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                                                                    EXHIBIT 10.4

[CONFIDENTIAL TREATMENT REQUESTED. CONFIDENTIAL PORTIONS OF THIS AGREEMENT HAVE
BEEN REDACTED AND HAVE BEEN SEPARATELY FILED WITH THE COMMISSION.]

         THIS AGREEMENT is effective as of the 23 day of December 1998, by and
between UNIVERSITY OF EDINBURGH operating through its CENTRE FOR GENOME
RESEARCH, of King's Buildings, West Mains Road, Edinburgh EH9 3JQ, United
Kingdom (the "Licensor"), and DELTAGEN, INC., a corporation organized under the
laws of the State of Delaware and having its principal offices at 1031 Bing
Street, San Carlos, California 94070 U.S.A. (the "Licensee").

         A.       WHEREAS, Licensor owns or has rights in certain technology
regarding vectors and the capturing of genes.

         B.       WHEREAS, Licensor wishes to grant, and the Licensee wishes to
receive, an *** license under Licensor's rights in such technology to research,
develop and commercialize technology and products.

         NOW, THEREFORE, in consideration of the foregoing premises and the
mutual covenants herein contained, the parties agree as follows:

1.   DEFINITIONS AND INTERPRETATION.

         In this Agreement and in the Recitals, unless the context otherwise
requires, the following words and expressions have the following meanings:

         1.1      "Affiliate" means, with respect to any Person, any other
Person which directly or indirectly controls or is controlled by or is under
common control with a Party to this Agreement.

         1.2      "*** Product" means a ***.

         1.3      "*** Product" means any cell line that ***.

         1.4      "Centre" means the Centre for Genome Research of the
University of Edinburgh and includes any Person who becomes, in whole or in
part, its successor, substitute or assignee (which includes a Person taking by
way of novation).

         1.5      "Confidential Information" means, with respect to a party, all
information of any kind whatsoever (including without limitation, compilations,
data, formulae, models, patent disclosures, procedures, processes, projections,
protocols, results of experimentation and testing, specifications, strategies
and techniques), and all tangible and intangible embodiments thereof of any kind
whatsoever (including without limitation, apparatus, biological or chemical
materials, *** compositions, compounds, documents, drawings, machinery, patent
applications, records, reports), which is owned or controlled by such party, is
disclosed by such party to the other party pursuant to this Agreement, and (if
disclosed in writing or other tangible medium) is marked or identified as
confidential at the time of disclosure to the receiving party or (if otherwise

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disclosed) is identified as confidential at the time of disclosure to the
receiving party and described as such in writing within thirty (30) days after
such disclosure.

         1.6      "Control" means ownership, directly or though one or more
Affiliates, of more than fifty percent (50%) of the shares of stock entitled to
vote for the election of directors, in the case of a corporation, or more than
fifty percent (50%) of the equity interests in the case of any other type of
legal entity, or any other arrangement whereby a party controls or has the right
to control the Board of Directors or equivalent governing body of a corporation
of other entity.

         1.7      "*** Product" means any product which is used in the *** and
which contains a product that (x) was directly developed from the practice of
any process or method within the Licensed Technology or (y) incorporates a
composition of matter claimed within the Licensed Technology, and (z) is covered
by one or more Valid Claims.

         1.8      "***" means any *** through the practice of a process or
method within the Licensed Technology and which is covered by one or more Valid
Claims.

         1.9      "***" means the *** information with respect to a Discovered
Gene.

         1.10     "*** Product" means ***.

         1.11     "Field" means the use of ***.

         1.12     "First Commercial Sale" means with respect to any Product, the
first sale for use or consumption by the general public of such Product.

         1.13     "Gene Therapy Product" means any product that (a) is ***.

         1.14     ***

         1.15     *** means the relative percentage representation of the ***.

         1.16     "Information and Know-How" means all information, data and
know-how relating to the Field, owned by or licensed to the Licensor prior to or
during the term of this Agreement, which is not generally known including, but
not limited to, formulae, sequences, procedures, protocols, methods, techniques,
compositions, expertise, practice, experience, skill, technical knowledge and
results of experimentation and testing, which are necessary or useful for
Licensee to perform research, development or commercialization on a Product, or
to make, use, sell, offer for sale, or import a Product, or to practice the
methods and processes or make or use any compositions under the Patents.

         1.17     "Inventions" means and includes all patentable and
unpatentable inventions, discoveries, data, information, compositions, methods,
techniques, technology and other results, relating to the Field,

                  (a)      possessed, created, invented, developed or acquired
         by the Licensor or jointly by the Licensor and the Licensee prior to
         the date of this Agreement; or

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                  (b)      possessed, created, invented, developed or acquired
         by the Licensor (or licensed to the Licensor) or jointly by the
         Licensor and the Licensee during the term of this Agreement.

         1.18     "Improvement" means any improvement, addition, enhancement,
information, know-how, modification, development, invention, alteration or
technical advance in or relating to any Patent, Invention or Information and
Know-How (whether patentable or not) created, invented, developed or acquired by
the Licensor (or licensed to the Licensor ) or jointly by the Licensor and the
Licensee during the term of this Agreement, in which the Licensor has an
ownership or licensable interest prior to the date of this Agreement or during
the term of this Agreement.

         1.19     "Licensed Technology" means Improvements, Inventions,
Information and Know-How and Patents.

         1.20     "Net Sales Price" means, with respect to any Product, the
actual net selling price determined from gross invoiced sales of the Products to
customers, less (a) all discounts, credits, allowances, returns and rebates to
and chargebacks from the account of such customers, (b) transportation charges,
freight, packaging costs and insurance costs incurred with respect to such
Product, (c) cash, quantity and trade discounts and other price reductions, (d)
sales, use, value-added and other taxes directly based on sale and/or time of
payment, (e) customs duties, surcharges and other governmental charges incurred
in connection with exportation or importation of such Product, ***.

         1.21     *** that (a) is directly developed through the use of the
Licensed Technology and (b) is covered by one or more Valid Claims.

         1.22     "Parties" means the Licensor and the Licensee, and "Party"
means either of the Licensor or the Licensee.

         1.23     "Patents" means :

                  (a)      (i)      Patent number 5,767,336 granted in the
                  United States of America entitled "Gene Trap Vectors
                  Comprising a Type II Transmembrane Domain", issued August 4,
                  1998;

                           (ii)     Patent number 5,789,653 granted in the
                  United States of America entitled "Secretary Gene Trap",
                  issued June 16, 1998;

                           (iii)    Patent number 673,650 granted in Australia
                  entitled "Novel Vectors and Use Thereof for Capturing Target
                  Genes", issued March 4, 1997;

                           (iv)     ***; and

                           (v)      ***;

                  (b)      all patents that have issued or in the future issue
         from such Original Patents and all present and future patents granted
         on patent applications filed in any part of the

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         Territory which correspond or relate to any of the Original patents
         (including without limitation, utility and design patents, certificates
         of invention, invention disclosures and statutory invention
         registrations);

                  (c)      all present and future patents or patent applications
         which claim any Improvements, Inventions, or Information and Know-How,
         filed in any part of the Territory; and

                  (d)      all divisionals, continuations, continuations in
         part, supplemental disclosures, renewals, reissues and extensions to
         any of the foregoing in subparagraphs (a) through (c) above, together
         with any and all patent applications relating to any of them.

         1.24     "Product" means collectively, the *** Products, *** Products,
***Products, *** Products, *** Products and *** Products.

         1.25     *** means with respect to each Product, the date, *** with
respect to such Product, upon which the Lincensee has ***.

         1.26     "Royalty" means the royalty to be paid by the Licensee to the
Licensor pursuant to Section 3.1 below.

         1.27     "Royalty Term" means, with respect to each Product in each
country, (a) if the manufacture, use or sale of such Product in such country was
at the time of the First Commercial Sale in such country covered by a Valid
Claim, the term for which such Valid Claim remains in effect and would, if in an
issued patent, be infringed but for the license granted by this Agreement, or
(b) otherwise, *** from the date of the First Commercial Sale of such Product in
such country.

         1.28     "Sublicense" means any sublicense to Licensee's rights under
the Licensed Technology granted by the Licensee pursuant to Section 2.1(b).

         1.29     "Territory" means the entire world.

         1.30     "Therapeutic Protein Product" means a product which (a) ***.

         1.31     "Third Party' means any Person other than Licensor, Licensee
and their respective Affiliates.

         1.32     "Valid Claim" shall mean either a claim of an issued and
unexpired patent included within the Patents, which has not been held
permanently revoked, unenforceable or invalid by a decision of a court or other
governmental agency of competent jurisdiction, unappealable or unappealed within
the time allowed for appeal, and which has not been admitted to be invalid or
unenforceable through reissue or disclaimer or otherwise.

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         INTERPRETATION

                  (a) A reference to a "Person" shall mean a natural person or
         individual, corporation, partnership, limited liability company, trust,
         business trust, association, joint stock company, joint venture, pool,
         syndicate, sole proprietorship, unincorporated organization,
         governmental authority, incorporated association, statutory
         corporation, the Crown and any other type of entity not specifically
         listed herein; words including singular number will include a plural
         number and vice versa; words including a gender will include all other
         genders;

                  (b) A reference in this Agreement to statute or a section of a
         statute includes all amendments to that statute or section passed in
         substitution for the statute or section referred to or incorporating
         any of its provisions;

                  (c) Section headings have been inserted for the purpose of
         guidance only, and will not be part of this Agreement;

                  (d) A reference to a Recital, Article or Section is a
         reference to a recital, article or section of this Agreement;

                  (e) A reference to a Person includes that Person's personal
         representatives, successors and permitted assigns;

                  (f) "Agreement" means this license agreement.

2.   GRANT OF LICENSE.

         2.1      EXCLUSIVE LICENSE TO LICENSEE

         In consideration of the payment of the Royalty set forth in Section 3.1
below, the Licensor hereby grants to the Licensee:

                  (a)      an exclusive license in the Territory under the
         Licensed Technology to conduct research on, develop and commercialize
         the Licensed Technology, to manufacture, have manufactured, use and
         have used, market, sell, have sold, offer for sale, have offered for
         sale, import and export and have imported and exported the
         compositions, technology or inventions, and to practice (or practise)
         the processes or methods that are within or that constitute the
         Licensed Technology for use in the Field.

                  (b)      the right to grant Sublicenses (with the right of
         such sublicensees to grant further sublicenses) to any of the rights
         referred to in paragraph (a) of this Section 2.1 to Affiliates and
         Third Parties, PROVIDED THAT, (a) any such Sublicense is on terms not
         inconsistent with the Licensor's rights under this Agreement and (b)
         Licensee shall be obligated to make the payments required by Section
         3.1(b).

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         2.2    NOTIFICATION AND COPIES OF SUBLICENSES.

         The Licensee will notify the Licensor of the name and address of each
sublicensee promptly upon the Licensee entering into a Sublicense with such
sublicensee and provide to the Licensor a copy of each such Sublicense within
thirty (30) days of the execution and delivery by Licensee and the relevant
sublicensee of such Sublicense.

         2.3     CONTENTS OF SUBLICENSES.

         The Licensee will ensure that provisions materially similar to Sections
*** are incorporated in each Sublicense.

         2.4       EXPLOITATION OF LICENSE.

         The Licensee, at its expense, will use its commercially reasonable
endeavors, subject to the exercise of its commercially reasonable business
judgment, to commercialize and exploit the Original Patents and to
commercialize, exploit and sell Products, or to appoint sublicensees for the
purpose of such commercialization, exploitation and sale. Notwithstanding this
Section 2.4, the Licensor acknowledges that the Licensed Technology, as of the
date of this Agreement, may not be at a stage which is capable of
commercialization or exploitation. The Licensor further acknowledges that it may
be necessary for the Licensee to conduct and engage in extensive research,
development and commercialization efforts in relation to the Licensed Technology
before the Licensee can fulfill its obligations under this Section 2.4, and that
it cannot be determined at this time whether and to what extent the Licensed
Technology can be commercialized or exploited or Products can be commercialized,
exploited and sold.

         2.5      AVAILABILITY OF THE LICENSED TECHNOLOGY.

         Licensor shall provide Licensee with all information available to
Licensor regarding the Licensed Technology. Licensor shall provide such
technical assistance to Licensee as Licensee reasonably requests regarding the
Licensed Technology.

         2.6     *** LICENSES TO LICENSEE.

         If during the term of this Agreement:

                  (a)      the Licensor becomes aware that a laboratory, of a
         department or unit of the Licensor, other than the Centre (the "Other
         Department") ***; or

                  (b)      the Licensor ***,

         the Licensor will in each circumstance referred to in subparagraphs (a)
         or (b), promptly notify the Licensee of the availability of such
         technology, providing a reasonably written detailed description of such
         technology, and Licensee shall have ***. Licensor shall provide
         Licensee with such information as is reasonably required by Licensee to
         evaluate such technology. If the Licensee notifies the Licensor in a
         timely manner within the 60-Day Period that the *** and twenty (20)
         days of Licensee's notice to Licensor, *** regarding the terms and
         conditions of such license agreement in good faith, ***. The

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         Licensee will be under no obligation to accept such offer of a license
         or to exercise its right to obtain a license under this Section 2.6. If
         Licensee timely provides notice to Licensor within the ***, but elects
         not to obtain a license under this Section 2.6, then for a period ***
         commencing on the date on which Licensee receives the Licensor's
         written notification of disclosure with respect to ***, the Licensor
         shall first offer each such license opportunity to Licensee on such
         more favorable terms. Licensee shall have sixty (60) days within which
         to accept or reject each such offer.

3.       ROYALTY.

         3.1       ROYALTY.

         In consideration of the licenses granted in Article 2, the Licensee
shall pay to the Licensor during the Royalty Term:

                  (a) subject to the provisions of Article 4, a royalty of:

                           (i)      five percent (5%) *** in the Territory;

                           (ii)     one percent (1%) *** in the Territory;

                           (iii)    one percent (1%) *** in the Territory;

                           (iv)     one percent (1%) *** in the Territory;

                           (v)      *** in the Territory;

                           (vi)     *** in the Territory;

                           (vii)    *** in the Territory; PROVIDED HOWEVER, that
                  such royalty amount shall ****;

                           (viii)   *** in the Territory;

                           (ix)     ***in the Territory; and

                  (b)      *** under any Sublicense, ***. For the avoidance of
         doubt it is agreed that royalties and *** for the purpose of this
         Section 3.1(b) ***.

         3.2      THIRD PARTY ROYALTIES.

         In the event that Licensee, its Affiliates or sublicensee is required
to pay royalties ("Third Party Royalties") to any Third Party in any country in
order to exercise its rights under this Agreement to manufacture, use, sell,
offer for sale, import, commercialize or sublicense any Product or a technology
which embodies, utilizes, incorporates, requires, or is produced, processed or
otherwise manufactured with or infringes a Third Party technology right or an
intellectual property right, *** under this Article 3 with respect to sales of
such Product in such country; PROVIDED HOWEVER, that ***.

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         3.3       COMBINATION PRODUCT.

         In the event that one or more Products are sold in combination with one
or more other active or material components (a "Combination Product"), the Net
Sales Price, for purposes of determining Royalties on such Combination Product,
***. In the event that no such separate sales are made by Licensee, its
Affiliates or its sublicensees, the Net Sales Price for royalty determinations
shall be calculated by ***.

