5, 1320 West Auto Drive,
(City:) Tempe (State:) Arizona. The Premises shall include all parking areas,
truck loading areas, driveways, landscaped areas and appurtenances associated
therewith or with the Building. The Premises currently contains 43,542 square
feet of space and it is anticipated that Tenant shall construct 9,409 square
feet of mezzanine space in accordance with Rider Five attached hereto, for a
total of 52,951 square feet of space.

1.4 Building/s and Center: The Building in which the Premises is located, such
Building containing approximately 43,542 square feet of space on the ground
floor and to contain 9,409 square feet on the mezzanine floor. The Center is all
the land, improvements and appurtenances depicted on Exhibit A attached hereto,
in which the Building, Premises and Common Area are located and commonly
referred to as: (Name of Center:) Tempe Business Center.

1.5 Common Area: The term "Common Area" means all the areas of the Center
designed for the common use and benefit of the Landlord and all of the tenants,
their employees, agents, customers and invitees. The Common Area includes, but
not by way of limitation, parking lots, truck courts, lobbies, atriums,
landscaped and vacant areas, driveways, walks and curbs with facilities
appurtenant to each as such areas may exist from time to time.

1.6 Lease Term: Tenant agrees to diligently pursue the completion of its tenant
improvements. The Lease Term shall commence the earlier of August 1, 1999 or the
date on which the City of Tempe issues a certificate of occupancy pertaining to
the Premises. The Lease Term shall run for 10 years, expiring on the last day of
said tenth year.

1.7 Rent: All sums, moneys or payments required to be paid by Tenant to Landlord
pursuant to this Lease, including Base Rent and Additional Rent.

<PAGE>
                                     Page 2

1.8 Additional Rent: All sums, moneys or payments required to be paid by Tenant
to Landlord pursuant to this Lease other than Base Rent.

1.9 Tenant's Proportionate Share: The percentage figure determined by dividing
the number of square feet in the Premises by the total number of square feet in
all of the Buildings in the Center (this paragraph is applicable when the Center
contains more than one Building) owned by Landlord, as determined by Landlord in
its reasonable judgment.

ARTICLE II. THE DEMISED PREMISES.

2.1 Lease of the Premises. In consideration of the Rents, covenants and
conditions hereinafter provided to be paid, kept, performed and observed,
Landlord leases to Tenant and Tenant hereby rents from Landlord the Premises,
upon all the terms and conditions set forth in this Lease.

2.2 Use of Common Area. Landlord grants Tenant the nonexclusive revocable use of
the Common Area by Tenant, Tenant's employees, agents, customers and invitees,
under all the terms and conditions hereof, which use shall be subject at all
times to such reasonable, uniform and non-discriminatory rules and regulations
as may from time to time be established by Landlord.

2.3 Quiet Enjoyment. Landlord covenants that Tenant, on paying the Rent herein
provided and on keeping and performing the covenants, agreements and conditions
herein required of Tenant, shall peaceably and quietly hold and enjoy the
Premises for the Lease Term, subject, however, to the terms and conditions of
this Lease.

ARTICLE III. TERM OF THE LEASE.

3.1 Term. Tenant shall have and hold the Premises for and during the Lease Term
subject to the payment of the Rent and the full and timely performance by Tenant
of all the covenants and conditions set forth in this Lease.

3.2 Tender of Possession. Landlord shall use its best efforts to tender
possession of the Premises to Tenant at the commencement of the Lease Term or at
such earlier time as is necessary for Tenant to commence construction of the
Tenant Improvements in accordance with Rider Five attached hereto. Landlord
shall not be subject to any liability for any failure to tender possession of
the Premises to Tenant, provided that such failure occurred as a consequence of
any circumstance or cause beyond Landlord's reasonable control, including, but
not limited to, any Act of God or the failure of a prior tenant to vacate all or
any portion of the Premises.

3.3 Holding Over. In the event of a holding over by Tenant or any of its
successors in interest after expiration or termination of this Lease without the
consent in writing of Landlord, Tenant shall be deemed a tenant at sufferance
and shall pay as liquidated damages, one and one-half times (150%) Rent for the
entire holdover period and all attorney's fees and expenses incurred by Landlord
in enforcing its rights hereunder. Any holding over with the consent of Landlord
shall

<PAGE>
                                     Page 3

constitute Tenant becoming a month-to-month tenant upon and subject to all the
terms, covenants and conditions of this Lease.

ARTICLE IV. RENT.

4.1 Base Rent. Tenant covenants to pay without notice, deduction, set-off or
abatement to Landlord the Base Rent in lawful money of the United States in
equal consecutive monthly installments in advance on the first day of each month
during the Lease Term. Base Rent for any partial month shall be prorated on a
per diem basis. Base Rent shall be payable to Landlord at Landlord's Address or
such other place as Landlord may designate from time to time in writing. Tenant
shall pay the first full month's Base Rent upon execution of this Lease.

4.2 Additional Rent. For the calendar year 1999, Tenant shall pay $3,641.07 per
month to Landlord as Additional Rent; provided, however, in the event the square
footage of the mezzanine space exceeds 9,409 square feet, said monthly payment
shall be increased at the rate of $.07 per square foot per month for each excess
square foot. Additional Rent is subject to periodic adjustments as provided
herein. Additional Rent shall be due and payable during each month of abated
Base Rent, if any. Tenant covenants to pay without notice, deduction, set-off or
abatement to Landlord the Additional Rent in lawful money of the United States
in equal consecutive monthly installments in advance on the first day of each
month during the Lease Term. Additional Rent for any partial month shall be
prorated on a per diem basis. Additional Rent shall be payable to Landlord at
Landlord's Address or such other place as Landlord may designate in writing. In
order to provide for current payments of Additional Rent, Tenant agrees to pay
an amount of Additional Rent reasonably estimated by Landlord from time to time
commencing on the first day of the month following the month in which Landlord
notifies Tenant of the amount of such Additional Rent. If, as finally
determined, at the close of books for the calendar year and within sixty (60)
days after the end of said calendar year, the amount of Additional Rent owing by
Tenant shall be greater than or less than the aggregate of all installments so
paid to Landlord for each calendar year, Tenant shall pay to Landlord the amount
of such underpayment, or Landlord shall credit Tenant for the amount of such
overpayment, as the case may be. It is the intention hereunder to estimate the
amount of Additional Rent for each calendar year and then to adjust such
estimate in the following year based on the actual amount of Additional Rent
owing. The obligation of Tenant with respect to the payment of Additional Rent
shall survive the termination of this Lease with regard to Additional Rent
attributable to any full and/or partial year immediately preceding the
termination of this Lease for which the amount of any underpayment has not yet
been calculated pursuant hereto. Any payment, refund or credit made pursuant to
this paragraph shall be made without prejudice to any right of Tenant to dispute
the amount of Additional Rent owing, or the right of Landlord to correct any
items as billed pursuant to the provisions hereof. Within 30 days of the date
Landlord notifies Tenant of the amount of Additional Rent owing, Tenant or its
authorized agent at Tenant sole cost and expense shall have the right to inspect
the books of Landlord during the business hours of Landlord at such location
that Landlord may specify, for the purpose of verifying such amount. Unless
Tenant asserts specific errors within such 30 days, such notification by
Landlord shall be deemed to be correct. No decrease in Additional Rent shall
reduce Tenant's liability hereunder below the amount of Base Rent payable
hereunder.

<PAGE>
\                                     Page 4

4.2(a) Utilities and Services. Except to the extent of Landlord's sole
negligence in connection with an interruption of utility services which is not
cured for three (3) business days after Landlord's receipt of written notice,
Landlord shall not be liable for any interruption or failure whatsoever in
utility services, Tenant shall contract in its own name and pay all charges for
electricity, gas, fuel, telephone, water, sewer and any other services or
utilities used in, servicing or assessed against the Premises, unless otherwise
herein expressly provided. Additionally, containerized rubbish collection bins
will be provided to the Building, and Tenant agrees to pay to Landlord as
Additional Rent, the service cost of such bins. Landlord may, however, require
Tenant to contract for his own rubbish collection.

4.2(b) Insurance. Tenant shall pay to Landlord as Additional Rent Tenant's Share
(or, Tenant's Proportionate Share in the event there is more than one Building
in the Center and the cost is not billed separately for the Premises) of the
cost of the premiums for the all risk, fire and extended coverage insurance that
Landlord maintains for the Center or Building.

4.2(c) Real Estate Taxes. Tenant shall pay to Landlord as Additional Rent
Tenant's Share (or, Tenant's Proportionate Share in the event there is more than
one Building in the Center and the items are not billed separately for the
Premises) of all real estate taxes, assessments, occupational taxes or excise
taxes levied on rentals derived from operation of the property, and any other
government or private subdivision levies or charges, whether general or special,
ordinary or extraordinary, which are assessed or imposed upon all or part of the
Center, together with any of the expenses of protesting, negotiating or
contesting the amount or validity of any such taxes, charges or assessments.
Although no tax contest shall excuse Tenant from its obligation to pay its share
of taxes as and when required by this Lease, Tenant shall have the right to
challenge such assessments through legal means at its own expense provided
Tenant posts a security bond acceptable to Landlord and holds Landlord and the
Premises harmless from the consequences of Tenant's participation in such
contest. In the event Landlord, or any tenant of the Center, including Tenant,
obtains a refund, such refund shall first be applied to the costs and fees
incurred in obtaining such refund and then shall be distributed pro rata to the
parties paying such taxes.

         If the Lease Term shall end during a tax year ("tax year" shall mean
the annual period for which Real Estate Taxes are assessed and levied) of which
only part is included in the Lease Term, the amount of such Additional Rent
shall be prorated on a per diem basis and shall be paid on or before the last
day of the Lease Term. If the Lease Term ends in any tax year before the amount
to be payable by Tenant has been determined under the provisions of this
Section, an amount payable for the portion of the Lease Term during the tax year
shall be reasonably estimated by Landlord and the estimated amount shall be
promptly paid by Tenant. As soon as the amount properly payable by Tenant for
the partial period has finally been determined, the amount shall be adjusted
between Landlord and Tenant. Tenant shall be liable for all taxes levied against
personal property and trade fixtures placed by Tenant in the Premises.

<PAGE>
                                     Page 5

4.2(d) HVAC Maintenance. Tenant shall pay all expenses incurred to repair the
heating, ventilating and air conditioning equipment servicing the Premises.

Further, within thirty (30) days from the Commencement Date of the Lease, Tenant
shall provide Landlord with evidence of a fully executed HVAC maintenance
contract. The HVAC maintenance contract shall be performed by a mechanical
contractor, licensed in the state of Arizona, and shall provide for no less than
quarterly (4x per year) preventative maintenance services.

Should Tenant fail to provide the HVAC maintenance contract as specified above,
Landlord may enter into an HVAC maintenance service contract on Tenant's behalf
and bill such expenses back to Tenant as Additional Rent.

4.2(e) Common Area Expenses. Tenant will pay to Landlord as Additional Rent
Tenant's Share (or, Tenant's Proportionate Share in the event there is more than
one Building in the Center and the expenses are not billed separately for the
Premises) of the Common Area Operating Cost.

