Document:

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                                                                    Exhibit 10.7

                                 LEASE AGREEMENT

        THIS LEASE AGREEMENT (this "Lease"), dated as of the date set forth
below, is between OLAFSON II. LLC, a Utah limited liability company
("Landlord"), and TOMAX TECHNOLOGIES, INC., a Utah corporation ("Tenant").

I.      PREMISES AND TERMS AND PROVISIONS

        This Lease demises to Tenant the land described in Attachment I (the
"Land") and the other property included in the Premises as defined in Section
1.01 of Attachment II and is made upon the terms and provisions set forth in
this Lease and Attachment II, all of which Landlord and Tenant respectively
agree to perform or comply with.

II.      CERTAIN INFORMATION AND DEFINED TERMS

        The following information and defined terms are made part of this Lease:

Date of this Lease:          December 15, 1999

Commencement Date:           October 1, 2000

Expiration Date:             September 30, 2010

Renewals:                    One 5 year and two 2 year consecutive renewal
                             options, exercised by notice given to Landlord at
                             least one hundred twenty (120) days before the end
                             of the then-current term

Rental Factor:               Eleven percent (11%) (See Section 15.03)

Actual Cash Value:           $10,300,000 (See Section 5.02 and 1.01(b))

Basic Rent:                  For the twenty four month period beginning
                             with the Commencement Date, Basic Rent shall be the
                             monthly amount of $69,009, and thereafter until the
                             Expiration Date shall be the monthly amount of
                             $107,648.

After Hours Parking          Landlord shall be permitted to charge
                             all persons, other than non-Tenant employees and
                             invitees, for use of all parking areas on the
                             Premises during the hours between 6:00 p.m. and
                             6:00 a.m.

Development Costs            Landlord has budgeted and shall spend not
                             more than $5,160,412.57 to alter and improve the
                             Premises prior to the

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                             Commencement Date. In the event that improvement
                             costs to the Premises exceed such amount, such
                             shall be done at Tenant's expense and shall become
                             Tenant Alterations or Tenant Equipment within the
                             meaning of Section 13.01 of Attachment II.

Renewal Rent:

                             The Rent shall be subject to adjustment: (i) at
                             the beginning of the fifth anniversary of the
                             Commencement Date; and (ii) at the beginning of
                             any renewal term (the "Adjustment Date"), as
                             follows:

                             The base for computing the adjustment shall be the
                             Consumer Price Index for All Urban Consumers
                             (1982-84 = 100) U.S. City Average, All Items,
                             published by the United States Department of Labor,
                             Bureau of Labor Statistics (the "Index"), which was
                             last published on the date of the commencement of
                             the primary term of this Lease (the "Beginning
                             Index"). If the Index last published on the
                             Adjustment Date (the "Extension Index") has
                             increased over the Beginning Index, the monthly
                             Rent for the renewal term and until the next rental
                             Adjustment Date shall be set by multiplying the
                             Basic Rent by a fraction, the numerator of which is
                             the Extension Index and the denominator of which is
                             the Beginning Index. PROVIDED, HOWEVER, in no event
                             shall the rent be decreased for any renewal term.

                             In the event the Index shall hereafter be converted
                             to a different standard reference base or otherwise
                             revised, the determination of any increase in the
                             Index shall be made with the use of such conversion
                             factor, formula or table for converting the Index
                             as may be published by the Bureau of Labor
                             Statistics. In the event the Bureau of Labor
                             Statistics ceases publication of the Index at any
                             time during the term of this Lease but substitutes
                             and commences publication of an index designed and
                             designated to serve the same basic purposes as the
                             Index, Lessor and Lessee shall use such substituted
                             index as the Index hereunder.

The place for the giving of notices, consents, requests, demands and other
communications under Article 12:

(a)     If to Landlord:             Olafson II. LLC
                                    205 North 400 West
                                    Salt Lake City, Utah 84103
                                    Attention: Eric L. Olafson
                                    Facsimile:  (801) 924-3400

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(b)     If to Tenant:           Tomax technologies, inc.
                                205 North 400 West
                                Salt Lake City, Utah 84103
                                Attention: Director of Operations and Finance
                                Facsimile:  (801) 924-3400

        When used in this Lease, unless the context otherwise requires: (i) each
of the terms "Improvements" and "Premises" shall be deemed to be followed by the
words "or any part thereof"; (ii) the terms "include," "includes," and
"including" shall be deemed to be followed by the words "without limitation";
(iii) the words "herein", "hereof", "hereinafter" and "hereunder" and other
words of similar import refer to this Lease as a whole and not to any particular
Article, Section, Subsection or other subdivision; (iv) any reference to any
agreement or other instrument is to it as amended, supplemented, or replaced,
from time to time; and any reference to a law, statute, regulation or rule is to
it as amended, supplemented, or replaced or as enacted or promulgated after the
date of this Lease; (v) the headings to the Articles have been inserted for
convenience of reference only and are not intended to be a part of or to affect
the meaning or interpretation of this Lease; and (vi) all terms and provisions
of this Lease shall be deemed and construed to be "covenants" and "conditions"
to be performed or complied with by the respective parties.

III.     INTEGRATION OF DOCUMENTS

        This Lease consists of this Lease and Attachments I and II, all of which
shall constitute a single agreement.

        IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of
the Date of this Lease set forth above.

LANDLORD:                                   TENANT:

OLAFSON II. LLC                             TOMAX TECHNOLOGIES, INC.

By:     /s/ Eric Olafson                    By:    /s/ Jaye Olafson
   ---------------------------                 ---------------------------------

Its:    Manager                             Its:   Manager

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                                  ATTACHMENT I.
                                    THE LAND

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        That certain real property situated in Salt Lake City, Salt Lake County,
        State of Utah, described as follows:

        PARCEL 1:

        COMMENCING 110 feet North of the Southeast corner of Lot 8, in Block 60,
        Plat "A", Salt Lake City Survey, and running thence North 140 feet;
        thence West 165 feet; thence South 140 feet; and thence East 165 feet to
        the place of beginning, same constituting the Southerly 140 feet of the
        Northerly 220 feet of the length, by the full width, of said Lot 8.

        PARCEL 2:

        COMMENCING at the Southeast corner of Lot 8, in Block 60, Plat "A", Salt
        Lake City Survey, and running thence North 110 feet; thence West 247 1/2
        feet; thence South 110 feet; and thence East 247 1/2 feet to the place
        of beginning, same constituting the Southerly 110 feet of the length by
        the full width of said Lot 8, and the Southerly 110 of the length, by
        the full width, of the East half of Lot 7 in the same Block, plat and
        survey.

        PARCEL 3:

        BEGINNING 2 1/2 rods East of the Northwest corner of Lot 2, Block 60,
        Plat "A", Salt Lake City Survey, and running thence East 53 3/4 feet;
        thence South 98 1/3 feet; thence West 53 3/4 feet; thence North 98 1/3
        feet to the place of BEGINNING.

        PARCEL 4:

        BEGINNING at the Northeast corner of Lot 7, Block 60, Plat "A", Salt
        Lake City Survey, and running thence South 220 feet; thence West 82.5
        feet; thence South 110 feet; thence West 82.5 feet; thence North 330
        feet; thence East 165 feet to the point of BEGINNING.

        LESS AND EXCEPTING therefrom the following described parcel:

               A part of Lot 7, Block 60, Plat "A", Salt Lake City Survey in
               Salt Lake City, Salt Lake County, Utah:

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               BEGINNING at the Northwest corner of said Lot 7 and running
               thence North 89 degrees58'13" East 0.65 feet along the North line
               of said Lot 7 and the South line of 200 South Street to a point
               on the projection of the East edge of an existing brick building;
               thence South 0 degrees11'13" East 44.9 feet along said East edge
               of an existing building to the Southeast corner thereof; thence
               South 89 degrees48'47" West 0.78 feet along South edge of said
               existing building to a point on the West line of said Lot 7;
               thence North 0 degrees01'07" West 44.9 feet along said West line
               of Lot 7 to the point of BEGINNING.

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                                 ATTACHMENT II.
                              TERMS AND PROVISIONS

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                                   ARTICLE 1.
                             PREMISES AND LEASE TERM

      1.01. Upon and subject to the terms and provisions hereinafter set forth,
Landlord hereby leases to Tenant and Tenant hereby hires from Landlord the
following property (collectively, the "Premises") for the term (the "Lease
Term") hereinafter provided:

             (a)  the Land; and

             (b) all buildings, structures and improvements now or hereafter
erected on such Land either prior to the Commencement Date or during the Lease
Term, and all fixtures, equipment and other property (other than Tenant
Equipment, as hereinafter defined) now or hereafter installed therein either
prior to the Commencement Date or during the Lease Term (collectively, the
"Improvements").

SUBJECT, HOWEVER, to zoning ordinances and regulations, covenants, restrictions,
easements, liens, charges, encumbrances, title conditions and exceptions
affecting the Premises as of the Commencement Date.

       1.02. (a) Except as hereinafter provided, the Lease Term shall commence
on the Commencement Date and shall expire at midnight on the Expiration Date.

             (b) If possession of the Premises is not available to Tenant on the
Commencement Date, either because a prior tenant is holding over or construction
or alteration of the Improvements has not yet been substantially completed, or
for any reason not within the reasonable control of Landlord, then Landlord
shall give notice to Tenant when the Premises is ready for occupancy by Tenant
and specifying the Commencement Date (which shall not be less than ten (10) days
after giving of such notice) and the Expiration Date. Landlord shall have no
liability on account of any such change in the Commencement Date, and the
validity and binding effect of this Lease shall be unaffected thereby.

             (c) If Tenant shall use or occupy the Premises prior to the
Commencement Date, such use or occupancy shall be deemed to be under all the
terms and provisions of this Lease, including the obligation to pay Basic Rent
and Additional Rent as hereinafter provided.

                                   ARTICLE 2.
                         BASIC RENT AND ADDITIONAL RENT

       2.01. Tenant shall pay to Landlord Basic Rent over and above the other
and additional payments to be made by Tenant.

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      2.02. Basic Rent shall be absolutely net to Landlord so that this Lease
shall yield net to Landlord the Basic Rent throughout the Lease Term.

      2.03. Tenant shall pay, as additional rent, all other amounts,
liabilities, obligations and other payments which Tenant herein assumes or
agrees to pay (collectively, "Additional Rent"), and, in the event of any
failure on the part of Tenant to pay any item of Additional Rent, Landlord shall
have all rights, powers and remedies provided for herein or by law in the case
of nonpayment of Basic Rent.

      2.04. Basic Rent and Additional Rent for the first month or partial month
(calculated on the basis of the actual number of days of such partial month) of
the Lease Term shall be paid to Landlord prior to the Commencement Date, and
thereafter, payment shall be made on the first day of each month, without notice
or demand, at the address specified by Landlord.

      2.05. All payments of Basic Rent and Additional Rent shall be made without
notice, demand, counterclaim, setoff, deduction or defense, and without
abatement, suspension, deferment, diminution or reduction for any reason
whatsoever, except as hereinafter otherwise specifically provided. Should any
payment of Basic Rent or Additional Rent be received by Landlord subsequent to
the 10th day of the month for which it is due, then Tenant shall pay to Landlord
as Additional Rent, at that time, a late charge equal to two percent (2%) of the
amount due under this Section.