         3.4      STATEMENTS WITH ROYALTIES.

         During the term of this Agreement *** Lincensee shall furnish to
Lincensor a written report showing in reasonably specific detail the items set
forth below. Reports shall be due on the ninetieth (90th) day following the
close of each quarter. Licensee shall keep complete and accurate records in
sufficient detail to properly reflect all gross sales and Net Sales and to
enable the royalties payable hereunder to be determined.
Each such quarterly statement shall contain the following information:

                           (i)      the gross sales of each category of Products
                  sold by Licensee or its Affiliates during the reporting period
                  and the calculation of the Net Sales Price of each category of
                  Products sold by Licensee or its Affiliates from such gross
                  sales;

                           (ii)     the royalties payable, if any, which shall
                  have accrued hereunder based upon the Net Sales of each
                  Product;

                           (iii)    the withholding taxes, if any, required by
                  law to be deducted in respect of such sales; and

                           (iv)     the royalties payable, if any, which shall
                  have accrued hereunder based upon the royalties received from
                  Licensee's sublicensees for such sublicensees' sales of
                  Products.

         3.5      PAYMENT OF ROYALTY.

         The Licensee will pay the royalties shown to have accrued by each
royalty report provided for under Section 3.4 on the date such royalty report is
due. Payment of royalties in whole or in part may be made in advance of such due
date.

         3.6      CURRENCY AND EXCHANGE RATE.

         Each royalty payment provided for under this Agreement shall be paid in
United States dollars. With respect to sales of Products invoiced in United
States dollars, the gross sales, Net Sales, and royalties payable shall be
expressed in United States dollars. With respect to sales of Products invoiced
in a currency other than United States dollars, the gross sales, Net Sales and
royalties payable shall be expressed in the domestic currency of the party
making the sale together with the United States dollar equivalent of the royalty
payable. The United States dollar equivalent shall be calculated using the
average exchange rate (local currency per US$1) published in THE WALL STREET
JOURNAL, Western Edition, under the heading "Currency Trading," on each of the
last business days of each month during the applicable royalty period.

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         3.7      EXCHANGE CONTROL.

         If at any time legal restrictions prevent the prompt remittance of part
or all royalties with respect to any country in the Territory where the Product
is sold, Licensee shall have the right, in its sole discretion, to make such
payments by depositing the amount thereof in local currency to Licensor's
account in a bank or other depository institution in such country. If the
royalty rate specified in this Agreement should exceed the permissible rate
established in any country, the royalty rate for sales in such country shall be
adjusted to the highest legally permissible or government-approved rate.

         3.8      TAXATION ON ROYALTIES.

                  (a)      All income or withholding taxes levied in accordance
         with the tax laws in any country within the Territory on the Royalty
         payments to be made by the Licensee under this Agreement ***.

                  (b)      *** the amount of any withholding taxes, value-added
         taxes or other taxes, levies or charges with respect to such amounts,
         payable by Licensee, its Affiliates or sublicensees, or any taxes
         required to be withheld by Licensee, its Affiliates or sublicensees, to
         the extent Licensee, its Affiliates or sublicensees pay to the
         appropriate governmental authority ***.

                  (c)      The Licensee will furnish the Licensor with tax
         receipts or other certificates issued by the competent taxation office
         showing the payment (if any) by Licensee of such taxes, levies or other
         charges.

         3.9      ***.

         *** No royalty shall be payable by a sublicensee based upon such
sublicensee's licensing, making, using, offering for sale, importing or sale of
a product or service derived from such sublicensee's use ***.

         3.10 AUDITING STATEMENTS.

         Any statement provided under Section 3.4 will, if reasonably required
by the Licensor, be certified as correct by the Chief Financial Officer of the
Licensee, or if the Licensee does not have a Chief Financial Officer, by a
Person reasonably approved by the Licensor for this purpose, in each case, to
the actual knowledge of such Officer or Person.

         3.11 RECORDS.

         The Licensee shall maintain for a period of three (3) years separate
and accurate records and accounts of the manufacture and sale of the Products,
the Net Sales of such Products, and any other information reasonably required by
the Licensor relevant to the products manufactured and sold and the
determination of Net Sales. Such separate and accurate records and accounts
shall be in reasonably sufficient detail.

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         3.12 AUDITING OF RECORDS.

         The Licensee will upon reasonable notice and during ordinary business
hours, permit and give all reasonable assistance to an independent certified
public accounting firm of nationally recognized standing, selected by Licensor
and reasonably acceptable to Licensee, at Licensor's cost, to have access on a
confidential basis to all or any of such records required to be maintained by
the Licensee under Section 3.11 as may be reasonably necessary to verify the
accuracy of the royalty reports hereunder for any year not ending more than
twenty-four (24) months prior to the date of such report. The accounting firm
shall disclose to Licensee only whether the reports are correct or not and the
specific details concerning any discrepancies. No other information shall be
shared.

         3.13 AUDITING OF SUBLICENSEES' RECORDS.

         The Licensee will (to the extent possible), if reasonably requested by
the Licensor, at Licensor's cost, audit such records kept by any sublicensee
pursuant to any Sublicense under this Agreement for the purpose of verifying
Royalty payments made by the Licensee to the Licensor.

         3.14 CONFIDENTIAL FINANCIAL INFORMATION.

         Licensor shall treat all financial information subject to review under
this Article 3 as confidential, and shall cause its accounting firm to retain
all such financial information in confidence under Article 9 below.

         4.       ***

         *** as set forth below in this Article 4. If during (a) the period
commencing on the *** the aggregate amount of Royalties paid to the Licensor
under this Agreement is less than *** the Licensee shall, within sixty (60) days
of the end of such anniversary period, pay to the Licensor the *** paid in a
year against the royalties payable to the Licensor under Article 3 above and
Licensor shall have the further *** credits which remain unused in any royalty
period to the following year.

5.       PATENT APPLICATION.

         5.1     PATENT PROSECUTION.

         During the term of this Agreement, the Licensor and the Licensee will
reasonably consult and cooperate together on actions to be taken with regard to
filing and the prosecution of patent applications in the Territory with respect
to the Licensed Technology. Licensee shall have the right (but not the
obligation) to control, at its sole cost and discretion, the preparation,
filing, prosecution and maintenance of all patents and patent applications
related to the Licensed Technology in each country within the Territory, unless
the parties otherwise agree. If Licensee elects not to control the preparation,
filing, prosecution or maintenance of a patent or patent application for the
Licensed Technology in any country within the Territory, the Licensor shall then
have the right to do so. Licensee shall give Licensor an opportunity to review
and comment on the text of each patent application subject to this Section 5.1
before filing, and shall supply Licensor with a copy of such patent application
as filed, together with notice of its filing date and

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serial number.

         5.2     PATENTS IN NAME OF LICENSOR.

         Unless otherwise agreed in writing between the Parties, or unless
otherwise required by the legislation of a particular country in which a patent
application in respect of any Licensed Technology may be made, all patents
solely developed, created or invented by the Licensor (except for patents on
jointly owned inventions, which will be jointly owned by the parties and
prosecuted in the joint names of the Licensor and Licensee) will be solely owned
by the Licensor and will be prosecuted in the name of the University and the
Parties will make all reasonable efforts to ensure that all documents and things
are executed and done by Parties or their employees, agents or representatives
to secure the grant of such patents in the name of the Licensor.

         5.3    DUE DILIGENCE IN PROSECUTING APPLICATIONS.

         Each Party will use all reasonable efforts and exercise due diligence
in prosecuting any patent application under Section 5.1 in full accordance with
all the relevant laws and requirements of the country concerned and each will
keep the other informed of all official actions and responses arising out of the
prosecution of such patent application.

         5.4    COSTS OF PATENT PROSECUTION.

         For so long as the Licensee retains the exclusive license granted under
Section 2.1 during the term of this Agreement, the Licensor will have the right
to seek reimbursement from the Licensee of all reasonable patent application
prosecution expenses it may incur after the date of this Agreement in connection
with the prosecution of any patent application under the Licensed Technology in
the Territory, unless the Licensee notifies the Licensor in writing of
Licensee's intention not to include such patent application to which such
expenditure may relate under the Licensed Technology; ***.

         5.5     PARTIES TO ASSIST IN PROSECUTION.

         The Licensor and the Licensee each agree to give the other all
assistance (including the execution of all lawful papers and instruments, the
making of all rightful oaths and declarations and the taking of all actions) as
may be reasonably necessary in the preparation, filing, prosecution or
maintenance of all patents, patent applications and filings under this Article
5.

6.   REGISTRATION.

         During the term of this Agreement, the Licensor, at the request of the
Licensee, shall execute all lawful papers and instruments, make all rightful
oaths and declarations and take all reasonable actions, to enable the Licensee
at its expense, to become duly registered, licensed or otherwise legally
designated in any country in the Territory, as an exclusive licensee under the
Licensed Technology.

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7. LICENSEE'S ENHANCEMENTS.

         7.1      LICENSEE'S ENHANCEMENTS PROPERTY OF LICENSEE.

         All inventions, enhancements and improvements to the Original Patents
or the Licensed Technology, originated developed, created, discovered or
invented by the Licensee, and all unpatentable and patentable inventions,
processes, formulae, technical information, compositions, compounds, methods,
expertise, know-how, practice, experience, skill and technical knowledge
relating to the Field which is originated, developed, created, discovered or
invented by the Licensee (collectively, the "Licensee's Technology") shall be
solely owned by the Licensee and all right, title and interest thereto and
therein shall vest in and be the exclusively property of the Licensee.

         7.2      NON-EXCLUSIVE LICENSE OF LICENSEE'S TECHNOLOGY TO LICENSOR.

         In consideration for the licenses granted by the Licensee to the
Licensor hereunder, during the term of this Agreement, the Licensor shall have
the right to negotiate with the Licensee for a Licensor during the term of this
Agreement a nontransferable, nonassignable, non-sublicensable, nonexclusive
license under the Licensee's Technology for the sole purpose of conducting
non-commercial, internal research in the Field at the Licensor's facilities.

8.       STANDARDS OF MANUFACTURE AND LABELING.

         8.1      COMPLIANCE WITH STANDARDS.

         The Licensee will use all reasonable efforts to manufacture the
Products according to the requirements and specifications of any reasonably
applicable standards set forth by the country and the part of the Territory
where the particular Product is to be sold and the Licensee shall use all
reasonable efforts to not sell any Products that do not meet such specifications
and requirements.

         8.2     INDEMNITY.

         Except as provided in Section 10.2, the Licensee shall indemnify the
Licensor against all liabilities, damages, costs or expenses, including
reasonable attorneys' fees and costs, in respect of all claims, demands,
actions, proceedings or prosecutions which may be brought, commenced or
prosecuted against the Licensor by a Third Party, relating to or arising out of
the manufacture, sale or commercial utilization of the Products by Licensee, its
Affiliates and its sublicensees.

         8.3      INSURANCE.

         In the event that insurance is available at commercially reasonable
rates, the Licensee will at all times following the First Commercial Sale of a
Product, maintain and keep current in respect of the Licensee's manufacture and
sale of the Products, product liability insurance obtained from a reasonably
reputable insurer and shall make available to the Licensor such policy for
inspection upon reasonable request by the Licensor.

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<PAGE>

9.   SECRECY OBLIGATIONS.

         9.1 CONFIDENTIALITY.

         Subject to Section 9.2, during the term of this Agreement and for five
(5) years thereafter, each Party undertakes to the other Party to maintain in
confidence and not disclose to any third party all Confidential Information of
the other party and to ensure that its employees, agents, contractors,
subcontractors, solicitors and other advisers keep the Confidential Information
confidential and do not disclose it to any third party.

         9.2       EXCEPTIONS.

         A Party (the "Recipient") may reveal Confidential Information of the
other Party (the "Provider") which the Recipient establishes:

                  (a)      is required by law to be revealed, provided that the
         Recipient immediately notifies the Provider of the requirement and
         takes lawful steps to permit the Provider with an opportunity to oppose
         or restrict such disclosure to preserve as far as possible the
         confidentiality of the Confidential Information;

                  (b)      is in or enters the public domain other than through
         a breach of this Agreement; or

                  (c)      is revealed to a sublicensee under a sublicense which
         complies in all respects with the provisions of this Agreement
         including, without limitation, the provisions of Section 2.3; and

                  (d)      was known to the Recipient before its disclosure by
         the provider;

                  (e)      is furnished to the Recipient by a third party
         legally entitled to furnish such information and not under an
         obligation of confidentiality to the Provider; or

                  (f)      was independently developed by employees or agents of
         the Recipient without access to or use of such information disclosed by
         the Provider to the Recipient.

         9.3      DISCLOSURE OF TERMS AND CONDITIONS OF THIS AGREEMENT.

         Except as otherwise provided in Section 9.2 above, Licensor and
Licensee shall not disclose any terms or conditions of this Agreement to any
Third Party without the prior consent of the other party, PROVIDED THAT, either
party may disclose the terms and conditions of this Agreement in connection with
such party's merger, consolidation, change in control, sale of all or
substantially all its assets, an equity investment in such party by a Third
Party or such party's disclosure obligations pursuant to applicable disclosure
laws, rules or regulations. Notwithstanding the foregoing, prior to execution of
this Agreement, Licensor and Licensee shall agree upon the substance of
information that can be used to describe the terms of this transaction, and
Licensor and Licensee may disclose such information, as modified by mutual
agreement from time to time, without the other party's consent.

                                      -13-

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<PAGE>

10.      REPRESENTATIONS AND WARRANTIES.

         10.1 BY EACH PARTY. Each party hereby represents and warrants to the
other party as follows:

                  (a)      Such party is duly organized, validly existing and in
         good standing under the laws of the state in which it is organized.

                  (b)      Such party (a) has the power and authority and the
         legal right to enter into this Agreement and to perform its obligations
         hereunder, and (b) has taken all necessary action on its part to
         authorize the execution and delivery of this Agreement and the
         performance of its obligations hereunder. This Agreement has been duly
         executed and delivered on behalf of such party, and constitutes a
         legal, valid, binding obligation, enforceable against such party in
         accordance with its terms.

                  (c)      All necessary consents, approvals and authorizations
         of all governmental authorities and other Persons required to be
         obtained by such party in connection with this Agreement have been
         obtained.

                  (d)      The execution and delivery of this Agreement and the
         performance of such party's obligations hereunder (a) do not conflict
         with or violate any requirement of applicable laws or regulations, and
         (b) do not conflict with, or constitute a default under, any
         contractual obligation of it.

         10.2 BY LICENSOR.  The Licensor hereby represents, warrants and
covenants to the Licensee that:

                  (a)      except as may otherwise be expressly notified to the
         Licensee in writing, the Licensor has and for the duration of this
         Agreement, will continue to have full right and title to the Patents,
         the Patent Applications, the Inventions, the Information, the Know-How,
         the Improvements and the Licensed Technology, except to the extent
         co-owned with Licensee;

                  (b)      the Licensor has the right to grant the license and
         sublicense rights under this Agreement to the Licensee and the
         Licensee's sublicensees;

                  (c)      the Licensor is entitled to make all patent
         applications which it has made, and the Licensor has not made knowing
         use of any intellectual property or other rights of any third party in
         the making of the patent applications;

                  (d)      all Patent Applications filed by the Licensor at the
         date of this Agreement have to the best knowledge of the Licensor been
         made in the prescribed form and in the prescribed manner;

                  (e)      the Patents, the Patent Applications, the Inventions,
         the Information, the Know-How and the Improvements include or will
         include all technology owned by or registered in the name of the
         Licensor or to which the Licensor is beneficially entitled on

                                      -14-

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<PAGE>

         or relating to the Field and possessed, invented, developed or acquired
         by or for the Licensor;

                  (f)      all Inventions, Information, Know-How and
         Improvements supplied to the Licensee by the Licensor will be to the
         best of the knowledge and belief of the Licensor true, accurate,
         reliable and up-to-date; and

                  (g)      Licensor (a) is the sole owner or exclusive licensee
         of the Licensed Technology, and except as Licensor has expressly
         informed Licensee in writing prior to the date of this Agreement, has
         not granted to any Third Party any license or other interest in the
         Licensed Technology; (b) is not aware of any Third Party patent, patent
         application or other intellectual property rights that would be
         infringed (i) by practicing any process or method or by making, using
         or selling any composition which is claimed or disclosed in the Patents
         or which constitutes Information and Know-How, or (ii) by making, using
         or selling Products; and (c) is not aware of any infringement or
         misappropriation by a Third Party of the Licensed Technology.

