Document:

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                                                                    Exhibit 10.9

                                      LEASE

      THIS LEASE ("Lease") is entered into and effective as of February 4, 2000
("Effective Date") by and between ECHELON INTERNATIONAL CORPORATION, a Florida
corporation, its successors and assigns ("Landlord"), and REGENERATION
TECHNOLOGIES, INC. ("Tenant").

                              W I T N E S S E T H:

      WHEREAS, Landlord and Tenant entered into that certain "Progress Center
Lease" dated as of June 30, 1998, which lease was amended to permit Tenant to
occupy and lease portions of additional space in the building located at 13709
Progress Boulevard, Alachua, Florida ("Building"), and

      WHEREAS, the parties desire to lease additional space in the Building and
to supercede and replace, in part, the existing Progress Center Lease as so
amended, to the extent the same governed by the terms of leasing space in the
Building, with a separate lease agreement;

      NOW, THEREFORE, for and in consideration of the sum of Ten and no/100
Dollars ($10.00) paid by Landlord to Tenant, and the mutual covenants and
conditions set forth herein, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree that commencing as of the "Effective
Date". Landlord agrees to lease to Tenant, and Tenant agrees to lease from
Landlord, the "Leased Premises" (as defined in Section 1.1g), subject to the
following terms and conditions:

                     ARTICLE 1. SUMMARY OF LEASE PROVISIONS

      1.1. BASIC DATA. Certain fundamental provisions of this Lease are
presented in this summary format in this Article to facilitate convenient
reference by the parties hereto. All references in this Lease to the following
terms shall be accorded the meanings or definitions given in this Article, as
though such meaning or definition were fully set forth throughout the text
hereof, unless such meanings are expressly modified, limited or expanded
elsewhere in this Lease. This Article, together with the terms herein
referenced, shall constitute an integral part of this Lease.

      (a) "Annual Gross Rent" shall be Fifteen Dollars ($15.00) per rentable
      square foot, per Lease Year. as scheduled below:

               ANNUAL         ANNUAL           MONTHLY
      LEASE    GROSS          GROSS            PAYMENT
      YEAR     RENT/RSF:      RENT:            RENT:

      1        $15.00         $176,010.00      $14,667.50
      2        $15.23         $178,708.80      $14,892.40

      (note: The above schedule does not include any sales or use tax assessed
      on rental)

      (b) "Building" shall mean the building located on certain real property
      located in the City of Alachua, Alachua County, Florida having a current
      address of 13709 Progress Boulevard, Alachua, Florida.

      (c) "Business Days" shall mean all days, except Saturdays, Sundays, New
      Year's Day, President's Day, Memorial Day, Independence Day, Christmas
      Day, Labor Day, Thanksgiving, and other recognized holidays.

      (d) "Commencement Date" shall mean the Effective Date of this Lease.

      (e) "Default Rate" means interest at the highest rate permitted by Chapter
      689, Florida Statutes, or its successor legislation.
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      (f) "Lease Year" shall mean each twelve (12)-month period beginning on the
      Commencement Date and each anniversary thereof, provided the Commencement
      Date is on the first day of a month. If the Commencement Date falls on a
      day other than the first day of a month, then the first Lease Year shall
      begin on the first day of the calendar month next following the
      Commencement Date. If the Commencement Date falls on a day other than the
      first day of a month, then the Term shall be extended by the period of
      time ("Partial Lease Year") from such Commencement Date through the end of
      the calendar month in which the Commencement Date falls.

      (g) "Leased Premises" shall be deemed to mean approximately 11,734 square
      feet of rentable area, which area shall be located in Suites 130, 135,
      1-7, 102 113 and 144 in the Building, which Building is located in
      Progress Center and depicted on the site plan attached hereto and made a
      part hereof as Exhibit "A".

      (h) "Normal Business Hours" shall mean from 8:00 am, to 500 p.m. during
      all Business Days.

      (i) "Rentable Area" or "Rentable Square Footage" shall mean the total area
      (as it exists from time to time). Rentable Area of the Leased Premises is
      hereby deemed to mean 11,734 square feet.

      (j) "Term" shall mean two (2) Lease Years (plus a Partial Lease Year, if
      applicable) commencing on the Commencement Date and ending at 11:59 p.m.
      on the last day of the twenty-fourth (24th) full calendar month following
      the Commencement Date ("Expiration Date") or on such earlier date in which
      the Term of this Lease shall expire or be canceled or terminated pursuant
      to any of the conditions or covenants of this Lease or pursuant to law,
      and furthermore, shall include any renewal term, if such renewal term come
      into existence.

      (k) "Use" shall mean general office use, activities relating to the
      procurement, processing, packaging, storage, and shipment of human tissue,
      and laboratory use, biomedical and medical device research, manufacturing
      and distribution, and for no other purpose whatsoever.

                       ARTICLE 2. LEASED PREMISES AND TERM

      2.1. Leased Premises. Subject to the rent, terms and conditions herein set
forth, Landlord hereby leases to Tenant and Tenant hereby rents from Landlord
the Leased Premises, subject to the terms and provisions of this Lease to have
and to hold for the Term, unless the Term shall be sooner terminated as
hereinafter provided. In addition, if and to the extent there are other third
party tenants occupying a portion of the Building, then Tenant shall have the
general and non-exclusive right to use the Common Area subject to the terms and
conditions of this Lease. For purposes of this Lease, Common Area shall include
all areas, improvements, facilities and equipment from time to time designated
by Landlord for the general and nonexclusive common use or benefit of Tenant,
other tenants of the Building, Landlord, and their respective officers,
partners, directors, employees, agents, licensees, contractors, customer and
invitees, to the extent customers and invitees are under the principals control
or direction, including the following: (1) any areas in the Building devoted to
lobbies, hallways, rest rooms, janitorial closets, mailrooms, and other similar
facilities provided for the common use or benefit of tenants generally and/or
for the public located in the Building (but shall not include any such areas
designated for the exclusive use or benefit of a particular tenant); (ii)
portions of the Building used for mechanical rooms, electrical facilities,
telephone closets, fire towers and building stairs (but shall not include any
such areas designated for the exclusive use or benefit of a particular tenant);
(iii) vents, stacks, pipe shafts and vertical ducts; and (iv) those portions of
the Building which are provided and maintained for the common use and benefit of
Landlord and tenants of the Building only and employees and invitees and
licensees of Landlord and such tenants; including, without limitation, all
atriums, walkways, parking areas, and all streets, sidewalks and landscaped
areas appurtenant to the Building.

      2.2. Landlord's Reservation Landlord shall retain absolute dominion and
control over the Common Area and shall operate and maintain the Common Area in
such manner as Landlord in its sole discretion, shall determine; provided,
however, such exclusive right shall not operate to prohibit Tenant from its
material benefit and enjoyment of the Lease Premises for the permitted Use as
defined in Section 1(o). Tenant acknowledges

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that without advance notice to Tenant and without any liability to Tenant in any
respect, Landlord shall have the right to:

      (a) Close off any of the Common Area to whatever extent required in the
      opinion of Landlord to prevent a dedication of any of the Common Area or
      the accrual of any rights by any person or the public to the Common Area,
      provided such closure does not materially deprive Tenant of the benefit
      and enjoyment of the Leased Premises for its permitted use;

      (b) Temporarily close any of the Common Area for maintenance, alteration
      or improvement purposes;

      (c) Select, appoint or contract with any person for the purpose of
      operating and maintaining the Common Area, on such terms and conditions as
      Landlord deems reasonable;

      (d) Change the size, use, shape or nature of any such Common Area,
      provided such change does not materially deprive Tenant of the benefit and
      enjoyment of the Leased Premises. So long as Tenant is not thus deprived
      of the use and benefit of the Leased Premises, Landlord will also have the
      right at any time to change the arrangement or location of, or both, or to
      regulate or eliminate the use of any concourse or any stairs, toilet or
      other public conveniences in the Building, without incurring any liability
      to Tenant or entitling Tenant to any abatement of rent;

      (e) Expand the existing Building to cover a portion of the Common Area,
      convert the Common Area to a potion of the Building or convert any potion
      of the Building (excluding the Leased Premises). Upon erection of any
      buildings or expansion of the Building, or change in Common Area, the
      potion of the Building upon which such structures have been erected will
      no longer be deemed to be a part of be Common Area. In the event of any
      such changes in the size or use of a building or Common Area. Landlord may
      make an appropriate adjustment in the rentable square feet of the
      Building.

      (f) In addition to the other rights of Landlord under this Lease, Landlord
      reserves to itself and its respective successors and assigns the right to:
      (i) change the street address and/or name of the Building; (ii) erect, use
      and maintain pipes and conduits in and through the Leased Premises; (iii)
      control the use of the roof and exterior walls of the Building; and (iv)
      use Tenant's name in promotional materials (featuring Tenant only) and
      relating to the Building or Progress Center, with written permission from
      Tenant, which permission shall not be unreasonably withheld (it being
      understood that Landlord shall have the right, without obtaining the
      consent of Tenant, to use Tenant's name in promotional materials that
      feature a list of all or major tenants of the Building and/or Progress
      Center). Landlord may exercise any or all of the foregoing rights without
      being deemed to be guilty of an eviction or disturbance or interruption of
      the business of Tenant or Tenant's use or occupancy of the Leased
      Premises.

      2.3. Term. The Term of this Lease shall commence on the Commencement Date
as defined in Section 1, above, and shall extend to the last day of the second
(2nd) Lease Year at 11:59 p.m. or on such earlier date on which the term of this
Lease may expire or be terminated pursuant to the provisions of this Lease or
pursuant to law.

                      ARTICLE 3. RENT AND SECURITY DEPOSIT

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      3.1. Rent. Tenant agrees to pay to the order of Landlord, without demand,
set-off or deduction during the Term, the Annual Gross Rent, in an amount equal
to the sums specified in Section 1.1(a). The Annual Gross Rent shall be due and
payable in twelve (12) equal monthly installments, in advance, commencing on the
Commencement Date and continuing on the first day of each and every subsequent
calendar month during the Term, in the amount as scheduled in Section 1.1(a);
provided, however, that the installment of the Annual Gross Rent payable for the
first full calendar month following the Commencement Date (and if the
Commencement Date occurs on a date other than on the first day of a calendar
month, the installment of Annual Gross Rent prorated from such date until the
first day of the following month) shall be due and payable at the time of
execution and delivery of this Lease. Tenant shall pay the Annual Gross Rent by
good check or in lawful currency of the United States of America. All forms of
Rent due under this Lease shall be paid to Landlord at c/o Echelon Real Estate
Services, Inc., 13709 Progress Boulevard, Alachua, Florida or such other
location as Landlord may designate in writing from time to time.

      3.2. Late Payment Charge. Tenant hereby acknowledges that late payment by
Tenant to Landlord of Rent and other sums due hereunder after the expiration of
any applicable grace period will cause Landlord to incur costs not contemplated
by this Lease, the exact amount of which will be extremely difficult to
ascertain. Accordingly, other remedies for nonpayment of Rent notwithstanding,
and except as expressly provided herein, in the event any installment payment of
Annual Gross Rent due Landlord hereunder shall not be paid within ten (10) days
after the due date, Tenant shall pay Landlord a late payment fee of five percent
(5%) of the unpaid past due amount, in addition to such other amounts owed under
this Lease. In addition, Tenant shall pay Landlord interest on any delinquent
payment due Landlord hereunder at the Default Rate: provided that interest shall
not be payable on late charges incurred by Tenant or on any amounts upon which
late charges are paid by Tenant to the extent such interest would cause the
total interest to be in excess of that legally permitted.

      3.3. Increase in Insurance Premiums. If an increase in any insurance
premiums paid by Landlord for the Building is caused by Tenant's use of the
Leased Premises, or if Tenant vacates the Leased Premises and causes an increase
in such premiums, then Tenant shall pay as Additional Rent the amount of such
increase to Landlord.

      3.4. Holding Over. In the event that Tenant does not vacate the Leased
Premises upon the expiration or termination of this Lease and continues to hold
over in possession of the Leased Premises without the written consent of
Landlord, Tenant shall be a tenant at will for the holdover period and all of
the terms and provisions of this Lease shall be applicable during that period,
including the obligation to pay Rent, except that Tenant shall pay Landlord as
an installment of the Annual Gross Rent for the period of such holdover an
amount equal to two times (200%) The Annual Gross Rent which would have been
payable by Tenant had the holdover period been a part of the original term of
this Lease. The rental payable during the holdover period shall be payable to
Landlord on demand.

      3.5. Sales Tax. In addition to the Annual Gross Rent, and all other
Additional Rent to be paid by Tenant hereunder, Tenant shall be liable and pay
to Landlord all rental, sales and use taxes, if any, levied or imposed by any
city, state, county or other governmental body having authority, such payments
to be in addition to all other payments required to be paid to Landlord by
Tenant under the terms of this Lease. Any such payment shall be paid
concurrently with the payment of the Rent or other charge upon which the tax is
based as set forth above.

      3.6. Rights to Additional Rent. Any and all sums of money or charges,
other than Annual Gross Rent, required to be paid by Tenant under this Lease,
whether or not the same be so designated, shall be considered "Additional Rent."
Landlord shall have the same rights and remedies with respect to Additional Rent
as with respect to Annual Gross Rent. The term "Rent" is hereby defined to mean
the Annual Gross Rent, and any additional charge, fee or rent payable by Tenant
to Landlord under this Lease.

      3.7. Security Deposit. Tenant has deposited with the Landlord the sum of
$14,667.50 ("Security Deposit"). The Security Deposit constitutes security for
Tenant's satisfactory performance of the terms. covenants and conditions of this
Lease including the payment of Annual Gross Rent and Additional Rent.

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      (a) Landlord may use, apply or retain the whole or any part of the
      security so deposited to the extent required for the payment of any Annual
      Gross Rent, Additional Rent or any other sum as to which Tenant is in
      default or for any sum which Landlord may expend or may be required to
      expend by reason of Tenant's default in respect of any of the terms,
      covenants and conditions of this Lease, including any damages or
      deficiency in the re-letting of the Leased Premises or other reentry by
      Landlord.

      (b) If Landlord uses, applies or retains the whole or any part of the
      Security Deposit, Tenant shall replenish it to the sum provided in Section
      1.7 within five (5) Business Days after being notified by the Landlord of
      the amount due. Tenant shall be in default of this Lease if the amount due
      is not paid within the required time period.

      (c) In the event of a sale or master leasing of the Building, or any part
      thereof, of which the Leased Premises form a part, Landlord shall have the
      right to transfer the security to the new landlord, and Landlord shall
      ipso facto be released by Tenant from all liability for the return of the
      Security Deposit. In such event, Tenant agrees to look solely to the new
      landlord for the return of the Security Deposit and it is agreed that the
      provisions hereof shall apply to every transfer or assignment made of the
      Security Deposit to a new landlord.

      (d) Tenant covenants that it shall not assign or encumber the Security
      Deposit given to Landlord pursuant to this Lease. Neither Landlord, its
      successors or assigns shall be bound by any such assignment or encumbrance
      or any attempted assignment or encumbrance. The Security Deposit shall not
      be used as any part of the Annual Gross Rent or Additional Rent by Tenant.
      Landlord will not be obligated to pay Tenant interest on the Security
      Deposit, nor to segregate the Security Deposit from Landlords other funds.

      (e) In the event that Tenant shall fully and faithfully comply with all
      the terms, covenants and conditions of this Lease, any part of the
      Security Deposit not used or retained by Landlord shall be returned to
      Tenant after the expiration of the Lease and after delivery of exclusive
      possession of the Leased Premises to Landlord.

