Document:

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                                                                   Exhibit 10.10

                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

                                FOURTH AMENDMENT

                                 January 8, 1998

LANDLORD:       EOP-2 Oliver Street, L.L.C. (f/k/a BP-2 Oliver Street, L.L.C.),
                successor-in-interest to Beacon Properties, L.P., successor-in-
                interest to MLH Income Realty Partnership V

TENANT:         Advanced Manufacturing Research, Inc.

EXISTING
PREMISES:       Areas on the fifth (5th) floor of the Building containing (in
                the aggregate) 9,828 rentable square feet, substantially as
                shown on Exhibit H to the Lease dated August 12, 1992, on First
                Amendment Exhibit A, dated December 31, 1994 and on Second
                Amendment, Exhibit A, dated January 23, 1996; and an area on
                the sixth (6th) floor of the Building containing 6,327 rentable
                square feet, substantially as shown on Third Amendment,
                Exhibit A dated October 15, 1996

ORIGINAL LEASE DATA

LEASE EXECUTION
DATE:           August 12, 1992

TERMINATION
DATE:           November 30, 2001

PREVIOUS
LEASE
AMENDMENTS:     First Amendment dated December 31, 1994 Second Amendment dated
                January 23, 1996 Third Amendment dated October 15, 1996

FOURTH AMENDMENT
ADDITIONAL
PREMISES:       An area on the fourth (4th) floor of the Building containing
                9,998 rentable square feet, substantially as shown on Fourth
                Amendment, Exhibit A, Sheet 1, dated January 8, 1998, a copy of
                which is attached hereto and incorporated by reference herein.

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     WHEREAS, Tenant desires to (i) extend the term of the lease in respect of
the Existing Premises for an additional period; and (ii) lease additional
premises located in the Building, to wit, the Fourth Amendment Additional
Premises;

     WHEREAS, Landlord is willing to (i) extend the term of the lease in respect
of the Existing Premises; and (ii) lease the Fourth Amendment Additional
Premises to Tenant upon the terms and conditions hereinafter set forth;

     NOW THEREFORE, the parties hereby agree that the above-referenced lease, as
previously amended (the "Lease"), is hereby further amended as follows
(capitalized terms used herein without definition shall have the meanings
ascribed to them in the Lease):

     1. EXTENSION OF TERM OF LEASE

     The Term of the Lease in respect of the Existing Premises is hereby
extended for an additional period commencing as of December 1, 2001 and
expiring seven (7) years after the Commencement Date in respect of the Fourth
Amendment Additional Premises, as hereinafter defined. The leasing of the
Existing Premises for such additional term shall be upon the terms set forth on
Revised Schedule B-5, Fourth Amendment, Sheets 1, 2, 3, 4 and 5, dated January
8, 1998, a copy of which is attached hereto and incorporated by reference herein
("Fourth Amendment Revised Schedule B-5"), and upon all of the other terms and
conditions of the Lease in effect immediately preceding the commencement of such
additional term. Landlord shall, at its expense (except as hereinafter
provided), replace the carpet in the fifth (5th) floor portion of the Existing
Premises (the "Carpet Work"). Landlord shall contribute up to Forty Thousand and
00/100 ($40,000.00) Dollars ("Landlord's Carpet Allowance") towards the costs of
the Carpet Work. If the costs of the Carpet Work exceed Landlord's Carpet
Allowance, Tenant shall reimburse Landlord such excess amount upon receipt of a
bill(s) or invoice(s) from Landlord therefor. Tenant shall not be entitled to
any unused portion of Landlord's Carpet Allowance. Tenant shall cooperate with
Landlord in the scheduling and performance of the Carpet Work.

     2. DEMISE OF THE FOURTH AMENDMENT ADDITIONAL PREMISES

     Landlord hereby demises and leases to Tenant, and Tenant hereby hires and
takes from Landlord, the Fourth Amendment Additional Premises for a term
commencing as of the Commencement Date in respect of the Fourth Amendment
Additional Premises and expiring seven (7) years thereafter. Said demise of the
Fourth Amendment Additional Premises shall be upon the terms set forth on Fourth
Amendment Revised Schedule B-5 and upon all of the other terms and conditions of
the Lease, except as follows:

     A. The Commencement Date in respect of the Fourth Amendment Additional
Premises means April 1, 1998, unless Landlord's Work in respect of the Fourth
Amendment Additional Premises, as defined in Paragraph 3 hereof, is delayed for
any reason other than a delay caused by Tenant or its agents, employees or
contractors. In such event, the Commencement Date in respect of the Fourth
Amendment Additional Premises shall be delayed to a later date in accordance
with Article 3.03 of the Lease, provided, however, that the provisions of
Article 3.03 of the Lease which give Tenant the right to occupy premises prior
to

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carpet installation shall not apply to (Landlord's Work in respect of) the
Fourth Amendment Additional Premises.

     B. Commencing as of the Commencement Date in respect of the Fourth
Amendment Additional Premises, Tenant shall pay Occupancy Costs in respect of
the Fourth Amendment Additional Premises on a monthly estimated basis based upon
the most recent Tax Costs and other Operating Costs data available to Landlord.

     C. In the event that any of the provisions of the Lease are inconsistent
with this Amendment or the state of facts contemplated hereby, the provisions of
this Amendment shall control.

     3. CONDITION OF FOURTH AMENDMENT ADDITIONAL PREMISES.

     A. Landlord shall construct the Fourth Amendment Additional Premises
substantially in accordance with construction drawings ("Construction Drawings")
to be prepared by or on behalf of Landlord, at Landlord's expense, based upon
the space plan attached hereto as Fourth Amendment, Exhibit B ("Landlord's Work
in respect of the Fourth Amendment Additional Premises"). Exhibit E of the
Lease, Paragraph 4 of the First Amendment to Lease, Paragraph 4 of the Second
Amendment and Paragraph 4 of the Third Amendment shall have no applicability to
the Fourth Amendment Additional Premises. The parties acknowledge that such
space plan contemplates, and the Construction Drawings will detail, the
construction of an internal stairwell between the Fourth Amendment Additional
Premises and the fifth (5th) floor portion of the Existing Premises and that
Landlord reserves the right to engage an engineer or consultant to review such
space plan and Construction Drawings and consult generally as to structural and
related issues concerning such internal stairwell. Accordingly, and
notwithstanding anything to the contrary contained herein, Tenant shall either
reimburse Landlord for the fees, costs and expenses paid by Landlord to such
engineer or consultant (collectively, the "Structural Review Costs") upon
receipt of a bill(s) or invoice(s) from Landlord therefor or request that
Landlord apply any available Landlord's Fourth Amendment Contribution (as
hereinafter defined) towards the payment of the Structural Review Costs.

     B. Tenant shall have the right to approve the Construction Drawings, which
approval shall not be unreasonably withheld or delayed. If Landlord estimates
that the costs of Landlord's Work in respect of the Fourth Amendment Additional
Premises shall exceed $274,945.00 ("Landlord's Fourth Amendment Contribution"),
Landlord shall advise Tenant of the amount of such estimated excess at the time
that Landlord submits the Construction Drawings to Tenant for its approval. In
such event, Tenant shall have the right, exercisable by written notice to
Landlord within three (3) business days of receipt of the Construction Drawings,
to require modifications to the Construction Drawings so as to reduce the costs
of Landlord's Work in respect of the Fourth Amendment Additional Premises;
provided, however, that if Tenant shall exercise such right, Tenant shall
reimburse Landlord upon demand for the costs of such modifications to the
Construction Drawings and shall bear all risks of delay in the performance of
Landlord's Work in respect of the Fourth Amendment Additional Premises caused by
such modifications to the Construction Drawings. If Tenant fails to respond to
Landlord's request for approval of any Construction Drawings within three (3)
business days of Tenant's receipt thereof, Tenant's approval shall be deemed to
have been given (both as to the Construction Drawings and the costs

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of Landlord's Work in respect of the Fourth Amendment Additional Premises).
Notwithstanding the foregoing, Tenant shall approve the Construction Drawings if
they are consistent with the space plan referred to above and the costs of
Landlord's Work in respect of the Fourth Amendment Additional Premises are
estimated by Landlord to be less than Landlord's Fourth Amendment Contribution.
Without limiting the foregoing, Tenant shall promptly respond to any request
made from time to time by Landlord or Landlord's architect or other
representative for approvals, authorizations to proceed or any other information
in connection with Landlord's Work in respect of the Fourth Amendment Additional
Premises. Time is of the essence of this Paragraph 3B.