         10.3 INDEMNITY.

         The Licensor will indemnify the Licensee (including its employees,
agents and representatives) throughout the term of this Agreement against legal
liability, and against the costs of any claims or actions arising under this
Agreement to the extent that the liability is directly caused by negligent acts
or by omissions of the Licensor in the carrying out of its obligations under
this Agreement or is caused by a breach of any warranty, representation or
covenant given by the Licensor under this Agreement.

11.      FAILURE TO GRANT OR SUBSEQUENT REVOCATION OF TRUST.

         11.1 ***

         If as a result of the *** the Licensee, its Affiliates or any of the
Licensee's sublicensees in such part of the Territory is significantly adversely
affected with regard to the research, development, commercialization,
manufacture, use, import, offering for sale, sale or profitability of a Product,
*** (i) through an order of a court, other governmental or administrative order
(A) against which no appeal can be taken declaring the relevant patents invalid,
unenforceable or otherwise (as the case may be) or (B) refusing to grant or
recognize the relevant Patent, Patent Application or other intellectual property
right under the Licensed Technology becomes final, (ii) through a law,
regulation or statute or (iii) otherwise; PROVIDED HOWEVER, *** if the Licensee
reasonably demonstrates to the Licensor good and sufficient reason for such
reduction.

         11.2 ***

         *** the Royalties payable to the Licensor by Licensee under this
Agreement *** and this Agreement shall be deemed automatically amended
accordingly.

                                      -15-

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<PAGE>

12.      PATENT INFRINGEMENT.

         12.1 NOTIFICATION OF INFRINGEMENT.

         Each party shall notify the other party of any infringement in the
Territory known to such party of any Patents and shall provide the other party
with the available evidence, if any, of such infringement.

         12.2 ENFORCEMENT OF PATENT RIGHTS.

         Licensee, at its sole expense, shall have the right to determine the
appropriate course of action to enforce all intellectual property rights within
the Licensed Technology (including without limitation, any Patent, patent right,
trade secret right, or other right) or otherwise abate the infringement thereof,
to take (or refrain from taking) appropriate action to enforce all intellectual
property rights within the Licensed Technology, to control any litigation or
other enforcement action and to enter into, or permit, the settlement of any
such litigation or other enforcement action with respect to the intellectual
property rights within the Licensed Technology, and shall consider, in good
faith, the interests of Licensor in so doing. If Licensee does not, within one
hundred twenty (120) days of receipt of notice from Licensor, abate the
infringement or file suit to enforce the intellectual property rights within the
Licensed Technology against at least one infringing party in the Territory,
Licensor shall have the right to take whatever action it deems appropriate to
enforce such intellectual property rights within the Licensed Technology;
PROVIDED, HOWEVER, that, within thirty (30) days after receipt of notice of
Licensor's intent to file such suit, Licensee shall have the right to jointly
prosecute such suit and to fund up to one-half (1/2) the costs of such suit. The
party controlling any such enforcement action shall not settle the action or
otherwise consent to an adverse judgment in such action that diminishes the
rights or interests of the non-controlling party without the prior written
consent of the other party. All monies recovered upon the final judgment or
settlement of any such suit to enforce the intellectual property rights within
the Licensed Technology shall be shared, after reimbursement of expenses, by
Licensor and Licensee PRO RATA according to the respective percentages of costs
borne by each in such suit. Notwithstanding the foregoing, Licensor and Licensee
shall fully cooperate with each other in the planning and execution of any
action to enforce the intellectual property rights within the Licensed
Technology.

         12.3 NOTIFICATION.

         In the event either Party asserts a claim or institutes an action as a
result of an actual or apparent infringement of any intellectual property right
within the Licensed Technology, such party will immediately notify the other
party.

         12.4 ASSISTANCE.

         Either Party (the "Cooperating Party") will if required by a Party
asserting a claim or prosecuting an action pursuant to this Article 12 (the
"Asserting Party"), lend its name and will otherwise do all acts and things the
Asserting Party may reasonably require to assist the Asserting Party in
performing its obligations under this Article 12. Without limiting the preceding
sentence, the Cooperating Party will execute all documents and do all things
reasonably necessary to aid and co-operate in the prosecution of any action
bought by the

                                      -16-

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<PAGE>

Asserting Party pursuant to Article 12.

13.      TERMINATION.

         13.1 EXPIRATION.

         Subject to the provisions of Sections 13.2 and 13.3 below, this
Agreement shall expire on the expiration of Licensee's obligation to pay
royalties to the Licensor under Section 3.1 above.

         13.2 TERMINATION BY LICENSOR.

         The Licensor may at any time terminate this Agreement upon the
happening of any of the following events (other than a "Force Majeure Event"):

                  (a)      if an order is made or a resolution passed for the
         winding up or the dissolution without winding up or liquidation of the
         Licensee, provided always that default shall not be deemed to have
         occurred where the winding up, dissolution or liquidation is for the
         purpose of a reorganization, merger, consolidation, reconstruction or
         amalgamation and the scheme for such a reorganization, merger,
         acquisition, consolidation, reconstruction or amalgamation requires the
         surviving entity to assume all of the Licensee's liabilities hereunder;

                  (b)      if default is made by the Licensee in payment of
         Royalty, and where such default is not remedied within ninety (90) days
         after written notice specifying such default and requiring the Licensee
         to remedy the same has been given by the Licensor to the Licensee; or

                  (c)      if material default is made by the Licensee in
         performance or observance of any material provision of this Agreement
         other than a default referred to in subparagraph (b) above, and where
         such default is capable of remedy such default is not remedied within
         one hundred and eighty (180) days after written notice specifying such
         default and requiring the Licensee to remedy the same has been by the
         Licensor to the Licensee.

         13.3 TERMINATION BY LICENSEE.

         The Licensee may at any time terminate this Agreement:

                  (a)      by notice if material default is made by the Licensor
         in the performance or observance of any provision of this Agreement,
         and where such default is capable of remedy such default is not is not
         remedied within ninety (90) days after written notice specifying such
         default and requiring the Licensor to remedy the same has been given by
         the Licensor; PROVIDED HOWEVER, that Licensee shall also have the right
         to elect not to terminate this Agreement and during the period of such
         material default by Licensor under this paragraph (a) ***

                  (b)      in its sole discretion, on a Product-by-Product basis
         or otherwise, upon thirty (30) days prior written notice to Licensor.

                                      -17-

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<PAGE>

14.      EFFECTS OF TERMINATION.

         14.1 EFFECTS OF TERMINATION.

         Upon terminating of this Agreement for any reason whatsoever:

                  (a)      each Party will return to the other Party all of the
         second mentioned Party's Confidential Information in the possession or
         under the control, or in the possession or under the control of the
         servants or agents of the mentioned Party.

                  (b)      subject to paragraph (c) of this Section 14.1 neither
         Party will have any further rights in relation to the other Party's
         Confidential Information whether under common or other law, statute or
         otherwise and, each Party will, at its own expense, execute and deliver
         to the other Party such instruments and take all other action as the
         other Party deems reasonably necessary to ensure the termination of any
         such rights, and to vest every interest in the Confidential Information
         in the Party owning that Confidential Information.

                  (c)      any Sublicense will remain in full force and effect
         provided the sublicensee is not in breach of the Sublicense and
         performs all reasonable actions required by the Licensor to effect a
         novation of the Sublicense to the Licensor;

                  (d)      Sections 3.14, 8.2, 8.3, 10.2, 10.3, 14.1 and
         Articles 9, shall survive any termination or expiration of this
         Agreement;

                  (e)      Section 3 will continue in force and effect until all
         applicable Royalties payable under this Agreement are paid.

         14.2 ACCRUED RIGHTS AND OBLIGATIONS.

         Upon expiration of this Agreement, Licensee shall have a paid-up, ***
license (with the right to grant sublicenses) under the Licensed Technology to
make, use, sell, offer for sale, import, develop and commercialize Products.
Expiration or termination of this Agreement will not affect any rights or
obligations which may have accrued, to either Party, prior to the date of such
termination.

15.  GENERAL.

         15.1 WAIVER.

         Any waiver or other indulgence by either Party in respect of any
obligation of the other party under this Agreement will operate only if in
writing and will apply only to the specified instance, and will not constitute a
waiver of or an indulgence in respect of any other right or obligation under
this Agreement.

                                      -18-

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<PAGE>

         15.2 ENTIRE AGREEMENT.

         This Agreement constitutes the whole and entire agreement between the
Parties and replaces all previous representations, understandings or
arrangements given or made by the Parties, whether oral or in writing.

         15.3 ASSIGNMENT.

         Neither Party will assign all or any of its rights under this Agreement
without the prior written consent of the other Party, which consent must not be
unreasonably withheld, except that the Licensee may assign its rights without
consent to any party with which it may merge or consolidate or to which it may
transfer all or substantially all of its assets, provided other such party
agrees in writing to assume all of the Licensee's obligations hereunder.

         15.4 APPLICABLE LAW.

         This Agreement is governed by and to be construed according to the laws
of the State of New York without regard to the conflicts of laws principles
thereof.

         15.5 AMENDMENTS.

         This Agreement may not be varied except in writing signed by the
Parties.

         15.6 SEVERABILITY.

         If any Provision of this Agreement is held by a court to be unlawful,
invalid, unenforceable or in conflict with any rule of law, statute, ordinance
or regulation, the validity and enforceability of the remaining provisions will
not be thereby affected.

         15.7 FORCE MAJEURE.

         Neither Party shall be held liable or responsible to the other party
nor be deemed to have defaulted under or breached this Agreement for failure or
delay in fulfilling or performing any term of this Agreement to the extent, and
for so long as, such failure or delay is caused by or results from causes beyond
the reasonable control of the affected Party, including but not limited to fire,
floods, embargoes, war, acts of war (whether war be declared or not),
insurrections, riots, civil commotions, strikes, lockouts or other labor
disturbances, acts of God or acts, omissions or delays in acting by any
governmental authority or the other Party.

         15.8 NOTICES.

         Any consent, notice or report required or permitted to be given or made
under this Agreement by one of the parties hereto to the other party shall be in
writing, delivered personally or by facsimile (and promptly confirmed by
personal delivery, first class mail (or materially similar mail) or courier),
first class mail or courier, postage prepaid (where applicable), addressed to
such other party at its address indicated below, or to such other address as the
addressee shall have last furnished in writing to the addressor and (except as
otherwise provided in this Agreement) shall be effective upon receipt by the
addressee.

                                      -19-

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<PAGE>

                  If to Licensor:   ***

                  Address:          ***

                  Facsimile:        ***

                  If to Licensee:   ***

                  Address:          ***

                  Facsimile:        ***

                  (a)      if given by hand, will be deemed to have been given
         on the day it was so delivered;

                  (b)      if given by mail, will be deemed to have been given
         seven clear business days after being sent pre-paid mail;

                  (c)      if given by facsimile, will be deemed to have been
         given on the day on which the facsimile is sent and the sender's
         machine records that the transmission has been received by the
         recipient's facsimile machine and, a hard copy of the relevant notice
         shall be sent to the recipient by first class pre-paid mail within
         twenty-four (24) hours of a successful transmission report by the
         sender's facsimile machine.

         15.9     FURTHER AGREEMENTS.

         Each Party shall execute, acknowledge and deliver such agreements,
deeds and documents and do or cause to be done all such other acts and things as
shall be necessary or appropriate to give effect to this Agreement or to carry
out the purposes and intent of this Agreement.

         15.10    CHARGES.

         All stamp duties and governmental charges arising out of or incidental
to this Agreement (other than charges with respect to the payment of income
taxes by Licensor) shall be the responsibility of and payable by the Licensee.

                                      -20-

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<PAGE>

         IN WITNESS WHEREOF the Parties have executed this Agreement on the date
and in the year first above written.

                             UNIVERSITY OF EDINBURGH

                             By: /s/ M.D. Cornish
                                -----------------------------------------------

                             Name: M.D. Cornish
                                  ---------------------------------------------

                             Title: Deputy Secretary
                                   --------------------------------------------

                             DELTAGEN, INC.

                             By: /s/ William Matthews, Ph.D.
                                -----------------------------------------------

                             Name:  William Matthews
                                  ---------------------------------------------

                             Title: President and Chief Executive
                                   --------------------------------------------

                                      -21-

***     Confidential material redacted and separately filed with the Commission.<PAGE>
                                                                EXHIBIT 10.5.1

                    AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

               STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE-NET
                  (Do not use this form for Multi-Tenant Property)

     1.   Basic Provisions:  ("Basic Provisions")

          1.1  Parties:  This Lease ("Lease"), dated for reference purposes
only, January 25, 1997, is made by and between Martin P. Hull, Mieke Dankers,
Dennis W. Royer, and Christine J. Royer, tenants in common ("Lessor") and
Deltagen, a Delaware corporation (collectively the "Parties," or individually
a "Party").

          1.2  Premises:  That certain real property, including all
Improvements therein or to be provided by Lessor under the terms of this
Lease, and commonly known by the street address of 1031 Bing Street, San
Carlos located in the County of San Mateo, State of California, and generally
described as (describe briefly the nature of the property) free-standing
office/warehouse building, including the driveways, walkways, and parking
areas ("Premises").  (See Paragraph 2 for further provisions.)

          1.3  Term:  3 years and 0 months ("Original Term") commencing March
1, 1997 ("Commencement Date") and ending February 29, 2000 ("Expiration
Date"). (See Paragraph 3 for further provisions.)

          1.4  Early Possession:  See paragraph 1.4 of the Addendum below
("Early Possession Date").  (See paragraphs 3.2 and 3.3 for further
provisions.)

          1.5  Base Rent:  $13,260.00 per month ("Base Rent"), payable on the
1st day of March, 1997.  (See Paragraph 4 for further provisions.)

/ / If this box is checked, there are provisions in this Lease for the Base
Rent to be adjusted.  Paragraph 1.5 is continued on Addendum.

          1.6  Base Rent Paid Upon Execution:  $13,260.00 as Base Rent for
the period March 1, 1997 through March 31, 1997.

          1.7  Security Deposit:  $13,260.00 ("Security Deposit").  (See
Paragraph 6 for further provision.)

          1.8  Permitted Use:  biotechnology, research and development, and
other related legal uses.  (See Paragraph 6 for further provisions.)

          1.9  Insuring Party:  Lessor is the "Insuring Party" unless
otherwise slated herein.  (See Paragraph 8 for further provisions.)

          1.10 Real Estate Brokers:  The following real estate brokers
(collectively, the Brokers") and brokerage relationships exist in this
transaction and are consented to by the Parties (check applicable boxes):

     Cornish & Carey Commercial represents
     /X/ Lessor exclusively ("Lessor's Broker"); / / both Lessor and Lessee, and

     Dumas & Company represents
     /X/ Lessee exclusively ("Lessee's Broker"); / / both Lessee and Lessor.
(See Paragraph 15 for further provisions.)

          1.11 Guarantor.  The obligations of the Lessee under this Lease are
to be guaranteed by ____________________ ("Guarantor").  (See Paragraph 37
for further provisions.)

          1.12 Addenda.  Attached hereto is an Addendum or Addenda consisting
of Paragraphs 1, 2 through 53 and Exhibits N/A all of which constitute a part
of this Lease.