         "Common Area Operating Cost" means the Landlord's total cost and
expense incurred in owning, operating, maintaining and repairing the Common
Area, including but not limited to: costs for all electricity, gas, water, sewer
or fuel used in connection with the operation, maintenance and repair of the
Common Area; lighting costs; labor costs, including Landlord's share of
workmen's compensation and disability insurance, payroll taxes and fringe
benefits; managerial, administrative and telephone expenses, related to the
Common Area; snow removal, salting and landscaping of Common Area; property
management fees not to exceed five percent (5%) of gross income of Center; and
all other expenses of maintenance and repair of the Common Area, To the extent
that Landlord elects to provide services which are not separately metered or
directly billed to Tenant, such as water, sewer and trash hauling, the costs of
such services shall be included in Common Area Operating Cost. Common Area
Operating Cost shall not, however, include interest on debt, capital retirement
of debt, depreciation, costs properly chargeable to the capital account, except
for capital expenditures which reduce other operating expenses or such capital
expenditures that are required by changes in any governmental law or regulation
in which case such expenditures, plus interest on the unamortized principal
investment at ten (10%) percent per annum, shall be amortized over the life of
the improvements, and such costs shall be directly chargeable by the Landlord to
Tenant in the Tenant's Share (or, Tenant's Proportionate Share in the event
there is more than one Building in the Center and the costs are not billed
separately for the Premises).

4.2(f) Rent or Sales Taxes. Tenant shall pay to Landlord as Additional Rent any
Sales or Rent Taxes, however named or designated, levied on any form of Rent or
Additional Rent.

<PAGE>
                                     Page 6

4.3 Late Payment. Tenant's failure to make any rental payment or other payment
required of Tenant hereunder within five (5) days of the due date therefor shall
automatically result in the imposition of a service charge in the amount of
three percent (3%) of such payment, without notice.

ARTICLE V. LANDLORD'S RIGHTS AND OBLIGATIONS.

5.1 Maintenance by Landlord. During the Lease Term, Landlord shall operate and
maintain the Common Area and shall keep and maintain the roof, exterior walls
(excluding doors, glass or plate glass), gutters and downspouts of the
Building/s in good condition and repair, but shall be under no obligation and
shall not be liable for any failure to make such repairs until and unless Tenant
notifies Landlord in writing of the necessity therefor, in which event Landlord
shall have a reasonable time thereafter to make such repairs. Landlord reserves
the right to the exclusive use of the roof and exterior walls of the Building/s
which Landlord is so obligated to maintain and repair. Landlord further reserves
the right to place, install, maintain, carry through, repair and replace such
utility lines, air ducts, pipes, wires, appliances, tunneling and the like in,
over, through and upon the Premises as may be reasonably necessary or advisable
for the servicing of the Premises or any other portions of the Center. If any
portion of the Center which Landlord is obligated to maintain or repair is
damaged by the negligence of Tenant, its agents, employees or invitees, then
repairs necessitated by such damage shall be paid for by Tenant. If the
maintenance or repair is not made necessary by the negligence of Tenant, its
agents, employees or invitees, then Tenant shall pay to Landlord, as Additional
Rent, Landlord's cost and expense incurred for such repair and maintenance, less
a proportionate share of any recovery by Landlord for such costs and expenses
incurred.

5.2 Mortgage and Transfer; Estoppel Certificates. Landlord shall have the right
to transfer, mortgage, pledge or otherwise encumber, assign and convey, in whole
or in part, the Center, the Building/s or the Premises, this Lease, and all or
any part of the rights now or thereafter existing therein and all Rents and
amounts payable to Landlord under the provisions hereof. In the event of any
such transfer or transfers, upon transferee's agreement to attorn to this Lease
Landlord herein named (and in the case of any subsequent transfer, the then
transferor) shall be automatically freed and relieved from and after the date of
such transfer of all personal liability as respects the performance of any
covenants or agreements on the part of Landlord contained in this Lease
thereafter to be performed. The rights of the Tenant under this Lease shall be
subject and subordinate to all instruments executed and to be executed in
connection with the exercise of any such rights, including, but not limited to,
the lien of any mortgage, deed of trust, or security agreement now or hereafter
placed upon Landlord's interest in the Premises. This paragraph shall be
self-operative. However, Tenant covenants and agrees to execute and deliver upon
demand such further instruments subordinating this Lease to the lien, of any
such mortgage, deed of trust or security agreement as shall be requested by
Landlord and/or mortgagee or proposed mortgagee or holder of any security
agreement and hereby irrevocably appoints Landlord as its agent and
attorney-in-fact to execute and deliver any such instrument for and in the name
of Tenant. Tenant shall, within ten (10) days after written request of Landlord,
execute, acknowledge, and deliver to Landlord or to any person designated by
Landlord, any estoppel certificates requested by Landlord from time to time,
which estoppel certificates shall show

<PAGE>
                                     Page 7

whether the lease is in full force and effect and whether any changes may have
been made to the original lease; whether the term of the lease has commenced and
full rental is accruing; whether there are any defaults by Landlord and, if so,
the nature of such defaults; whether possession has been assumed and all
improvements to be provided by Landlord have been completed; and whether rent
has been paid more than thirty (30) days in advance and that there are no
liens, charges, or offsets against rentals due or to become due and that the
address shown on such estoppel certificate is accurate.

5.3 Landlord's Inability to Perform. If, by reason of any cause beyond the
reasonable control of Landlord including "Acts of God," Landlord shall be unable
to perform or shall be delayed in the performance of any covenant or to supply
any service, such nonperformance or delay in performance shall not render
Landlord liable in any respect for damages to either person or property,
constitute a total or partial eviction, constructive or otherwise, work an
abatement of rent or relieve Tenant from the fulfillment of any covenant or
agreement contained in this Lease. Should any circumstances described herein
prevent or delay Tenant's ability to supply any service, except payment of Base
Rent and/or Additional Rent, such non-performance or delay in performance shall
not render Tenant liable for damages to Landlord.

5.4 Rights of Landlord. Landlord may enter upon the Premises for the purpose of
exercising any or all of the rights hereby reserved without being deemed guilty
of an eviction or disturbance of Tenant's use or possession and without being
liable in any manner to Tenant. The reservation of these rights by Landlord
shall not render Landlord liable for not performing any of the matters specified
herein.

         5.4(a) Name of Center/Building. To change the name of the Building/s or
         the Center without notice or liability of the Landlord to Tenant;

         5,4(b) Redecorate. During the last ninety (90) days of the Lease Term
         or any renewal or extension thereof, if during or prior to that time
         Tenant has vacated the Premises, to decorate, remodel, repair, alter or
         otherwise prepare the Premises for reoccupancy;

         5.4(c) Re-Lease. To exhibit the Premises to others and to display "For
         Lease" signs on the Premises during the last one hundred eighty (180)
         days of the Lease Term or any renewal or extension thereof;

         5.4(d) Vehicles. To remove abandoned or unlicensed vehicles and
         vehicles that are unreasonably interfering with the use of the parking
         lot by others, and to charge the responsible tenant for such removal
         expense;

         5.4(e) Preservation of Center. To take any and all measures, including
         making inspection, repairs, alterations, additions and improvements to
         the Premises, the Building/s or to the Center, adding and/or excluding
         additional areas to or from the Center, constructing additional
         buildings and other improvements in the Center, removing or relocating
         the whole or any part of any Building or other improvements in the
         Center, or relocating any other tenant in the Center, as may be
         necessary or desirable for the safety, protection or preservation of
         the Premises or the Center or the

<PAGE>
                                     Page 8

         Landlord's interests, or as may be necessary or desirable in the
         operation of the Premises or the Center. It is further understood that
         the existing layout of the buildings, walks, roadways, parking areas,
         entrances, exits, and other improvements shall not be deemed to be a
         warranty, representation or agreement on the part of the Landlord that
         the Center will remain exactly as presently built. Notwithstanding
         anything herein to the contrary, in no event shall Landlord make any
         alterations, changes or additions to the Premises that adversely
         affects the Tenant's use and quiet enjoyment of the Premises.

ARTICLE VI. TENANT'S RIGHTS AND OBLIGATIONS.

6.1 Acceptance of Premises. Landlord will complete the Premises in its shell
condition in accordance with the plans delivered to Tenant on December 16, 1998
and stamped June 6, 1998 by Balmer Architectural Group. Tenant acknowledges that
it will examine the Premises within five (5) days after full execution of this
Lease and shall be deemed to have accepted the Premises in its present
condition, unless Tenant furnishes Landlord written notice specifying any defect
in the construction or condition of the Premises within said five (5) day
period. In the event Tenant notifies Landlord of a defect pursuant hereto,
Landlord shall have the right to elect to cure such defect or terminate this
Lease, in its good faith discretion.

6.2 Alterations and Additions. Tenant shall not make any alterations,
improvements, or additions to the Premises exceeding $5,000.00 without the prior
written consent and approval of plans therefor by Landlord, whose consent shall
not be unreasonably withheld or delayed. Alterations, improvements or additions
made by either of the parties upon the Premises, except moveable furniture and
equipment placed in the Premises at the expense of Tenant, shall be the property
of Landlord and shall remain upon and be surrendered with the Premises as a part
thereof at the termination of this Lease, without molestation, injury or damage
unless Landlord elects to require Tenant to remove such alterations or
improvements from the Premises at the expiration of this Lease. In the event
damage shall be caused by moving said furniture and equipment in or out of the
Premises, said damage shall be repaired at the cost of Tenant.

6.3 Assignment and Subletting. Tenant shall not assign or hypothecate this Lease
to a non-related entity or sublet all or any part of the Premises to a
non-related entity without the prior written consent of Landlord, which consent
shall not be unreasonably withheld. Tenant shall give notice in writing (by
certified mail or by personal delivery) of any intention to assign this Lease or
sublet the Premises to Landlord and, thereupon, Landlord shall, within thirty
(30) days of receipt of such notice, have the right to unilaterally terminate
this Lease or to approve said assignment or subletting by written notice to
Tenant. If the assignment or subletting is approved and rents under the sublease
are greater than the rents provided for herein, then Landlord shall have the
further option either (a) to convert the sublease into a prime Lease and receive
all of the rents, in which case Tenant will be relieved of further liability
hereunder and under the proposed sublease, or (b) to require Tenant to remain
liable under this Lease, in which event Tenant shall be entitled to retain such
excess rents. If the assignment or subletting is approved and rents under the
sublease are less than the rents provided for herein, Tenant shall remain liable
under all the covenants and conditions of this Lease. Landlord may withhold its
consent to any proposed

<PAGE>
                                     Page 9

assignee or subtenant which in Landlord's judgment (a) would conflict with the
tenancy, use or business of any other tenant or the tenant mix of the Center,
(b) has a net worth and/or credit history inferior to that of Tenant, or (c) is
currently a tenant or negotiating for space in the Center, Tenant may assign or
sublet the Premises, or any portion thereof, without Landlord's consent, to any
related entity which controls, is controlled by or is under common control with
Tenant, provided that said assignee or subtenant assumes, in full, the
obligations of Tenant under this Lease. However, it is understood and agreed
that any such assignment or sublease shall not, in any way, affect, limit or
relieve Tenant's obligation under the terms of this Lease. Tenant or Tenant's
agent shall not display signs for sublease on the Premises.