                          ARTICLE 4. OCCUPANCY AND USE

      4.1. Use. Tenant warrants and represents to Landlord that the Leased
Premises shall be used and occupied solely for the purposes set forth in Article
1 and for no other purposes whatsoever. Tenant shall occupy the Leased Premises,
conduct its business and control its agents, employees, invitees and visitors
(to the extent such invitees and visitors are within the Leased Premises) in
such a manner as is lawful, reputable and will not create a nuisance. Tenant
shall not permit any operation which emits any excessive or offensive odor or
matter which intrudes into other portions of the Building, use any apparatus or
machine which makes undue noise or causes undue vibration in any portion of the
Building or otherwise materially interfere with, annoy or disturb any other
lessee in its normal business operations or Landlord in its management of the
Building. Tenant shall neither permit any waste on the Leased Premises nor allow
the Leased Premises to be used in any way which would, in the reasonable opinion
of Landlord, be extra hazardous on account of fire or which would in any way
increase or render void the fire insurance on the Building. If any governmental
license or permit shall be required for the proper and lawful conduct of
Tenant's business in the Leased Premises, Tenant shall, at its expense, duly
procure and thereafter maintain such license or permit and shall at all times
comply with the terms and conditions of same. Tenant shall not at any time
knowingly suffer the Leased Premises to be used or occupied in violation of (i)
the Certificate of Occupancy for the Leased Premises or for the Building, (ii)
any of the provisions of this Lease, or (iii) zoning ordinances, and rules and
regulations of governmental and quasi governmental authorities having
jurisdiction over the Building.

      4.2. Signs. Except as expressly permitted hereinafter, Tenant shall not
place any signs or other advertising matter or material on the exterior of the
Building, anywhere upon the Common Areas, or in any portion of the interior of
the Leased Premises which is visible beyond the Leased Premises, except those
signs submitted to Landlord in writing and approved by Landlord in writing,
which approval shall not be unreasonably withheld, If any prohibited sign,
advertisement or notice is exhibited by Tenant, Landlord shall have the right

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to remove the same, and Tenant shall pay upon demand any and all expenses
incurred by Landlord in such removal, together with interest thereon at the
Default Rate.

      4.3. Compliance with Laws, Rules and Regulations. Tenant, at Tenant's sole
cost and expense, shall comply with all present and future laws, ordinances,
orders, and rules and regulations of all state, federal, municipal, and local
governments, departments, commissions, and boards having jurisdiction over the
Leased Premises, Tenant's business, or any activity or condition on or about the
Leased Premises, including, without limitation, all environmental laws and any
other laws relating to the improvements on the Leased Premises or the air in and
around the Leased Premises (collectively, the "Laws"). Tenant warrants that its
business and all activities to be conducted or performed in, on, or about the
Leased Premises shall comply with all of the Laws. Tenant agrees to change,
reduce, or stop any such activity, or install necessary equipment, safety
devices, pollution control systems, or other installations at any time during
the Term hereof to so comply. Without limitation to the foregoing, Tenant
agrees:

      (a) If, during the Term hereof, Landlord or Tenant is required to alter,
      convert, or replace the HVAC system serving the Leased Premises in order
      to comply with any of the Laws concerning indoor air pollution or quality,
      or in order to meet any applicable limitation on, standard for, or
      guideline relating to indoor air quality or the emission of any indoor air
      pollutant, including, without limitation, those adopted by the
      Occupational Safety and Health Administration, the American Society of
      Heating, Refrigeration, and Air Conditioning Engineers, or the
      Environmental Protection Agency, Tenant acknowledges and agrees that such
      costs of any such conversion or replacement, including without limitation,
      the purchase and installation of new equipment, and the alteration of
      existing HVAC equipment in the Leased Premises to accommodate any new
      equipment, shall either be paid by Tenant or shall be includable in the
      Operating Costs.

      (b) Tenant will comply with the reasonable rules and regulations of the
      Building adopted from time to time by Landlord, a current copy of which
      are set forth on Exhibit "B" attached to this Lease. Landlord shall have
      the right at all times to change and amend the rules and regulations in
      any reasonable manner as may be deemed advisable for the safety, care,
      cleanliness, preservation of good order and operation or use of the
      Building or the Leased Premises. The Rules and Regulations, as changed in
      accordance with this section from time to time, are hereinafter called the
      "Rules and Regulations."

      4.4. Warranty of Possession. Landlord warrants that it has the right and
authority to execute this Lease. Landlord covenants and agrees that, upon
Tenant's paying on a monthly installment basis the Annual Gross Rent and any
Additional Rent required hereunder and performing all of the other covenants
herein on its part to be performed, Tenant shall and may peaceably and quietly
hold and enjoy the Leased Premises without hindrance by Landlord or persons
claiming through or under Landlord (including, without limitation, any mortgagee
of Landlord), subject to the terms, covenants and conditions of this Lease.
Landlord shall not be responsible for the acts or omissions of any other lessee
or third party not claiming through or under Landlord that may interfere with
Tenant's use and enjoyment of the Leased Premises.

      4.5. Inspection. Landlord and Landlord's agents shall have the right
during Normal Business Hours to enter the Leased Premises, to examine the areas
of same designated by Tenant as "public," and to show such designated public
areas to prospective purchasers or lenders of the Building. Tenant shall allow
Landlord entry into the non-public portions of the Leased Premises upon 24 hours
notice by Landlord to Tenant and upon execution of Tenant's standard
Non-Disclosure Agreement by each person desiring such entry. Normal Business
Hours for the Building are 8:00 a.m. to 5:00 p.m. each Business Day. Upon
reasonable prior notice and upon execution of Tenant's standard Non-Disclosure
Agreement by each person desiring such entry (except in the case of an
emergency), Landlord and Landlord's agents shall have the right outside of
Normal Business Hours to enter the Leased Premises to make such repairs or
alterations as required under this Lease or as Landlord may reasonably deem
necessary or desirable, and Landlord shall be allowed to take all material into
and upon the Leased Premises that may be required therefore without the same
constituting an eviction of Tenant in whole or in part, and the Rent reserved
herein shall in no way abate while said repairs or alterations are being made;
provided, however, if the necessity of such repairs do not arise due to the
fault of Tenant and Tenant is prevented from operating in the Leased Premises in
whole or in part, then in such event the Annual Gross Rent shall be
proportionately abated during said period. During the twelve (12) months prior
to the expiration of the Term hereof, Landlord may during Normal Business Hours
exhibit the Tenant-designated

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public portions of the Leased Premises to prospective tenants. Nothing herein
contained, however, shall be deemed or construed to impose upon Landlord any
obligation, responsibility or liability whatsoever, for the care, maintenance or
repair of the Leased Premises or the Building or any part thereof, except as
otherwise herein specifically provided. Landlord shall at all times have and
retain a key with which to unlock all of the doors in, upon and about the
Tenant-designated public areas of the Leased Premises. Tenant shall not change
Landlord's lock system unless Tenant provides Landlord with a pass key, or in
any other manner prohibit Landlord from entering the Tenant-designated public
areas of the Leased Premises. Landlord shall have the right to use any and all
means which Landlord may deem proper to open any door in an emergency without
liability therefor.

                        ARTICLE 5. UTILITIES AND SERVICE

      5.1. Building Services. Landlord shall provide routine maintenance and
painting to the exterior of the Building and to the heating, ventilating and air
conditioning equipment, lighting, electrical, plumbing and other mechanical
systems, in the manner and to the extent deemed by Landlord to be standard and
in accordance with the standards of first class office buildings in the
Gainesville/Ocala area. Landlord will not be liable to Tenant or any other
person, for direct or consequential damage, or otherwise, for any failure of
Tenant to obtain any heat, air conditioning, lighting, or other service Landlord
has agreed to supply during any period when Landlord uses reasonable diligence
to supply such services. Landlord reserves the right temporarily to discontinue
such services, or any of them, at such times as may be necessary by reason of
accident, repairs, alterations or improvements, strikes, lockouts, riots, acts
of God, governmental preemption in connection with a national or local
emergency, any rule, order or regulation, conditions of supply and demand which
make any product unavailable, Landlord's compliance with any mandatory or
voluntary governmental energy conservation or environmental protection program,
or any other happening beyond the control of Landlord. Except as expressly
provided hereinafter, Landlord will not be liable for damages to persons or
property or for injury to, or interruption of, business for any discontinuance
permitted under this Section, nor will such discontinuance in any way be
construed as an eviction of Tenant or cause an abatement of rent or operate to
release Tenant from any of Tenant's obligations under this Lease. Landlord
reserves the right from time to time to make changes in the services provided by
Landlord to the Building provided such changes do not detract from the level of
the existing services. Landlord shall not be liable for any damages to persons
or property or for injury to, or interruption of, business arising from the
interruption of any utility service to the Building. If there is a failure by
Landlord to furnish the services specified in this Section, and further provided
such interruption is not due to Tenant's negligence or willful misconduct, and
further provided, should the unavailability of such service render all or any
portion of the Leased Premises unusable by Tenant for Tenant's permitted use,
Tenant may, after and upon the giving of five (5) days written notice to
Landlord, deduct the rent for that portion of the Leased Premises which is so
unusable provided same is not due to Excusable Delays. Landlord reserves the
right from time to time to make changes in the services provided by Landlord to
the Building provided such changes do not detract from the level of the existing
services.

      5.2. Security and Theft or Burglary. Landlord shall not be liable to
Tenant for losses to Tenant's property or personal injury caused by criminal
acts or entry by unauthorized persons (other than the gross negligence or
willful misconduct of Landlord, or Landlord's agents or contractors) into the
Leased Premises or the Building.

      5.3. Janitorial Service. Tenant shall keep the interior of the Building
cleaned and well maintained. Landlord shall provide daily (Business Days)
janitorial services and office cleaning of a nature and of a quality equal to
that of other first class office buildings in the Gainesville/Ocala area, and
shall replace building standard light bulbs and ballasts.

      5.4. Utilities. Tenant shall pay all electrical and gas, and telephone
utility charges for service to the Leased Premises. Tenant shall pay all
additional improvement costs occasioned by high electrical consumption
electrodata processing machines, advanced telecommunications equipment,
computers and other equipment of high electrical consumption, including without
limitation, the cost of installing, servicing and maintaining any special or
additional inside or outside riders, wiring or lines, meters or submeters,
transformers, poles, or air conditioning costs. Landlord shall furnish all water
and sewer services to the Leased Premises and all electrical and gas services to
the common areas, at Landlord's expense.

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                       ARTICLE 6. REPAIRS AND MAINTENANCE

      6.1. Landlord Repairs. Landlord shall not be required to make any
improvements, replacements or repairs of any kind or character to the Leased
Premises or the Building during the term of this Lease except as are set forth
in this Lease. Landlord shall maintain only (a) the roof, structure, columns
exterior walls, foundation, in sound, watertight condition and good state of
repair; and (b) all Building electrical systems, including, but not limited to,
the base building electrical, mechanical and HVAC supplied to the Leased
Premises in good operating condition, maintenance and repair; and (c) the
sidewalks, curbs, driveways, parking areas (if any) and landscaping in good
condition and repair, open and free of debris or other obstruction. Landlord
shall not be liable to Tenant, except as expressly provided in this Lease, for
any damage or inconvenience, and Tenant shall not be entitled to any abatement
or reduction of rent by reason of any repairs, alterations or additions made by
Landlord under this Lease. Tenant understands and agrees that Landlord may, at
any time or from time to time during the term of this Lease, perform substantial
renovation work in and to the Building or the mechanical systems serving the
Building (which work may include, but need not be limited to, the repair or
replacement of the Building's exterior facade, electrical systems, air
conditioning and ventilating and other systems), any of which work may require
access to the same from within the Leased Premises Tenant agrees that:

      (a) Landlord shall have access to the Leased Premises at all reasonable
      times, subject to the restrictions set forth in Section 4.5, upon
      reasonable notice, for the purpose of performing such work; and

      (b) Landlord shall incur no liability to Tenant, nor shall Tenant be
      entitled to any abatement of rent on account of any noise, vibration, or
      other disturbance to Tenant's business at the Leased Premises (provided
      that Tenant is not denied access to said Leased Premises) which shall
      arise out of said access by Landlord or by the performance by Landlord of
      the aforesaid renovations at the Building.

Landlord shall use reasonable efforts (which shall not include any obligation to
employ labor at overtime rates) to avoid disruption of Tenant's business during
any such entry upon the Leased Premises by Landlord. Landlord shall not be
liable to Tenant, except as expressly provided in this Lease, for any damage or
inconvenience, and Tenant shall not be entitled to any abatement or reduction of
rent by reason of any repairs alterations or additions made by Landlord under
this Lease.

      6.2. Tenant Repairs. Tenant, at Tenant's expense, shall provide for
storage disposal of all biomedical and hazardous materials and waste delivered,
generated from or stored within the Leased Premises, all in strict compliance
with all Federal, State and local rules, regulations, laws, ordinances and
guidelines. Tenant shall not suffer any damage, waste or deterioration to occur
to the Leased Premises and shall maintain the interior non-structural portions
of the Leased Premises and the fixtures and appurtenances therein in good repair
and clean and sightly condition, and shall make all repairs necessary to keep
them in good working order and condition (including structural repairs when
those are necessitated by the negligence or willful misconduct of Tenant or its
agents, employees, invitees, licensees or visitors) ordinary wear and tear and
Acts of God excepted, and subject to the provisions of Articles 8 and 11 hereof.
All repairs, replacements and restorations made by Tenant shall be equal in
quality and class to the originals thereof and shall be completed in compliance
with applicable law. Tenant covenants that any repairs or replacements (as the
case may be) required by the terms of this Lease to be made by Tenant shall be
commenced and completed expeditiously; provided, however, if Tenant fails to
make the repairs or replacements, in an emergency promptly after notice, or
otherwise fails to make the repairs or replacements within thirty (30) days
after notice or in the event that such repair or replacement is of such a nature
as cannot with diligent effort be cured within said thirty (30) day period,
Tenant shall have failed to commence to cure within said period or failed to
diligently prosecute remedial efforts to completion within a reasonable time
thereafter, then Landlord may, at its option, make the repairs or replacements,
and the cost of such repairs or replacements shall be charged to Tenant as
Additional Rent and shall become payable by Tenant with the payment of the rent
next due hereunder.

                                       8
<PAGE>

      6.3. Request for Repairs. Tenant must notify Landlord of its request for
repairs or maintenance to the Leased Premises that are the responsibility of
Landlord pursuant to any provision of this Lease and such request must be made
to Landlord at the address provided for in the notice section.

      6.4. Tenant Damages. At the termination of this Lease, by lapse of time or
otherwise, Tenant shall deliver the Leased Premises to Landlord in as good
condition as existed at the Commencement Date of this Lease, ordinary wear and
tear excepted. The reasonable cost and expense of any repairs necessary to
restore the condition of the Leased Premises, as documented by Landlord with
reasonable documentation of such costs, shall be borne by Tenant.

                     ARTICLE 7. ALTERATIONS AND IMPROVEMENTS

      7.1. Leasehold Improvements. If construction to the Leased Premises is to
be performed by Landlord prior to or during Tenant's occupancy, Landlord will
complete the construction of the improvements to the Leased Premises in
accordance with plans and specifications agreed to by Landlord and Tenant.
Notwithstanding the foregoing, Tenant shall not undertake any alterations or
improvements to any portion of the Leased Premises or the Building which may
cause or create penetrations to the roof, ceiling or floors thereof. Within
seven days of receipt of plans and specifications, Tenant shall execute a copy
of the plans and specifications and, if applicable, change orders setting forth
the amount of any costs to be borne by Tenant. In the event Tenant fails to
execute the plans and specifications and change order within the seven day
period, Landlord may, at its sole option, declare this Lease canceled or notify
Tenant that the Annual Gross Rent shall commence on the completion date even
though the improvements to be constructed by Landlord may not be complete. Any
changes or modifications to the approved plans and specifications shall be made
and accepted by written change order or agreement signed by Landlord and Tenant
and shall constitute an amendment to this Lease.