      2.06. On the Expiration Date or earlier termination of this Lease, Tenant
shall remove its goods and effects and peacefully yield up the Premises to
Landlord in the order and condition required by the provisions of Sections 10.01
and 10.03. Tenant shall not be obligated to return the Premises with a fair
market value equivalent to the fair market value of the Premises at the
Commencement Date.

      2.07. If the Lease Term shall terminate prior to the Expiration Date
(except pursuant to Section 6.01), then Basic Rent and Additional Rent paid with
respect to periods occurring after the termination of the Lease Term shall be
refunded to Tenant, subject, however, to Landlord's right of setoff with respect
to any uncured default by Tenant in the performance of its obligations under
this Lease.

                                   ARTICLE 3.
                     TAXES, ASSESSMENTS AND UTILITY CHARGES

     3.01. For the purpose of this Lease, "Applicable Taxes" shall mean:

             (a) ad valorem real and personal property taxes assessed and levied
against the Premises and Tenant Equipment (as hereinafter defined);

             (b) all taxes, assessments, levies and charges which are now or
hereafter may be assessed, levied or imposed in addition to, in replacement of
or in substitution for ad valorem real or personal property taxes, including
such taxes, levies and charges which, in whole or in

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part, are measured or calculated by or based upon Basic Rent and/or Additional
Rent, including, without limitation, gross income, gross receipts, license,
occupation, privilege, value added, documentary stamp, transfer, excise, sales
and use taxes (but excluding special assessments and any tax on or measured by
the net income of Landlord); and

             (c) all taxes, assessments, levies and charges including gross
income, gross receipts, license, occupation, privilege, value added, documentary
stamp, transfer, excise, sales and use taxes (but excluding special assessments
and any tax on or measured by the net income of Landlord) and all license,
permit and authorization fees now or hereafter levied or imposed upon, assessed
against, attributable to or becoming a lien upon the Premises, the appurtenances
thereto, the streets or sidewalks adjacent thereto, this Lease, the leasehold
estate created hereby, the instrument creating the same, the occupancy or use of
the premises, the business conducted thereon, Basic Rent or Additional Rent
payable under this Lease.

      3.02. Landlord shall give notice designating Tenant as addressee for
payment of taxes and shall promptly forward to Tenant any tax bills received by
Landlord. Tenant shall remit to the appropriate collecting authorities before
the delinquency date or dates all Applicable Taxes required to be borne by
Tenant hereunder. In addition, Tenant shall remit to the appropriate collecting
authorities, before the delinquency date or dates, all Applicable Taxes levied
or imposed upon or assessed against Tenant and which become due and payable
during, or which are levied, imposed or assessed for Tax Periods within the
Lease Term. Within ten (10) days after request therefor, Tenant shall furnish to
Landlord (or any person or entity specified by Landlord) receipts or any other
evidence of payment of the Applicable Taxes required to be remitted by Tenant.

      3.03. Tenant shall bear (a) Applicable Taxes for all Tax Periods which
fall wholly within the Lease Term and (b) a portion of the Applicable Taxes for
Tax Periods in which the Commencement Date or Expiration Date occurs in the
proportion that the number of days the Lease Term exists within each such Tax
Period bears to the total number of days in such Tax Period. Tenant shall bear
Applicable Taxes regardless of whether such taxes are required to be remitted by
Landlord or Tenant. Nothing in this Article shall be deemed to affect any right
or remedy of Landlord under any provision of this Lease or any statute or rule
of law to pay any of such Applicable Taxes if not timely paid by Tenant and to
collect from Tenant as Additional Rent the amount so paid, together with
interest at the rate specified in Section 14.03. For the purposes of this Lease,
"Tax Period" shall mean the calendar year.

      3.04. Special assessments which become due in full or any and all
installments of special assessments which become due during the Lease Term
(whether or not such assessments or the first of such installments become due
prior to the Commencement Date) shall be borne by Tenant as Additional Rent and
shall be remitted by Landlord. For purposes of this Section 3.05, payment in
installments over the longest possible term will be deemed to have been elected
in any instance where a determinable option so to pay existed or may exist,
notwithstanding that an assessment may have been or may hereafter be paid in
full, and Tenant shall bear the expense of only such installments as would have
been required to have been paid during the Lease Term had the installment option
been elected.

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      3.05. (a) Tenant shall not have the right to contest the amount or
validity, in whole or in part, of Applicable Taxes or special assessments,
unless Tenant shall have obtained the prior consent of Landlord thereto, which
consent shall not be unreasonably withheld or delayed, whereupon:

                  (i) all contest proceedings shall be conducted in good faith
and with due diligence by Tenant and by counsel, if any, reasonably satisfactory
to Landlord, and copies of all pleadings and other related documents involved in
the contest shall be submitted to Landlord prior to the filing with any
administrative or judicial body;

                  (ii) the cost of any such contest shall be borne solely by
Tenant; and

                  (iii) any consent to such contest given by Landlord shall not
relieve Tenant of its obligation to make the payments to Landlord specified in
Sections 3.03 and 3.04.

             (b) If Landlord elects, or has elected prior to the Commencement
Date, to contest the amount or validity, in whole or in part, of Applicable
Taxes or special assessments, the benefits and expenses resulting from any such
contest shall be shared and borne ratably by Landlord and Tenant in the same
manner in which Applicable Taxes are required to be borne by each pursuant to
this Article 3 in the absence of a contest; provided, however, Tenant shall not
be required to bear expenses in an amount which shall exceed the benefits in
reduced Applicable Taxes or special assessments accruing to Tenant as a result
of such contest. Where the contest involves or involved Applicable Taxes or
special assessments which are payable over a period longer than one year, such
benefits will be deemed to be the aggregate of the benefits for the portion of
the Lease Term in which such amounts are payable.

      3.06. Personal property taxes on property located upon the Premises, and
used therewith, shall be borne and remitted by Tenant, and Tenant shall file any
and all personal property tax returns that may be required in relation thereto.

      3.07. Tenant shall pay or cause to be paid all charges and taxes incurred
by Tenant for or on account of water, sewer, gas, electricity, light, heat and
power and for protective, telephone and other communication services and for all
other public or private utility services which may be used, rendered or supplied
upon, to or in connection with the Premises at any time during the Lease Term.

                                   ARTICLE 4.
                                 AUTHORIZED USE

      4.01. Tenant shall use and occupy the Premises only for lawful purposes;
provided, however, that Tenant shall not use and occupy the Premises for any
sexually oriented business or for the storage of hazardous substances, hazardous
materials or hazardous wastes listed by the U.S. Environmental Protection Agency
or the State of Utah.

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      4.02. If any law, ordinance, ruling, order or regulation (collectively,
"Prohibition") now exists or is hereinafter enacted, adopted or issued,
prohibiting or substantially impairing the use and occupancy of the Premises as
a software development business, then, at any time within one (1) year after the
Prohibition becomes effective, Tenant (unless the Prohibition results from any
act or omission by Tenant) or Landlord, by giving notice to the other, may
designate a date on which this Lease shall terminate (which date shall be no
later than sixty (60) days after the giving of such notice); and, thereupon, on
the date fixed in such notice, this Lease shall terminate as if such a date were
the Expiration Date.

                                   ARTICLE 5.
                                    INSURANCE

      5.01. Tenant shall maintain general or public liability insurance against
claims for bodily injury, death or property damage occurring on, in or about the
Premises and the streets and alleys adjoining the Premises, affording protection
of at least $3,000,000 single limit per occurrence of loss or damage. If
underground storage tanks are present on the premises, such coverage shall
provide protection for underground storage tanks as required by the EPA
regulations published October 26, 1988 (and any subsequent provisions or
amendments thereto) and will include providing protection for taking corrective
action and for compensating third parties for bodily injury and property damage
caused by accidental releases arising from the operation of underground storage
tanks. All such insurance shall be effected at Tenant's expense under valid and
enforceable policies issued by insurers of recognized responsibility which are
qualified to do business in the State where the Premises are located and which
are approved by Landlord, which approval shall not be unreasonably withheld.
Such policies shall be for a minimum term of one year, shall name Landlord,
Tenant and all mortgagees as insureds, and shall, to the extent obtainable,
contain an agreement by the insurer that such policies shall not be canceled or
substantially modified without at least thirty (30) days' prior notice to
Landlord. Originals or duplicate originals of such policies shall be delivered
by Tenant to Landlord prior to the Commencement Date, and similar replacement
policies shall be delivered by Tenant to Landlord at least fifteen (15) days
prior to the expiration dates of expiring policies. If Tenant does not provide
such evidence to Landlord of valid liability insurance coverage, then Landlord,
at its option, may provide said coverage at any time and without notice to
Tenant. The cost thereof will be charged to Tenant as Additional Rent.

      5.02. (a) Tenant shall obtain and maintain throughout the Lease Term, fire
and broad form extended coverage insurance covering the Premises (i) in an
amount not less than the greater of (A) 80% of the then actual cash value of the
Improvements, actual cash value being the cost of replacing the Improvements
exclusive of the cost of excavation, foundations and footings below the lowest
basement floor, less depreciation of the Improvements, (B) the amount which
would cause Tenant to be considered a co-insurer under such insurance, and (ii)
subject to such deductibles as Tenant shall determine in its reasonable
discretion from time to time.

                (b) Actual cash value is deemed to be in the amount specified in
the Term Sheet, as of the Commencement Date, and shall at the written request of
Landlord be determined from time to time during the Lease Term (but not more
frequently than once in any 36 calendar

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months) by an appraiser, engineer, architect or contractor designated by Tenant,
approved in writing by Landlord and paid by Landlord.

      5.03. Tenant, at its sole cost and expense, shall carry such other
insurance as customarily is maintained by operators of similar property, or as
reasonably may be required by Landlord from time to time for its protection
against any loss, hazard, or liability to which Landlord may be exposed.

      5.04. Landlord hereby waives: (a) any obligation on the part of Tenant to
make repairs to the Premises necessitated or occasioned by fire or other
casualty that is an insured risk under such insurance policies and (b) any right
of recovery against Tenant for any loss occasioned by fire or other casualty
that is an insured risk under such policies. Tenant hereby waives any right of
recovery against Landlord, or anyone claiming under Landlord, for any loss
occasioned by fire or other casualty which is an insured risk under Tenant's
policies of fire and extended coverage insurance covering the property of
Tenant.

      5.05. Notwithstanding any other provision of this Article, by Notice to
Landlord, Tenant may elect to self-insure any of the risks covered by this
Article, subject to prior credit approval by Landlord.