6.4 Locks. All keys must be returned to Landlord at the expiration or
termination of the Lease.

6.5 Maintenance by Tenant. Tenant shall be responsible for all maintenance and
repair to the Premises of whatsoever kind or nature that is not herein set forth
specifically as the obligation of Landlord. Tenant shall take good care of the
Premises and fixtures, and keep them in good repair free from filth,
overloading, danger of fire or any pest or nuisance, repair any damage or
breakage done by Tenant or Tenant's agents, employees or invitees, including
damage done to the Premises by Tenant's equipment or installations. Tenant shall
be responsible for the repair and replacement of all glass and plate glass on
the Premises. In the event Tenant fails to maintain the Premises as provided for
herein, Landlord shall have the right, but not the obligation, to perform such
maintenance as is required of Tenant in which event Tenant shall reimburse
Landlord for its costs in providing such maintenance or repairs together with a
ten (10%) percent charge for Landlord's overhead and Tenant shall promptly
reimburse Landlord for such amount.

6.6 Mechanic's Liens. Tenant will not permit any mechanic's liens for work
performed at the request of or permitted by Tenant, or other liens, to be placed
upon the Premises, the Building/s or the Center during the Lease Term or any
extension or renewal thereof, and in case of the filing of any such lien, Tenant
will promptly pay same. Tenant agrees to pay all legal fees that might be
incurred by Landlord because of any mechanic's liens being placed upon the
Premises, the Building/s or the Center, as a result of Tenant's actions.

6.7 Redelivery of Premises. No later than the last day of the Lease Term (or any
renewals or extension thereof), Tenant will remove all Tenant's personal
property and repair all injury done by or in connection with installation or
removal of such property under the supervision and approval of Landlord and
surrender the Premises broom clean in as good a condition as they were in at the
beginning of the Lease Term, reasonable wear and tear excepted.

6.8 Signs and Advertisements. Tenant shall not put nor permit to be put upon any
part of the Premises, the Building/s or the Center, at places visible from
anywhere outside of the Premises or from public and common areas within the
Premises, any signs, inscriptions, billboards, notices or advertisements
whatsoever in any location or in any form without first obtaining Landlord's
prior written consent, which shall not be unreasonably withheld, and Tenant
shall be assessed a charge of $50.00 per day per sign, billboard or
advertisement if Tenant fails to obtain the written consent of Landlord prior to
placing any such signs. Landlord shall specify the color, size, style and
material to be used on any permitted signs. All exterior and interior signs must
be installed

<PAGE>
                                     Page 10

by Landlord or someone designated by Landlord and the actual cost thereof shall
be paid by Tenant and all such signs are so placed at the risk of Tenant.

6.9 Use of Common Areas. Tenant shall not use any part of the Center exterior to
the Premises for outside storage. No trash, crates, pallets, or refuse shall be
permitted anywhere on the Center outside of the Building/s by Tenant except in
enclosed metal containers to be located as directed by Landlord. Tenant shall
not park any trucks or trailers, loaded or empty, except in front of the loading
areas.

6.10 Use of Premises. The Premises hereby leased shall be used by Tenant only
for manufacturing, assembling and marketing of chemical distribution systems and
related activities and for no other purposes other than as may hereafter be
approved by Landlord in writing. Tenant shall, at Tenant's expense, comply
promptly with all applicable statutes, ordinances, rules, regulations, orders
and requirements in effect during the term or any part of the term hereof
regulating the use by Tenant of the Premises, including or relating to
industrial hygiene, environmental protection, or the use, analysis, generation,
manufacture, storage, disposal or transportation of any Hazardous Substances (as
defined in Section 6.11 below). Tenant, its employees and all persons visiting
or doing business with Tenant in the Premises shall be bound by and shall
observe the Rules attached to this Lease, as Exhibit B and made a part hereof.

6.11 Hazardous Substances. Tenant shall not cause or permit any Hazardous
Substances (being hazardous or toxic substances, materials, or wastes as
defined or established from time to time by applicable local, state, or federal
ordinances, statutes, or regulations) to be brought upon, or kept or used in or
about the Premises, the Building/s or the Center by Tenant, its agents,
employees, contractors, or invitees, unless (a) such Hazardous Substances are
necessary for Tenant's business (as such business is a permitted use under
Section 6.10 above), and (b) Tenant first obtains the written consent of
Landlord. Whether or not Landlord has given such consent, if a release of Such
Hazardous Substances occurs (whether caused by Tenant or not), Tenant shall
immediately notify Landlord, and as to any such release that has been caused or
permitted by Tenant: (i) Tenant shall immediately and entirely remove such
released Hazardous Substance/s in a manner fully in compliance with all laws
pertaining to the removal and storage or deposit thereof; and (ii) Tenant
hereby agrees to indemnify and hold Landlord harmless as provided in Section 7.3
below, as a result of (a) Tenant's failure or delay in properly complying with
any law, order, rule, or regulation, or other requirements referred to in
Section 6.10 above, or (b) any adverse effect which results from the presence
of, discharge of, or release of any Hazardous Substances in, about or from the
Premises, the Building/s, the Center, or any Common Areas. This indemnification
by Tenant of Landlord shall survive the termination of this Lease. Further, upon
reasonable evidence that a release of a hazardous substance has occurred, Tenant
shall, upon Landlord's demand and at Tenant's sole expense, demonstrate to
Landlord (through such tests, professional inspections, sampling or otherwise as
is, in Landlord's sole judgment, sufficient for the purpose) that Tenant has
fully and completely removed, cleaned up, detoxified or de contaminated any
releases or discharges of Hazardous Substances in or upon the Premises,
Building/s, Center, or Common Areas.

<PAGE>
                                     Page 11

Landlord warrants that as of the date of execution hereof and to the best of its
knowledge, there are no hazardous substances stored on or within the Premises
and Building, utilized in the construction of the Premises and Building or
existing in the Premises and Building that would constitute a violation of any
applicable law, code or ordinance.

Tenant shall be responsible for causing the Premises to at all times be in
compliance with the terms and regulations of the Americans with Disabilities Act
of 1991 (the "ADA"), including, but not limited to, the design and installation
of any improvements, additions or alterations to the Premises, Furthermore,
Tenant shall operate the Premises at all times and its business thereon in a
manner to comply with the ADA. Landlord reserves the right to hereafter modify,
from time to time, the policies, practices, rules regulations and procedures
applicable to the Premises, to the extent necessary to comply with the ADA.

ARTICLE VII. INSURANCE.

7.1 Liability Insurance. Tenant covenants and agrees to maintain on the Premises
at all times during the Lease Term, or any extension or renewal thereof, a
policy or policies of commercial general liability insurance with not less than
$ 1,000,000.00 combined single limit for both bodily injury and property damage.

7.2 Fire and Extended Coverage Insurance. Landlord shall, throughout the Lease
Term, or any extension or renewal thereof, maintain fire and extended coverage
(FEC) insurance on the property owned by Landlord located on the Center in such
amounts and with such deductibles as Landlord shall determine. Landlord shall
not in any way or manner insure any property of Tenant or any property that may
be in the Premises not owned by Landlord. Tenant shall comply with all insurance
regulations so that the lowest fire, lightning, explosion, extended coverage and
liability insurance rates may be obtained; and nothing shall be done or kept in
or on the Premises by Tenant which will cause an increase in the premium for
any such insurance on the Premises or on any Building/s of which the Premises
are a part or on any contents located therein, over the rate usually obtained
for the proper use of the Premises permitted by this Lease or which will cause
cancellation of any such insurance.

7.3 Indemnification of Landlord. Tenant shall indemnify and hold Landlord
harmless from and against any and all actions, claims, demands, costs, damages,
expenses of any kind, and against any and all losses (including loss of rentals
payable by Tenant or other tenants) which may be imposed upon, incurred by, or
asserted against Landlord in connection with loss of life, bodily and personal
injury or damage to property arising from any occurrence in, upon or at the
Premises, or any part thereof, or occasioned wholly or in part by any act or
omission of Tenant or by any one permitted to be on the Premises by Tenant, or
by reason of Tenant's occupancy of the Premises or Tenant's negligent
performance of or failure to perform any of its obligation under this Lease.
Tenant assumes all risk of and Landlord shall not be liable for injury to person
or damage to property resulting from the conditions of the Premises or from the
bursting or leaking of any and all pipes, utility lines, connections, or air
conditioning or heating equipment in, on or about the Premises, or from water,
rain or snow which may leak into, issue or flow from any part of the Building/s.
In case Landlord shall, without fault on its part, be made a party to any
litigation commenced by or against Tenant, then Tenant shall protect and hold
Landlord

<PAGE>
                                     Page 12

harmless and shall pay all costs, expenses and reasonable attorney's fees
incurred or paid by Landlord in connection with such litigation.

7.4 Additional Insured. Any insurance policies of Tenant required or maintained
hereunder shall name Landlord as additional insured.

ARTICLE VIII. EMINENT DOMAIN AND DAMAGE OR DESTRUCTION.

8.1 Eminent Domain. In the event that title to the whole or a substantial part
of the Premises shall be lawfully condemned or taken in any manner for any
public or quasi-public use, this Lease and the term and estate hereby granted
shall forthwith cease and terminate as of the date of vesting of title and
Landlord shall be entitled to receive the entire award, Tenant hereby assigning
to Landlord the Tenant's interest therein, if any. However, nothing herein shall
be deemed to give Landlord any interest in or to require Tenant to assign to
Landlord any award made to Tenant for the taking of personal property or
fixtures belonging to Tenant or for the interruption of or damage to Tenant's
business or for Tenant's moving expenses. A sale to a public or quasi-public
authority under threat of condemnation shall constitute a taking by eminent
domain. In the event that title to a part of the Building/s other than the
Premises shall be so condemned or taken, Landlord may terminate this Lease and
the term and estate hereby granted by notifying Tenant of such termination
within sixty (60) days following the date of vesting of title, and this Lease
and the term and estate hereby granted shall expire on the date specified in the
notice of termination, not less than sixty (60) days after the giving of such
notice, as fully and completely as if such date were the date herein set for the
expiration of the Lease Term, and the Rent hereunder shall be apportioned as of
such date. In the event of any condemnation or taking of any portion of the
parking area of the Center which does not result in a reduction of the parking
area by more than twenty percent (20%), the terms of this Lease shall continue
in full force and effect. If more than twenty percent (20%) of the parking area
is taken, either party shall have the right to terminate this Lease upon giving
written notice to the other party within thirty (30) days of such taking.

8.2 Damage or Destruction. If the Premises, the Building/s or the Center or any
part thereof is damaged by fire or other casualty, cause or condition whatsoever
and Landlord shall determine not to restore said Premises, Building/s or Center,
Landlord may, by written notice to Tenant given within sixty (60) days after
such damage, terminate this Lease, effective as of the date of the damage. If
this Lease is not terminated as above provided and if the Premises are made
partially or wholly untenantable, Landlord, at its expense, shall restore the
same with reasonable promptness to the condition in which Landlord furnished the
Premises to Tenant at the commencement of the Lease Term. Landlord shall be
under no obligation to restore any alteration, improvements or additions to the
Premises made by Tenant or paid for by Tenant, including, but not limited to,
any of the initial tenant finish done or paid for by Tenant or any subsequent
changes, alterations or additions made by Tenant or reimbursed by Tenant.