      7.2. Tenant Improvements. Tenant acknowledges that in the event Tenant
intends to undertake improvements or alterations to the Leased Premises
following the Effective Date, Tenant must obtain the prior written consent and
approval of Landlord to such improvements or alterations ("Alterations"), which
consent may in the sole and absolute discretion of Landlord be denied.
Landlord's approval of any such Alterations may also be conditioned upon
Landlord's approval of plans, contractors, contractor lien indemnification, and
terms of access for construction. Any Alterations to the Leased Premises made by
Tenant shall at once become the property of Landlord and shall be surrendered to
Landlord upon the termination of this Lease provided, however, Landlord, at its
option, may require Tenant to remove and/or repair any Alterations in order to
restore the Leased Premises to the condition existing at the time Tenant took
possession, all costs of removal and/or repair and restoration to be borne by
Tenant. This clause shall not apply to moveable equipment of furniture owned by
Tenant which may be removed by Tenant at the end of the term of this Lease if
Tenant is not then in default and if such equipment and furniture are not then
subject to any other rights, liens and interests of Landlord. Following the
completion of the initial leasehold improvements, all Alterations must be in
accordance with the requirements of this Lease. Tenant, at its expense, shall
obtain all necessary governmental permits and certificates for the commencement
and prosecution of the Alterations and for final approval thereof upon
completion and shall cause the Alterations to be performed in a good and
workmanlike manner in accordance with the requirements of all applicable
governmental authorities. All Alterations shall be diligently performed in a
good and workmanlike manner, using materials and equipment at least equal in
quality and class to the original installations of the Leased Premises.

      7.3. Liens. Nothing contained in this Lease shall be construed as a
consent on the part of the Landlord to subject the estate of Landlord to
liability under the Construction Lien Law of the State of Florida, it being
expressly understood that the Landlord's estate shall not be subject to such
liability. Tenant shall strictly comply with the Construction Lien law of the
State of Florida, as set forth in Chapter 713, Florida Statutes. Notwithstanding
the foregoing, Tenant, at its expense, shall cause any lien filed against the
Tenant's interest under this Lease, the Leased Premises, the Building or the
Parking Area for work, services or materials claimed to have been furnished to
or for the benefit of Tenant (other than on account of the Leasehold Work) to be
satisfied or transferred to bond within twenty (20) days after Tenant's having
received notice thereof. In the event that Tenant fails to satisfy or transfer
to bond such claim of lien within said twenty (20) day period the Landlord may
do so and thereafter charge the Tenant as additional rent, all costs incurred by
the Landlord in

                                       9
<PAGE>

connection with the satisfaction or transfer of such claim, including attorneys'
fees plus interest thereon at the Default Rate. Further, the Tenant agrees to
indemnify, defend, and save the Landlord harmless from and against any damage or
loss incurred by the Landlord as a result of any such mechanic's Claim of Lien.
This Section shall survive the termination of this Lease.

                               ARTICLE 8. CASUALTY

      8.1. Substantial Destruction. If the Leased Premises shall be
substantially damaged by fire, windstorm, or otherwise during the Lease Term,
Landlord shall have the right to either terminate this Lease, provided that
notice thereof is given to Tenant not later than one hundred twenty (120) days
after such damage or destruction, or to proceed to repair such damage and
restore the Leased Premises to substantially their condition at the time of such
damage (but only to the extent of Landlord's original obligation to construct
pursuant hereto and to the extent only of proceeds received by Landlord from its
insurers. Tenant, at its sole cost and expense, shall repair and restore
whatever trade fixtures, equipment and improvements it had installed prior to
the damage or destruction. The terms "substantially damaged" and "substantial
damage," as used in this Article, shall have reference to damage of such a
character as cannot reasonably be expected to be repaired or such that the
Leased Premises cannot be restored within ninety (90) days after the
commencement of construction.

      8.2. Partial Destruction. If during the Term hereof the Leased Premises
shall be partially damaged (as distinguished from "substantially damaged") by
fire or other casualty, Landlord shall forthwith proceed to repair such damage
and restore the Leased Premises to substantially their condition at the time of
such damage (but only to the extent of Landlord's original obligation to
construct pursuant hereto and to the extent only of proceeds received by
Landlord from its insurerers), except Tenant, at its sole cost and expense,
shall repair and restore whatever trade fixtures, equipment and other
improvements it had installed prior to the damage or destruction.

      8.3. Abatement of Rent. If the provisions of Subsection 8.1 or 8,2 of this
Article 8 shall become applicable, the Annual Gross Rent and all other charges
specified in this Lease shall be abated or equitably reduced proportionately
during any period in which, by reason of such damage or destruction, there is
substantial interference with the operation of the business of Tenant in the
Leased Premises, and such abatement or equitable reduction shall continue for
the period commencing with such destruction or damage and ending with the
completion by Landlord of such work of repair and/or restoration as Landlord is
obligated to do. In the event of the termination of this Lease pursuant to this
Section 8, this Lease, and the Term hereof, shall cease and come to an end as of
the date of such damage or destruction. Any Annual Gross Rent or other charges
paid in advance by Tenant shall be promptly refunded by Landlord.

      8.4. Landlord's Limitation of Obligation. Despite anything contained in
this Lease to the contrary, and without limiting Landlord's right or remedies
hereunder:

      (a) If damage or destruction occurs to the Leased Premises or any part
      thereof by reason of any cause in respect of which there are no proceeds
      of insurance available to Landlord, or

      (b) If the proceeds of insurance are insufficient to pay Landlord for the
      costs of rebuilding or making fit the Leased Premises), or

      (c) If any mortgagee or other person entitled to the proceeds of insurance
      does not consent to the payment to Landlord of such proceeds for such
      purpose, or

      (d) If in Landlord's reasonable opinion any such damage or destruction is
      caused by any fault, neglect, default negligence, act, or omission of
      Tenant or those for whom Tenant is in law responsible, or any other person
      entering upon the Leased Premises under express or implied invitation of
      Tenant,

then Landlord may, without obligation or liability to Tenant, terminate this
Lease on 30 days' written notice to Tenant and all Rent shall be adjusted as of,
and Tenant shall vacate and surrender the Leased Premises on, such termination
date.

                                       10
<PAGE>

      8.5. Landlord's Right to Terminate. In the event that the Building has
been damaged or destroyed by fire or other casualty to the extent that the cost
of restoration of the Building will exceed a sum constituting sixty percent
(60%) of the total replacement cost thereof, Landlord shall have the right to
terminate this Lease provided that notice thereof is given to Tenant not later
than sixty (60) days after such damage or destruction and Landlord elects not to
restore the Building and terminates all other leases for space in the Building.

                              ARTICLE 9. INSURANCE

      9.1. Tenant's Insurance. Tenant shall, at its sole expense, maintain in
effect at all times during the Term insurance coverage with limits not less than
those set forth below with insurers licensed to do business in the state of
Florida: a) Workers Compensation Insurance - statutory limits as required by
State law, and as same may be amended from time to time; b) Employer's Liability
Insurance - minimum limit $500,000.00; and c) Commercial General Liability
Insurance, with a combined single limit of $1,000,000 per occurrence and general
aggregate limits of $3,000,000.00. These policies shall be endorsed to include
Landlord and Landlord's mortgagee, if any, as an additional insured, state that
the insurance is primary over any insurance carried by Landlord, and the
commercial general liability policy shall be written on a standard Insurance
Services Office, Inc. (ISO) policy form with a 1988 or later edition date or its
equivalent. The policy must be written on an occurrence basis and include
Coverage A (Bodily Injury and Property Damage Liability), Coverage B (Personal
and Advertising Injury Liability) and Coverage C (Medical Payments). Upon
Tenant's default in obtaining or delivering the policy or certificate for any
such insurance or Tenant's failure to pay the charges therefor, Landlord may,
upon ten (10) days notice to Tenant, procure or pay the reasonable charges for
any such policy or policies (for not more than a 12 month period) and charge the
Tenant therefor plus interest thereon at the Default Rate as additional rent.

      9.2. Tenant's Personal Property Insurance. Tenant shall at all times
during the term hereof and at its cost and expense, maintain in effect policies
of insurance covering all of Tenant's personal property, trade fixtures and
equipment located in the Leased Premises, in an amount equal to their full
replacement value, providing protection against any peril included within the
standard classification of "Fire and Extended Coverage", together with insurance
against sprinkler damage, vandalism, theft and malicious mischief. The proceeds
of such insurance, so long as this Lease remains in effect, shall be used to
repair or replace the personal property, trade fixtures and equipment so
insured.

      9.3. Landlord's Insurance. Landlord shall maintain at all times during the
term of this Lease standard all-risk fire and casualty insurance, covering the
Building in amounts at least equal to the full replacement cost of the Building
at the time in question, but in no event less than such coverage as is required
to avoid coinsurance provisions; and b) comprehensive public liability insurance
and such other insurance coverage as is customarily carried in respect of
comparable buildings

      9.4. General Requirements. All policies of insurance required under this
article shall provide that they will not be cancelled upon less than thirty (30)
days prior written notice to Landlord and Tenant. Tenant shall furnish to
Landlord a certificate or certificates of insurance certifying that the
insurance coverage required is in force, upon request. The coverage shall be
issued by companies licensed to do business in the State of Florida and rated
A:VIII or better in Best's Insurance Guide (or similar rating in an equivalent
publication if no longer published) and shall otherwise be reasonably
satisfactory to the parties. Not less than thirty (30) days prior to expiration
of the coverage, renewal policies or certificates of insurance evidencing
renewal shall be provided. Any insurance required by the terms of this Lease may
be under a blanket policy (or policies) covering other properties of Tenant
and/or its related or affiliated corporations. If such insurance is maintained
under a blanket policy, the respective party shall procure and deliver to the
other party a statement from the insurer or general agent of the insurer setting
forth the coverage maintained and the amount thereof allocated to the risk
intended to be insured hereunder.

                           ARTICLE 10. INDEMNIFICATION

      10.1. Tenant's Indemnification. Tenant shall indemnify, defend and save
Landlord harmless from and against any and all claims, actions, damages,
liability and expense in connection with loss of life, personal injury and/or
damage to or destruction of property arising from or out of any occurrence in,
upon or at the Leased

                                       11
<PAGE>

Premises, or the occupancy or use by Tenant of the Leased Premises or any part
thereof, or occasioned wholly or in part by any act or omission of Tenant, its
agents, contractors, employees, servants, subtenants or concessionaires. In case
Landlord shall be made a party to any such litigation commenced by or against
Tenant, then Tenant shall protect and hold Landlord harmless and pay all costs
and attorney's fees incurred by Landlord in connection with such litigation, and
any appeals thereof.

      10.2. Landlord Not Liable. Except for the gross negligence or intentional
misconduct of Landlord or its agents, employees or contractors, Tenant agrees
Landlord shall not be liable to Tenant, Tenants employees, agents, invitees,
licensees or visitors, or to any other person, for an injury to person or damage
to property on or about the Leased Premises caused by any act or omission of
Tenant, its agents, servants or employees, or of any other person entering upon
the Leased Premises under express or implied invitation by Tenant, or caused by
the improvements located on the Leased Premises becoming out of repair, the
failure or cessation of any service provided by Landlord (including security
service and devices), or caused by leakage of gas, oil, water or steam or by
electricity emanating from the Leased Premises.

                            ARTICLE 11. CONDEMNATION

      11.1. Substantial Taking. If, after the Commencement Date and before the
termination of this Lease: (i) any portion of the Leased Premises is taken by
eminent domain or conveyed in lieu thereof; or (ii) as a result of a taking by
eminent domain or the action of any public or quasi-public authority or a
conveyance in lieu thereof, the means of ingress or egress to and from the
Building is so permanently altered as to materially and adversely affect the
flow of traffic in, to, from or about the Building; then, in any of the
foregoing events, the Lease Term shall, at the option of Tenant, cease and
terminate as of the day possession shall be taken by the acting governmental or
quasi-governmental authority (the "Date of Taking"). Such option to terminate
shall be exercisable by Tenant giving written notice to Landlord on or before
thirty (30) days after the Date of Taking, which notice shall provide for a
termination date (the "Termination Date") not later than ninety (90) days after
the Date of Taking and Tenant shall pay Rent up to the Termination Date, and
Landlord shall refund such Annual Gross Rent and other payments as shall have
been paid in advance and which cover a period subsequent to the Termination
Date. In the event Tenant does not terminate this Lease, Landlord shall promptly
and diligently restore the Building and the Leased Premises and the Building and
Common Areas to as near to their condition prior to such taking or conveyance as
is reasonably possible, and, during the course of such restoration, there shall
be a fair and equitable abatement of all Annual Gross Rent, taking into account
the extent to which Tenant shall be required to close down all or a portion of
its operations until restoration has been completed; and, after such
restoration, there shall be fair and equitable abatement of Annual Gross Rent on
a permanent basis, taking into account the reduction in the size of the Leased
Premises, reduction in Common Areas, and the like. If fifty percent (50%) or
more of the rentable area in the Building is taken by eminent domain or conveyed
in lieu thereof, then Landlord shall have the right to terminate this Lease by
giving written notice to Tenant on or before thirty (30) days after the Date of
Taking; provided that Landlord also terminates all leases for premises within
the Building.

      11.2. Restoration. If any portion of the Leased Premises shall be so taken
or conveyed and this Lease is not terminated, then the Lease Term shall cease
only with respect to that portion of the Leased Premises so taken or conveyed,
as of the day possession shall be taken, and Tenant shall pay Annual Gross Rent
and all other payments up to that day, with an appropriate refund by Landlord of
such Rent as may have been paid in advance for a period subsequent to the date
of the taking of possession and, Thereafter, the Annual Gross Rent and all other
payments shall be equitably adjusted. Landlord shall, at its expense, make all
necessary repairs or alterations so as to constitute the remaining portion of
the Leased Premises a complete architectural unit. It is understood and agreed
that Tenant shall not have the right to claim damages for the value of its
leasehold estate, nor shall Tenant have the right to share in any award granted
to Tenant, nor shall Tenant have the right to claim damages that in any way may
be in derogation of Landlord's award.

                                       12
<PAGE>

                       ARTICLE 12. ASSIGNMENT OR SUBLEASE

      12.1. Landlord Assignment. Landlord shall have the right to sell, transfer
or assign, in whole or in part, its rights and obligations under this Lease and
in the Building. Any such sale transfer or assignment shall operate to release
Landlord from any and all liabilities under this Lease arising after the date of
such sale, assignment or transfer, provided such transferee or assignee assumes
such liabilities in writing. The acceptance of rent by any such transferee or
assignee shall constitute assumption of such liabilities.

      12.2. Tenant Assignment.

      (a) Tenant shall not assign, in whole or in part, this Lease, or allow it
      to be assigned, in whole or in part, by operation of law or otherwise or
      mortgage or pledge the same, or sublet the Leased Premises, in whole or in
      part, without the prior written consent of Landlord, which consent shall
      not be unreasonably withheld. In no event shall any such assignment or
      sublease ever release Tenant or any guarantor from any obligation or
      liability hereunder.