     C. If Landlord's Fourth Amendment Contribution exceeds the costs of
Landlord's Work in respect of the Fourth Amendment Additional Premises
(including the Structural Review Costs), such excess portion of Landlord's
Fourth Amendment Contribution shall accrue to the sole benefit of Landlord.

     D. If Landlord requires a Building permit in order to perform Landlord's
Work in respect of the Fourth Amendment Additional Premises, Tenant shall,
promptly upon request by Landlord, execute and deliver to the City of Boston any
affidavits and documentation required to obtain the Building permit allowing
Landlord to perform Landlord's Work in respect of the Fourth Amendment
Additional Premises on a timely basis.

     E. If Landlord's Work in respect of the Fourth Amendment Additional
Premises shall not have been substantially completed by July 31, 1998 due to
Landlord's fault or neglect, Tenant, as its sole and exclusive remedy, shall
have the right, by written notice to Landlord, to cancel this Fourth Amendment.
If Tenant shall exercise such right, this Fourth Amendment shall be cancelled
and of no further force or effect as of the date which is thirty (30) days after
Landlord's receipt of such cancellation notice from Tenant, unless Landlord's
Work in respect of the Fourth Amendment Additional Premises shall have been
substantially completed within such thirty (30) day period. If Landlord's Work
in respect of the Fourth Amendment Additional Premises shall have been
substantially completed within such thirty (30) day period, Tenant's
cancellation notice shall be deemed void and of no further force or effect.

     4. CONSTRUCTION RENT IN RESPECT OF FOURTH AMENDMENT ADDITIONAL PREMISES

     If the costs of Landlord's Work in respect of the Fourth Amendment
Additional Premises exceed Landlord's Fourth Amendment Contribution, Landlord
and Tenant hereby agree that Tenant, in addition to its obligation to pay Annual
Rent, Construction Rent in respect of the Third Amendment Additional Premises
and other charges provided in the Lease, shall reimburse Landlord an amount
equal to the Construction Principal (as hereinafter defined) as follows. Tenant
shall, commencing as of the Commencement Date in respect of the Fourth Amendment
Additional Premises, pay to Landlord, as additional rent, at the times and in
the manner provided for the payment of Annual Rent, a monthly amount
("Construction Rent") determined by Landlord based upon the amortization of the
Construction Principal on a direct reduction basis over the Term of the Lease in
respect of Fourth Amendment Additional Premises at an interest rate of 12% per
annum. For purposes hereof, the term "Construction Principal" shall be an amount
equal to the excess of (i) the costs of Landlord's Work in respect of the Fourth

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Amendment Additional Premises (other than the costs incurred to prepare the
Construction Drawings), over (ii) the amount of Landlord's Fourth Amendment
Contribution. Landlord shall make the calculation of Construction Rent as soon
as the Construction Principal is actually determined, and Landlord shall advise
Tenant thereof. If the amount of Construction Rent is not known as of the
Commencement Date in respect of the Fourth Amendment Additional Premises, Tenant
shall pay to Landlord, with the first payment of Construction Rent, the
aggregate amount of Construction Rent which shall have accrued from the
Commencement Date in respect of the Fourth Amendment Additional Premises through
the first such payment. The parties shall confirm in writing the amount of
Construction Rent as soon as it is known; provided, however, that the failure to
confirm the same in writing shall not relieve Tenant of its obligation to pay
Construction Rent pursuant to the provisions thereof.

     Whereas the payment of Construction Rent by Tenant represents a
reimbursement to Landlord of costs and expenses which Landlord will incur in
connection with the preparation of the Fourth Amendment Additional Premises for
Tenant's occupancy, in the event that there is any default in any of Tenant's
obligations under the Lease (including, without limitation, its obligation to
pay said Construction Rent) or in the event that the Term of the Lease is
terminated prior to the expiration date thereof, the entire unpaid amount of
Construction Principal shall become immediately due and payable upon demand by
Landlord. Landlord's right to demand said entire unpaid amount of Construction
Principal shall be in addition to all other rights and remedies which Landlord
shall have by reason of any default of Tenant under the Lease, and Tenant shall
not be entitled to any credit or reduction in said Construction Principal based
upon amounts collected by Landlord from reletting of any premises after default
of Tenant. Notwithstanding anything to the contrary herein or in the Lease
contained, in no event and under no circumstances shall there be any abatement
of Construction Rent, or any portion thereof, under the Lease, as hereby
amended.

     5. FOURTH AMENDMENT REVISED SCHEDULE B-5

     Effective as of the Commencement Date in respect of the Fourth Amendment
Additional Premises, Revised Schedule B-5, Third Amendment, Sheets 1, 2, 3 and
4, dated October 15,1996 (attached to the Third Amendment) shall be of no
further force or effect and Fourth Amendment Revised Schedule B-5 shall become
operative.

     6. SECURITY DEPOSIT

     The parties hereby acknowledge that, pursuant to Section 20.10 of the
original Lease, Paragraph 7 of the First Amendment, Paragraph 6 of the Second
Amendment and Paragraph 6 of the Third Amendment, Landlord is holding a security
deposit of Twenty- Four Thousand Nine Hundred Thirty-Eight and 29/100 ($24,93
8.29) Dollars ("Security Deposit") securing Tenant's obligations under the
Lease. The parties hereby further acknowledge that Tenant shall, at the time
that Tenant executes and delivers this Fourth Amendment to Landlord, pay to
Landlord an additional security deposit of Sixty-Five Thousand and 00/100
($65,000.00) Dollars ("Additional Security Deposit"). The Additional Security
Deposit shall be held by Landlord subject to the same terms and conditions as
are applicable to the Security Deposit as set forth in Section 20.10 of the
Lease.

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     7. TENANT'S OPTION TO EXTEND THE TERM OF THE LEASE

     A. On the conditions, which conditions Landlord may waive, at its election,
by written notice to Tenant at any time, that Tenant is not in default of its
covenants and obligations under the Lease and that Advanced Manufacturing
Research, Inc., itself, is occupying the entirety of the premises then demised
to Tenant, both as of the time of option exercise and as of the commencement of
the hereinafter described additional term, Tenant shall have the option to
extend the Term of the Lease for one (1) additional five (5) year term, such
additional term commencing as of the expiration of the term of the Lease. Tenant
may exercise such option to extend by giving Landlord written notice on or
before the date twelve (12) months prior to the expiration date of the term of
the Lease. Upon the timely giving of such notice, the Term of the Lease shall be
deemed extended upon all of the terms and conditions of the Lease (as hereby
amended), except that Landlord shall have no obligation to construct or renovate
the premises and that the Annual Rent, Tax Cost Base and All Other Occupancy
Costs Base during such additional term shall be as hereinafter set forth. If
Tenant fails to give timely notice, as aforesaid, Tenant shall have no further
right to extend the Term of the Lease, time being of the essence of this
Paragraph 7.

     B. The Annual Rent payable during the additional term shall be based upon
the Fair Market Rental Value, as defined in Paragraph 8 below, as of the
commencement of the additional term, of the premises then demised to Tenant.

     C. Tenant shall have no further option to extend the term of the Lease
other than the one (1) additional five (5) year term herein provided.

     D. Notwithstanding the fact that upon Tenant's exercise of the herein
option to extend the term of the Lease such extension shall be self-executing,
as aforesaid, the parties shall promptly execute a lease amendment reflecting
such additional term after -Tenant exercises the herein option, except that the
Annual Rent payable in respect of such additional term, the Tax Cost Base during
such additional term and the All Other Occupancy Costs Base during such
additional term may not be set forth in said amendment. Subsequently, after such
Annual Rent, Tax Cost Base and All Other Occupancy Costs Base are determined,
the parties shall execute a written agreement confirming the same. The execution
of such lease amendment shall not be deemed to waive any of the conditions to
Tenant's exercise of its rights under this Paragraph 7, unless otherwise
specifically provided in such lease amendment.

