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                                                                    EXHIBIT 10.9

                               SUBLEASE AGREEMENT

The parties agree as follows:

DATE OF THIS SUBLEASE:

September 1, 1999

PARTIES TO THIS SUBLEASE:

Overtenant: THE MACMANUS GROUP, INC.

Address for notices: 1675 Broadway, New York, New York 10019

You, the Undertenant: BLUE MARBLE ADVANCED COMMUNICATIONS GROUP LTD.

Address for notices: 1675 Broadway, New York, New York 10019

If there are more than one Overtenant or Undertenant, the words "Overtenant"
and "Undertenant" used in this Sublease include them.

INFORMATION FROM OVER-LEASE:

Landlord: EOP WORLDWIDE PLAZA, L.L.C., successor-in-interest to New York
Communications Associates, L.P.

Address for notices: 540 Madison Avenue, New York, New York 10022

Overtenant: THE MACMANUS GROUP, INC., successor-in-interest to D'Arcy Masius
Benton & Bowles, Inc.

Address for notices: 1675 Broadway, New York, New York 10019

Date of Over-Lease: As of October 16, 1996

Term: from: October 16 1999 to: January 31, 2010

A copy of the Over-Lease is attached as an important part of the Sublease.

TERM:

 1. ___________ years; ___________ months; Beginning: As of September 1, 1999
   ending: March 31, 2001

PREMISES RENTED:

 2. 19,272 usable square feet on the thirty-third (33rd) floor at Worldwide
    Plaza Building, 825 Eight Avenue, New York, New York.

USE OF PREMISES:

 3. The premises may be used for in accordance with the terms of the Overlease
    only.

RENT:

 4. The yearly rent is $1,252,680.00. You, the Undertenant, will pay this
    yearly rent to Over-tenant in twelve equal monthly payments of $104,390.00.
    Payments shall be paid in advance on the first day of each month during the
    Term.

SECURITY:

AGREEMENT TO LEASE AND PAY RENT:

 6. Overtenant sublets the premises to you, the Undertenant, for the Term.
    Overtenant states that it has the authority to do so. You, the Undertenant,
    agree to pay the Rent and other charges as required in the Sublease. You,
    the Undertenant, agree to do everything required of you in the Sublease.

NOTICES:

 7. All notices in the Sublease shall be sent by certified mail, "return
    receipt requested".

SUBJECT TO:

 8. The Sublease is subject to the Over-Lease. It is also subject to any
    agreement to which the Over-Lease is subject. You, the Undertenant, state
    that you have read and initialed the Over-Lease and will not violate it in
    any way.

OVERTENANT'S DUTIES:

 9. The Over-Lease describes the Landlord's duties. The Overtenant is not
    obligated to perform the Landlord's duties. If the Landlord fails to
    perform, you, the Undertenant, must send the Overtenant a notice. Upon
    receipt of the notice, the Overtenant shall then promptly notify the
    Landlord and demand that the Over-Lease agreements be carried out. The
    Overtenant shall continue the demands until the Landlord performs.

CONSENT:

10. If the Landlord's consent to the Sublease is required, this consent must be
    received within ___ days from the date of this Sublease. If the Landlord's
    consent is not received within this time, the Sublease will be void. In
    such event all parties are automatically released and all payments shall be
    refunded to you, the Undertenant.

ADOPTING THE OVER-LEASE AND EXCEPTIONS:

11.

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        NO AUTHORITY:    12. You, the Undertenant, have no authority to contact
                             or make any agreement with the Landlord about the
                             premises or the Over-Lease. You, the Undertenant,
                             may not pay rent or other charges to the Landlord,
                             but only to the Overtenant.

          SUCCESSORS:    13. Unless otherwise stated, the Sublease is binding on
                             all parties who lawfully succeed to the rights or
                             take the place of the Overtenant or you, the
                             Undertenant. Examples are an assign, heir, or a
                             legal representative such as an executor of your
                             will or administrator of your estate.

             CHANGES:    14. This sublease can be changed only by an agreement
                             in writing signed by the parties to the Sublease.

          SIGNATURES:                             OVERTENANT:
                                                  THE MACMANUS GROUP, INC.
                                                  -----------------------------
                                                  By: /s/ DAVID WINCLECHTER
                                                  -----------------------------

                                                  You, the UNDERTENANT:
                                                  BLUE MARBLE ADVANCED
                         Witness:                 COMMUNICATIONS GROUP, LTD.
                                                  By: /s/ DAVID WINCLECHTER
                         -----------------------  -----------------------------

STATE OF             COUNTY OF               ss:
       On              19    before me personally appeared

to me known and known to me to be the individual(s) described in and who
executed the foregoing Sublease, and duly acknowledged to me that  he executed
the same.