      (b) If Tenant desires to assign or sublet all or any part of the Leased
      Premises to any party, it shall so notify Landlord at least thirty days in
      advance of the date on which Tenant desires to make such assignment or
      sublease. Tenant will simultaneously with such request give Landlord (i)
      the name and address of the proposed assignee or subtenant (ii) the terms
      of the proposed assignment or sublease, (iii) reasonably satisfactory and
      complete information about the nature, financial condition, business and
      business history of the proposed assignee or subtenant, and its proposed
      initial use of the Leased Premises, and (iv) a fee in the amount of
      $1,000.00 to reimburse Landlord for all its expenses including, without
      limitation, reasonable attorneys fees associated with Tenant's request to
      assign, sublet or otherwise encumber the Leased Premises under the terms
      of the Lease. The consent by Landlord to any assignment or subletting
      shall not constitute a waiver of the necessity for such consent to any
      subsequent assignment or subletting. Within fifteen days after Landlord's
      receipt of Tenants proposed assignment or sublease and all required
      information concerning the proposed sublessee or assignee, Landlord shall
      have the following options: (1) as to a requested sublease with a sublease
      term that coincides with ninety-five percent or more of the remaining term
      of this Lease, cancel this Lease as to the Leased Premises or portion
      Thereof proposed to be sublet (provided, however, that Tenant shall have
      ten (10) days to nullify Landlord's cancellation of this Lease by written
      notice to Landlord that it is withdrawing the sublease request); (2)
      consent to the proposed assignment or sublease, and, if the rent due and
      payable by any assignee or sublessee under any such permitted assignment
      or sublease (or a combination of the rent payable under such assignment or
      sublease plus any bonus or any other consideration or any payment incident
      thereto) exceeds the rent payable under this Lease for such space, Tenant
      shall pay to Landlord all such excess rent and other excess consideration,
      less Tenant's reasonable expenses incurred in connection with such
      subletting, including without limitation, reasonable brokerage
      commissions, improvements allowances, and alteration costs, within ten
      days following receipt thereof by Tenant or (3) refuse, in Landlord's
      reasonable judgment, to consent to the proposed assignment or sublease,
      which refusal shall be deemed to have been exercised unless Landlord gives
      Tenant written notice providing otherwise. Upon the occurrence of an event
      of default, if all or any part of the Leased Premises are then assigned or
      sublet, Landlord, in addition to any other remedies provided by this Lease
      or provided by law may, at its option, collect directly from the assignee
      or sublessee all rents becoming due to Tenant by reason of the assignment
      or sublease. Any collection directly by Landlord from the assignee or
      sublessee shall not be construed to constitute a novation or a release of
      Tenant or any guarantor from the further performance of its obligations
      under this Lease. Tenant shall deliver to Landlord within twenty (20) days
      after any assignment or subletting a copy of the executed assignment or
      sublease agreement. Any assignment or sublease shall provide that the
      assignee or subtenant shall comply with all applicable terms and
      conditions of this Lease to be performed by Tenant hereunder. The
      permitted use of the Leased Premises shall not change in connection with
      any assignment or sublease.

                                       13
<PAGE>

            ARTICLE 13. SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT

      13.1. Rights of Mortgagee. Tenant acknowledges and agrees that this Lease
shall be subject and subordinate to the lien of all existing and future
mortgages on the Leased Premises and shall, within 15 days of Landlord's
request, execute such subordination agreements as my be submitted by the holders
of such mortgages. Tenant will, upon request of the lienholder, will agree that,
if such lienholder succeeds to the interest of Landlord, Tenant will recognize
said lienholder (or successor in interest of the lienholder) as its landlord
under the terms of this Lease. Tenant hereby constitutes and appoints Landlord
as Tenant's attorney-in-fact to execute any such instrument on behalf of Tenant.

                           ARTICLE 14. LANDLORD'S LIEN

      14.1. Uniform Commercial Code. This Lease is intended as and constitutes a
security agreement within the meaning of the Uniform Commercial Code of the
state in which the Leased Premises are situated. Landlord, in addition to the
rights prescribed in this Lease and by law, shall have all of the rights,
titles, liens and interests in and to Tenant's property (but expressly excluding
any of Tenant's interests in intellectual property and human tissue in any
form), now or hereafter located upon the Leased Premises, which may be granted a
secured party, as that term is defined, under the Uniform Commercial Code to
secure to Landlord payment of all sums due and the full performance of all
Tenant's covenants under this Lease. Tenant will on request execute and deliver
to Landlord a financing statement for the purpose of perfecting Landlords
security interest under this Lease or Landlord may file this Lease or a copy
thereof as a financing statement. Unless otherwise provided by law and for the
purpose of exercising any right pursuant to this section, Landlord and Tenant
agree that reasonable notice shall be met if such notice is given by ten days
written notice, certified mail, return receipt requested, to Landlord or Tenant
at the addresses specified herein.

                        ARTICLE 15. DEFAULT AND REMEDIES

      15.1. Default by Tenant. The following shall be deemed to be events of
default by Tenant under this Lease: (i) Tenant shall fail to pay any installment
of Annual Gross Rent or any other Additional Rent, or any other charge or
assessment against Tenant pursuant to the terms hereof and such failure to pay
shall continue for more than ten (10) days after the same is due; (ii) Tenant
shall fail to comply with any term, provision, covenant, agreement or warranty
made under this Lease by Tenant, other than the payment of any installment of
Annual Gross Rent or any other Additional Rent or other charge or assessment
payable by Tenant, and shall not cure such failure within thirty (30) days after
written notice thereof to Tenant; (iii) a petition in bankruptcy or insolvency
or for reorganization or for the appointment of a receiver or trustee of all or
substantially all of Tenant's assets is filed against Tenant in any court
pursuant to any statute either of the United States or of any state and Tenant
fails to secure or diligently proceed to secure a discharge thereof within sixty
(60) days, or if Tenant voluntarily files a petition in bankruptcy or makes an
assignment for the benefit of creditors or petitions for or enters into an
arrangement with creditors; or (iv) Tenant shall do or permit to be done
anything which creates a lien upon the Leased Premises for work performed by,
through or under Tenant which Tenant fails to remove or bond off within thirty
(30) days after written notice thereof.

      15.2. Remedies for Tenant's Default.

                                       14
<PAGE>

      (a) Upon the occurrence of any event of default set forth in this Lease,
      Landlord, besides other rights or remedies that it may have and without
      prior notice (except as specified in Subsection 15.1 above), shall have
      the right to (i) terminate Tenant's right of continued possession of the
      Leased Premises and declare the entire remaining unpaid Rent for the
      balance of the then existing Term of this Lease to be immediately due and
      payable forthwith and take action to recover and collect the same either
      by distress or otherwise, but in the event Landlord is able to relet the
      Leased Premises during such periods from time to time, Tenant shall
      consent to such reletting and Tenant shall be entitled to a credit against
      such damages in the amount of the rents and other sums received by
      Landlord from any such reletting of the Leased Premises, less any
      reasonable costs incurred by Landlord in connection with the repossessing
      of the Leased Premises, including, without limitation, reasonable
      attorneys' fees, brokerage commissions and any costs of allowance, repairs
      or alterations, or (ii) terminate this Lease, in which event Tenant shall
      immediately surrender the Leased Premises to Landlord, or (iii) terminate
      Tenant's right of continued possession of the Leased Premises and from
      time to time, without terminating this Lease, relet the Leased Premises or
      any part thereof for the account and in the name of Tenant, for any such
      lease term or terms and conditions as Landlord, in its reasonable
      discretion, may deem advisable, and with the right to make alterations,
      additions and repairs to the Leased Premises deemed by Landlord to be
      necessary in conjunction with such reletting Notwithstanding any other
      remedy set forth in this Lease, in the event Landlord has made rent
      concessions of any type or character, or waived any base rent, and Tenant
      fails to take possession of the Leased Premises on the commencement or
      completion date or otherwise defaults at any time during the term of this
      Lease, the rent concessions, including any waived base rent, shall be
      cancelled and the amount of the base rent or other rent concessions shall
      be due and payable immediately as if no rent concessions or waiver of any
      base rent had ever been granted. A rent concession or waiver of the base
      rent shall not relieve Tenant of any obligation to pay any other charge
      due and payable under this Lease including without limitation any sum due
      under Section 2. Notwithstanding anything contained in this Lease to the
      contrary, this Lease may be terminated by Landlord only by mailing or
      delivering written notice of such termination to Tenant, and no other act
      or omission of Landlord shall be construed as a termination of this Lease.

      (b) Should Landlord terminate Tenant's right of possession of the Leased
      Premises pursuant to Subsection (a) (iii) above, then Tenant shall pay to
      Landlord, within ten (10) days of Landlord's demand, all of the following:
      (i) any unpaid Rent and other charges to be paid by Tenant hereunder up to
      the date when Landlord shall have so terminated Tenants right of
      possession, plus interest thereon at the Default Rate from the due date
      together with the total cost of brokerage commissions and initial
      leasehold or tenant improvements or allowances incurred by Landlord in
      connection with the execution of this Lease (prorated for the unexpired
      portion of the Term); (ii) the reasonable costs of recovering possession
      of the Leased Premises and any reasonable legal fees and expenses directly
      related to the breach, the recovery of possession, and the collection of
      unpaid Rent and other charges; (iii) the reasonable costs incurred by
      Landlord in repairing and restoring the Leased Premises to the condition
      which same were to have been surrendered to Landlord at the expiration of
      the Lease term or to a condition required to lease premises to a new
      tenant; (iv) the reasonable costs of removing any of Tenant's property
      from the Leased Premises and, if same be stored, the reasonable cost of
      transporting and storing same (if Landlord shall store such property in a
      Building then Landlord shall be entitled to a reasonable storage fee
      hereunder); and (v) all reasonable brokerage fees and commissions and
      allowances (prorated for the unexpired portion of the Term) incurred by
      Landlord in reletting the Leased Premises.

      (c) Rents received by Landlord from any reletting pursuant to Subsection
      (a)(iii) above, shall be applied first to the payment of any of the items
      enumerated in Subsection (b) above, in such order as Landlord shall deem
      appropriate, and second to the payment of rent and other sums due and
      unpaid by Tenant hereunder as of the date of Landlord's receipt of said
      rents. The residue, if any, shall be held by Landlord and applied in
      payment of future rent or damages in the event of termination as the same
      may become due and payable hereunder.

      (d) No such reletting of the Leased Premises by Landlord pursuant to
      Subsection (a)(iii) above shall be construed as an election on its part to
      terminate this Lease unless a notice of such intention be given by
      Landlord to Tenant or unless the termination thereof be decreed by a court
      of competent jurisdiction; and

                                       15
<PAGE>

      notwithstanding any such reletting without termination, Landlord may at
      any time thereafter elect to terminate this Lease for such previous breach
      provided it has not been cured.

      (e) Should Landlord at any time terminate this Lease for any breach
      pursuant to Subsection (a)(ii) above, then in addition to any other remedy
      Landlord may have by reason of such breach, Landlord shall have the right
      to recover from Tenant all or any of the following: (i) any unpaid rent
      and other charges to be paid by Tenant hereunder up to the date of
      termination, plus interest thereon at the Default Rate from the due date;
      (ii) the reasonable costs of recovering possession of the Leased Premises
      and collecting said arrearages in rent and other charges, including any
      reasonable legal fees and expenses directly related to the breach, the
      recovery of possession, and the collection of unpaid Rent and other
      charges to be paid by Tenant and the total cost of brokerage commissions
      and initial leasehold or tenant improvements or allowances incurred by
      Landlord in connection with the execution or renewal of this Lease
      (prorated for the unexpired portion of the Term); (iii) costs, as
      reasonably estimated by Landlord which would be incurred in repairing or
      restoring the Leased Premises to the condition in which the same were to
      have been surrendered to Landlord at the expiration of the Lease term:
      (iv) the reasonable costs of removing any of Tenant's property from the
      Leased Premises, and, if same be stored, the reasonable cost of
      transporting and storing same (if Landlord shall store such property in a
      Building then Landlord shall be entitled to a reasonable storage fee
      hereunder); (v) all brokerage fees and commissions (prorated for the
      unexpired portion of the Term)incurred by Landlord in reletting the Leased
      Premises; and (vi) compensation for the loss of profits occasioned by the
      breach and resultant termination of this Lease, which loss the parties
      agree shall be determined by calculating the total amount of Rent to be
      paid by Tenant, and any other charges to be paid by Tenant, as if this
      Lease had not been terminated, from the date of termination to the
      expiration date and deducting therefrom The fair market rent value of the
      Leased Premises for a like period expected to be collected by Landlord
      during such period.

      (f) Landlord shall have the right to recover, in execution of judgment(s)
      rendered in legal proceedings or otherwise, either jointly or from time to
      time severally, the applicable sums specified in clauses (i)through (v) of
      Subsection (b) and clauses (i) through (vi) of Subsection (e), and
      Landlord's recovery of one or more of such sums shall not constitute a
      waiver of Landlord's right to recover from Tenant the remaining sum(s).

      (g) Tenant hereby waives all rights of redemption, now or hereafter
      granted, to the extent such rights may be lawfully waived.

      (h) Pursuit of any of the foregoing remedies shall not preclude pursuit of
      any other remedy herein provided or any other remedy provided by law or at
      equity, nor shall pursuit of any remedy herein provided constitute an
      election of remedies thereby excluding the later election of an alternate
      remedy, or a forfeiture or waiver of any Annual Gross Rent, or other
      Additional Rent or other charges and assessments payable by Tenant and due
      to Landlord hereunder or of any damages accruing to Landlord by reason of
      violation of any of the terms, covenants, warranties and provisions herein
      contained. All of Tenant's and Landlord's obligations under this Section
      shall survive the termination of this Lease.

      (i) Notwithstanding anything herein to the contrary, in the event that
      Tenant abandons the Leased Premises for a continuous period of three weeks
      or more for any reason other than casualty or condemnation or force
      majeure not relating to Tenant's business operations, Landlord shall have
      the sole and exclusive remedy to terminate this Lease without prior
      notice. "Abandon" means the vacating of all or substantially all of the
      Leased Premises by Tenant, whether or not Tenant is in default of the
      rental payments due under this Lease or any other provision of this Lease.

      15.3. Tenant's Bankruptcy. In addition to Landlord's remedies under this
Article 15, Landlord may, at its sole discretion and without notice, invoke the
following provisions:

      (a) Upon a Tenant's bankruptcy, this Lease and all rights of Tenant
      hereunder shall automatically terminate with the same force and effect as
      if the date of any such event were the date stated herein for the
      expiration of the Term, and Tenant shall vacate and surrender the Leased
      Premises, but shall remain liable as herein provided. Landlord reserves
      any and all remedies provided herein or at law or in equity

                                       16
<PAGE>

      (b) If this Lease is not terminated in accordance with subsection (a)
      above because such termination is not allowed under the Bankruptcy Code
      (hereinafter defined), upon the filing of a petition by or against Tenant
      under the Bankruptcy Code, Tenant, as debtor and as debtor in possession,
      and any trustee who may be appointed, agree:

            (1) to perform promptly each and every obligation of Tenant under
      this Lease until such time as this Lease is either rejected or assumed by
      order of a United States Bankruptcy Court or other United States Court of
      competent jurisdiction; or deemed rejected by operation of law, pursuant
      to 11 U.S.C. ss. 365(c)(4);

            (2) to pay monthly in advance on the first day of each month as
      reasonable compensation for use and occupancy of the Leased Premises an
      amount equal to all Annual Gross Rent and all other Additional Rent;

            (3) to reject or assume this Lease within sixty (60) days of the
      filing of such petition under Chapter 7 of the Bankruptcy Code or within
      thirty (30) days of the filing of a petition under any other Chapter;

            (4) to give Landlord at least forty-five (45) days prior written
      notice of any proceeding relating to any assumption of this Lease;

            (5) to give Landlord at least thirty (30) days prior written notice
      of any abandonment of the Leased Premises;

            (6) to be deemed conclusively to have rejected this Lease in the
      event of the failure to comply with any of the above;

            (7) to have consented to the entry of an order by an appropriate
      United States Bankruptcy Court providing all of the above, waiving notice
      and hearing of the entry of same; and

            (8) that this is a "lease of real property" as such term is used in
      the Bankruptcy Code.

      (c) Notwithstanding anything in this Lease to the contrary, all amounts
      payable by Tenant to or on behalf of Landlord hereunder, whether or not
      expressly denominated as Rent, shall constitute "rent" for the purposes of
      Section 502(b)(7) of the Bankruptcy Code, including, without limitation,
      reasonable attorneys' fees incurred by Landlord by reason of Tenant's
      bankruptcy.

      (d) Nothing contained in this Section 15.3 shall be deemed in any manner
      to limit Landlord's rights and remedies under the Bankruptcy Code, as
      presently existing or as may hereafter be amended. In the event that the
      Bankruptcy Code is interpreted or amended during the term of this Lease to
      so permit, or is superseded by an act so permitting, the following
      additional acts shall be deemed an event of default under this Lease: (i)
      if Tenant is adjudicated insolvent by the United States Bankruptcy Code or
      (ii) if a petition is filed by or against Tenant under the Bankruptcy Code
      and such petition is not vacated within one hundred twenty (120) days. In
      either of such events, this Lease and all rights of Tenant hereunder shall
      automatically terminate with the same force and effect as if the date of
      either such event were the date stated herein for the expiration of the
      Term, and Tenant shall vacate and surrender the Leased Premises, but shall
      remain liable as herein provided. Landlord reserves any and all rights and
      remedies provided herein or at law.