                                      -1-
<PAGE>

     2.   Premises.

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

          2.2  Condition.  Lessor shall deliver the Premises to Lessee clean
and free of debris on the Commencement Date and warrants to Lessee that the
existing plumbing, fire sprinkler system, lighting, air conditioning, heating
and loading doors, if any, in the Premises, other than those constructed by
Lessee, shall be in good operating condition on the Commencement Date.  If a
non-compliance with said warranty exists as of the Commencement Date, Lessor
shall, except as otherwise provided in this Lease, promptly after receipt of
written notice from Lessee setting forth with specifically the nature and
extent of such non-compliance, rectify same at Lessor's expense.  If Lessee
does not give Lessor written notice of a non-compliance wit this warranty
within thirty (30) days after the Commencement Date, correction of that
non-compliance shall be the obligation of Lessee at Lessee's sole cost and
expense.

          2.3  Compliance with Covenants, Restrictions and Building Code,
Lessor warrants to Lessee that the Improvements on the Premises comply with
all applicable covenants or restrictions of record and applicable building
code, regulations and ordinances in affect on the Commencement Date.  Said
warranty does not apply to the use to which Lessee will put the Premises or
to any Alterations or Utility Installations (as defined in Paragraph 7.3(a))
made or to be made by Lessee.  If the Premises do not comply with said
warranty, Lessor shall, except as otherwise provided in this Lease, promptly
alter receipt of written notice from Lessee setting forth with specifically
the nature and extent of such non-compliance, rectify the same at Lessor's
expense.  If Lessee does not give Lessor written notice of a non-compliance
with this warranty within six (6) months following the Commencement Date,
correction of that non-compliance shall be the obligation of Lessee at
Lessee's sole cost and expense.

          2.4  Acceptance of Premises.  Lessee hereby acknowledges:  (a) that
it has been advised by the Brokers to satisfy itself with respect to the
condition of the Premises (including but not limited to the electrical and
fire sprinkler systems, security, environmental aspects, compliance with
Applicable Law, as defined in Paragraph 6.3) and the present and future
suitability of the Premises for Lessee's intended use.

          2.5  Lessee Prior Owner/Occupant.  The warranties made by Lessor in
this Paragraph 2 shall be of no force or effect if immediately prior to the
date set forth in Paragraph 1.1 Lessee was the owner or occupant of the
Premises.  In such event, Lessee shall, at Lessee's sole cost and expense,
correct any non-compliance of the Premises with said warranties.

     3.   Term.

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

          3.2  Early Possession.  If Lessee totally or partially occupies the
Premises prior to the Commencement Date, the obligation to pay Base Rent
shall be abated for the period of such early possession.  All other terms of
this Lease, however, (including but not limited to the obligations to pay
Real Property Taxes and Insurance premiums and to maintain the Premises)
shall be in effect during each period.  Any such early possession shall not
affect nor advance the Expiration Date of the Original Term.

          3.3  Delay in Possession.  If for any reason Lessor cannot deliver
possession of the Premises to Lessee as agreed herein by the Early Possession
Date, one is specified in Paragraph 1.4, or, if no Early Possession Date is
specified, by the Commencement Date, Lessor shall not be subject to any
liability therefor, nor shall such failure affect the validity of this

                                      -2-
<PAGE>

Lease, or the obligations of Lessee hereunder, or extend the term hereof, but
in such case, Lessee shall not, except as otherwise provided herein, be
obligated to pay rent or perform any other obligation of Lessee under the
terms of this Lease until Lessor delivers possession of the Premises to
Lessee.  If possession of the Premises is not delivered to Lessee within
sixty (60) days after the Commencement Date, Lessee may, at its option, by
notice in writing to Lessor within ten (10) days thereafter, cancel this
Lease, in which event the Parties shall be discharged from all obligations
hereunder; provided, however, that if such written notice by Lessee is not
received by Lessor within said ten (10) day period, Lessee's right to cancel
this Lease shall terminate and be of no further force or effect.  Except as
may be otherwise provided, and regardless of when the term actually
commences, if possession is not tendered to Lessee when required by this
Lease and Lessee does not terminate this Lease; as aforesaid, the period free
of the obligation to pay Bay Rent, if any, that Lessee would otherwise have
enjoyed shall run from the date of delivery of possession and continue for a
period equal to what Lessee would otherwise have enjoyed under the terms
hereof, but minus any days of delay caused by the acts, changes or omissions
of Lessee.

     4.   Rent.

          4.1  Base Rent.  Lessee shall cause payment of Base Rent and other
rent or charges, as the same may be adjusted from time to time, to be
received by Lessor in lawful money of the United States, without offset or
deduction, on or before the day on which it is due under the terms of this
Lease.  Based Rent and all other rent and charges for any period during the
term hereof which is for less than one (1) full calendar month shall be
prorated based upon the actual number of days of the calendar month involved.
Payment of Base Rent and other charges shall be made to Lessor at its
address stated herein or to such other persons or at such other addresses as
Lessor may from time to time designate in writing to Lessee.

     5.   Security Deposit.  Lessee shall deposit with Lessor upon execution
hereof the Security Deposit set forth in Paragraph 1.7 as security for
Lessee's faithful performance of Lessee's obligations under this Lease.  If
Lessee falls to pay Base Rent or other rent or charges due hereunder, or
otherwise Defaults under this Lease (as defined in Paragraph 13.1).  Lessor
may use, apply or retain all or any portion of said Security Deposit for the
payment of any amount due Lessor or to reimburse or compensate Lessor for any
liability, cost, expense, loss or damage (including attorneys' fees) which
Lessor may suffer or incur by reason thereof.  If Lessor uses or applies all
or any portion of said Security Deposit, Lessee shall within ten (10) days
after written request therefor deposit moneys with Lessor sufficient to
restore said Security Deposit to the full amount required by this Lease.  Any
time the Base Rent increases during the term of this Lease, Lessee shall,
upon written request for Lessor, deposit additional moneys with Lessor
sufficient to maintain the same ratio between the Security Deposit and the
Base Rent as those amounts are specified in the Basic Provisions.  Lessor
shall not be required to keep all or any part of the Security Deposit
separate from its general accounts, Lessor shall, at the expiration or
earlier termination of the term hereof and after Lessee has vacated the
Premises, return to Lessee (or, at Lessor's option, to the last assignee, if
any, of Lessee's interest herein), that portion of the Security Deposit not
used or applied by Lessor.  Unless otherwise expressly agreed in writing by
Lessor, no part of the Security Deposit shall be considered to be held in
trust, to bear interest or other increment for its use, or to be prepayment
for any moneys to be paid by Lessee under this Lease.

     6.   Use.

          6.1  Use.  Lessee shall use and occupy the Premises only for the
purposes set forth in Paragraph 1.8, or any other use which is comparable
thereto, and for no other purpose.  Lessee shall not use or permit the use of
the Premises in a manner that creates waste or a nuisance, or that disturbs
owners and/or occupants of, or causes damage to, neighboring premises or
properties.  Lessor hereby agrees to not unreasonably withhold or delay its
consents to any written request by Lessee, Lessees assignees or subtenants,
and by prospective assignees and subtenants of the Lessee, its assignees and
subtenants, for a modification of said permitted purpose for which the
premises may be used or occupied, so long as the same will not impair the
structural integrity of the improvements on the Premises, the mechanical or
electrical systems therein, is not significantly more burdensome to the
Premises and the Improvements thereon, and is otherwise permissible pursuant
to this Paragraph 8. If Lessor elects to withhold such consent, Lessor shall
within five (5) business days give a written notification of same, which
notice shall include an explanation of Lessor's reasonable objections to the
change in use.

                                      -3-
<PAGE>

          6.2  Hazardous Substances.

               (a)  Reportable Uses Require Consent.  The term "Hazardous
Substance" as used in this Lease shall mean any product, substance, chemical,
material or waste whose presence, nature, quantity and/or intensity of
existence, use, manufacture, disposal, transportation, spill releases or
affect, either by itself or in combination with other materials expected to
be on the Premises, is either:  (i) potentially injurious to the public
health, safety or welfare, the environment or the Premises, (ii) regulated or
monitored by any governmental authority, or (iii) a basis for liability of
Lessor to any governmental agency or third party under any applicable statute
or common law theory.  Hazardous Substance shall include, but not be limited
to, hydrocarbons, petroleum, gasoline, crude oil or any products, by-products
or fractions thereof.  Lessee shall not engage in any activity in, on or
about the Premises which constitutes a Reportable Use (as hereinafter
defined) of Hazardous Substances without the express prior written consent of
Lessor and compliance in a timely manner (at Lessee's sole cost and expense)
with all Applicable Law (as defined in Paragraph 6.3).  "Reportable Use"
shall mean (i) the installation or use of any above or below ground storage
tank, (iii) the generation, possession, storage, use, transportation, or
disposal of a Hazardous Substance that requires a permit from, or with
respect to which a report, notice, registration or business plan is required
to be filled with, any governmental authority. Reportable Use shall also
include Lessee's being responsible for the presence in, on or about the
Premises of a Hazardous Substance with respect to which any Applicable Law
requires that a notice be given to persons entering or occupying the Premises
or neighboring properties.  Notwithstanding the foregoing, Lessee may,
without Lessor's prior consent, but in compliance with all Applicable Law,
use any ordinary and customary materials reasonably required to be used
Lessee in the normal course of Lessee's business permitted on the Premises,
so long as such use is not a Reportable Use and does not expose the Premises
or neighboring properties to any meaningful risk of contamination or damage
or expose Lessor to any liability therefor.  In addition, Lessor may (but
without any obligation to do so) condition its consent to the use or presence
of any Hazardous Substance, activity or storage tank by Lessee upon Lessee's
giving Lessor such additional assurances as Lessor, in its reasonable
discretion, deems necessary to protect itself, the public, the Premises and
the environment against damage, contamination or injury and/or liability
therefrom or therefor, including, but not limited to, the installation (and
removal on or before Lease expiration or earlier termination) of reasonably
necessary protective modifications to the Premises (such as concrete
easements) and/or the deposit of an additional Security Deposit under
Paragraph 5 hereof.  Paragraph 6.2(a) is continued on Addendum or disclosure
to Lessee.

               (b)  Duty to Inform Lessor.  If Lessee knows, or has
reasonable cause to believe, that a Hazardous Substance, or a condition
involving or resulting form same, has come to be located in, on, under or
about the Premises, other than as previously consented to by Lessor, Lessee
shall immediately give written notice of such fact to Lessor.  Lessee shall
also immediately give Lessor a copy of any statement, report, notice,
registration, application, permit, business plan, license, claim, action or
proceeding given to, or received from, any governmental authority or private
party, or persons entering or occupying the Premises, concerning the
presence, spill, release, discharge of, or exposure to, any Hazardous
Substance or contamination in, on, or about the Premises, including but not
limited to all such documents as may be involved in any Reportable Uses
Involving the Premises.

               (c)  Indemnification.  Lessee shall indemnify, protect, defend
and hold Lessor, its agents, employees, lenders and ground lessor, if any,
and the Premises, harmless from and against any and all loss of rents and/or
damages, liabilities, judgments, costs, claims, liens, expenses, penalties,
permits and attorney's and consultant's fees arising out of or involving any
Hazardous Substance or storage tank brought onto the Premises by or for
Lessee or under Lessee's control.  Lessee's obligations under this Paragraph
6 shall include, but not be limited to, the effects of any contamination or
injury to person, property or the environment created or suffered by Lessee,
and the cost of investigation (including consultant's and attorney's fees and
testing), removal, remediation, restoration and/or abatement thereof, or of
any contamination therein involved, and shall survive the expiration or
earlier termination of this Lease.  No termination, cancellation or release
agreement entered into by Lessor and Lessee shall release Lessee from its
obligations under this Lease with respect to Hazardous Substances or storage
tanks, unless specifically so agreed by Lessor in writing at the time of such
agreement. Paragraph 6.2(d) is set forth in Addendum.

                                      -4-
<PAGE>

          6.3  Lessee's Compliance with Law.  Lessee shall, within (5) days
after receipt of Lessor's written request, provide Lessor with copies of all
documents and information, including, but not limited to, permits,
registrations, manifests, applications, reports and certificates, evidencing
Lessee's compliance with any Applicable Law specified by Lessor, and shall
immediately upon receipt, notify Lessor in writing (with copies of any
documents involved) of any threatened or actual claim, notice, citation,
warning, complaint or report pertaining to or involving failure by Lessee or
the Premises to comply with any Applicable Law.  The first sentence of
paragraph 6 is found in the Addendum.

          6.4  Inspection; Compliance.  Lessor and Lessor's Lender(s) (as
defined in Paragraph 8.3(a)) shall have the right to enter the Premises and
for verifying compliance by Lessee and this Lease and all Applicable Laws (as
defined in Paragraph 8.3), and to employ experts and/or consultants in
connection therewith and/or consultants in connection therewith and/or to
advise Lessor with respect to Lessee's activities, including but not limited
to the installation, operation, use, monitoring, maintenance, or removal of
any Hazardous Substance or storage tank on or form the Premises.  The costs
and expenses of any such inspections shall be paid by the party requesting
same, unless a Default or Breach of this Lease, violation of Applicable Law,
or a contamination, caused or materially contributed to by Lessee is found to
exist or be imminent, or unless the inspection is requested or ordered by a
governmental authority as the result of any such existing or imminent
violation or contamination.  In any such case, Lessee shall upon request
reimburse Lessor or Lessor's Lender, as the case may be, for the costs and
expenses of such inspection.

     7.   Maintenance; Repairs; Utility Installations; Trade Fixtures and
Alterations.

          7.1  Lessee's Obligations.

               (a)  Subject to the provisions of Paragraphs 2.2 (Lessor's
warranty as to condition), 2.3 (Lessor's warranty as to compliance with
covenants, etc.), 7.2 (Lessor's obligations to repair), 9 (damage and
destruction), and 14 (condemnation), Lessee shall, at Lessee's sole cost and
expense and at all times, keep the Premises, and every part thereof in good
order, condition and repair, and non-structural (whether or not such portion
of the Premises requiring repairs, or the means of repairing the same, are
reasonably or readily accessible to Lessee, and whether or not the need for
such repairs occurs as a result of Lessee's use any prior use, the elements
or the age of such portion of the Premises), including, without limiting the
generality of the foregoing, equipment or facilities serving the Premises,
such as plumbing, heating, air conditioning, ventilating, electrical,
lighting facilities, boilers, fired or unfired pressure vessels, fire
sprinkler and/or standpipe and hose or other automatic fire extinguishing
system, including fire alarm and/or smoke detection systems and equipment,
fixtures, walls (interior and exterior),  ceilings, roofs, floors, windows,
doors, plate glass, skylights. landscaping,  signs.  Lessee shall not cause
or permit any Hazardous Substance to be spilled or released in, on, under or
about the Premises (including through the plumbing or sanitary sewer system)
and shall promptly, at Lessee's expense, take all investigatory and/or
remedial action reasonably recommended, whether or not formally ordered or
required, for the cleanup of any contamination of, and for the maintenance,
security and/or monitoring of the Premises, the elements surrounding same, or
neighboring properties, that was caused or materially contributed to by
Lessee, or pertaining to or involving any Hazardous Substance and/or storage
tank brought onto the Premises by or for Lessee or under its control.
Lessee, in keeping the Premises in good order, condition and repair, shall
exercise and perform good maintenance practices.  Lessee's obligations shall
include restorations, replacements or renewals when necessary to keep the
Premises and all

                                      -5-
<PAGE>

improvements thereon or a part thereof in good order, condition and state of
repair.  If Lessee occupies the Premises for seven (7) years or more, Lessor
may require Lessee to repaint the exterior of the buildings on the Premises
as reasonably required, but not more frequently than any needed repairs.
Notwithstanding the above, Paragraph 7.2 is subject to the terms of Paragraph
50 below of the Addendum.

