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                                                                    Exhibit 10.6

BASIC PROVISIONS ("BASIC PROVISIONS").

1.1      PARTIES: This Lease ("LEASE"), dated for reference purposes only
         JANUARY 4, ____ ,___ is made by and between BUTTERFIELD TECHNOLOGY
         PARK LLC ("LESSOR") and INTEGRATED DEFENSE TECHNOLOGIES, INC., A
         DELAWARE CORPORATION ("LESSEE"), (collectively the "PARTIES" or
         individually a "PARTY").

1.2(a)   Premises: That certain portion of the Project (as defined below),
         including all improvements therein or to be provided by Lessor under
         the terms of this Lease, commonly known by the street address of
         BUTTERFIELD BOULEVARD , located in the City of MORGAN HILL, County of
         SANTA CLARA, State of CALIFORNIA, with zip code 95037,as outlined on
         Exhibit A attached hereto ("PREMISES") and generally described as
         (describe briefly the nature of the Premises): APPROXIMATELY 52,100
         SQUARE FEET OF RESEARCH DEVELOPMENT SPACE IN A LARGER COMPLEX OF 85,300
         SQUARE FEET. In addition to Lessee's rights to use and occupy the
         Premises as hereinafter specified, Lessee shall have non-exclusive
         rights to the Common Areas (as defined in Paragraph 2.7 below) as
         hereinafter specified, but shall not have any rights to the roof,
         exterior walls or utility raceways of the building containing the
         Premises ("BUILDING") or to any other buildings in the Project. The
         Premises, the Building, the Common Areas, the land upon which they are
         located, along with all other buildings and improvements thereon, are
         herein collectively referred to as the "PROJECT." (See also Paragraph
         2)

1.2(b)   PARKING: 143 unreserved vehicle parking spaces ("UNRESERVED PARKING
         SPACES"), and -0- reserved vehicle parking spaces ("RESERVED PARKING
         SPACES"). (See also Paragraph 2.6)

1.3      TERM: FIVE years and -0- months ("ORIGINAL TERM") commencing JULY 1,
         2001 ("COMMENCEMENT DATE") and ending JUNE 30, 2006 ("EXPIRATION
         DATE") (See also Paragraph 3)

1.4      Early Possession: N/A ("Early Possession Date"). (See also Paragraphs
         3.2 and 3.3)

1.5      BASE RENT: $83,360.00 per month ("BASE RENT"), payable on the 1ST day
         of each month commencing JULY 1, 2001 *ADDENDUM PARAGRAPH #8 . (See
         also Paragraph 4) /x/ If this box is checked, there are provisions
         in this Lease for the Base Rent to be adjusted.

1.6      LESSEE'S SHARE OF COMMON AREA OPERATING EXPENSES: SIXTY-ONE percent
         (61%). ("LESSEE'S SHARE").

1.7      BASE RENT AND OTHER MONIES PAID UPON EXECUTION:

         (a)      BASE RENT: $83,360.00 for the period JULY 1, 2001 THROUGH JULY
                  31, 2001
         (b)      COMMON AREA OPERATING EXPENSES: $9,360.00 for the period
         (c)      SECURITY DEPOSIT: $N/A  ("SECURITY DEPOSIT"). (See also
                  Paragraph 5)
         (d)      OTHER: $250,080.00* FOR LETTER OF CREDIT - SEE ADDENDUM,
                  PARAGRAPH #7
         (e)      TOTAL DUE UPON EXECUTION OF THIS LEASE: $83,360.00

1.8      AGREED USE. GENERAL OFFICE, RESEARCH & DEVELOPMENT, MANUFACTURING AND
         STORAGE . (See also paragraph 6)

1.9      INSURING PARTY. Lessor is the "INSURING PARTY". (See also Paragraph 8)

1.10     REAL ESTATE BROKERS: (See also Paragraph 15)

                  (a) REPRESENTATION: The following real estate brokers (the
         "BROKERS") and brokerage relationships exist in this transaction (check
         applicable boxes):

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/X/      COLLIERS INTERNATIONAL represents Lessor exclusively ("LESSOR'S
         BROKER");

/X/      THE FREEMAN GROUP & COLLIERS INTERNATIONAL represents Lessee
         exclusively ("LESSEE'S BROKER"); or

/X/      COLLIERS INTERNATIONAL represents both Lessor and Lessee ("DUAL
         AGENCY").

                  (b) PAYMENT TO BROKERS: Upon execution and delivery of this
         Lease by both Parties, Lessor shall pay to the Brokers the brokerage
         fee agreed to in a separate written agreement (or if there is no such
         agreement, the sum of __ or __% of the total Base Rent for the
         brokerage services rendered by the Brokers).

         1.11     GUARANTOR. The obligations of the Lessee under this Lease are
                  to be guaranteed by N/A ("GUARANTOR"). (See also Paragraph 37)

         1.12 ADDENDA AND EXHIBITS. Attached hereto is an Addendum or Addenda
consisting of Paragraphs 1 _ through 8 and Exhibits A _ through __ all of which
constitute a part of this Lease.

2.       PREMISES.

         2.1 LETTING. Lessor hereby leases to Lessee, and Lessee hereby leases
from Lessor, the Premises, for the term, at the rental, and upon all of the
terms, covenants and conditions set forth in this Lease. Unless otherwise
provided herein, any statement of size set forth in this Lease, or that may have
been used in calculating Rent, is an approximation which the Parties agree is
reasonable and any payments based thereon are not subject to revision whether or
not the actual size is more or less.

         2.2 CONDITION. Lessor shall deliver that portion of the Premises
contained within the Building ("UNIT") to Lessee broom clean and free of
debris on the Commencement Date or the Early Possession Date, whichever first
occurs ("START DATE"), and, so long as the required service contracts
described in Paragraph 7.1(b) below are obtained by Lessee and in effect
within thirty days following the Start Date, warrants that the existing
electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air
conditioning systems ("HVAC"), loading doors, if any, and all other such
elements in the Unit, other than those constructed by Lessee, shall be in
good operating condition on said date and that the structural elements of the
roof, bearing walls and foundation of the Unit shall be free of material
defects. If a non-compliance with such warranty exists as of the Start Date,
or if one of such systems or elements should malfunction or fail within the
appropriate warranty period, Lessor shall, as Lessor's sole obligation with
respect to such matter, except as otherwise provided in this Lease, promptly
after receipt of written notice from Lessee setting forth with specificity
the nature and extent of such non-compliance, malfunction or failure, rectify
same at Lessor's expense. The warranty periods shall be as follows: (i) 6
months as to the HVAC systems, and six (6) months as to the remaining systems
and other elements of the Unit. If the manufacturing warranty or the
contractors warranty is longer than six (6) months said warranty benefits
shall be passed through to Lessee. If Lessee does not give Lessor the
required notice within the appropriate warranty period, correction of any
such non-compliance, malfunction or failure shall be the obligation of Lessee
at Lessee's sole cost and expense (except for the repairs to the fire
sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7)

         2.3 COMPLIANCE. Lessor warrants that the improvements on the Premises
and the Common Areas comply with the building codes that were in effect at the
time that each such improvement, or portion thereof, was constructed, and also
with all applicable laws, covenants or restrictions of record, regulations, and
ordinances in effect on the Start Date ("APPLICABLE REQUIREMENTS"). Said
warranty does not apply to the use to which Lessee will put the Premises or to
any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made
or to be made by Lessee. NOTE: LESSEE IS RESPONSIBLE FOR DETERMINING WHETHER OR
NOT THE APPLICABLE REQUIREMENTS, AND ESPECIALLY THE ZONING, ARE APPROPRIATE FOR
LESSEE'S INTENDED USE, AND ACKNOWLEDGES THAT PAST USES OF THE PREMISES MAY NO
LONGER BE ALLOWED. If the Premises do not comply with said warranty, Lessor
shall, except as otherwise provided, promptly after receipt of written notice
from Lessee setting forth with specificity the nature and extent of such
non-compliance, rectify the same at Lessor's expense. If Lessee does not give
Lessor written notice of a non-compliance with this warranty within 6 months
following the Start Date, correction of that non-compliance shall be the
obligation of Lessee at Lessee's sole cost and expense. If the Applicable
Requirements are hereafter changed so as to require during the term of this
Lease the construction of an addition to or an alteration of the Unit, Premises
and/or Building, the remediation of any Hazardous Substance, or the
reinforcement or other physical modification of the Unit, Premises and/or
Building ("CAPITAL EXPENDITURE"), Lessor and Lessee shall allocate the cost of
such work as follows:

         (a) Subject to Paragraph 2.3(c) below, if such Capital Expenditures are
required as a result of the specific and unique use of the Premises by Lessee as
compared with uses by tenants in general, Lessee shall be fully responsible for
the cost thereof, provided, however that if such Capital Expenditure is required
during the last 2 years of this Lease and the cost thereof exceeds 6 months'
Base Rent, Lessee may instead terminate this Lease unless Lessor notifies
Lessee, in writing, within 10 days after receipt of Lessee's termination notice
that Lessor has elected to pay the difference between the actual cost thereof
and the amount equal to 6 months' Base Rent. If Lessee elects termination,
Lessee shall immediately cease the use of the Premises which requires such
Capital Expenditure and deliver to Lessor written notice specifying a
termination date at least 90 days thereafter. Such termination date shall,
however, in no event be earlier than the last day that Lessee could legally
utilize the Premises without commencing such Capital Expenditure.

         (b) If such Capital Expenditure is not the result of the specific and
unique use of the Premises by Lessee (such as, governmentally mandated seismic
modifications), then Lessor and Lessee shall allocate the obligation to pay for
the portion of such costs reasonably attributable to the Premises pursuant to
the formula set out in Paragraph 7.1(d); provided, however, that if such Capital
Expenditure is required during the last 2 years of this Lease or if Lessor
reasonably determines that it is not economically feasible to pay its share
thereof, Lessor shall have the option to terminate this Lease upon 90 days poor
written notice to Lessee

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unless Lessee notifies Lessor, in writing, within 10 days after receipt of
Lessor's termination notice that Lessee will pay for such Capital Expenditure.
If Lessor does not elect to terminate, and fails to tender its share of any such
Capital Expenditure, Lessee may advance such funds and deduct same, with
Interest, from Rent until Lessor's share of such costs have been fully paid. If
Lessee is unable to finance Lessor's share, or if the balance of the Rent due
and payable for the remainder of this Lease is not sufficient to fully reimburse
Lessee on an offset basis, Lessee shall have the right to terminate this Lease
upon 30 days written notice to Lessor.

         (c) Notwithstanding the above, the provisions concerning Capital
Expenditures are intended to apply only to non-voluntary, unexpected, and new
Applicable Requirements. If the Capital Expenditures are instead triggered by
Lessee as a result of an actual or proposed change in use, change in intensity
of use, or modification to the Premises then, and in that event. Lessee shall be
fully responsible for the cost thereof, and Lessee shall not have any right to
terminate this Lease.

         2.4 ACKNOWLEDGEMENTS. Lessee acknowledges that: (a) it has been advised
by Lessor and/or Brokers to satisfy itself with respect to the condition of the
Premises (including but not limited to the electrical, HVAC and fire sprinkler
systems, security, environmental aspects, and compliance with Applicable
Requirements and the Americans with Disabilities Act), and their suitability for
Lessee's intended use, (b) Lessee has made such investigation as it deems
necessary with reference to such matters and assumes all responsibility therefor
as the same relate to its occupancy of the Premises, and (c) neither Lessor,
Lessor's agents, nor Brokers have made any oral or written representations or
warranties with respect to said matters other than as set forth in this Lease.
In addition, Lessor acknowledges that: (i) Brokers have made no representations,
promises or warranties concerning Lessee's ability to honor the Lease or
suitability to occupy the Premises, and (ii) it is Lessor's sole responsibility
to investigate the financial capability and/or suitability of all proposed
tenants.

         2.5 LESSEE AS PRIOR OWNER/OCCUPANT. The warranties made by Lessor in
Paragraph 2 shall be of no force or effect if immediately prior to the Start
Date Lessee was the owner or occupant of the Premises. In such event, Lessee
shall be responsible for any necessary corrective work

         2.6 VEHICLE PARKING. Lessee shall be entitled to use the number of
Unreserved Parking Spaces and Reserved Parking Spaces specified in Paragraph
1.2(b) on those portions of the Common Areas designated from time to time by
Lessor for parking. Lessee shall not use more parking spaces than said number.
Said parking spaces shall be used for parking by vehicles no larger than
full-size passenger automobiles or pick-up trucks, herein called "PERMITTED SIZE
VEHICLES." Lessor may regulate the loading and unloading of vehicles by adopting
Rules and Regulations as provided in Paragraph 2.9. No vehicles other than
Permitted Size Vehicles may be parked in the Common Area without the prior
written permission of Lessor.

         (a) Lessee shall not permit or allow any vehicles that belong to or are
controlled by Lessee or Lessee's employees, suppliers, shippers, customers,
contractors or invitees to be loaded, unloaded, or parked in areas other than
those designated by Lessor for such activities.

         (b) Lessee shall not service or store any vehicles in the Common Areas.

         (c) If Lessee permits or allows any of the prohibited activities
described in this Paragraph 2.6, then Lessor shall have the right, without
notice, in addition to such other rights and remedies that it may have, to
remove or tow away the vehicle involved and charge the cost to Lessee, which
cost shall be immediately payable upon demand by Lessor.

         2.7 COMMON AREAS - DEFINITION. The term "Common Areas" is defined as
all areas and facilities outside the Premises and within the exterior boundary
line of the Project and interior utility raceways and installations within the
Unit that are provided and designated by the Lessor from time to time for the
general non-exclusive use of Lessor, Lessee and other tenants of the Project and
their respective employees, suppliers, shippers, customers, contractors and
invitees, including parking areas, loading and unloading areas, trash areas,
roadways, walkways, driveways and landscaped areas.

         2.8 COMMON AREAS - LESSEE'S RIGHTS. Lessor grants to Lessee, for the
benefit of Lessee and its employees, suppliers, shippers, contractors, customers
and invitees, during the term of this Lease, the non-exclusive right to use, in
common with others entitled to such use, the Common Areas as they exist from
time to time, subject to any rights, powers, and privileges reserved by Lessor
under the terms hereof or under the terms of any rules and regulations or
restrictions governing the use of the Project. Under no circumstances shall the
right herein granted to use the Common Areas be deemed to include the right to
store any property, temporarily or permanently, in the Common Areas. Any such
storage shall be permitted only by the prior written consent of Lessor or
Lessor's designated agent, which consent may be revoked at any time. In the
event that any unauthorized storage shall occur then Lessor shall have the
right, without notice, in addition to such other rights and remedies that it may
have, to remove the property and charge the cost to Lessee, which cost shall be
immediately payable upon demand by Lessor.

         2.9 COMMON AREAS - RULES AND REGULATIONS. Lessor or such other
person(s) as Lessor may appoint shall have the exclusive control and management
of the Common Areas and shall have the right, from time to time, to establish,
modify, amend and enforce reasonable rules and regulations ("RULES AND
REGULATIONS") for the management, safety, care, and cleanliness of the grounds,
the parking and unloading of vehicles and the preservation of good order, as
well as for the convenience of other occupants or tenants of the Building and
the Project and their invitees. Lessee agrees to abide by and conform to all
such Rules and Regulations, and to cause its employees, suppliers, shippers,
customers, contractors and invitees to so abide and conform. Lessor shall not be
responsible to Lessee for the non-compliance with said Rules and Regulations by
other tenants of the Project.

         2.10 COMMON AREAS - CHANGES. Lessor shall have the right, in Lessor's
sole discretion, from time to time:

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         (a) To make changes to the Common Areas, including, without limitation,
changes in the location, size, shape and number of driveways, entrances, parking
spaces, parking areas, loading and unloading areas, ingress, egress, direction
of traffic, landscaped areas, walkways and utility raceways;

         (b) To close temporarily any of the Common Areas for maintenance
purposes so long as reasonable access to the Premises remains available;

         (c) To designate other land outside the boundaries of the Project to be
a part of the Common Areas;

         (d) To add additional buildings and improvements to the Common Areas;

         (e) To use the Common Areas while engaged in making additional
improvements, repairs or alterations to the Project, or any portion thereof; and

         (f) To do and perform such other acts and make such other changes in,
to or with respect to the Common Areas and Project as Lessor may, in the
exercise of sound business judgment, deem to be appropriate.

3.       TERM.

         3.1 TERM. The Commencement Date, Expiration Date and Original Term of
this Lease are as specified in Paragraph 1.3.

         3.2 EARLY POSSESSION. If Lessee totally or partially occupies the
Premises prior to the Commencement Date, the obligation to pay Base Rent shall
be abated for the period of such early possession. All other terms of this Lease
(including but not limited to the obligations to pay Lessee's Share of Common
Area Operating Expenses, Real Property Taxes and insurance premiums and to
maintain the Premises) shall, however, be in effect during such period. Any such
early possession shall not affect the Expiration Date.

         3.3 DELAY IN POSSESSION. Lessor agrees to use its best commercially
reasonable efforts to deliver possession of the Premises to Lessee by the
Commencement Date. If, despite said efforts, Lessor is unable to deliver
possession as agreed, Lessor shall not be subject to any liability therefor, nor
shall such failure affect the validity of this Lease. Lessee shall not, however,
be obligated to pay Rent or perform its other obligations until it receives
possession of the Premises. If possession is not delivered within 60 days after
the Commencement Date, Lessee may, at its option, by notice in writing within 10
days after the end of such 60 day period, cancel this Lease, in which event the
Parties shall be discharged from all obligations hereunder. If such written
notice is not received by Lessor within said 10 day period, Lessee's right to
cancel shall terminate. Except as otherwise provided, if possession is not
tendered to Lessee by the Start Date and Lessee does not terminate this Lease,
as aforesaid, any period of rent abatement that Lessee would otherwise have
enjoyed shall run from the date of delivery of possession and continue for a
period equal to what Lessee would otherwise have enjoyed under the terms hereof,
but minus any days of delay caused by the acts or omissions of Lessee. If
possession of the Premises is not delivered within 4 months after the
Commencement Date, this Lease shall terminate unless other agreements are
reached between Lessor and Lessee, in writing.

         3.4 LESSEE COMPLIANCE. Lessor shall not be required to tender
possession of the Premises to Lessee until Lessee complies with its obligation
to provide evidence of insurance (Paragraph 8.5). Pending delivery of such
evidence, Lessee shall be required to perform all of its obligations under this
Lease from and after the Start Date, including the payment of Rent,
notwithstanding Lessor's election to withhold possession pending receipt of such
evidence of insurance. Further, if Lessee is required to perform any other
conditions prior to or concurrent with the Start Date, the Start Date shall
occur but Lessor may elect to withhold possession until such conditions are
satisfied.

4.       RENT.

         4.1 RENT DEFINED. All monetary obligations of Lessee to Lessor under
the terms of this Lease (except for the Security Deposit) are deemed to be rent
("RENT").

         4.2 COMMON AREA OPERATING EXPENSES. Lessee shall pay to Lessor during
the term hereof, in addition to the Base Rent, Lessee's Share (as specified in
Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined,
during each calendar year of the term of this Lease, in accordance with the
following provisions:

         (a) "COMMON AREA OPERATING EXPENSES" are defined, for purposes of this
Lease, as all costs incurred by Lessor relating to the ownership and operation
of the Project, including, but not limited to, the following:

                  (i) The operation, repair and maintenance, in neat, clean,
                  good order and condition of the following:

                  (aa) The Common Areas and Common Area improvements, including
         parking areas, loading and unloading areas, trash areas, roadways,
         parkways, walkways, driveways, landscaped areas, bumpers, irrigation
         systems, Common Area lighting facilities, fences and gates, elevators,
         roofs, and roof drainage systems.
                  (bb) Exterior signs and any tenant directories.
                  (cc) Any fire detection and/or sprinkler systems.
                  (ii) The cost of water, gas, electricity and telephone to
                  service the Common Areas and any utilities not separately
                  metered.
                  (iii) Trash disposal, pest control services, property
                  management, security services, and the costs of any
                  environmental inspections.
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                  (iv) Reserves set aside for maintenance and repair of Common
                  Areas.
                  (v)  Real Property Taxes (as defined in Paragraph 10).
                  (vi) The cost of the premiums for the insurance maintained by
                  Lessor pursuant to Paragraph 8.
                  (vii) Any deductible portion of an insured loss concerning the
                  Building or the Common Areas
                  (viii) The cost of any Capital Expenditure to the Building or
                  the Project not covered under the provisions of Paragraph 2.3
                  provided; however, that Lessor shall allocate the cost of any
                  such Capital Expenditure over a 12 year period and Lessee
                  shall not be required to pay more than Lessee's Share of
                  1/144th of the cost of such Capital Expenditure in any given
                  month.
                  (ix) Any other services to be provided by Lessor that are
                  stated elsewhere in this Lease to be a Common Area Operating
                  Expense.