                      ARTICLE 16. TENANT'S REPRESENTATIONS

      16.1. Tenant's Representations. Tenant, in order to induce Landlord to
enter into this Lease, hereby represents that: Tenant has full power and
authority to conduct its business as presently conducted and to enter into this
Lease; that this Lease has been duly authorized, executed and delivered by
Tenant and constitutes and legal and binding obligation of Tenant; and that no
litigation or proceedings (or threatened litigation or proceeding or basis
therefor) exists which could materially and adversely affect the ability of
Tenant to perform its obligations under this Lease or which would constitute a
default on the part of Tenant under this Lease, or which would constitute such a
default with the giving of notice or lapse of time, or both.

                                       17
<PAGE>

                               ARTICLE 17. DELETED

                               ARTICLE 18. DELETED

                            ARTICLE 19. MISCELLANEOUS

      19.1. Waiver. Failure of Landlord or Tenant to declare an event of default
immediately upon its occurrence, or delay in taking any action in connection
with an event of default, shall not constitute a waiver of the default, but
Landlord or Tenant shall have the right to declare the default at any time and
take such action as is lawful or authorized under this Lease. Pursuit of any one
or more of the remedies set forth in Article 15 above shall not preclude pursuit
of any one or more of the other remedies provided elsewhere in this Lease or
provided by law, nor shall pursuit of any remedy constitute forfeiture or waiver
of any rent or damages accruing to Landlord or Tenant by reason of the violation
of any of the terms, provisions or covenants of this Lease. Failure by Landlord
or Tenant to enforce one or more of the remedies provided upon an event of
default shall not be deemed or construed to constitute a waiver of the default
or of any other violation or breach of any of the terms, provisions and
covenants contained in this Lease. Without limiting the generality of the
foregoing, no action taken or not taken by Landlord or Tenant under the
provisions of this Section or any other provision of this Lease (including, by
way of example rather than of limitation, the Landlord's acceptance of the
payment of rent after the occurrence of any event of default) shall operate as a
waver of any right to be paid a late charge or of any other right or remedy
which the either party hereto would otherwise have against the other party on
account of such event of default under the provisions of this Lease or
applicable law (each party hereto hereby acknowledging that, in the interest of
maintenance of good relations between Landlord and Tenant, there may be
instances in which the other party chooses not immediately to exercise some or
all of its rights on the occurrence of an event of default).

      19.2. Attorney's Fees. In The event that it shall become necessary for
either Landlord or Tenant to employ the services of attorneys to enforce any of
their respective rights under this Lease or to collect any sums due to them
under this Lease or to remedy the breach of any covenant of this Lease on the
part of the other to be kept or performed, the nonprevailing party (Tenant or
Landlord as the case may be) shall pay to the prevailng party such reasonable
fees as shall be charged by the prevailing party's attorneys for such services,
including services at all trial and appellate levels and post judgment
proceedings and such prevailing party shall also have and recover from the
nonprevailing party (Landlord or Tenant as the case may be) all other costs and
expenses of such suit and any appeal thereof or with respect to any postjudgment
proceedings.

      19.3. Successors. Except as provided in Section 19.11, this Lease shall be
binding upon and inure to the benefit of Landlord and Tenant and their
respective heirs, personal representatives, successors and assigns.

      19.4. Cautions. The captions appearing in this Lease are inserted only as
a matter of convenience and in no way define, limit, construe or describe the
scope or intent of any section.

      19.5. Notice. Any notice, demand, consent, approval or other communication
to the given to or served upon any party hereto, in connection herewith, must be
in writing, and may be given by facsimile transmission, certified mail or
guaranteed overnight delivery service, return receipt requested. If a notice is
delivered by United States Mail, it shall be deemed to have been given and
received two (2) days following the deposit of a certified letter containing
such notice, properly addressed, with postage prepaid, with the United States
Mail. If delivered by facsimile transmission or by guaranteed overnight delivery
service, it shall be deemed to have been given and received the same day that
the notice is faxed or delivered into the custody of the overnight delivery
service. If the notice is given otherwise than by certified mail, facsimile
transmission or guaranteed overnight delivery service, it shall be deemed to
have been given when delivered to and received by the party to whom it is
addressed. Notices shall be given to the parties hereto at the following
addresses:

                                       18
<PAGE>

      To Landlord: Echelon International Corporation
                   450 Carillon Parkway
                   Suite 200
                   St. Petersburg, Florida 33716
                   Attention: Mr. Mark Stroud
                   Facsimile Number: (727) 603-8201

      Copy To:     Echelon Real Estate Services, Inc.
                   One Progress Boulevard, Box 10
                   Alachua, Florida 32615
                   Attn: Ms. Sandy Burgess
                   Facsimile Number: (904) 462-3932

      To Tenant:   Regeneration Technologies, Inc.
                   One Innovation Drive
                   Alachua, FL 32615
                   Attn: Richard Allen
                   Facsimile Number: (904) 462-5131

Either party hereto may, at any time by giving five (5) business days' written
notice to the other party hereto, designate any other address in substitution of
the foregoing address to which notice shall be given and other parties to whom
copies of all notices hereunder shall be sent.

      19.6. Severability. If any provision of this Lease or the application
thereof to any person or circumstance shall be invalid or unenforceable to any
extent, the remainder of this Lease and the application for such provisions to
other persons or circumstances shall not be affected thereby and shall be
enforced to the greatest extent permitted by law.

      19.7. Landlord's Liability. Tenant shall look solely to the estate and
property of the Landlord in the Building for the collection of any judgment, or
in connection with any other judicial process, requiring the payment of money by
Landlord in the event of any default by Landlord with respect to any of the
terms, covenants and conditions of this Lease to be observed and performed by
Landlord, and no other property or estates of Landlord shall be subject to levy,
execution or other enforcement procedures for the satisfaction of Tenant's
remedies and rights under this Lease. The provisions of this Section are not
designed to relieve Landlord from the performance of any of its obligations
hereunder, but rather to limit Landlord's liability in the case of a recovery of
a money judgment against Landlord. The foregoing limitation shall not apply to
or limit any injunctive or other equitable declaratory or other forms of relief
which Tenant may be entitled to. The word "Landlord" as used in this Lease shall
mean only the owner from time to time of Landlord's interest in this Lease. In
the event of any assignment of Landlord's interest in this Lease, the assignor
shall no longer be liable for the performance or observation of any agreements
or conditions on the part of Landlord to be performed or observed subsequent to
the effective date of such assignment provided the assignee specifically assumes
all such obligations.

      19.8. Estoppel Certificates. Tenant agrees at any time and from time to
time, upon not less than fifteen (15) days prior written request of Landlord, to
execute, acknowledge and deliver to Landlord a statement in writing certifying
that this Lease is unmodified and in full force and effect (or, if there have
been modifications, that the same is in full force and effect as modified, and
stating the modifications), the date to which the rental and other charges have
been paid in advance, if any, and whether or not any violations are in existence
as of the date of said statement, that Tenant has accepted possession of the
Leased Premises, the date on which the term commenced; and, as to whether, to
the best knowledge, information and belief of the signer of such certificate,
the other party is then in default in performing any of its obligations
hereunder (and, if so, specifying the nature of each such default); and as to
any other fact or condition with respect to this Lease reasonably requested by
the other party hereto or such other addressee, it being intended that any such
statement delivered pursuant to this Section may be relied upon by any
prospective purchaser of the fee or mortgagee or assignee of any mortgage upon
the fee.

                                       19
<PAGE>

      19.9. No Recording. Tenant shall not record this Lease or any memorandum
or short form hereof without the written consent and joinder of Landlord.

      19.10. Waiver of Jury Trial. The parties hereto waive trial by jury in
connection with any proceedings or counterclaims brought by either of the
parties hereto against the other.

      19.11. [Intentionally Deleted]

      19.12. Corporate Authority. If Tenant executes this Lease as a
corporation, each of the persons executing this Lease on behalf of Tenant does
hereby personally represent and warrant that Tenant is a duly authorized and
existing corporation, that Tenant is qualified to do business in the state in
which the Leased Premises are located, that the corporation has full right and
authority to enter into this Lease, and that each person signing on behalf of
the corporation is authorized to do so. In the event any representation or
warranty is false, all persons who execute this Lease shall be liable,
individually, as Tenant.

                          ARTICLE 20. OTHER PROVISIONS

      20.1. Hazardous and Biomedical Substances.

      (a) Hazardous Substances. The term "Hazardous Substances," as used in this
      Lease, shall include, without limitation, flammables, explosives,
      radioactive materials, asbestos, polychlorinated biphenyls (PCBs),
      chemicals known to cause cancer or reproductive toxicity, pollutants,
      contaminants, hazardous wastes, toxic substances or related materials,
      petroleum and petroleum products, and substances declared to be hazardous
      or toxic under any law or regulation now or hereafter enacted or
      promulgated by any governmental authority.

      (b) Tenant Restrictions. Tenant shall not cause or permit to occur:

            (i) Any violation of any federal, state, or local law, ordinance, or
            regulation now or hereafter enacted, related to environmental
            conditions on, under, or about the Leased Premises, or arising from
            Tenant's use or occupancy of the Leased Premises, including, but not
            limited to, soil and ground water conditions; or

            (ii) The use, generation, release, manufacture, refining,
            production, processing, storage, or disposal of any Hazardous
            Substance or biomedical materials or waste on, under, or about the
            Leased Premises, or the transportation to or from the Leased
            Premises of any Hazardous Substance or biomedical materials or
            waste. Notwithstanding the foregoing, Landlord acknowledges that
            Tenant intends to use, store, process, and dispose of biomedical
            materials, wastes and human tissue in conjunction with its use of
            the Leased Premises and agrees that such activities shall not be
            deemed a default under this Lease provided Tenant complies with all
            applicable rules and regulations governing such activities. In
            addition, Tenant and its agents and employees shall properly and
            securely enclose and contain any such Hazardous Substances or
            biomedical materials or waste when transporting the same on, across
            or through any location in or about the Building.

      (c) Environmental Clean-up.

            (i) Tenant shall, at Tenant's own expense, comply with all Laws
            regulating the use, generation storage, transportation, or disposal
            of Hazardous Substances and biomedical wastes and materials.

            (ii) Tenant shall, at Tenant's own expense, make all submissions to,
            provide all information required by, and comply with all
            requirements of all governmental authorities (the "Authorities")
            under the Laws.

            (iii) Should any Authority or any third party demand that a cleanup
            plan be prepared and that a cleanup be undertaken because of any
            deposit, spill, discharge, or other release of Hazardous Substances
            that occurs during the term of this Lease, at or from the Leased
            Premises, or which arises at any time

                                       20
<PAGE>

            from Tenant's use or occupancy of the Leased Premises, then Tenant
            shall, at Tenant's own expense, prepare and submit the required
            plans and all related bonds and other financial assurances and
            Tenant shall carry out all such cleanup plans.

            (iv) Tenant shall promptly provide all information regarding the
            use, generation, storage transportation, or disposal of Hazardous
            Substances that is requested by Landlord. If Tenant fails to fulfill
            any duty imposed under this Section (c) within a reasonable time,
            Landlord may do so: and in such case, Tenant shall cooperate with
            Landlord in order to prepare all documents Landlord deems necessary
            or appropriate to determine the applicability of the Laws to the
            Leased Premises and Tenant's use thereof, and for compliance
            therewith, and Tenant shall execute all documents promptly upon
            Landlord's request. No such action by Landlord and no attempt made
            by Landlord to mitigate damages under any Law shall constitute a
            waiver of any of Tenant's obligations under this Section (c).

            (v) Tenant's obligations and liabilities under this Section (c)
            shall survive the expiration of this Lease.

      (d) Tenant's Indemnity.

            (i) Tenant shall indemnify, defend, and hold harmless Landlord, the
            manager of The property, and their respective officers, directors,
            beneficiaries, shareholders, partners, agents, and employees from
            all liabilities, obligations, penalties, fines, claims, litigation,
            demands, defenses, judgments, suits, proceedings, actions, costs,
            disbursements or expenses of any kind or of any nature whatsoever
            (including without limitation, attorneys' and experts' fees and
            disbursements) arising out of or in any way connected with any
            deposit, spill, discharge, or other release of Hazardous Substances
            that occurs during the term of this Lease, at or from the Leased
            Premises, or which arises at any time from Tenant's use or occupancy
            of the Leased Premises, or from Tenant's failure to provide all
            information, make all submissions, and take all steps required by
            all Authorities under the Laws and all other environmental laws.

            (ii) Tenant's obligations and liabilities under this Section (d)
            shall survive the expiration of this Lease.

      20.2. Radon Gas. Radon is a naturally occurring radioactive gas that, when
it has accumulated in a building in sufficient quantities, may present health
risks to persons who are exposed to it overtime. Levels of radon that exceed
federal and state guidelines have been found in buildings in Florida. Additional
information regarding radon and radon testing may be obtained from the county
health public health unit.

      20.3. Americans with Disabilities Act. Tenant covenants and agrees, at its
expense without reimbursement or contribution by Landlord, to keep, maintain,
alter and replace, if necessary, the interior non-structural portions of the
Leased Premises so as to maintain compliance of same with the Americans with
Disabilities Act of 1990, 42 U.S.C. 12101 et seq. (the "Act"), as amended from
time to time, and all rules and regulations promulgated to further the purpose
of and to enforce the Act (the "ADA").

      20.4. Time of Essence. Time is of the essence of each and every provision
and term of this Lease.

      20.5. Exhibits and Riders. Exhibit A - Leased Premises Site Plan; Exhibit
B - Work Agreement; Exhibit C - Rules and Regulations.

      20.6. Complete Understanding, This Lease represents the complete
understanding between the parties hereto as the subject matter hereof, and
supersedes all prior written or oral negotiations, representations, warranties,
statements or agreements between the parties hereto as the same. No inducements,
representations, understandings or agreements have been made or relied upon in
the making of this Lease, except those specifically set forth in the provisions
of this Lease. Neither party hereto has any right to rely on any other prior or
contemporaneous representation made by anyone concerning this Lease which is not
set forth herein. This Lease may not be altered, waived, amended or extended
except by an instrument in writing signed by Landlord and Tenant Landlord and
Tenant acknowledge that each of them and their counsel have had an opportunity
to review this lease and that this lease will not be construed against Landlord
merely

                                       21
<PAGE>

because Landlord has prepared it. If there are more than one persons or entities
named as "Tenant," each named person or entity shall be jointly and severally
liable for all obligations of Tenant under this Lease.

      20.7. Governing Law. This Lease shall be governed in all respects by the
laws of the State of Florida

      20.8. Counterparts, This Lease may be signed in any number of
counterparts. Each counterpart shall be an original, but all such counterparts
shall constitute one Lease.

                             ARTICLE 21. SIGNATURES

      In Witness Whereof, this Lease was executed as of "Effective Date" as
specified hereinabove.

WITNESSES:                          REGENERATION TECHNOLOGIES, INC.

/s/ Anna Marie Martin               By: /s/ [ILLEGIBLE]
                                        ---------------------------------
                                    Its: CFO/Sec/Treas.

                                               (Corporate Seal)

                                                   "TENANT"

WITNESSES:                          ECHELON INTERNATIONAL CORPORATION, a Florida
                                    corporation

/s/ [ILLEGIBLE]                     By: /s/ [ILLEGIBLE]
/s/ [ILLEGIBLE]                         ---------------------------------
                                                 Vice President

                                                   "LANDLORD"

                                       22
<PAGE>

                                   EXHIBIT "A"

                                [GRAPHIC OMITTED]
<PAGE>

                                   EXHIBIT "B"

                              RULES AND REGULATIONS

1.    Landlord agrees to furnish Tenant ten (10) keys without charge Additional
      keys will be furnished at a nominal charge. Tenant shall not change locks
      or install additional locks on doors without prior written consent of
      Landlord. Tenant shall not make or cause to be made duplicates of keys
      procured form Landlord without prior approval of Landlord. All keys to
      Leased Premises shall be surrendered to Landlord upon termination of this
      Lease.