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

               GUARANTY OF PAYMENT WHICH IS PART OF THE SUBLEASE

    DATE OF GUARANTY:                  19

            GUARANTOR
         AND ADDRESS:

           REASON FOR    1.  I know that the Overtenant would not rent the
            GUARANTY:        premises to the Undertenant unless I guarantee
                             Undertenant's performance. I have also requested
                             the Overtenant to enter into the Sublease with the
                             Undertenant. I have a substantial interest in
                             making sure that the Overtenant rents the premises
                             to the Undertenant.

            GUARANTY:    2.  The following is my Guaranty:
                             I guaranty the full performance of the Sublease by
                             the Undertenant. This Guaranty is absolute and
                             without any condition. It includes, but is not
                             limited to, the payment of rent and other money
                             charges.

                         In addition, I agree to these other terms:
           CHANGES IN    3.  This Guaranty will not be affected by any change
        SUBLEASE HAVE        in the Sublease, whatsoever. This includes, but is
           NO EFFECT:        not limited to, any extension of time or renewals.
                             The Guaranty will be binding even if I am not a
                             party to these changes.

    WAIVER OF NOTICE:    4.  I do not have to be informed about any failure of
                             performance by Undertenant. I waive notice of
                             nonpayment or nonperformance

         PERFORMANCE:    5.  If the Undertenant fails to perform under the
                             Sublease, the Overtenant may require me to perform
                             without first demanding that the Undertenant
                             perform.

WAIVER OF JURY TRIAL:    6.  I give up my right to trial by jury in any claim
                             related to the Sublease or this Guaranty.

             CHANGES:    7.  This Guaranty of payment and performance can be
                             changed only by written agreement signed by all
                             parties to the Sublease an Guaranty.

          SIGNATURES:                             GUARANTOR:
                         WITNESS:
                                                  ----------------------------
                         ---------------------
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                       RIDER TO SUBLEASE AGREEMENT DATED
                        AS OF SEPTEMBER 1, 1999, BETWEEN
                    THE MACMANUS GROUP, INC., AS OVERTENANT
                                      AND
                BLUE MARBLE ADVANCED COMMUNICATIONS GROUP LTD.,
                                 AS UNDERTENANT

        15. Undertenant shall be entitled to receive all services to be rendered
to the premises pursuant to the terms of the Overlease. Overtenant shall
cooperate with Undertenant, at no cost to Overtenant, in seeking to obtain the
performance of Landlord to provide any such services.

        16. During the term of this Sublease, Undertenant will continue to have
use of the furniture and fixtures currently located in the premises as of the
date hereof, at no additional cost to Undertenant (but excluding any such
furniture and fixtures which is specifically being sublet to Undertenant
pursuant a separate equipment sublease agreement with The MacManus Group). Upon
the termination of the term of the Sublease, such furniture and fixtures will be
returned to Overtenant, in their current condition, ordinary wear and tear
excepted.

        17. The use of the telephone equipment shall cost $3,903.00 per month,
which represents the monthly depreciation expense to Overtenant, and which cost
is included in the rent set forth in Article 4 of this Sublease. Undertenant may
discontinue the telephone equipment on not less than 30 days prior written
notice to Overtenant, and receive a credit of $3,903.00 per month against the
rent for each month after its use of the telephone equipment has been
discontinued.

        18. Undertenant shall pay to Overtenant, as additional rent, 100% of
all amounts payable by Overtenant to Landlord for overtime services rendered to
the premises

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by the Landlord which have been specifically requested by Undertenant, such as
for overtime A/C, additional cleaning services and the like.

        19. Undertenant acknowledges that it has inspected the Premises and
accepts such possession of the Premises in its "as is" condition.

        20. Undertenant shall not assign this Sublease or subsublet the Premises
except with Overtenant's consent, which may be arbitrarily granted or withheld
in Overtenant's sole discretion, and the Landlord's consent if and when required
pursuant to the terms of the Lease.

        21. Undertenant, at its sole cost and expense, shall maintain such
insurance as required of Tenant pursuant to the Overlease.

        22. On the date upon which the term hereof shall expire, by lapse of
time or otherwise, Undertenant, at Undertenant's sole cost and expense, shall
quit and surrender the Premises to Overtenant in the same good order and
condition as Overtenant is delivering it to Undertenant.

        23. Overtenant and Undertenant represent that it did not deal with a
broker in connection with this Sublease.

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        24. Overtenant shall reimburse Undertenant an aggregate amount not to
exceed Twenty Thousand ($20,000.00) Dollars for any permanent improvements to
the Premises made by Undertenant, in accordance with the terms of the Lease,
during the term of this Sublease, within twenty (20) days after Undertenant has
furnished Overtenant with receipted invoices for such improvements. Such
improvements shall not include furniture and furnishings, or communications or
other equipment.