               (b)  Lessee, shall, at Lessee's sole cost and expense, procure
and maintain contracts, with copies to Lessor, in customary form and
substances for, and with contractors specializing and experienced in, the
inspection, maintenance and service of the following equipment and
improvements, if any, located on the Premises:  (i) heating, air conditioning
and ventilation equipment, (ii) boiler, fired or unfired pressure vessels,
(iii) fire sprinkler and/or standpipe and hose or other automatic fire
extinguishing systems, including fire alarm and/or smoke detection, (iv)
landscaping and irrigation systems, (v) roof covering and drain maintenance
and (vi) asphalt and parking lot maintenance.  Paragraph 7.1 is continued on
Addendum.

          7.2  Lessor's Obligations.  Except for the warranties and
agreements of Lessor contained in Paragraphs 2.2 (relating to condition of
the Premises), 2.3 (relating to compliance with covenants, restrictions and
building code), 9 (relating to destruction of the Premises) and 14 (relating
to condemnation of the Premises).  It is intended by the Parties hereto that
Lessor have no obligation, in any manner whatsoever, to repair and maintain
the Premises, the improvements located thereon, or the equipment therein, all
of which obligations are intended to be that of the Lessee under Paragraph
7.1 hereof. It is the intention of the Parties that the terms of this Lease
govern the respective obligations of the Parties as to maintenance and repair
of the Premises.  Lessee and Lessor expressly waive the benefit of any
statute now or hereafter in effect to the extent it is inconsistent with the
terms of this Leas with respect to, or which affords Lessee the right to make
repairs at the expense of Lessor or to terminate this Lease by reason of any
needed repairs. Notwithstanding the above, Paragraph 7.2 is subject to the
terms of Paragraph 50 below of the Addendum.

          7.3  Utility Installations; Trade Fixtures; Alterations.

               (a)  Definitions; Consent Required.  The term "Utility
Installations" is used in this Lease to refer to all carpeting, window
coverings, air lines, power panels, electrical distribution, security, fire
protection systems, communication systems, lighting fixtures, heating,
ventilating, and air conditioning equipment, plumbing, and fencing in, on or
about the Premises.  The term "Trade Fixtures" shall mean Lessee's machinery
and equipment that can be removed without doing material damage to the
Premises. The term "Alternations" shall mean any modification of the
improvements on the Premises from that which are provided by Lessor under the
terms of this Lease, other than Utility Installations or Trade Fixtures,
whether by addition or deletion, "Lessee Owned Alternations and/or Utility
Installations" are defined as Alterations and/or Utility Installations made
by lessee that are not yet owned by Lessor as defined in Paragraph 7.4(a).
Lessee shall not make any Alterations or Utility Installations in, on, under
or about the Premises without Lessor's prior written consent.  Lessee may,
however, make non-structural Utility Installations to the Interior of the
Premises (excluding the roof), as long as they are not visible from the
outside, do not involve puncturing, relocating or removing the roof or any
existing walls, and the cumulative cost thereof during the term of this Lease
as extended does not exceed $25,000.

               (b)  Consent.  Any Alterations or Utility Installations that
Lessee shall desire to make and which require the consent of the Lessor shall
be presented to Lessor in written form with proposed detailed plans.  All
consents given by Lessor, whether by virtue of Paragraph 7.3(a) or by
subsequent specific consent, shall be deemed conditioned upon:  (i) Lessee's
acquiring all applicable permits required by governmental authorities, (ii)
the furnishing of copies of such permits together with a copy of the plans
and specifications for the Alteration or Utility Installation to Lessor prior
to commencement of the work thereon, and (iii) the compliance by Lessee with
all conditions of said permits in a prompt and expeditious manner.  Any
Alterations or Utility installations by Lessee during the term of this Lease
shall be done in a good and workmanlike manner, with good and sufficient
materials, and in compliance with all Applicable Law.  Lessee shall promptly
upon completion thereof furnish Lessor with as-built plans and specifications
therefor.  Lessor may (but without obligation to do so) condition its consent
to any requested Alteration or Utility installation that costs $10,000 or
more upon Lessee's providing Lessor with a lien and completion bond in an
amount equal to one and one-

                                      -6-
<PAGE>

half times the estimated cost of such Alteration or Utility Installation
and/or upon Lessee's posting an additional Security Deposit with Lessor under
Paragraph 35 hereof.

               (c)  Indemnification.  Lessee shall pay, when due, all claims
for labor or materials furnished or alleged to have been furnished to or for
Lessee at or for use on the Premises, which claims are or may be secured by
any mechanics' or materialmen's lien against the Premises or any interest
therein. Lessee shall give Lessor not less than ten (10) days' notice prior
to the commencement of nay work in, on or about the Premises, and Lessor
shall have the right to post notices of  non-responsibility in or on the
Premises as provided by law.  If Lessee shall, in good faith, contest the
validity of any such lien, claim or demand, then Lessee shall, at its sole
expense defend and protect itself, Lessor and the Premises against the same
and shall pay and satisfy any such adverse judgment that may be rendered
thereon before the enforcement thereof against the Lessor or the Premises.
If Lessor shall require, Lessee shall furnish to Lessor a surely bond
satisfactory to Lessor in an amount equal to one and one-half times the
amount of such contested lien claim or demand, indemnifying Lessor against
liability for the same, as required by law for the holding of the Premises
free from the effect of such lien or claim.  In addition, Lessor may require
Lessee to pay Lessor's attorney's fees and costs in participating in such
action if Lessor shall decide it is to its best interest to do so.

          7.4  Ownership, Removal; Surrender; and Restoration.

               (a)  Ownership.  Subject to Lessor's right to require their
removal or become the owner thereof as hereinafter provided in this Paragraph
7.4, all Alterations and Utility Additions made to the Premises by Lessee
shall be the property of and owned by Lessee, but considered a part of the
Premises. Lessor may, at any time and at its option, elect in writing to
Lessee to be the owner of all or any specified part of the Lessee Owned
Alterations and Utility Installations.  Unless otherwise instructed per
subparagraph 7.4(b) hereof, all Lessee Owned Alterations and Utility
Installations shall, at the expiration or earlier termination of this Lease,
become the property of Lessor and remain upon and be surrendered by Lessee
with the Premises.

               (b)  Removal.  Unless otherwise agreed in writing, Lessor may
require that any or all Lessee Owned Alterations or Utility Installations be
removed by the expiration or earlier termination of this Lease,
notwithstanding their installation may have been consented to by Lessor.
Lessor may require the removal at any time of all or any part of any Lessee
Owned Alterations or Utility Installations made without the required consent
of Lessor.

               (c)  Surrender/Restoration.  Lessee shall surrender the
Premises by the end of the last day of the Lease term or any earlier
termination date, with all of the improvements, parts and surfaces thereof
clean and free of debris and in good operating order, condition and state of
repair, ordinary wear and tear expected.  "Ordinary wear and tear" shall not
include any damage or deterioration that would have been prevented by good
maintenance practice or by Lessee performing all of its obligations under
this Lease. Except as otherwise agreed or specified in writing by Lessor, the
Premises, as surrendered, shall include the Utility Installations.  The
obligation of Lessee shall include the repair of any damage occasioned by the
installation, maintenance or removal of Lessee's Trade Fixtures, furnishings,
equipment, and Alterations and/or Utility Installations, as well as the
removal of any storage tank installed by or for Lessee, and the removal,
replacement, or remediation of any soil, material or ground water
contaminated by Lessee, all as may then be required by Applicable Law and/or
good service practice.  Lessee's Trade Fixtures shall remain the property of
Lessee and shall be removed by Lessee subject to its obligations to repair
and restore the Premises per this Lease.  Paragraph 7.4 is continued on
Addendum.

     8.   Insurance; Indemnity.

          8.1  Payment for Insurance.  Regardless of whether the Lessee is
the Insuring Party, Lessee shall pay for all insurance required under this
Paragraph 8 except to the extent of the cost attributable to liability
insurance carrier by Lessor in excess of $1,000,000 per occurrence.  Premiums
for policy periods commencing prior to or extending beyond the Lease term
shall be prorated to correspond t the Lease term.  Payment shall be made by
Lessee to Lessor within ten (10) days following receipt of an invoice for any
amount due.

                                      -7-
<PAGE>

          8.2  Liability Insurance.

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

               (b)  Carried by Lessor, in the event Lessor is the Insuring
Party, Lessor shall also maintain liability insurance described in Paragraph
8.2(a), above.  In addition to, and not in lieu of, the insurance required to
be maintained by Lessee.  Lessee shall not be named as an additional insured
therein.

          8.3  Property Insurance-Building, Improvements and Rental Value.

               (a)  Building and Improvements.  The Insuring Party shall
obtain and keep in force during the term of this Lease a policy or policies
in the name of Lessor, with loss payable to Lessor and to the holders of any
mortgages, deeds of trust or ground leases on the Premises ("Lender(s)"),
insuring loss or damage to the Premises.  The amount of such insurance that
shall be equal to the full replacement cost of the Premises, as the same
shall exist from time to time, or in the amount required by Lenders, but in
no event more than the commercially reasonable and available insurable value
thereof if, by reason of the unique nature or age of the improvements
involved, such latter amount is less than full replacement cost.  If Lessor
is the Insuring Party, however, Lessee Owned Alterations and Utility
Installations shall be insured by Lessee under Paragraph 8.4 rather than by
Lessor.  If the coverage is available and commercially appropriate, such
policy or policies shall insure against all risks of direct physical loss or
damage (except the perils of flood and/or earthquake unless required by a
Lender), including coverage for any additional costs resulting from debris
removal and reasonable amounts of coverage for the enforcement of any
ordinance or law regulating the reconstruction or replacement of any
undamaged sections of the Premises, required to be demolished or removed by
reason of the enforcement of any building, zoning, safety or land use laws as
the result of a covered cause of loss.  Said policy or policies shall also
contain an agreed valuation provision in lieu of any coinsurance clause,
waiver of subrogation, and inflation guard protection causing an increase in
the annual property insurance coverage amount by a factor of not less than
the adjusted U.S. Department of Labor Consumer Price Index for All Urban
Consumers for the city nearest to where the Premises are located.  If such
insurance coverage has a deductible clause, the deductible amount shall not
exceed $1,000 per occurrence, and Lessee shall be liable for such deductible
amount in the event of an Insured Loss, as defined in Paragraph 9.1(c).

               (b)  Rental Value.  The Insuring Party shall, in addition,
obtain and keep in force during the term of this Lease a policy or policies
in the name of Lessor, with loss payable to Lessor and Lender(s), insuring
the loss of the full rental and other charges payable by Lessee to Lessor
under this Lease or one (1) year (including all real estate taxes, insurance
costs, and any scheduled rental increases).  Said insurance shall provide
that in the event the Lease is terminated by reason of an insured loss, the
period of Indemnity for such coverage shall be extended beyond the date of
the completion of repairs or replacement of the Premises, to provide for one
full year's loss of rental revenues from the date of any such loss.  Said
insurance shall contain an agreed valuation provision in lieu of any
coinsurance clause, and the amount of coverage shall be adjusted annually to
reflect the projected rental income, property taxes, insurance premium costs
and other expenses, if any, otherwise payable by Lessee, for the next twelve
(12) month period.  Lessee shall be liable for any deductible amount in the
event of such loss.

                                      -8-
<PAGE>

               (c)  Adjacent Premises.  If the Premises are part of a larger
building, or if the Premises are part of a group of buildings owned by Lessor
which are adjacent to the Premises, the Lease shall pay for any increase in
the premiums for the property insurance of such building or buildings if said
increase is caused by Lessor's acts, omissions, use or occupancy of the
Premises.

               (d)  Tenant's Improvements.  If the Lessor is the Insuring
Party, the Lessor shall not be required to insure Lessee Owned Alterations
and Utility Installations unless the item in question has become the property
of Lessor under the terms of this Lease.  If Lessee is the Insuring Party,
the policy carried by Lessee under this Paragraph 8.3 shall insure Lessee
Owned Alterations and Utility Installations.

          8.4  Lessee's Property Insurance.  Subject to the requirements of
Paragraph 8.5, Lessee at its cost shall either by separate policy or, at
Lessor's option, by endorsement to a policy already carried, maintain
insurance coverage on all of Lessee's personal property, Lessee Owned
Alterations and Utility Installations in, on, or about the Premises similar
in coverage to that carried by the Insuring Party under Paragraph 8.3.  Such
insurance shall be full replacement cost coverage with a deductible of not to
exceed $1,000 per occurrence.  The proceeds from any such insurance shall be
used by Lessee for the replacement of personal property or the restoration of
Lessee Owned Alterations and Utility Installations.  Lessee shall be the
Insuring Party with respect to the insurance required by this Paragraph 8.4
and shall provide Lessor with written evidence that such insurance is in
force.

          8.5  Insurance Policies.  Insurance required hereunder shall be in
companies duly licensed to transact business in the state where the Premises
are located, and maintaining during the policy term a "General Policyholders
Rating" of at least B+, V, or other such rating as may be required by a
Lender having a lien on the Premises, as set forth in the most current issue
of "Best's Insurance Guide."  Lessee shall not do or permit to be done
anything which shall invalidate the insurance policies referred to in this
Paragraph 8.  If Lessee is the Insuring Party, Lessee shall cause to be
delivered to Lessor certified copies of policies of such insurance or
certificates evidencing the existence and amounts of such insurance with the
insureds and loss payable clauses as required by this Lease.  No such policy
shall be cancelable or subject to modification except after thirty (30) days
prior written notice to Lessor. Lessee shall at least thirty (30) days prior
to the expiration of such policies, furnish Lessor with evidence of renewals
or "insurance binders" evidencing renewal thereof, or Lessor may order such
insurance and charge the cost thereof to Lessee, which amount shall be
payable by Lessee to Lessor upon demand.  If the Insuring Party shall fall to
procure and maintain the insurance required to be carried by the Insuring
Party under this Paragraph 8, the other Party may, but shall not be required
to, procedure and maintain the same, but at Lessee's expense.

          8.6  Waiver of Subrogation.  Without affecting any other rights or
remedies, Lessee and Lessor ("Waiving Party") each hereby release and relieve
the other, and waive their entire right to recover damages (whether in
contract or in tort) against the other, for loss of or damage to the Waiving
Part's property arising out of or incident to the perils required to be
insured against under Paragraph 8.  The effect of such releases and waivers
of the right to recover damages shall not be limited by the amount of
insurance carried or required, or by any deductibles applicable thereto.

          8.7  Indemnity.  Except for Lessor's negligence and/or breach of
express warranties, Lessee shall indemnify, protect, defend and hold harmless
the Premises, Lessor and its agents, Lessor's master or ground lessor,
partners and Lenders, from and against any and all claims, loss of rents
and/or damages, costs, liens, judgments, penalties, permits, attorney's and
consultant's fees, expenses and/or liabilities arising out of, involving, or
in dealing with, the occupancy of the Premises by Lessee, the conduct of
Lessee's business, any act, omission or neglect of Lessee, its agents,
contractors, employees or invitees, and out of any Default or Breach by
Lessee in the performance in a timely manner of any obligation on Lessee's
part to be performed under this Lease.  The foregoing shall include, but not
be limited to, the defense or pursuit of any claim or any action or
proceeding involved therein, and whether or not (in the case of claims made
against Lessor) litigated and/or reduced to judgment, and whether well
founded or not.  In case any action or proceeding be brought against Lessor
by reason of any of the foregoing matters, Lessee upon notice from Lessor
shall defend the same at Lessee's expense by counsel reasonably satisfactory
to Lessor and Lessor shall cooperate with Lessee in such defense,

                                      -9-
<PAGE>

Lessee need not have first paid any such claim in order to be so indemnified.
Paragraph 8. 7 is continued in the Addendum below.