2.    Tenant will refer all contractors, contractor's representatives and
      installation technicians rendering any service on or to the Leased
      Premises for Tenant to Landlord for Landlord's approval before performance
      of any contractual service. Tenant's contractors and installation
      technicians shall comply with Landlord's rules and regulations pertaining
      to construction and installation. This provision shall apply to all work
      performed on or about the Leased Premises, including installation of
      telephone, telegraph equipment or any other physical portion of the Leased
      Premises or Building.

3.    Tenant shall not at any time occupy any part of the Leased Premises or
      Building as sleeping or lodging quarters.

4.    Tenant shall not place, install or operate on the Leased Premises or in
      any part of the Building any engine or stove or cook thereon or therein,
      or place or use in or about the Leased Premises or Building any
      explosives, gasoline, kerosene, oil, acids, caustics, or any flammable,
      explosive or hazardous material without written consent of Landlord.

5.    Landlord will not be responsible for lost or stolen personal property,
      equipment, money or jewelry from the Leased Premises or the Building
      regardless of whether such loss occurs when the area is locked against
      entry or not.

6.    No dogs, cats, fowl, or other animals shall be brought into or kept in or
      about the Leased Premises or Building.

7.    Employees of Landlord shall not receive or carry messages for or to any
      Tenant or other person or contract with or render free or paid services to
      any Tenant or to any of Tenant's agents, employees or invitees.

8.    None of the parking, plaza, recreation or lawn areas, entries, passages,
      doors, hallways or stairways shall be blocked or obstructed or any
      rubbish, litter, trash, or material of any nature placed, emptied or
      thrown into these areas or such area used by Tenant's agents, employees or
      invitees at any time for purposes inconsistent with their designation by
      Landlord.

9.    The water closets and other water fixtures shall not be used for any
      purpose other than those for which they were constructed, and any damage
      resulting to them from misuse or by the defacing or injury of any part of
      the Building shall be borne by the person who shall occasion it. No person
      shall waste water by interfering with the faucets or otherwise.

10.   No person shall disturb occupants of the Building by the use of any
      radios, record players, tape recorders, musical instruments, the making of
      unseemly noises or any unreasonable use.

11.   Nothing shall be thrown out of the windows of the Building or down the
      stairways or other passages.

12.   Movement in or out of the Building of furniture or office supplies and
      equipment, or dispatch or receipt by Tenant of any merchandise or
      materials which requires use of stairways, or movement through the
      Building entrances or lobby, shall be restricted to hours designated by
      Landlord. All such movement shall be under supervision of Landlord and
      carried out in the manner agreed between Tenant and Landlord by
      prearrangement before performance. Such prearrangement will include
      determination by Landlord of

                                       24
<PAGE>

      time, method, and routing of movement and limitations imposed by safety or
      other concerns which may prohibit any article, equipment or any other item
      from being brought into the Building. Tenant assumes and shall indemnify
      Landlord against, all risks and claims of damage to persons and properties
      arising in connection with any said movement.

13.   Tenant shall not lay floor covering within the Leased Premises without
      written approval of the Landlord. The use of cement or other similar
      adhesive materials not easily removed with water is expressly prohibited.

14.   There shall be no smoking in any area inside the Building.

15.   Landlord reserves the right to exclude from the Buildings, between the
      hours of 5:00 p.m. and 8.00 a.m. on weekdays and at all hours on Saturday
      and on Sunday and legal holidays, all persons who are not known to the
      Buildings security personnel and who do not present a pass to the
      Buildings signed by the Tenant. Each Tenant shall be responsible for all
      persons for whom it supplies a pass. To preserve the safety and security
      of the persons and property of all tenants in the Building, Tenant shall
      not unlock or "prop open" any of the Building exit and entrance doors or
      doorways during non Business Hours.

                                       25
<PAGE>

                                    Exhibit C

                                 Work Agreement

The following Tenant Improvements will be furnished in suite 102:

Area 2      Remove 2 fume hoods

Area 5      Install seamless flooring
            Install non particulate ceiling tiles
            Install door opening
            Block off existing exhaust and make up duct

Area 4      Remove designated cabinets
            Relocate designated cabinets
            Isolate electric circuits and provide GFI
            Install compressed air lines from building system

Area 6      Remove designated cabinets
            Build support for counter tops where cabinets are removed

Area 2      Remove fume hoods

All areas   Tile floors will be cleaned or replaced as needed.
            Cabinets will be repainted
            Walls will be patched and repainted

            Cost to tenant                                  $7,680.
            Payable within 10 days of completion

            Estimated time of completion of all work-  February 25, 2000

            The six offices will be available for occupancy upon execution of
            this document.
            Area I (room 128) will be available for occupancy by Wednesday 2/9.
            All other areas will be turned over to tenant as work is completed.<PAGE>

                                                                   EXHIBIT 10.11

                                      LEASE

      THIS LEASE made at Alachua, Florida on the 14 day of JUNE, 1999, between
FIRST STREET GROUP, L.C., a Florida limited liability company, whose address is
3728 North Main Street, Gainesville, Florida 32609, hereinafter called the
"Landlord", and REGENERATION TECHNOLOGIES, INC., a Florida corporation, whose
address is One Innovation Drive, Alachua, Florida 32615, hereinafter called the
"Tenant."

                                   WITNESSETH:

                                    ARTICLE I
                                    PREMISES

      Landlord, in consideration of the rents to be paid and the covenants and
agreements to be performed and observed by Tenant, does hereby lease unto
Tenant, and Tenant does hereby lease and take from Landlord, for Tenant's
exclusive use, certain real property located at 15301 Martin Luther King
Boulevard, Alachua, Florida 32615, (referred to as the "Premises"), as further
described on Exhibit "A" attached hereto.

                                   ARTICLE II
                                      TERM

      The term of this lease shall begin on five (5) days from completion of the
leasehold improvements, (the "Commencement Date"), and shall continue for three
years thereafter, subject to one (1) one-year option.

      Provided Tenant is not in default hereunder, Tenant shall have one (1)
one-year option beginning on the last day of the lease, subject to the terms and
conditions contained herein. Said option shall be exercised by delivery of
written notice to the Landlord prior to ninety (90) days before the expiration
of the then current lease period. If Tenant fails to deliver its written notice
of intent to exercise said option prior to ninety (90) days before the
expiration of the then current Lease period, Tenant shall have waived its right
to said option. Base Rent during the option term shall be increased to $5,200.00

                                   ARTICLE III
                                      RENT

      Tenant agrees to pay Landlord, at such place as Landlord shall from time
to time direct by written notice to Tenant, without demand or set off, base
Rent, hereinafter "Rent" during the term in an annual amount of FIFTY-FOUR
THOUSAND AND 00/100 DOLLARS ($54,000.00), payable in equal monthly installments
of FOUR THOUSAND FIVE HUNDRED AND 00/100 ($4,500.00) each. Rent shall be payable
during each year in advance in equal monthly installments as set forth above on
the 1st day of each and every calendar month during the term of this Lease,
commencing on the Commencement Date.

      The rental and other charges provided for in this Lease do not include
Florida State Tax on commercial tenancies, the payment of which is the
responsibility of the Tenant and will be paid to the Landlord, together with the
rental installments and other charges, on the same dates such rental payments
and other charges are required to be paid in this Lease. Acceptance by Landlord
of rental payments from any entity other than Tenant herein shall not constitute
a waiver of any rights of Landlord and shall not constitute an acknowledgment of
any rights of said entity. (See Addendum attached hereto as Exhibit "B".)

                                  ARTICLE IV

      4.1 Personal Property Taxes. Tenant shall be liable for all taxes levied
against personal property and trade fixtures placed by Tenant in the Premises.
<PAGE>

      4.2 Real Estate Taxes.

            (a) Tenant shall pay, as additional rent, any Taxes (defined below)
            imposed upon the Premises during the term hereof, promptly upon
            receipt from Landlord of all tax bills for the Premises. For the
            calendar years in which this Lease commences and terminates, such
            Taxes shall be subject to a pro rata adjustment based on the number
            of days of said calendar years during which the term of this Lease
            is in effect

            (b) For purposes of this Lease, the term "Taxes" shall include all
            real property taxes and any general or special assessments, water
            and sewer rents and other governmental impositions imposed upon or
            against the Premises of every kind and nature whatsoever,
            extraordinary as well as ordinary, foreseen and unforeseen, and each
            and every installment thereof, which shall or may during the lease
            term be levied, assessed or imposed upon or against the Premises.

                                    ARTICLE V

      5.1 Landlord's Repairs. Landlord, at Landlord's expense, shall deliver the
Premises to the Tenant in good, sound, and watertight condition. Upon Lessee
taking possession of the Leased Premises, Tenant hereby acknowledged that it has
accepted the Premises "As Is" and thereafter shall be responsible for all
maintenance and/or repairs of the premises. Landlord, however, shall be
responsible for the maintenance and repair of the building structure, plumbing,
sewer, and electrical.

      5.2 Tenant's Repairs. Tenant, at Tenant's expense, shall make all ordinary
wear and tear repairs and replacements to keep and maintain the Premises in good
condition, including, but not limited to, the heating, hot water, air
conditioning and other mechanical installations serving the Premises, all doors,
all windows including hardware and other appurtenances, and the parking areas,
landscaped areas, sidewalks, access routes, light facilities, and all other
portions of the Premises, including but not limited to, stripe painting,
repaving, patching, mowing, and the removal of standing water, snow and ice
therefore, and the removal of rubbish and other refuse and debris. Any and all
items that Tenant shall replace during the term of this Lease shall be of equal
type and style than the item being replaced. Tenant shall not permit any waster,
damage or injury to the Premises. Tenant shall keep in full force and effect a
contract with a reputable heating contractor for not less than the quarterly
inspection, maintenance and repair of the air-conditioning and heating systems
servicing the Premises, including oiling, filter changes, belt repair and/or
replacements, refills of freezing compound to the air conditioning and similar
maintenance and minor repair procedures. Landlord, however, shall be responsible
for any major air conditioning or heating system repairs, which exceed
$1,000.00. Tenant shall furnish a copy of said contract to Landlord upon
request. Tenant shall further keep the Premises clean, attractive and free of
rubbish, rubble, debris, insects, rodents and other pests. Tenant shall not do,
order of cause any work to be done or installations to be made in, on or to the
roof of the Premises without first obtaining Landlord's prior written consent.
Tenant shall be responsible for any damage as a result of misuse or neglect of
the sewer system.

      5.3 Tenant's Alterations. Tenant shall have the right, at its sole
expense, from time to time, to redecorate the Premises and to make such
alterations, additions, improvement and changes in such parts thereof as Tenant
shall deem expedient or necessary for its purposes; provided, however, that such
alterations, additions, improvements and changes when completed shall neither
impair the structural soundness nor diminish the value of the Premises. Upon the
expiration of this Lease, Tenant may, at its option, remove all such
redecorations, alterations, additions, improvements and changes. Tenant shall
repair all damage caused by such removal. Notwithstanding the foregoing, all
floor and wall coverings, sinks, vanities, light fixtures (other than special
decorative lighting fixtures), and the complete electrical, plumbing, air
conditioning and heating systems, including ducts, diffusers, grills, controls
and all other equipment and parts related to such systems, shall be and remain
in the Premises at all times for the benefit of Landlord. All such alterations,
additions, or improvements shall be done in accordance with all applicable laws,
rules regulations, and orders, including applicable building codes. Landlord
shall execute and deliver upon request of Tenant such instrument or instruments
embodying the approval of Landlord which may be required by an public or quasi
public authority for the purpose of obtaining any licenses or permits for the
making of such alterations, additions, improvements, changes and/or
installations in, to or upon said Premises and Tenant agrees to pay for such
licenses or permits. Tenant will indemnify and hold Landlord

                                  Page 2 of 11
<PAGE>

harmless from and against all claims by reason of such alterations, additions,
or improvements which may be made by Tenant on the Premises, and Tenant shall
promptly repair any damage to the Premises caused by any such alterations,
additions, improvements, or changes. Anything contained in this Section 5.3 to
the contrary notwithstanding, Tenant shall not make changes to the exterior or
structural portions for the Premises without Landlord's prior approval, which
approval shall not be withheld or delayed unreasonably.

      5.4 Mechanics' Liens. Tenant shall not suffer any mechanics' lien to be
filed against the Premises by reason of work, labor, services or materials
performed or furnished to Tenant in connection with any alterations, additions,
or improvements to the Premises by Tenant hereunder. If any such mechanics' lien
shall at any time be filed against the Premises, Tenant shall have the right to
contest and any and all such liens; provided, however, that Tenant shall cause
the same to be discharged of record by payment, bond, order of a court of
competent jurisdiction or otherwise within thirty (30) days written notice by
Landlord. If Tenant shall fail to cause such lien to be discharged within such
thirty (30) day period, then, in addition to any other right or remedy, Landlord
may, but shall not be obligated to discharge the same by paying the amount
claimed to be due or by bonding or other proceeding deemed appropriate by
Landlord, and the amount so paid by Landlord and/or all reasonable costs and
expense, including reasonable attorneys' fees, incurred by Landlord in procuring
the discharge of such lien, together with interest thereon at the Default Rate
of 18% from the date paid until repaid by Tenant to Landlord, shall be deemed to
be additional rent for the Premises and shall be due and payable by Tenant to
Landlord on the first day of the next following month.

      Pursuant to the provisions of Florida Statutes (1977) 713.10, all parties
hereto acknowledge that the interest of the Landlord herein, as owner of the
underlying real property, shall not be subject to liens for improvements made by
the Tenant and the imposition of such a lien is expressly prohibited. The Tenant
shall notify the contractor making any such improvements of this provision and
the knowing or willful failure of Tenant to provide such notice to the
contractor shall render the contract between the Tenant and the contractor
voidable at the option of the contractor. The interest of the Landlord shall not
be subject to liens for improvements made by Tenant and the parties acknowledge
that a short form of the Lease Agreement may be recorded in the public records
expressly referencing this paragraph.

                                   ARTICLE VI
                                    UTILITIES

      Tenant shall pay all charges for water, gas, heat, electricity, sewer and
any other utility used upon for furnished to the Premises. Tenant shall keep the
Premises sufficient heated to avoid the freezing or bursting of all pipes
therein. The obligation of Tenant to pay for such utilities shall commence as of
the Commencement Date.

                                   ARTICLE VII

      7.1 Use of Premises. Tenant shall use and occupy the Premises for purposes
of an office and biomedical use.

      7.2 Tenant's Covenants. Tenant covenants and agrees as follows:

            (a) Tenant shall procure any and all licenses and permits required
            for Tenant's use of the Premises, and upon the expiration or
            termination of this Lease, Tenant shall remove its goods and effects
            and those of all persons claiming under it and shall yield up the
            same peaceably to Landlord in good order, repair and condition in
            all respects, except for damage by fire and casualty, which is
            either insured against or required to be insured against hereunder,
            structural defects (not caused by Tenant's use of the Premises),
            required repairs by landlord, and reasonable wear and tear.

            (b) Tenant shall permit Landlord and its agents on reasonable notice
            and at reasonable times to examine the Premises and to show the
            Premises to prospective purchasers and/or mortgagees. Landlord may
            show the Premises to prospective tenants during the last three
            months of the lease term provided that Landlord shall not

                                  Page 3 of 11
<PAGE>

            thereby unreasonably interfere with the conduct of Tenant's
            business. During the last three (3) months of the Term of this
            Lease, Landlord shall have the right to display on the Premises a
            "for rent" and/or "for sale" sign, which notice shall not be
            removed, obliterated, or hidden by Tenant.

