Document:

Exhibit 10.18

                                COMMERCIAL LEASE

DATED:   May 1, 1996.

BETWEEN: DARYL KOLLMAN and MARTA KOLLMAN

         1300 MAIN STREET

         KLAMATH FALLS, OR 97601                     LANDLORD

AND:     NEW ALGAE COMPANY, dba CELL TECH

         1300 MAIN STREET

         KLAMATH FALLS, OR 97601                     TENANT

Landlord leases to Tenant the following described property on the terms and
conditions stated below:

      12,800 Square foot building at 565 Century Court in Klamath Falls, Oregon.

I. OCCUPANCY

      a) Original Term: The term of this Lease shall commence May 1, 1996, and
      continue on a month-to-month basis.

      b) Possession: Tenant's right to possession and obligations under this
      Lease shall commence on May 1, 1996.

II. RENT

      Basic Rent: Tenant shall pay to Landlord as rent the sum of Four Thousand
Four Hundred and Eighty Dollars ($4,480.00) per month. Rent shall be payable on
the 1st day of each month in advance at such place as may be designated by
Landlord.

III. USE OF THE PREMISES

      a) Permitted Use: The premises shall be used for offices and for no other
      purpose without the consent of Landlord.

      b) Restrictions on Use: In connection with the use of the premises, Tenant
      shall:

      (1) Conform to all applicable laws and I regulations of any public
authority affecting the premises and the use, and shall correct at Tenant's own
expense any failure of compliance

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created through Tenant's fault or by reason of Tenant's use or as otherwise
required from Tenant by the terms of this lease.

      (2) Refrain from any activity which would make it impossible to insure the
premises against casualty, would increase the insurance rate, or would prevent
Landlord from taking advantage of any ruling of the Oregon Insurance Rating
Bureau or its successor allowing Landlord to obtain reduced premium rates for
long-term fire insurance policies, unless Tenant pays the additional cost of the
insurance.

      (3) Refrain from any use which would be reasonably offensive to other
tenants or owners or users of neighboring premises or which would tend to create
a nuisance or damage the reputation of the premises.

      (4) Refrain from loading the floors beyond the point considered safe by a
competent engineer or architect selected by Landlord.

      (5) Refrain from making any marks on or attaching any sign, insignia,
antenna, aerial, or other device to the exterior or interior walls, windows, or
roof of the premises without the written consent of Landlord.

      c) Construction of Improvements:

Tenant shall be entitled to construct such improvements as it shall elect but at
its sole expense.

IV. REPAIRS AND MAINTENANCE

      a) Landlord's Obligations: The following shall be the responsibility of
      Landlord:

            (1) Repairs and maintenance of the roof and gutters, exterior walls
      (including painting), bearing walls, structural members, and foundation.

            (2) Repair of sidewalks, driveways, curbs, parking areas, and areas
      used in common by Tenant and Landlord or tenants of other portions of the
      same building.

            (3) Repair and maintenance of exterior water, sewage, gas, and
      electrical services up to the point of entry to the leased premises.

      b) Tenant's Obligations: The following shall be the responsibility of
      Tenant:

            (l) Repair of interior walls, ceilings, doors and windows and
      related hardware, light fixtures, switches, and wiring and plumbing from
      the point of entry to the premises.

            (2) Any repairs necessitated by the negligence of Tenant, Tenant's
      agents, employees, and invitees.

            (3) All repairs and maintenance concerning the heating and air
      conditioning system.

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            (4) All other repairs to the premises which Landlord is not required
      to make.

            (5) Maintain the subject premises in a clean and orderly condition.

      c) Inspection of Premises: Landlord shall have the right to inspect the
premises at any reasonable time or times to determine the necessity of repair.
Whether or not such inspection is made, the duty of Landlord to make repairs
shall not mature until a reasonable time after Landlord has received from Tenant
notice in writing of the repairs that are required.

V. INSURANCE

      a) Insurance Required: Landlord shall keep the leased premises insured at
Landlord's expense against fire and other risks covered by a standard all-risk
insurance policy with an endorsement for extended coverage. Tenant shall bear
the expense of any insurance insuring the property of Tenant on the premises
against such risks but shall not be required to insure.

      b) Waiver of Subrogation: Neither party shall be liable to the other (or
to the other's successors or assigns) for any loss or damage caused by fire or
any of the risks enumerated in a standard all-risk fire insurance policy with an
extended coverage endorsement, and in the event of insured loss neither party's
insurance company shall have a subrogated claim against the other.

VI. TAXES

      a) Property Taxes: Tenant shall pay as due all taxes on Tenant's personal
property located on the leased premises. Landlord shall pay as due all real
property taxes and special assessments levied against the leased premises.

      b) Special Assessments: If an assessment for a public improvement is made
against the leased premises, Landlord may elect to cause such assessment to be
paid in installments, in which case all of the installments payable with respect
to the Lease term shall be treated the same as real property taxes as set forth
above.