     8. DEFINITION OF FAIR MARKET RENTAL VALUE

     A. "Fair Market Rental Value" shall be computed as of the date in question
at the then current annual rental charge (i.e., the sum of Annual Rent plus
escalation and other charges), including provisions for subsequent increases and
other adjustments, for leases or agreements to lease then currently being
negotiated or executed for comparable space located in the Building, or if no
leases or agreements to lease are then currently being negotiated or executed
for comparable space in the Building, the Fair Market Rental Value shall be
determined by reference to leases or agreements to lease then currently being
negotiated or executed for comparable space located elsewhere in comparable
office buildings located in downtown Boston. In determining Fair Market Rental
Value, the following factors, among others, shall be taken into

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account and given effect: size, location of premises, lease term, tenant
improvement allowances, condition of building, and services provided by the
landlord.

     B. Notwithstanding anything to the contrary herein contained, the parties
hereby agree that upon the determination of any Fair Market Rental Value,
Landlord shall have the right, exercisable by written notice to Tenant on or
before the time that Landlord gives Tenant its initial designation of Fair
Market Rental Value:

          (1)  to change the Tax Cost Base as stated on Fourth Amendment Revised
               Schedule B-5 from the amount stated on Fourth Amendment Revised
               Schedule B-5 to an amount equal to the actual amount of Tax Costs
               for the immediately preceding fiscal tax year for which Landlord
               has actual data, and

          (2)  to change the All Other Occupancy Costs Base as stated on Fourth
               Amendment Revised Schedule B-5 from the amount stated on Fourth
               Amendment Revised Schedule B-5 to an amount equal to the actual
               amount of Operating Costs (other than Tax Costs) for the
               immediately preceding calendar year for which Landlord has actual
               data.

     If Landlord shall exercise such right, the amount of Annual Rent payable
hereunder shall be commensurately adjusted to reflect such change in the Tax
Cost Base and the All Other Occupancy Costs Base.

     C. Landlord shall initially designate Fair Market Rental Value and Landlord
shall furnish data in support of such designation. If Tenant disagrees with
Landlord's designation of a Fair Market Rental Value, Tenant shall have the
right, by written notice given within thirty (30) days after Tenant has been
notified of Landlord's designation, to submit such Fair Market Rental Value to
arbitration. Fair Market Rental Value shall be submitted to arbitration as
follows: Fair Market Rental Value shall be determined by impartial arbitrators,
one to be chosen by the Landlord, one to be chosen by Tenant, and a third to be
selected, if necessary, as below provided. The unanimous written decision of the
two first chosen, without selection and participation of a third arbitrator, or
otherwise, the written decision of a majority of three arbitrators chosen and
selected as aforesaid, shall be conclusive and binding upon Landlord and Tenant.
Landlord and Tenant shall each notify the other of its chosen arbitrator within
ten (10) days following the call for arbitration and, unless such two
arbitrators shall have reached a unanimous decision within thirty (30) days
after their designation, they shall so notify the President of the Boston Bar
Association (or such organization as may succeed to said Boston Bar Association)
and request him or her to select an impartial third arbitrator, who shall be an
office building owner or a real estate broker dealing with like types of
properties, to determine Fair Market Rental Value as herein defined. Such third
arbitrator and the first two chosen shall, subject to commercial arbitration
rules of the American Arbitration Association, hear the parties and their
evidence and render their decision within thirty (30) days following the
conclusion of such hearing and notify Landlord and Tenant thereof. Landlord and
Tenant shall bear the expense of the third arbitrator (if any) equally. The
decision of the arbitrator shall be binding and conclusive, and judgment upon
the award or decision of the arbitrator may be entered in any court of competent
jurisdiction; and the parties consent to the jurisdiction of such court and
further agree that any

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process or notice of motion or other application to such court or a Judge
thereof may be served outside the Commonwealth of Massachusetts by registered
mail or by personal service, provided a reasonable time for appearance is
allowed. If the dispute between the parties as to a Fair Market Rental Value has
not been resolved before the commencement of Tenant's obligation to pay rent
based upon such Fair Market Rental Value, then Tenant shall pay Annual Rent and
other charges under the Lease in respect of the premises in question based upon
the Fair Market Rental Value designated by Landlord until either the agreement
of the parties as to the Fair Market Rental Value, or the decision of the
arbitrators, as the case may be, at which time Tenant shall pay any underpayment
of rent and other charges to Landlord, or Landlord shall refund any overpayment
of rent and other charges to Tenant.

     9. TENANT'S RIGHT OF FIRST OFFER

     On the conditions, which conditions Landlord may waive, at its election, by
written notice to Tenant at any time, that Tenant is not in default of its
covenants and obligations under the Lease and that Advanced Manufacturing
Research, Inc., itself, is occupying the entirety of the premises then demised
to Tenant, both at the time that Landlord is required to give Landlord's Notice,
as hereinafter defined, and as of the Commencement Date in respect of the RFO
Premises, as hereinafter defined, Tenant shall have the following right to lease
the RFO Premises, as hereinafter defined, when the RFO Premises become available
for lease to Tenant, as hereinafter defined. Tenant's right of first offer shall
be subject and subordinate to the rights of existing tenants to lease such RFO
Premises.

     A. DEFINITION OF RFO PREMISES

     "RFO Premises" shall be defined as any separately demised area on the
fourth (4th) or fifth (5th) floor of the Building (other than the Expansion
Areas described in Paragraph 10 below), when such area becomes available for
lease to Tenant, as hereinafter defined, during the Term of the Lease. For the
purposes of this Paragraph 9, an RFO Premises shall be deemed to be "available
for lease to Tenant" if, during the term of the Lease, Landlord, in its sole
judgment, determines that such area will become available for leasing to Tenant
(i.e., when Landlord determines that the then current tenant of such area will
vacate such area, and when Landlord intends to offer such area for lease; it
being understood that Tenant's rights under this Paragraph 9 shall not apply to
the initial leasing of any area which is vacant as of the date hereof).
Notwithstanding anything to the contrary contained herein, in no event shall
Tenant have any nights under this Paragraph 9 on or after the sixth (6th)
anniversary of the Commencement Date in respect of the Fourth Amendment
Additional Premises (i.e., Landlord shall have no obligation to give Landlord's
Notice to Tenant on or after the sixth (6th) anniversary of the Commencement
Date in respect of the Fourth Amendment Additional Premises).

     B. EXERCISE OF RIGHT TO LEASE RFO PREMISES

     Landlord shall give Tenant written notice ("Landlord's Notice") at the time
that Landlord determines, as aforesaid, that an RFO Premises will become
available for lease to Tenant. Landlord's Notice shall set forth the size and
location of the RFO Premises, Landlord's designation of the Fair Market Rental
Value (as defined in Paragraph 8 above) applicable to such RFO Premises and the
Commencement Date in respect of such RFO Premises. Tenant shall have

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the right, exercisable upon written notice ("Tenant's Exercise Notice") given to
Landlord within ten (10) days after the receipt of Landlord's Notice, to lease
such RFO Premises. If Tenant fails timely to give Tenant's Exercise Notice,
Tenant shall have no further right to lease such RFO Premises pursuant to this
Paragraph 9; provided, however, that such failure shall not prohibit Tenant from
exercising its right to lease any other RFO Premises which may thereafter become
available for lease to Tenant. Upon the timely giving of Tenant's Exercise
Notice, Landlord shall lease and demise to Tenant and Tenant shall hire and take
from Landlord, such RFO Premises, upon all of the same terms and conditions of
the Lease (as hereby amended), except as hereinafter set forth.