         (b) Any Common Area Operating Expenses and Real Property Taxes that are
specifically attributable to the Unit, the Building or to any other building in
the Project or to the operation, repair and maintenance thereof, shall be
allocated entirely to such Unit, Building, or other building. However, any
Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation,
repair and maintenance thereof, shall be equitably allocated by Lessor to all
buildings in the Project.

         (c) The inclusion of the improvements, facilities and services set
forth in Subparagraph 4.2(a) shall not be deemed to impose an obligation upon
Lessor to either have said improvements or facilities or to provide those
services unless the Project already has the same, Lessor already provides the
services, or Lessor has agreed elsewhere in this Lease to provide the same or
some of them.

         (d) Lessee's Share of Common Area Operating Expenses shall be payable
by Lessee within 10 days after a reasonably detailed statement of actual
expenses is presented to Lessee. At Lessor's option, however, an amount may be
estimated by Lessor from time to time of Lessee's Share of annual Common Area
Operating Expenses and the same shall be payable monthly or quarterly, as Lessor
shall designate, during each 12 month period of the Lease term, on the same day
as the Base Rent is due hereunder. Lessor shall deliver to Lessee within 60 days
after the expiration of each calendar year a reasonably detailed statement
showing Lessee's Share of the actual Common Area Operating Expenses incurred
during the preceding year. If Lessee's payments under this Paragraph 4.2(d)
during the preceding year exceed Lessee's Share as indicated on such statement,
Lessor shall credit the amount of such over-payment against Lessee's Share of
Common Area Operating Expenses next becoming due. If Lessee's payments under
this Paragraph 4 2(d) during the preceding year were less than Lessee's Share as
indicated on such statement, Lessee shall pay to Lessor the amount of the
deficiency within 10 days after delivery by Lessor to Lessee of the statement.

         4.3 PAYMENT. Lessee shall cause payment of Rent to be received by
Lessor in lawful money of the United States, without offset or deduction (except
as specifically permitted in this Lease), on or before the day on which it is
due. Rent for any period during the term hereof which is for less than one full
calendar month shall be prorated based upon the actual number of days of said
month. Payment of Rent shall be made to Lessor at its address stated herein or
to such other persons or place as Lessor may from time to time designate in
writing. Acceptance of a payment which is less than the amount then due shall
not be a waiver of Lessor's rights to the balance of such Rent, regardless of
Lessor's endorsement of any check so stating. In the event that any check,
draft, or other instrument of payment given by Lessee to Lessor is dishonored
for any reason, Lessee agrees to pay to Lessor the sum of $25 in addition to any
late charges which may be due.

5. SECURITY DEPOSIT. Lessee shall deposit with Lessor upon execution hereof the
Security Deposit as security for Lessee's faithful performance of its
obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults
under this Lease, Lessor may use, apply or retain all or any portion of said
Security Deposit for the payment of any amount due Lessor or to reimburse or
compensate Lessor for any liability, expense, loss or damage which Lessor may
suffer or incur by reason thereof. If Lessor uses or applies all or any portion
of the Security Deposit, Lessee shall within 10 days after written request
therefor deposit monies with Lessor sufficient to restore said Security Deposit
to the full amount required by this Lease. If the Base Rent increases during the
term of this Lease, Lessee shall, upon written request from Lessor, deposit
additional monies with Lessor so that the total amount of the Security Deposit
shall at all times bear the same proportion to the increased Base Rent as the
initial Security Deposit bore to the initial Base Rent. Should the Agreed Use be
amended to accommodate a material change in the business of Lessee or to
accommodate a sublessee or assignee, Lessor shall have the right to increase the
Security Deposit to the extent necessary, in Lessor's reasonable judgment, to
account for any increased wear and tear that the Premises may suffer as a result
thereof If a change in control of Lessee occurs during this Lease and following
such change the financial condition of Lessee is, in Lessor's reasonable
judgment, significantly reduced, Lessee shall deposit such additional monies
with Lessor as shall be sufficient to cause the Security Deposit to be at a
commercially reasonable level based on such change in financial condition.
Lessor shall not be required to keep the Security Deposit separate from its
general accounts. Within 14 days after the expiration or termination of this
Lease, if Lessor elects to apply the Security Deposit only to unpaid Rent, and
otherwise within 30 days after the Premises have been vacated pursuant to
Paragraph 7 4(c) below, Lessor shall return that portion of the Security Deposit
not used or applied by Lessor. No part of the Security Deposit shall be
considered to be held in trust, to bear interest or to be prepayment for any
monies to be paid by Lessee under this Lease.

6.       USE

         6.1 USE. Lessee shall use and occupy the Premises only for the Agreed
Use, or any other legal use which is reasonably comparable thereto, and for no
other purpose. Lessee shall not use or permit the use of the Premises in a
manner that is unlawful,

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creates damage, waste or a nuisance, or that disturbs occupants of or causes
damage to neighboring premises or properties. Lessor shall not unreasonably
withhold or delay its consent to any written request for a modification of the
Agreed Use, so long as the same will not impair the structural integrity of the
improvements on the Premises or the mechanical or electrical systems therein,
and/or is not significantly more burdensome to the Premises. If Lessor elects to
withhold consent, Lessor shall within 7 days after such request give written
notification of same, which notice shall include an explanation of Lessor's
objections to the change in the Agreed Use.

6.2      HAZARDOUS SUBSTANCES.

         (a) REPORTABLE USES REQUIRE CONSENT. The term "HAZARDOUS SUBSTANCE" as
used in this Lease shall mean any product, substance, or waste whose presence,
use, manufacture, disposal, transportation, or release, either by itself or in
combination with other materials is expected to be on the Premises, is either:
(i) potentially injurious to the public health, safety or welfare, the
environment or the Premises, (ii) regulated or monitored by any governmental
authority, or (iii) a basis for potential liability of Lessor to any
governmental agency or third party under any applicable statute or common law
theory. Hazardous Substances shall include, but not be limited to, hydrocarbons,
petroleum, gasoline, and/or crude oil or any products, by-products or fractions
thereof. Lessee shall not engage in any activity in or on the Premises which
constitutes a Reportable Use of Hazardous Substances without the express prior
written consent of Lessor and timely compliance (at Lessee's expense) with all
Applicable Requirements. "REPORTABLE USE" shall mean (i) the installation or use
of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires
a permit from, or with respect to which a report, notice, registration or
business plan is required to be filed with, any governmental authority, and/or
(iii) the presence at the Premises of a Hazardous Substance with respect to
which any Applicable Requirements requires that a notice be given to persons
entering or occupying the Premises or neighboring properties. Notwithstanding
the foregoing, Lessee may use any ordinary and customary materials reasonably
required to be used in the normal course of the Agreed Use, so long as such use
is in compliance with all Applicable Requirements, is not a Reportable Use, and
does not expose the Premises or neighboring property to any meaningful risk of
contamination or damage or expose Lessor to any liability therefor. In addition,
Lessor may condition its consent to any Reportable Use upon receiving such
additional assurances as Lessor reasonably deems necessary to protect itself,
the public, the Premises and/or the environment against damage, contamination,
injury and/or liability, including, but not limited to, the installation (and
removal on or before Lease expiration or termination) of protective
modifications (such as concrete encasements) and/or increasing the Security
Deposit.

         (b) DUTY TO INFORM LESSOR. If Lessee knows, or has reasonable cause to
believe, that a Hazardous Substance has come to be located in, on, under or
about the Premises, other than as previously consented to by Lessor, Lessee
shall immediately give written notice of such fact to Lessor, and provide Lessor
with a copy of any report, notice, claim or other documentation which it has
concerning the presence of such Hazardous Substance.

         (c) LESSEE REMEDIATION. Lessee shall not cause or permit any Hazardous
Substance to be spilled or released in, on, under, or about the Premises
(including through the plumbing or sanitary sewer system) and shall promptly, at
Lessee's expense, take all investigatory and/or remedial action reasonably
recommended, whether or not formally ordered or required, for the cleanup of any
contamination of, and for the maintenance, security and/or monitoring of the
Premises or neighboring properties, that was caused or materially contributed to
by Lessee, or pertaining to or involving any Hazardous Substance brought onto
the Premises during the term of this Lease, by or for Lessee, or any third
party.

         (d) LESSEE INDEMNIFICATION. Lessee shall indemnify, defend and hold
Lessor, its agents, employees, lenders and ground lessor, if any, harmless from
and against any and all loss of rents and/or damages, liabilities, judgments,
claims, expenses, penalties, and attorneys' and consultants' fees arising out of
or involving any Hazardous Substance brought onto the Premises by or for Lessee,
or any third party (provided, however, that Lessee shall have no liability under
this Lease with respect to underground migration of any Hazardous Substance
under the Premises from areas outside of the Project). Lessee's obligations
shall include, but not be limited to, the effects of any contamination or injury
to person, property or the environment created or suffered by Lessee, and the
cost of investigation, removal, remediation, restoration and/or abatement, and
shall survive the expiration or termination of this Lease. No termination,
cancellation or release agreement entered into by Lessor and Lessee shall
release Lessee from its obligations under this Lease with respect to Hazardous
Substances, unless specifically so agreed by Lessor in writing at the time of
such agreement.

         (e) LESSOR INDEMNIFICATION. Lessor and its successors and assigns shall
indemnify, defend, reimburse and hold Lessee, its employees and lenders,
harmless from and against any and all environmental damages, including the cost
of remediation, which existed as a result of Hazardous Substances on the
Premises prior to the Start Date or which are caused by the gross negligence or
willful misconduct of Lessor, its agents or employees. Lessor's obligations, as
and when required by the Applicable Requirements, shall include, but not be
limited to, the cost of investigation, removal, remediation, restoration and/or
abatement, and shall survive the expiration or termination of this Lease.

         (f) INVESTIGATIONS AND REMEDIATIONS. Lessor shall retain the
responsibility and pay for any investigations or remediation measures required
by governmental entities having jurisdiction with respect to the existence of
Hazardous Substances on the Premises prior to the Start Date, unless such
remediation measure is required as a result of Lessee's use (including
"Alterations", as defined in paragraph 7.3(a) below) of the Premises, in which
event Lessee shall be responsible for such payment. Lessee shall cooperate fully
in any such activities at the request of Lessor, including allowing Lessor and
Lessor's agents to have reasonable access to the Premises at reasonable times in
order to carry out Lessor's investigative and remedial responsibilities.

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         (g) LESSOR TERMINATION OPTION. If a Hazardous Substance Condition (see
Paragraph 9.1(e)) occurs during the term of this Lease, unless Lessee is legally
responsible therefor (in which case Lessee shall make the investigation and
remediation thereof required by the Applicable Requirements and this Lease shall
continue in full force and effect, but subject to Lessor's rights under
Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either (i)
investigate and remediate such Hazardous Substance Condition, if required, as
soon as reasonably possible at Lessor's expense, in which event this Lease shall
continue in full force and effect, or (ii) if the estimated cost to remediate
such condition exceeds 12 times the then monthly Base Rent or $100,000,
whichever is greater, give written notice to Lessee, within 30 days after
receipt by Lessor of knowledge of the occurrence of such Hazardous Substance
Condition, of Lessor's desire to terminate this Lease as of the date 60 days
following the date of such notice. In the event Lessor elects to give a
termination notice, Lessee may, within 10 days thereafter, give written notice
to Lessor of Lessee's commitment to pay the amount by which the cost of the
remediation of such Hazardous Substance Condition exceeds an amount equal to 12
times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall
provide Lessor with said funds or satisfactory assurance thereof within 30 days
following such commitment. In such event, this Lease shall continue in full
force and effect, and Lessor shall proceed to make such remediation as soon as
reasonably possible after the required funds are available. If Lessee does not
give such notice and provide the required funds or assurance thereof within the
time provided, this Lease shall terminate as of the date specified in Lessor's
notice of termination.

         6.3 LESSEE'S COMPLIANCE WITH APPLICABLE REQUIREMENTS. Except as
otherwise provided in this Lease, Lessee shall, at Lessee's sole expense, fully,
diligently and in a timely manner, materially comply with all Applicable
Requirements, the requirements of any applicable fire insurance underwriter or
rating bureau, and the recommendations of Lessor's engineers and/or consultants
which relate in any manner to the Premises, without regard to whether said
requirements are now in effect or become effective after the Start Date. Lessee
shall, within 10 days after receipt of Lessor's written request, provide Lessor
with copies of all permits and other documents, and other information evidencing
Lessee's compliance with any Applicable Requirements specified by Lessor, and
shall immediately upon receipt, notify Lessor in writing (with copies of any
documents involved) of any threatened or actual claim, notice, citation,
warning, complaint or report pertaining to or involving the failure of Lessee or
the Premises to comply with any Applicable Requirements.

         6.4 INSPECTION; COMPLIANCE. Lessor and Lessor's "LENDER" (as defined in
Paragraph 30) and consultants shall have the right to enter into Premises at any
time, in the case of an emergency, and otherwise at reasonable times, for the
purpose of inspecting the condition of the Premises and for verifying compliance
by Lessee with this Lease. The cost of any such inspections shall be paid by
Lessor, unless a violation of Applicable Requirements, or a contamination is
found to exist or be imminent, or the inspection is requested or ordered by a
governmental authority. In such case, Lessee shall upon request reimburse Lessor
for the cost of such inspection, so long as such inspection is reasonably
related to the violation or contamination.

7.       MAINTENANCE; REPAIRS, UTILITY INSTALLATIONS; TRADE FIXTURES AND
ALTERATIONS.

         7.1 LESSEE'S OBLIGATIONS.

         (a) IN GENERAL. Subject to the provisions of Paragraph 2.2 (Condition),
2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable Requirements), 7.2
(Lessor's Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee
shall, at Lessee's sole expense, keep the Premises, Utility Installations
(intended for Lessee's exclusive use, no matter where located), and Alterations
in good order, condition and repair (whether or not the portion of the Premises
requiring repairs, or the means of repairing the same, are reasonably or readily
accessible to Lessee, and whether or not the need for such repairs occurs as a
result of Lessee's use, any prior use, the elements or the age of such portion
of the Premises), including, but not limited to, all equipment or facilities,
such as plumbing, HVAC equipment, electrical, lighting facilities, boilers,
pressure vessels, fixtures, interior walls, interior surfaces of exterior walls,
ceilings, floors, windows, doors, plate glass, and skylights but excluding any
items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee,
in keeping the Premises in good order, condition and repair, shall exercise and
perform good maintenance practices, specifically including the procurement and
maintenance of the service contracts required by Paragraph 7.1(b) below.
Lessee's obligations shall include restorations, replacements or renewals when
necessary to keep the Premises and all improvements thereon or a part thereof in
good order, condition and state of repair.

         (b) SERVICE CONTRACTS. Lessee shall, at Lessee's sole expense, procure
and maintain contracts, with copies to Lessor, in customary form and substance
for, and with contractors specializing and experienced in the maintenance of the
following equipment and improvements, if any, if and when installed on the
Premises: (i) HVAC equipment, (ii) boiler and pressure vessels, (iii)
clarifiers, and (iv) any other equipment, if reasonably required by Lessor.
However, Lessor reserves the right, upon notice to Lessee, to procure and
maintain any or all of such service contracts, and if Lessor so elects, Lessee
shall reimburse Lessor, upon demand, for the cost thereof.

         (c) FAILURE TO PERFORM. If Lessee fails to perform Lessee's obligations
under this Paragraph 7.1, Lessor may enter upon the Premises after 10 days'
prior written notice to Lessee (except in the case of an emergency, in which
case no notice shall be required), perform such obligations on Lessee's behalf,
and put the Premises in good order, condition and repair, and Lessee shall
promptly reimburse Lessor for the cost thereof.

         (d) REPLACEMENT. Subject to Lessee's indemnification of Lessor as set
forth in Paragraph 8.7 below, and without relieving Lessee of liability
resulting from Lessee's failure to exercise and perform good maintenance
practices, if an item described m Paragraph 7.1(b) cannot be repaired other than
at a cost which is in excess of 50 % of the cost of replacing such item, then
such item shall be replaced by Lessor, and the cost thereof shall be prorated
between the Parties and Lessee shall only be obligated to pay, each month during
the remainder of the term of this Lease, on the date on which Base Rent is due,
an amount equal to the product of multiplying the cost of such replacement by a
fraction, the numerator of which is one, and the denominator of which is

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144 (i.e. 1/144th of the cost per month). Lessee shall pay interest on the
unamortized balance at a rate that is commercially reasonable in the judgment of
Lessor's accountants. Lessee may, however, prepay its obligation at any time.

         7.2 LESSOR'S OBLIGATIONS. Subject to the provisions of Paragraphs 2.2
(Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use),
7.1 (Lessee's Obligations), 9 (Damage or Destruction) and 14 (Condemnation),
Lessor, subject to reimbursement pursuant to Paragraph 4.2, shall keep in good
order, condition and repair the foundations, exterior walls, structural
condition of interior bearing walls, exterior roof, fire sprinkler system,
Common Area fire alarm and/or smoke detection systems, fire hydrants, parking
lots, walkways, parkways, driveways, landscaping, fences, signs and utility
systems serving the Common Areas and all parts thereof, as well as providing the
services for which there is a Common Area Operating Expense pursuant to
Paragraph 4.2 Lessor shall not be obligated to paint the exterior or interior
surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or
replace windows, doors or plate glass of the Premises. Lessee expressly waives
the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease.

         7.3 UTILITY INSTALLATIONS; TRADE FIXTURES; ALTERATIONS.

         (a) DEFINITIONS. The term "UTILITY INSTALLATIONS" refers to all floor
and window coverings, air lines, power panels, electrical distribution, security
and fire protection systems, communication systems, lighting fixtures, HVAC
equipment, plumbing, and fencing in or on the Premises. The term "TRADE
FIXTURES" shall mean Lessee's machinery and equipment that can be removed
without doing material damage to the Premises. The term "ALTERATIONS" shall mean
any modification of the improvements, other than Utility Installations or Trade
Fixtures, whether by addition or deletion. "LESSEE OWNED ALTERATIONS AND/OR
UTILITY INSTALLATIONS" are defined as Alterations and/or Utility Installations
made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a).

         (b) CONSENT. Lessee shall not make any Alterations or Utility
Installations to the Premises without Lessor's prior written consent. Lessee
may, however, make non-structural Utility Installations to the interior of the
Premises (excluding the roof) without such consent but upon notice to Lessor, as
long as they are not visible from the outside, do not involve puncturing,
relocating or removing the roof or any existing walls, and the cumulative cost
thereof during this Lease as extended does not exceed a sum equal to 3 months'
Base Rent in the aggregate or a sum equal to one month's Base Rent in any one
year. Notwithstanding the foregoing, Lessee shall not make or permit any roof
penetrations and/or install anything on the roof without the prior written
approval of Lessor. Lessor may, as a precondition to granting such approval,
require Lessee to utilize a contractor chosen and/or approved by Lessor. Any
Alterations or Utility Installations that Lessee shall desire to make and which
require the consent of the Lessor shall be presented to Lessor in written form
with detailed plans. Consent shall be deemed conditioned upon Lessee's: (i)
acquiring all applicable governmental permits, (ii) furnishing Lessor with
copies of both the permits and the plans and specifications prior to
commencement of the work, and (iii) compliance with all conditions of said
permits and other Applicable Requirements in a prompt and expeditious manner.
Any Alterations or Utility Installations shall be performed in a workmanlike
manner with good and sufficient materials. Lessee shall promptly upon completion
furnish Lessor with as-built plans and specifications. For work which costs an
amount in excess of one month's Base Rent, Lessor may condition its consent upon
Lessee providing a lien and completion bond in an amount equal to 150% of the
estimated cost of such Alteration or Utility Installation and/or upon Lessee's
posting an additional Security Deposit with Lessor.