Robert Longo                                        Marta Kollman

Tenant                                              Landlord

                                       93Exhibit 10.19

                                COMMERCIAL LEASE

DATED:   9-1-96

BETWEEN: KLAMATH COLD STORAGE, INC. 1300 MAIN STREET
         KLAMATH FALLS, OR 97601
         LANDLORD

AND:     THE NEW EARTH COMPANY 1300 MAIN STREET
         KLAMATH FALLS, OR 97601
         TENANT

Landlord leases to Tenant the following described property on the terms and
conditions stated below:

Buildings (including units 16-22, 27-31), at 821 spring street and Buildings
(including Units 65-67) at 284 Market Street, both in Klamath Falls, Oregon.

This lease includes approximately 9 Forklifts on the subject property.

I. OCCUPANCY

      a)    Original Term: The term of this Lease shall commence October 1,
            1996, and continue for a term of one year. This lease will
            automatically renew for terms of one year each unless and until
            either party notifies the other of termination at least 30 days
            prior to the end of the original or renewal term.

      b)    Possession: Tenant's right to possession and obligations under this
            Lease shall commence on June I, 1996.

II. RENT

      Basic Rent: Tenant shall pay to Landlord as rent the sum of Fifty-Five
Thousand Dollars ($55,000.00) per month. Rent shall be payable on the 1st day of
each month in advance at such place as may be designated by Landlord.

III. USE OF THE PREMISES

      a) Restrictions on-use: In connection with the use of the premises, Tenant
shall:

      (I)   Conform to all applicable laws and regulations of any public
            authority affecting the premises and the use, and shall correct at
            Tenant's own expense any failure of compliance created through
            Tenant's fault or by reason of Tenant's use or as otherwise required
            from Tenant by the terms of this lease.

      (2)   Refrain from any activity which would make it impossible to insure
            the premises against casualty, would increase the insurance rate, or
            would prevent Landlord

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            from taking advantage of any ruling of the Oregon Insurance Rating
            Bureau or its successor allowing Landlord to obtain reduced premium
            rates for long-term fire insurance policies, unless Tenant pays the
            additional cost of the insurance.

      (3)   Refrain from any use which would be reasonably offensive to other
            tenants or owners or users of neighboring premises or which would
            tend to create a nuisance or damage the reputation of the premises.

      (4)   Refrain from loading the floors beyond the point considered safe by
            a competent engineer or architect selected by Landlord. (5) Refrain
            from making any marks on or attaching any sign, insignia, antenna,
            aerial, or other device to the exterior or interior walls, windows,
            or roof of the premises without the written consent of Landlord.

      c) Construction of Improvements:

      Tenant shall be entitled to construct such improvements as it shall elect
but at its sole expense.

IV.      REPAIRS AND MAINTENANCE

      a) Landlord's Obligations: The following shall be the responsibility of
      Landlord:

      (I)   All utilities (including telephone).

      (2)   Repair of sidewalks, driveways, curbs, parking areas, and areas used
            in common by Tenant and Landlord or tenants of other portions of the
            same building.

      (3)   Repair and maintenance of exterior water, sewage, gas, and
            electrical services up to the point of entry to the leased premises.

      (4)   Major repairs, maintenance and upgrades to the buildings and
            equipment and including all refrigeration maintenance.

      b) Tenant's Obligations: The following shall be the responsibility of
      Tenant:

      (1)   Basic repairs and maintenance to the buildings, property and
            forklifts and other equipment used by Lessee.

      (2)   Maintain the subject premises in a clean and orderly condition.

      (3)   Any improvements made for Tenant's convenience.

      c) Inspection of Premises: Landlord shall have the right to inspect the
      premises at any reasonable time or times to determine the necessity of
      repair. Whether or not such inspection is made, the duty-of Landlord to
      make repairs shall not mature until a reasonable time after Landlord has
      received from Tenant notice in writing of the repairs that are required.

V. INSURANCE

a)    Insurance Required: Landlord shall keep the leased premises insured at
      Landlord's expense against fire and other risks covered by a standard
      all-risk insurance policy with an endorsement for extended coverage.
      Tenant shall bear the expense of any insurance insuring the products and
      equipment of Tenant on the premises.

b)    Waiver of Subrogation: Neither party shall be liable to the other (or to
      the other's successors

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<PAGE>

      or assigns) for any loss or damage caused by fire or any of the risks
      enumerated in a standard all-risk fire insurance policy with an extended
      coverage endorsement, and in the event of insured loss neither party's
      insurance company shall have a subrogated claim against the other.

VI. TAXES

      a) Property Taxes: Tenant shall pay as due all taxes on Tenant's personal
      property located on the leased premises. Landlord shall pay as due all
      real property taxes and special assessments levied against the leased
      premises.

      b) Special Assessments: If an assessment for a public improvement is made
      against the leased premises, Landlord may elect to cause such assessment
      to be paid in installments, in which case all of the installments payable
      with respect to the Lease term shall be treated the same as real property
      taxes as set forth above.

THE NEW EARTH COMPANY                                 KLAMATH COLD STORAGE, INC.

Joe Kollman                                               Marta C. Kollman

Tenant                                                    Landlord

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