          8.8  Exemption of Lessor from Liability.  Lessor shall not be
liable for injury or damage to the person or goods, wares, merchandise or
other property of Lessee, Lessee's employees, contractors, invitees,
customers, or any other person in or about the Premises, whether such damage
or injury is caused by or results from fire, steam, electricity, gas, water
or rain, or from the breakage, leakage, obstruction or other defects of
pipes, fire sprinklers, wires, appliances, plumbing, air conditioning or
lighting fixtures, or form any other cause, whether the said injury or damage
results from conditions arising upon the Premises or upon other portions of
the building of which the Premises are a part, or from other sources or
places, and regardless of whether the cause of such damage or injury or the
means of repairing the same is accessible or not.  Lessor shall not be liable
for any damages arising from any act or neglect of any other tenant of
Lessor.  Notwithstanding Lessor's negligence or breach of this Lease, Lessor
shall under no circumstances be liable for injury to Lessee's business or for
any loss of income or profit therefrom.

     9.   Damage or Destruction.

          9.1  Definitions.

               (a)  "Premises Partial Damage" shall mean damage or
destruction to the Improvements on the Premises, other than Lessee Owned
Alterations and Utility Installations, the repair cost of which damage or
destruction be less than 50% of the then Replacement Cost of the Premises
immediately prior to such damage or destruction, excluding from such
calculation the value of the land and Lessee Owned Alterations and Utility
Installations.

               (b)  "Premises Total Destruction" shall mean damage or
destruction to the Premises, other than Lessee Owned Alterations and Utility
Installations the repair cost of which damage or destruction is 50% or more
of the then Replacement Cost of the Premises immediately prior to such damage
or destruction, excluding from such calculation the value of the land and
Lessee Owned Alterations and Utility Installations.

               (c)  "Insured Loss" shall mean damage or destruction to
Improvements on the Premises, other than Lessee Owned Alterations and Utility
Installations, which was caused by an event required to be covered by the
insurance described in Paragraph 83(a), irrespective of any deductible
amounts or coverage limits involved.

               (d)  "Replacement Cost" shall mean the cost to repair or
rebuild the Improvements owned by Lessor at the time of the occurrence to
their condition existing immediately prior thereto, including demolition,
debris removal and upgrading required by the operation of applicable building
codes, ordinances or laws, and without deduction for depreciation.

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

          9.2  Partial Damage--Insured Loss.  If Premises Partial Damage that
is an Insured Loss occurs, then Lessor shall, at Lessor's expense, repair
such damage (but not Lessee's Trade Fixtures or Lessee Owned Alterations and
Utility Installations) as soon as reasonably possible and this Lease shall
continue in full force and effect; provided, however, that Lessee shall, at
Lessor's election, make the repair of any damage or destruction the total
cost to repair of which is $10,000 or less, and, in such event, Lessor shall
make the insurance proceeds available to Lessee on a reasonable basis for
that purpose. Notwithstanding the foregoing, if the required insurance was
not in force or the insurance proceeds are not sufficient to effect such
repair, the Insuring Party shall promptly contribute the shortage to proceeds
(except as to the deductible which is Lessee's responsibility) as and when
required to complete said repairs. In the event, however, the shortage in
proceeds (except s to the deductible which is Lessee's responsibility) as and
when required to complete said repairs. In the event, however, the shortage
in proceeds was due to the fact that, by reason of the unique nature of the
Improvements, full replacement cost insurance coverage was not commercially
reasonable and available, Lessor shall have no

                                     -10-
<PAGE>

obligation to pay for the shortage in insurance thereof, within ten (10) days
following receipt of written notice of such shortage and request therefor.
If Lessor receives said funds or adequate assurance thereof within said ten
(10) day period, the party responsible for making the repairs shall complete
them as soon as possible and this Lease shall remain in full force and
effect.  If Lessor does not receive such funds or assurance within said
period, Lessor may nevertheless elect by written notice to Lessee within ten
(10) days thereafter to make such restoration and repair as is commercially
reasonable with Lessor paying any shortage in proceeds, in which case this
Lease shall remain in full force and effect.  If in such case Lessor does not
so elect, then is Lease shall terminate sixty (60) days following the
occurrence of the damage or destruction. Unless otherwise agreed, Lessee
shall in no event have any right to reimbursement from Lessor for any funds
contributed by Lessee to repair any such damage or destruction.  Premises
Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3
rather than Paragraph 9.2, notwithstanding that there may be some insurance
coverage, but the net proceeds of any such insurance shall be made available
for the repairs if made by either Party.

          9.3  Partial Damage--Uninsured Loss.  If a Premises Partial Damage
that is not an Insured Loss occurs, unless caused by a negligent or willful
act of Lessee (in which event Lessee shall make the repairs at Lessee's
expense and this Lease shall continue in full force and effect, but subject
to Lessor's rights under Paragraph 13), Lessor may at Lessor's option,
either:  (i) repair such damage as soon as reasonably possible at Lessor's
expense, in which event this Lease shall continue in full force and effect,
or (ii) give written notice to Lessee within thirty (30) days after receipt
by Lessor of knowledge of the occurrence of such damage of Lessor's desire to
terminate this Lease as of the date sixty (60) days following the giving of
such notice.  In the event Lessor elects to give such notice of Lessor's
intention to terminate this Lease, Lessee shall have the right within ten
(10) days after the receipt of such notice to give written notice to Lessor
of Lessee's commitment to pay for the repair of such damage totally at
Lessee's expense and without reimbursement from Lessor. Lessee shall provide
Lessor with the required funds or satisfactory assurance thereof within
thirty (30) days following Lessee's said commitment, in such event this Lease
shall continue in full force and effect, and Lessor shall proceed to make
such repairs as soon as reasonably possible and the required funds are
available.  If Lessee does not give such notice and provide the funds or
assurance thereof within the times specified above, this Lease shall
terminate as of the date specified in Lessor's notice of termination.

          9.4  Total Destruction.  Notwithstanding any other provision
hereof, if Premises Total Destruction occurs (including any destruction
required by any authorized public authority), this Lease shall terminate
sixty (60) days following the date of such Premises Total Destruction,
whether or not the damage or destruction is an Insured Loss or was caused by
a negligent or willful act of Lessee.  In the event, however, that the damage
or destruction was caused by Lessee, Lessor shall have the right to recover
Lessor's damages from Lessee except as released and waived in Paragraph 8.6.

          9.5  Damage Near End of Term.  If at any time during the last six
(6) months of the term of this Lease there is damage for which the cost to
repair exceeds one (1) month's Base Rent, whether or not an Insured Loss,
Lessor may, at Lessor's option, terminate this Lease effective sixty (60)
days following the date of occurrence of such damage by giving written notice
to Lessee of Lessor's election to do so within thirty (30) days after the
date of occurrence of such damage.  Provided, however, if Lessee at that time
has an exercisable option to extend this Lease or to purchase the Premises,
then Lessee may preserve this Lease by, within twenty (20) days following the
occurrence of the damage, or before the expiration of the time provided in
such option for its exercise, whichever of earlier ("Exercise Period"), (i)
exercising such option and (ii) providing Lessor with any shortage in
insurance proceeds (or adequate assurance thereof) to cover any shortage in
insurance proceeds, Lessor shall, at Lessor's expense repair such damage as
soon as reasonably possible and this Lease shall continue in full force and
effect.  If Lessee fails to exercise such option and provide such funds or
assurance during said Exercise Period, then Lessor may at Lessor's option
terminate this Lease as of the expiration of said sixty (60) day period
following the occurrence of such damage by giving written notice to Lessee of
Lessor's election to do so within ten (10) days after the expiration of the
Exercise Period, notwithstanding any term or provision in the grant of option
to the contrary.

                                       -11-
<PAGE>

          9.6  Abatement of Rent; Lessee's Remedies.

               (a)  In the event of damage described in Paragraph 9.2
(Partial Damage--Insured), whether or not Lessor or Lessee repairs or
restores the Premises, the Base Rent, Real Property Taxes, insurance
premiums, and other charges, if any, payable by Lessee hereunder for the
period during which such damage, its repair or the restoration continues (not
to exceed the period for which rental value insurance is required under
Paragraph 8.3(b)), shall be abated in proportion to the degree to which
Lessee's use of the Premises is Impaired.  Except for abatement of Base Rent,
Real Property Taxes, insurance premiums, and other charges, if any, as
aforesaid, all other obligations of Lessee hereunder shall be performed by
Lessee, and Lessee shall have no claim against Lessor for any damage suffered
by reason of any such repair or restoration.

               (b)  If Lessor shall be obligated to repair or restore the
Premises under the provisions of this Paragraph 9 and shall not commence, in
a substantial and meaningful way, the repair or restoration of the Premises
within ninety (90) days after such obligation shall accrue, Lessee may, at
any time prior to the commencement of such repair or restoration, give
written notice to Lessor and to any Lenders of such Lessee has actual notice
of Lessee's election to terminate this Lease on a date not less than sixty
(60) days following the giving of such notice.  If Lessee gives such notice
to Lessor and such Lenders and such repair or restoration is not commenced
within thirty (30) days after receipt of such notice, this Lease shall
terminate as of the date specified in said notice.  If Lessor or a Lender
commences the repair or restoration of the Premises within thirty (30) days
after receipt of such notice, this Lease shall continue, in full force and
effect.  "Commence" as used in this Paragraph shall mean either the
unconditional authorization of the preparation of the required plans, or the
beginning of the actual work on the Premises, whichever first occurs.

          9.7  Hazardous Substance Conditions.  If a Hazardous Substance
Condition occurs, unless Lessee is legally responsible therefor (in which
case Lessee shall make the investigation and remediation thereof required by
Applicable Law and this Lease shall continue in full force and effect, but
subject to Lessor's rights under Paragraph 13), Lessor may at Lessor's option
either (i) investigate and remediate such Hazardous Substance Condition, if
required, as soon as reasonably possible at Lessor's expense, in which event
this Lease shall continue in full force and effect, or (ii) if the estimated
cost to investigate and remediate such condition exceeds twelve (12) times
the then monthly Base Rent or $100,000, whichever is grater, give written
notice to Lessee within thirty (30) days after receipt by Lessor of knowledge
of the occurrence of such Hazardous Substance Condition of Lessor's desire to
terminate this Lease as of the date sixty (60) days following the giving of
such notice. In any event Lessor elects to give such notice to Lessor of
Lessee's commitment to pay for the investigation and remediation of such
Hazardous Substance Condition totally at Lessee's expense and without
reimbursement from Lessor except to the extent of an amount equal to twelve
(12) times the then monthly Base Rent or $100,000, whichever is greater,
Lessee shall provide Lessor with the funds required of Lessee or satisfactory
assurance thereof within thirty (30) days following Lessee's said commitment.
 In such event this Lease shall continue in full force and effect, and Lessor
shall proceed to make such investigation and remediation as soon as
reasonably possible and the required funds are available.  If Lessee does not
give such notice and provide the required funds or assurance thereof within
the times specified above, this Lease shall terminate as of the date
specified in Lessor's notice of termination.  If a Hazardous Substance
Condition occurs for which Lessee is not legally responsible, there shall be
abatement of Lessee's obligations under this Lease to the same extent as
provided in Paragraph 9.6(a) for a period of not to exceed twelve (12) months.

          9.8  Termination-Advance Payments.  Upon termination of this Lease
pursuant to this Paragraph 9, an equitable adjustment shall be made
concerning advance Base Rent and any other advance payments made by Lessee to
Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's
Security Deposit as has not been, or is not then required to be, used by
Lessor under the terms of this Lease.

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

                                       -12-
<PAGE>

     10.  Real Property Taxes.

          10.1 (a)  Payment of Taxes.  Lessee shall pay the Real Property
Taxes, as defined in Paragraph 10.2, applicable to the Premises during the
term of this Lease.  Subject to Paragraph 10.1(b) , all such payments shall
be made at least ten (10) days prior to the delinquency date of the
applicable installment. Lessee shall promptly furnish Lessor with
satisfactory evidence that such taxes have been paid.  If any such taxes to
be paid by Lessee shall cover any period time prior to or after the
expiration or earlier termination of the term hereof, Lessee's share of such
taxes shall be equitably prorated to cover only the period of time within the
tax fiscal year this Lease is in effect, and Lessor shall reimburse Lessee
for any overpayment after such proration.  If Lessee shall fail to pay any
Real Property Taxes required by this Lease to be paid by Lessee, Lessor shall
have the right to pay the same, and Lessee shall reimburse Lessor therefor
upon demand.

               (b)  Advance Payment.  In order to insure payment when due and
before delinquency of any or all Real Property Taxes, Lessor reserves the
right, at Lessor's option, to estimate the current Real Property Taxes
applicable to the Premises, and to require such current year's Real Property
Taxes to be paid in advance to Lessor by Lessee, either:  (i) in a lump sum
amount equal to the installment due, at least twenty (20) days prior to the
applicable delinquency data, or (ii) monthly in advance with the payment of
the Base Rent.  If Lessor elects to require payment monthly in advance, the
monthly payment shall be that equal monthly amount which, over the number of
months remaining before the month in which the applicable tax installment
would become delinquent (and without interest thereon), would provide a fund
large enough to fully discharge before delinquency the estimated installment
of taxes to be paid.  When the actual amount of the applicable tax bill is
known, the amount of such equal monthly advance payment shall be adjusted as
required to provide the fund needed to pay the applicable taxes before
delinquency.  If the amounts paid to Lessor by Lessee under the provisions of
this Paragraph are insufficient to discharge the obligations of Lessee to pay
such Real Property Taxes as the same becomes due, Lessee shall pay to Lessor,
upon Lessor's demand, such additional sums as are necessary to pay such
obligations.  Al moneys paid to Lessor under this Paragraph may be
intermingled with other moneys of Lessor and shall not bear interest.  In the
event of a Breach by Lessee in the performance of the obligations of Lessee
under this Lease, then any balance of funds paid to Lessor under the
provisions of this Paragraph may, subject to proration as provided in
Paragraph 10.1(a), at the option of Lessor, be treated as an additional
Security Deposit under Paragraph 5.

          10.2 Definition of "Real Property Taxes."  As used herein, the term
"Real Property Taxes" shall include any form of real estate tax or
assessment, general, special, ordinary or extraordinary, and any license fee,
commercial rental tax, improvement bond or bonds, levy or tax (other than
inheritance, personal income or estate taxes) imposed upon the Premises by
any authority having the direct or indirect power to tax, including any city,
state or federal government, or any school, agricultural, sanitary, fire,
street, drainage or other improvement district thereof, levied against any
legal or equitable interest of Lessor in the Premises or in the real property
of which the Premises are a part, Lessor's right to rent or other income
therefrom, and/or Lessor's business of leasing the Premises.  The term "Real
Property Taxes" shall also include any tax, free, levy, assessment or charge,
or any increase therein, imposed by reason of events occurring, or changes in
applicable law taking effect, during the term of this Lease, including but
not limited to a change in the ownership of the Premises or in the
Improvements thereon, the execution of this Lease, or any modification,
amendment or transfer thereof, and whether or not contemplated by the Parties.

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

          10.4 Personal Property Taxes.  Lessee shall pay prior to
delinquency all taxes assessed against and levied upon Lessee Owned
Alterations, Utility Installations, Trade Fixtures, furnishings, equipment
and all personal property of Lessee contained in the Premises or elsewhere.
When possible, Lessee shall cause its Trade Fixtures, furnishings, equipment
and all other personal property to be assessed and bill separately from the
real property of Lessor.  ____

                                       -13-
<PAGE>

any of Lessee's said personal property shall be assessed with Lessor's real
property, Lessee shall pay Lessor the taxes attributable to Lessee within ten
(10) days after receipt of a written statement setting forth the taxes
applicable to Lessee's property or, at Lessor's option, as provided in
Paragraph 10.1(b).