         (c) INDEMNIFICATION. Lessee shall pay, when due, all claims for labor
or materials furnished or alleged to have been furnished to or for Lessee at or
for use on the Premises, which claims are or may be secured by any mechanic's or
materialman's lien against the Premises or any interest therein. Lessee shall
give Lessor not less than 10 days notice prior to the commencement of any work
in, on or about the Premises, and Lessor shall have the right to post notices of
non-responsibility. If Lessee shall contest the validity of any such lien, claim
or demand, then Lessee shall, at its sole expense defend and protect itself,
Lessor and the Premises against the same and shall pay and satisfy any such
adverse judgment that may be rendered thereon before the enforcement thereof. If
Lessor shall require, Lessee shall furnish a surety bond in an amount equal to
150% of the amount of such contested lien, claim or demand, indemnifying Lessor
against liability for the same. If Lessor elects to participate in any such
action, Lessee shall pay Lessor's attorneys' fees and costs.

         7.4 OWNERSHIP; REMOVAL; SURRENDER; AND RESTORATION.

         (a) OWNERSHIP. Subject to Lessor's right to require removal or elect
ownership as hereinafter provided, all Alterations and Utility Installations
made by Lessee shall be the property of Lessee, but considered a part of the
Premises. Upon Lessee receiving consent to Install additional alterations and
utility installations Lessor must elect in writing to be the owner of all or
any specified part of the Lessee Owned Alterations and Utility Installations.
Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned
Alterations and Utility Installations shall, at the expiration or termination
of this Lease, become the property of Lessor and be surrendered by Lessee
with the Premises.

         (b) REMOVAL. By delivery to Lessee of written notice from Lessor not
earlier than 90 and not later than 30 days prior to the end of the term of this
Lease, Lessor may require that any or all Lessee Owned Alterations or Utility
Installations be removed by the expiration or termination of this Lease. Lessor
may require the removal at any time of all or any part of any Lessee Owned
Alterations or Utility Installations made without the required consent.

         (c) SURRENDER; RESTORATION. Lessee shall surrender the Premises by the
Expiration Date or any earlier termination date, with all of the improvements,
parts and surfaces thereof broom clean and free of debris, and in good operating
order, condition and state of repair, ordinary wear and tear excepted. "Ordinary
wear and tear" shall not include any damage or deterioration that would have
been prevented by good maintenance practice. Notwithstanding the foregoing, if
this Lease is for 12 months or less,

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then Lessee shall surrender the Premises in the same condition as delivered to
Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee
shall repair any damage occasioned by the installation, maintenance or removal
of Trade Fixtures, Lessee owned Alterations and/or Unity Installations,
furnishings, and equipment as well as the removal of any storage tank installed
by or for Lessee. Lessee shall also completely remove from the Premises any and
all Hazardous Substances brought onto the Premises by or for Lessee, or any
third party (except Hazardous Substances which were deposited via underground
migration from areas outside of the Project) even if such removal would require
Lessee to perform or pay for work that exceeds statutory requirements. Trade
Fixtures shall remain the property of Lessee and shall be removed by Lessee. The
failure by Lessee to timely vacate the Premises pursuant to this Paragraph
7.4(c) without the express written consent of Lessor shall constitute a holdover
under the provisions of Paragraph 26 below.

8.       INSURANCE; INDEMNITY.

         8.1 PAYMENT OF PREMIUMS. The cost of the premiums for the insurance
policies required to be carried by Lessor, pursuant to Paragraphs 8.2(b), 8.3(a)
and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy
periods commencing prior to, or extending beyond, the term of this Lease shall
be prorated to coincide with the corresponding Start Date or Expiration Date.

         8.2 LIABILITY INSURANCE.

         (a) CARRIED BY LESSEE. Lessee shall obtain and keep in force a
Commercial General Liability policy of insurance protecting Lessee and Lessor as
an additional insured against claims for bodily injury, personal injury and
property damage based upon or arising out of the ownership, use, occupancy or
maintenance of the Premises and all areas appurtenant thereto. Such insurance
shall be on an occurrence basis providing single limit coverage in an amount not
less than $1,000,000 per occurrence with an annual aggregate of not less than
$2,000,000, an "Additional Insured-Managers or Lessors of Premises Endorsement"
and contain the "Amendment of the Pollution Exclusion Endorsement" for damage
caused by heat, smoke or fumes from a hostile fire. The policy shall not contain
any intra-insured exclusions as between insured persons or organizations, but
shall include coverage for liability assumed under this Lease as an "INSURED
CONTRACT" for the performance of Lessee's indemnity obligations under this
Lease. The limits of said insurance shall not, however, limit the liability of
Lessee nor relieve Lessee of any obligation hereunder. All insurance carried by
Lessee shall be primary to and not contributory with any similar insurance
earned by Lessor, whose insurance shall be considered excess insurance only.

         (b) CARRIED BY LESSOR. Lessor shall maintain liability insurance as
described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance
required to be maintained by Lessee. Lessee shall not be named as an additional
insured therein.

         8.3 PROPERTY INSURANCE-BUILDING, IMPROVEMENTS AND RENTAL VALUE.

         (a) BUILDING AND IMPROVEMENTS. Lessor shall obtain and keep in force a
policy or policies of insurance in the name of Lessor, with loss payable to
Lessor, any ground-lessor, and to any Lender insuring loss or damage to the
Premises. The amount of such insurance shall be equal to the full replacement
cost of the Premises, as the same shall exist from time to time, or the amount
required by any Lender, but in no event more than the commercially reasonable
and available insurable value thereof. Lessee Owned Alterations and Utility
Installations, Trade Fixtures, and Lessee's personal property shall be insured
by Lessee under Paragraph 8.4. If the coverage is available and commercially
appropriate, such policy or policies shall insure against all risks of direct
physical loss or damage (except the perils of flood and/or earthquake unless
required by a Lender), including coverage for debris removal and the enforcement
of any Applicable Requirements requiring the upgrading, demolition,
reconstruction or replacement of any portion of the Premises as the result of a
covered loss. Said policy or policies shall also contain an agreed valuation
provision in lieu of any coinsurance clause, waiver of subrogation, and
inflation guard protection causing an increase in the annual property insurance
coverage amount by a factor of not less than the adjusted U.S. Department of
Labor Consumer Price Index for All Urban Consumers for the city nearest to where
the Premises are located. If such insurance coverage has a deductible clause,
the deductible amount shall not exceed $1,000 per occurrence.

         (b) RENTAL VALUE. Lessor shall also obtain and keep in force a policy
or policies in the name of Lessor with loss payable to Lessor and any Lender,
insuring the loss of the full Rent for one year with an extended period of
indemnity for an additional 180 days ("RENTAL VALUE INSURANCE"). Said insurance
shall contain an agreed valuation provision in lieu of any coinsurance clause,
and the amount of coverage shall be adjusted annually to reflect the protected
Rent otherwise payable by Lessee, for the next 12 month period.

         (c) ADJACENT PREMISES. Lessee shall pay for any increase in the
premiums for the property insurance of the Building and for the Common Areas or
other buildings in the Project if said increase is caused by Lessee's acts,
omissions, use or occupancy of the Premises.

         (d) LESSEE'S IMPROVEMENTS. Since Lessor is the Insuring Party, Lessor
shall not be required to insure Lessee Owned Alterations and Utility
Installations unless the item in question has become the property of Lessor
under the terms of this Lease.

         8.4 LESSEE'S PROPERTY; BUSINESS INTERRUPTION INSURANCE.

         (a) PROPERTY DAMAGE. Lessee shall obtain and maintain insurance
coverage on all of Lessee's personal property, Trade Fixtures, and Lessee Owned
Alterations and Utility Installations. Such insurance shall be full replacement
cost coverage with a deductible of not to exceed $1,000 per occurrence. The
proceeds from any such insurance shall be used by Lessee for the

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replacement of personal property, Trade Fixtures and Lessee Owned Alterations
and Utility Installations. Lessee shall provide Lessor with written evidence
that such insurance is in force.

         (b) BUSINESS INTERRUPTION. Lessee shall obtain and maintain loss of
income and extra expense insurance in amounts as will reimburse Lessee for
direct or indirect loss of earnings attributable to all perils commonly insured
against by prudent lessees in the business of Lessee or attributable to
prevention of access to the Premises as a result of such perils.

         (c) NO REPRESENTATION OF ADEQUATE COVERAGE. Lessor makes no
representation that the limits or forms of coverage of insurance specified
herein are adequate to cover Lessee's property, business operations or
obligations under this Lease.

         8.5 INSURANCE POLICIES. Insurance required herein shall be by companies
duly licensed or admitted to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, as set forth in the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Lessee
shall not do or permit to be done anything which invalidates the required
insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor
certified copies of policies of such insurance or certificates evidencing the
existence and amounts of the required insurance. No such policy shall be
cancelable or subject to modification except after 30 days prior written notice
to Lessor. Lessee shall, at least 30 days prior to the expiration of such
policies, furnish Lessor with evidence of renewals or "insurance binders"
evidencing renewal thereof, or Lessor may order such insurance and charge the
cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon
demand. Such policies shall be for a term of at least one year, or the length of
the remaining term of this Lease, whichever is less. If either Party shall fail
to procure and maintain the insurance required to be carried by it, the other
Party may, but shall not be required to, procure and maintain the same.

         8.6 WAIVER OF SUBROGATION. Without affecting any other rights or
remedies, Lessee and Lessor each hereby release and relieve the other, and waive
their entire right to recover damages against the other, for loss of or damage
to its property arising out of or incident to the perils required to be insured
against herein. The effect of such releases and waivers is not limited by the
amount of insurance carried or required, or by any deductibles applicable
hereto. The Parties agree to have their respective property damage insurance
carriers wave any right to subrogation that such companies may have against
Lessor or Lessee, as the case may be, so long as the insurance is not
invalidated thereby.

         8.7 INDEMNITY. Except for Lessor's gross negligence or willful
misconduct, Lessee shall indemnify, protect, defend and hold harmless the
Premises, Lessor and its agents, Lessor's master or ground lessor, partners and
Lenders, from and against any and all claims, loss of rents and/or damages,
liens, judgments, penalties, attorneys' and consultants' fees, expenses and/or
liabilities arising out of, involving, or in connection with, the use and/or
occupancy of the Premises by Lessee. If any action or proceeding is brought
against Lessor by reason of any of the foregoing matters, Lessee shall upon
notice defend the same at Lessee's expense by counsel reasonably satisfactory to
Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not
have first paid any such claim in order to be defended or indemnified.

         8.8 EXEMPTION OF LESSOR FROM LIABILITY. Lessor shall not be liable for
injury or damage to the person or goods, wares, merchandise or other property of
Lessee, Lessee's employees, contractors, invitees, customers, or any other
person in or about the Premises, whether such damage or injury is caused by or
results from fire, steam, electricity, gas, water or raim, or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers,. wires,
appliances, plumbing, HVAC or lighting fixtures, or from any other cause,
whether the said injury or damage results from conditions arising upon the
Premises or upon other portions of the Building, or from other sources or
places. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant of Lessor nor from the failure of Lessor to enforce
the provisions of any other lease in the Project. Notwithstanding Lessor's
negligence or breach of this Lease, Lessor shall under no circumstances be
liable for injury to Lessee's business or for any loss of income or profit
therefrom.

9.       DAMAGE OR DESTRUCTION.

         9.1 DEFINITIONS.

         (a) "PREMISES PARTIAL DAMAGE" shall mean damage or destruction to
the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations, which can reasonably be repaired in 3 months or less
from the date of the damage or destruction, and the cost thereof does not
exceed a sum equal to eighteen (18) months' Base Rent. Lessor shall notify
Lessee in writing within 30 days from the date of the damage or destruction
as to whether or not the damage is Partial or Total.

         (b) "PREMISES TOTAL DESTRUCTION" shall mean damage or destruction to
the improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which cannot reasonably be repaired
in 5 months or less from the date of the damage or destruction and/or the
cost thereof exceeds a sum equal to 24 months' Base Rent. Lessor shall notify
Lessee in writing within 30 days from the date of the damage or destruction
as to whether or not the damage is Partial or Total.

         (c) "INSURED LOSS" shall mean damages or destruction to improvements on
the Premises, other than Lessee Owned Alterations and Utility Installations and
Trade Fixtures, which was caused by an event required to be covered by the
insurance described in Paragraph 8.3(a), irrespective of any deductible amounts
or coverage limits involved.

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         (d) "REPLACEMENT COST" shall mean the cost to repair or rebuild the
improvements owned by Lessor at the time of the occurrence to their condition
existing immediately prior thereto, including demolition, debris removal and
upgrading required by the operation of Applicable Requirements, and without
deduction for depreciation.

         (e) "HAZARDOUS SUBSTANCE CONDITION" shall mean the occurrence or
discovery of a condition involving the presence of, or a contamination by, a
Hazardous Substance as defined in Paragraph 6.2(a), in, on, or under the
Premises.

         9.2 PARTIAL DAMAGE - INSURED LOSS. If a Premises Partial Damage that is
an Insured Loss occurs, then Lessor shall, at Lessor's expense, repair such
damage (but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility
Installations) as soon as reasonably possible and this Lease shall continue in
full force and effect; provided, however, that Lessee shall, at Lessor's
election, make the repair of any damage or destruction the total cost to repair
of which is $5,000 or less, and, in such event, Lessor shall make any applicable
insurance proceeds available to Lessee on a reasonable basis for that purpose.
Notwithstanding the foregoing, if the required insurance was not in force or the
insurance proceeds are not sufficient to effect such repair, the Insuring Party
shall promptly contribute the shortage in proceeds as and when required to
complete said repairs. In the event, however, such shortage was due to the fact
that, by reason of the unique nature of the improvements, full replacement cost
insurance coverage was not commercially reasonable and available, Lessor shall
have no obligation to pay for the shortage in insurance proceeds or to fully
restore the unique aspects of the Premises unless Lessee provides Lessor with
the funds to cover same, or adequate assurance thereof, within 10 days following
receipt of written notice of such shortage and request therefor. If Lessor
receives said funds or adequate assurance thereof within said 10 day period, the
party responsible for making the repairs shall complete them as soon as
reasonably possible and this Lease shall remain in full force and effect. If
such funds or assurance are not received, Lessor may nevertheless elect by
written notice to Lessee within 10 days thereafter to: (i) make such restoration
and repair as is commercially reasonable with Lessor paying any shortage in
proceeds, in which case this Lease shall remain in full force and effect, or
(ii) have this Lease terminate 30 days thereafter. Lessee shall not be entitled
to reimbursement of any funds contributed by Lessee to repair any such damage or
destruction. Premises Partial Damage due to flood or earthquake shall be subject
to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but
the net proceeds of any such insurance shall be made available for the repairs
if made by either Party.

         9.3 PARTIAL DAMAGE - UNINSURED LOSS. If a Premises Partial Damage that
is not an Insured Loss occurs, unless caused by a negligent or willful act of
Lessee (in which event Lessee shall make the repairs at Lessee's expense),
Lessor may either: (i) repair such damage as soon as reasonably possible at
Lessor's expense, in which event this Lease shall continue in full force and
effect, or (ii) terminate this Lease by giving written notice to Lessee within
30 days after receipt by Lessor of knowledge of the occurrence of such damage.
Such termination shall be effective 60 days following the date of such notice.
In the event Lessor elects to terminate this Lease, Lessee shall have the right
within 10 days after receipt of the termination notice to give written notice to
Lessor of Lessee's commitment to pay for the repair of such damage without
reimbursement from Lessor. Lessee shall provide Lessor with said funds or
satisfactory assurance thereof within 30 days after making such commitment. In
such event this Lease shall continue in full force and effect, and Lessor shall
proceed to make such repairs as soon as reasonably possible after the required
funds are available. If Lessee does not make the required commitment, this Lease
shall terminate as of the date specified in the termination notice.

         9.4 TOTAL DESTRUCTION. Notwithstanding any other provision hereof, if a
Premises Total Destruction occurs, this Lease shall terminate 60 days following
such Destruction. If the damage or destruction was caused by the gross
negligence or willful misconduct of Lessee, Lessor shall have the right to
recover Lessor's damages from Lessee, except as provided in Paragraph 8.6.

         9.5 DAMAGE NEAR END OF TERM. If at any time during the last 6 months of
this Lease there is damage for which the cost to repair exceeds one month's Base
Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective
60 days following the date of occurrence of such damage by giving a written
termination notice to Lessee within 30 days after the date of occurrence of such
damage. Notwithstanding the foregoing, ix Lessee at that time has an exercisable
option to extend this Lease or to purchase the Premises, then Lessee may
preserve this Lease by, (a) exercising such option and (b) providing Lessor with
any shortage in insurance proceeds (or adequate assurance thereof) needed to
make the repairs on or before the earlier of (i) the date which is 10 days after
Lessee's receipt of Lessor's written notice purporting to terminate this Lease,
or (ii) the day prior to the date upon which such option expires. If Lessee duly
exercises such option during such period and provides Lessor with funds (or
adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor
shall, at Lessor's commercially reasonable expense, repair such damage as soon
as reasonably possible and this Lease shall continue in full force and effect.
If Lessee fails to exercise such option and provide such funds or assurance
during such period, then this Lease shall terminate on the date specified in the
termination notice and Lessee's option shall be extinguished.

         9.6 ABATEMENT OF RENT; LESSEE'S REMEDIES.

         (a) ABATEMENT. In the event of Premises Partial Damage or Premises
Total Destruction Of a Hazardous Substance Condition for which Lessee is not
responsible under this Lease, the Rent payable by Lessee for the period required
for the repair, remediation or restoration of such damage shall be abated in
proportion to the degree to which Lessee's use of the Premises is impaired, but
not to exceed the proceeds received from the Rental Value insurance. All other
obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall
have no liability for any such damage, obstruction, remediation, repair or
restoration except as provided herein.

         (b) REMEDIES. If Lessor shall be obligated to repair or restore the
Premises and does not commence, in a substantial and meaningful way, such repair
or restoration within 90 days after such obligation shall accrue, Lessee may, at
any time prior to the commencement of such repair or restoration, give written
notice to Lessor and to any Lenders of which Lessee has

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actual notice, of Lessee's election to terminate this Lease on a date not less
than 60 days following the giving of such notice. If Lessee gives such notice
and such repair or restoration is not commenced within 30 days thereafter, this
Lease shall terminate as of the date specified in said notice. If the repair or
restoration is commenced within such 30 days, this Lease shall continue in full
force and effect. "Commence" shall mean either the unconditional authorization
of the preparation of the required plans, or the beginning of the actual work on
the Premises, whichever first occurs.

         9.7 TERMINATION; ADVANCE PAYMENTS. Upon termination of this Lease
pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be
made concerning advance Base Rent and any other advance payments made by Lessee
to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's
Security Deposit as has not been, or is not then required to be, used by Lessor.

         9.8 WAIVE STATUTES. Lessor and Lessee agree that the terms of this
Lease shall govern the effect of any damage to or destruction of the Premises
with respect to the termination of this Lease and hereby waive the provisions of
any present or future statute to the extent inconsistent herewith.

10.      REAL PROPERTY TAXES.

         10.1 DEFINITION. As used herein, the term "REAL PROPERTY TAXES" shall
include any form of assessment; real estate, general, special, ordinary or
extraordinary, or rental levy or tax (other than inheritance, personal income or
estate taxes); improvement bond; and/or license fee imposed upon or levied
against any legal or equitable interest of Lessor in the Project, Lessor's right
to other income therefrom, and/or Lessor's business of leasing, by any authority
having the direct or indirect power to tax and where the funds are generated
with reference to the Project address and where the proceeds so generated are to
be applied by the city, county or other local taxing authority of a jurisdiction
within which the Project is located. The term "Real Property Taxes" shall also
include any tax, fee, levy, assessment or charge, or any increase therein,
imposed by reason of events occurring during the term of this Lease, including
but not limited to, a change in the ownership of the Project or any portion
thereof or a change in the improvements thereon. In calculating Real Property
Taxes for any calendar year, the Real Property Taxes for any real estate tax
year shall be included in the calculation of Real Property Taxes for such
calendar year based upon the number of days which such calendar year and tax
year have in common.

         10.2 PAYMENT OF TAXES. Lessor shall pay the Real Property Taxes
applicable to the Project, and except as otherwise provided in Paragraph 10.3,
any such amounts shall be included in the calculation of Common Area Operating
Expenses in accordance with the provisions of Paragraph 4.2.

         10.3 ADDITIONAL IMPROVEMENTS. Common Area Operating Expenses shall not
include Real Property Taxes specified in the tax assessor's records and work
sheets as being caused by additional improvements placed upon the Project by
other lessees or by Lessor for the exclusive enjoyment of such other lessees.
Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at
the time Common Area Operating Expenses are payable under Paragraph 4.2, the
entirety of any increase in Real Property Taxes if assessed solely by reason of
Alterations, Trade Fixtures or Utility Installations placed upon the Premises by
Lessee or at Lessee's request.