     C. LEASE PROVISIONS APPLYING TO RFO PREMISES

     The leasing to Tenant of an RFO Premises shall be upon all of the same
terms and conditions of the Lease (as hereby amended), except as follows:

     (1) COMMENCEMENT DATE

     The Commencement Date in respect of such RFO Premises shall be the later
of: (x) the Commencement Date in respect of such RFO Premises as set forth in
Landlord's Notice, or (y) the date that Landlord delivers such RFO Premises to
Tenant.

     (2) Annual Rent

     The Annual Rent payable in respect of such RFO Premises shall be based upon
the Fair Market Rental Value, as defined in Paragraph 8 above, of such RFO
Premises as of the Commencement Date in respect of such RFO Premises.

     (3) CONDITION OF RF0 PREMISES

     Tenant shall take such RFO Premises "as-is", in its then (i.e., as of the
date of delivery of such RF0 Premises) state of construction, finish and
decoration, without any obligation on the part of Landlord to construct or
prepare such RFO Premises for Tenant's occupancy or to provide any allowance or
contribution with respect thereto. Without limiting the foregoing, Article 3.03
and Exhibit E of the Lease, Paragraph 4 of the First Amendment to Lease,
Paragraph 4 of the Second Amendment, Paragraph 4 of the Third Amendment and
Paragraph 3 of this Fourth Amendment shall have no applicability to such RFO
Premises.

     (4) TENANT'S PROPORTIONATE SHARE

     Tenant's Proportionate Share in respect of such RFO Premises shall be a
fraction, the numerator of which is the Total Rentable Area of such RFO
Premises, and the denominator of which is the Total Rentable Area of the
Building.

     D. EXECUTION OF LEASE AMENDMENTS

     Notwithstanding the fact that Tenant's exercise of the above-described
option to lease RFO Premises shall be self-executing, as aforesaid, the parties
hereby agree promptly to execute a lease amendment reflecting the addition of an
RFO Premises, except that the Annual

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Rent payable in respect of such RFO Premises, the Tax Cost Base in respect of
such RFO Premises and the All Other Occupancy Costs Base in respect of such RFO
Premises may not be as set forth in such amendment. Subsequently, after such
Annual Rent, Tax Cost Base and All Other Occupancy Costs Base are determined,
the parties shall execute a written agreement confirming the same. The execution
of such lease amendment shall not be deemed to waive any of the conditions to
Tenant's exercise of the herein option to lease RFO Premises, unless otherwise
specifically provided in such lease amendment.

     10. TENANT'S EXPANSION OPTIONS

     On the conditions, which conditions Landlord may waive, at its election, by
written notice to Tenant at any time, that Tenant is not in default of its
covenants and obligations under the Lease and that Advanced Manufacturing
Research, Inc., itself, is occupying the entirety of the premises then demised
to Tenant, both as of the time of option exercise and as of the Commencement
Date in respect of the Expansion Area, as hereinafter defined, Tenant shall have
the option to lease Expansion Area A and Expansion Area B, as such terms are
hereinafter defined. "Expansion Area A" contains 679 rentable square feet on the
fifth (5th) floor of the Building, and is substantially as shown on Fourth
Amendment, Exhibit A, Sheet 2, dated January 8, 1998, a copy of which is
attached hereto and incorporated by reference herein; and "Expansion Area B"
contains 5,382 rentable square feet on the fifth (5th) floor of the Building,
and is substantially as shown on said Fourth Amendment, Exhibit A, Sheet 2.

     A. EXERCISE OF RIGHTS TO EXPANSION AREAS

     Tenant may exercise its option to lease Expansion Area A by giving written
notice to Landlord on or before October 31, 1999, and, provided that Tenant
shall have timely and properly exercised its right to extend the Term of the
Lease in accordance with Paragraph 7 of this Amendment, may exercise its option
to lease Expansion Area B by giving written notice to Landlord on or before June
30, 2004 (any such notice by Tenant to Landlord is hereinafter referred to as
the "Expansion Notice"). If Tenant fails timely to give any Expansion Notice,
Tenant shall have no further right to lease the Expansion Area in question, time
being of the essence of this Paragraph 10. Upon the timely giving of any
Expansion Notice, Landlord shall lease and demise to Tenant, and Tenant shall
hire and take from Landlord, Expansion Area A or Expansion Area B (as the case
may be), without the need for further act or deed by either party, for the Term
and upon all of the same terms and conditions of the Lease (as hereby amended),
except as hereinafter set forth.

     B. LEASE PROVISIONS APPLYING TO EXPANSION AREA

     The leasing to Tenant of any Expansion Area shall be upon all of the same
terms and conditions of the Lease (as hereby amended), except as follows:

     (1) COMMENCEMENT DATE

     The Commencement Date in respect of Expansion Area A shall be the later of:
(i) July 31, 2000, or (ii) the date on which the existing tenant of Expansion
Area A vacates the same. The Commencement Date in respect of Expansion Area B
shall be the later of:

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(x) June 30, 2005, or (y) the date on which the existing tenant of Expansion
Area B vacates the same.

          (2) ANNUAL RENT

             The Annual Rent payable in respect of each Expansion Area shall be
based upon the Fair Market Rental Value, as defined in Paragraph 8 above, of
such Expansion Area, as of the Commencement Date in respect of such Expansion
Area.

          (3) CONDITION OF EXPANSION AREA

              Tenant shall take such Expansion Area "as-is", in its then (i.e.,
as of the Commencement Date in respect of such Expansion Area), state of
construction, finish and decoration, without any obligation on the part of
Landlord to construct or prepare such Expansion Area for Tenant's occupancy or
to provide any allowance or- contribution with respect thereto. Without limiting
the foregoing, Article 3.03 and Exhibit E of the Lease, Paragraph 4 of the First
Amendment to Lease, Paragraph 4 of the Second Amendment, Paragraph 4 of the
Third Amendment and Paragraph 3 of this Fourth Amendment shall have no
applicability to such Expansion Area.

          (4) TENANT'S PROPORTIONATE SHARE

              Tenant's Proportionate Share in respect of Expansion Area A shall
be .32%. Tenant's Proportionate Share in respect of Expansion Area B shall be
2.54%

     C. EXECUTION OF LEASE AMENDMENTS

     Notwithstanding the fact that Tenant's exercise of the above described
expansion option(s) shall be self-executing, as aforesaid, the parties hereby
agree promptly to execute a lease amendment reflecting the addition of the
Expansion Area in question, except that the Annual Rent payable in respect of
such Expansion Area, the Tax Cost Base in respect of such Expansion Area and the
All Other Occupancy Costs Base in respect of such Expansion Area may not be set
forth in such amendment. Subsequently, after such Annual Rent, Tax Cost Base and
All Other Occupancy Costs Base are determined, the parties shall execute a
written agreement confirming the same. The execution of such lease amendment
shall not be deemed to waive any of the conditions to Tenant's exercise of the
herein expansion option(s), unless otherwise specifically provided in such lease
amendment.

     11. BROKER

     Tenant warrants and represents that it has dealt with no broker or agent in
connection with this Fourth Amendment other than Beacon Management Company
("BMC"). Tenant shall indemnify and hold Landlord harmless of and from all
claims that may be made against Landlord for brokerage or other compensation in
the nature of brokerage with respect to this Fourth Amendment by any person
(other than BMC claiming to have dealt with Tenant in connection with this
Fourth Amendment.

     As herein amended, the Lease is ratified, approved and confirmed in all
respects.

<PAGE>   12

     WHEREFORE, the parties have hereunto set their hands and seals as of the
date first above written.

LANDLORD:                                      TENANT:

EOP-2 OLIVER STREET, L.L.C.                    ADVANCED MANUFACTURING
                                               RESEARCH, INC.