                                   ARTICLE 6.
                           REMEDIES IN CASE OF DEFAULT

     6.01. If any one or more of the following events shall occur and be
continuing:

             (a)  default shall be made by Tenant in the due and punctual
                  payment of Basic Rent as and when the same becomes due and
                  payable, and such default shall continue for a period of ten
                  (10) days after notice from Landlord to Tenant; or

             (b)  default shall be made by Tenant in the performance of any
                  other term or provision of this Lease and such default shall
                  continue for a period of twenty (20) days after notice by
                  Landlord to Tenant; or

             (c)  Tenant shall file a voluntary petition in bankruptcy or shall
                  be adjudicated a bankrupt or insolvent or shall file any
                  petition or answer seeking any reorganization, arrangement,
                  composition, readjustment, liquidation, dissolution or similar
                  relief under any present or future bankruptcy or other
                  applicable law, or shall seek or consent to or acquiesce in
                  the appointment of any trustee, receiver or liquidator of
                  Tenant or of all or any substantial part of Tenant's property
                  or its leasehold interest in the Premises, or shall make any
                  general assignment for the benefit of creditors, or shall
                  admit in writing its inability to pay its debts generally as
                  they become due; or

             (d)  (i) a court of competent jurisdiction shall enter an order,
                  judgment or decree approving a petition filed against Tenant
                  seeking any reorganization,

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                  arrangement, composition, readjustment, liquidation,
                  dissolution or similar relief under any present or future
                  bankruptcy or other applicable law, or (ii) any trustee,
                  receiver or liquidator of Tenant or of all or any
                  substantial part of Tenant's property or its leasehold
                  interest in the Premises shall be appointed without the
                  consent or acquiescence of Tenant; and such order, judgment,
                  decree or appointment shall remain unvacated or unstayed for
                  an aggregate of sixty (60) days (whether or not
                  consecutive); or

             (e)  default shall be made by Tenant in the performance of any term
                  or provision of any lease or sublease (other than this Lease)
                  covering any premises used for software development business
                  purposes in conjunction with the Premises;

then, in any such event, Landlord, at its option, by notice to Tenant, may
designate a date not less than thirty (30) days from the giving of such notice
on which this Lease shall terminate in all respects as if such a date were the
Expiration Date.

      6.02. Upon any such termination, Tenant shall quit and peacefully
surrender its interest in the Premises to Landlord, and Landlord, upon and at
any time after such termination, without further notice, may reenter and
repossess the Premises, either by force, summary proceedings or otherwise,
without being subject to any prosecution therefor.

      6.03. At any time and from time to time after such termination of this
Lease, Landlord may relet the Premises or any part thereof for such term or
terms and on such conditions as Landlord in its discretion may determine, and
Landlord may collect and receive the rents therefor. Landlord in no way shall be
responsible or liable for any failure to relet the Premises or any part thereof
or for any rent upon any such reletting.

      6.04. No such termination of this Lease shall relieve Tenant of its
liabilities and obligations under this Lease, and such liabilities and
obligations shall survive any such termination. In the event of any such
termination, whether or not the Premises or any part thereof shall have been
relet, Tenant shall pay Basic Rent and Additional Rent required to be paid under
this Lease by Tenant up to the time of such termination. Thereafter, until the
Expiration Date, Tenant shall pay to Landlord as liquidated damages for its
default (a) Basic Rent and Additional Rent which would have been payable by
Tenant under this Lease were it still in effect, less (b) the net proceeds of
reletting, if any, effected pursuant to Section 6.03, after deducting all
expenses of Landlord in connection with such reletting. Tenant shall pay such
liquidated damages on the days on which Basic Rent and Additional Rent would
have been payable under this Lease if it were still in effect.

      6.05. At any time after a termination of this Lease pursuant to Section
6.01, whether or not Landlord shall have collected any liquidated damages
pursuant to Section 6.04, Landlord shall be entitled to recover from Tenant, and
Tenant shall pay to Landlord on demand, as and for liquidated final damages for
Tenant's default ("Final Damages") and in lieu of all liquidated damages
pursuant to Section 6.04 beyond the date of such demand, an amount equal to the
excess if any of (a) Basic Rent which would be payable under this Lease from (i)
the date to

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which Tenant shall have satisfied in full its obligations to pay liquidated
damages pursuant to Section 6.04, to (ii) the Expiration Date, over (b) the then
fair net rental value (net after Additional Rent) of the Premises for the same
period, both discounted to present worth at the rate of six percent (6%) per
annum, compounded annually. However, if any statute or rule of law shall limit
the amount of Final Damages to an amount less than the above agreed-upon amount,
Landlord shall be entitled to prove as Final Damages the maximum amount
allowable under such statute or rule of law.

      6.06. In the event of any expiration or termination of the Lease Term,
Tenant, so far as permitted by law, hereby expressly waives (a) the service of
any notice of intention to reenter provided for by law, (b) the institution of
legal proceedings for reentry or repossession, and (c) any and all rights to
redeem, reenter or repossess the Premises, or to restore the operation of this
Lease. Tenant also waives any right to trial by jury in the event that, upon any
expiration or termination of the Lease Term, legal proceedings shall be
instituted by Landlord and further waives the benefits of any and all laws now
or hereafter in force exempting property from liability for rent or for debt.
The terms "enter", "reenter", "entry" or "reentry" as used in this Lease are not
restricted to their technical legal meaning.

                                   ARTICLE 7.
                              ENVIRONMENTAL MATTERS
                          AND UNDERGROUND STORAGE TANKS

      7.01. Landlord has obtained a Phase I environmental assessment (the
"Commencement Assessment") of the Premises and has delivered a copy to Tenant.
Tenant has reviewed the Commencement Assessment prior to entering into this
Lease.

      7.02. If the Commencement Assessment (or any further environmental
assessment which Tenant may seek to obtain at its expense) shall disclose the
existence emanating from and/or upon, above or beneath the Premises of any
Hazardous Substance which (a) is required by law or regulation to be cleaned up,
removed or otherwise remediated, or (b) in Tenant's judgment should be
remediated (both of the foregoing collectively "Remediation") Landlord shall be
responsible for undertaking Remediation and for dealing with all governmental
bodies having jurisdiction over the Premises or the Remediation. Landlord shall
also be responsible for removal of any in-ground hoists existing on the Premises
(the "Hoists") and installation of any necessary oil-water separators and
above-ground storage tank secondary containment facilities, at its expense,
within 180 days after the Commencement Date, and for any Remediation necessary
in connection with such removal or the existence of the Hoists, all of which
shall constitute Remediation for the purposes of this Lease.

      7.03. If the Commencement Assessment discloses the existence of any
underground storage tanks on the Premises, either Landlord or Tenant shall have
the right, at any time during the Lease Term, to remove any such underground
storage tanks and related pumps, piping and appurtenances (collectively,
"USTs"), and shall have the right, but, not the obligation to replace any UST
during or at the end of the Term. The Cost of Work for removing USTs, or other
Remediation associated therewith, and the cost of installing any replacement
USTs shall be borne

                                       8

<PAGE>   14

by Landlord. However, if Landlord or Tenant receives reimbursement from an
insurer or governmental authority for any such costs, any such amount shall be
paid to Landlord.

      7.04. Pursuant to the terms of Article 14, Landlord shall have the right,
upon notice to Tenant, to enter upon the Premises at any time during the Lease
Term to conduct an inspection or environmental assessment, and if such
inspection or assessment discloses the presence of any Hazardous Substance
emanating from and/or upon, above or beneath the Premises, to undertake the
Remediation of such Hazardous Substance even if such Remediation is the
obligation of Tenant under Article 10. In any case in which the Remediation of
such Hazardous Substance is the obligation of Tenant under Article 10, the Cost
of Work for such Remediation shall be borne by Tenant and shall be remitted to
Landlord as Additional Rent, upon Landlord incurring such expense, or portions
thereof, promptly upon demand. Tenant hereby releases Landlord from any damages
or claims of damages arising from any loss of business or from any increase in
operating costs of Tenant's business resulting directly or indirectly from any
work performed by Landlord or its agent upon, above or beneath the Premises
pursuant to the provisions of this Article 7, whether or not due to Landlord's
negligence.

      7.05. For purposes of this Article 7 and of Article 10, the term "Cost of
Work" shall mean, when applied to environmental assessments, removal or
replacement of USTs or Remediation the following:

                  (i)   the total contract price paid by Landlord to its
                        contractors to assess the Premises (including the cost
                        and expense of environmental consultants and
                        inspections, soil borings, tests and evaluations),
                        whether or not incurred in connection with the removal,
                        disposal or replacement of USTs or Remediation of the
                        Premises;

                  (ii)  the total contract price paid by Landlord to its
                        contractors to close, remove, repair or dispose of USTs
                        (including the disposition of any materials in the USTs
                        and the restoration of soil, landscaping and paving in
                        the area of the USTs), or to install new USTs;

                  (iii) the total contract price paid by Landlord to its
                        contractors in connection with any Remediation of the
                        Premises (including the soil or ground water under the
                        Premises or the air above the Premises); and

                  (iv)  the cost of any additions or changes under any contract
                        contemplated by subsections (i), (ii) and (iii) above,
                        including costs, expenses and charges for consultants
                        and inspections, soil borings, tests and evaluations,
                        site restoration, construction cost estimates, surveys,
                        attorneys', architects' and engineers' services,
                        licenses and permits, and premiums on fire, extended
                        coverage and other insurance, and uninsured casualty
                        losses, together with interest, compounded monthly, at
                        the rate of interest specified in Section 14.03 hereof.

                                       9
<PAGE>   15

      7.06. For the purpose of this Article 7 and of Article 10, the term
"Hazardous Substance" means any substance: (i) the presence of which requires
investigation or Remediation under any federal, state or local statute,
regulation, ordinance, order, action, policy or common law; or (ii) which is or
becomes defined as a "hazardous waste," "hazardous substance," pollutant or
contaminant under any federal, state or local statute, regulation, rule or
ordinance or amendments thereto, including the Comprehensive Environmental
Response, Compensation and Liability Act (42 U.S.C. Section 9601, et seq.)
and/or the Resource Conservation and Recovery Act (42 U.S.C. Section 6901, et
seq.); or (iii) which is toxic, explosive, corrosive, flammable, infectious,
radioactive, carcinogenic, mutagenic or otherwise hazardous and is or becomes
regulated by any governmental authority, agency, department, commission, board,
agency or instrumentality of the United States, the State where the Premises are
located, or any political subdivision thereof; or (iv) the presence of which on
the Premises causes or threatens to cause a nuisance upon the Premises to
adjacent properties or poses or threatens to pose a hazard to the health or
safety of persons on or about the Premises; or (v) without limitation which
contains gasoline, diesel fuel or other petroleum hydrocarbons.

                                   ARTICLE 8.
                                DISCHARGE OF LIEN

      8.01. In the event that the Premises or Tenant's leasehold interest
therein shall become subject to any vendor's, mechanic's, laborer's,
materialman's or other lien, encumbrance or charge based upon the furnishing of
materials or labor to or at the direction of Tenant, Tenant shall cause the
same, at Tenant's sole cost and expense, to be discharged within 30 days after
notice thereof to Tenant given by or on behalf of the lienor.

                                   ARTICLE 9.
                           INDEMNIFICATION OF LANDLORD

      9.01. Tenant shall indemnify and save harmless Landlord against and from
any and all liabilities, obligations, damages, penalties, claims, costs, charges
and expenses (including fees and expenses of attorneys, expert witnesses,
architects, engineers and other consultants) which may be imposed upon, incurred
by or asserted against Landlord by reason of any of the following occurring
during the Lease Term:

      (a)   any work or thing done by Tenant or any agent, contractor, employee,
            licensee or invitee of Tenant in, on or about the Premises;

      (b)   any use, nonuse, possession, occupation, condition, operation,
            maintenance or management of the Premises, or of any street, alley,
            sidewalk, curb, passageway or space adjacent thereto, or any Tenant
            Equipment;

      (c)   any negligent or tortious act of Tenant or any agent, contractor,
            employee, licensee or invitee of Tenant;

                                       10

<PAGE>   16

      (d)    any accident, injury or damage to any person or property occurring
             in, on or about the Premises or any street, alley, sidewalk, curb,
             passageway or space adjacent thereto; and

      (e)    any failure by Tenant to perform its obligations under this Lease.