         If, as a result of fire or other casualty, cause or condition
whatsoever the Premises are made partially or wholly untenantable and, if
Landlord has not given the sixty (60) day notice above provided for and fails
within one hundred twenty (120) days after such damage occurs to

<PAGE>
                                     Page 13

eliminate substantial interference with Tenant's use of said Premises or to
substantially restore said Premises, provided that Landlord has not in good
faith commenced to eliminate such substantial interference with Tenant's use or
to substantially restore the Premises, within said one hundred twenty day
period, Tenant may terminate this Lease after the end of said one hundred twenty
(120) days, effective as of the date such damage occurs, by notice to Landlord
given not later than ten (10) days after expiration of said one hundred twenty
(120) day period. Tenant may not terminate the Lease under this provision if
Landlord has in good faith commenced restoration of the Premises within said one
hundred twenty (120) days, but Landlord is not able to complete restoration
within said one hundred twenty day period due to circumstances beyond the
reasonable control of Landlord and so long as Landlord continues in good faith
to complete such restoration as soon as possible after the end of said one
hundred twenty day period. If the Premises are rendered totally untenantable but
this Lease is not terminated, all Rent shall abate from the date of the fire or
other relevant cause or condition until the Premises are ready for occupancy and
reasonably accessible to Tenant. If a portion of the Premises is untenantable,
Rent shall be prorated on a per diem basis and apportioned in accordance with
the portion of the Premises which is usable by Tenant until the damaged part is
ready for Tenant's occupancy. In all cases, due allowance shall be made for
reasonable delay caused by adjustment of insurance loss, strikes, labor
difficulties or any cause beyond Landlord's reasonable control. In any event,
Tenant shall be responsible for the removal, or restoration, when applicable, of
all its damaged property and debris from the Premises, upon request by Landlord
or else Tenant must reimburse Landlord for the cost of removal.

ARTICLE IX. DEFAULT AND REMEDIES.

9.1 Events of Default. The occurrence of any one or more of the following events
shall constitute a Default and a material breach of this Lease by Tenant.

         9.1 (a) Nonpayment. Failure of Tenant to pay any installment of Rent or
         other sum payable to Landlord hereunder on the date that same is due
         and such failure shall continue for a period of five (5) days; or

         9.1(b) Noncompliance. Failure of Tenant to comply with any term,
         condition or covenant of this Lease, other than the payment of Rent or
         other sum of money, and such failure shall not be cured within fifteen
         (15) days after written notice thereof has been delivered by Landlord
         to Tenant (or, if such default is of such a nature that it cannot be
         cured with due diligence within fifteen (15) days, Tenant shall fail or
         refuse to commence such cure within said fifteen (15) day period and
         thereafter diligently in good faith pursue the same to completion; in
         no event, however, shall the cure period, as extended hereby, exceed
         thirty (30) days); or

         9.1(c) Bankruptcy; Insolvency. The filing by or against Tenant or any
         guarantor of Tenant's obligations hereunder of a petition in bankruptcy
         or for liquidation, or adjudication as a bankrupt or insolvent; or the
         appointment of a receiver or trustee for all or substantially all of
         the assets of Tenant or any such guarantor; or insolvency, the making
         of an assignment for the benefit of

<PAGE>
                                     Page 14

         creditors, or the making of a transfer in fraud of creditors by Tenant
         or any such guarantor; or

         9.1(d) Abandonment. Abandonment by Tenant of any substantial portion of
         the Premises or cessation of use of the Premises for the purpose
         leased.

9.2 Remedies. In the event of the occurrence of any Default, Landlord shall have
the right, without further notice to or demand upon Tenant and without being
liable to Tenant for any damages or to any prosecution therefor, to do any and
all of the following:

         9.2(a) Repossession and Sale. Re-enter and take exclusive possession of
         the Premises with or without force or legal process, refuse to allow
         Tenant to enter the same or have possession thereof, change the locks
         on the doors to the Premises, take possession of any furniture or
         fixtures or other property in or upon the Premises (Tenant hereby
         waiving the benefit of all exemptions bylaw), sell the same at public
         or private sale without notice and apply the proceeds thereof to the
         costs of sale, payment of damages and payment of all sums owing under
         this Lease; and/or

         9.2(b) Re-leasing. Relet the Premises as agent of Tenant for the
         balance of the term of this Lease or for a shorter or longer term and
         receive the rents therefor, applying them first to the payment of the
         expense of such reletting, and second to the payment of damages
         suffered to the Premises, and third to all sums due and to become due
         under this Lease, Tenant remaining liable for and hereby agreeing to
         pay Landlord any deficiency; and/or

         9.2(c) Cancellation. Cancel and terminate the remaining term of this
         Lease, and re-enter and take possession of the Premises free of this
         Lease. Thereafter this Lease shall be null and void and the Rent in
         such case shall be apportioned and paid on and up to the date of such
         entry. Thereafter both parties shall be released and relieved from and
         of any and all obligations thereafter to accrue hereunder. Tenant shall
         be liable for all loss and damage resulting from such breach or
         default; and/or

         9.2(d) Anticipatory Breach. Treat such default as an anticipatory
         breach of this Lease and, as liquidated damages for such default, be
         entitled to the difference, if any, between the sum which, at the time
         of such termination for anticipatory breach represents the then present
         worth (computed at ten percent (10%) per year) of the excess aggregate
         rents and additional rents payable hereunder that would have accrued
         over the balance of the Lease Term (including renewals) had such term
         not been prematurely terminated, over the aggregate market rental value
         of the Premises over the term (including renewals) that the Lease would
         have run had it not been prematurely terminated; and/or

<PAGE>
                                     Page 15

         9.2(e) Attorney's Fees. Recover from Tenant, Landlord's reasonable
         attorney's fees incurred in enforcing its rights hereunder.

9.3 Remedies Cumulative. All rights and remedies expressly provided in this
Lease for Landlord's protection shall be cumulative as to each other and of any
other rights and remedies provided hereunder or by law.

9.4 No. Waiver. A waiver by Landlord of a breach or default by Tenant under the
terms and conditions of this Lease shall not be construed to be a waiver of any
subsequent breach or default or of any other or the same term or condition of
this Lease, and the failure of Landlord to assert any breach or to declare a
default by Tenant shall not be construed to constitute a waiver thereof so long
as such breach or default continues unremedied.

ARTICLE X. MISCELLANEOUS.

10.1 Bankruptcy or Assignment to Trustee. Neither this Lease nor any interest
herein nor any estate hereby created shall pass to any trustee or receiver in
bankruptcy or to any other receiver or assignee for the benefit of creditors or
otherwise by operation of law during the term of this Lease or any renewal
thereof.

10.2 Brokers. Except as may be expressly set forth to the contrary in a Rider
attached hereto, each party represents to the other that no person or entity is
entitled to any brokerage commission or finder's fee on account of the
execution, delivery, and consummation of this Lease. Tenant hereby agrees to
indemnify Landlord and to hold Landlord free and harmless of and from any and
all claims, losses, damages, costs and expenses of whatever nature, including
attorneys' fees and costs of litigation arising from or relating to any
brokerage commissions or finder's fees incurred by Tenant in connection with
this Lease.

10.3 Cautions. The captions in this Lease are for convenience and reference only
and shall in no way be held to modify, amplify, or limit the terms and
provisions in this Lease.

10.4 Certificates of Occupancy. Tenant may, prior to the commencement of the
Lease Term, apply for a certificate of occupancy to be issued by the
municipality in which the Premises are located, but this Lease shall not be
contingent on issuance thereof.

10.5 Entire Agreement. This Lease including its Exhibits and Riders, if any,
contains the entire agreement between the parties and no modification of this
Lease shall be binding upon the parties unless evidenced by an agreement in
writing signed by Landlord and Tenant after the date hereof.

10.6 Joint and Several Liability of Multiple Tenants. If there is more than one
Tenant named herein, the provisions of this Lease shall be applicable to and
binding upon such Tenants jointly and severally.

10.7 Notices. Except as otherwise herein provided, whenever by the terms of this
Lease notice shall or may be given either to Landlord or to Tenant, such notice
shall be in writing and shall be

<PAGE>
                                     Page 16

deemed to have been properly delivered if sent by certified mail, return receipt
requested, postage prepaid, to Landlord at Landlord's Address and to Tenant at
the Premises, or to such other place as Landlord or Tenant may designate in
writing. The date of mailing shall be deemed the date of delivery.

10.8 Partial Invalidity. If any term, covenant, condition or provision of this
Lease or the application thereof to any person or circumstances shall, to any
extent be invalid or unenforceable, then all other provisions of this Lease, or
the application of such term or provision to persons or circumstances other than
those which are held invalid or unenforceable, shall not be affected thereby,
and each and every other term, condition, covenant and provision of this Lease
shall be valid and be enforced to the fullest extent permitted by law.

10.9 Recording. This Lease shall not be recorded by either party without the
written consent of the other.

10.10 Successors. The agreements, covenants and conditions of this Lease shall
be binding upon and inure to the benefit of the heirs, legal representatives,
successors and assigns of each of the parties hereto.

10.11 Use of the Singular; Gender. The terms "Landlord" and "Tenant," and
pronouns representing the same, wherever used herein shall include the plural as
well as the singular, the feminine as well as the masculine.

10.12 CC&Rs. It is hereby acknowledged that the Center is subject to that
certain Declaration of Covenants, Conditions, Restrictions and Easements for
Autoplex II executed by SunCor Development Company and Plumcor Realty Investors
One, L.L.C. on October 23, 1996 and recorded November 1, 1996 as Instrument No.
96-0776288 in the Official Records of Maricopa County, Arizona ("CC&Rs"), the
rules, Articles of Incorporation and Bylaws of the Autoplex II Owners
Association, and the Development Guidelines adopted pursuant to the CC&Rs. Any
violation of the CC&Rs or other documents listed above shall constitute a
default under this Lease.

10.13 Rider. Riders One through Six consisting of 15 pages in all, are attached
hereto and made a part hereof.

         IN WITNESS WHEREOF, the parties have executed this Lease as of the date
hereinabove stated.

                                       LANDLORD:
                                       GENERAL AMERICAN LIFE INSURANCE COMPANY,
                                       a Missouri Corporation

                                       BY: /s/ [ILLEGIBLE]
                                           -------------------------------------
                                           [ILLEGIBLE]
                                           AUTHORIZED REPRESENTATIVE

<PAGE>
                                     Page 17

                                       TENANT:
                                       MEGA SYSTEMS AND CHEMICALS, INC.

                                       BY: /s/ Daniel Robin
                                           -------------------------------------
                                       NAME: Daniel Robin
                                       TITLE: [ILLEGIBLE]

<PAGE>

                                   EXHIBIT A

                             TEMPE BUSINESS CENTER

                                  (FLOOR PLAN)

<PAGE>
                                     Page 19

                                   EXHIBIT B
                                     RULES

1.       Telephone Connections. If Tenant desires telegraphic, cable television,
         or telephone connections, Landlord will direct electricians or
         technicians where the wires are to be introduced, and without such
         direction no boring or cutting for wires shall be permitted.

2.       Submission of Plans. Tenant shall submit to Landlord for Landlord's
         approval, a copy of its construction and equipment layout plan prior to
         commencement of construction. In the event that Tenant is unable to
         obtain Landlord's approval for said plans and layout, this Lease shall
         at Tenant's sole option be deemed null and void and any amounts paid by
         Tenant to Landlord pursuant to this Lease shall be reimbursed to Tenant
         without offset.