By: EOP Operating Limited Partnership, its
      Sole member

    By: Equity Office Properties Trust, its    By: /s/ Anthony J. Friscia
               managing general partner           -----------------------------
                                                  Hereunto Duly Authorized

    By: /s/ Christopher P. Mundy
       ---------------------------
       Name:  Christopher P. Mundy
       Title: Vice President

Dated Signed:     2/2/98                       Dated Signed:   1/26/98
             ---------------------                           ------------------

<PAGE>   13

                           EXHIBIT A, FOURTH AMENDMENT

                              DATE: January 8, 1998

                [FLOOR PLAN - FOURTH FLOOR OF TWO OLIVER STREET]

<PAGE>   14

                      EXHIBIT A (SHEET 2), FOURTH AMENDMENT

                              DATE: January 8, 1998

                 [FLOOR PLAN - FIFTH FLOOR OF TWO OLIVER STREET]

<PAGE>   15

                 REVISED SCHEDULE B-5, FOURTH AMENDMENT, SHEET I
                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

Execution Date:   January 8, 1998

Tenant:           Advanced Manufacturing Research, Inc.
                  -------------------------------------------------------------
                              (name)

                  a Delaware corporation
                  -------------------------------------------------------------
                         (description of business organization)

                  Two Oliver Street, Boston, Massachusetts 02109
                  -------------------------------------------------------------
                  (principal place of business - mailing address)

Landlord:         EOP-2 Oliver Street, L.L.C., a Delaware limited liability
                  company (the sole member of which is EOP Operating Limited
                  Partnership, a Delaware limited partnership).

Building:         The Building in the City of Boston know as and numbered Two
                  Oliver Street

Art.1.01(n)
 Existing
 Premises:        Areas on the fifth (5th) floor of the Building, substantially
                  as shown on Exhibit H to the leased dated August 12, 1992
                  (the "Original Premises"), on First Amendment Exhibit A, dated
                  December 31, 1994 (the "First Amendment Premises") and on
                  Second Amendment, Exhibit A, dated January 23, 1996 (the
                  "Second Amendment Additional Premises"); and an area on the
                  sixth (6th) floor of the Building, substantially as shown on
                  Third Amendment, Exhibit A dated October 15, 1996 (the
                  "Third Amendment Additional Premises")

Art. 1.01 (n)     Fourth Amendment
                  Additional Premises:  An area on the fourth (4th) floor of
                                        the building, substantially as shown on
                                        Fourth Amendment, Exhibit A, Sheet 1,
                                        dated December 18, 1997

Art. 1.01 (n)     Area in respect of:

                  Existing Premises:        16,155 rentable square feet

                  Fourth Amendment
                  Additional Premises:      9,998 rentable square feet
                  Total:                    26,153 rental square feet

<PAGE>   16

                 REVISED SCHEDULE B-5, FOURTH AMENDMENT, SHEET 2
                                Two Oliver Street
                                Boston, MA 02109
                                (the "Building")

        Tenant:   Advanced Manufacturing Research. Inc.

Execution Date:   January 8, 1998

Art. 1.01(c)      Commencement Date
                  in respect of initial portion
                  of Existing Premises:    September 1, 1992

Art. 1.01(c)      Commencement Date
                  in respect of Fourth
                  Amendment Additional
                  Premises:                April 1, 1998 (subject to the
                                           provisions of Paragraph 2A of
                                           the Fourth Amendment

                  Termination Date in
                  Respect of all Premises: Seven (7) years after the
                                           Commencement Date in respect of the
                                           Fourth Amendment Additional Premises

Art. 4.01         Annual Rent in respect of Existing Premises and Fourth
                  Amendment Additional Premises:

                  EXISTING PREMISES:

                  TIME PERIOD            ANNUAL RENT            MONTHLY PAYMENT

                  March 1, 1997 -
                  February 28, 1998:     $310,470.48               $25,872.54

                  March 1, 1998 -
                  February 28, 2000:     $333,642.48               $27,803.54

                  February 29, 2000 -
                  November 30, 2001:     $337,504.56               $58,125.38

                  December 1, 2001 -
                  Termination Date:      $420,030.00               $35,002.50

<PAGE>   17

                 REVISED SCHEDULE B-5, FOURTH AMENDMENT, SHEET 3
                                Two Oliver Street
                                Boston, MA 02109
                                (the "Building")

        Tenant:   Advanced Manufacturing Research. Inc.
Execution Date:   January 8, 1998

        FOURTH AMENDMENT
        ADDITIONAL PREMISES:

        LEASE YEAR(1)           ANNUAL RENT                     MONTHLY PAYMENT

           1-3                  $241,451.76                        $20,120.98
           4-7                  $264,947.04                        $22,078.92

Art. 5.01         Use of Premises: GENERAL OFFICE USES

Art. 6.02(B)(i)   Electrical current will be furnished by Landlord to Tenant,
                  at Tenants cost

Schedule of Rent
Escalators:                Operating and Tax Escalation:

                           Existing Premises:

                           Through November 30, 2001:

                           Original Premises and First Amendment Premises
                           (7,724 Rentable Square Feet):

                           Tax Cost Base: Actual amount of Taxes for Fiscal
                                          Year 1995 (i.e., July 1, 1994 -
                                          June 30, 1995)

                           All Other Occupancy Costs Base: Actual amount of
                           Operating Costs for Calendar Year 1995

                           Tenant's Agreed Percentage in respect of Original
                           Premises and First Amendment Premises:  3.64%

--------
(1)  As used herein, the term "Lease Year" shall mean any twelve (12) month
     period commencing on the Commencement Date in respect of the Fourth
     Amendment Additional Premises or on any anniversary of the Commencement
     Date in respect of the Fourth Amendment Additional Premises.

<PAGE>   18

                           Second Amendment Additional Premises
                           (2,104 rentable square feet):

                           Tax Cost Base:  Actual amount of Taxes for Fiscal
                                           Year 1996 (i.e., July 1, 1995 - June
                                           30, 1996
<PAGE>   19

                 REVISED SCHEDULE B-5, FOURTH AMENDMENT, SHEET4
                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

        Tenant:  Advanced Manufacturing Research. Inc.

Execution Date:  January 8, 1998

     All Other Occupancy Costs: Actual Amount of Operating Costs for Calendar
                                Year 1995

     Tenant's Agreed Percentage in respect of Second Amendment Additional
     Premises:  .99%

     Third Amendment Additional Premises (6,327) rentable square feet):

     All Other Occupancy Costs Base:  Actual amount of Operating Costs for
                                      Calendar Year 1996

     Tenant's Agreed Percentage in respect of Third Amendment Additional
     Premises:  2.98%

     FOR THE PERIOD COMMENCING DECEMBER 1, 2001 AND ENDING ON THE TERMINATION
DATE:

     Tax Cost Base:  Actual amount of Taxes for Fiscal Year 1998 (i.e. July 1,
                     1997 - June 30, 1998)

     All Other Occupancy Costs Base: Actual Amount of Operating Costs for
                                     Calendar Year 1998

     Tenant's Agreed Percentage:    7.61%

     Fourth Amendment Additional Premises:

     Tax Cost Base:  Actual amount of Taxes for Fiscal Year 1998 (i.e. July 1,
                     1997 - June 30, 1998

     All Other Occupancy Costs Base: Actual Amount of Operating Costs for
                                     Calendar Year 1998

     Tenant's Agreed Percentage:    4.71%

<PAGE>   20

                 REVISED SCHEDULE B-5, FOURTH AMENDMENT, SHEET 5
                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

        Tenant:   Advanced Manufacturing Research. Inc.
Execution Date:   January 8, 1998

Art. 20.12        Broker:  Beacon Management Company

 Exhibit Dates:   Exhibit H, dated August 12, 1992; First Amendment Exhibit A,
                  dated December 31, 1994; Second Amendment, Exhibit A, dated
                  January 23, 1996; Third Amendment, Exhibit A, dated October
                  15, 1996; Fourth Amendment, Exhibit A, Sheets 1 and 2, dated
                  January 8, 1998

LANDLORD:                                   TENANT:

EOP-2 OLIVER STREET, L.L.C.                 ADVANCED MANUFACTURING
                                            RESEARCH, INC.
By: EOP Operating Limited Partnership,
    Its sole member

    By: Equity Office Properties Trust,     By: /s/ Anthony J. Friscia
        Its managing general partner           --------------------------------
                                               (Name)                  (Title)
                                               Hereunto Duly Authorized

    By: /s/ Christopher P. Mundy
       -----------------------------------
       Name: Christopher P. Mundy
       Title:  Vice President

Dated Signed: 2/2/98                        Date Signed: 1/26/98
             -----------------------------              -----------------------<PAGE>   1
                                                                   Exhibit 10.11

                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

                                 FIFTH AMENDMENT
                                  July 27, 1998

LANDLORD    EOP-2 Oliver Street, L.L.C. (f/k/a BP-2 Oliver Street, L.L.C.),
            successor-in-interest to Beacon Properties, L.P., successor-in-
            interest to MLH Income Realty Partnership B

TENANT      AMR Research, Inc.