In the event that any action or proceeding shall be brought against Landlord by
reason of any claim covered by this Section 9.01, Tenant, upon notice from
Landlord, at Tenant's sole cost and expense, shall resist or defend the same
with counsel approved by Landlord. To the extent of the proceeds received by
Landlord under any insurance furnished to Landlord by Tenant, Tenant's
obligation to indemnify and save harmless Landlord against the hazard which is
the subject of such insurance shall be deemed to be satisfied pro tanto.

      9.02. Tenant is fully familiar with the physical condition of the Premises
and accepts it as is. Landlord has made no representations of whatever nature in
connection with the condition of the Premises, and Landlord shall not be liable
for any latent or patent defect therein.

      9.03. Tenant shall indemnify Landlord against all costs and expenses,
including fees and expenses of attorneys, expert witnesses, architects,
engineers and other consultants, incurred by Landlord in

            (i)   obtaining possession of the Premises after default by Tenant;
                  or

            (ii)  obtaining possession of the Premises after Tenant's default in
                  surrendering possession on the Expiration Date or earlier
                  termination of the Lease Term; or

            (iii) enforcing any obligation of Tenant under this Lease.

                                   ARTICLE 10.
                        REPAIRS AND COMPLIANCE WITH LAWS

      10.01. (a) Tenant shall keep and maintain the Premises (including the
roofs, walls, floors, ceilings and windows, the heating, air conditioning,
electrical, water, power and plumbing systems and equipment, the paved or
blacktopped areas and the adjacent alleys, sidewalks and curbs) and Tenant
Equipment (hereinafter defined) in the condition that existed on the
Commencement Date, reasonable wear and tear excepted (including periodic
painting, washing and general refurbishing) and free of accumulations of trash,
rubbish, snow and ice, and any Hazardous Substance or other contaminants. Except
as provided in Section 5.04, Tenant shall make all repairs, replacements,
alterations, additions and betterments, ordinary and extraordinary, structural
and non-structural, foreseen and unforeseen (including the roofs, walls, floors,
ceilings and windows, the heating, air conditioning, electrical, water, power
and plumbing systems and equipment, the paved or blacktopped areas and the
adjacent alleys, sidewalks and curbs) as may be necessary or desirable in order
to keep and maintain the Premises and Tenant Equipment in the condition that
existed on the Commencement Date, reasonable wear and tear excepted and in

                                       11

<PAGE>   17

a condition suitable for the operation and conduct of Tenant's business. Tenant
shall clean up and remove any release of Hazardous Substance or other
contaminants on or under the Premises.

             (b) Except for the initial construction or alteration of the
Improvements, if any, undertaken by Landlord and except as provided in Section
10.02, Landlord shall not be required to make any repair, replacement,
alteration, addition or betterment to or in the Premises, Tenant hereby assuming
the full and sole responsibility therefor and for the condition and maintenance
thereof during the Lease Term.

      10.02. (a) Tenant shall give notice promptly to Landlord if the Premises
or any Tenant Equipment shall be damaged or destroyed by fire or other casualty,
specifying the date, nature and extent of such damage or destruction. Tenant
shall take whatever steps may be necessary to prevent further damage or
destruction to the Premises or Tenant Equipment.

             (b) If prior to or during the Lease Term (i) the Improvements shall
be damaged or destroyed by fire or other casualty insured against by Tenant's
fire and extended coverage policy covering the Improvements, (ii) Landlord shall
not have elected to terminate this Lease as provided in Subsection 10.02(c), and
(iii) Tenant shall have paid to Landlord, upon demand, the amount of the
deductible under the insurance covering the Improvements, then Landlord shall
repair or restore the Improvements so damaged or destroyed. Landlord shall have
no obligation to repair or restore any Tenant Equipment. If the Premises shall
be rendered untenantable as a result of such damage or destruction, there shall
be a reduction in Basic Rent to the extent and for the period of such
untenantability, all as shall be determined by Landlord in its reasonable
discretion.

             (c) If prior to or during the Lease Term the Improvements shall be
so damaged or destroyed by fire or other casualty that Landlord, in its
reasonable discretion, shall determine that substantial repairs or
reconstruction of the Improvements shall be required, then Landlord, within one
hundred twenty (120) days after such fire or other casualty, by notice given to
Tenant, may designate a date on which this Lease shall terminate (which date
shall be no later than sixty (60) days after the giving of such notice).
Thereupon, on the date fixed in such notice, this Lease shall terminate as if
such date were the Expiration Date.

             (d) Other than as specifically provided in Subsection 10.02(b),
there shall be no abatement of Basic Rent or Additional Rent on account of any
casualty or destruction to or untenantability of the Premises, any statute or
rule of law to the contrary notwithstanding.

      10.03. Tenant, at its sole cost and expense, shall comply with all laws,
rules and regulations (whether now existing or hereafter enacted or promulgated)
of governmental authorities relating to Tenant's use and occupancy of the
Premises, including all laws, rules, and regulations relating to the
environmental condition of the Premises or the use and presence of any Hazardous
Substances on the Premises and all orders, rules and regulations of the board of
fire underwriters or any other body hereafter exercising similar functions
relating to use and occupancy of the Premises. Tenant likewise shall comply with
the requirements of all governmental permits and certificates and all policies
of public liability, fire and other insurance

                                       12

<PAGE>   18

at any time in force with respect to the Premises. Without limiting the
foregoing, Tenant shall promptly deliver to Landlord copies of any notice or
other correspondence sent by Tenant to any governmental body, or received by
Tenant from any governmental body, concerning the environmental conditions of
the Premises.

      10.04. Tenant hereby assigns to Landlord all contractors' warranties and
guarantees received by Tenant in connection with the performance by Tenant of
its obligations under Section 10.01 or of any other work in or upon the
Premises. If a defect in workmanship or materials is discovered by Tenant which
is covered by a contractor's warranty or guaranty received by Landlord, and
Landlord refuses to enforce such warranty or guaranty after demand by Tenant,
then Landlord agrees to assign to Tenant, upon demand by Tenant, all rights of
Landlord to enforce such warranty or guaranty to the extent that the same
relates to the defect in question.

                                   ARTICLE 11.
                            ASSIGNMENT OR SUBLETTING

      11.01. Tenant may not assign or pledge this lease or any interest herein
or sublease all or part of the Premises without the prior written consent of
Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed.

      11.02. During any assignment of this Lease or subleasing of the Premises,
Tenant shall remain liable for the payment of the Rents and for the performance
or observance of all of the covenants, conditions and undertakings of Tenant
hereunder, unless released therefrom in writing by Landlord.

                                   ARTICLE 12.
                                     NOTICES

      12.01. All notices, consents, requests, demands and other communications
required or permitted to be given hereunder shall be in writing and shall be
mailed by certified mail or by prepaid overnight delivery service providing
written evidence of delivery, addressed as specified in the Lease or to such
other address as either party may designate to the other by notice. Any notice
by certified mail shall be deemed to have been given on the date of
certification thereof. Any notice by prepaid overnight delivery service shall be
deemed to have been given on the day following the date same was delivered to
the overnight mail service.

                                   ARTICLE 13.
                        ALTERATIONS AND TENANT EQUIPMENT

      13.01. Tenant, at its expense, may make additions, alterations, and
improvements to the Premises (collectively, "Alterations") and may install
therein or thereon fixtures, machinery, equipment and advertising signs
(collectively, "Tenant Equipment"). No consent of the Landlord shall be
necessary for any of the foregoing, except that any structural alterations or
improvements shall be made only with the prior written consent of Landlord,
which consent shall not be unreasonably withheld or delayed. All Tenant
Equipment (except painting and wall coverings) shall remain Tenant's property,
and at Tenant's election, may be removed prior to termination of

                                      13

<PAGE>   19

this Lease; provided, however, that Tenant shall repair any physical damage to
the Premises occasioned by removal thereof.

      13.02. In no event shall the Rents be changed because of any additions,
improvements, alteration or betterment by Landlord or any other party (including
but not limited to Tenant or any subtenant) unless this Lease shall be amended
in writing and any adjustment in the Rents specifically stated in the amendment.

                                   ARTICLE 14.
                                 RIGHT OF ENTRY

      14.01. Landlord and its authorized representatives, including, without
limitation, mortgagees and lessors of all underlying or ground leases, shall
have the right to enter the Premises at all times for the purpose of (a)
exercising any right, power or remedy reserved to Landlord in this Lease or (b)
after not less than 10 days' prior notice to Tenant, performing any obligation
of Tenant with respect to which Tenant is in default under this Lease.

      14.02. Landlord and its authorized representatives, including mortgagees
and lessors of all underlying or ground leases, shall have the right to enter
the Premises at all reasonable times during normal business hours for the
purpose of (a) examining or inspecting the Premises or (b) showing the Premises
to prospective purchasers, mortgagees or tenants.

      14.03. All payments made by Landlord and all costs and expenses (including
fees and expenses of attorneys, expert witnesses, architects, engineers and
other consultants) incurred by Landlord in connection with the exercise of its
rights under Section 14.01, together with interest at the rate of twelve percent
(12%) per annum (or if twelve percent (12%) per annum shall be in excess of the
highest rate of interest permitted by law to be collected from Tenant, then at
such highest rate permitted by law), from the respective dates of the making of
such payments or the incurring of such costs and expenses, shall constitute
Additional Rent and shall be payable to Landlord by Tenant on demand.

      14.04. The exercise of any right reserved to Landlord or its authorized
representatives in Sections 14.01 or 14.02 shall not constitute an actual or
constructive eviction, in whole or in part, or entitle Tenant to any abatement
or diminution of Basic Rent or Additional Rent or relieve Tenant from any of its
obligations under this Lease or impose any liability on Landlord or its
authorized representatives by reason of inconvenience or annoyance to Tenant or
injury to or interruption of Tenant's business or otherwise.

      14.05. In any case in which Landlord enters the Premises for any of the
purposes set forth in this Article 14, Tenant shall not interfere, directly or
in any manner or form, with the conduct of any work being performed by or for
Landlord. Tenant hereby releases Landlord from any damages or claims of damages
arising from any loss of business or from any increase in operating costs of
Tenant's business, resulting directly or indirectly from the conduct of any such
work, whether or not due to Landlord's negligence.

                                       14

<PAGE>   20

                                   ARTICLE 15.
                                  CONDEMNATION

      15.01. The term "Taking" shall mean a taking prior to or during the Lease
Term (but, in any event, subsequent to the execution of this Lease) of the
Premises as the result of condemnation or by agreement between Landlord and the
condemning authority. The term "Date of Taking" shall mean the date on which
title is vested in the condemning authority.

      15.02. In the event of a Taking of the whole of the Premises, this Lease
shall terminate on the Date of Taking as if such date were the Expiration Date.

      15.03. In the event of a Taking of less than all the Improvements, Tenant,
within one hundred twenty (120) days after the Date of Taking, may terminate
this Lease on a date as shall be specified in a notice given to Landlord by
Tenant, which date shall be not later than sixty (60) days after the giving of
such notice. If Tenant shall not give notice of termination of this Lease within
one hundred twenty (120) days after the Date of Taking, then this Lease shall
remain in full force and effect with respect to the part of the Premises not the
subject of the Taking. If Landlord shall receive any award or other compensation
(collectively, "Award") on account of the Taking, then: (a) any portion of such
award attributable to the value of Alterations and Tenant Equipment shall be
paid to Tenant; and (b) Basic Rent payable from and after the Date of Taking
shall be reduced by an amount equal to one-twelfth of the Rental Factor
(expressed as a percentage) multiplied by the lesser of: (i) the Award received
by Landlord as a result of the Taking, less all amounts to be paid to Tenant
under clause (a) and costs and expenses incurred by Landlord in collecting the
Award or (ii) the cost of that part of the Premises so taken, as determined by
Landlord on the basis of Landlord's property accounts, less, in the case of
either (i) or (ii), all costs and expenses incurred by Landlord in connection
with any rebuilding, alteration, or restoration of the Premises undertaken by
Landlord as a result of the Taking.