3.       No Nuisances. Tenant shall not do or permit anything to be done to
         injure or deface the Building/s nor the woodwork or walls of the
         Premises, nor carry on upon the Premises any noisome, noxious, noisy or
         offensive business, nor conduct an auction therein, nor interfere in
         any way with other tenants or those having business with them, nor
         shall Tenant do or permit anything to be done in the Premises which
         will be dangerous to life, or limb, or which will tend to create a
         nuisance or injure the reputation of the Building/s. Tenant shall not
         use burning fluid, camphene, alcohol, kerosene, or anything else in
         order to light or heat the Premises except steam, gas or electricity.
         Tenant shall not bring into the Premises or keep therein any heating or
         lighting apparatus other than that provided by Landlord; or install any
         air conditioning or air cooling apparatus without the written consent
         of Landlord; or in any way injure, modify, or tamper with any of such
         apparatus in any manner or in violation of the regulations of the Fire
         Department, or with any insurance policy upon said Building/s or any
         part thereof. Tenant shall not do or permit to be done in the Premises
         any activity in conflict with any of the laws, rules or regulations of
         any governmental agency or municipality having jurisdiction, or use the
         Premises for an illegal or immoral purpose. No beer, wine or
         intoxicating liquor shall be sold on or about the Premises without the
         written consent of Landlord in each instance.

4.       Passageways. The sidewalk, passages, lobbies, corridors, elevators
         and stairways shall not be obstructed by Tenant; or used except for
         ingress and egress from and to the Premises. The doors, skylights,
         windows and transoms that reflect or admit light into passageways or
         into any place in said Building/s, shall not be covered or obstructed
         by Tenant.

5.       Water Closets. The water closets and other apparatus shall not be used
         for any purpose other than those for which they were constructed, and
         no sweepings, rubbish, rags or other substances shall be thrown
         therein. Any damage resulting to such apparatus from misuse shall be
         borne by the tenant who shall cause it.

6.       No Lodging. No room or rooms on or about the Premises shall be occupied
         or used as sleeping or lodging apartments.

<PAGE>
                                     Page 20

7.       Lock all Doors. Tenant shall, when leaving the Premises at close of
         business, or unoccupied at any time, lock all doors and windows and for
         any default or carelessness in this respect shall make good all
         injuries sustained by other tenants and by Landlord or by either of
         them, for damages resulting from such default or carelessness.

8.       No Animals. No animal or bird shall be allowed in any part of the
         Premises or Building/s without the consent of Landlord.

9.       No Accumulation of Rubbish. Tenant shall not accumulate or store on or
         about the Premises any waste paper, discarded records, paper files,
         sweepings, rags, rubbish or other combustible matter other than the
         normal accumulation needed to conduct the Permitted Use of the
         Premises, Nothing shall be thrown by Tenant, its employees or guests,
         put of the windows or doors or down the passages or skylights or over
         balcony rails of the Building/s or in the parking areas.

10.      Exclusion of Peace Disturbers. Landlord reserves the right to exclude
         from the Premises or Building/s all drunken persons, idlers, diseased
         persons, peddlers, solicitors, persons of a general character or
         conduct so as to create a disturbance, and persons entering in crowds
         or in such unusual numbers as to cause inconvenience to tenants of the
         Building/s.

11.      Changes to Rules. Landlord reserves the right to change these rules and
         to make such other and further reasonable rules and regulations either
         as it affects one or all tenants as in its judgment may from time to
         time be needed for the safety, care and cleanliness of the Center, for
         the preservation of good order therein or for any other cause so long
         as such change does not adversely affect Tenant's use and quiet
         enjoyment of the Premises. When such changes are made, such modified or
         new rules shall be deemed a part hereof with the same effect as if
         written herein, when a copy shall have been delivered to Tenant or left
         with some person in charge of the Premises.

12.      No Live Christmas Trees. No live or fresh cut Christmas Trees are
         permitted on or about the Premises.

<PAGE>
                                     Page 21

                                    RIDER ONE

                       MONTHLY RENTAL RATE FOR BUILDING 5

                  Months 1 through 60        $39,184.00/mo. ($.74/sq. ft. NNN)
                  Months 61 through 120      $42,361.00/mo. ($.80/sq. ft. NNN)

The foregoing rents are based upon the anticipated construction of approximately
9,409 sq. ft. of mezzanine space, for a total Premises square footage of 52,951
sq, ft. In the event the final square footage of the mezzanine space exceeds
9,409 sq. ft., the monthly rental rate for the initial term set forth above, the
renewal terms set forth in Rider Two, and the Purchase Price set forth in Rider
Three shall be increased on a per square foot basis at the per square foot rate
set forth in this Lease for such term or price, as applicable. In the event of
an increase in rent or price pursuant to the foregoing sentence, Landlord and
Tenant shall enter into an amendment of this Lease to reflect said adjustment.

                                           INITIALS:

                                           LANDLORD: /s/ [ILLEGIBLE]
                                                    ----------------------
                                           TENANT: [ILLEGIBLE]

<PAGE>
                                     Page 22

                                    RIDER TWO

                                 RENEWAL OPTION

         Tenant shall have the right and option to renew this Lease for two (2)
additional terms of five (5) years each in accordance with the terms and
conditions below:

(a)      Tenant shall deliver to Landlord written notice of the exercise of
         Tenant's option to renew the Lease for an additional five (5) year term
         ("EXTENSION NOTICE") no later than twelve (12) months prior to the end
         of the initial Lease Term or applicable renewal period. In the event
         Tenant does not renew the Lease for the first renewal period, Tenant
         shall not be entitled to the second renewal period.

(b)      Tenant, at the time of the delivery of the Extension Notice, shall not
         be in default under the Lease.

(c)      The Base Rent during the extended Term shall be equal to the lesser of:
         (i) the Fair Market Rent for buildings on the market available for
         lease in Tempe, Arizona that are similar to the Premises and that have
         building features including, but not limited to, similar age, quality
         of construction, similar office improvements, similar parking ratios,
         building clear height and loading features (the "FAIR MARKET RENT") and
         (ii) the following:

              Months 121 through 180       $45,538.00/mo ($.86/sq. ft. NNN)*
              Months 181 through 240       $49,244.00/mo ($.93/sq. ft. NNN)*

              *Rent schedule is subject to modification pursuant to Rider One.

         Following receipt by Landlord of the Extension Notice, Landlord and
         Tenant shall have thirty (30) days to agree upon the Fair Market Rent
         to be charged Tenant during the extended Term, if applicable, with such
         Fair Market Rent to be unchanged during each year of the, five (5) year
         extended Term.

(d)      In the event that the Landlord and Tenant are unable mutually to agree
         on the Fair Market Rent within thirty (30) days after Landlord's
         receipt of tenant's written exercise of its option to renew the Lease,
         then Landlord and Tenant shall each appoint an M.A.I. qualified
         appraiser at each party's expense. Within thirty (30) days each
         appraiser shall render a separate report on their respective opinion of
         Fair Market Rent at the time of each renewal option. To the extent that
         the two appraisers' rental rates are within five percent (5%) of each
         other's rent, then the average of the two appraiser's rents shall
         apply. If the two appraisers' opinions of the Fair Market Rent are not
         within five percent (5%) of each other's rent then a third M.A.I.
         appraiser shall be appointed by the two appraisers to arbitrate and
         reach the final determination of the Fair Market Rent at the time of
         the renewal option(s).

<PAGE>
                                     Page 23

(e)      Upon determination of the applicable rent for the renewal period, in
         accordance with the terms of this Rider, Landlord and Tenant shall
         execute an agreement (the "EXTENSION AGREEMENT") which sets forth the
         new term and the new rental rate, but which otherwise incorporates all
         the terms and conditions of this Lease.

(f)      The Renewal Option set forth in this Rider is personal to Tenant and
         may not be exercised or assigned voluntarily or involuntarily by or to
         anyone other than Tenant, other than Tenant's successor-in-interest
         with respect to the Leased Premises, without Landlord's prior written
         consent in its sole discretion.

                                                INITIALS:

                                                LANDLORD: /s/ [ILLEGIBLE]
                                                         -------------------
                                                TENANT: [ILLEGIBLE]

<PAGE>

                                     Page 24

                                   RIDER THREE

                     PURCHASE RIGHT OF FIRST REFUSAL/OPTION

For and in consideration of the rentals and other agreements of this Lease and
Rider, Landlord hereby grants to Tenant the right of first refusal ("Right") and
option ("Option") to purchase the Premises (Building 5) upon the following terms
and conditions.

         (a)      Option Period. The Option shall run during the first six (6)
                  months of the Lease Term.

         (b)      Exercise of Option. Provided Tenant is not in default under
                  the Lease and further provided that, at the same time as
                  Tenant's exercise of the Option hereunder, Tenant exercises
                  its option to purchase Building 4 of the Center under the
                  Standard Form of Industrial Lease between Landlord and Tenant
                  of even date herewith relating to the leasing of Building 4 to
                  Tenant, the Option may be exercised at any time prior to the
                  expiration of the Option Period by written notice to Landlord
                  as provided in Lease paragraph 10.7.

         (c)      Option Purchase Price. Upon Tenant's exercise of the Option,
                  the purchase price for the Premises shall be $4,977,394.00
                  ($94.00/sq. ft.)* payable by Tenant to Landlord in certified
                  funds at closing.

                  * The purchase price is subject to modification pursuant to
                  Rider One.

         (d)      Right of First Refusal Period. The Right shall run during the
                  first twelve (12) months of the Lease Term;

         (e)      Right of First Refusal. At any time during the first twelve
                  (12) months of the Lease Term, if Landlord receives any offer
                  that it intends to accept for the purchase of the Premises,
                  Landlord shall notify and advise Tenant of such offer and
                  intended acceptance and all of the terms and provisions
                  thereof. Tenant shall have ten (10) calendar days thereafter
                  in which to advise Landlord in writing that it agrees to
                  purchase the Premises: (i) on all of such same terms,
                  including, without limitation, the purchase price, set forth
                  in the bona fide offer; or (ii) at the Option purchase price
                  set forth in subpart (c) above (subject to any adjustments
                  pursuant to Rider One). If Landlord does not receive notice of
                  Tenant's exercise of its Right within said ten (10) day
                  period, Tenant shall be deemed to have waived its Right with
                  respect thereto, and Landlord may sell the Premises to anyone
                  else at a price and on terms and conditions no more favorable
                  than those set forth in the written notice to Tenant.

<PAGE>
                                     Page 25

         (f)      Title Commitment and Survey. (The following terms and
                  conditions shall apply to a closing hereunder except to the
                  extent superseded by the terms of a bona fide offer being
                  matched pursuant to (e)(i) above.)

                  (i)      Promptly upon Landlord's receipt of the notice
                           required in Section (b) or (e) above, Landlord shall
                           obtain and deliver or cause to be delivered to Tenant
                           a survey of the Premises and a commitment for an
                           owner's policy of title insurance to be issued to
                           Tenant upon closing in the amount of the applicable
                           purchase price. Such commitment and policy shall show
                           good and merchantable title in Landlord, subject only
                           to taxes and special assessments for the current and
                           subsequent years, restrictions, conditions, and
                           covenants of record, rights of parties in possession,
                           and easements, rights-of-way, and mineral
                           reservations, if any, of record.

                  (ii)     Tenant shall, within ten (10) days after receiving
                           the commitment for said owner's title insurance
                           policy, deliver to Landlord written specifications of
                           any objections to the title. Should any material
                           defect be found in said title and be not removed
                           within thirty (30) days of such notice thereof, the
                           contract formed pursuant hereto shall become
                           absolutely null and void.

         (g)      Closing. (The following terms and conditions shall apply to a
                  closing hereunder except to the extent superseded by the terms
                  of a bona fide offer being matched pursuant to (e)(i) above.)