EXISTING
PREMISES:   Areas on the fifth (5th) floor of the Building containing (in the
            aggregate) 9,828 rentable square feet, substantially as shown on
            Exhibit H to the Lease dated August 12, 1992, on First Amendment
            Exhibit A, dated December 31, 1994 and on Second Amendment, Exhibit
            A, dated January 23, 1996; an area on the sixth (6th) floor of the
            Building containing 6,327 rentable square feet, substantially as
            shown on Third Amendment, Exhibit A dated October 15, 1996; and an
            area on the fourth (4th) floor of the Building containing 9,998
            rentable square feet, substantially as shown on Fourth Amendment,
            Exhibit A, Sheet 1, dated January 8, 1998

LEASE
EXECUTION
DATE:       August 12, 1992

TERMINATION
DATE:       March 31, 2005

PREVIOUS
LEASE
AMENDMENTS: First Amendment dated December 31, 1994
            Second Amendment dated January 23, 1996
            Third Amendment dated October 15, 1996
            Fourth Amendment dated January 8, 1998

FIFTH AMENDMENT
ADDITIONAL
PREMISES:   An area on the fifth (5th) floor of the Building containing
            8,975 rentable square feet, substantially as shown on Fifth
            Amendment, Exhibit A, dated July 27, 1998, a copy of which is
            attached hereto and incorporated by reference herein.

<PAGE>   2

     WHEREAS, Tenant desires to lease additional premises located in the
Building, to wit, the Fifth Amendment Additional Premises;

     WHEREAS, Landlord is willing to lease the Fifth Amendment Additional
Premises to Tenant upon the terms and conditions hereinafter set forth;

     NOW THEREFORE, the parties hereby agree that the above-referenced lease, as
previously amended (the "Lease"), is hereby further amended as follows
(capitalized terms used herein without definition shall have the meanings
ascribed to them in the Lease):

     1. DEMISE OF THE FIFTH AMENDMENT ADDITIONAL PREMISES

Landlord hereby demises and leases to Tenant, and Tenant hereby hires and takes
from Landlord, the Fifth Amendment Additional Premises for a term commencing as
of the Commencement Date in respect of the Fifth Amendment Additional Premises,
as hereinafter defined, and expiring as of March 31, 2005. Said demise of the
Fifth Amendment Additional Premises shall be upon the terms set forth on
Schedule B-5, Fifth Amendment Additional Premises Version, Sheets 1, 2 and 3,
dated July 27, 1998 and upon all of the other terms and conditions of the Lease,
except as follows:

     A. The Commencement Date in respect of the Fifth Amendment Additional
Premises shall be the earlier of. (i) the date (the "Scheduled Commencement
Date") which is forty-five (45) days after the first date that all of the
existing tenants of the Fifth Amendment Additional Premises shall have vacated
the Fifth Amendment Additional Premises, or (ii) the date on which Tenant
occupies all or any part of the Fifth Amendment Additional Premises for
business. If there occurs any delay ("Landlord's Delay") in the performance of
Landlord's Work (as hereinafter defined) which is not caused by Tenant or its
agents, employees or contractors and Landlord's Delay directly results in or
causes a delay in the performance of Tenant's Work (as hereinafter defined),
then the Scheduled Commencement Date shall be extended by the number of days of
delay in the performance of Tenant's Work so caused by Landlord's Delay. From
and after September 15, 1998, provided that there shall be no interference with
the performance of Landlord's Work, Tenant shall have the right to enter those
portions of the Fifth Amendment Additional Premises which are then vacant to
perform Tenant's Work. Such right of entry shall be deemed a license from
Landlord to Tenant, subject to the terms and provisions of the Lease, as hereby
amended, except for the obligation to pay Annual Rent, and any entry thereunder
shall be at the sole risk of Tenant.

     B. Commencing as of the Commencement Date in respect of the Fifth Amendment
Additional Premises, Tenant shall pay Occupancy Costs in respect of the FIFTH
Amendment Additional Premises ON a monthly estimated basis based upon the most
recent Tax Costs and other Operating Costs data available to Landlord.

                                       2
<PAGE>   3

     C. In the event that any of the provisions of the Lease are inconsistent
with this Amendment or the state of facts contemplated hereby, the provisions of
this Amendment shall control.

Without limiting the foregoing, if Tenant shall timely and properly exercise its
right to extend the Term of the Lease pursuant to Paragraph 7 of the Fourth
Amendment, such extension shall apply to both the Existing Premises and Fifth
Amendment Additional Premises.

     2.   CONDITION OF FIFTH AMENDMENT ADDITIONAL PREMISES

     Notwithstanding anything to the contrary herein or in the Lease contained,
Tenant shall take the Fifth Amendment Additional Premises "as-is", in the
condition in which the Fifth Amendment Additional Premises are in as of the
vacancy of the Fifth Amendment Additional Premises by the existing tenants,
without any obligation on the part of Landlord to prepare or construct the Fifth
Amendment Additional Premises for Tenant's occupancy or, except as provided in
Paragraph 3 below, to provide any allowance or contribution with respect
thereto, and without any warranty or representation by Landlord as to the
condition of the Fifth Amendment Additional Premises. Notwithstanding the
foregoing, Landlord shall, at its expense, perform the following work
("Landlord's Work") in or with respect to the Fifth Amendment Additional
Premises: (i) purchase (for Tenant's installation) five (5) 5-ton new HVAC units
to serve the Fifth Amendment Additional Premises, (ii) remove or encapsulate any
asbestos located in the Fifth Amendment Additional Premises which Landlord's
asbestos consultant recommends be removed or encapsulated, and (iii) perform
such work as is necessary to cause that portion of the Building sprinkler system
which serves the Fifth Amendment Additional Premises to comply with code.

     3.   LANDLORD'S CONTRIBUTION IN RESPECT OF THE FIFTH AMENDMENT ADDITIONAL
          PREMISES

          A. Landlord shall, in the manner hereinafter provided, contribute up
to One Hundred Sixty-One Thousand Five Hundred Fifty and 00/100 ($161,550.00)
Dollars ("Landlord's Contribution") towards the cost of leasehold improvements
to be installed by Tenant in the Fifth Amendment Additional Premises ("Tenant's
Work"). Notwithstanding the foregoing, Tenant may use up to Twenty-Six Thousand
Nine Hundred Twenty-Five and 00/100 ($26,925 . 00) Dollars of Landlord's
Contribution towards architectural and engineering expenses incurred by Tenant
with respect to Tenant's Work and costs incurred by Tenant with respect to its
move to the Fifth Amendment Additional Premises. Tenant's Work shall be subject
to Landlord's prior approval and otherwise performed in accordance with the
terms and conditions of the Lease (including, without limitation, Section 7.03
thereof). Without limiting anything contained in Section 7.03 of the Lease, the
general contractor for Tenant's Work shall be subject to Landlord's reasonable
approval. Provided that Tenant is not in default of its obligations under the
Lease at the time that Tenant submits any requisition (as hereinafter defined)
to Landlord on account of Landlord's Contribution and that Tenant is then in
occupancy of the Fifth Amendment Additional Premises, Landlord shall pay the
cost of Tenant's Work (or the architectural and engineering expenses or moving
costs) shown on each requisition submitted by Tenant to Landlord within thirty
(30) days of submission thereof by Tenant to Landlord.