         10.4 JOINT ASSESSMENT. If the Building is not separately assessed, Real
Property Taxes allocated to the Building shall be an equitable proportion of the
Real Property Taxes for all of the land and improvements included within the tax
parcel assessed, such proportion to be determined by Lessor from the respective
valuations assigned in the assessor's work sheets or such other information as
may be reasonably available. Lessor's reasonable determination thereof, in good
faith, shall be conclusive.

         10.5 PERSONAL PROPERTY TAXES. Lessee shall pay prior to delinquency all
taxes assessed against and levied upon Lessee Owned Alterations and Utility
Installations, Trade Fixtures, furnishings, equipment and all personal property
of Lessee contained in the Premises. When possible, Lessee shall cause its
Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all other personal property to be assessed and billed separately
from the real property of Lessor. If any of Lessee's said property shall be
assessed with Lessor's real property, Lessee shall pay Lessor the taxes
attributable to Lessee's property within 10 days offer receipt of a written
statement setting forth the taxes applicable to Lessee's property.

11.      UTILITIES. Lessee shall pay for all water, gas, heat, light, power,
telephone, trash disposal and other utilities and services supplied to the
Premises, together with any taxes thereon. Notwithstanding the provisions of
Paragraph 4.2, if at any time in Lessor's sole judgment, Lessor determines that
Lessee is using a disproportionate amount of water, electricity or other
commonly metered utilities, or that Lessee is generating such a large volume of
trash as to require an increase in the size of the dumpster and/or an increase
in the number of times per month that the dumpster is emptied, then Lessor may
increase Lessee's Base Rent by an amount equal to such increased costs.

12.      ASSIGNMENT AND SUBLETTING.

         12.1 LESSOR'S CONSENT REQUIRED.

         (a) Lessee shall not voluntarily or by operation of law assign,
transfer, mortgage or encumber (collectively, "assign or assignment") or sublet
all or any part of Lessee's interest in this Lease or in the Premises without
Lessor's prior written consent.

         (b) A change in the control of Lessee shall constitute an assignment
requiring consent. The transfer, on a cumulative basis, of 25% or more of the
voting control of Lessee shall constitute a change in control for this purpose.

         (c) The involvement of Lessee or its assets in any transaction, or
series of transactions (by way of merger, sale, acquisition, financing,
transfer, leveraged buy-out or otherwise), whether or not a formal assignment or
hypothecation of this Lease

                                       20
<Page>

or Lessee's assets occurs, which results or will result in a reduction of the
Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was
represented at the time of the execution of this Lease or at the time of the
most recent assignment to which Lessor has consented, or as it exists
immediately prior to said transaction or transactions constituting such
reduction, whichever was or is greater, shall be considered an assignment of
this Lease to which Lessor may withhold its consent. "NET WORTH OF LESSEE" shall
mean the net worth of Lessee (excluding any guarantors) established under
generally accepted accounting principles.

         (d) An assignment or subletting without consent shall, at Lessor's
option, be a Default curable after notice per Paragraph 13.1(c), or a noncurable
Breach without the necessity of any notice and grace period. If Lessor elects to
treat such unapproved assignment or subletting as a noncurable Breach, Lessor
may either: (i) terminate this Lease, or (ii) upon 30 days written notice,
increase the monthly Base Rent to 110% of the Base Rent then in effect. Further,
in the event of such Breach and rental adjustment, (i) the purchase price of any
option to purchase the Premises held by Lessee shall be subject to similar
adjustment to 110% of the price previously in effect, and (ii) all fixed and
non-fixed rental adjustments scheduled during the remainder of the Lease term
shall be increased to 110% of the scheduled adjusted rent.

         (e) Lessee's remedy for any breach of Paragraph 12.1 by Lessor shall be
limited to compensatory damages and/or injunctive relief.

         12.2 TERMS AND CONDITIONS APPLICABLE TO ASSIGNMENT AND SUBLETTING.

         (a) Regardless of Lessor's consent, no assignment or subletting shall:
(i) be effective without the express written assumption by such assignee or
sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of
any obligations hereunder, or (iii) alter the primary liability of Lessee for
the payment of Rent or for the performance of any other obligations to be
performed by Lessee.

         (b) Lessor may accept Rent or performance of Lessee's obligations from
any person other than Lessee pending approval or disapproval of an assignment.
Neither a delay in the approval or disapproval of such assignment nor the
acceptance of Rent or performance shall constitute a waiver or estoppel of
Lessor's right to exercise its remedies for Lessee's Default or Breach.

         (c) Lessor's consent to any assignment or subletting shall not
constitute a consent to any subsequent assignment or subletting.

         (d) In the event of any Default or Breach by Lessee, Lessor may proceed
directly against Lessee, any Guarantors or anyone else responsible for the
performance of Lessee's obligations under this Lease, including any assignee or
sublessee, without first exhausting Lessor's remedies against any other person
or entity responsible therefore to Lessor, or any security held by Lessor.

         (e) Each request for consent to an assignment or subletting shall be
in writing, accompanied by information relevant to Lessor's determination as
to the financial and operational responsibility and appropriateness of the
proposed assignee or sublessee, including but not limited to the intended use
and/or required modification of the Premises, if any, together with a fee of
$1,000 as consideration for Lessor's considering and processing said request.
Lessee agrees to provide Lessor with such other or additional information
and/or documentation as may be reasonably requested.

         (f) Any assignee of, or sublessee under, this Lease shall, by reason of
accepting such assignment or entering into such sublease, be deemed to have
assumed and agreed to conform and comply with each and every term, covenant,
condition and obligation herein to be observed or performed by Lessee during the
term of said assignment or sublease, other than such obligations as are contrary
to or inconsistent with provisions of an assignment or sublease to which Lessor
has specifically consented to in writing.

         (g) Lessor's consent to any assignment or subletting shall not transfer
to the assignee or sublessee any Option granted to the original Lessee by this
Lease unless such transfer is specifically consented to by Lessor in writing.
(See Paragraph 39.2)

         12.3 ADDITIONAL TERMS AND CONDITIONS APPLICABLE TO SUBLETTING. The
following terms and conditions shall apply to any subletting by Lessee of all or
any part of the Premises and shall be deemed included in all subleases under
this Lease whether or not expressly incorporated therein:

         (a) Lessee hereby assigns and transfers to Lessor all of Lessee's
interest in all Rent payable on any sublease, and Lessor may collect such Rent
and apply same toward Lessee's obligations under this Lease; provided, however,
that until a Breach shall occur in the performance of Lessee's obligations,
Lessee may collect said Rent. Lessor shall not, by reason of the foregoing or
any assignment of such sublease, nor by reason of the collection of Rent, be
deemed liable to the sublessee for any failure of Lessee to perform and comply
with any of Lessee's obligations to such sublessee. Lessee hereby irrevocably
authorizes and directs any such sublessee, upon receipt of a written notice from
Lessor stating that a Breach exists in the performance of Lessee's obligations
under this Lease, to pay to Lessor all Rent due and to become due under the
sublease. Sublessee shall rely upon any such notice from Lessor and shall pay
all Rents to Lessor without any obligation or right to inquire as to whether
such Breach exists, notwithstanding any claim from Lessee to the contrary.

         (b) In the event of a Breach by Lessee, Lessor may, at its option,
require sublessee to attorn to Lessor, in which event Lessor shall undertake the
obligations of the sublessor under such sublease from the time of the exercise
of said option to the

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expiration of such sublease; provided, however, Lessor shall not be liable for
any prepaid rents or security deposit paid by such sublessee to such sublessor
or for any prior Defaults or Breaches of such sublessor.

         (c) Any matter requiring the consent of the sublessor under a sublease
shall also require the consent of Lessor.

         (d) No sublessee shall further assign or sublet all or any part of the
Premises without Lessor's prior written consent.

         (e) Lessor shall deliver a copy of any notice of Default or Breach by
Lessee to the sublessee, who shall have the right to cure the Default of Lessee
within the grace period, if any, specified in such notice. The sublessee shall
have a right of reimbursement and offset from and against Lessee for any such
Defaults cured by the sublessee.

13.      DEFAULT; BREACH; REMEDIES.

         13.1 DEFAULT; BREACH. A "Default" is defined as a failure by the Lessee
to comply with or perform any of the terms, covenants, conditions or Rules and
Regulations under this Lease. A "Breach" is defined as the occurrence of one or
more of the following Defaults, and the failure of Lessee to cure such Default
within any applicable grace period:

         (a) The abandonment of the Premises; or the vacating of the Premises
without providing a commercially reasonable level of security or where the
coverage of the property insurance described in Paragraph 6.3 is jeopardized as
a result thereof, or without providing reasonable assurances to minimize
potential vandalism.

         (b) The failure of Lessee to make any payment of Rent or any Security
Deposit required to be made by Lessee hereunder, whether to Lessor or to a third
party, when due, to provide reasonable evidence of insurance or surety bond, or
to fulfill any obligation under this Lease which endangers or threatens life or
property, where such failure continues for a period of 3 business days following
written notice to Lessee.

         (c) The failure by Lessee to provide (i) reasonable written evidence of
compliance with Applicable Requirements, (ii) the service contracts, (iii) the
rescission of an unauthorized assignment or subletting, (iv) an Estoppel
Certificate, (v) a requested subordination, (vi) evidence concerning any
guaranty and/or Guarantor, (vii) any document requested under Paragraph 41
(easements), or (viii) any other documentation or information which Lessor may
reasonably require of Lessee under the terms of this Lease, where any such
failure continues for a period of 10 days following written notice to Lessee.

         (d) A Default by Lessee as to the terms, covenants, conditions or
provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof,
other than those described in subparagraphs 13.1(a), (b) or (c), above, where
such Default continues for a period of 30 days after written notice, provided,
however, that if the nature of Lessee's Default is such that more than 30 days
are reasonably required for its cure, then it shall not be deemed to be a Breach
if Lessee commences such cure within said 30 day period and thereafter
diligently prosecutes such cure to completion.

         (e) The occurrence of any of the following events: (i) the making of
any general arrangement or assignment for the benefit of creditors, (ii)
becoming a "debtor" as defined in 11 U.S.C. Section 101 or any successor
statute thereto (unless, in the case of a petition filed against Lessee, the
same is dismissed within 60 days); (iii) the appointment of a trustee or
receiver to take possession of substantially all of Lessee's assets located
at the Premises or of Lessee's interest in this Lease, where possession is
not restored to Lessee within 30 days; or (iv) the attachment, execution or
other judicial seizure of substantially all of Lessee's assets located at the
Premises or of Lessee's interest in this Lease, where such seizure is not
discharged within 30 days; provided, however, in the event that any provision
of this subparagraph (e) is contrary to any applicable law, such provision
shall be of no force or effect, and not affect the validity of the remaining
provisions.

         (f) The discovery that any financial statement of Lessee or of any
Guarantor given to Lessor was materially false.

         (g) If the performance of Lessee's obligations under this Lease is
guaranteed: (i) the death of a Guarantor, (ii) the termination of a Guarantor's
liability with respect to this Lease other than in accordance with the terms of
such guaranty, (iii) a Guarantor's becoming insolvent or the subject of a
bankruptcy filing, (iv) a Guarantor's refusal to honor the guaranty, or (v) a
Guarantor's breach of its guaranty obligation on an anticipatory basis, and
Lessee's failure, within 60 days following written notice of any such event, to
provide written alternative assurance or security, which, when coupled with the
then existing resources of Lessee, equals or exceeds the combined financial
resources of Lessee and the Guarantors that existed at the time of execution of
this Lease.

         13.2 REMEDIES. If Lessee fails to perform any of its affirmative duties
or obligations, within 10 days after written notice (or in case of an emergency,
without notice), Lessor may, at its option, perform such duty or obligation on
Lessee's behalf, including but not limited to the obtaining of reasonably
required bonds, insurance policies, or governmental licenses, permits or
approvals. The costs and expenses of any such performance by Lessor shall be due
and payable by Lessee upon receipt of invoice therefor. If any check given to
Lessor by Lessee shall not be honored by the bank upon which it is drawn,
Lessor, at its option, may require all future payments to be made by Lessee to
be by cashier's check. In the event of a Breach, Lessor may, with or without
further notice or demand, and without limiting Lessor in the exercise of any
right or remedy which Lessor may have by reason of such Breach:

         (a) Terminate Lessee's right to possession of the Premises by any
lawful means, in which case this Lease shall terminate and Lessee shall
immediately surrender possession to Lessor. In such event Lessor shall be
entitled to recover from Lessee: (i) the unpaid Rent which had been earned at
the time of termination; (ii) the worth at the time of award of the amount by
which the unpaid rent which would have been earned after termination until the
time of award exceeds the amount of such rental loss that the Lessee proves
could have been reasonably avoided, (iii) the worth at the time of award of the
amount by which the

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unpaid rent for the balance of the term after the time of award exceeds the
amount of such rental loss that the Lessee proves could be reasonably avoided;
and (iv) any other amount necessary to compensate Lessor for all the detriment
proximately caused by the Lessee's failure to perform its obligations under this
Lease or which in the ordinary course of things would be likely to result
therefrom, including but not limited to the cost of recovering possession of the
Premises, expenses of reletting, including necessary renovation and alteration
of the Premises, reasonable attorneys' fees, and that portion of any leasing
commission paid by Lessor in connection with this Lease applicable to the
unexpired term of this Lease. The worth at the time of award of the amount
referred to in provision (iii) of the immediately preceding sentence shall be
computed by discounting such amount at the discount rate of the Federal Reserve
Bank of the District within which the Premises are located at the time of award
plus one percent. Efforts by Lessor to mitigate damages caused by Lessee's
Breach of this Lease shall not waive Lessor's right to recover damages under
Paragraph 12. If termination of this Lease is obtained through the provisional
remedy of unlawful detainer, Lessor shall have the right to recover in such
proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may
reserve the right to recover all or any part thereof in a separate suit. If a
notice and grace period required under Paragraph 13.1 was not previously given,
a notice to pay rent or quit, or to perform or quit given to Lessee under the
unlawful detainer statute shall also constitute the notice required by Paragraph
13.1. In such case, the applicable grace period required by Paragraph 13.1 and
the unlawful detainer statute shall run concurrently, and the failure of Lessee
to cure the Default within the greater of the two such grace periods shall
constitute both an unlawful detainer and a Breach of this Lease entitling Lessor
to the remedies provided for in this Lease and/or by said statute.

         (b) Continue the Lease and Lessee's right to possession and recover the
Rent as it becomes due, in which event Lessee may sublet or assign, subject only
to reasonable limitations. Acts of maintenance, efforts to relet, and/or the
appointment of a receiver to protect the Lessor's interests, shall not
constitute a termination of the Lessee's right to possession.

         (c) Pursue any other remedy now or hereafter available under the laws
or judicial decisions of the state wherein the Premises are located. The
expiration or termination of this Lease and/or the termination of Lessee's right
to possession shall not relieve Lessee from liability under any indemnity
provisions of this Lease as to matters occurring or accruing during the term
hereof or by reason of Lessee's occupancy of the Premises.

         13.3 INDUCEMENT RECAPTURE. Any agreement for free or abated rent or
other charges, or for the giving or paying by Lessor to or for Lessee of any
cash or other bonus, inducement or consideration for Lessee's entering into this
Lease, all of which concessions are hereinafter referred to as "INDUCEMENT
PROVISIONS", shall be deemed conditioned upon Lessee's full and faithful
performance of all of the terms, covenants and conditions of this Lease. Upon
Breach of this Lease by Lessee, any such Inducement Provision shall
automatically be deemed deleted from this Lease and of no further force or
effect, and any rent, other charge, bonus, inducement or consideration
theretofore abated, given or paid by Lessor under such an Inducement Provision
shall be immediately due and payable by Lessee to Lessor, notwithstanding any
subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or
the cure of the Breach which initiated the operation of this paragraph shall not
be deemed a waiver by Lessor of the provisions of this paragraph unless
specifically so stated in writing by Lessor at the time of such acceptance.

         13.4 LATE CHARGES. Lessee hereby acknowledges that late payment by
Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease,
the exact amount of which will be extremely difficult to ascertain. Such costs
include, but are not limited to, processing and accounting charges, and late
charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent
shall not be received by Lessor within 5 days after such amount shall be due,
then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a
one-time late charge equal to 10% 5% of each such overdue amount or $100,
whichever is greater. The parties hereby agree that such late charge represents
a fair and reasonable estimate of the costs Lessor will incur by reason of such
late payment. Acceptance of such late charge by Lessor shall in no event
constitute a waiver of Lessee's Default or Breach with respect to such overdue
amount, nor prevent the exercise of any of the other rights and remedies granted
hereunder. In the event that a late charge is payable hereunder, whether or not
collected, for 3 consecutive installments of Base Rent, then notwithstanding any
provision of this Lease to the contrary, Base Rent shall, at Lessor's option,
become due and payable quarterly in advance.

         13.5 INTEREST. Any monetary payment due Lessor hereunder, other than
late charges, not received by Lessor, when due as to scheduled payments (such as
Base Rent) or within 30 days following the date on which it was due for
non-scheduled payment, shall bear interest from the date when due, as to
scheduled payments, or the 31st day after it was due as to non-scheduled
payments. The interest ("INTEREST") charged shall be equal to the prime rate
reported in the Wall Street Journal as published closest prior to the date when
due plus 4%, but shall not exceed the maximum rate allowed by law. Interest is
payable in addition to the potential late charge provided for in Paragraph 13.4.

         13.6 BREACH BY LESSOR.

         (a) NOTICE OF BREACH. Lessor shall not be deemed in breach of this
Lease unless Lessor fails within a reasonable time to perform an obligation
required to be performed by Lessor. For purposes of this Paragraph, a reasonable
time shall in no event be less than 30 days after receipt by Lessor, and any
Lender whose name and address shall have been furnished Lessee in writing for
such purpose, of written notice specifying wherein such obligation of Lessor has
not been performed; provided, however, that if the nature of Lessor's obligation
is such that more than 30 days are reasonably required for its performance, then
Lessor shall not be in breach if performance is commenced within such 30 day
period and thereafter diligently pursued to completion.

         (b) PERFORMANCE BY LESSEE ON BEHALF OF LESSOR. In the event that
neither Lessor nor Lender cures said breach within 30 days after receipt of said
notice, or if having commenced said cure they do not diligently pursue it to
completion, then Lessee may elect to cure said breach at Lessee's expense and
offset from Rent an amount equal to the greater of one month's

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Base Rent or the Security Deposit, and to pay an excess of such expense under
protest, reserving Lessee's right to reimbursement from Lessor. Lessee shall
document the cost of said cure and supply said documentation to Lessor.

14.      CONDEMNATION. If the Premises or any portion thereof are taken under
the power of eminent domain or sold under the threat of the exercise of said
power (collectively "CONDEMNATION"), this Lease shall terminate as to the part
taken as of the date the condemning authority takes title or possession,
whichever first occurs. If more than 10% of the floor area of the Unit, or more
than 25% of Lessee's Reserved Parking Spaces, is taken by Condemnation, Lessee
may, at Lessee's option, to be exercised in writing within 10 days after Lessor
shall have given Lessee written notice of such taking (or in the absence of such
notice, within 10 days after the condemning authority shall have taken
possession) terminate this Lease as of the date the condemning authority takes
such possession. If Lessee does not terminate this Lease in accordance with the
foregoing, this Lease shall remain in full force and effect as to the portion of
the Premises remaining, except that the Base Rent shall be reduced in proportion
to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the
leasehold, the value of the part taken, or for severance damages; provided,
however, that Lessee shall be entitled to any compensation for Lessee's
relocation expenses, loss of business goodwill and/or Trade Fixtures, without
regard to whether or not this Lease is terminated pursuant to the provisions of
this Paragraph. All Alterations and Utility Installations made to the Premises
by Lessee, for purposes of Condemnation only, shall be considered the property
of the Lessee and Lessee shall be entitled to any and all compensation which is
payable therefor. In the event that this Lease is not terminated by reason of
the Condemnation, Lessor shall repair any damage to the Premises caused by such
Condemnation.