        25. This Sublease shall be binding upon the parties hereto and their
respective successors and assigns.

                                            OVERTENANT:
                                            THE MACMANUS GROUP, INC.

                                            By: /s/  DAVID WINCLECHTER
                                               ---------------------------------

                                            UNDERTENANT:
                                            BLUE MARBLE ADVANCED
                                            COMMUNICATIONS GROUP, LTD.

                                            By: /s/  DAVID WINCLECHTER
                                               ---------------------------------

                                       3<PAGE>   1
                                                                   EXHIBIT 10.10

                              ART TECHNOLOGY GROUP

                        DYNAMO PARTNER PROGRAM AGREEMENT

This Agreement is by and between Art Technology Group, Inc., 101 Huntington
Avenue, Boston, Massachusetts 02199, ("ATG") and Novo Interactive, 222 Sutter
Street, 6th Floor, San Francisco, CA 94108 ("Dynamo Partner") and is effective
as of 9/29/99, 1999 (the "Effective Date").

0.    SCOPE OF AGREEMENT. For an annual fee, this program provides benefits for
developers and integrators who use ATG products in their business as developers
of custom applications programs that run on ATG's Dynamo software or as
integrators who furnish multi-vendor solutions to their customers.

1.    TERM. This Agreement will have a one year term beginning on the Effective
Date above and will be renewed automatically for additional one year periods
unless terminated as described below.

2.    DYNAMO PARTNER OBLIGATIONS. Upon signing this Agreement, Dynamo Partner
will pay the nonrefundable initial Program enrollment fee to ATG. It will
arrange for two (2) or more of its employees to complete a designated training
course offered by ATG within sixty (60) days after entering into this
Agreement. At the end of the training course, each employee may become a
certified Dynamo Programmer by submitting a certification application and
passing a certification examination. During the term of this Agreement. Dynamo
Partner shall maintain at least two certified Dynamo programmers. In order to
remain certified, these employees must be re-certified whenever ATG releases a
new version of ATG's Products. During the term of this Agreement, Dynamo
Partner shall actively promote itself as a member of the Program and identify
itself as such on its web page and in other marketing material.

3.    PROGRAM BENEFITS.

a)    Software License. Provided that Dynamo Partner agrees to the terms of
ATG's standard software license, made available to Dynamo Partner at the time
it downloads the software, ATG shall provide the following ATG products to
Dynamo Partner at no charge: a single Developer License, Not For Resale copy of
the Dynamo Application Server, Dynamo Personalization Server and Commerce
Station Products. However, Dynamo Partner's use of the software shall be
restricted to development and enhancement of application software designed to
run on ATG's Dynamo software platform. Dynamo Partner may purchase additional
licenses to use the Dynamo Application Server Product at special pricing for
members of the Program, provided that it executes ATG's Master Ordering,
License and Service agreement. In no event may Dynamo Partner use any Products
as part of a direct or indirect connection to the Internet, including a
production environment platform for any software application connected to the
Internet. The Products may not be sublicensed to any party for any purpose
whatsoever.

b)    Training. At no charge, ATG shall provide yearly training on ATG's Dynamo
Application Server Product for two of Dynamo Partner's employees at ATG's
headquarters. Dynamo Partner may order additional training for other employees
at special pricing (currently ATG's List Price less 20%).

c)    Access to Program Page. ATG will supply a personal password to a special,
limited access Program page of its web site that will contain such support
facilities as FAQs, success stories, how-to guides, documentation, marketing
materials, user group chat room, and such other facilities as ATG shall deem
useful to members of the Program.

d)    Web Publicity. ATG will display Dynamo Partner's name, logo, and
corporate overview on its web site's Program Partner page.

Dynamo Partner Program Agreement
Version 99B
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Dynamo Partner Program Agreement                                          Page 2

e)   Help Desk Support. Dynamo Partner will be entitled to receive up to five
(5) instances of ATG Help Desk support at no charge.

f)   ATG Contact. ATG will designate a Major Account Manager and Regional
Channel Manager who will be available for lead information sharing, access to
technical resources, and co-marketing activities when appropriate.

4.   ANNUAL FEE. For the first year of this Agreement, Dynamo Partner shall pay
ATG an initial enrollment fee of $3,000. For each renewal year, Dynamo Partner
will pay an annual Program renewal fee as set forth in ATG's then current Price
List. All fees stated are payable in US Dollars and are nonrefundable. Dynamo
Partner is responsible for paying any taxes and fees associated with this
agreement.