                                       3
<PAGE>   4

     B. For the purposes hereof, a "requisition" shall mean written
documentation (including, without limitation, invoices from Tenant's contractor,
written lien waivers and such other documentation as Landlord may reasonably
request) showing in reasonable detail the costs of the improvements installed by
Tenant to date in the Fifth Amendment Additional Premises (or the architectural
and engineering expenses or moving costs incurred with respect thereto),
accompanied by certifications from Tenant, Tenant's architect, and Tenant's
contractor that the work performed to date has been performed in accordance with
applicable laws and in accordance with Tenant's approved plans, and that the
amount of the requisition in questions does not exceed the amount of the work
(or the architectural and engineering expenses or moving costs) covered by such
requisition. Each requisition shall be accompanied by evidence reasonably
satisfactory to Landlord that all work (or the architectural and engineering
expenses or moving costs) covered by previous requisitions has been fully paid
by Tenant. Landlord shall have the right, upon reasonable advance notice to
Tenant, to inspect Tenant's books and records relating to each requisition in
order to verify the amount thereof Tenant shall submit requisition(s) no more
often than monthly,

     C. Notwithstanding anything to the contrary herein contained:

     (i) Landlord shall have no obligation to advance funds on account of
Landlord's Contribution unless and until Landlord has received the requisition
in question, together with the certifications required by subparagraph B above.

     (ii) Except with respect to work and/or materials previously paid for by
Tenant, as evidenced by paid invoices and written lien waivers provided to
Landlord, Landlord shall have the right to have Landlord's Contribution paid to
both Tenant and Tenant's contractor(s) and vendor(s) jointly.

     (iii) Landlord shall have no obligation to pay Landlord's Contribution in
respect of any requisition submitted six (6) months after the Commencement Date
in respect of the Fifth Amendment Additional Premises. Tenant shall not be
entitled to any unused portion of Landlord's Contribution.

     4.   FIFTH AMENDMENT SCHEDULE B-5

     Schedule B-5, Fifth Amendment Additional Premises Version, Sheets 1, 2 and
3, dated July 27, 1998 shall apply to the Fifth Amendment Additional Premises.
Revised Schedule B-5, Fourth Amendment, Sheets 1 through 5, dated January 8,
1998 shall continue to apply to the Existing Premises.

     5.   SECURITY DEPOSIT

     The parties hereby acknowledge that, pursuant to Section 20. 10 of the
original Lease, Paragraph 7 of the First Amendment, Paragraph 6 of the Second
Amendment, Paragraph 6 of the, Third Amendment and Paragraph 6 of the Fourth
Amendment, Landlord is holding a security deposit of Eighty-Nine Thousand Nine
Hundred Thirty-Eight and 29/100 ($89,938.29) Dollars

                                        4
<PAGE>   5

("Security Deposit") securing Tenant's obligations under the Lease. The parties
hereby further acknowledge that Tenant shall, at the time that Tenant executes
and delivers this Fifth Amendment to Landlord, pay to Landlord an additional
security deposit of One Hundred Fifteen Thousand Three Hundred Sixty-Three and
71/100 ($115,363.71) Dollars ("Additional Security Deposit"). The Additional
Security Deposit shall be held by Landlord subject to the same terms and
conditions as are applicable to the Security Deposit as set forth in Section
20.10 of the Lease.

     Notwithstanding anything to the contrary contained herein or in the Lease,
the Security Deposit and the Additional Security Deposit may be in the form of
an irrevocable letter of credit (the "Letter of Credit"), which Letter of Credit
shall: (a) be in the amount of $205,302.00; (b) be issued on the form attached
hereto as Fifth Amendment, Exhibit B; (c) name Landlord as its beneficiary; (d)
be drawn on an FDIC insured financial institution satisfactory to Landlord; and
(e) expire no earlier than sixty (60) days after the Termination Date of the
Lease. If Tenant elects to provide Landlord with the Letter of Credit, Landlord
shall, upon receipt of such Letter of Credit, return to Tenant any cash which it
is then holding as the Security Deposit and Additional Security Deposit under
the Lease.

     6.   LANDLORD'S CARPET ALLOWANCE

     Landlord and Tenant hereby acknowledge and agree that Tenant (and not
Landlord) shall perform the Carpet Work pursuant to Paragraph 1 of the Fourth
Amendment. Accordingly, the last five (5) sentences of Paragraph 1 of the Fourth
Amendment are hereby deleted and replaced by the following (the term "Existing
Premises" as used in the following language shall have the meaning ascribed to
it in the Fourth Amendment):

     If Tenant elects to replace the carpet in the fifth (5th) floor portion of
     the Existing Premises (the "Carpet Work"), then, provided that Tenant shall
     not be in default of its covenants and obligations under the Lease (as
     hereby amended), Landlord shall contribute up to Forty Thousand and 00/100
     ($40,000.00) Dollars ("Landlord's Carpet Allowance") towards the cost of
     such Carpet Work. Landlord shall pay Landlord's Carpet Allowance within
     thirty (30) days of receipt of paid bills and invoices (and such other
     documentation as Landlord shall request) detailing the costs and expenses
     of the Carpet Work. Tenant shall not be entitled to any unused portion of
     Landlord's Carpet Allowance.

     7.   TENANT'S RIGHT OF FIRST OFFER

     Whereas the Fifth Amendment Additional Premises constitute the remainder of
the fifth (5th) floor of the Building, Paragraph 9A of the Fourth Amendment is
hereby amended by deleting the first sentence thereof and substituting therefor
the following:

     "RFO Premises" shall be defined as any separately demised area on the
     fourth (4th) floor of the Building when such area becomes available for
     lease to Tenant, as hereinafter defined, during the Term of the Lease.

                                       5
<PAGE>   6

     8.   TENANT'S EXPANSION OPTIONS

     Whereas a portion of the Fifth Amendment Additional Premises constitutes
Expansion Area A and Expansion Area B as such terms are defined and used in
Paragraph 10 of the Fourth Amendment, Paragraph 10 of the Fourth Amendment is
hereby deleted in its entirety and of no further force or effect.

     9.   BROKER

     Tenant warrants and represents that it has dealt with no broker or agent in
connection with this Fifth Amendment other than Equity Office Properties
("EOP"). Tenant shall indemnify and hold Landlord harmless of and from all
claims that may be made against Landlord for brokerage or other compensation in
the nature of brokerage with respect to this Fourth Amendment by any person
(other than EOP) claiming to have dealt with Tenant in connection with this
Fifth Amendment.

     10.  CONDITION OF LANDLORD'S EXECUTION

The parties hereby acknowledge that Landlord is only willing to execute this
Fifth Amendment in the event that two (2) of the existing tenants of the Fifth
Amendment Additional Premises, Development Specialists, Inc. ("DSI") and Foley,
Hoag & Eliot ("Foley), agree to relocate their respective premises from (the
applicable portion of) the Fifth Amendment Additional Premises to other space in
the Building. Therefore, Landlord shall have the night, exercisable upon Written
notice to Tenant, to render this Fifth Amendment void and of no further force or
effect unless all of the following events occur:

     A. Tenant executes and delivers this Fifth Amendment to Landlord; and

     B. DSI executes and delivers to Landlord an agreement, in form and
substance acceptable to Landlord, whereby DSI agrees to relocate its premises
from (the applicable portion of) the Fifth Amendment Additional Premises to
other space in the Building; and

     C. Foley executes and delivers to Landlord an agreement, in form and
substance acceptable to Landlord, whereby Foley agrees to relocate its premises
from (the applicable portion of) the Fifth Amendment Additional Premises to
other space in the Building.

     As herein amended, the Lease is ratified, approved and confirmed in all
respects.

                                       6

<PAGE>   7

     WHEREFORE, the parties have hereunto set their hands and seals as of the
date first above written.