            (c) Tenant shall use and occupy the Premises in a careful, safe and
            proper manner and shall keep the Premises in a clean, safe and
            health condition in accordance with local ordinances and lawful
            directions of proper public officers. Tenant shall not permit the
            Premises to be used for any unlawful purpose, commit any waste
            thereof, or commit any nuisance. Notwithstanding the foregoing,
            Tenant shall have the right to contest the legality of any law,
            order, rule, regulations or requirement applicable to Tenant's use
            of the Premises, and Tenant shall indemnify and hold Landlord
            harmless from any liabilities, suits or penalties that may result
            from any such contest. Upon the final determination of any such
            contest, Tenant shall comply with any such law, order, ordinance,
            rule, regulation or requirements to the extent held to be valid or
            legal.

      7.3 Tenant's Use of Hazardous Substances.

            (a) The term "Hazardous Substance, would be substances used and
            brought onto the Leased Premises and shall include, but not be
            limited to, flammables, explosives, radioactive materials, asbestos,
            polychlorinated biphenyls, chemicals known to cause cancer or
            reproductive toxicity, pollutants, contaminates, hazardous waste,
            toxic substances or related materials, petroleum and petroleum
            products, and substances declared to be hazardous or toxic under any
            law or regulation now or hereafter enacted or promulgated by any
            governmental authority.

            (b) Landlord acknowledges that Tenant intends to use, store, process
            and/or dispose of biomedical materials, wastes, and human tissue in
            conjunction with its use of the Leased Premises and agrees that such
            activities shall not be deemed a default under this Lease provided
            that Tenant complies with all applicable rules and regulations
            governing such activities.

            (c) Tenant shall not cause or permit any violation of any federal,
            state or local law, ordinance or regulation now or hereafter enacted
            related to environmental conditions on, under, or about the Leased
            Premises, or arising from Tenant's use or occupancy of the Leased
            Premises, including, but not limited to, soil and ground water
            conditions.

            (d) Tenant shall, at Tenant's own expense, comply with all Laws
            regulating the use, generation, storage, transportation, or disposal
            of Hazardous Substances. Tenant's obligations and liabilities under
            this Section 7.3 shall survive the term of this Lease.

            (e) Tenant shall indemnify, defend, and hold harmless Landlord, its
            agents or representatives from all liabilities, obligations,
            penalties, fines, claims, litigation, demands, damages, expenses
            (including attorney fees) arising out of or in any way connected
            with Hazardous Substances brought to the Leased Premises by the
            Tenant for use or storage during the term of this Lease, or from any
            act or omission of Tenant to comply with all Laws regulating the
            use, storage, transportation or disposal of Hazardous Substances.

            (f) Upon expiration of the Lease, Tenant agrees to remove all
            Hazardous Substances it may have brought to the Premises.

                                  ARTICLE VIII

      8.1 Assignment and Subletting. Tenant shall not assign, transfer, mortgage
or encumber this Lease in whole or in part, nor sublet all or any part of the
Premises, nor suffer or permit the occupation of all or any part thereof by any
other party, without the prior written consent of the Landlord, which consent
shall not be unreasonably withheld or delayed. The consent by Landlord

                                  Page 4 of 11
<PAGE>

to any assignment or subletting shall not constitute a waiver of the necessity
for such consent to any subsequent assignment or subletting.

      8.2 Tenant to Remain Liable. If, at any time during the term of this
Lease, Tenant sublets all or any part of the Premises or assigns this Lease as
provided herein, Tenant shall nevertheless remain fully liable under all the
terms and conditions of this Lease.

                                   ARTICLE IX
                                    FIXTURES

      All equipment and all other trade and light fixtures installed by or at
the expense of Tenant in or on the Premises shall remain the property of Tenant
and Tenant may, but shall not be obligated to, remove the same or any part
thereof within thirty (30) days after the end of the term hereof, and provided
that Tenant, at its sole cost and expense, shall make any repairs occasioned by
such removal.

                                    ARTICLE X

      10.1 Indemnity. Tenant shall indemnify and hold Landlord harmless from any
claims, damages, liabilities and expenses (including attorneys' fees and costs)
for damage or injury to any person or any property occurring on the Premises, or
any part thereof, arising as a result of the tortious or negligent acts or
commissions of Tenant, its agents, employees, independent contractors and
invitees.

      10.2 Liability Insurance. During the Term of this Lease, Tenant shall
maintain comprehensive public liability insurance, including insurance against
the assumed or contractual liability of Tenant hereunder, to afford protection
to the limit for each occurrence of not less than $1,000,000.00 combined single
limit for bodily injury, death and $300,000.00 for damage to the property. The
policy carried by Tenant hereunder shall name Landlord (and Landlord's
mortgagee) as an additional insured, and such policy shall provide that no
cancellation, reduction or other material changes therein shall be effective
until at least thirty (30) days after mailing of written notice thereof to
Landlord (and Landlord's mortgagee). Certificates evidencing all such insurance
shall be delivered to Landlord prior to the Commencement Date, and prior to the
expiration of any such policies.

      10.3 Property Insurance. Landlord shall, at the expense of the Tenant and
for the duration of this Lease, maintain all risk, fire, and casualty insurance
covering the Premises in an amount not less than the replacement costs of the
building and shall include coverage against vandalism and malicious mischief.
Lessor shall not be liable for any damage to property of Lessee or of others
located on the Leased Premises, nor for any loss or damage caused by theft or
criminal activity committed on the Leased Premises.

      Lessor shall not be liable to Lessee for any claims arising from injury or
death of persons or damage to property resulting from fire, explosion, falling
plaster, steam, gas, electricity, water, flood, air pollution, rain, or leaks
from any part of the Leased Premises or from the pipes, appliances, or plumbing
works, or by dampness, unless caused by the negligent act or omission of Lessor,
its agents or representatives.

      Lessor's liability for any damage, injury, or loss of any kind whatsoever
whether a willful act or negligence shall be limited to its rights in the
property.

      Tenant shall be responsible for carrying full coverage of its personal
property in or on the Leased Premises, including but not limited to, inventory,
trade fixtures, furniture, and all leasehold improvements.

      10.4 Indemnity. Landlord shall indemnify, defend and save Tenant, its
agents, contractors or employees harmless from and against all claims, actions,
damages, liability and expense (including attorney fees) arising out of the
gross negligence or intentional misconduct of Landlord, its agents or
representatives.

                                  Page 5 of 11
<PAGE>

                                   ARTICLE XI

      11.1 Damage or Destruction. If the Leased Premises shall be damaged by
fire or casualty during the term of this Lease, Landlord or Tenant may (1) have
the right to terminate this Lease by giving written notice within 30 days after
such damage has occurred, or (2) Landlord, within 30 days of damage occurrence,
shall proceed to repair such damage and restore the Leased Premises to the
condition existing prior to the time of damage.

      Any damage to Tenant's personal property, inventory, or trade fixtures
shall be covered solely by Tenant's insurance. In the event Landlord and Tenant
agree to terminate this Lease, all advanced rents shall be prorated to the date
of the damage, and the balance refunded to the Tenant.

      11.2 Reconstruction of Premises. If the Leased Premises is damaged by fire
or other insured casualty to an extent which may be repaired within one hundred
twenty (120) days of damage. Lessor will promptly begin and diligently pursue
repairing the damages. In that event, this Lease shall continue in full force
and effect. Rents shall be abated according to the unusable portion of the
Leased Premises and the period of time between the date damage occurred to the
date repairs are completed. If repairs should require more than one hundred
twenty (120) days, Lessee shall have the option to terminate the Lease and any
unearned rents shall be refunded.

                                   ARTICLE XII

      12.1 Total Taking. If the whole of the Premises shall be taken under power
of eminent domain by any public or private authority, or conveyed by Landlord to
said authority in lieu of such taking, then this Lease shall terminate as of the
date of such taking.

      12.2 Partial Taking. Landlord or Tenant may, at their election, terminate
this Lease upon the occurrence of any condemnation or conveyance in lieu of
condemnation, which affects twenty-five percent (25%) or more of the floor area
of the Premises. Upon the occurrence of such event, either party shall give the
other party notice of such election within thirty (30) days after receipt of
notice of such pending condemnation. If either party fails to give the other
party such written notice within such thirty (30) day period, such party shall
be conclusively deemed to have elected not to terminate this Lease.
Notwithstanding any termination of this Lease hereunder, Tenant, at its
election, may continue to occupy the Premises, subject to the terms and
provisions of this Lease, for the period between the date of such taking and the
date when possession of the Premises shall be taken by the appropriate
authority.

      12.3 Restoration. If this Lease is not terminated under Section 12.2
above, Landlord, at Landlord's sole cost and expense, shall promptly negotiate
and settle its claim for compensation with the condemning authority and upon
receipt of the condemnation award shall promptly restore the remaining portions
of the Premises, including any and all improvements made theretofore, to an
architectural whole in substantially the same condition that the same were in
prior to such taking. Upon any condemnation of a portion of the Premises, the
Rent and any other charges payable by Tenant hereunder shall be proportionately
reduced based upon the floor area of the Premises remaining after said taking,

      12.4 The Award. All compensation awarded for any taking, whether for the
whole or a portion of the Premises, shall be the sole property of Landlord
whether such compensation shall be awarded for diminution in the value of, or
loss of, the leasehold or for diminution in the value of, or loss of the fee, or
otherwise, and Tenant hereby assigns to Landlord all of Tenant's right and title
to and interest in any and all such compensation; provided, however, Landlord
shall not be entitled to and Tenant shall have the sole right to retain any
separate award made by the appropriating authority to Tenant for the cost of
removal of leasehold improvements, fixtures, and personalty improvements
installed in the Premises by, or at the expense of; Tenant and for relocation
expenses, and any separate award made by the appropriating authority directly to
Tenant.

      12.5 Release. In the event of any termination of this Lease as the result
of the provisions of this ARTICLE XII, Rent and any other charges, if any, paid
in advance by Tenant shall be refunded to Tenant, and the Parties, effective as
of such termination, shall be released from all liability and obligations
thereafter arising under this Lease.

                                  Page 6 of 11
<PAGE>

                                  ARTICLE XIII

      13.1 Events of Default: Remedies. If Tenant shall at any time be in
default in the payment of rental or any other charges hereunder or in the
performance of any of the covenants of this Lease, and Tenant shall fail to
remedy such default within (a) ten (10) days after receipt of written notice
thereof from Landlord if such default is as to payment of Rent, or any other
charges payable by Tenant hereunder, or (b) within fifteen (15) days after
receipt of written notice thereof if such default is non-monetary (but Tenant
shall not be deemed in default is such default cannot be cured in fifteen (15)
days and Tenant commences to remedy such default within said fifteen (15) day
period and proceeds therewith with due diligence until completion), or if Tenant
shall be adjudged a bankrupt or shall make an assignment for the benefit of
creditors, or if a receiver of any property of Tenant in or upon the Premises be
appointed in any action, suit or proceeding by or against Tenant and not removed
within sixty (6) days after appointment, or if the interest of Tenant in the
Premises shall be sold under execution or other legal process, or if the
Premises are sublet or this Lease is assigned without Landlord's consent, or if
Tenant shall commit waste, Landlord may terminate this Lease, or without
terminating this Lease, re-enter the Premises by summary proceedings,
proceedings in forcible entry and detainer, eviction, or otherwise, and may
dispossess Tenant.

      13.2 Landlord's Right to Relet. If Tenant abandons the Premises and/or if
Landlord elects to terminate Tenant's right to possession only without
terminating this Lease as above provided, Landlord may remove from the Premises
any and all property found therein and such repossession shall not release
Tenant from Tenant's obligation to pay the rental herein. After any such
repossession by Landlord without termination of the Lease, Landlord may relet
the Premises or any part thereof to any person, firm or corporation and for such
time and upon such terms as Landlord in Landlord's sole discretion may
determine. Landlord may make repairs, alterations and additions in and to the
Premises and redecorate the same to the extent deemed by Landlord necessary or
desirable and Tenant, upon demand in writing, shall pay the reasonable cost
thereof, (excluding tenant improvements for the replacement tenant) together
with Landlord's reasonable expenses of reletting, including any commissions and
attorneys' fees relative thereto. If the rents collected by Landlord upon any
such reletting are not sufficient to pay monthly the full amount of the monthly
rent and other charges reserved herein, together with the reasonable costs of
such repairs, alterations (excluding tenant improvements for any replacement
tenant), additions, redecorating, and expenses, Tenant shall pay to Landlord the
amount of each monthly deficiency upon demand in writing.

      13.3 Damages. Tenant agrees to be liable for and to pay to Landlord (i)
all rent and other charges and sums due under this Lease at the time of
termination of this Lease or upon the termination of Tenant's right of
possession, as the case maybe, and (ii) damages equal to the present value
(discounted at the annual rate of interest then being paid on U.S. Treasury
Bonds which mature upon the expiration of this Lease) of the excess amount, if
any, of the rent and all other charges and sums due under this Lease for the
entire term over the rental received by Landlord for the Premises for such term,
which damages shall be payable at such time as said damages as discounted by
agreement of Landlord and Tenant, or by judicial decision, or at such time that
said rent and other charges are payable under this Lease, which liability shall
survive the termination of this Lease, the re-entry into the Premises by
Landlord, and the commencement of the action to secure possession of the
Premises.

      13.4 Landlord's Right to Remove Chattels. Any and all property which may
be removed from the Premises by Landlord in accordance with the terms of this
Lease may be handled, removed, stored or otherwise disposed of by Landlord at
the risk and expense of Tenant, and Landlord in no event shall be responsible
for the preservation of safekeeping thereof. Tenant shall pay to Landlord upon
demand in writing, any and all reasonable expenses incurred in connection with
such removal and all storage charges against such property so long as the same
shall be in Landlord's possession or under Landlord's control. If any property
shall remain in the Premises or in the possession of Landlord and shall not be
retaken by Tenant within a period of (10) days from and after the time when the
Premises are either abandoned by Tenant or repossessed by Landlord under the
terms of this Lease, said property shall conclusively be deemed to have been
forever abandoned by Tenant.

      13.5 Condition of Premises. If this Lease be terminated for any reason
whatsoever of if Landlord should re-enter the Premises as a result of any breach
of Tenant hereunder without terminating the Lease, Tenant covenants, any other
covenant herein to the contrary notwithstanding

                                  Page 7 of 11
<PAGE>

(except where this Lease is terminated following eminent domain proceedings),
that (a) the Premises shall then be in the condition required by all applicable
provisions of this Lease, and (b) Tenant shall perform any covenant contained in
this Lease for the making of any repair, improvement, alteration or betterment
to the premises or for restoring or rebuilding any part thereof. For the breach
of either of the foregoing obligations Landlord shall be entitled to recover and
Tenant shall pay forthwith, without notice or other action by Landlord, the then
cost of performing such obligation(s), together with interest at the Default
Rate.

      13.6 Landlord's Nonwaiver. No failure by Landlord to insist upon the
strict performance of any agreement, term, covenant or condition hereof or to
exercise any right or remedy consequent upon a breach thereof, and no acceptance
of full or partial rent during the continuance of any such breach, shall
constitute a waiver of any such breach or of such agreement, term, covenant, or
condition. No agreement, term, covenant, or condition hereof to be performed or
complied with by Tenant, and no breach thereof, shall be waiver, altered or
modified except by a written instrument executed by Landlord. No waiver of any
breach shall affect or alter this Lease, but each and every agreement, term,
covenant and condition hereof shall continue in full force and effect with
respect to any other then existing or subsequent breach thereof. No surrender of
the Premises shall be effected by Landlord's acceptance of rent, or by
Landlord's acceptance of the keys of the Premises, or by any other means
whatsoever, unless the same is evidenced by Landlord's written agreement to
accept surrender of the Premises; and if Landlord does accept surrender of the
Premises, Tenant's obligations to pay rents and to perform the duties and
provisions of this Lease required of Tenant hereunder shall not be released or
terminated but shall continue for the remainder of the term of this Lease.