     11.  Utilities.  Lessee shall pay for all water, gas, heat, light,
power, telephone, trash disposal and other utilities and services supplied to
the Premises, together with any taxes thereon.  If any such services are not
separately metered to Lessee, Lessee shall pay a reasonable proportion, to be
determined by Lessor, of all charges jointly metered with other premises.

     12.  Assignment and Subletting.

          12.1 Lessor's Consent Required.

               (a)  Lessee shall not voluntarily or by operation of law assign,
transfer, mortgage or otherwise transfer or encumber (collectively,
"assignment") or sublet all or any part of Lessee's interest in this Lease or in
the Premises without Lessor's prior written consent given under and subject to
the terms of Paragraph 36.

               (b)

               (c)

               (d)

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

                                       -14-
<PAGE>

          12.2 Terms and Conditions Applicable to Assignment and Subletting.

               (a)  Regardless of Lessor's consent, any assignment or
subletting shall not:  (i) be effective without the express written
assumption by such assignee or subleases of the obligations of Lessee under
this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter
the primary liability of Lessee for the payment of Base Rent and other sums
due Lessor hereunder or for the performance of any other obligations to be
performed by Lessee under this Lease.

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

               (c)  The consent of Lessor to any assignment or subletting
shall not constitute a consent to any subsequent assignment or subletting by
Lessee or to any subsequent or successive assignment or subletting by the
sublessee. However, Lessor may consent to subsequent sublettings and
assignments of the sublease or any amendments or modifications thereto
without notifying Lessee or anyone else liable on the Lease or sublease and
without obtaining their consent, and such action shall not relieve such
persons from liability under this Lease or sublease.

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

               (e)  Each request for consent to an assignment or subletting
shall be in writing, accompanied by information relevant to Lessor's
determination as to the financial and operational responsibility and
appropriateness of the proposed assignee or sublessee, including but not
limited to the intended use and/or required modification of the Premises,

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

               (g)

               (h)

          12.3 Additional Terms and Conditions Applicable to Subletting.  The
following terms and conditions shall apply to any subletting by Lessee of all
or any part of the Premises and shall be deemed included in all subleases
under this Lease whether or not expressly incorporated therein:

               (a)

                                       -15-
<PAGE>

               (b)  In the event of a Breach by Lessee in the performance of
its obligations under this Lease, Lessor, at its option and without any
obligation to do so, may require any sublessee to attorn to Lessor, in which
event Lessor shall undertake the obligations of the sublessor under such
sublease from the time of the exercise of said option to the expiration of
such sublease; provided, Lessor shall not be liable for any prepaid rents or
security deposit paid by such sublessee to such sublessor or for any other
prior Defaults or Breaches of such sublessor under such sublease.

               (c)

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

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

     13.  Default; Breach; Remedies.

          13.1 Default; Breach.  Lessor and Lessee agree that if an attorney
is consulted by Lessor in connection with a Lessee Default or Breach (as
hereinafter defined), $350.00 is a reasonable minimum sum per such occurrence
for legal services and costs in the preparation and service of a notice of
Default, and that Lessor may include the cost of such services and costs in
said notice as rent due and payable to cure said Default.  A "Default" is
defined as a failure by the Lessee to observe, comply with or perform any of
the terms, covenants, conditions or rules applicable to Lessee under this
Lease.  A "Breach" defined as the occurrence of any one or more of the
following Defaults, and, where a grace period for cure after notice is
specified herein, the failure by Lessee to cure such Default prior to the
expiration of the applicable grace period, shall entitle Lessor to pursue the
remedies set forth in Paragraphs 3.2 and 13.3:

               (a)  or the abandonment of the Premises.

               (b)  Except as expressly otherwise provided in this Lease, the
failure by Lessee to make any payment of Base Rent or any other monetary
payment required to be made by Lessee hereunder, whether to Lessor or to a
third party, as and when due, the failure by Lessee to provide Lessor with
reasonable evidence of insurance or surety bond required under this Lease, or
the failure of Lessee to fulfill any obligation under this Lease which
endangers or threatens life or property, where such failure continues for a
period of three (3) days following written notice thereof by or on behalf of
Lessor to Lessee.

               (c)  Except as expressly otherwise provided in this Lease, the
failure by Lessee to provide Lessor with reasonable written evidence (in duly
executed original form, if applicable) of (i) compliance with Applicable Law
per Paragraph 6.3, (ii) the inspection,

                                       -16-
<PAGE>

maintenance and service contracts required under Paragraph 7.1(b), (iii) the
recission of an unauthorized assignment or subletting per Paragraph 12.1(b),
(iv) a Tenancy Statement per Paragraphs 16 or 27, (v) the subordination or
non-subordination of this Lease per Paragraph 30, (vi) the guaranty of the
performance of Lessee's obligations under this Lease if required under
Paragraphs 1.11 and 37, (vii) the execution of any document requested under
Paragraph 42 (easements), or (viii) any other documentation or information
which Lessor may reasonably require of Lessee under the terms of this Lease,
where any such failure continues for a period of ten (10) days following
written notice by or on behalf of Lessor to Lessee.

               (d)  A Default by Lessee as to the terms, covenants,
conditions or provisions of this Lease, or of the rules adopted under
Paragraph 40 hereof, that are to be observed, complied with or performed by
Lessee, other than those described in subparagraph (a), (b) or (c), above,
where such Default continues for a period of thirty (30) days after written
notice thereof by or on behalf of Lessor to Lessee; provided, however, that
if the nature of Lessee's Default is such that more than thirty (30) days are
reasonably required for its cure, then it shall not be deemed to be a Beach
of this Lease by Lessee if Lessee commence such cure within said thirty (30)
day period and thereafter diligently prosecutes such cure to completion.

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

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

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

          13.2 Remedies.  If Lessee fails to perform any affirmative duty or
obligation of Lessee under this Lease, within ten (10) days after written
notice to Lessee (or in case of an emergency, without notice), Lessor may at
its option (but without obligation to do so), perform such duty or obligation
on Lessee's behalf, including but not limited to the obtaining of reasonably
required bonds, insurance policies, or governmental licenses, permits or
approvals.  The costs and expenses of any such performance by Lessor shall be
due and payable by Lessee to Lessor upon invoice therefor.  If any check
given to Lessor by Lessee shall not be honored by the bank upon which it is
drawn, Lessor, at its option, may require all future payments to be made
under this Lease by Lessee to be made only by cashier's check.  In the event
of a Breach of this Lease by Lessee, as defined in Paragraph 13.1, with or
without further notice or demand, and without limiting Lessor in the exercise
of any right or remedy which Lessor may have by reason of such Breach, Lessor
may:

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

                                       -17-
<PAGE>

necessary to compensate Lessor for all the detriment proximately caused by
the Lessee's failure to perform its obligations under this Lease or which in
the ordinary course of things would be likely to result therefrom, including
but not limited to the cost of recovering possession of the Premises,
expenses of reletting, including necessary renovation and alteration of the
Premises, reasonable attorneys' fees, and that portion of the leasing
commission paid by Lessor applicable to the unexpired term of this Lease.
The worth at the time of award of the amount referred to in provision (iii)
of the prior sentence shall be computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of
award plus one percent (1%).  Efforts by Lessor to mitigate damages caused by
Lessee's Default or Breach of this Lease shall not waive Lessor's right to
recover damaged under this Paragraph.  If termination of this Lease is
obtained through the provisional remedy of unlawful detainer, Lessor shall
have the right to recover in such proceeding the unpaid rent and damages as
are recoverable therein, or Lessor may reserve therein the right to recover
all or any part thereof in a separate suit for such rent and/or damages.   If
a notice and grace period required by subparagraphs 13.1(b), (c) or (d) was
not previously given, a notice to pay rent or quit, or to perform or quit, as
the case may be, given to Lessee under any statute authorizing the forfeiture
of leases for unlawful detainer shall also constitute the applicable notice
for grace period purposes required by subparagraphs 13.1(d), (c) or (d).  In
such case, the applicable grace period under subparagraphs 13.1(b), (c) or
(d) and under the lawful detainer statute shall run concurrently after the
one such statutory notice, and the failure of Lessee to cure the Default
within the greater of the two such grace periods shall constitute both an
unlawful detainer and a Breach of this Lease entitling Lessor to the remedies
provided for in this Lease and/or by said statute.

               (b)  Continue the Lease and Lessee's right to possession in
effect (in California under California Civil Code Section 195.4) after
Lessee's Breach and abandonment and recover the rent as it becomes due,
provided Lessee has the right to sublet or assign, subject only to reasonable
limitations.  See Paragraphs 12 and 36 for the limitations on assignment and
subletting which limitations Lessee and Lessor agree are reasonable.  Acts of
maintenance or preservation, efforts to relet the Premises, or the
appointment of a receiver to protect the Lessor's interest under the Lease,
shall not constitute a termination of the Lessee's right to possession.

               (c)  Pursue any other remedy now or hereafter available to
Lessor under the laws or judicial decisions of the state wherein the Premises
are located.

               (d)  The expiration or termination of this Lease and/or the
termination of Lessee's right to possession shall not relieve Lessee from
liability under any indemnity provisions of this Lease as to matters
occurring or accruing during the term hereof or by reason of Lessee's
occupancy of the Premises.

          13.3 Inducement Recapture in Event of Breach.  Any agreement by
Lessor for free or abated rent or other charges applicable to the Premises,
or for the giving or paying by Lessor to or for Lessee of any cash or other
bonus, inducement or consideration for Lessee's entering into this Lease, all
of which concessions are hereinafter referred to as "Inducement Provisions,"
shall be deemed conditioned upon Lessee's full and faithful performance of
all of the terms, covenants and conditions of this Lease by Lessee, as
defined in Paragraph 13.1, any such inducement Provision shall automatically
be deemed selected from this Lease and of no further force or effect, and any
rent, other charge bonus, inducement or consideration theretofore abated,
given or paid by Lessor under such an inducement Provision shall be
immediately due and payable by Lessee. The acceptance by Lessor of rent or
the cure of the Breach which initiated the operation of this Paragraph shall
not be deemed a waiver by Lessor of the provisions of this Paragraph unless
specifically so stated in writing by Lessor at the time of such acceptance.

          13.4 Late Charges.  Lessee hereby acknowledges that late payment by
Lessee to Lessor of rent and other sums due hereunder will cause Lessor to
incur costs not contemplated by this Lease, the exact amount of which will be
extremely difficult to ascertain.  Such costs include, but are not limited to
processing and accounting charges, and late charges which may be imposed upon
Lessor by the terms of any ground lease, mortgage or trust covering the
Premises.  Accordingly, if any installment of rent or an other sum due from
Lessee shall not be received by Lessor or Lessor's designee within five (5)
days after such amount shall be due, then, without any requirement for notice
to Lessee, Lessee shall pay to Lessor a late charge equal to  of such overdue
amount.  The parties hereby agree that such late charge represents a fair and
reasonable estimate of the costs Lessor will incur by reason of late payment
by Lessee.

                                       -18-
<PAGE>

Acceptance of such late charge by Lessor shall in no event constitute a
waiver of Lessee's Default or Breach with respect to such overdue amount, nor
prevent Lessor from exercising any of the other rights and remedies granted
hereunder.  In the event that a late charge is payable hereunder, whether or
not collected, for three (3) consecutive installments of Base Rents, then
notwithstanding Paragraph 4.1 or any other provision of this Lease to the
contrary, Base Rent shall, at Lessor's option, become due and payable
quarterly in advance.

          13.5 Breach by Lessor.  Lessor shall not be deemed in breach of
this Lease unless Lessor falls within a reasonable time to perform an
obligation required to be performed by Lessor.  For purposes of this
Paragraph 13.5, a reasonable time shall in no event be less than thirty (30)
days after receipt by Lessor, and by the holders of any ground lease,
mortgage or deed of trust covering the Premises whose name and address shall
have been furnished to Lessee in writing for such purpose, of written notice
specifying wherein such obligation of Lessor has not been performed;
provided, however, that if the nature of Lessor's obligation is such that
more than thirty (30) days after such notice are reasonably required for its
performance, then Lessor shall not be in breach of this Lease if performance
is commenced within such thirty (30) day period and thereafter diligently
pursued to completion.

     14.  Condemnation.  If the Premises or any portion thereof are taken
under the power of eminent domain or sold under the threat of the exercise of
said power (all of which are herein called "condemnation"), this Lease shall
terminate as to the part so taken as of the date the condemning authority
takes title or possession, whichever first occurs.  If more than ten percent
(10%) of the floor area of the Premises, or more than twenty-five percent
(25%) of the land area not occupied by any building, is taken by
condemnation, Lessee may, at Lessee's option, to be exercised in writing
within ten (10) days after Lessor shall have given Lessee written notice of
such taking (or in the absence of such notice, within ten (10) days after the
condemning authority shall have taken possession) terminate this Lease as of
the date the condemning authority takes such possession.  If Lessee does not
terminate this Lease in accordance with the foregoing, this Lease shall
remain in full force and effect as to the portion of the Premises remaining,
except that the Base Rent shall be reduced in the same proportion as the
rentable floor of the building located on the Premises.  No reduction of Base
Rent shall occur if the only portion of the Premises taken is land on which
there is no building.  Any award for the taking of all or any part of the
Premises under the power of eminent domain or any payment made under threat
of the exercise of such power shall be the property of Lessor, whether such
award shall be made as compensation for diminution in value of the leasehold
or for the taking of the fee, or as severance damages; provided, however,
that Lessee shall be entitled to any compensation separately awarded to
Lessee for Lessee's relocation expenses and/or loss of Lessee's Trade
Fixtures. In the event that this Lease is not terminated by reason of such
condemnation, Lessor shall to the extent of its net severance damages
received, over and above the legal and other expenses incurred by Lessor in
the condemnation, Lessor shall to the extent of its net severance damages
received, over and above the legal and other expenses incurred by Lessor in
the condemnation matter, repair any damage to the Promises caused by such
condemnation, except to the extent that Lessee has been reimbursed therefor
by the condemning authority.  Lessee shall be responsible for the payment of
any amount in excess of such net severance damages required to complete such
repair.

     15.  Broker's Fee.

          15.1 The Brokers named in Paragraph 1.10 are the procuring causes of
this Lease.

          15.2 Upon execution of this Lease by both Parties, Lessor shall pay
to said Brokers jointly, or in such separate shares as they may mutually
designate in writing, a fee as set forth in a separate written agreement
between Lessor and said Brokers (or in the event there is no separate written
agreement between Lessor and said Brokers, the sum of $______ per agreement)
for brokerage services rendered by said Brokers to Lessor in this transaction.

          15.3

                                       -19-
<PAGE>

          15.4

          15.5 Lessee and Lessor each represent and warrant to the other that
it has had no dealings with any person, firm, broker or finder (other than
the Brokers, if any named in Paragraph 1.10) in connection with the
negotiation of this Lease and/or the consummation of the transaction
contemplated hereby, and that no broker or other person, firm or entity other
than said named Brokers is entitled to any commission or finder's fee in
connection with said transaction. Lessee and Lessor do each hereby agree to
indemnify, protect, defend and hold the other harmless from and against
liability for compensation or charges which may be claimed by any such
unnamed broker, finder or other similar party by reason of any dealings or
actions of the indemnifying Party, including any costs, expenses, attorneys'
fees reasonably incurred with respect thereto.