5.   LIMITATION OF LIABILITY. DYNAMO PARTNER IS SOLELY RESPONSIBLE FOR THE
PROPER CONDUCT OF ITS BUSINESS AND ALL OTHER MATTERS UNDER ITS CONTROL. IN NO
EVENT SHALL ATG BE LIABLE FOR SPECIAL, INCIDENTAL OR CONSEQUENTIAL DAMAGES,
INCLUDING ANY DAMAGES RESULTING FROM LOSS OF USE, LOSS OF DATA, LOSS OF PROFITS
OR LOSS OF BUSINESS, EVEN IF ATG HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH
DAMAGES. DYNAMO PARTNER AGREES TO INDEMNIFY AND HOLD ATG HARMLESS FROM AND
AGAINST ANY AND ALL CLAIMS, DEMANDS, COSTS AND LIABILITIES (INCLUDING ATTORNEYS
FEES) OF ANY KIND WHATSOEVER, ARISING DIRECTLY OR INDIRECTLY OUT OF DYNAMO
PARTNER'S CONDUCT OF ITS BUSINESS AND THE FURNISHING OF SERVICES OR OTHER
ACTIONS OR OMISSIONS OF DYNAMO PARTNER IN CONNECTION WITH THIS AGREEMENT.

6.   TRADEMARKS. ATG grants to Dynamo Partner during the term of this Agreement
a non-exclusive, non-assignable and non-transferable right and license to use
the ATG trademarks ("ATG Marks") in its business in a manner approved by ATG in
writing. Dynamo Partner shall send to ATG for approval any proposed advertising
or promotional materials which include an ATG mark. Dynamo Partner may describe
itself as an "Authorized Dynamo Partner of Art Technology Group, Inc." In
advertising, promotional materials, and other appropriate documents. Dynamo
Partner agrees it is not authorized under this Agreement to use any ATG Marks in
connection with any business conducted by Dynamo Partner other than the conduct
of its software development and/or software integration business contemplated by
the terms of this Agreement. Dynamo Partner will not claim any ownership or
similar interest in any of the ATG Marks at any time, nor attempt to register
any of the ATG Marks in its own name. Upon termination of this Agreement, all
rights and licenses granted to Dynamo Partner shall terminate and revert
immediately to ATG, and Dynamo Partner shall immediately cease using the ATG
Marks.

7.   TERMINATION, DEFAULT AND REMEDIES. This Agreement may be terminated at any
time after the first year by either party, without cause, by giving 30 days
prior written notice to the other party. ATG may also terminate this agreement
if Dynamo Partner breaches any of its terms and fails to cure the breach within
30 days after notice from ATG (or 14 days if the breach is for nonpayment). Upon
termination of the Agreement, Dynamo Partner shall (i) immediately stop acting
and identifying itself as a member of the Program and return to ATG all ATG
Products supplied under this Agreement, (ii) pay to ATG all amounts owed to ATG
in full within 30 days, and (iii) cease using any printed material, trademarks,
trade name or domain name identified with ATG without the express written
consent of ATG. Those provisions of this Agreement which by their nature are
intended to survive any expiration of termination of this Agreement shall
survive such expiration or termination. ATG shall have no liability to Dynamo
Partner for damages of any kind, including direct damages, due to termination of
this Agreement.

8.   GENERAL. The parties are independent contractors. Neither party is
authorized to act on behalf of the other party, nor create any obligation or
liability on behalf of the other party. This Agreement may not be assigned by
Dynamo Partner without the prior written consent of ATG. It shall be governed
and construed in accordance with the laws of the Commonwealth of Massachusetts
without regard to its
<PAGE>   3
Dynamo Partner Program Agreement                                          Page 3

conflict of law rules. If one party fails to enforce a provision of this
Agreement, it shall not be precluded from enforcing the same provision at
another time. The remedies in this Agreement are cumulative and may be
exercised to the extent permitted by law, and the exercise of one shall not bar
any other. If any part of this Agreement is determined to be illegal or
unenforceable, the Agreement will be interpreted as if the provision were not
present. Notices shall be in writing and shall be hand delivered, sent by
express courier service or prepaid registered or certified mail, return receipt
requested (if available), or sent by facsimile and confirmed. This Agreement
represents the entire agreement between the parties, supersedes all prior
communications relating to its subject matter, and may not be modified except
by a writing signed by both parties.

FOR ART TECHNOLOGY GROUP, INC.          FOR DYNAMO PARTNER

Signature: /s/ ANN C. BRADY             Signature: /s/  KIM VOGEL
Name:  Ann Brady                        Name:   Kim Vogel
Title: CFO                              Title:  CFO
Date:  10/29/99                         Date:   8/25/99

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