      15.04. Except as provided in Section 15.03, Landlord shall be entitled to
receive the entire Award for any Taking, and to such extent Tenant hereby
assigns to Landlord all its right, title and interest in and to such Award.
However, Tenant shall be entitled to make a claim against the condemning
authority and shall be entitled to receive compensation for the value of any
Tenant's moving expenses which may be compensable as a result of the Taking.
Landlord shall have the right to settle any threatened or filed condemnation
proceeding.

                                   ARTICLE 16.
                             RIGHTS OF OTHER PARTIES

      In the event that the Premises or any portion thereof is subject to a
mortgage whose lien would otherwise be superior to Tenant's interest under this
Lease, then this Lease shall not become effective until such time as Landlord,
Tenant and all of the parties holding any such mortgage (collectively, the
"Lender", whether one or more) have executed a non-disturbance agreement in form
reasonably acceptable to Landlord and Tenant which provides, inter alia, that if
the Lender forecloses such mortgage or otherwise acquires title to the Premises
or any portion thereof: (i) the Lender will not join Tenant as a party to such
foreclosure or seek to terminate this

                                       15

<PAGE>   21

Lease or otherwise affect Tenant's occupancy of the Premises under this Lease so
long as Tenant is in compliance with its obligations under this Lease; and (ii)
Tenant shall recognize, and attorn to, the Lender or other party which acquires
title to the Premises by such foreclosure or transfer. In the event that
Landlord shall grant a mortgage covering any portion of the Premises which would
otherwise be inferior to Tenant's interest under this Lease, Tenant, Landlord
and Lender shall enter into an agreement which contains the provisions set out
in the previous sentence and which further provides that Tenant shall
subordinate its interest under this Lease to the Lender's interest under its
mortgage.

                                   ARTICLE 17.
                                  MISCELLANEOUS

      17.01. No failure by Landlord or Tenant to insist upon the strict
performance of any covenant, agreement, term or condition of this Lease or to
exercise any right, power or remedy consequent upon a breach thereof, and no
acceptance of full or partial rent by Landlord during the continuance of any
such breach by Tenant shall constitute a waiver of any such breach, covenant,
agreement, term or condition. No waiver of any breach, covenant, agreement, term
or condition shall affect or alter this Lease, but each and every covenant,
agreement, term and condition of this Lease otherwise shall continue in full
force and effect.

      17.02. The rights and obligations contained in this Lease shall bind and
inure to the benefit of Landlord and Tenant and, except as otherwise provided
herein, their respective personal representatives, successors and assigns.
However, the obligations of Landlord under this Lease shall no longer be binding
upon Landlord after any sale, assignment, or transfer by Landlord (or upon any
subsequent landlord after the sale, assignment, or transfer by any such
subsequent landlord) of its interest in the Premises. In the event of any such
sale, assignment or transfer, such obligations shall thereafter be binding upon
the grantee, assignee, or other transferee of such interest, and any such
grantee, assignee, or transferee, by accepting such interest, shall be deemed to
have assumed such obligations. A Lease of the entire Premises, other than for
occupancy thereof, shall be deemed a transfer within the meaning of this
Section.

      17.03. Each right, power and remedy of Landlord provided for in this Lease
shall be cumulative and concurrent with every other right, power or remedy
provided for in this Lease or now or hereafter existing at law or in equity or
by statute or otherwise, and the exercise or beginning of the exercise by
Landlord of any one or more of such rights, powers or remedies shall not
preclude the simultaneous or later exercise by Landlord of any or all other such
rights, powers or remedies. In the event of any breach or threatened breach by
Tenant of any of the provisions of this Lease, Landlord shall be entitled by
injunction to restrain such breach or threatened breach or to compel performance
of such provisions.

      17.04. If any provision of this Lease or the application thereof to any
person or circumstance shall be invalid or unenforceable to any extent, the
remainder of this Lease, or the application of such provision to persons or
circumstances other than those as to which it is invalid or unenforceable, shall
not be affected thereby, and each provision of this Lease shall be valid and
enforceable to the extent permitted by law.

                                       16

<PAGE>   22

      17.05. This Lease shall be construed and enforced in accordance with the
laws of the State where the Premises are located.

      17.06. This Lease contains the entire agreement between the parties, and
all prior negotiations and agreements are merged herein. Neither Landlord nor
Landlord's representatives have made any representations or warranties with
respect to the Premises, the Improvements, or this Lease, except as expressly
set forth herein, and no rights or remedies are or shall be acquired by Tenant
by implication or otherwise unless expressly set forth herein.

      17.07. A Short Form or Memorandum of Lease shall be recorded promptly upon
execution of this Lease.

      17.08. The relationship between the parties hereto is solely that of
landlord and tenant and nothing contained herein shall constitute or be
construed as establishing any other relationship between the parties, including
the relationship of principal and agent, employer and employee, or parties
engaged in a partnership or joint venture. Without limiting the foregoing, it is
specifically understood that neither party is the agent of the other and neither
is in any way empowered to bind the other or to use the name of the other in
connection with the construction, maintenance or operation of the Premises,
except as otherwise specifically provided herein.

      17.09. The indemnification provisions provided for in this Lease shall
survive the expiration or termination of this Lease, whether by lapse of time or
otherwise, for a period of one (1) year only.

      17.10. The prevailing party in any action brought to enforce or interpret
this Lease shall be entitled to recover its attorney fees and costs (including
expert witness fees) incurred in connection with such action.

                              END OF ATTACHMENT II

                                       17

<PAGE>   23

                       FIRST AMENDMENT TO LEASE AGREEMENT

        This First Amendment to Lease Agreement ("First Amendment") is made and
entered into this day of August, 2000, by and between OLAFSON II, LLC, a Utah
limited liability company ("Landlord") and TOMAX TECHNOLOGIES INC., a Utah
corporation ("Tenant").

                                   WITNESSETH:

        The parties entered into a Lease Agreement effective December 15, 1999
and desire to amend certain provisions therein as set forth hereinafter.

        NOW THEREFORE, in consideration of the mutual agreements and promises
set forth hereinafter, the parties hereto hereby agree as follows:

        1. The provision regarding the Commencement Date shall be amended to
read in its entirety as follows:

                                December 1, 2000.

        2. The provision regarding Basic Rent shall be amended to read in its
entirety as follows:

                             For the twenty-four month period beginning with the
                             Commencement Date, Basic Rent shall be the monthly
                             amount of $84,543.25, and thereafter until the
                             Expiration Date shall be the monthly amount of
                             $107,648.00.

Capitalized terms used in this First Amendment have the meanings ascribed to
them in the Lease Agreement. Except as modified as set forth in this First
Amendment, the Lease Agreement shall continue in full force and effect.

        DATED as of the date set forth above.

                                       OLAFSON II, LLC

                                       By:        /s/ Jaye Olafson
                                          --------------------------------------

                                       Title:     Manager
                                             -----------------------------------

                                       TOMAX TECHNOLOGIES INC.

                                       By:  /s/ Virgil Fernandez
                                          --------------------------------------

                                       Title:  CTO
                                             -----------------------------------<PAGE>   1
                                                                    Exhibit 10.8

                            TOMAX TECHNOLOGIES, INC.

                            STOCK PURCHASE AGREEMENT

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

                               DATED JULY 13, 2000

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

<PAGE>   2

                            TOMAX TECHNOLOGIES, INC.
                            STOCK PURCHASE AGREEMENT

        This Stock Purchase Agreement dated July 13, 2000 is among TOMAX
TECHNOLOGIES, INC., a Utah corporation (the "COMPANY"), ORACLE CORPORATION, a
Delaware corporation (the "PURCHASER"), and ERIC OLAFSON, VIRGIL FERNANDEZ,
KEITH JEPSEN and KEITH LOW (collectively, the "SHAREHOLDERS"). Capitalized terms
used herein are defined as set forth in Section 8.

        The Company desires to issue and sell to the Purchaser 421,585 shares
(the "PREFERRED SHARES") of Series A Convertible Preferred Stock, no par value
per share, of the Company (the "PREFERRED STOCK"), the terms of which are set
forth in the certificate of designation of rights, preferences and privileges
set forth in Exhibit A (the "CERTIFICATE OF DESIGNATION"), for a price per share
of $11.86, for an aggregate purchase price of $4,999,998.10 (the "PREFERRED
PURCHASE PRICE").

        At the First Closing, each Shareholder desires to sell to the Purchaser
92.11% of the number of shares of common stock, no par value per share, of the
Company (the "COMMON STOCK") set forth below such Shareholder's signature
hereof, for a price of $7.88 per share. Each Shareholder desires to deliver at
the First Closing the remaining 7.89% of the number of shares of Common Stock
set forth below each Shareholder's signature hereof (the "ESCROW SHARES"), to an
escrow account, pursuant to Section 1.5 of this Agreement. Pursuant to Section
1.1 of this Agreement, shareholders of the Company not a party to this Agreement
(collectively, the "OTHER SHAREHOLDERS") will, at the Second Closing, be given
the opportunity to sell a certain number of shares of Common Stock to the
Purchaser for a price of $7.88 per share. If, as of the Second Closing, the
Other Shareholders have not indicated that they will sell the number of shares
of Common Stock to the Purchaser at the Second Closing so that the aggregate
purchase price of the Common Stock to be purchased by Purchaser from both the
Shareholders and the Other Shareholders shall be $5,000,001.84 (the "COMMON
PURCHASE PRICE"), each Shareholder desires to sell as much of his pro rata
portion of the Escrow Shares to the Purchaser at the Second Closing for a price
of $7.88 per share so that Common Purchase Price shall be $5,000,001.84 and the
aggregate shares of Common Stock to be sold to Purchaser pursuant to this
Agreement shall be 634,518. The 634,518 aggregate shares of Common Stock to be
sold pursuant to this Agreement are herein collectively called the "COMMON
SHARES," and the Preferred Shares and the Common Shares are herein collectively
called the "SHARES." Immediately after the Second Closing, the Shares will
constitute 8.78% of the sum (without duplication) of the shares of Common Stock
(i) issued and outstanding, (ii) issuable upon conversion of the Preferred
Shares, (iii) issuable upon any outstanding Stock Rights and (iv) included in
the Company's 750,000-share stock option pool. The Shareholders own a
substantial amount of Common Stock (in addition to the Common Shares), and will
benefit materially from the transactions contemplated by this Agreement.

        The Purchaser desires to purchase the Shares on the terms and subject to
the conditions set forth in this Agreement.

            Now, therefore, the parties agree as follows:

                                       1
<PAGE>   3

1.      Purchase and Sale of Shares

            1.1 ISSUANCE AND SALE OF THE PREFERRED SHARES. The Company agrees to
issue and sell to the Purchaser, and the Purchaser agrees to purchase from the
Company, the Preferred Shares at a closing held as mutually agreed by the
parties (the "FIRST CLOSING"). The Company agrees to approach the Other
Shareholders, as described in Section 6.3, with an offer to sell their pro rata
portions of the Common Stock.