15.      BROKERAGE FEES.

         15.1 ADDITIONAL COMMISSION. In addition to the payments owed pursuant
to Paragraph 1.10 above, and unless Lessor and the Brokers otherwise agree in
writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee
acquires from Lessor any rights to the Premises or other premises owned by
Lessor and located within the Project, (c) if Lessee remains in possession of
the Premises, with the consent of Lessor, after the expiration of this Lease, or
(d) if Base Rent is increased, whether by agreement or operation of an
escalation clause herein, then, Lessor shall pay Brokers a fee in accordance
with the schedule of the Brokers in effect at the time of the execution of this
Lease.

         15.2 ASSUMPTION OF OBLIGATIONS. Any buyer or transferee of Lessor's
interest in this Lease shall be deemed to have assumed Lessor's obligation
hereunder. Brokers shall be third party beneficiaries of the provisions of
Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to Brokers any amounts
due as and for brokerage fees pertaining to this Lease when due, then such
amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts
to Lessee's Broker when due, Lessee's Broker may send written notice to Lessor
and Lessee of such failure and if Lessor fails to pay such amounts within 10
days after said notice, Lessee shall pay said monies to its Broker and offset
such amounts against Rent. In addition, Lessee's Broker shall be deemed to be a
third party beneficiary of any commission agreement entered into by and/or
between Lessor and Lessor's Broker for the limited purpose of collecting any
brokerage fee owed.

         15.3 REPRESENTATIONS AND INDEMNITIES OF BROKER RELATIONSHIPS. Lessee
and Lessor each represent and warrant to the other that it has had no
dealings with any person, firm, broker or finder (other than the Brokers, if
any) in connection with this Lease, and that no one other than said named
Brokers is entitled to any commission or finder's fee in connection herewith.
Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold
the other harmless from and against liability for compensation or charges
which may be claimed by any such unnamed broker, finder or other similar
party by reason of any dealings or actions of the indemnifying Party,
including any costs, expenses, attorneys' fees reasonably incurred with
respect thereto.

16.      ESTOPPEL CERTIFICATES.

         (a) Each Party (as "RESPONDING PARTY") shall within 10 days after
written notice from the other Party (the "REQUESTING PARTY") execute,
acknowledge and deliver to the Requesting Party a statement in writing in form
similar to the then most current "ESTOPPEL CERTIFICATE" form published by the
American Industrial Real Estate Association, plus such additional information,
confirmation and/or statements as may be reasonably requested by the Requesting
Party.

         (b) If the Responding Party shall fail to execute or deliver the
Estoppel Certificate within such 10 day period, the Requesting Party may execute
an Estoppel Certificate stating that (i) the Lease is in full force and effect
without modification except as may be represented by the Requesting Party, (ii)
there are no uncured defaults in the Requesting Party's performance, and (iii)
if Lessor is the Requesting Party, not more than one month's rent has been paid
in advance. Prospective purchasers and encumbrances may rely upon the Requesting
Party's Estoppel Certificate, and the Responding Party shall be estopped from
denying the truth of the facts contained in said Certificate.

         (c) If Lessor desires to finance, refinance, or sell the Premises, or
any part thereof, Lessee and all Guarantors shall deliver to any potential
lender or purchaser designated by Lessor such financial statements as may be
reasonably required by such lender or purchaser, including but not limited to
Lessee's financial statements for the past 3 years. All such financial
statements shall be received by Lessor and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.

17.      DEFINITION OF LESSOR. The term "LESSOR" as used herein shall mean the
owner or owners at the time in question of the fee title to the Premises, or, if
this is a sublease, of the Lessee's interest in the prior lease. In the event of
a transfer of Lessor's title or interest in the Premises or this Lease, Lessor
shall deliver to the transferee or assignee (in cash or by credit) any unused
Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such
transfer or assignment and delivery of the Security Deposit, as aforesaid, the
prior Lessor shall be relieved of all liability with respect to the obligations
and/or covenants under this

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Lease thereafter to be performed by the Lessor. Subject to the foregoing, the
obligations and/or covenants in this Lease to be performed by the Lessor shall
be binding only upon the Lessor as hereinabove defined. Notwithstanding the
above, and subject to the provisions of Paragraph 20 below, the original Lessor
under this Lease, and all subsequent holders of the Lessor's interest in this
Lease shall remain liable and responsible with regard to the potential duties
and liabilities of Lessor pertaining to Hazardous Substances as outlined in
Paragraph 6.2 above.

18.      SEVERABILITY. The invalidity of any provision of this Lease, as
determined by a court of competent jurisdiction, shall in no way affect the
validity of any other provision hereof.

19.      DAYS. Unless otherwise specifically indicated to the contrary, the word
"days" as used in this Lease shall mean and refer to calendar days.

20.      LIMITATION ON LIABILITY. Subject to the provisions of Paragraph 17
above, the obligations of Lessor under this Lease shall not constitute personal
obligations of Lessor, the individual partners of Lessor or its or their
individual partners, directors, officers or shareholders, and Lessee shall look
to the Premises, and to no other assets of Lessor, for the satisfaction of any
liability of Lessor with respect to this Lease, and shall not seek recourse
against the individual partners of Lessor, or its or their individual partners,
directors, officers or shareholders, or any of their personal assets for such
satisfaction.

21.      TIME OF ESSENCE. Time is of the essence with respect to the performance
of all obligations to be performed or observed by the Parties under this Lease.

22.      NO PRIOR OR OTHER AGREEMENTS; BROKER DISCLAIMER. This Lease contains
all agreements between the Parties with respect to any matter mentioned herein,
and no other prior or contemporaneous agreement or understanding shall be
effective. Lessor and Lessee each represents and warrants to the Brokers that it
has made, and is relying solely upon, its own investigation as to the nature,
quality, character and financial responsibility of the other Party to this Lease
and as to the use, nature, quality and character of the Premises. Brokers have
no responsibility with respect thereto or with respect to any default or breach
hereof by either Party. The liability (including court costs and attorneys'
fees) of any Broker with respect to negotiation, execution, delivery or
performance by either Lessor or Lessee under this Lease or any amendment or
modification hereto shall be limited to an amount up to the fee received by such
Broker pursuant to this Lease; provided, however, that the foregoing limitation
on each Broker's liability shall not be applicable to any gross negligence or
willful misconduct of such Broker.

23.      NOTICES.

         23.1 NOTICE REQUIREMENTS. All notices required or permitted by this
Lease or applicable law shall be in writing and may be delivered in person (by
hand or by courier) or may be sent by regular, certified or registered mail or
U.S. Postal Service Express Mail, with postage prepaid, or by facsimile
transmission, and shall be deemed sufficiently given if served in a manner
specified in this Paragraph 23 The addresses noted adjacent to a Party's
signature on this Lease shall be that Party's address for delivery or mailing of
notices. Either Party may by written notice to the other specify a different
address for notice, except that upon Lessee's taking possession of the Premises,
the Premises shall constitute Lessee's address for notice. A copy of all notices
to Lessor shall be concurrently transmitted to such party or parties at such
addresses as Lessor may from time to time hereafter designate in writing.

         23.2 DATE OF NOTICE. Any notice sent by registered or certified mail,
return receipt requested, shall be deemed given on the date of delivery shown on
the receipt card, or if no delivery date is shown, the postmark thereon. If sent
by regular mail the notice shall be deemed given 48 hours after the same is
addressed as required herein and mailed with postage prepaid. Notices delivered
by United States Express Mail or overnight courier that guarantee next day
delivery shall be deemed given 24 hours after delivery of the same to the Postal
Service or courier. Notices transmitted by facsimile transmission or similar
means shall be deemed delivered upon telephone confirmation of receipt
(confirmation report from fax machine is sufficient), provided a copy is also
delivered via delivery or mail. If notice is received on a Saturday, Sunday or
legal holiday, it shall be deemed received on the next business day.

24.      WAIVERS. No waiver by Lessor of the Default or Breach of any term,
covenant or condition hereof by Lessee, shall be deemed a waiver of any other
term, covenant or condition hereof, or of any subsequent Default or Breach by
Lessee of the same or of any other term, covenant or condition hereof. Lessor's
consent to, or approval of, any act shall not be deemed to render unnecessary
the obtaining of Lessor's consent to, or approval of, any subsequent or similar
act by Lessee, or be construed as the basis of an estoppel to enforce the
provision or provisions of this Lease requiring such consent. The acceptance of
Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any
payment by Lessee may be accepted by Lessor on account of moneys or damages due
Lessor, notwithstanding any qualifying statements or conditions made by Lessee
in connection therewith, which such statements and/or conditions shall be of no
force or effect whatsoever unless specifically agreed to in writing by Lessor at
or before the time of deposit of such payment.

25.      DISCLOSURES REGARDING THE NATURE OF A REAL ESTATE AGENCY RELATIONSHIP.

         (a) When entering into a discussion with a real estate agent regarding
a real estate transaction, a Lessor or Lessee should from the outset understand
what type of agency relationship or representation it has with the agent or
agents in the transaction. Lessor and Lessee acknowledge being advised by the
Brokers in this transaction, as follows:

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         (i) LESSOR'S AGENT. A Lessor's agent under a listing agreement with the
Lessor acts as the agent for the Lessor only. A Lessor's agent or subagent has
the following affirmative obligations: TO THE LESSOR: A fiduciary duty of utmost
care, integrity, honesty, and loyalty in dealings with the Lessor TO THE LESSEE
AND THE LESSOR: (a) Diligent exercise of reasonable skills and care in
performance of the agent's duties. (b) A duty of honest and fair dealing and
good faith. (c) A duty to disclose all facts known to the agent materially
affecting the value or desirability of the property that are not known to, or
within the diligent attention and observation of, the Parties. An agent is not
obligated to reveal to either Party any confidential information obtained from
the other Party which does not involve the affirmative duties set forth above,

         (ii) LESSEE'S AGENT. An agent can agree to act as agent for the Lessee
only. In these situations, the agent is not the Lessor's agent, even if by
agreement the agent may receive compensation for services rendered, either in
full or in part from the Lessor. An agent acting only for a Lessee has the
following affirmative obligations: TO THE LESSEE: A fiduciary duty of utmost
care, integrity, honesty, and loyalty in dealings with the Lessee. TO THE LESSEE
AND THE LESSOR: (a) Diligent exercise of reasonable skills and care in
performance of the agent's duties. (b) A duty of honest and fair dealing and
good faith. (c) A duty to disclose all facts known to the agent materially
affecting the value or desirability of the property that are not known to, or
within the diligent attention and observation of, the Parties. An agent is not
obligated to reveal to either Party any confidential information obtained from
the other Party which does not involve the affirmative duties set forth above.

         (iii) AGENT REPRESENTING BOTH LESSOR AND LESSEE. A real estate agent,
either acting directly or through one or more associate licenses, can legally be
the agent of both the Lessor and the Lessee in a transaction, but only with the
knowledge and consent of both the Lessor and the Lessee. In a dual agency
situation, the agent has the following affirmative obligations to both the
Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty
and loyalty in the dealings with either Lessor or the Lessee. (b) Other duties
to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii) In
representing both Lessor and Lessee, the agent may not without the express
permission of the respective Party, disclose to the other Party that the Lessor
will accept rent in an amount less than that indicated in the listing or that
the Lessee is willing to pay a higher rent than that offered. The above duties
of the agent in a real estate transaction do not relieve a Lessor or Lessee from
the responsibility to protect their own interests. Lessor and Lessee should
carefully read all agreements to assure that they adequately express their
understanding of the transaction. A real estate agent is a person qualified to
advise about real estate. If legal or tax advice is desired, consult a competent
professional.

         (b) Brokers have no responsibility with respect to any default or
breach hereof by either Party. The liability (including court costs and
attorneys' fees), of any Broker with respect to any breach of duty, error or
omission relating to this Lease shall not exceed the fee received by such Broker
pursuant to this Lease; provided, however, that the foregoing limitation on each
Broker's liability shall not be applicable to any gross negligence or willful
misconduct of such Broker.

         (c) Buyer and Seller agree to identify to Brokers as "Confidential" any
communication or information given Brokers that is considered by such Party to
be confidential.

26.      NO RIGHT TO HOLDOVER. Lessee has the right to retain possession of
the Premises or any part thereof beyond the expiration or termination of this
Lease for up to six (6) months with one hundred eighty (180) days prior
written notice to Lessor. In the event that Lessee holds over, then the Base
Rent shall be increased to 150% of the Base Rent applicable immediately
preceding the expiration or termination. Nothing contained herein shall be
construed as consent by Lessor to any holding over by Lessee.

27.      CUMULATIVE REMEDIES. No remedy or election hereunder shall be deemed
exclusive but shall, wherever possible, be cumulative with all other remedies at
law or in equity.

28.      COVENANTS AND CONDITIONS; CONSTRUCTION OF AGREEMENT. All provisions of
this Lease to be observed or performed by Lessee are both covenants and
conditions. In construing this Lease, all headings and titles are for the
convenience of the Parties only and shall not be considered a part of this
Lease. Whenever required by the context, the singular shall include the plural
and vice versa. This Lease shall not be construed as if prepared by one of the
Parties, but rather according to its fair meaning as a whole, as if both Parties
had prepared.

29.      BINDING EFFECT; CHOICE OF LAW. This Lease shall be binding upon the
parties, their personal representatives, successors and assigns and be governed
by the laws of the State in which the Premises are located. Any litigation
between the Parties hereto concerning this Lease shall be initiated in the
county in which the Premises are located.

30.      SUBORDINATION; ATTORNMENT; NON-DISTURBANCE.

         30.1 SUBORDINATION. This Lease and any Option granted hereby shall be
subject and subordinate to any ground lease, mortgage, deed of trust, or other
hypothecation or security device (collectively, "SECURITY DEVICE"), now or
hereafter placed upon the Premises, to any and all advances made on the security
thereof, and to all renewals, modifications, and extensions thereof. Lessee
agrees that the holders of any such Security Devices (in this Lease together
referred to as "LENDER") shall have no liability or obligation to perform any of
the obligations of Lessor under this Lease. Any Lender may elect to have this
Lease and/or any Option granted hereby superior to the lien of its Security
Device by giving written notice thereof to Lessee, whereupon this Lease and such
Options shall be deemed prior to such Security Device, notwithstanding the
relative dates of the documentation or recordation thereof.

         30.2 ATTORNMENT. In the event that Lessor transfers title to the
Premises, or the Premises are acquired by another upon the foreclosure or
termination of a Security Device to which this Lease is subordinated (i) Lessee
shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to
such new owner, and upon request, enter into a new lease, containing all of the
terms and provisions of this Lease, with such new owner for the remainder of the
term hereof, or, at the election of such new owner, this Lease shall
automatically become a new Lease between lessee and such new owner, upon all of
the terms and conditions hereof, for the remainder of the term hereof, and (ii)
Lessor shall thereafter be relieved of any further obligations hereunder and
such new owner

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shall assume all of Lessor's obligations hereunder, except that such new owner
shall not (a) be liable for any act or omission of any prior lessor or with
respect to events occurring prior to acquisition of ownership; (b) be subject to
any offsets or defenses which Lessee might have against any prior lessor, (c) be
bound by prepayment of more than one month's rent, or (d) be liable for the
return of any security deposit paid to any prior lessor.

         30.3 NON-DISTURBANCE. With respect to Security Devices entered into by
Lessor after the execution of this Lease. Lessee's subordination of this Lease
shall be subject to receiving a commercially reasonable non-disturbance
agreement (a "NON-DISTURBANCE AGREEMENT") from the Lender which Non-Disturbance
Agreement provides that Lessee's possession of the Premises, and this Lease,
including any options to extend the term hereof, will not be disturbed so long
as Lessee is not in Breach hereof and attorns to the record owner of the
Premises. Further, within 60 days after the execution of this Lease, Lessor
shall use its commercially reasonable efforts to obtain a Non-Disturbance
Agreement from the holder of any pre-existing Security Device which is secured
by the Premises. In the event that Lessor is unable to provide the
Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee's
option, directly contact Lender and attempt to negotiate for the execution and
delivery of a Non-Disturbance Agreement.

         30.4 SELF-EXECUTING. The agreements contained in this Paragraph 30
shall be effective without the execution of any further documents; provided,
however, that, upon written request from Lessor or a Lender in connection with a
sale, financing or refinancing of the Premises, Lessee and Lessor shall execute
such further writings as may be reasonably required to separately document any
subordination, attornment and/or Non-Disturbance Agreement provided for herein.

31.      ATTORNEYS' FEES. If any Party or Broker brings an action or proceeding
involving the Premises whether founded in tort, contract or equity, or to
declare rights hereunder, the Prevailing Party (as hereafter defined) in any
such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys' fees Such fees may be awarded in the same suit or recovered in a
separate suit, whether or not such action or proceeding is pursued to decision
or judgment. The term, "PREVAILING PARTY" shall include, without limitation, a
Party or Broker who substantially obtains or defeats the relief sought, as the
case may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense. The attorneys' fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorneys' fees reasonably incurred. In addition,
Lessor shall be entitled to attorneys' fees, costs and expenses incurred in the
preparation and service of notices of Default and consultations in connection
therewith, whether or not a legal action is subsequently commenced in connection
with such Default or resulting Breach ($200 is a reasonable minimum per
occurrence for such services and consultation).

32.      LESSOR'S ACCESS; SHOWING PREMISES; REPAIRS. Lessor and Lessor's agents
shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times for the purpose of showing the same
to prospective purchasers, lenders, or tenants, and making such alterations,
repairs, improvements or additions to the Premises as Lessor may deem necessary.
All such activities shall be without abatement of rent or liability to Lessee.
Lessor may at any time place on the Premises any ordinary "FOR SALE" signs and
Lessor may during the last 6 months of the term hereof place on the Premises any
ordinary "FOR LEASE" signs. Lessee may at any time place on the Premises any
ordinary "FOR SUBLEASE" sign.

33.      AUCTIONS. Lessee shall not conduct, nor permit to be conducted, any
auction upon the Premises without Lessor's prior written consent. Lessor shall
not be obligated to exercise any standard of reasonableness in determining
whether to permit an auction.

34.      SIGNS. Except for ordinary "For Sublease" signs which may be placed
only on the Premises, Lessee shall not place any sign upon the Project without
Lessor's prior written consent. All signs must comply with all Applicable
Requirements.

35.      TERMINATION; MERGER. Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual
termination or cancellation hereof, or a termination hereof by Lessor for Breach
by Lessee, shall automatically terminate any sublease or lesser estate in the
Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor's failure within 10 days following any such event
to elect to the contrary by written notice to the holder of any such lesser
interest, shall constitute Lessor's election to have such event constitute the
termination of such interest.

36.      CONSENTS. Except as otherwise provided herein, wherever in this Lease
the consent of a Party is required to an act by or for the other Party, such
consent shall not be unreasonably withheld or delayed. Lessor's actual
reasonable costs and expenses (including but not limited to architects',
attorneys', engineers' and other consultants' fees) incurred in the
consideration of, or response to, a request by Lessee for any Lessor consent,
including but not limited to consents to an assignment, a subletting or the
presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt
of an invoice and supporting documentation therefor. Lessor's consent to any
act, assignment or subletting shall not constitute an acknowledgment that no
Default or Breach by Lessee of this Lease exists, nor shall such consent be
deemed a waiver of any then existing Default or Breach, except as may be
otherwise specifically stated in writing by Lessor at the time of such consent.
The failure to specify herein any particular condition to Lessor's consent shall
not preclude the imposition by Lessor at the time of consent of such further or
other conditions as are then reasonable with reference to the particular matter
for which consent is being given. In the event that either Party disagrees with
any determination made by the other hereunder and reasonably requests the
reasons for such determination, the determining party shall furnish its reasons
in writing and in reasonable detail within 10 business days following such
request.

37.      GUARANTOR.

         37.1 EXECUTION. The Guarantors, if any, shall each execute a guaranty
in the form most recently published by the American Industrial Real Estate
Association, and each such Guarantor shall have the same obligations as Lessee
under this Lease.

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         37.2 DEFAULT. It shall constitute a Default of the Lessee if any
Guarantor fails or refuses, upon request to provide: (a) evidence of the
execution of the guaranty, including the authority of the party signing on
Guarantor's behalf to obligate Guarantor, and in the case of a corporate
Guarantor, a certified copy of a resolution of its board of directors
authorizing the making of such guaranty, (b) current financial statements, (c)
an Estoppel Certificate, or (d) written confirmation that the guaranty is still
in effect.

38.      QUIET POSSESSION. Subject to payment by Lessee of the Rent and
performance of all of the covenants, conditions and provisions on Lessee's part
to be observed and performed under this Lease, Lessee shall have quiet
possession and quiet enjoyment of the Premises during the term hereof.