          15.6

     16.  Tenancy Statement.

          16.1 Each Party (as "Responding Party") shall within ten (10) days
after written notice from the other Party (the "Requesting Party") execute,
acknowledge and deliver to the Requesting Party a statement in writing in
form similar to the then most current "Tenancy Statement" form published by
the American Industrial Real Estate Association,

          16.2 If Lessor desires to finance, refinance, or sell the Premises,
any part thereof, or the building of which the Premises are a part, Lessee
and all Guarantors of Lessee's performance hereunder shall deliver to any
potential lender or purchaser designated by Lessor such financial statements
of Lessee and such Guarantors as may be reasonably required by such lender or
purchaser, including but not limited to Lessee's financial statements for the
past three (3) years.  All such financial statements shall be received by
Lessor and such lender or purchaser in confidence and shall be used only for
purposes herein set forth.  Paragraph 16.2 is continued on Addendum below.

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

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

     19.  Interest on Past-Due Obligations.  Any monetary payment due Lessor
hereunder, other than late charges, not received by Lessor within thirty (30)
days following the date on which it was due, shall bear interest from the
thirty-first (31st) day after it was due at the rate of

                                       -20-

<PAGE>

12% per annum, but not exceeding the maximum rate allowed by law, in addition
to the late charge provided for in Paragraph 13.4.

     20.  Time of Essence.  Time is of the essence with respect to the
performance of all obligations to be performed or observed by the Parties
under this Lease.

     21.  Rent Defined.  All monetary obligations of Lessee to Lessor under
the terms of this Lease are deemed to be rent.

     22.  No Prior or Other Agreements; Broker Disclaimer.  This Lease
contains all agreements between the Parties with respect to any matter
mentioned herein, and no other prior or contemporaneous agreement or
understanding shall be effective.

     23.  Notices.

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

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

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

     25.  Recording.  Either Lessor Lessee shall, upon request of the other,
execute, acknowledge and deliver to the other a short form memorandum of this
Lease for recording purposes.  The Party requesting recordation shall be
responsible for payment of any fees or taxes applicable thereto.

                                      -21-
<PAGE>

     26.  No Right to Holdover.  Lessee has no right to retain possession of
the Premises or any part thereof beyond the expiration or earlier termination
of this Lease.

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

     28.  Covenants and Conditions.  All provisions of this Lease to be
observed or performed by Lessee are both covenants and conditions.

     29.  Binding Effect; Choice of Law.  This Lease shall be binding upon
th3e parties, their personal representatives, successors and assigns and be
governed by the laws of the State in which the Premises are located.  Any
litigation between the Parties hereto concerning this Lease shall be
initiated in the county in which the Premises are located.

     30.  Subordination; Attornment; Non-Disturbance.

          30.1 Subordination.  This Lease and any Option granted hereby shall
be subject and subordinate to any ground lease, mortgage, deed of trust, or
other hypothecation or security device (collectively, "Security Device"), now
or hereinafter placed by Lessor upon the real property of which the Premises
are a part, to any and all advances made on the security thereof, and to all
renewals, modifications, consolidations, replacements and extensions thereof.
 Lessee agrees that the Lenders holding any such Security Device shall have
no duty, liability or obligation to perform any of the obligations of Lessor
under this Lease, but that in the event of Lessor's default with respect to
any such obligation, Lessee will give any Lender whose name and address have
been furnished Lessee in writing for such purpose notice of Lessor's default
and allow such Lender thirty (30) days following receipt of such notice for
the cure of said default before invoking any remedies Lessee may have by
reason thereof. If any Lender shall elect to have this Lease and/or any
Option granted hereby superior to the lien of its Security Device and shall
given written notice thereof to Lessee, this Lease and such Options shall be
deemed prior to such Security Device, notwithstanding the relative dates of
the documentation or recordation thereof.

          30.2 Attornment.  Subject to the non-disturbance provisions of
Paragraph 30.3, Lessee agrees to attorn to a Lender or any other party who
acquires ownership of the Premises by reason of a foreclosure of a Security
Device, and that in the event of such foreclosure, such new owner shall not:
(i) be liable for any act or omission of any prior lessor or with respect to
events occurring prior to acquisition of ownership, (ii) be subject to any
offsets or defenses which Lessee might have against any prior lessor, or
(iii) be bound by prepayment of more than one (1) month's rent.

          30.3 Non-Disturbance.  With respect to Security Devices entered
into by Lessor after the execution of this Lease, Lessee's subordination of
this Lease shall be subject to receiving assurance (a "non-disturbance
agreement") from the Lender that Lessee's possession and this Lease,
including any options, to extend the term hereof, will not be disturbed so
long as Lessee is not in Breach hereof and attorns to the record owner of the
Premises.

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

     31.  Attorney's Fees.  If any Party or Broker brings an action or
proceeding to enforce the terms hereof or declare rights hereunder, the
Prevailing Party (as hereafter defined) or Broker in any such proceeding,
action, or appeal thereon, shall be entitled to reasonable attorney's fees.
Such fees may be awarded in the same suit or recovered in a separate suit,
whether or not such action or proceeding is pursued to decision or judgment.
The term, "Prevailing Party" shall include, without limitation, a Party or
Broker who substantially obtains or defeats the relief sought, as the case
may be, whether by compromise, settlement, judgment, or the abandonment by
the other Party or Broker of its claim or defense.  The attorney's fees award
shall not be computed in accordance with any court fee schedule, but shall be
such as to fully reimburse all attorney's fees reasonably incurred.  Lessor
shall be entitled to attorney's fees, costs and

                                      -22-
<PAGE>

expenses incurred in the preparation and service of notices of Default and
consultants in connection therewith, whether or not a legal action is
subsequently commenced in connection with such Default or resulting Breach.

     32.  Lessor's Access; Showing Premises; Repairs.  Lessor and Lessor's
agents shall have the right to enter the Premises at any time.  In the case
of an emergency, and otherwise at reasonable times for the purpose of showing
the same to prospective purchasers, lenders, or lessees, and making such
alterations, repairs, improvements or additions to the Premises or to the
building of which they are a part, as Lessor may reasonably deem necessary.
Lessor may at any time place on or about the Premises or building any
ordinary "For Sale" signs and Lessor may at any time during the last one
hundred twenty (120) days of the term hereof place on or about the Premises
any ordinary "For Lease" signs.  All such activities of Lessor shall be
without abatement of rent or liability to Lessee.

     33.  Auctions.  Lessee shall not conduct, nor permit to be conducted
either voluntarily or involuntarily, any auction upon the Premises without
first having obtained Lessor's prior written consent.  Notwithstanding
anything to the contrary in this Lease, Lessor shall not be obligated to
exercise any standard of reasonableness in determining whether to grant such
consent.

     34.  Signs.  Lessee shall not place any sign upon the Premises, except
that Lessee may, with Lessor's prior written consent, install (but not on the
roof) such signs as are reasonably required to advertise Lessee's own
business.  The installation of any sign on the Premises by or for Lessee
shall be subject to the provisions of Paragraph 7 (Maintenance, Repairs,
Utility Installations, Trade Fixtures and Alterations).  Unless otherwise
expressly agreed herein, Lessor reserves all rights to the use of the roof
and the right to install, and all revenues from the installation of, such
advertising signs on the Premises, including the roof, as do not unreasonably
interfere with the conduct of Lessee's business.

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

     36.  Consents.

               (a)  Except for Paragraph 33 hereof (Auctions) or as otherwise
provided herein, wherever in this Lease the consent of a Party is required to
an act by or for the other Party, such consent shall not be unreasonably
withheld or delayed.  Lessor's actual reasonable costs and expenses
(including but not limited to architects', attorneys', engineers' or other
consultants' fees) incurred in the consideration of, or response to, a
request by Lessee for any Lessor consent pertaining to this Lease or the
Premises, including but not limited to consents to an assignment, a
subletting or the presence or use of a Hazardous Substance, practice or
storage tank, shall be paid by Lessee to Lessor upon receipt of an invoice
and supporting documentation therefor.  Subject to Paragraph 12.2(e)
(applicable to assignment or subletting), Lessor may, as a condition to
considering any such request by Lessee, require that Lessee deposit with
Lessor an amount of money (in addition to the Security Deposit held under
Paragraph 5) reasonably calculated by Lessor to represent the cost Lessor
will incur in considering and responding to Lessee's request.  Except as
otherwise provided, any unused portion of said deposit shall be refunded to
Lessee without interest.  Lessor's consent to any act, assignment of this
Lease or subletting of the Premises by Lessee shall not constitute an
acknowledgment that no Default or Breach by Lessee of this Lease exists, nor
shall such consent be deemed a waiver of any then existing Default or Breach,
except as may be otherwise specifically stated in writing by Lessor at the
time of such consent.

               (b)  All conditions to Lessor's consent authorized by this
Lease are acknowledged by Lessee as being reasonable.  The failure to specify
herein any particular condition to Lessor's consent shall not preclude the
imposition by Lessor at the time of consent

                                      -23-
<PAGE>

of such further or other conditions as are then reasonable with reference to
the particular matter for which consent is being given.

     37.

          37.1

          37.2

     38.  Quiet Possession.  Upon payment by Lessee of the rent for the
Premises and the observance and performance of all of the covenants,
conditions and provisions on Lessee's part to be observed and performed under
this Lease, Lessee shall have quiet possession of the Premises for the entire
term hereof subject to all of the provisions of this Lease.

     39.  Options.

          39.1 Definition.  As used in this Paragraph 39 the word "Option"
has the following meaning:  (a) the right to extend the term of this Lease or
to renew this Lease or to extend or renew any lease that Lessee has on other
property of Lessor; (b) the right of first refusal to lease the Premises or
the right of first offer to lease the Premises or the right of first refusal
to lease other property of Lessor or the right of first offer to lease other
property of Lessor; (c) the right to purchase the Premises, or the right of
first refusal to purchase the Premises, or the right of first offer to
purchase the Premises, or the right to purchase other property of Lessor, or
the right of first refusal to purchase other property of Lessor, or the right
of first offer to purchase other property of Lessor.

          39.2 Options Personal to Original Lessee.  Each Option granted to
Lessee in this Lease is personal to the original Lessee named in Paragraph
1.1 hereof, and cannot be voluntarily or involuntarily assigned or exercised
by any person or entity other than said original Lessee while the original
Lessee is in full and actual possession of the Premises and without the
intention of thereafter assigning or subletting.  The Options, if any, herein
granted to lessee are not assignable, either as a part of an assignment of
this Lease or separately or apart therefrom, and no Option may be separated
from this Lease in any manner, by reservation or otherwise.  Paragraph 39.2
is continued on the Addendum below.

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

          39.4 Effect of Default on Options.

               (a)  Lessee shall have no right to exercise an Option,
notwithstanding any provision in the grant of Option to the contrary: (i)
during the period commencing with the giving of any notice of Default under
Paragraph 13.1 and continuing until the noticed Default is cured, or (ii)
during the period of time any monetary obligation due Lessor from Lessee is
unpaid (without regard to whether notice thereof is given lessee), or (iii)
during the time Lessee is in Breach of this Lease, or (iv) in the event that
Lessor has given to Lessee three (3) or more notices of Default under
paragraph 13.1, whether or not the Defaults are cured, during the twelve (12)
month period immediately preceding the exercise of the Option.

                                      -24-
<PAGE>

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

               (c)  All rights of Lessee under the provisions of an Option
shall terminate and be of no further force or effect, notwithstanding
Lessee's due and timely exercise of the Option, if, after such exercise and
during the term of this Lease, (i) Lessee fails to pay to Lessor a monetary
obligation of Lessee for a period of thirty (30) days after such obligation
becomes due (without any necessity of Lessor to given notice thereof to
Lessee), or (ii) Lessor gives to Lessee three (3) or more notices of Default
under Paragraph 13.1 during any twelve (12) month period, whether or not the
Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

     40.  Multiple Buildings.  If the Premises are part of a group of
buildings controlled by Lessor, Lessee agrees that it will abide by, keep and
observe all reasonable rules and regulations which Lessor may make from time
to time for the management, safety, care, and cleanliness of the grounds, the
parking and unloading of vehicles and the preservation of good order, as well
as for the convenience of other occupants or tenants of such other buildings
and their invitees, and that Lessee will pay its fair share of common
expenses incurred in connection therewith.

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

     42.  Reservations.  Lessor reserves to itself the right, from time to
time, to grant, without the consent or joinder of Lessee, such easements,
rights and dedications that Lessor deems necessary, and to cause the
recordation of parcel maps and restrictions, so long as such easements,
rights, dedications, maps and restrictions do not unreasonably interfere with
the use of the Premises by Lessee, Lessor agrees to sign any documents
reasonably requested by Lessor to effectuate any such easement rights,
dedication, map or restrictions.

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

     44.  Authority.  If either Party hereto is a corporation, trust, or
general or limited partnership, each individual executing this Lease on
behalf of such entity represents and warrants that he or she is duly
authorized to execute and deliver this Lease on its behalf.  If Lessee is a
corporation, trust or partnership, Lessee shall, within thirty (30) days
after request by Lessor, deliver to Lessor evidence satisfactory to Lessor of
such authority.

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

     46.  Offer.  Preparation of this Lease by Lessor or Lessor's agent and
submission of same to Lessee shall not be deemed an offer to lease to Lessee.
This Lease is not intended to be binding until executed by all Parties hereto.

     47.  Amendments.  This lease may be modified only in writing, signed by
the Parties in Interest at the time of the modification.  The parties shall
amend this Lease from time to time to reflect any adjustments that re made to
the Base Rent or other rent payable under this Lease.  As long as they do not
materially change Lessee's obligations hereunder, Lessor agrees to make such
reasonable non-monetary modifications to this Lease as may be reasonably
required by an institutional, insurance company, or pension plan Lender in
connection with the obtaining of normal financing of the property of which
the Premises are a part.

                                      -25-
<PAGE>

     48.  Multiple Parties.  Except as otherwise expressly provided herein,
if more than one person or entity is named herein as either Lessor or Lessee,
the obligations of such Multiple Parties shall be the joint and several
responsibility of all persons or entities named herein as such Lessor or
Lessee.

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

     IF THIS LEASE HAS BEEN FILLED IN, IT HAS BEEN PREPARED FOR SUBMISSION TO
     YOUR ATTORNEY FOR HIS APPROVAL FURTHER, EXPERTS SHOULD BE CONSULTED TO
     EVALUATE THE CONDITION OF THE PROPERTY AS TO THE POSSIBLE PRESENCE OF
     ASBESTOS, STORAGE TANKS OR HAZARDOUS SUBSTANCES.  NO REPRESENTATION OR
     RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE
     ASSOCIATION OR BY THE REAL ESTATE BROKER(S) OR THEIR AGENTS OR EMPLOYEES
     AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS
     LEASE OR THE TRANSACTION TO WHICH IT RELATES; THE PARTIES SHALL RELY
     SOLELY UPON THE ADVICE OF THEIR OWN COUNSEL AS TO THE LEGAL AND TAX
     CONSEQUENCES OF THIS LEASE.  IF THE SUBJECT PROPERTY IS LOCATED IN A
     STATE OTHER THAN CALIFORNIA, AN ATTORNEY FROM THE STATE WHERE THE
     PROPERTY IS LOCATED SHOULD BE CONSULTED.

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

LESSORS:                                LESSEE:

                                        DELTAGEN, a Delaware corporation
/s/ Martin P. Hull
-------------------------------         By: /s/ William D. Matthews
Martin P. Hull                              ------------------------------
                                        Its:       President
/s/ Mieke Dankers                           ------------------------------
-------------------------------
Mieke Dankers

/s/ Dennis W. Royer
-------------------------------
Dennis W. Royer

/s/ Christine J. Royer
-------------------------------
Christine J. Royer

                                      -26-

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