                  (i)      Settlement shall be made and Deed delivered at the
                           offices of the title company issuing the title policy
                           provided for hereunder or at a duly appointed agent
                           thereof on or before sixty (60) days from Landlord's
                           receipt of the notice required in Section (b) or (e)
                           above, as applicable, or at such other time or place
                           as may be mutually agreed upon.

                  (ii)     The deed to Tenant shall be a Special Warranty Deed
                           conveying the Premises by way of the proper legal
                           description thereof, subject to the above exceptions.

                  (iii)    At closing, there shall be appropriately pro-rated
                           and adjusted between Landlord and Tenant ad valorem
                           taxes and special assessments for the current year as
                           of the date of closing, Landlord being charged and
                           credited for all of same up to such date and Tenant
                           being charged and credited for all of same on and
                           after such date. Tenant shall be responsible for
                           purchasing separately its own policy of hazard
                           insurance upon the Premises.

                  (iv)     Landlord shall be responsible for the cost of the
                           owner's title policy to Tenant and the commitment
                           therefor; one-half of any escrow service fee charged
                           for closing; state revenue stamps, if any, required
                           upon the Special Warranty Deed to be delivered
                           hereunder; recording fees;

<PAGE>
                                     Page 26

                           Landlord's own attorney's fees; proratable items
                           chargeable to Landlord; and any other incidental
                           expenses customarily borne by sellers of real estate
                           in Tempe, Arizona not otherwise specifically provided
                           for herein. Tenant shall be responsible for the cost
                           of one-half of any escrow service fee charged for
                           closing; Tenant's own attorney's fees; proratable
                           items chargeable to Tenant at closing; and any other
                           incidental expenses customarily borne by purchasers
                           of real estate in Tempe, Arizona not otherwise
                           specifically provided for herein.

         (h)      Commissions. Upon and only upon the completion of the closing
                  of this sale transaction, Landlord shall pay to CB Commercial
                  Real Estate Group, Inc. a real estate sales brokerage
                  commission in accordance with its agreement with said broker.
                  Otherwise, Landlord and Tenant each represent to one another
                  that neither has knowledge of any involvement of any broker in
                  connection with this purchase and sale.

         (i)      Condition of Premises. Tenant acknowledges that in the event
                  it exercises the Right or Option, it will purchase the
                  Premises in its condition at the time of exercise, "as is",
                  and without representation or warranty from Landlord with
                  respect to the condition of the Premises including, but not
                  limited to, the condition of the soil, presence of hazardous
                  materials or contaminants, and other physical characteristics.
                  Tenant shall rely solely upon its own independent
                  investigation concerning the physical condition of the
                  Premises.

         (j)      Remedies. If the contract formed pursuant to this Rider fails
                  to close because of the failure to perform on the part of
                  Tenant (other than termination pursuant to any right granted
                  to Tenant to do so), Landlord may, at its option, declare such
                  contract null and void. If such contract fails to close
                  because of Landlord's non-performance (other than Landlord's
                  inability to deliver good and merchantable title hereunder),
                  Tenant shall be entitled to specific performance or other
                  appropriate remedies at law or in equity. If such contract
                  fails to close because Tenant elects to terminate such
                  contract pursuant to any right granted Tenant to do so or
                  because Landlord is unable to deliver good and merchantable
                  title hereunder, this contract shall rescind and cease effect
                  without further liability of any party hereto; provided,
                  however, such contract termination shall not affect the Lease,
                  which Lease shall continue in full force and effect. This
                  Rider and all rights conferred to Tenant herein shall wholly
                  extinguish and cease effect in the event that Tenant, after
                  having indicated its intent to exercise its Option or Right,
                  thereafter fails to perform in closing said purchase within
                  the time allowed under this Rider.

         (k)      Time of Essence. Time is of the essence of the contract formed
                  pursuant to this Right of First Refusal/Option to Purchase and
                  of all the terms and conditions hereof.

<PAGE>
                                     Page 27

         (l)      Binding Effect. Any contract pursuant to this Rider shall
                  inure to the benefit of and be binding upon the parties hereto
                  and their heirs, executors, administrators, successors and
                  assigns.

         (m)      Contract. This Rider shall become a contract of purchase and
                  sale between the parties hereto according to all of the terms
                  hereof upon Tenant's exercise of the Right or Option pursuant
                  to paragraph (b) or (e) above.

         (n)      Marketing. Nothing herein shall prohibit or restrict
                  Landlord's ability to advertise or market the Premises for
                  sale or to enter into negotiations with any third party
                  related to the sale of the Premises.

                                  FULL SIGNATURE:

                                  LANDLORD:

                                  GENERAL AMERICAN LIFE INSURANCE COMPANY

                                  By: /s/ [ILLEGIBLE]
                                      ------------------------------------------
                                      Name: [ILLEGIBLE]
                                      Title: AUTHORIZED REPRESENTATIVE

                                  TENANT:

                                  MEGA SYSTEMS AND CHEMICALS, INC.

                                  By: /s/ [ILLEGIBLE]
                                      ------------------------------------------
                                      Name: [ILLEGIBLE]
                                      Title: [ILLEGIBLE]

<PAGE>
                                     Page 28

                                   RIDER FOUR

       RIGHT OF FIRST REFUSAL AND RENTAL RATE OPTION FOR BUILDINGS 3 AND 7

Landlord hereby grants to Tenant a Right of First Refusal for Buildings 3 and 7
of Tempe Business Center during the first twelve (12) months of the Lease Term
in accordance with the terms and conditions below:

(a)      Bona Fide Offer. At any time during the aforementioned twelve (12)
         month period, if Landlord receives any offer that it intends to accept
         for the purchase or lease of Building 3 and/or 7, then Landlord shall
         notify and advise Tenant of such offer and intended acceptance, and all
         of the terms and provisions thereof. Tenant shall have ten (10)
         calendar days thereafter in which to advise Landlord in writing that it
         agrees to purchase or lease the subject property, as applicable, on all
         of the same terms and conditions as set forth in said offer; provided
         however, in exercising its Right of First Refusal to lease said
         Buildings, the Tenant shall have the right to elect whether the terms
         and conditions of said lease would be: (i) the same as set forth in the
         bona fide offer; or (ii) the Established Terms set forth in subpart (c)
         below.

(b)      Waiver. If Landlord does not receive notice of Tenant's exercise of its
         Right of First Refusal and any related election within said ten (10)
         day period, Tenant shall be deemed to have waived its Right of First
         Refusal with respect thereto, and Landlord may lease or sell the
         subject property, as applicable, to anyone else at a rental or price
         and on terms and conditions no more favorable than those set forth in
         the written notice to Tenant. This Rider and all rights conferred to
         Tenant herein shall wholly extinguish and cease effect in the event
         that Tenant, after having indicated its intent to exercise its right to
         lease or purchase hereunder, thereafter fails to perform in closing
         said lease or purchase within the time allowed under the bona fide
         offer relating thereto.

(c)      Established Terms.

         (i)      At any time during the aforementioned twelve (12) month
                  period, in the event the Tenant desires to lease Building 3 or
                  7 of Tempe Business Center prior to any bona fide offer being
                  made to lease said Building or, in the event that a bona fide
                  offer to lease said Building has been presented to Tenant
                  pursuant to subpart (a) above, Tenant shall have the right to
                  elect to lease the Building for a ten (10) year term at the
                  applicable rental rate and allowance for tenant improvements
                  set forth in the Lease Rate Price Schedule below, on all of
                  the same terms and provisions as this Lease, other than the
                  Riders to this Lease (Riders One through Six, including this
                  Rider Four), and with a lease guaranty by U.S. Filter on the
                  same terms and provisions as provided with this Lease.

<PAGE>
                                     Page 29

                            LEASE RATE PRICE SCHEDULE

<TABLE>
<CAPTION>
BUILDING NUMBER
 /SQUARE FEET                     TENANT T.I.                    TERM                             LEASE RATE
---------------                   -----------                    ----                             ----------
<S>                              <C>                   <C>                                        <C>
        3                        $ 8.00/Sq.Ft.         Months 1 through 60:                       $.63/sf NNN*
   21,138                                              Months 61 through 120:                     $.73/sf NNN*

        7                        $10.00/Sq.Ft.         Months I through 60:                       $.70/sf NNN*
    8,926                                              Months 61 through 120:                     $.81/sf NNN*
</TABLE>

                  *The rent shall increase on a per square foot basis if the
                  building square feet exceeds the applicable square footage
                  listing set forth above.

         (ii)     In the event Tenant exercises a Right of First Refusal to
                  lease Building 3 or 7 pursuant to the Established Terms set
                  forth in this subpart (c), Tenant shall have the right and
                  option to renew said lease for two (2) additional terms of
                  five (5) years each in accordance with the terms and subject
                  to the provisions of Rider Two of this Lease; provided,
                  however, the Base Rent during the extended term shall be at
                  the rate set forth below:

<TABLE>
<CAPTION>
BUILDING NUMBER
 /SQUARE FEET                       TERM                            LEASE RATE
---------------                     ----                            ----------
<S>                        <C>                                     <C>
        3                  Months 121 through 180:                 $ .84/sf NNN*
   21,138                  Months 181 through 240:                 $ .96/sf NNN*

        7                  Months 121 through 180:                 $ .93/sf NNN*
    8,926                  Months 181 through 240:                 $1.07/sf NNN*
</TABLE>

                  *The rent shall increase on a per square foot basis if the
                  building square feet exceeds the applicable square footage
                  listing set forth above.

         (iii)    Upon entering into a lease for Building 3 or 7 pursuant to
                  this subpart (c), as a Tenant Improvement Allowance to Tenant,
                  Landlord shall make a payment to Tenant at the applicable rate
                  set forth in the Lease Rate Price Schedule above. Such payment
                  shall be made by Landlord to Tenant upon completion of tenant
                  improvements which are designed and constructed in accordance
                  with the procedures set forth in Rider Five and satisfaction
                  of the conditions for payment set forth in such Rider, or as
                  otherwise mutually agreed to by the parties.

(d)      Term Adjustment. Notwithstanding anything herein to the contrary, in
         the event Tenant exercises a Right of First Refusal to lease Building 3
         or 7 during the first twelve (12) months of the Lease Term, and the
         applicable lease term for Building 3 or 7 is ten (10) years, the first
         year of the lease term for Building 3 or 7, as applicable, shall be
         reduced so that the lease term under said lease shall equal to the
         remaining portion of the ten (10) year initial lease term for this
         Lease (Building 5).

(e)      Marketing. Nothing herein shall prohibit or restrict Landlord's ability
         to advertise or market Buildings 3 and 7 for sale or leasing or to
         enter into negotiations with any third

<PAGE>
                                     Page 30

         party related thereto; provided, however, any sale of said Buildings
         (which Tenant does not elect to pursue hereunder) shall be subject to
         Tenant's Right of First Refusal to lease set forth herein.

(f)      Termination of Right of First Refusal. This Rider Four and all rights
         conferred to Tenant herein shall wholly extinguish and cease effect in
         the event that Tenant, after having indicated its intent to exercise
         its Right of First Refusal or Rental Rate Option, thereafter fails to
         perform in entering into said lease or purchase within the time period
         set forth in the bona fide offer or allowed under this Rider.