            1.2 SALE OF THE COMMON SHARES. Each Shareholder agrees to sell to
Purchaser, and agrees to deliver to Purchaser at the First Closing, and the
Purchaser agrees to purchase from each Shareholder, 92.11% of the number of
Common Shares set forth below such Shareholder's signature hereof. Within 25
days after the First Closing at a date and time to be mutually agreed by the
parties (the "SECOND CLOSING"), each Shareholder agrees to sell and deliver to
Purchaser as much of the Escrow Shares to the Purchaser, or cause to be sold and
delivered to Purchaser that number of shares of Common Stock by the Other
Shareholders (both for a price of $7.88 per share), so that Common Purchase
Price shall be $5,000,001.84 and the aggregate number of shares of Common Stock
to be sold to Purchaser pursuant to this Agreement at the First Closing and the
Second Closing shall be 634,518.

            1.3 PAYMENT OF PURCHASE PRICE. At the First Closing, the Purchaser
shall pay to the Company the Preferred Purchase Price (less ten percent) and
92.11% of the Common Purchase Price (less ten percent of such amount) to the
respective sellers by wire transfer to the accounts previously designated by
each. At the Second Closing, the Purchaser shall pay 7.89% of the Common
Purchase Price (less ten percent of such amount) to the respective sellers by
wire transfer to the accounts previously designated by each.

            1.4 PURCHASE PRICE ESCROW. The remaining ten percent of each of the
Preferred Purchase Price and the Common Purchase Price shall be paid at the
First Closing and the Second Closing, as applicable, to an escrow agent mutually
agreed upon by the Purchaser, the Company, and the Shareholders (the "ESCROW
AGENT"), and such amount shall be held by the Escrow Agent for a period of one
year from the Second Closing, subject to the terms and conditions of an escrow
agreement substantially in the form of Exhibit H hereto (the "PURCHASE PRICE
ESCROW AGREEMENT").

            1.5 COMMON STOCK ESCROW. The Escrow Shares shall be subject to the
common stock escrow agreement substantially in the form of Exhibit I hereto (the
"COMMON STOCK ESCROW AGREEMENT"). Certificates representing the Escrow Shares
shall be delivered at the First Closing to the Escrow Agent.

2.      REPRESENTATIONS AND WARRANTIES OF THE COMPANY

            Subject to the exceptions set forth in the Company Disclosure
Schedule, the Company represents and warrants to the Purchaser, as of the date
hereof, that:

                                       2
<PAGE>   4

            2.1 CORPORATE ORGANIZATION, CONTRIBUTION AND AUTHORITY.

                (a) ORGANIZATION, CONTRIBUTION. The Company is a corporation
duly organized, validly existing and in good standing under the laws of the
State of Utah. The certificate of incorporation and bylaws of the Company
currently in effect are attached as Schedule 2.1(a).

                (b) POWER AND AUTHORITY. The Company has the corporate power and
corporate authority to own and operate its Properties and to carry on its
business as now conducted and as proposed to be conducted and to enter into and
perform its obligations under the Transaction Documents.

                (c) FOREIGN QUALIFICATION. The Company and its subsidiary are
qualified to do business as a foreign corporation in any jurisdiction in which
the failure to be so qualified would have a Material Adverse Effect.

            2.2 CAPITALIZATION.

                (a) CAPITAL STOCK. Immediately prior to the Second Closing, the
authorized and outstanding capital of the Company consists of: (i) 50,000,000
shares of Common Stock of which 10,857,143 shares are issued and outstanding, or
issuable, and (ii) 2,000,000 shares of preferred stock of which none are issued
or outstanding and of which 421,585 shares have been designated as Series A
Convertible Preferred Stock. Schedule 2.2 sets forth the record ownership of all
outstanding shares of Common Stock.

                (b) OTHER SECURITIES, RIGHTS. Schedule 2.2 sets forth the record
ownership of all outstanding Stock Rights of the Company. Except as set forth in
Schedule 2.2, (i) there is (A) no capital stock or Stock Rights outstanding, nor
(B) any Contracts between the Company and any holders of its capital stock or
Stock Rights or any Contracts among any holders of its capital stock or Stock
Rights relating to the acquisition (including, without limitation, rights of
first refusal, anti-dilution or pre-emptive rights), disposition or voting of
the capital stock or Stock Rights in the Company; (ii) the Company has no
obligation (contingent or otherwise) to issue or distribute to holders of any
capital stock or Stock Rights any evidence of indebtedness or Property of the
Company; (iii) the Company has no obligation (contingent or otherwise) to
purchase, redeem or otherwise acquire any capital stock or Stock Rights in the
Company or to pay any dividend or make any distribution in respect thereof; and
(iv) there are no outstanding stock appreciation, phantom stock or similar
rights with respect to the Company.

            2.3 SUBSIDIARIES, INVESTMENTS. The Company does not own any equity
interest in any other Person.

            2.4 AUTHORIZATION. All action on the part of the Company, its
officers, directors and stockholders necessary for the authorization, execution
and delivery by the Company of the Transaction Documents, the performance by the
Company of its obligations under the Transaction Documents and the issuance by
the Company of the Preferred Shares has been taken, and the Transaction
Documents constitute legally valid and binding obligations of the Company
enforceable against it in accordance with their respective terms, except for

                                       3
<PAGE>   5

applicable bankruptcy, insolvency, reorganization, moratorium or other similar
laws affecting the enforcement of creditors' rights and rules of law governing
specific performance, injunctive relief or other equitable remedies. The Company
has not retained any broker or finder in connection with the transactions
contemplated in this Agreement.

            2.5 VALIDITY OF SHARES. The Preferred Shares, when issued in
accordance with this Agreement, will be duly authorized, validly issued
(including, without limitation, issued in compliance with applicable federal and
state securities laws), fully-paid (except as stated in Section 1.3) and
nonassessable and will be free and clear of all preemptive rights, rights of
first refusal, liens, charges, restrictions, claims and any other encumbrances
imposed by or through the Company.

            2.6 CONSENTS. Except as set forth in Schedule 2.6, no consent,
approval, order or authorization of, or registration, qualification,
designation, declaration or filing with, any Person (governmental or private) on
the part of the Company (or, to the Company's and the Shareholder's knowledge,
on the part of any third party) is required in connection with the Company's
valid execution and delivery of the Transaction Documents or the offer, sale or
issuance of the Preferred Shares, the offer, sale or transfer of the Common
Shares or the consummation of any other transaction contemplated by this
Agreement, except for, to the extent envisioned by the Company, the filing of a
notice under Regulation D under the Securities Act and any other filings
necessary to comply with applicable state securities laws, all of which shall be
filed by the Company immediately following the First Closing or the Second
Closing, as applicable. The offer, sale and issuance of the Preferred Shares,
and the offer, sale and transfer of the Common Shares, in conformity with the
terms of this Agreement are exempt from the registration requirements of Section
5 of the Securities Act and from the qualification requirements of applicable
state securities laws.

            2.7 COMPLIANCE. The Company is not in violation of any term of its
certificate of incorporation or bylaws and is not in breach of or in default
under any Contract to which it is a party or to which it or any of its Property
is subject, or any Order or Legal Requirement applicable to the Company or any
of its Property. No event has occurred which, with the passage of time or the
giving of notice or both, would constitute a breach of or default under any of
the foregoing. The execution, delivery and performance of and compliance with
the Transaction Documents will not result in any such violation or be in breach
of or constitute a default under any of the foregoing, or result in the creation
of any Third-Party Right in any of the Properties of the Company pursuant
thereto, or accelerate the time for performance of any obligation of the Company
under any Legal Requirement, Order or Contract. The Company is not a party to
any Contract or subject to any Order or Legal Requirement which has or may
reasonably be expected to have a Material Adverse Effect on the Company. Neither
the Shareholders nor any employee of the Company is in violation of any
employment contract, patent or proprietary information disclosure agreement or
any other Contract with any prior employer or any other Person, and the
continued employment by the Company of the Shareholders and its present
employees will not result in any such violation.

            2.8 FINANCIAL STATEMENTS; PROJECTIONS. The Company has delivered to
the Purchaser (i) its audited annual financial statements as of June 30, 1999
(the "LAST FISCAL YEAR-

                                       4
<PAGE>   6

END") and 1998, and for the periods then ended and (ii) its unaudited interim
financial statements as of May 31, 2000 and for the period then ended. All such
financial statements, including the related footnotes, are herein collectively
called the "FINANCIAL STATEMENTS." The Financial Statements fairly present the
financial condition of the Company at the dates indicated and the results of
operations for the periods then ended, in accordance with GAAP, consistently
applied (except as expressly stated therein), subject in the case of interim
financial statements to normal non-material year-end audit adjustments and the
omission of certain footnote disclosures.

            2.9 ABSENCE OF CERTAIN LIABILITIES. The Company has no liability or
obligation of any nature, whether absolute, accrued, contingent, known, unknown
or otherwise, arising out of acts or omissions heretofore occurring, or
circumstances heretofore existing, except: (i) as set forth in the Company
Disclosure Schedule; (ii) as accrued in the Financial Statements; (iii) for
liabilities and obligations incurred since the Last Fiscal Year-End in the
ordinary course of business consistent in nature and amount with prior periods;
(iv) liabilities and obligations of a kind not required to be accrued in a
balance sheet at the date hereof prepared in accordance with GAAP which will not
subject the Company to Damages in excess of $50,000 individually (or in the
aggregate for related matters) or $200,000 for all such matters; and (v)
executory Contracts not required to be listed in Schedule 2.17 entered into in
the ordinary course of business.

            2.10 ABSENCE OF CERTAIN CHANGES. Since the Last Fiscal Year-End,
except as set forth in Schedule 2.10:

            (a) The Company has operated its business in the ordinary course.

            (b) There has been no material adverse change in the assets,
business, liabilities, financial condition, results of operations, prospects or
customer base of the Company.

            (c) There has not been any damage, destruction or condemnation known
to the Company with respect to Property having an aggregate net book value on
the Company's books in excess of $50,000, net of any insurance recoveries.

            (d) There has not been any change in the accounting methods,
practices or principles of the Company.

            (e) The Company has not sold, transferred, disposed of or granted
licenses or other rights of use with respect to (or agreed or committed to do
any of the foregoing) with respect to any of its Properties related to its
Business other than sales and licenses to end users in the ordinary course of
business.

            (f) The Company has not instituted, settled or agreed to settle any
litigation, action or proceeding before any Governmental Agency.

            (g) The Company has not assumed, guaranteed, endorsed or otherwise
become responsible (or otherwise agreed to become responsible) for the
obligations of any other Person, except for the endorsement of negotiable
instruments in the ordinary course of business.

                                       5
<PAGE>   7

            (h) The Company has not granted (or agreed or committed to grant)
any increase in compensation or benefits other than normal salary increases
consistent with prior periods.

            2.11 INDEBTEDNESS. The Company has no obligations for any of the
following, other than the obligations set forth in Schedule 2.11:

            (a) borrowed money,

            (b) debt instruments,

            (c) the deferred purchase price of Property or services over an
original period of 90 days or more,

            (d) acquisition consideration, noncompetition payments or other
payments to acquired businesses or their former owners or

            (e) capital leases.