39.      OPTIONS. If Lessee is granted an option, as defined below, then the
following provisions shall apply.

         39.1 DEFINITION. "Option" shall mean: (a) the right to extend the term
of or renew this Lease or to extend or renew any lease that Lessee has on other
property of Lessor; (b) the right of first refusal or first offer to lease
either the Premises or other property of Lessor; (c) the right to purchase or
the right of first refusal to purchase the Premises or other property of Lessor.

         39.2 OPTIONS PERSONAL TO ORIGINAL LESSEE. Any Option granted to Lessee
in this Lease is personal to the original Lessee, and cannot be assigned or
exercised by anyone other than said original Lessee and only while the original
Lessee is in full possession of the Premises and, if requested by Lessor, with
Lessee certifying that Lessee has no intention of thereafter assigning or
subletting.

         39.3 MULTIPLE OPTIONS. In the event that Lessee has any multiple
Options to extend or renew this Lease, a later Option cannot be exercised unless
the prior Options have been validly exercised.

         39.4 EFFECT OF DEFAULT ON OPTIONS.

         (a) Lessee shall have no right to exercise an Option: (i) during the
period commencing with the giving of any notice of Default and continuing until
said Default is cured, (ii) during the period of time any Rent is unpaid
(without regard to whether notice thereof is given Lessee), (iii) during the
time Lessee is in Breach of this Lease, or (iv) in the event that Lessee has
been given 3 or more notices of separate Default, whether or not the Defaults
are cured, during the 12 month period immediately preceding the exercise of the
Option.

         (b) The period of time within which an Option may be exercised shall
not be extended or enlarged by reason of Lessee's inability to exercise an
Option because of the provisions of Paragraph 39.4(a).

         (c) An Option shall terminate and be of no further force or effect,
notwithstanding Lessee's due and timely exercise of the Option, if, after such
exercise and prior to the commencement of the extended term, (i) Lessee fails to
pay Rent for a period of 30 days after such Rent becomes due (without any
necessity of Lessor to give notice thereof), (ii) Lessor gives to Lessee 3 or
more notices of separate Default during any 12 month period, whether or not the
Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

40.      SECURITY MEASURES. Lessee hereby acknowledges that the Rent payable to
Lessor hereunder does not include the cost of guard service or other security
measures, and that Lessor shall have no obligation whatsoever to provide same.
Lessee assumes all responsibility for the protection of the Premises, Lessee,
its agents and invitees and their property from the acts of third parties.

41.      RESERVATIONS. Lessor reserves the right: (i) to grant, without the
consent or joinder of Lessee, such easements, rights and dedications that Lessor
deems necessary, (ii) to cause the recordation of parcel maps and restrictions,
and (iii) to create and/or install new utility raceways, so long as such
easements, rights, dedications, maps, restrictions, and utility raceways do not
unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to
sign any documents reasonably requested by Lessor to effectuate such rights.

42.      PERFORMANCE UNDER PROTEST. If at any time a dispute shall arise as to
any amount or sum of money to be paid by one Party to the other under the
provisions hereof, the Party against whom the obligation to pay the money is
asserted shall have the right to make payment "under protest" and such payment
shall not be regarded as a voluntary payment and there shall survive the right
on the part of said Party to institute suit for recovery of such sum. If it
shall be adjudged that there was no legal obligation on the part of said Party
to pay such sum or any part thereof, said Party shall be entitled to recover
such sum or so much thereof as it was not legally required to pay.

43.      AUTHORITY. It either Party hereto is a corporation, trust, limited
liability company, partnership, or similar entity, each individual executing
this Lease on behalf of such entity represents and warrants that he or she is
duly authorized to execute and deliver this Lease on its behalf. Each party
shall, within 30 days after request, deliver to the other party satisfactory
evidence of such authority.

44.      CONFLICT. Any conflict between the printed provisions of this Lease and
the typewritten or handwritten provisions shall be controlled by the typewritten
or handwritten provisions.

45.      OFFER. Preparation of this Lease by either party or their agent and
submission of same to the other Party shall not be deemed an offer to lease to
the other Party. This Lease is not intended to be binding until executed and
delivered by all Parties hereto.

46.      AMENDMENTS. This Lease may be modified only in writing, signed by the
Parties in interest at the time of the modification. As long as they do not
materially change Lessee's obligations hereunder, Lessee agrees to make such
reasonable

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non-monetary modifications to this Lease as may be reasonably required by a
Lender in connection with the obtaining of normal financing or refinancing of
the Premises.

47.      MULTIPLE PARTIES. If more than one person or entity is named herein as
either Lessor or Lessee, such multiple Parties shall have joint and several
responsibility to comply with the terms of this Lease.

48.      WAIVER OF JURY TRIAL. The Parties hereby waive their respective rights
to trial by jury in any action or proceeding involving the Property or arising
out of this Agreement.

49.      MEDIATION AND ARBITRATION OF DISPUTES. An Addendum requiring the
Mediation and/or the Arbitration of all disputes between the Parties and/or
Brokers arising out of this Lease /_/ is /_/ is not attached to this Lease.

<Page>

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND
PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR
INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE
TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES.

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN
INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT
RELATES. THE PARTIES ARE URGED TO:

         1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS
LEASE.

         2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE
CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED
TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES,
THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS,
COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE
PREMISES FOR LESSEE'S INTENDED USE.

WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN
PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE
STATE IN WHICH THE PREMISES ARE LOCATED.

The parties hereto have executed this Lease at the place and on the dates
specified above (their respective signatures.

<Table>

<S>                                                          <C>
Executed at:                                                 Executed at:
              -----------------------------------------                  ------------------------------------
on:                                                          on:
     --------------------------------------------------         ---------------------------------------------
By LESSOR:                                                   By LESSEE:

BUTTERFIELD TECHNOLOGY PARK LLC                              INTEGRATED DEFENSE TECHNOLOGIES, INC., A
-------------------------------------------------------      ------------------------------------------------
                                                             DELAWARE CORPORATION
-------------------------------------------------------      ------------------------------------------------

By:  /s/ Daniel Harris                                       By:  /s/ William E. Collins
     --------------------------------------------------           -------------------------------------------
Name Printed:  DANIEL HARRIS                                 Name Printed:  WILLIAM E. COLLINS
               ----------------------------------------                     ---------------------------------
Title:  PARTNER                                              Title:  V.P.
        -----------------------------------------------              ----------------------------------------
By:                                                          By:
     --------------------------------------------------         ---------------------------------------------
Name Printed:                                                Name Printed:
               ----------------------------------------                   -----------------------------------
Title:                                                       Title:
        -----------------------------------------------            ------------------------------------------
Address:                                                     Address:
          ---------------------------------------------              ----------------------------------------

-------------------------------------------------------      ------------------------------------------------

-------------------------------------------------------      ------------------------------------------------

Telephone:  (       )                                        Telephone:  (       )
            ---------  --------------------------------                   -------  --------------------------
Facsimile:  (       )                                        Facsimile:  (       )
             -------   --------------------------------                   -------  --------------------------
Federal ID No.                                               Federal ID No.
                ---------------------------------------                    ----------------------------------
</Table>

THESE FORMS ARE OFTEN MODIFIED TO MEET CHANGING REQUIREMENTS OF LAW AND NEEDS OF
THE INDUSTRY. ALWAYS WRITE OR CALL TO MAKE SURE YOU ARE UTILIZING THE MOST
CURRENT FORM: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700 SOUTH FLOWER
STREET, SUITE 600, LOS ANGELES, CA 90017. (213) 687-8777.

        (C)COPYRIGHT 1999 BY AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION.
                              ALL RIGHTS RESERVED.
NO PART OF THESE WORKS MAY BE REPRODUCED IN ANY FORM WITHOUT PERMISSION IN
WRITING.
<Page>

ADDENDUM TO STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE NET BETWEEN
BUTTERFIELD TECHNOLOGY PARK LLC AS LESSOR AND INTEGRATED DEFENSE TECHNOLOGIES,
INC. A DELAWARE CORPORATION AS LESSEE FOR APPROXIMATELY 52,100 OF RESEARCH &
DEVELOPMENT SPACE LOCATED AT BUTTERFIELD TECHNOLOGY PARK MORGAN HILL,
CALIFORNIA.

1.       LESSEE'S CONDITIONS OF THE LEASE: The following conditions must be
         completed in the stated time lines or this Lease may be cancelled by
         either party.

         A.       Lessor shall have received its Building permit from the City
                  of Morgan Hill for the building Shell and entered into a
                  construction contract by January 31, 2001.

2.       IMPROVEMENT ALLOWANCE: Lessor shall contribute Thirty Dollars ($30.00)
         per square foot toward construction of the Buildings Base interior
         improvements including architectural design, engineering, and building
         permits. Any additional tenant improvement costs shall be paid for by
         Lessee.

3.       RENEWAL AT FAIR MARKET RENT.

         A.       Renewal. Lessee shall have an option (the "Renewal Option") to
                  extend the term of this lease for two (2) renewal terms of
                  five (5) years (the "Renewal Term"), by giving Owner notice
                  thereof not more than twelve (12) months, but at least six (6)
                  months, prior to, the date set forth above for the expiration
                  of the term of this lease (with time to be of the essence as
                  to the timely exercise of such Renewal Option). If Lessee
                  shall exercise the Renewal Option, then this lease shall be
                  extended for the Renewal Term upon all of the terms,
                  covenants, and conditions contained in this lease, except
                  that, during the Renewal Term the fixed annual rent shall be
                  market rental value (the "Market Value Rent") of the demised
                  premises on the date that Lessee exercises the Renewal Option
                  (the "Exercise Date"), determined as provided in Section (B)
                  below.

         B.       Arbitration. The term "Market Value Rent" shall mean the
                  annual fixed rent that a willing lessee would pay and a
                  willing Lessor would accept in an arms-length lease of the
                  demised premises as of the Exercise Date. If Owner and Lessee
                  shall fail to agree upon the Market Value Rent within sixty
                  (60) days after the Exercise Date, then Owner and Lessee each
                  shall give notice (the "Determination Notice") to the other
                  setting forth their respective determinations of the Market
                  Value Rent, either party may apply to the American Arbitration
                  Association or any successor thereto for the designation of an
                  arbitrator satisfactory to both parties to render a final
                  determination of the Market Value Rent. The arbitrator shall
                  be a real estate appraiser or consultant who shall have at
                  least fifteen (15) years continuous experience in the business
                  of appraising. The arbitrator shall conduct such hearings and
                  investigations as the arbitrator shall deem appropriate and
                  shall, within thirty (30) days after having been appointed,
                  choose one of the determinations set forth in either Owner's
                  or Lessee's Determination Notice, and that choice by the
                  arbitrator shall be binding upon Owner and Lessee. Each party
                  shall pay its own counsel fees and expenses, if any, in
                  connection with any arbitration under this Section (B) and the
                  parties shall share equally all other expenses and fees of anv
                  such arbitration. The determination rendered in accordance
                  with the provisions of this Section (B) shall be final and
                  binding in fixing the Market Value Rent. The arbitrator shall
                  not have the power to add to, modify, or change any of the
                  provisions of this lease.

4.       RIGHT OF FIRST REFUSAL:

         A.       As long as this Lease is in full force and effect without
                  default by Lessee, Lessor agrees that prior to renting any
                  available space in the Building (the "First Refusal Space") to
                  a third party, Lessor will submit to Lessee a copy of the
                  proposed lease which Lessor is willing to accept from the
                  third party (the "Offered Lease"). On or before the 5th
                  business day after the date of such submission Lessee will
                  have the right (the "First Refusal Right") to send Lessor a
                  notice stating that Lessee elects to rent the First Refusal
                  Space upon the identical terms and conditions set forth in the
                  Offered Lease (the "Offered Lease Terms"). Such notice must be
                  postmarked within the 5-day period and sent by registered or
                  certified mail, return receipt requested.

         B.       If Lessee duly and timely exercises the First Refusal Right,
                  Lessor and Lessee will promptly (and in any event within 5
                  business days after Lessor's receipt of Lessee's notice and
                  Lessor review and approval of Lessee's financials) enter into
                  a lease for the First Refusal Space (the "New Lease") on the
                  Offered Lease Terms. If for any reason Lessee fails to duly
                  and timely exercise the First Refusal Right, or if Lessee
                  properly exercises it but thereafter for any reason (except
                  Lessor's fault) does not timely enter into the New Lease,
                  Lessor will be free to rent the First Refusal Space to another
                  Lessee on the Offered Lease Terms.

5.       CPI RENTAL ADJUSTMENT: Effective as of each anniversary date of the
         commencement of the term, the Base Rent shall be increased to equal the
         sum of (i) the Base Rent as specified in Paragraph 1.5 of the Lease,
         plus (ii) the product obtained by multiplying such amount by the
         percentage increase in the Consumer Price Index measured from the
         measuring month two months preceding the commencement of the term to
         the measuring month two months preceding the anniversary date in
         question. As used herein, the term "Consumer Price Index" shall mean
         the United States Department of Labor's Bureau of Labor Statistics'
         Consumer Price Index, All Urban Consumers, All Items, San
         Francisco-Oakland-San Jose, California (1982-84 equals 100), or the
         successor of such index. However, throughout the original term of the
         Lease the CPI rental adjustment shall not be less than three percent
         (3%) nor more than eight percent (8%) of the monthly rent. Lessor shall
         give notice to Lessee of the amount of the new Base Rent which shall be
         due and payable effective as of the anniversary date and Lessee shall
         upon the giving of such notice pay Landlord any shortage in Base Rent
         accruing between the current anniversary date and the date of the
         notice.

6.       SUBLEASE PROFITS: In addition to all of the provisions in Paragraph 12
         of the Lease Agreement, Lessor agrees to split 50/50 all sublease
         profits after Lessee deducts all normal sublease expenses.

<Page>

7.       LETTER OF CREDIT: Lessee shall provide Lessor with a Letter of Credit
         in the amount of $250,080.00 in the form of an irrevocable Letter of
         Credit as hereinafter described (the "Letter of Credit"):

         The Letter of Credit shall be (i) an irrevocable standby letter of
         credit, (ii) be issued by a reputable bank reasonably approved by
         Lessor, (iii) name Lessor as beneficiary, (iv) payable on sight draft
         accompanied by a letter from Lessor's attorney licensed to practice in
         the State of California stating that upon review of the Standard
         Industrial/Commercial Multi-Tenant Lease-Net dated January 4, 2001, by
         and between Butterfield Technology Park, LLC ("Lessor") and Integrated
         Defense Technologies, Inc. ("Lessee"), that the Lessor is entitled to
         payment from Lessee because an Event of Default under the Lease has
         occurred to the damage of the Lessor, written notice provided to Lessee
         and that all applicable cure periods have expired, (v) in a form
         reasonably acceptable to Lessor, which shall include provisions
         protecting Lessor in the event of bankruptcy of Lessee, (vi) for an
         initial term of the lease sixty (60) months. However, in the event
         Lessee is not in default, the amount of the Letter of Credit shall be
         reduced in months 13 and 25 by $83,360.00 for a total reduction of
         $166,720.00. The Letter of Credit will be reduced by the remaining
         $83,360.00, 2 months after the term of the lease if the option to renew
         this contract is not taken and if the building is delivered to the
         Lessor in broom clean condition.

         Within four (4) business days following execution of this Lease, Lessee
         shall provide written proof to Lessor of Lessee's application to
         Lessee's lender for the Letter of Credit. Within thirty (30) business
         days following execution of this Lease, Lessee or Lessee's lender shall
         provide written notice to Lessor that the Letter of Credit has been
         secured as set forth above, and provide all of the pertinent banking
         account information for the Letter of Credit. Lessee shall provide
         Lessor with the Letter of Credit at the same time.

8.       Lessor shall be responsible for delivering the shell building to Lessee
         by July 1, 2001 based on Lessee having performed all of its obligations
         under this Lease and all tenant improvements shall be completed by
         Lessee with Lessor's approval.

LESSOR                                     LESSEE

By: /s/ Daniel Harris                      By: /s/ William E. Collins
    ----------------------------------         ---------------------------------
Date: 2/2/01                                Date:
     ---------------------------------           -------------------------------

<Page>

                        BUTTER FIELD TECHNOLOGY PARK LLC.

                               AMENDMENT TO LEASE

         This Amendment to Lease is entered into by and between IDT/Zeta, Lessee
and Butterfield Technologies, Inc., Lessor, for the purposes of amending that
certain Lease dated January 4, 2001 for a portion of the real estate property
located at 17680 Butterfield Blvd. (the Premises).

         Whereas Lessor has performed all of its obligations due to date, and

         Whereas Lessor is in the process of completing construction of The
Premises, and

         Whereas Lessee desires to start its Tenant Improvements prior to the
time that Lessee is scheduled to take possession and rent becomes due under the
Lease, and

         Whereas Lessor is willing to allow Lessee access to the Premises for
the purpose of starting construction of the Tenant Improvements,

         The Parties, for consideration acknowledged and accepted, agree as
follows:

         1.       Lessor agrees to allow Lessee early possession of The Premises
                  for the purpose of Lessee beginning construction of its Tenant
                  Improvements.

         2.       Rent due under the Lease does not begin until the existing
                  date of the initiation of the term of the Lease, July 1, 2001.

         3.       Notwithstanding any term or condition of the Lease, Lessee
                  acknowledges acceptance of The Premises as they now are and
                  that Lessor has delivered The Premises to Lessee in full
                  compliance with the terms of the Lease.

         4.       Lessee expressly waives any claims that the Premises have not
                  been delivered to it in complete condition, minus the Tenant
                  Improvements which Lessee acknowledges responsibility for
                  constructing in a timely manner. Lessee expressly waives any
                  claim against Lessor or its agents, for delay or disruption.

         5.       Lessee agrees that it will not hinder, delay, obstruct or
                  otherwise interfere with Lessor's work on The Premises and
                  that Lessor's contractors have priority in the timing and
                  scheduling of their work including storage of materials,
                  staging, landscaping and the completion of the parking areas
                  including asphalting and striping.

                                     Page 1
<Page>

                  Lessee agrees to cooperate with Lessor's contractors and
                  coordinate their contractors' and subcontractors' work with
                  Lessor's when necessary.

         6.       Lessee acknowledges that it may or is beginning work on The
                  Premises without an approved building permit from the City.
                  Lessee desires to begin its work as soon as possible and
                  assumes all the risk and financial responsibility for
                  performing the Tenant Improvements without such permit or
                  permits.

         Lessee agrees that Lessor shall have no obligation or responsibility to
pay, pursuant to the terms of the Lease, for any Tenant Improvements not in
place and approved by the City building inspectors. Lessee agrees to indemnify
Lessor for any damages Lessor may incur should the City building inspectors or
other municipal authorities shut down all construction on The Premises due to
Lessee's activities.

         The Parties agree that this Amendment to Lease is not a novation of the
existing Lease and that all of the existing terms and conditions of the Lease
are in full force and effect except as amended or modified herein.

                                       IDT/Zeta

                                       By /s/ Norman D. Stecklein
                                         ---------------------------------------

                                       ITS PRESIDENT / CEO
                                          --------------------------------------

                                       Butterfield Technologies, Inc.

                                       By /s/
                                         ---------------------------------------

                                       ITS
                                          --------------------------------------

                                     Page 2<Page>
                                                                    Exhibit 10.7

                                 LEASE AGREEMENT
                                 ---------------

                                     Between

                    NIAGARA FRONTIER TRANSPORTATION AUTHORITY
                    -----------------------------------------

                                       And

                            SIERRA RESEARCH DIVISION
                            ------------------------
                            SIERRA TECHNOLOGIES, INC.
                            -------------------------

                                       At

                            AIRPORT BUSINESS COMPLEX
                            ------------------------

                  THIS AGREEMENT executed the 18TH day of December, 1992, but
effective as of the 1st day of April, 1992 between NIAGARA FRONTIER
TRANSPORTATION AUTHORITY, a body corporate and politic, constituting a public
benefit corporation, organized and existing pursuant to Chapter 717 of the Laws
of 1967 of the State of New York, as amended, with its principal office for the
transaction of business at 181 Ellicott Street, in the City of Buffalo, County
of Erie and State of New York (hereinafter referred to as "NFTA") and SIERRA
RESEARCH DIVISION, SIERRA TECHNOLOGIES, INC., a domestic corporation with its
principal office for the transaction of business at 485 Cayuga Road,
Cheektowaga, New York (hereinafter referred to as "Sierra").