                                             INITIALS:

                                             LANDLORD: /s/ [ILLEGIBLE]
                                                       ---------------
                                             TENANT: [ILLEGIBLE]

<PAGE>
                                     Page 31

                                   RIDER FIVE

                               TENANT IMPROVEMENTS

1.       Tenant Improvements. Reference herein to "Tenant Improvements" shall
         include all work to be done in the Premises pursuant to the Tenant
         Improvement Plans (defined in Paragraph 2 below), including, but not
         limited to, mezzanine space, partitioning, doors, ceilings, floor
         coverings, wall finishes (including paint and wall covering),
         electrical (including lighting, switching, etc.), plumbing, fixtures,
         heating, ventilating and air conditioning, fire protection, cabinets
         and other millwork.

2.       Tenant Improvements Plans. The architect and contractor which Tenant
         desires to utilize for the Tenant Improvements shall be subject to
         Landlord's prior approval. Immediately after the execution of the
         Lease, Tenant agrees to meet with Tenant's space planner for the
         purpose of promptly preparing a space plan for the layout of the
         Premises, and shall submit such space plan to Landlord in a timely
         manner. Based upon such space plan, Tenant's architect shall prepare
         final working drawings and specifications for the Tenant Improvements.
         Such final working drawings and specifications are referred to herein
         as the "Tenant Improvement Plans." The Tenant Improvement Plans shall
         be approved by Landlord and Tenant and shall thereafter be submitted to
         the appropriate governmental body by Tenant's architect for plan
         checking and the issuance of a tenant improvement permit. Landlord
         shall not unreasonably withhold its approval of the Tenant Improvement
         Plans provided, that (a) such plans conform to applicable governmental
         regulations and necessary governmental permits and approvals have been
         secured; (b) the proposed Tenant Improvements are of a nature and
         quality that are consistent with the overall objectives of Landlord for
         the Building; and (c) the proposed Tenant Improvements will not
         unreasonably delay Tenant's completion of the Tenant Improvements and
         opening for business. Tenant, upon Landlord's approval, shall cause to
         be made to the Tenant Improvement Plans any changes necessary to obtain
         the tenant improvement permit. After final approval of the Tenant
         Improvement Plans, no further changes may be made thereto without the
         prior written approval from both Landlord and Tenant, and then only
         after agreement by Tenant to pay any net excess costs resulting from
         the design and/or construction of such changes. Tenant hereby
         acknowledges that any such changes shall be subject to the terms of
         Paragraph 4 below. All Tenant Improvements made shall remain on and be
         surrendered with the Premises upon expiration of the Term.

3.       Construction of Tenant Improvements. After the Tenant Improvement Plans
         have been prepared and approved, the final pricing has been approved, a
         contractor selected, a building permit for the Tenant Improvements has
         been issued and the Building shell is completed to such an extent so as
         to allow all or specified portions of the Tenant Improvement
         construction to begin without disruption of completion of the Building
         shell and core construction, Landlord shall permit the Tenant
         Improvement contractor and Tenant's consultants and subcontractors to
         begin installation of the Tenant Improvements in accordance with the
         Tenant Improvement Plans. Tenant shall supervise the completion

<PAGE>
                                     Page 32

         of such work and shall use reasonable commercial efforts to secure
         substantial completion of the work on or before December 31, 1999. The
         cost of such work shall be paid as provided in Paragraph 4 below.

4.       Payment for the Tenant Improvements.

         (a)      Landlord hereby grants to Tenant a "Tenant Improvement
                  Allowance" of $1,588,530.00. The Tenant Improvement Allowance
                  shall only be used for:

                  (i)      Payment of the cost of preparing the space plan and
                           the Tenant Improvement Plans, including mechanical,
                           electrical, plumbing and structural drawings and of
                           all other aspects necessary to complete the Tenant
                           Improvement Plans. The Tenant Improvement Allowance
                           will not be used for the payment of extraordinary
                           design work or for payments to any other consultants,
                           designers or architects other than Tenant's
                           architect, which excluded costs shall be borne solely
                           by Tenant.

                  (ii)     The payment of plan check, permit and license fees
                           relating to construction of the Tenant Improvements.

                  (iii)    Construction of the Tenant Improvements, including,
                           without limitation, the following (see subpart (b)
                           for provisions applicable to mezzanine space):

                           (aa)     Installation within the Premises of all
                                    partitioning, doors, floor coverings,
                                    coatings, wall coverings and painting,
                                    millwork and similar items;

                           (bb)     All electrical wiring, lighting fixtures,
                                    outlets and switches, and other electrical
                                    work to be installed within the Premises;

                           (cc)     The furnishing and installation of all duct
                                    work, terminal boxes, diffusers and
                                    accessories required for the completion of
                                    the heating, ventilation and air
                                    conditioning systems within the Premises,
                                    including the cost of motor and key control
                                    for after-hour air conditioning;

                           (dd)     Any additional Tenant requirements
                                    including, but not limited to, odor control,
                                    special heating, ventilation and air
                                    conditioning, noise or vibration control or
                                    other special systems;

                           (ee)     All fire and life safety control systems
                                    such as fire walls, sprinklers, halon and
                                    fire alarms, including piping, wiring and
                                    accessories, installed within the Premises;

<PAGE>
                                     Page 33

                           (ff)     All plumbing, fixtures, pipes and
                                    accessories to be installed within the
                                    Premises;

                           (gg)     Testing and inspection costs; and

                           (hh)     Contractor's fees, including but not limited
                                    to any fees based on general conditions.

         (b)      Tenant intends to construct 9,409 sq. ft. of mezzanine space
                  in the Premises. After the Tenant Improvement Plans relating
                  to the construction of the mezzanine space have been approved
                  by Landlord, Landlord shall obtain three (3) bids from
                  contractors for the construction of said mezzanine space. The
                  dollar amount of the lowest of the three (3) bids shall be the
                  amount of the "Mezzanine Space Reimbursement." Tenant shall
                  then select a contractor approved by Landlord to construct the
                  mezzanine space. Landlord shall grant Tenant an allowance for
                  the construction of the mezzanine space in the amount of the
                  Mezzanine Space Reimbursement, to be paid in accordance with
                  subpart (c) below.

         (c)      The Tenant Improvement Allowance and the Mezzanine Space
                  Reimbursement shall be paid in installments as follows:

                  (i) Tenant shall submit to Balmer Architectural Group Tenant's
                  request for disbursement relating to the construction of
                  Tenant Improvements, together with invoices and supporting
                  documentation relating to work performed through the date of
                  Tenant's request; Balmer Architectural Group shall inspect the
                  Premises and the work, at the cost and expense of Tenant, and,
                  if said work has been appropriately completed, shall deliver
                  to Landlord an executed AIA draw request with all pertinent
                  invoices and supporting documentation reflecting that all
                  costs and expenses incurred by Tenant in construction of said
                  improvements through the date of the request shall be paid in
                  full out of the requested disbursement and that the general
                  contractor and all major, material contractors,
                  sub-contractors, suppliers and materialmen who furnished any
                  labor, services, materials and equipment in the connection
                  with the work for which the request is being made have
                  executed conditional lien waivers in content satisfactory to
                  Landlord. Also, Landlord, its duly authorized representatives,
                  and/or an engineer hired by Landlord, but whose reasonable
                  costs and expenses shall be paid by Tenant, shall have the
                  right to inspect the work prior to any such disbursement.
                  Landlord shall process requests for disbursement, by payment
                  or denial, as appropriate, on a net thirty (30) day basis.
                  Tenant shall not submit requests for disbursement more than
                  one (1) time per month or for amounts less than $50,000.00.

                  (ii) Notwithstanding anything herein to the contrary, as a
                  condition to any request for disbursement following the
                  initial disbursement hereunder, Tenant shall deliver to
                  Landlord unconditional lien waivers executed by the general
                  contractor

<PAGE>
                                     Page 34

                  and all major, material contractors, sub-contractors,
                  suppliers and materialmen who furnished any labor, services,
                  materials and equipment in connection with the work for which
                  the most recent prior disbursement was made hereunder, in
                  content satisfactory to Landlord. In the event Tenant fails to
                  deliver appropriate unconditional lien waivers as set forth
                  above, Landlord shall be entitled to withhold any further
                  disbursements for Tenant Improvements and the mezzanine space
                  until said unconditional lien waivers are received; and

                  (iii) In the event that the cost of installing the Tenant
                  Improvements (other than the mezzanine space) shall exceed the
                  Tenant Improvement Allowance and/or the cost of installing the
                  mezzanine space shall exceed the Mezzanine Space
                  Reimbursement, or if any of the Tenant Improvements are not to
                  be paid out of the Tenant Improvement Allowance as provided in
                  Paragraph 4(a) above, the excess shall be paid by Tenant.

         (d)      Any unused portion of the Tenant Improvement Allowance or
                  Mezzanine Space Reimbursement upon completion of the Tenant
                  Improvements (including the mezzanine space) shall not be
                  refunded to Tenant or be available to Tenant as a credit
                  against any obligations of Tenant under the Lease.

                                    INITIALS:

                                    LANDLORD:/s/ [ILLEGIBLE]
                                             ---------------
                                    TENANT: [ILLEGIBLE]

<PAGE>
                                     Page 35

                                    RIDER SIX

                                 BROKER MATTERS

Landlord and Tenant each represent to the other that they have not entered into
any agreement or incurred any obligation in connection with this transaction
which might result in the obligation to pay a brokerage commission to any broker
other than CB Richard Ellis, on behalf of Landlord, and Colliers International,
on behalf of Tenant. Landlord agrees to pay the six percent (6%) (Lease years
1-5) and thereafter three percent (3%) (Lease years 6-10) commission due to CB
Commercial in connection with this Lease (which CB Richard Ellis shall split
with Colliers International, as appropriate). Landlord shall also pay CB Richard
Ellis its appropriate commission upon Tenant's purchase of the Premises pursuant
to its Purchase Option (which CB Richard Ellis shall split with Colliers
International, as appropriate) and upon any leasing or sale of Building Three or
Seven pursuant to the Right of First Refusal granted in this Lease. In the event
Tenant purchases the Premises pursuant to its Purchase Option, all leasing
commissions previously paid shall be credited against the sale commission to be
paid at the time of said purchase.

                                           INITIALS:

                                           LANDLORD: /s/ [ILLEGIBLE]
                                                    -------------------
                                           TENANT: [ILLEGIBLE]

<PAGE>

                                 LEASE GUARANTY

         In order to induce GENERAL AMERICAN LIFE INSURANCE COMPANY
("Landlord"), a Missouri corporation having an address at 700 Market Street, St.
Louis, Missouri 63101 to enter into a Lease with MEGA SYSTEMS AND CHEMICALS,
INC. ("Tenant"), a Delaware corporation whose address is 40-004 Cook Street,
Palm Desert, CA 92111 of a portion of the premises known as 1320 West Auto
Drive, Tempe, Arizona, the undersigned, ("Guarantor"), for valuable
consideration, the receipt and adequacy of which are hereby acknowledged, hereby
unconditionally and irrevocably guarantees to Landlord the prompt payment by
Tenant of all sums which may become due and payable from time to time, and the
performance by Tenant of all other duties and obligations for which it may be
obligated from time to time, under the terms of the Lease, including any and all
extensions and renewals thereof.

         Guarantor hereby represents to Landlord that Guarantor will receive
substantial benefit from its execution and delivery of this Guaranty and that
such execution is in the interests of Guarantor.