            2.12 LITIGATION. There is no action, proceeding or investigation
pending or, to the knowledge of the Company, threatened against or by the
Company or the Shareholders. Neither the Company nor the Shareholders intends to
initiate any action or proceeding against any other Person or before any court
or Governmental Agency. To the knowledge of the Company, there is no action,
proceeding or investigation pending or threatened against any Person other than
the Company that questions the validity of the Transaction Documents or the
right of the Company to enter into the Transaction Documents or would result in
any change in the current equity ownership of the Company. To the knowledge of
the Company, there is no Order in effect against the Company.

            2.13 TITLE TO PROPERTIES. The Company has good title to all of its
Properties and has good and valid rights to use all other Properties used in its
business, in each case subject to no Third-Party Right.

        2.14 Intellectual Property Rights.

            (a) "COMPANY INTELLECTUAL PROPERTY" means all Intellectual Property
Rights used in the business of the Company as currently conducted or as
presently planned to be conducted or embedded in the products currently being
provided or marketed, or presently proposed to be provided or marketed, by the
Company to its customers, other than Third-Party Intellectual Property, and all
Intellectual Property Rights owned by the Company. Except as set forth on
Schedule 2.14(a) and except for Third-Party Intellectual Property licensed to
the Company pursuant to an agreement listed in Schedule 2.14(c)(ii), the Company
owns, solely and exclusively (subject to the right of other Persons who have
independently developed know-how or trade secrets similar to the know-how or
trade secrets included in the Company Intellectual Property to use such
independently-developed know-how and trade secrets), and free and clear of any
Third-Party Right, all title to and rights in all Intellectual Property Rights
that are used in the business of the Company as currently conducted or as
presently planned to be conducted.

                                       6
<PAGE>   8

"INTELLECTUAL PROPERTY RIGHTS" means patents, patent rights, trademarks,
trademark rights, trade names, trade name rights, domain names, service marks,
copyright registrations and copyrights, in each case arising under the laws of
any jurisdiction anywhere in the world, any applications to any Governmental
Agency for any of the foregoing, net lists, schematics, industrial models,
inventions, technology, know-how, trade secrets, computer software programs or
applications (in both source code and object code form), development
documentation, programming tools, data, technical information, and tangible or
intangible proprietary information or material. "THIRD-PARTY INTELLECTUAL
PROPERTY" means Intellectual Property Rights owned in whole or in part by any
Person other than the Company.

            (b) Schedule 2.14(b) lists all patents, patent applications,
trademarks, trade names, domain names, service marks and copyrights included in
the Company Intellectual Property which have been registered, issued or applied
for and the jurisdictions in which such Company Intellectual Property right has
been issued, registered or applied for.

            (c) Schedule 2.14(c)(i) lists all licenses, sublicenses and other
agreements, written or unwritten, to which the Company is a party and pursuant
to which any Person is authorized to use, resell, sublicense or market or
distribute any product currently marketed or presently planned to be marketed by
the Company or any component of any such product. Schedule 2.14(c)(ii) lists all
written, and all material unwritten, licenses, sublicenses and other agreements
to which the Company is a party and pursuant to which the Company is authorized
to use, resell or distribute any Third-Party Intellectual Property, including
without limitation software, opensource, freeware, shareware and hardware, which
are incorporated in or are a part of any products which the Company has sold,
resold, licensed or sublicensed, or which is material to the current operations
of the Company, other than (in the case of Third-Party Intellectual Property
used internally only) readily-obtainable standard products with wide retail
distribution. The Company has, and at the relevant times in the past had, all
necessary rights to resell or distribute any hardware and software of a third
party which it resells or distributes or has resold or distributed. The Company
is not in violation of any license, sublicense or agreement described in
Schedule 2.14(c)(i) or (ii). Neither the Company nor any of its products or
operations is in violation of or infringes any Third-Party Intellectual
Property. Except as set forth on Schedule 2.14(c)(i) or (ii), the Company has
not received any claim that it has lost or will lose any rights of the Company
under any licenses to Third-Party Intellectual Property to which the Company is
a party. The execution and delivery of this Agreement by the Company and the
consummation of the transactions contemplated hereby will neither cause the
Company to be in violation or default under any such license, sublicense or
agreement nor entitle any other party to any such license, sublicense or
agreement to terminate or modify such license, sublicense or agreement. Except
as listed on Schedule 2.14(c)(i), the Company has not assigned or licensed to
any third party any right, title or interest in the Company Intellectual
Property. Except as listed on Schedule 2.14(c)(ii), the Company is not
contractually obligated to pay any compensation to any third party for the use
of the Company Intellectual Property or the Third-Party Intellectual Property.

            (d) To the Company's knowledge there is no material unauthorized
use, disclosure, infringement or misappropriation of any Company Intellectual
Property or any Third-Party Intellectual Property licensed by or through the
Company by any third party, including

                                       7
<PAGE>   9

without limitation any employee or former employee of the Company. The Company
has not entered into any agreement to indemnify any other person against any
charge of infringement of any Third-Party Intellectual Property, other than
indemnification provisions contained in purchase orders arising in the ordinary
course of business.

            (e) All patents, registered trademarks, registered service marks and
registered copyrights held by the Company are valid and subsisting. To the
Company's knowledge, there is no assertion or claim (or basis therefor)
challenging the validity of any Company Intellectual Property. The Company has
not been sued in any suit, action or proceeding, or otherwise notified of any
claim, which involves a claim of infringement of any patent, trademark, service
mark, copyright or violation of any trade secret or other proprietary right of
any third party. To the Company's knowledge, neither the conduct of the business
of the Company as currently conducted nor the manufacture, sale, licensing or
use of any of the products of the Company as now manufactured, sold or licensed
or used, infringes on or conflicts with, in any way, any trademark, trademark
right, trade name, trade name right, service mark or copyright, patent, patent
right, industrial model or invention, of any third party that individually or in
the aggregate has or is reasonably likely to have a Material Adverse Effect. To
the Company's knowledge and except as set forth on Schedule 2.14(e), no third
party is challenging the ownership by the Company, or the validity or
effectiveness of, any of the Company Intellectual Property. The Company has not
brought any action, suit or proceeding for infringement of Company Intellectual
Property or breach of any license or agreement involving Company Intellectual
Property against any third party. There are no pending, or to the Company's
knowledge, threatened interference, re-examinations, oppositions or nullities
involving any patents, patent rights or applications therefor of the Company.
Except as set forth on Schedule 2.14(e), to the Company's knowledge, there is no
breach or violation by a third party of, or actual or threatened, loss of rights
under, any licenses to which the Company is a party.

            (f) To the Company's knowledge based upon a reasonable quality
assurance program, there are no material defects in the Company's products, and
there are no material errors in any documentation, specifications, manuals, user
guides, promotional material, internal notes and memos, technical documentation,
drawings, flow charts, diagrams, source language statements, demo disks,
benchmark test results, and other written materials related to, associated with
or used or produced in the development of the Company's products, which defects
or errors have or are reasonably like to have, individually or in the aggregate,
a Material Adverse Effect.

            (g) The Company has no customer warranty obligations currently in
effect other than as set forth in end-user agreements listed in Schedule
2.14(g). Except as set forth in Schedule 2.14(g), the Company has not made any
material oral or written representations or warranties with respect to its
products or services.

            2.15 PROPRIETARY RIGHTS AGREEMENTS. Except as set forth in Schedule
2.15, since November 1998, each current and former employee, consultant and
officer of the Company has executed an agreement with the Company regarding
confidentiality and proprietary information substantially in the form attached
hereto as Exhibit B (the "PROPRIETARY RIGHTS AGREEMENT"). The Company is not
aware that any of its employees is obligated under any Contract, or subject to
any Order, that would interfere with the use of the employee's best efforts

                                       8
<PAGE>   10

to promote the interests of the Company or that would conflict with the
Company's business as conducted or proposed to be conducted. Neither the
execution nor delivery of the Transaction Documents, nor the carrying on of the
Company's business by the employees of the Company, nor the conduct of the
Company's business as proposed, will conflict with or result in a breach of, or
constitute a default under, any Contract under which any of such employees is
now obligated. The Company does not believe it is or will be necessary to
utilize any inventions of any of its employees or contractors (or Persons it
currently intends to hire or contract with) made prior to their employment or
engagement by the Company. No current employee, officer or consultant of the
Company has excluded works or inventions made prior to his or her employment
with the Company from his or her assignment of inventions pursuant to such
Person's Proprietary Rights Agreement. The Company is not aware that any of its
employees or consultants is in violation thereof, and the Company will use its
best efforts to prevent any such violation. The Company has taken reasonable
security measures to maintain the confidentiality of the Company's proprietary
information.

            2.16 TAXES. All federal, state, local and foreign Tax returns
required to be filed by the Company have been filed, or if not yet filed have
been granted extensions of the filing dates which extensions have not expired,
and all Taxes shown in such returns and on assessments received by the Company
to be due and payable have been paid. All such returns were materially correct.

            2.17 CONTRACTS. Schedule 2.17 lists all Contracts to which the
Company is a party, other than routine arrangements for the furnishing of goods
and services (other than with respect to Intellectual Property Rights) to or by
the Company involving less than $50,000 in annual amounts which are cancelable
at any time without liability. The Company has performed all of the material
obligations required to be performed by it to date under all Contracts listed in
Schedule 2.17 and has not received any notice of default and is not in default
(with due notice or lapse of time or both) under any such Contract. The Company
has no present expectation or intention of not fully performing all of its
material obligations under any Contract listed in Schedule 2.17.

            2.18 RELATED TRANSACTIONS. Except as set forth in Schedule 2.18,
there are no loans, leases, customer or supplier arrangements or agreements or
any other transactions or relationships between the Company on the one hand and
any of its affiliates, officers, directors, stockholders, employees or
consultants or any spouse or relative of any of such Persons, other than
compensation payments and travel advances made in the ordinary course of the
Company's business. None of the affiliates, officers, directors, stockholders,
employees or consultants of the Company, nor any of their spouses or relatives,
owns directly or indirectly, any interest in any Person that is a competitor,
customer or supplier of, or has any existing contractual relationship with, the
Company.

            2.19 PRIVATE OFFERING. Neither the Company, either Shareholder, nor
anyone acting on its or his behalf has offered any of the Shares or any similar
securities for issuance or sale to, or solicited any offer to acquire any of the
same from, anyone so as to make the issuance and sale of the Preferred Shares or
the transfer and sale of the Common Shares subject to the registration
requirements of Section 5 of the Securities Act.

                                       9
<PAGE>   11

            2.20 DISTRIBUTIONS. Except as set forth in Schedule 2.20, the
Company has never paid or declared any dividend or other distribution by the
Company of any Property or indebtedness to any holders of its capital stock or
Stock Rights or redeemed or repurchased any of its capital stock or Stock
Rights.

            2.21 EMPLOYEES AND CONSULTANTS. The Company has complied in all
material respects with all applicable Legal Requirements relating to wages,
hours, equal opportunity, collective bargaining, workers' compensation insurance
and the payment of social security and other employment-related Taxes. None of
the employees of the Company is represented by any labor union, and there is no
labor strike, other labor trouble or union organizing effort pending or, to the
knowledge of the Company, threatened against the Company. Schedule 2.21 lists
the names of all directors of the Company and the names and titles of all
employees of the Company, and all other Persons currently engaged by the Company
to develop Intellectual Property Rights for use by the Company. Schedule 2.21
also lists all stock option, stock purchase, bonus, 401(k), incentive, health,
welfare and other plans applicable to any employees of the Company.