      13.7 Remedies Cumulative. Each right and remedy provided for in this Lease
shall be cumulative and shall be in addition to every other right or remedy
provided for in this Lease or now or hereafter existing at law or in equity or
by statue or otherwise, and the exercise or beginning of the exercise by
Landlord of any one or more of the rights or remedies provided for in this Lease
or now or hereafter existing at law or in equity or by statute or otherwise
shall not preclude the simultaneous or later exercise by Landlord of any or all
other rights or remedies provided for in this Lease or now or hereafter existing
at law or in equity or by statute or otherwise. In the event of a default or
threatened default by Tenant of any of the terms, provisions, covenants,
conditions, rules and regulations of this Lease, Landlord shall have the right
to injunction and the right to invoke any remedy permitted to Landlord in law or
in equity.

                                   ARTICLE XIV
                                    SELF-HELP

      If Tenant shall default in the performance or observance of any agreement
or condition in this Lease contained on its part to be performed or observed and
shall not cure such default within any applicable cure period set forth herein,
Landlord may, at its option, without waiving any claim for damages for reach of
agreement, at any time thereafter cure such default for the account of Tenant,
and any amount paid or any contractual liability incurred by Landlord in so
doing shall be deemed paid or incurred for the account of Tenant and Tenant
agrees to immediately reimburse Landlord therefor and save Landlord harmless
therefrom; provided that Landlord may cure any such default as aforesaid prior
to the expiration of said waiting period, without notice to Tenant, if any
emergency situation exists, or after notice to Tenant, if the cure of such
default prior to the expiration of said waiting period if reasonably necessary
to protect the Premises or Landlord's interest therein, or to prevent injury to
damage to persons or property. If Tenant fails to reimburse Landlord upon demand
for any amount paid for the account of Tenant hereunder, said amount (and all
accrued interest thereon) shall be added to and become due as a part of the next
payment of rent due hereunder.

                                   ARTICLE XV

      15.1 Subordination. Tenant hereby subordinates this Lease to the lien of
any deed of trust, mortgage or mortgages now or hereafter placed upon Landlord's
interest in the Premises; provided, however, that Landlord shall procure from
any such mortgagee an agreement, in writing, in form and substance reasonably
acceptable to Tenant, which acceptance shall be deemed given if such agreement
provides in substance that so long as Tenant substantially performs the
obligations imposed upon Tenant hereunder within the applicable grace or cure
period, its tenancy will not be

                                  Page 8 of 11
<PAGE>

disturbed, nor its rights under this Lease affected by, any default under such
mortgage nor shall Tenant be named as a defendant in any foreclosure proceeding,
and such agreement is otherwise customary in form and substance.

      15.2 Quiet Enjoyment. Landlord covenants and agrees with Tenant that upon
Tenant paying the Rent and observing and performing all of the terms, covenants
and conditions on Tenant's part to be observed and performed hereunder, Tenant
may peaceably and quietly have, hold, occupy and enjoy the Premises without
hindrance or molestation from Landlord or any persons lawfully claiming through
Landlord.

                                   ARTICLE XVI
                                SECURITY DEPOSIT

      Tenant herewith deposits with Landlord the sum of FOUR THOUSAND FIVE
HUNDRED AND 00/100 DOLLARS ($4,500.00) as a guarantee of the fulfillment of the
terms and conditions of this Lease. Said deposit shall remain with the Landlord
upon the same terms if Tenant exercises its option to renew this Lease. Upon all
rents and other charges due to Landlord as herein agreed. Tenant's deposit shall
be refunded in full to Tenant within (10) days of the expiration of this Lease.

                                  ARTICLE XVII

      17.1 Holding Over. In the event that Tenant or anyone claiming under
Tenant shall continue occupancy of the Premises after the expiration of the
original or renewal term of this Lease without any agreement in writing between
Landlord and Tenant with respect thereto, such occupancy shall not be deemed to
extend or renew the term of this Lease, but such occupancy shall continue as a
tenancy from month to month upon the covenants, provisions and conditions herein
contained and at two hundred percent (200%) of the Rental in effect upon the
expiration of the term, prorated and payable for the period of such occupancy,
and Landlord shall have the right to terminate such tenancy upon five (5) days'
written notice to Tenant.

      17.2 Waivers. Failure of either party to complain of any act or omission
on the part of the other party, no matter how long the same may continue, shall
not be deemed to be a waiver by said party of any of its rights hereunder. No
waiver by either party at anytime, express or implied, of any breach of any
provision of this Lease shall be deemed a waiver of a breach of any other
provisions of this Lease or a consent to any subsequent breach of the same or
any other provisions. If any action by either party shall require the consent or
approval of the other party, the other party's consent to or approval of such
action on any one occasion shall not be deemed a consent to or approval of said
action on any subsequent occasion or a consent to or approval of any other
action on the same or any subsequent occasion.

      17.3 Notices. All notices and other communications authorize or required
hereunder shall be in writing and shall be given by mailing the same by
certified mail or registered mail, return receipt requested, postage prepaid,
and any such notice or other communication shall be deemed to have been given
when received by the party to whom such notice or other communication shall be
addressed, or on the date noted that the addressee has refused delivery or on
the date that the notice is returned to sender due to the inability of the
postal authorities to deliver. Notices shall be mailed to the address
hereinabove set forth or such other address as either party may hereafter
designate by notice to the other.

      17.4 Attorney's Fees. If either party hereto be made or becomes a party to
any litigation commenced by or against the other party involving the enforcement
of any of the rights and remedies of such party, or arising on of the default of
the other party in the performance of such party's obligations hereunder, then
the prevailing party in any such litigation, or the party becoming involved in
such litigation because of a claims against such and reasonable attorneys' fees
incurred by such party in such litigation.

      17.5 Force Majeure. In the event that Landlord or Tenant shall be delayed
or hindered in or prevented from the performance of any act (other than Tenant's
obligation to make payments of Rent and other charges required hereunder), by
reason of strikes, lockouts, unavailability of materials, failure of power,
restrictive governmental laws or regulations, riots, insurrections, the act,

                                  Page 9 of 11
<PAGE>

failure to act, or default of the other party, war or other reason beyond its
control, then performance of such act shall be excused for the period for the
delay and the period of the performance of such act shall be extended for a
period equivalent to the period of such delay. Notwithstanding the foregoing,
lack of funds shall not be deemed to be a cause beyond control of either party.

      17.6 Estoppel Certificates. At any time and from time to time, Landlord
and Tenant each agree, within five (5) days after request in writing from the
other, to execute, acknowledge and deliver to the other or to any person
designated by the other a statement in writing certifying that this Lease is
unmodified and is in full force and effect, or if there have been modifications,
that the same is in full force and effect as modified (stating the
modifications), that the other party is not in default in the performance of its
covenants hereunder, or if there have been such defaults, specifying the same
and the dates to which the rent and other charges have been paid, and such other
matters as the requesting party may reasonably request.

      17.7 Invalidity of Particular Provision. If any term or provision of this
Lease or the application hereto to any person or circumstance shall, to the any
extent, be invalid or unenforceable, the remainder of this Lease, or the
application of such term or provision to persons or circumstances other than
those as to which it is held invalid or unenforceable shall not be affected
thereby, and each term and provision of this Lease shall be valid and be
enforced to the fullest extent permitted by law.

      17.8 Captions and Definitions. The captions of the Sections of this Lease
are for convenience only and are not a part of this Lease and do not in any way
limit or amplify the terms and provisions of this Lease. The word "Landlord" and
the pronouns referring thereto, shall mean, where the context so admits or
requires, the persons, firm or corporation made herein as landlord or the
mortgagee in possession for the time being of the land and building comprising
of the Premises. Any pronoun shall be read in the singular or plural number and
in such gender as the context may require. Except as in this Lease otherwise
provided, the terms and provisions of this Lease shall be binding upon and inure
to the benefit of the parties hereto and their respective successors and
assigns.

      17.9 Entire Agreement. This instrument contains the entire and only
agreement between the parties and no oral statement or representations or prior
written matter not contained in this instrument shall have any force and effect.
This Lease shall not be modified in any way except by a writing executed by both
parties.

      17.10 No Partnership. Landlord is not and shall not become by this Lease
or by any rights granted or reserved herein a partner or joint venturer of or
with Tenant in the conduct of Tenant's business or otherwise.

      17.11 Liability of Landlord.

            (a) If Landlord should sell or otherwise transfer Landlord's
            interest in the Premises, Tenant agrees that Landlord shall
            thereafter have no liability to Tenant under this Lease or any
            modification or amendment thereof or extensions or renewals thereof,
            except for such liabilities which might have accrued prior to the
            date of such sale or transfer of Landlord's interest. Landlord shall
            be liable under this Lease only while owner of the Premises provided
            that any successor in interest to Landlord hereunder shall assume
            such obligations and liabilities as of the date Landlord's interest
            in the Premises is sold, assigned, or otherwise transferred
            hereunder.

            (b) If Landlord shall fail to perform any covenant, term or
            condition of this Lease upon Landlord's part to be performed or if
            Landlord shall be liable to Tenant in any way arising out of this
            Lease, or pursuant to statute, law, ordinance or regulation, or
            under the common law, and, as a consequence, if Tenant shall recover
            a money judgment against Landlord, such judgment shall be satisfied
            only out of the proceeds received at a judicial sale upon execution
            and levy against the right, title and interest of Landlord in the
            Premises. If Landlord is an individual, a trustee of a trust or a
            partnership, Landlord's obligations hereunder shall not be binding
            upon, nor shall there be any personal liability by, Landlord
            individually, the trustees of said trust, the beneficiaries of said
            trust, the partnership, or the partners of the partnership.

                                 Page 10 of 11
<PAGE>

                                  ARTICLE XVIII

      This Lease shall be governed by and construed in accordance with the laws
of the State of Florida.

      IN WITNESS WHEREOF, the parties hereto have executed this Lease the day
and year first above written.

Signed in the presence of:                 "LANDLORD"

/s/ Stacey L. Bachmann                     FIRST STREET GROUP, L.C., a Florida
---------------------------------          limited liability company
Printed Name: Stacey L. Bachmann

/s/ Shannon L. Price                       By: /s/ Phillip L. Hawley
---------------------------------             ----------------------------------
Printed Name: Shannon L. Price                PHILLIP L. HAWLEY, President

STATE OF FLORIDA
COUNTY OF ALACHUA

      The foregoing instrument was acknowledged before me this 17 day of June,
1999, by PHILLIP L. HAWLEY as PRESIDENT of FIRST STREET GROUP, L.C., a Florida
limited liability company, on behalf of the company. The above named officer is
personally known to me or has produced ______________________________ as
identification, and who did take an oath.

----------------------------------------
  NOTARY PUBLIC    OFFICIAL NOTARY SEAL    /s/ Stacey L. Bachmann
     [SEAL]         STACEY L. BACHMANN     -------------------------------------
STATE OF FLORIDA     COMMISSION NUMBER     NOTARY PUBLIC STATE OF FLORIDA
                         CC737952          Printed Name: Stacey L. Bachmann
                   MY COMMISSION EXPIRES                 ------------------
                       APR. 28, 2002       My Commission Expires: 4-28-02
----------------------------------------

Signed in the presence of:                 "TENANT"

/s/ [ILLEGIBLE]                            REGENERATION TECHNOLOGIES, INC.,
----------------------------               a Florida corporation
Printed Name: [ILLEGIBLE]
             ---------------

/s/ [ILLEGIBLE]                            By: /s/ Jamie M. Grooms
----------------------------                  ----------------------------------
Printed Name: [ILLEGIBLE]                       Jamie M. Grooms
             ---------------               Its: President and CEO
                                               ---------------------------------

STATE OF FLORIDA
COUNTY OF ALACHUA

      The foregoing instrument was acknowledged before me this 15 day of JUNE
1999, by Jamie M. Grooms as President and CEO of REGENERATION TECHNOLOGIES,
INC., a Florida corporation, on behalf of the corporation. The above named
officer is personally known to me or has produced ______________________________
as identification, and who did take an oath.

                                           /s/ Kathleen M. Davis
                                           -------------------------------------
                                           NOTARY PUBLIC STATE OF FLORIDA
                                           Printed Name:
                                                         ------------------
                                           My Commission Expires:

             -------------------------------------------------------------------
               NOTARY PUBLIC                    Kathleen M. Davis
                  [SEAL]                 Notary Public, State of Florida
             STATE OF FLORIDA              Commission Number CC612535
                                           My Commission Exp. 1/8/2001

                                Bonded Through Fla. Notary Service & Bonding Co.
             -------------------------------------------------------------------

                                 Page 11 of 11
<PAGE>

                                   EXHIBIT "A"

                                LEGAL DESCRIPTION

A TRACT OF LAND SITUATED IN SECTION 10, TOWNSHIP 8 SOUTH, RANGE 18 EAST, ALACHUA
COUNTY, FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

COMMENCE AT THE S.W. CORNER OF THE AFOREMENTIONED SECTION 10 AND RUN
N.88(degree)24'02"E., ALONG THE SOUTH LINE OF SAID SECTION 10, A DISTANCE OF
792.27 FEET TO A POINT ON THE NEXT DESCRIBED LINE; THENCE RUN
N.00(degree)39'21"W., ALONG THE EAST LINE OF THE WEST 792.16 FEET OF THE S.W.
1/4 OF THE S.W. 1/4 OF SAID SECTION 10, A DISTANCE OF 137.65 FEET TO THE
NORTHERLY RIGHT-OF-WAY LINE OF "OLD STATE ROAD NO. 2" (60 FOOT RIGHT-OF-WAY) AND
THE TRUE POINT OF BEGINNING; THENCE CONTINUE ALONG THE LAST DESCRIBED COURSE, A
DISTANCE OF 165.83 FEET TO A POINT ON THE NEXT DESCRIBED LINE; THENCE RUN
S.77(degree)38'36"E., ALONG THE SOUTHERLY RIGHT-OF-WAY LINE OF STATE ROAD NO.
20-25 (US HIGHWAY 441), A DISTANCE OF 257.24 FEET; THENCE RUN
S.12(degree)17'20"W., A DISTANCE OF 127.94 FEET TO A POINT ON THE NEXT DESCRIBED
LINE; THENCE RUN N.86(degree)19'55"W., ALONG THE AFOREMENTIONED NORTHERLY
RIGHT-OF-WAY LINE OF "OLD STATE ROAD NO. 2", A DISTANCE OF 222.61 FEET TO THE
TRUE POINT OF BEGINNING, CONTAINING 0.800 ACRES, MORE OR LESS.
<PAGE>

                                   EXHIBIT "B"

                                    ADDENDUM

1. Leasehold Improvements/Additional Rent:

      Notwithstanding the provisions contained in the Lease to the contrary, the
Landlord agrees to install, at its cost and expense, the following leasehold
improvements:

      a.)   800 Amp 120/208V, 3 Phase Electrical Service (Burgess & Dudley)

            o     800A Manual Transfer Switch
            o     (4) 200A panelboards 42 Ckt.
            o     Main Distribution Panel

      b.)   City of Alachua Utilities (Transformers to Meter)

      c.)   Build-out (Phil Hawley)

            o     Approx. 190 linear feet of walls
            o     Approx. 2600 sq. ft. lay-in ceiling
            o     Insulated walls and ceiling
            o     HVAC System
            o     Double door
            o     Light Fixtures
            o     Freezer branch circuiting
            o     10 power poles

      The total cost for said leasehold improvements shall not exceed
$80,700.00. Any expenses required by Tenant beyond $80,700.00 shall be paid
by the Tenant. The leasehold improvements shall be repaid to the Landlord
over the three (3) year term of the Lease in the form of additional rent, at
a rate of $2,547.50 per month. Said additional rent shall be subject to sales
tax and shall be due on the first day of each month, together with Rent.

1. Leasehold Improvements/Subletting:

      a.)   Should Tenant desire to relocate during the term of the Lease,
            Landlord shall consent to a sublease subject to approving
            subtenant's credit worthiness and Tenant's repayment of the balance
            due Landlord for leasehold improvements. Tenant, however, shall
            continue to remain liable under the Lease for the payment of Rent.

      b.)   Should Tenant relocate onto Landlord's additional property, Landlord
            agrees to release Tenant from its obligations under this lease upon
            the final payment of the balance due and owing Landlord for all
            leasehold improvements. The date for said release shall be upon the
            closing or relocation of Tenant onto Landlord's additional property.

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