LANDLORD:                               TENANT:

EOP-2 OLIVER STREET, L.L.C.             ADVANCED MANUFACTURING
                                        RESEARCH, INC.
By:  EOP Operating Limited Partnership,
     its sole member
                                        By: /s/ Anthony J. Friscia
                                           ---------------------------------
By:  Equity Office Properties Trust,       Name:  Anthony J. Friscia
     its managing general partner          Title: President
                                           Hereunto Duly Authorized

By:  /s/ Thomas Q. Bakke
   ----------------------------------
     Name:  Thomas Q. Bakke
     Title: Vice President

Date Signed:  8/6/98                     Date Signed:  7/31/98
              -----------------------                ------------------------

                                       7

<PAGE>   8

                           EXHIBIT A, FIFTH AMENDMENT
                               DATE: July 27, 1998

                 [FLOOR PLAN - FIFTH FLOOR OF TWO OLIVER STREET]

                                       8

<PAGE>   9

                           FIFTH AMENDMENT, EXHIBIT B

                          -----------------------------
                         [Name of Financial Institution]

                                                Irrevocable Standby
                                                Letter of Credit
                                                No.:  ________________________
                                                Issuance Date: _______________
                                                Expiration Date: _____________
                                                Applicant: Advanced
                                                           Manufacturing
                                                           Research, Inc.

BENEFICIARY

EOP - 2 Oliver Street, L.L.C.
c/o Equity Office Properties Trust
Two North Riverside Plaza
Suite 2200
Chicago, Illinois 60606

Ladies/Gentlemen:

     We hereby establish our Irrevocable Standby Letter of Credit in your favor
for the account of the above referenced Applicant in the amount of Two Hundred
Five Thousand Three Hundred Two and 00/100 U.S. Dollars ($205,302.00) available
for payment at sight by your draft drawn on us when accompanied by the following
documents:

1.   An original copy of this Irrevocable Standby Letter of Credit.

2.   Beneficiary's dated statement purportedly signed by one of its officers
     reading: "This draw in the amount of __________________ U.S. Dollars
     ($____________) under your Irrevocable Standby Letter of Credit No.
     ___________ represents funds due and owing to us as a result of the
     Applicant's failure to comply with one or more of the terms of that certain
     lease dated August 12, 1992, as amended, by and between EOP - 2 Oliver
     Street, L.L.C., as landlord, and Advanced Manufacturing Research, Inc., as
     tenant."

     It is a condition of this Irrevocable Standby Letter of Credit that it will
be considered automatically renewed for a one year period upon the expiration
date set forth above and upon each anniversary of such date, unless at least
sixty (60) days prior to such expiration date or applicable anniversary thereof,
we notify you in writing by certified mail, return receipt requested, that we
elect not to so renew this Irrevocable Standby Letter of Credit. A copy of any
such notice shall also be sent to: Equity Office Properties Trust, 2 North
Riverside Plaza, Suite 2200, Chicago, IL 60606, Attention: Vice
President-Corporate Operations. In addition to the foregoing, we understand and
agree that you shall be entitled to draw upon this Irrevocable Standby Letter of
Credit in accordance with 1. and 2. above in the event that we elect not to

                                       9
<PAGE>   10

renew this Irrevocable Standby Letter of Credit and, in addition, you provide us
with a dated statement purportedly signed by one of Beneficiary's officers
stating that the Applicant has failed to provide you with an acceptable
substitute irrevocable standby letter of credit in accordance with the terms of
the above referenced lease. We further acknowledge and agree that: (a) upon
receipt of the documentation required herein, we will honor your draws against
this Irrevocable Standby Letter of Credit without inquiry into the accuracy of
Beneficiary's signed statement and regardless of whether Applicant disputes the
content of such statement; (b) this Irrevocable Standby Letter of Credit shall
permit partial draws and, in the event you elect to draw upon less than the full
stated amount hereof, the stated amount of this Irrevocable Standby Letter of
Credit shall be automatically reduced by the amount of such partial draw; and
(c) you shall be entitled to assign your interest in this Irrevocable Standby
Letter of Credit from time to time without our approval and without charge. In
the event of an assignment, we reserve the right to require reasonable evidence
of such assignment as a condition to any draw hereunder.

     This Irrevocable Standby Letter of Credit is subject to the Uniform Customs
and Practice for Documentary Credits (1993 revision) ICC Publication No. 500.

     We hereby engage with you to honor drafts and documents drawn under and in
compliance with the terms of this Irrevocable Standby Letter of Credit.

     All communications to us with respect to this Irrevocable Standby Letter of
Credit must be addressed to our office located at ___________________________to
the attention of ___________________________.

                                                 Very truly yours,

                                                 [NAME]

                                                 [TITLE]

                                       10

<PAGE>   11

       SCHEDULE B-5, FIFTH AMENDMENT ADDITIONAL PREMISES VERSION, SHEET I
                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

Execution Date:   July 27, 1998

Tenant:           Advanced Manufacturing Research. Inc.
                  ------------------------------------
                              (name)
                  a Delaware corporation
                  -------------------------------------
                  (description of business organization)

                  Two Oliver Street. Boston, Massachusetts 02109
                  ----------------------------------------------
                  (principal place of business - mailing address)

Landlord:         EOP-2 Oliver Street, L.L.C., a Delaware limited liability
                  company (the sole member of which is EOP Operating Limited
                  Partnership, a Delaware limited partnership).

Building:         The Building in the City of Boston known as and numbered Two
                  Oliver Street

Art. 1. 0 1 (n)   Fifth Amendment
                  Additional Premises: An area on the fifth (5th) floor of the
                                       Building, substantially as shown on
                                       Fifth Amendment. Exhibit A dated
                                       July 27, 1998
Art. 1.01(n)      Area in respect of
                  Fifth Amendment
                  Additional Premises: 8.975 rentable square feet

Art. 1.01(c)      Commencement Date
                  in respect of Fifth Amendment
                  Additional Premises:  See Paragraph I A of Fifth Amendment

                  Termination Date:     March 31, 2005

                                       11

<PAGE>   12

       SCHEDULE B-5, FIFTH AMENDMENT ADDITIONAL PREMISES VERSION, SHEET 2
                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

                  Tenant: Advanced Manufacturinq Research, Inc.
                          Execution Date: July 27, 1998

Art. 4.01  Annual Rent in respect of Fifth Amendment Additional Premises:

           TIME PERIOD                  ANNUAL RENT            MONTHLY PAYMENT

           Months 1 - 24:               $269,250.00              $22,437.50

           Months 25 - 48:              $278,225.04              $23,185.42
           Months 49 -
           March 31, 2005:              $287,200.08              $23,933.34

Art. 5.01        Use of Premises:  General office uses
Art. 6.02(B)(i)  Electric current will be furnished by Landlord to Tenant,
                 at Tenant's cost.

Schedule of Rent
Escalators:      Operating and Tax Escalation:

                 Tax Cost Base: Actual amount of Taxes for Fiscal Year 1999
                                (i.e., July 1, 1998 - June 30, 1999)

                 All Other Occupancy Costs Base: Actual amount of Operating
                                                 Costs for Calendar Year 1998

                 Tenant's Agreed Percentage: 4.23%

                                       12

<PAGE>   13

       SCHEDULE B-5, FIFTH AMENDMENT ADDITIONAL PREMISES VERSION, SHEET 3
                                Two Oliver Street
                           Boston, Massachusetts 02109
                                (the "Building")

                 Tenant: Advanced Manufacturing Research. Inc.
                          Execution Date: July 27, 1998

Art. 20.12  Broker:  Equity Office Properties

            Exhibit Dates: Exhibit A. Fifth Amendment dated July 27, 1998

LANDLORD:                                 TENANT:

EOP-2 OLIVER STREET, L.L.C.               ADVANCED TMANUFACTURING
                                          RESEARCH, INC.

By: EOP Operating Limited Partnership, its
    sole member

    By: Equity Office Properties Trust,   By: /s/ Anthony J. Friscia, President
        its managing general partner         ----------------------------------
                                             (Name)                   (Title)
                                              Hereunto Duly Authorized

        By: /s/ Thomas Q. Bakke
           -----------------------
           Name:  Thomas Q. Bakke
           Title: Vice Presidnet

Date Signed:  8/6/98                      Date Signed:  7/31/98

                                       13

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