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

                  WHEREAS, NFTA is owner of certain premises located at 485
Cayuga Road, Cheektowaga, New York commonly known as "Plant 3"; and of certain
other premises located at 247 Cayuga Road, Cheektowaga, New York commonly known
as "Plant 1"; and

                  WHEREAS, Sierra Research Corporation, as predecessor of
"Sierra", entered into a lease agreement dated July 30, 1976 with Airport
Industrial Park, Inc. for space in Plant 3, which lease has been modified by
amendment dated January 1, 1977, amendment #2 dated March 1, 1978, amendment #3
dated March 23, 1978, amendment #4 dated January 19, 1979, and a further Lease
Agreement dated December 29, 1981 under which said Sierra Research Corporation
became the sole tenant in Plant 3 which Lease was modified by a First
Supplemental Agreement dated April 27, 1982, a Second Supplemental Agreement
dated March 16, 1984,

<Page>

a Third Supplemental Agreement dated December 27, 1984 and an Amendment dated
August 29, 1991 extending the term of the Lease through March 31, 1992; and

                  WHEREAS, said Sierra Research Corporation has also during such
periods occupied "Plant 1" under separate lease agreements; and

                  WHEREAS, the parties hereto desire to enter into a lease
agreement to provide for Sierra to occupy "Plant 3" as the sole tenant therein
and to enter into a Management Agreement under which Sierra will occupy a
portion or portions of "Plant 1" and will provide the management services
hereinafter described for the entire "Plant 1" premises; and

                  WHEREAS,Sierra intends to continue the use of the premises at
"Plant 3" for the production and development of materials and equipment
associated with the manufacturing of aerospace products for defense and civilian
industry; including the manufacturing of aviation navigation equipment, the
retrofitting of both commercial and military aircraft with such navigational
systems, and the production of other electronic equipment incidental to one or
more of the above mentioned activities, which, because of the production and
installation of these products, requires access to the Greater Buffalo
International Airport's field including taxiways, apron, and runways by Sierra's
aircraft so that Sierra may test their products and equipment.

                  NOW, THEREFORE, the parties hereto agree as follows:

                                  PLANT 3 LEASE
                                  -------------

         1. NFTA hereby leases to Sierra and Sierra hereby hires and takes from
NFTA those premises outlined in Exhibit A, including use of the aircraft tarmac
area adjoining the north east corner of the building generally known as Bay 7,
attached hereto and made a part hereof, together with appurtenances and ingress
and egress at Plant 3 (the "demised premises") for a term of five (5) years
commencing April 1, 1992 and ending on March 31, 1997. Sierra agrees to pay NFTA
during the term hereof annual rental of Eight Hundred Six Thousand, Four Hundred
and no/100 Dollars ($806,400.00), payable in equal monthly installments of
Sixty-seven Thousand, Two Hundred and 00/100 Dollars ($67,200.00), in advance
and without notice on the first day of each month during the term hereof, except
that the first installment shall be paid upon execution hereof, plus increases
annually based on the Buffalo-area consumer price index for all

<Page>

urban consumers as reported by the U.S. Bureau of Labor Statistics ("BCPI"),
such that the rent will be increased as follows:

<Table>
<Caption>

                                     TABLE 1
                                     -------

<S>                    <C>
1st YEAR   =  1992                    $806,400    =   RENT 1
2nd YEAR   =  1993     (RENT 1 + BCPI 12/31/92)   =   RENT 2
3rd YEAR   =  1994     (RENT 2 + BCPI 12/31/93)   =   RENT 3
4th YEAR   =  1995     (RENT 3 + BCPI 12/31/94)   =   RENT 4
5th YEAR   =  1996     (RENT 4 + BCPI 12/31/95)   =   RENT 5
</Table>

Such rental is based on the agreement that the premises include 224,000 square
feet of ground level building space with an annual rental rate of $3.60 per
square foot as well as additional space on the second floor of such building for
which no additional charge is currently allocated.

FIRST RENEWAL

         2. NFTA agrees to renew this lease for an additional term of five (5)
years at the option of Sierra at the same annual rental adjusted by the BCPI for
the period from April 1, 1992 through March 31, 1997 plus the increase, if any,
in the BCPI as of December 31, 1996 and thereafter annually increased in a
manner as described in Table 1, above, throughout the renewal period. Such
rental shall be payable in equal monthly installments in advance and without
notice on the first day of each month during the renewal term. Except as to
rental and subject to such charge which the parties shall in good faith
negotiate for. the above mentioned additional space on the second floor of the
building on premises, the leasing shall be upon the same terms and conditions
hereof, provided that Sierra has duly performed the agreements, terms and
conditions herein set forth and provided that Sierra shall give to NFTA notice
in writing of its election to renew no later than ninety (90) days prior to the
expiration of the lease.

SECOND RENEWAL

         3. If the option to renew provided for in Paragraph 2 is exercised,
NFTA agrees to renew this lease for a third term of five (5) years for an annual
rental calculated in the same manner as for the option in Paragraph 2, above, at
the option of Sierra, provided that Sierra shall give to NFTA notice in writing
of its election to renew no later than one hundred and

<Page>

twenty (120) days prior to the expiration of the then existing term.

PARKING

         4. Sierra shall have the right to use, during the term hereof and any
renewal thereof, the parking area provided by NFTA for Plant 3 and outlined in
Exhibit A, attached hereto and made a part hereof, for parking for its employees
and invitees. NFTA further agrees that Sierra shall have the right of first
refusal to occupy or utilize for such parking the area marked "optional parking"
on Exhibit A.

UTILITY, MAINTENANCE AND REPAIR COSTS (ESCROW)

         5. Sierra, at its sole expense and in addition to the rental and
additional rent herein otherwise required, SHALL PAY FOR ALL UTILITIES (EXCEPT
WATER PENDING RESERVOIR REPAIRS) and provide all maintenance, upkeep and repair
of the demised premises except structural repairs to the perimeter walls and
roof, repairs to the driveways and parking lots, repairs to the fire protection
reservoir and snow plowing and snow removal. Such snow plowing and snow removal
shall, however, be provided by Sierra on an interim basis subject to
reimbursement of the cost thereof from the ESCROW FUND hereinafter described.

                  Sierra further agrees, from and after completion of certain
roof and wall restorations, paving and repairs to the fire protection reservoir
as provided in Paragraph 6, below, to maintain the exterior perimeter walls,
roofs, roads, driveways, and parking lots and perform snow plowing and fire
protection reservoir repairs and maintenance up to the amount of escrow funding,
as defined below. The parties agree that the estimated cost for Sierra to
perform this maintenance is Seventy-eight Thousand Four Hundred Dollars
($78,400) annually based on additional rent of No and 35/100 Dollars ($0.35) per
square foot plus increases based on the BCPI as calculated in accordance with
Table 1, above.

                  This escrow amount shall be paid in equal monthly installments
by Sierra to NFTA as an additional rent and held by NFTA in escrow in an
interest bearing account and separately accounted such that the escrow fund is
to be applied solely to payments made by Sierra for such maintenance to said
exterior walls, roofs, fire protection reservoir, roads, driveway, and parking
lots and to snow plowing and removal. In the event that additional funding may
be necessary for Sierra to fully maintain the exterior perimeter walls, roofs,
fire protection reservoir,

<Page>

roads, driveways, and parking lots and provide snow plowing and removal, Sierra
will so advise NFTA and NFTA will have the prerogative of either separately
funding such efforts or delaying such effort until a subsequent renewal term of
this lease. Sierra will submit its invoices detailing the costs incurred in
performing such maintenance to NFTA's Manager of Property, or his delegate, for
reimbursement of such expenses. Reimbursement of all such approved amounts will
be made within thirty (30) days or Sierra will be entitled to deduct such
amounts from its next monthly rental payment provided that there are moneys
available in the maintenance escrow. The parties agree that the maintenance
activity to be performed by Sierra will include all costs to perform the
required maintenance activity. The parties further agree that if there is any
balance remaining in the maintenance escrow at the expiration of the initial
term, or any subsequent renewal term, the balance shall be carried forward to
the next renewal term or, if there is no renewal, the escrow account will be
retained by NFTA to be used to benefit the demised premises or as NFTA may deem
appropriate.

STRUCTURAL ROOF AND WALL RESTORATION, AND PAVING (CAPITAL)

         6. Sierra shall be responsible to accomplish certain specific
structural restoration in accordance with the design and statement of work
outlined in ATTACHMENT 1 To include structural and watertight roof repairs, fire
protection reservoir repairs, and paving. Such repairs shall be subject to prior
written NFTA approval of plans and specifications and to periodic review and
inspection by representatives of NFTA who shall be responsible for assuring that
the resulting repairs meet all applicable building codes. Sierra shall be
responsible for performing the work to the satisfaction of NFTA's
representatives and paying for the work, including competitively procuring the
services of subcontractors as necessary and paying such subcontractors. NFTA
shall promptly reimburse Sierra for performing such work including the cost for
Sierra personnel who are utilized to accomplish this work. NFTA shall provide
such reimbursement no later than sixty (60) days following acceptance of such
work by NFTA and submission by Sierra of an itemized voucher with supporting
documents and appropriate receipts. If such payment is not made within such
sixty (60) day period, Sierra may elect to deduct the amount due from its
monthly rental. NFTA shall, after acceptance of such structural restorations,
release Sierra from liability for defects in design or in materials or
workmanship used in construction thereof except that Sierra shall cooperate and
participate with NFTA in enforcing liability of any architects or contractors

<Page>

performing such design or such restoration and in enforcing warranties furnished
by material suppliers or manufacturers.

ELECTRICAL SERVICE

         7. NFTA agrees to provide during the term hereof, or any renewal term,
electrical service including transformer equipment to provide nominally four
hundred sixty (460) volts, sixty (60) cycle, three (3) phase, eighteen hundred
(1800) ampere (1500 KVA) to the Plant 3 for use by Sierra. In the event Sierra
requires additional electrical service, Sierra agrees to bear the cost of
installing such additional service.

WATER DISTRIBUTION SYSTEM

         8. NFTA agrees to provide an adequate water distribution system in
accordance with standards of the National Fire Protection Association to the
walls of the Plant 3 premises. Sierra shall maintain the sprinkler system (to
same requirements) within the Plant 3 premises from points of connection at the
plane of the demising walls. In addition, Sierra will maintain the pump house
facility and all equipment found therein as well as the fire protection
reservoir, to exclude all pipes or other elements of the water supply and
distribution system outside the walls of the pump house, or the reservoir, and
will, under the terms of Paragraph 5, pay all costs for water so long as the
pump house is supplying water solely to the Plant 3 premises.

FORCE MAJEURE

         9. In case of damage by fire or other action by the elements to either
Plant 3 or Plant 1, and if the damage is so extensive as to amount practically
to the total destruction of the demised premises or any portion thereof or of
Plant 1 and NFTA shall within a reasonable time decide not to rebuild, this
lease shall cease and come to an end as to said Plant 3 or Plant 1,
respectively, and rent shall be apportioned to the time of the damage. In other
cases where the demised premises are partially damaged, NFTA shall repair the
damage with reasonable dispatch after notice of damage, and if the damage has
rendered the premises untenantable, in whole or in part, there shall be an
apportionment of the rent until the damage has been repaired. In determining
what constitutes reasonable dispatch, consideration shall be given to any delay
caused by strikes, adjustment of insurance and other causes beyond NFTA's
reasonable control.

<Page>

         10. NFTA and Sierra hereby release the other from any and all liability
or responsibility to the other or anyone claiming through or under them by way
of subrogation or otherwise for any loss or damage to property covered by fire
insurance or any of the extended coverage of supplementary casualties contract
maintained by either party, even if such fire or casualty was caused by the
negligence of the herein benefited party or anyone for whom such party may be
responsible.

FIRE INSURANCE

         11. NFTA agrees to keep the demised premises fully insured against fire
and other risks covered by standard New York fire policy with extended coverage
during the term hereof. NFTA shall deliver to Sierra certificates of insurance
evidencing such coverage on request. Fire and casualty insurance coverage for
contents owned by Sierra shall be the sole responsibility of Sierra. Sierra
agrees that it will continue to maintain the fire truck loaned to Sierra for
fire emergency assistance, and to use this fire truck solely for the purpose of
assisting in fires at NFTA structures and the parties agree that it is primarily
intended to be back-up assistance for such fires that may arise during a major
aircraft or other catastrophe that taxes the capacity of the fire fighting
equipment maintained by NFTA in the Greater Buffalo International Airport. Any
other use is subject to NFTA's prior approval and NFTA's agreement that such use
is deemed necessary to support such extraordinary emergencies.

COMPLIANCE WITH APPLICABLE LAWS

         12. Sierra shall promptly execute and comply with all statues,
ordinances, rules, orders, regulations and requirements of the Federal, State,
and local governments and of any and all of their departments and bureaus
applicable to the demised premises, or to Plant 1, and shall also promptly
comply with and execute all rules, orders and regulations of the New York State
Board of Fire Underwriters for the prevention of fires at Sierra's own cost and
expense; except that in the event compliance with such governmental statues,
ordinances, rules, orders, regulations and requirements or the rules, orders and
regulations of such Board would require structural alterations to the demised
premises beyond those provided for in Paragraphs 5 and 6, above, same shall be
made by NFTA.

TAXES
<Page>

         13. Unless otherwise provided herein, Sierra shall pay any and all
taxes assessed and levied against the demised premises, as well as any special
assessment imposed for any purpose whatsoever during the term hereof or any
renewal, provided however, that NFTA's current status as to tax exemption is not
changed. Taxes related solely to the property exclusive of Sierra's use are to
be paid by NFTA.

ALTERATIONS

         14. Sierra shall have the right to make alterations to the demised
premised during the term, regardless of whether same are structural or
non-structural; provided that the value of the demised premises is not lessened
thereby and provided that in the event of structural alterations, plans and
specifications shall be subject to prior written approval of NFTA, which
approval shall not be unreasonably withheld, and Sierra shall install same in
accordance therewith. Sierra shall protect and save NFTA harmless from any
liability for any claim of persons performing services or furnishing materials
for use in the performance of such alterations and shall pay all such claims to
prevent the filing of liens. If any such liens are filed, Sierra shall remove
same by bond or otherwise within thirty (30) days after notice thereof.
Improvements made to the demised premises shall become part of the real
property, except for any trade fixtures or any personal property of Sierra, and
NFTA specifically waives any right, title, lien or claim on same, regardless of
whether such trade fixtures or personal property could be construed as
"Leasehold Improvements" and regardless of the method of attaching same to the
demised premises. Upon removal of any such trade fixtures or personal property,
Sierra shall, at its sole cost and expense, restore the premises and the
improvements which shall have become a part of the real property to the
condition in which such premises and improvements would have existed but for
such removal.

EXPIRATION OF LEASE

         15. At the expiration of the term hereof or any renewal term, Sierra
shall vacate the demised premises and surrender the same in as good order and
condition as when received, reasonable wear and tear, and damage from the
elements and act of God excepted. If Sierra shall fail to remove any trade
fixtures or other personal property upon expiration of the term hereof, or any
renewal term, then in that event, the said fixtures and personal property shall
be deemed abandoned by Sierra and shall become the property of NFTA, or in the
alternative, at the sole

<Page>

option of NFTA, may be removed and disposed of by NFTA and any cost incurred in
connection with such removal and disposition shall be paid by Sierra.

SUBLEASES

         16. Sierra shall have the right to sublet any part of the demised
premises during the term hereof or any renewal term to any person, or
corporation that shall meet with the prior written approval of NFTA, which
approval shall not be unreasonably withheld. Permission is hereby granted to
Sierra upon prior written notice to NFTA, to sublet to any government agencies
or other companies engaged in aeronautical fields or taking part in the National
Defense Program without the necessity of obtaining NFTA prior written approval.

INSPECTION

         17. Sierra agrees that NFTA and its agents and other representatives
shall have the right to enter into and upon the demised premises or any part
thereof, at all reasonable hours, for the purpose of inspecting same or making
such repairs or alterations therein as may be necessary for the safety and
preservation thereof.

SIGNS

         18. Sierra shall not place or cause or allow to be placed any sign or
signs of any kind whatsoever in or about the entrance of the demised premises or
any other part of the exterior thereof, except in or at such place or places as
may be consented to by NFTA in writing, which consent shall not be unreasonably
withheld. NFTA hereby approves the now existing signs of Sierra.

GLASS REPLACEMENT

         19. In the event that any of the glass in any of the windows contained
in the demised premises shall be broken during the term of this lease or any
renewal term, the same shall be replaced with like kind and quality by Sierra at
its own expense, unless such breakage is caused by the act or omission of NFTA
or its employees, agents, servants or invitees in which event same shall be
repaired by NFTA.

INDEMNIFICATION

<Page>

         20. Sierra shall indemnify, defend, and save harmless NFTA from and
against any and all liability, penalties, damages, expenses and judgments by
reason of any injury or claim of injury to persons or property of any nature
whatsoever arising out of the use, occupation and control of the demised
premises by Sierra at any time during the term hereof or any renewal, including
those resulting from any work in connection with alterations, changes, new
construction or demolition related thereto performed by Sierra unless otherwise
agreed to; provided that Sierra shall not be so liable for any such liability,
penalties, damages, expenses and judgments occasioned by the negligence of NFTA,
its employees, agents, servants, or invitees. Sierra is hereby subrogated to any
rights of NFTA against any other parties whosoever in connection therewith. NFTA
shall promptly notify Sierra of any claim asserted against NFTA on account of
any such injury or claimed injury to persons or property and shall promptly
deliver to Sierra the original or a true copy of any summons or process,
pleading or notice served in any suit or other proceeding to assert or enforce
any such claim. Sierra shall have the right to defend any such suit with
attorneys of its own selection. NFTA shall have the right, if it sees fit, to
participate in such defense at NFTA's expense.

                  NFTA shall indemnify and save Sierra harmless from and against
any and all liabilities, penalties, damages, expenses or judgments arising out
of the violation or alleged violation of any environmental laws, whether
federal, state or local with respect to Plant 1 and with respect to Plant 3
unless said violation solely arose out of the action or failure to act on the
part of Sierra or on the part of Sierra Research Corporation or its successors
during occupancy of premises as predecessors of Sierra.

INSURANCE REQUIREMENTS

         21. At all times throughout the term or any renewal term of this
agreement, Sierra shall keep in force a policy of general liability insurance
issued by an insurer authorized to do business in the State of New York which
shall protect Sierra and shall name the NFTA as an additional insured against
losses imposed by law or assumed in any written contract (including contractual
liability assumed by Sierra under this agreement) and arising from injury or
death of a person or persons or damage to the property of others. Such insurance
shall be in a minimum amount of Two Million Dollars ($2,000,000) aggregate
coverage per occurrence, and may be effected by overall blanket, umbrella or
excess coverage policies provided, however, that at

<Page>

least Five Hundred Thousand Dollars ($500,000) is effected by a comprehensive
liability insurance policy.

                  To the extent not covered by the liability insurance listed
above, Sierra shall, during any period of construction, reconstruction or
remodeling on premises or any part thereof, maintain in effect a policy of
Owners and Contractors Protective Liability Insurance naming NFTA as an
additional insured in limits equal to those above prescribed for general
liability insurance coverage.

                  Sierra shall also maintain in effect Workers Compensation
Insurance and other employee benefit insurance as may be required by law
together with such other or additional insurance in such amounts and covering
such other insurable hazards as NFTA may, from time to time, reasonably require.

                  All of such insurance shall be evidenced by a Certificate of
Insurance reciting coverage for NFTA as an additional insured except with
respect to Workers Compensation insurance which certificate shall be furnished
to NFTA within ten (10) days of the execution of this agreement and shall at
least thirty (30) days written notice to NFTA of any proposed nonrenewal,
cancellation, lapse or material change in coverage under any such policy. NFTA
shall have the further right to request and have delivered to it duplicates of
such insurance policies for the purpose of determining compliance with the above
listed insurance requirements.

AVAILABILITY OF UTILITY SERVICES

         22. NFTA's obligation to supply utilities to the demised premises or to
Plant 1 is subject to and contingent upon the availability of the utilities to
NFTA.

SUSPENSION OF UTILITY SERVICES

         23. NFTA reserves the right to suspend utility services to the demised
premises or to Plant 1 for a reasonable length of time with respect to heating,
plumbing and electrical system components located outside of the demising walls
when necessary by reason of accident or to make emergency repairs. Any
suspension of such services and systems for normal alterations or replacement of
such outside lines shall be done when and for such period of time as is mutually
agreed upon between NFTA and Sierra.