         Guarantor hereby waives notice of acceptance of this Guaranty, waives
diligence, presentment, and suit on the part of Landlord in the enforcement of
any liability, obligation, or duty guaranteed hereby. Guarantor's obligations
hereunder are not conditional upon notice or demand, except as expressly set
forth herein.

         Landlord shall use best efforts to send to Guarantor copies of any
notice of default sent to Tenant simultaneously with the delivery of such notice
to Tenant. Guarantor shall have the right, but not the obligation, in place of
Tenant to cure said default within the cure period provided to Tenant under the
Lease; provided, however, Guarantor's cure period shall not begin to run until
Guarantor receives said written notice of Tenant's default. Copies of notices of
default shall be sent by certified mail, return receipt requested, postage
prepaid, or by overnight delivery, addressed to Guarantor at the address set
forth above, or to such other address as may be hereafter designated by
Guarantor in writing. Notice sent by certified mail, return receipt requested,
postage prepaid, shall be deemed received three days after deposit in U.S. Mail,
and notice sent by overnight delivery shall be deemed received upon delivery or
first attempted delivery.

         No agreement of Landlord and Tenant to modify, amend, sublease or
terminate the Lease shall be binding on the Guarantor unless Guarantor has
consented to such action in writing. Guarantor's consent hereunder shall not be
unreasonably withheld.

         Suit may be brought and maintained against Guarantor, by Landlord, to
enforce any liability, obligation, or duty guaranteed hereby, without joinder of
Tenant or any other person. The liability of Guarantor hereunder shall not be
impaired, modified, changed, released, or limited in any manner whatsoever by
(i) the invalidity, irregularity, unenforceability or other legal infirmity of
the obligations of the Lease, or any other documents executed in connection
therewith, as to Tenant for any reason; (ii) the unavailability of any remedy
for the enforcement thereof, for any reason whatsoever; (iii) the release of
Tenant from observance or performance of any of the agreements, covenants, terms
or conditions under any of said documents or instruments by operation of law,
whether with or without notice; or (iv) any exculpatory provision contained in
the Offer. No assignment, sublease, modification, amendment, expiration or
termination of the Lease or any of the documents or instruments executed in
connection therewith shall release Guarantor from its obligations hereunder
unless such assignment, sublease, modification, amendment, expiration or
termination releases Tenant from its obligations under the Lease.

<PAGE>

                                     Page 2

         In the event any payment or performance by Tenant under the Lease is
held to constitute a preference under the bankruptcy laws, or if, for any other
reason, Landlord is required to refund such payment or pay the amount thereof to
any other party, such payment by Tenant to Landlord shall not constitute a
release of Guarantor from any liability hereunder, and this Guaranty shall
continue to be effective or shall be reinstated, as the case may be, to the
extent of any such payment or payments.

         In the event default is made in the prompt payment or performance of
any amounts or actions when due and the matter is placed in the hands of an
attorney for collection or enforcement or suit is brought on same or is
collected or enforced through any legal proceedings whatever, then the
undersigned agrees and promises to pay, in addition to all other sums due, all
costs of said collection and enforcement, including a reasonable attorney's fee.

         Guarantor shall have the right to assigns its duties, liabilities and
obligations only upon the prior written consent of Landlord, not to be
unreasonably withheld, and further conditioned upon satisfaction all of the
following requirements: i) the assignment must take place in the context of an
assignment of the Lease by Tenant, with Landlord's consent and in which Tenant
is released from all further duties, liabilities and obligations of Tenant under
the Lease; and ii) the assignee of Guarantor (or the assignee of Tenant) must
have a net worth and annual gross revenues at the date of the assignment in
excess of the net worth and annual gross revenues of Guarantor at the date of
this Guaranty, as determined by generally accepted accounting principles.

         This Guaranty shall be construed in accordance with and governed by the
laws of the State of Arizona; and Landlord and Guarantor hereby agree that any
action or dispute between Beneficiary and Guarantor with respect to this
Guaranty may be asserted and maintained in any court of competent subject matter
jurisdiction.

         This Guaranty shall be binding upon Guarantor and the successors of
Guarantor, and shall inure to the benefit of Landlord and Landlord's successors
and assigns, but upon termination of the Lease and satisfaction in full of all
of Tenant's obligations thereunder, this Guaranty shall then become null and
void and of no further effect.

         EXECUTED on 6/15/99

                                 UNITED STATES FILTER CORPORATION, a
                                 Delaware corporation

                                 By: /s/ David J. Shimmon
                                     -------------------------------------------
                                 Name: DAVID J. SHIMMON
                                 Title: PRESIDENT - COO
                                        Duly Authorized

<PAGE>

                                 BROOKHILL CORP.

MICHAEL J. HONG
PRESIDENT

March 29, 2001

VIA FACSIMILE

Mr. Dave Roy
Mega Systems & Chemicals, Inc.
1320 West Auto Drive
Tempe, AZ 85284

Re:   1320 West Auto Drive, Tempe, Arizona

Dear Dave:

As you are now aware your Landlord has changed its name to TBC 2000, LLC. Please
update your certificate of insurance to reflect the new name (TBC 2000, LLC) as
an additional insured, A copy of the new certificate may be mailed to the
address listed below.

If you have any questions, please call our office at (310) 314-2400.

Very truly yours,

TBC 2000, LLC
By: Brookhill Corn, Manager

/s/ Alissa Goss
--------------------------
Alissa Goss, Secretary to Michael J. Hong

MJH:ag

cc:    Dee May Baker
       Margaret Chang
       Arnold and Anita Rosenstein

      2716 OCEAN PARK BOULEVARD, SUITE 2011, SANTA MONICA, CALIFORNIA 90405
                     TEL. (310) 314-2400 - FAX (310) 314-2401

<PAGE>

[GENERAL AMERICAN LOGO]                                    National Headquarters
                                                           700 Market Street
Products to value, people to trust                         St. Louis, MO 63101
                                                           Mailing: P.O. Box 396
                                                           St. Louis, MO 63166

                                  July 16, 1999

MEGA Systems & Chemicals, Inc.
450 North McKemy Avenue
Chandler, AZ

                                       Re:     GA Property No. 17356
                                               Lease of Building 5 of Tempe
                                               Business Center - 1320 West Auto
                                               Drive, Tempe, Arizona

Dear Gentlemen:

Pursuant to Rider Five, Section 4(b) of that certain Standard Form of Industrial
Lease dated June 15, 1999 between General American Life Insurance Company, as
Landlord, and MEGA Systems & Chemicals, Inc., as Tenant, relating to the
captioned property, this letter is being prepared to confirm the parties'
agreement as to the dollar amount of the "Mezzanine Space Reimbursement." The
parties agree and acknowledge that the "Mezzanine Space Reimbursement" is
distinct from and in addition to the "Tenant Improvement Allowance. " Landlord
has obtained the required number of bids from contractors for the construction
of the approximately 9,409 sq.ft. of mezzanine space to be constructed by Tenant
in the Premises. The lowest of the bids was received from MD Construction in the
amount of $199,900.00. A copy of said bid is attached for your reference.
Landlord and Tenant hereby acknowledge and agree that the amount of the
Mezzanine Space Reimbursement shall be $199,900.00.

Please indicate your agreement with the terms and provisions of this letter by
countersigning the enclosed duplicate original where indicated below and
returning one countersigned original to the undersigned. Notwithstanding
anything herein to the contrary, the effectiveness of the agreement set forth in
this letter is contingent and conditioned upon the written consent to said
agreement by United States Filter Corporation, as set forth below.

                                 Very truly yours,
                                 GENERAL AMERICAN LIFE INSURANCE COMPANY

                                 By:
                                    ----------------------------------------
                                 Title: Vice President/Authorized representative

cc:   Bill Bennett -- H4-02
      Robert Long -- Phoenix Investment Office

<PAGE>

                                 JB RODGERS INC

MEGA Systems and Chemicals, Inc.
July 16,1999
Page 2

The undersigned, MEGA Systems and Chemicals Inc, hereby agrees to and
acknowledges the terms and provisions of the foregoing letter as of this 21st
day of July 1999:

                                        MEGA Systems and Chemicals, Inc.

                                        By: /s/ Dan Rubin
                                            -----------------------------
                                        Name: Dan Rubin
                                        Title: Vice President

The undersigned, United States Filter Corporation, hereby consents to the
agreements relating to the Lease set forth in the foregoing letter as of this
21st day of , July, 1999.

                                        United States Filter Corporation

                                        By: /s/ David J. Shimmon
                                            ----------------------------------
                                        Name: David J. Shimmon
                                        Title: President and COO

Enclosure

<PAGE>

[GENERAL AMERICAN LOGO]                                    National Headquarters
                                                           700 Market Street
Products to value, people to trust                         St. Louis MO 63101
                                                           Mailing: P.O. Box 396
                                                           St. Louis, MO 63166

                                  July 6, 1999

MEGA Systems & Chemicals, Inc.
450 North McKemy Avenue
Chandler, AZ

                                       Re:     GA Property No. 17356
                                               Lease of Building 5 of Tempe
                                               Business Center - 1320 West Auto
                                               Drive, Tempe, Arizona

Dear Gentlemen:

In response to your recent request relating to that certain Standard Form of
Industrial Lease dated June 15,1999 between General American Life Insurance
Company and MEGA Systems & Chemicals, Inc. relating to the captioned property,
this letter is to confirm that Section 1.6 of the Lease is hereby amended by
deleting the second sentence of such section and replacing such sentence with
the following: "The Lease Term shall commence the earlier of October 1, 1999 or
the date on which the City of Tempe issues a Certificate of Occupancy pertaining
to the Premises." The foregoing amendment does no, however, modify your
obligation to diligently pursue the completion of your tenant improvements.

Furthermore, Exhibit A to the Lease is hereby deleted and replaced with the
attached Exhibit A, which contains an outline of the Premises in a contrasting
color.

Except as expressly set forth above, the Lease shall continue in full force and
effect, unmodified hereby. Please indicate your agreement with the terms and
provisions of this letter by countersigning the enclosed duplicate original
where indicated below and returning one countersigned original to the
undersigned. Notwithstanding anything herein to the contrary, the effectiveness
of the Lease amendments set forth in this letter are contingent and conditioned
upon the written consent to said amendments by United States Filter Corporation,
as set forth below.

                                 Very truly yours,
                                 GENERAL AMERICAN LIFE INSURANCE COMPANY

                                 By: [ILLEGIBLE]
                                    ----------------------------------------
                                 Title: Vice President/Authorized representative

cc:   Bill Bennett -- H4-02
      Robert Long -- Phoenix Investment Office

<PAGE>

MEGA Systems and Chemicals, Inc.
July 16,1999
Page 2

The undersigned, MEGA Systems and Chemicals, Inc., hereby agrees to and
acknowledges the terms and provision of the forgoing letter, and the Lease
amendments set forth therein, as of 21st day of July, 1999:

                                         MEGA Systems and Chemicals, Inc.

                                         By: /s/ Dan Rubin
                                             ---------------------------
                                         Name: Dan Rubin
                                         Title: Vice President

The undersigned, United States Filter Corporation, hereby consents to the
amendments of the Lease set forth in the foregoing letter as of this 21st day of
July, 1999.

                                         United States Filter Corporation

                                         By: /s/ David J. Shimmon
                                             ---------------------------
                                         Name:  David J. Shimmon
                                         Title: President and COO

Enclosure
<PAGE>

                                   EXHIBIT A

                             TEMPE BUSINESS CENTER

                                  [FLOOR PLAN]

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