CANCELLATION

<Page>

         24. NFTA may cancel this agreement by giving Sierra sixty (60) days
prior written notice upon or after the happening of any one of the following
events, and Sierra's failure to remedy such event of default within the period
of the written notice so given by NFTA:

                  (a)      filing by Sierra of a voluntary petition in
                           bankruptcy or the adjudication of Sierra as bankrupt
                           pursuant to voluntary or involuntary proceedings to
                           the extent such filing does not preclude cancellation
                           of this Agreement by NFTA;

                  (b)      the appointment of a receiver for Sierra's assets;

                  (c)      the divestiture of Sierra's estate herein by other
                           operation of law or as provided herein;

                  (d)      the default by Sierra in the performance of any
                           covenant or any other agreement required to be
                           performed, except nonpayment of rent, for which
                           Sierra shall have only a ten (10) day period to cure
                           any default in payment of rent after receipt of
                           written notice of default thereof from NFTA.

NON-DISCRIMINATION, AFFIRMATIVE ACTION, AND DISADVANTAGED BUSINESS ENTERPRISES

         25. Sierra agrees to comply with Public Authorities Law Section 2604
and Sections 2875 and 2876 of such law and New York State provisions of law and
regulation concerning non-discrimation which are to be considered as
incorporated in this agreement, as well as Federal regulations regarding
discrimination, Affirmative Action, and Disadvantaged Business Enterprises as
described in the Exhibit C, hereto annexed, which are likewise herein
incorporated.

PEACEFUL POSSESSION

         26. Sierra upon paying the rental and subject to all the terms and
covenants of this lease on Sierra's part being kept and performed, shall have
quiet and peaceful possession of the demised premises without hindrance or
molestation by any person.

                          PLANT 1 MANAGEMENT AGREEMENT
                          ----------------------------
<Page>

         27. NFTA hereby agrees to allow Sierra to continue to occupy those
premises in Plant 1 as outlined in Exhibit B including parking spaces as noted
therein for approximately eighty (80) vehicles, attached hereto and made a part
hereof, for a period of no longer than ONE (1) YEAR COMMENCING APRIL 1, 1992 AND
ENDING NO LATER THAN MARCH 31, 1993. This occupancy is solely for the
convenience of the parties since Sierra is preparing available space in Plant 3
to move its remaining personnel currently located in Plant 1, and NFTA has not
yet located new tenants. In consideration for allowing Sierra to continue such
occupancy, Sierra agrees to pay NFTA during the term hereof a payment calculated
on the basis of $1.76 per square foot for 30,250 square feet in equal monthly
installments of $4,436.67 in advance and without notice on the first day of each
month during the term hereof, except that the first installment shall be paid
upon execution hereof. Sierra and NFTA agree that NFTA may find additional
tenants for Plant 1 and Sierra agrees that to accommodate such additional
tenants it will adjust the space occupied by Sierra either by further reducing
its occupancy, and thereby being entitled to a pro-rata rental reduction, or by
shifting its occupancy within Plant 1 at no expense to NFTA to accommodate such
new tenant. Sierra may also further reduce its occupancy within Plant 1, and its
payment at the same square foot payment rate, to meet its needs but in no event
will it REDUCE ITS OCCUPANCY IN PLANT 1 DURING THE TERM BELOW 10,000 SQUARE
FEET.

                  A credit of Seven Thousand Eight Hundred Thirty-six and no/100
Dollars ($7,836.00) will be granted to Sierra for reduction in its occupancy of
space in Plant 1 during the month of March, 1992 from approximately 80,000
square feet to 30,250 square feet. Such credit shall be applied at the same time
as adjustments are made to reflect differences between payments due for
occupancy of Plant 1 and Plant 3 under the terms of this agreement as compared
with actual payments made by Sierra during the months of April, 1992, through
November, 1992, inclusive, for such occupancy. All such adjustments shall be
determined promptly after final execution of this agreement and net credits due
to Sierra shall be deducted from payments due and payable for the month of
December, 1992.

                  From and after March 31, 1993, Sierra may extend this
agreement on the same terms and conditions on a month-to-month basis until such
time as either party shall give the other party written notice of termination to
be effective not sooner than 30 days after the date of such notice. During such
extension of this agreement, Sierra may from time to time, upon 30 days

<Page>

advance written notice to NFTA, reduce its occupancy to such area of less than
10,000 square feet as Sierra shall determine is adequate to its needs.

PLANT 1 UTILITIES

         28. Sierra shall pay the cost of all utilities for Plant 1 and the
surrounding facility throughout the term of this lease subject to the following
conditions:

                  (a)      Sierra shall maintain the level of utilities in the
                           most efficient manner and has the right, so long as
                           it is the sole tenant, to turn off any utilities it
                           is not using to the extent practical so long as such
                           utilities are not needed to minimally maintain the
                           surrounding facility in good working order, including
                           any outside lights either on the building or in the
                           parking area.

                  (b)      In the event a new tenant begins to occupy any
                           portion of Plant 1 NFTA agrees to require such new
                           tenant to establish separate utility meters at no
                           expense to Sierra or pay a pro-rated share if more
                           practical. The parties will negotiate in good faith
                           whether the addition of a new tenant reasonably
                           requires Sierra to continue to pay the cost of the
                           utilities to minimally maintain the balance of the
                           facility in good working order.

                  (c)      Any new tenant will be required to establish a
                           telephone system without tying to Sierra's existing
                           telephone system.

                  (d)      Sierra will continue to pay any applicable property
                           tax in full through December 31, 1992 except that any
                           new tenant will be required by NFTA to pay a pro-rata
                           share based on space occupied relative to the entire
                           facility space which the parties agree to be 80,000
                           square feet. After December 31, 1992 either NFTA or
                           any such new tenants) shall be responsible for any
                           property tax.

PLANT 1 NEW TENANT ASSISTANCE

         29. Sierra further agrees to provide assistance to NFTA under the terms
of this Management Agreement to provide support to NFTA in making space in both
Plant 1 and the surrounding

<Page>

facility suitable for new tenants as such new tenants may require. Such
assistance will include but not be limited to providing design services and/or
building additional walls to separate new tenant's area, separation of utility
lines, and building interior office spaces. Such assistance as may be provided
shall be reimbursable to Sierra by NFTA on an at-cost basis approvable by NFTA's
General Manager of Engineering or his designee.

                  IN WITNESS HEREOF, the parties hereto have executed this
Agreement on the day and year first above written.

                                       NIAGARA FRONTIER TRANSPORTATION AUTHORITY

                                       By: /s/
                                          --------------------------------------
                                          Executive Director

                                       Date:  1/4/93
                                            ------------------------------------

                                       SIERRA RESEARCH DIVISION
                                       SIERRA TECHNOLOGIES INC.

                                       By: /s/ John T. Buck
                                          --------------------------------------
                                          John T. Buck
                                          President

                                       Date: DECEMBER 18, 1992
                                            ------------------------------------

<Page>

                  ACKNOWLEDGEMENT OF PRINCIPAL - IF CORPORATION
                  ---------------------------------------------

STATE OF NEW YORK          )
COUNTY OF ERIE             ) SS:

                  On this 18TH day of DECEMBER, 1992, before me personally came
and appeared JOHN T. BUCK, to me known, who, being duly sworn, did depose and
say that he/she resides at ______________________________________________ that
he/she is the PRESIDENT of SIERRA TECHNOLOGIES, SIERRA RESEARCH DIVISION the
corporation described in and which executed the foregoing instrument, that
he/she knows the seal of said corporation, that one of the impressions affixed
to said instrument is an impression of such seal, that it was so affixed by
order of the directors of said corporation, and that he/she signed his/her name
thereto by like order.

                                                     /s/ Roger D. Cleary
                                                     ---------------------------
                                                     Notary Public

STATE OF NEW YORK           )
COUNTY OF ERIE              )
CITY OF BUFFALO             )

                  On this 4TH day of JANUARY, 1993, before me the subscriber,
personally came RICHARD T. SWIST, to me known, who being by me duly sworn, did
depose and say that he is the Executive Director of the NFTA and exeucted the
foregoing Instrument.

                                                     /s/ James L. Lovallo
                                                     ---------------------------
                                                     Notary Public

<Page>

                                  ATTACHMENT I
                                 485 Cayuga Road

                (NFTA/Sierra Lease Agreement - 4/1/92 to 3/31/97)

General Statement - Sierra is responsible for accomplishing the projects
identified below as prescribed in Paragraph 6 of the subject lease.

1.       ROOF STRUCTURAL REPAIR

         A study of the roof structure deficiencies was made by Trautman
         Associates in March of 1987 and subsequently amended by a supplemental
         report in January 1988 for the purposes of phasing the structural
         repairs.

         The report of 1988 delineated five phases for the permanent repairs of
         the roof structure. Phases 1 and 2 were completed in 1988 (East and
         West wings). Phases 3, 4, and 5 remain to be accomplished.

         Sierra will accomplish these remaining structural repairs by soliciting
         an architect who will design the method of repair, with appropriate
         drawings and develop a statement of work along with estimated costs for
         the total repair. Sierra will establish the priority for the work, such
         that the roof over Bay 2 is accomplished as soon as possible. The
         repair will be to the satisfaction of the NFTA and shall commence upon
         final approval of plans, specifications and cost by the NFTA. Sierra
         Facilities Engineering may act as Administrator and Construction
         Manager for the duration of this project to minimize impact on employee
         displacement during actual repairs.

1a.      ROOF WATERTIGHTNESS

         One element of the above stated roof structure repair work is
         replacement of a significant number of structural roof slabs. As a
         result, the roof membrane will need to be removed and replaced. Under
         this activity Sierra is to assure that upon completion of this
         structural element of the roof repair that the entire roof is returned
         to a watertight condition. Supplemental to the flat deck
         watertightness, Sierra shall cap the exterior building columns and
         parapet walls, and shall assure watertightness of the east wing roof
         and the star building roof.

2.       PARKING LOT REPAVING

         Roadway and parking lot areas at 485 Cayuga Road which have been
         identified as in need of major repair are depicted on Exhibit A as
         Areas 1, 1A, and 2 through 6. The total

<Page>

         estimated square footage in need of repair, as stated on Exhibit A, is
         approximately 89,600 square feet. Estimates for the cost of this
         repaving amount to approximately $100,000.

3.       FIRE PROTECTION RESERVOIR REPAIR

         In order to assure proper fire protection, leaks that have been
         detected in the fire protection reservoir are in need of repair. Past
         engineering studies, performed during the redesign of the fire
         protection pump house, recommended that the fire protection reservoir
         be repaired with an impermeable liner. Sierra may hire an appropriate
         design firm and, in conjunction with the NFTA, determine the best
         method of repair or replacement. Consultation with the respective fire
         insurance underwriters representing Sierra and NFTA will be required.

<Page>

                                                              September 16, 1996

VI.      (B)      (h)     RENEWAL OF LEASE AGREEMENT, SIERRA TECHNOLOGIES, INC.,
                          ------------------------------------------------------
                          FACILITIES AT 485 AND 247 CAYUGA ROAD, BUFFALO, NY
                          ------------------------------------------------------

RECOMMENDATION:

         Staff recommends the Board authorize renewal of the Agreement between
NFTA and Sierra Technologies, Inc., providing for the continued lease and
management of NFTA property and facilities at 485 and 247 Cayuga Road, Buffalo,
NY, for the five (5) year term commencing April 1, 1997.

BACKGROUND:

         The agreement between NFTA and Sierra Research, Inc., entered into in
1992, provides for the lease and management of facilities at 247 and 485 Cayuga
Road and included two (2) options for renewal for periods up to five (5) years
each.

         The proposed renewal agreement includes a five (5) year term commencing
April 1, 1997 and extends through March 31, 2002. In addition to the specific
provisions of the 1992 agreement, Sierra Research, Inc., has agreed that rental
payments to the Authority under this renewal shall be no less than $5,037,660.
Rental payments will include adjustments based on changes in the CPI for Buffalo
(BCPI) and computed in the following manner:,

<Table>
<Caption>

                                     TABLE 1
                                     -------

<S>             <C>                              <C>
First Year      $918,252 +BCPI                   12/31/96     =     RENT 1
Second Year     Rent 1 + BCPI                    12/31/97     =     RENT 2
Third Year      Rent 2 + BCPI                    12/31/98     =     RENT 3
Fourth Year     Rent 3 + BCPI                    12/31/99     =     RENT 4
Fifth Year      Rent 4 + BCPI                    12/31/00     =     RENT 5
</Table>

         Further an additional rent of no less than $89,280 ($5.40 per sq. ft.
plus BCPI 12/31/96) shall be paid in the first year for certain costs associated
with the operation and maintenance of the facilities at 485 Cayuga Road. For
years 2-5 the additional rent shall be calculated in the same manner in
accordance with TABLE 1 above. Sierra will continue to provide assistance and

<Page>

                                                              September 16, 1996
VI.      (B)       (h) continued

support to NFTA so as to effectively manage and operate these and other Property
Management facilities in accordance with the lease renewal agreement.

FUNDING:

         No funding is required.

         After discussion, it was moved by Commissioner Greenfield, seconded by
Commissioner Martino, that the following Resolution be adopted:

                         "RESOLVED, that the Board hereby authorizes renewal of
                         the Agreement between NFTA and Sierra Technologies,
                         Inc., for the lease, operation, management, and
                         maintenance of facilities located at 247 and 485 Cayuga
                         Rd., Buffalo, NY, for the period commencing April 1,
                         1997 through March 31, 2002; and

                         BE IT FURTHER RESOLVED, that the Executive Director,
                         his designee and/or the Chairman be and hereby are
                         authorized to enter into a renewal Agreement with
                         Sierra Technologies, Inc., said Agreement providing for
                         the lease, operation, management, and maintenance of
                         facilities located at 247 and 485 Cayuga Rd., Buffalo,
                         NY, consistent with terms and conditions set forth in
                         the Agreement between the parties dated December 18,
                         1992, for lease of said facilities, as referenced
                         hereinabove, and as negotiated by the parties for the
                         period commencing April 1, 1997 through March 31, 2002;
                         and

                         BE IT FURTHER RESOLVED, that said Renewal Agreement
                         shall include such additional terms, covenants and
                         safeguards to the Authority as deemed appropriate by
                         General Counsel."

AYES:                    GIOIA, WADSWORTH, WESSEL, WILLIAMSON, GREENFIELD,
                         ANTHONY, MARTINO, GISEL, KAHL

NOES:                    NONE
                                     ADOPTED
                                     -------

<Page>

                            FIRST AMENDMENT TO LEASE
                                    AGREEMENT

         THIS AMENDMENT TO LEASE AGREEMENT is made this 30TH day of October,
2000, between the Niagara Frontier Transportation Authority, a public benefit
corporation established by Chapter 717 of the Laws of 1967 of the State of New
York, (hereinafter referred to as "NFTA") and SierraTech, Inc., formally known
as Sierra R & Z Acquisition Corp., a Delaware Corporation, (hereinafter referred
to as "Lessee").

         WHEREAS, the NFTA and Sierra Research Division/Sierra Technologies,
Inc., (hereinafter referred to as "Sierra") have heretofore entered into a
certain Lease Agreement dated December 18, 1992, renewed on September 16, 1996
pursuant to which Sierra leased certain premises from NFTA at the Airport
Business Complex (the "Agreement") which Agreement was assigned to Sierra R & Z
Acquisition Corp., now known as SierraTech, Inc., pursuant to an Assignment and
Assumption of Lease dated June 30, 1999; and

         WHEREAS, parties wish to amend and/or supplement certain terms and
conditions of the Agreement to provide for the extension to term of the
Agreement and a cap to the annual rent escalator; and

         NOW THEREFORE, in consideration of the extension of the term and the
capping to the rent escalator and the mutual covenants and promises hereinafter
contained, and other good and valuable consideration, receipt whereof is hereby
acknowledged, the parties agree as follows:

         1. All capitalized terms not otherwise defined herein shall have the
meaning ascribed to them in the Agreement.

         2. Paragraphs numbered 1, 2 and 3 respectively are hereby deleted in
their entirety and replaced with the following paragraphs:

         NFTA hereby leases to Lessee and Lessee hereby hires and takes from
NFTA those premises outlined in Exhibit A (previously attached and incorporated
into the Agreement), including use of the aircraft tarmac area adjoining the
north east corner of the building generally known as Bay 7 together with
appurtenances and ingress and egress at Plant 3 (the "demised premises") for a
term commencing on April 3, 1992 and ending on March 31, 2007. Lessee agrees to
pay NFTA during the term hereof annual rental of Eight Hundred Six Thousand,
Four Hundred and 00/100 Dollars ($806,400.00), payable in equal monthly
installments of Sixty-seven Thousand, Two Hundred and 00/100 Dollars
($67,200.00), in advance and without notice on the first day of each month
during the term hereof plus increases annually based upon the consumer price
index for all urban consumers northeast region as reported by the U.S. Bureau of
Labor Statistics ("CPI") as set forth in Table 1 below or beginning in the tenth
lease year, two percent 2% of the annual rent for the previous lease year,
whichever is lower.

<Page>

<Table>
<Caption>

                                     TABLE I
                                     -------

<S>                   <C>
1st YEAR       =                   $806,400        =      RENT 1
2nd YEAR       =     (RENT 1 + CPI 12/31/92)       =      RENT 2
3rd YEAR       =     (RENT 2 + CPI 12/31/93)       =      RENT 3
4th YEAR       =     (RENT 3 + CPI 12/31/94)       =      RENT 4
5th YEAR       =     (RENT 4 + CPI 12/31/95)       =      RENT 5
6th YEAR       =     (RENT 5 + CPI 12/31/96)       =      RENT 6
7th YEAR       =     (RENT 6 + CPI 12/31/97)       =      RENT 7
8th YEAR       =     (RENT 7 + CPI 12/31/98)       =      RENT 8
9th YEAR       =     (RENT 8 + CPI 12/31/99)       =      RENT 9
10th YEAR      =     (RENT 9 + CPI 12/31/00)       =      RENT 10
11th YEAR      =     (RENT 10 + CPI 12/31/01)      =      RENT 11
12th YEAR      =     (RENT 11 + CPI 12/31/02)      =      RENT 12
13th YEAR      =     (RENT 12 + CPI 12/31/03)      =      RENT 13
14th YEAR      =     (RENT 13 + CPI 12/31/04)      =      RENT 14
15th YEAR      =     (RENT 14 + CPI 12/31/05)      =      RENT 15
</Table>

         Such rental is based on the agreement that the demised premises include
224,000 square feet of ground level building space with an annual rental rate of
$3.60 per square foot as well as additional space on the second floor of such
building for which no additional charge is currently allocated.

         3. EFFECTIVENESS AND RATIFICATION. This Amendment to Agreement provided
herein shall be effective on the day and year first above-written. Except as
expressly provided herein, the remainder of the Agreement shall be unaffected
hereby and shall otherwise remain in full force and effect.

         IN WITNESS WHEREOF, the parties have executed This Amendment on the day
and year first above-written.

NIAGARA FRONTIER                          SIERRATECH, INC.
TRANSPORTATION AUTHORITY

/s/ Lawrence M. Mecklre                   /s/ Kenneth Jenkins
--------------------------------------    --------------------------------------
BY:    Lawrence M. Meckler                BY:    Kenneth Jenkins
TITLE: Executive Director                 TITLE: PRESIDENT/ CEO

<Page>

STATE OF NEW YORK      )
COUNTY OF ERIE         )

                  On the 30TH day of OCTOBER in the year 2000 before me, the
undersigned, a notary public in and for said state, personally appeared KENNETH
M. JENKINS, personally known to me or proved to me on the basis of satisfactory
evidence to be the individual(s) whose name(s) is(are) subscribed to the within
instrument and acknowledged to me that he/she/they executed the same in
his/her/their capacity(ies), and that by his/her/their signature(s) on the
instrument, the individual(s) or the person upon behalf of which the
individual(s) acted, executed the instrument.

                                             /s/ Sharon M. Stiffler
                                             -----------------------------------

<Page>

STATE OF NEW YORK      )
COUNTY OF ERIE         )

                  On the 30TH day of OCTOBER in the year 2000 before me, the
undersigned, a notary public in and for said state, personally appeared LAWRENCE
M. MECKLER, personally known to me or proved to me on the basis of satisfactory
evidence to be the individual whose name is subscribed to the within instrument
and acknowledged to me that he executed the same in his capacity and that by his
signature on the instrument, the individual or the person upon behalf of which
the individual acted executed the instrument.

                                                     /s/ Mary E. Perla
                                                     ---------------------------

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