            2.22 USE OF PROCEEDS. The Company will use the proceeds from the
issuance and sale of the Preferred Shares as set forth in Schedule 2.22.

            2.23 INSURANCE. The Company maintains valid policies of workers'
compensation insurance and of insurance with respect to its Properties and
business of the kinds and in the amounts of not less than is customarily
obtained by companies engaged in the same or similar business and similarly
situated, including insurance against loss, damage, fire, theft, public
liability and other risks. The Company has no claims outstanding under any
insurance policy and, to the Knowledge of the Company, no circumstances are
threatened which could give rise to any claims. A summary of each insurance
policy is set forth in Schedule 2.23. All of such insurance policies are in full
force and effect, and no notice of termination by any issuing insurance company
has been made or threatened.

            2.24 TRANSACTIONAL OBLIGATIONS. Schedule 2.24 sets forth all
obligations of the Company to any Person (including without limitation brokers,
finders, investment bankers, financial advisors, legal or accounting
professionals) whose payment is contingent upon the transactions contemplated by
the Transaction Documents.

            2.25 DISCLOSURE. The representations by the Company made in this
Section 2 and the Company Disclosure Schedule do not contain any untrue
statement of a material fact and do not omit to state a material fact necessary
in order to make the representations and warranties made in this Section 2 and
the Company Disclosure Schedule, in the light of the circumstances under which
they were made, not misleading.

3.      Representations and Warranties of the Shareholders

            Subject to the Shareholder Disclosure Schedule, each Shareholder
represents to the Purchaser, with respect to himself only, as of the date
hereof, that:

        3.1. POWER AND AUTHORITY. Such Shareholder has all requisite power and
authority to execute and deliver this Agreement and to perform the transactions
contemplated hereby.

                                       10
<PAGE>   12

        3.2 TITLE. Such Shareholder is the sole record and beneficial owner of
the Common Shares listed below such Shareholder's signature hereof. Except as
provided in Schedule 3.2, such Common Shares are free and clear of all
Third-Party Rights, and such Shareholder has the full and unrestricted right,
power and authority to sell such Common Shares. Upon delivery of the
certificate(s) for such Common Shares to the Purchaser in accordance with
Section 5.1(b)(ii) and payment of the Common Stock Purchase Price as stated in
Section 1.3, the Purchaser will acquire good and marketable title to and
complete ownership of such Common Shares, free and clear of any Third-Party
Right other than any created by the Purchaser.

        3.3 AUTHORITY; ENFORCEABILITY. Such Shareholder has full right and power
and all authorization and approval required by any Legal Requirement and any
Contract to which such Shareholder is a party, to sell and deliver the Common
Shares set forth below such Shareholder's signature hereto free and clear of any
Third-Party Right. This Agreement and the Investor Rights Agreement constitute
legally valid and binding obligations of such Shareholder enforceable against
him in accordance with their respective terms, except for applicable bankruptcy,
insolvency, reorganization, moratorium or other similar laws affecting the
enforcement of creditors' rights and rules of law governing specific
performance, injunctive relief or other equitable remedies. The execution,
delivery and performance of and compliance with this Agreement and the Investor
Rights Agreement will not result in any violation of any Contract to which such
Shareholder is a party or to which he or any of his Property is subject, or any
Order or Legal Requirement applicable to such Shareholder or any of his Property
or be in breach of or constitute a default under any of the foregoing, or result
in the creation of any Third-Party Right in any of the Properties of such
Shareholder pursuant thereto, or accelerate the time for performance of any
obligation of such Shareholder under any Legal Requirement, Order or Contract.
No consent, approval, order or authorization of, or registration, qualification,
designation, declaration or filing with, any Person (governmental or private) on
the part of such Shareholder is required in connection with such Shareholder's
valid execution and delivery of this Agreement and the Investor Rights
Agreement.

            3.4 NO OBLIGATIONS; RELEASE. Except as set forth in Schedule 3.4,
the Company has no obligation or liability of any nature, absolute or
contingent, known or unknown, to such Shareholder, and such Shareholder hereby
irrevocably releases the Company and the Purchaser from all such obligations and
liabilities. The Shareholders hereby expressly waives the benefits of Section
1542 of the California Civil Code and any similar provision of any other
applicable law. Section 1542 of the California Civil Code provides:

        A general release does not extend to claims which the creditor does not
        know or suspect to exist in his favor at the time of executing the
        release, which if known by him must have materially affected his
        settlement with the debtor.

            3.5 SHAREHOLDER AGREEMENT. Except as provided in Schedule 3.2, the
Shareholder has not entered into any Contract with the Company or any other
Person relating to the acquisition (including, without limitation, rights of
first refusal, anti-dilution or pre-emptive rights), disposition or voting of
capital stock or Stock Rights of the Company, other than this Agreement.

                                       11
<PAGE>   13

4.      Representations and Warranties of the Purchaser

            Subject to the Shareholder Disclosure Schedule, the Purchaser
represents and warrants to the Company and to the Shareholders, as of the date
hereof, that:

            4.1 CORPORATE ORGANIZATION AND AUTHORITY.

            (a) ORGANIZATION. Purchaser is a corporation duly organized, validly
existing and in good standing under the laws of the State of Delaware.

            (b) POWER AND AUTHORITY. The Purchaser has the corporate power and
corporate authority to own and operate its Properties and to carry on its
business as now conducted and as proposed to be conducted and to enter into and
perform its obligations under the Transaction Documents.

            4.2 AUTHORIZATION. All action on the part of the Purchaser necessary
for the authorization, execution, delivery and performance of all of its
obligations under the Transaction Documents to which it is a party has been
taken, and such Transaction Documents constitute legally valid and binding
obligations of the Purchaser enforceable against the Purchaser in accordance
with their respective terms except as may be limited by applicable bankruptcy,
insolvency, reorganization, moratorium or other similar laws affecting the
enforcement of creditors' rights or rules of law governing specific performance,
injunctive relief or other equitable remedies.

            4.3 CONSENTS. Except as set forth in Schedule 4.3, no consent,
approval, order or authorization of, or registration, qualification,
designation, declaration or filing with, any Person (governmental or private) on
the part of the Purchaser (or, to the Purchaser's knowledge, on the part of any
third party other than the Company and any Shareholder) is required in
connection with the Purchaser's valid execution and delivery of the Transaction
Documents or the consummation of any other transaction contemplated by this
Agreement.

            4.4 COMPLIANCE. The execution, delivery and performance of and
compliance with the Transaction Documents will not result in any violation of
any term of its certificate of incorporation or bylaws or be in material breach
of or constitute a material default under any material Contract to which it is a
party or to which it or any of its Property is subject, or any Order or Legal
Requirement applicable to the Purchaser or any of its Property.

            4.5 LITIGATION. To the knowledge of the Purchaser, there is no
action, proceeding or investigation pending or threatened against any Person
other than the Purchaser that questions the validity of the Transaction
Documents or the right of the Purchaser to enter into the Transaction Documents.
To the knowledge of the Purchaser, there is no Order in effect against the
Purchaser which would restrict the right or ability of the Purchaser to carry
out this Agreement in accordance with its terms.

            4.6 SECURITIES LAW REPRESENTATIONS AND WARRANTIES.

                                       12
<PAGE>   14

                (a) INVESTMENT INTENT. The Purchaser is acquiring the Shares for
its own account for the purpose of investment and not with a view to, or for
resale in connection with, the distribution thereof. The Purchaser understands
that the Shares have not been registered under the Securities Act or the
securities laws of any state, and hereby agrees not to make any sale, transfer
or other disposition of any such Shares unless either (i) the Shares first shall
have been registered under the Securities Act and all applicable state
securities laws, or (ii) an exemption from such registration is available, and
the Company has received such documents and agreements from the Purchaser and
the transferee as the Company reasonably requests at such time. A legend noting
such restrictions will be placed on such certificates.

                (b) EXEMPTION FROM REGISTRATION. The Purchaser understands and
acknowledges that the offering of the Shares pursuant to this Agreement will not
be registered under the Securities Act on the grounds that the offering and sale
of the Shares contemplated by this Agreement are exempt from registration
pursuant to Regulation D or under Section 4(2) of the Securities Act, and that
the Company's reliance upon such exemption is predicated upon the Purchaser's
representations set forth in this Section 4.6.

                (c) ACCREDITED INVESTOR. The Purchaser is an "accredited
investor" as defined in Rule 501(a) of Regulation D under the Securities Act.
The Purchaser has such knowledge and experience in financial and business
matters as to be capable of evaluating the merits and risks of its investment in
the Shares. The Purchaser has received all the information the Purchaser has
requested from the Company and considers necessary or appropriate for deciding
whether to purchase the Shares. The Purchaser has the ability to bear the
economic risks inherent in its investment in the Shares and is able, without
materially impairing its financial condition, to hold the Shares for an
indefinite period of time and to suffer a complete loss of its investment.

                (d) ACCESS TO INFORMATION. The Purchaser has had the opportunity
to: (i) discuss the Company's business, management and financial condition,
affairs and prospects with the Company's management; and (ii) visit the
Company's facilities and inspect certain of the Company's records provided by
the Company. Purchaser did not know of any material misrepresentation or
material breach of warranty by the Company at the time of First Closing.

                (e) REPRESENTATIONS AND WARRANTIES. Nothing in this Section 4.6
shall affect the interpretation or enforcement of any of the representations and
warranties set forth in Sections 2 or 3 or any certificate delivered pursuant to
this Agreement.

            4.7 BROKERAGE. The Purchaser has not retained any broker, finder or
investment banker in connection with the transactions contemplated by the
Transaction Documents.

5.      Closings

            5.1 FIRST CLOSING. At the First Closing, subject to the other terms
and conditions of this Agreement, the following items shall be delivered by and
to the parties specified, and any

                                       13
<PAGE>   15

other appropriate items specified in this Agreement and any of the other
Transaction Documents shall be delivered by and to the appropriate parties, in
each case properly executed.

            (a) COMPANY. The Company shall deliver to the Purchaser:

            (i) a counterpart of this Agreement, executed by the Company;

            (ii) a file-stamped counterpart of the Certificate of Designation;

            (iii) a stock certificate evidencing the Preferred Shares;

            (iv) a good standing certificate of the Utah Department of Commerce
            with respect to the Company;

            (v) a copy of all resolutions adopted by the Company's Board of
            Directors and stockholders authorizing the execution, delivery and
            performance of this Agreement and the consummation of the
            transactions contemplated hereby, all certified by the Secretary of
            the Company as being in full force and effect as of the First
            Closing;

            (vi) an Investors Rights Agreement in the form attached hereto as
            Exhibit C (the "INVESTORS RIGHTS AGREEMENT"), executed by the
            Shareholders and the Company;

            (vii) an Oracle Alliances Agreement in the form attached hereto as
            Exhibit D (the "ALLIANCES AGREEMENT"), executed by the Company;

            (viii) a Development and Licensing Agreement in the form attached
            hereto as Exhibit E (the "DEVELOPMENT AGREEMENT"), executed by the
            Company; and

            (ix) an opinion of Kruse, Landa & Maycock, L.L.C., counsel to the
            Company, dated the date hereof, in the form attached hereto as
            Exhibit F.

            (b) SHAREHOLDERS. Each Shareholder shall deliver:

            (i) to the Purchaser:

                   (A) a counterpart of this Agreement, executed by such
               Shareholder;

                   (B) a stock certificate or certificates evidencing the number
               of Common Shares to be delivered at the First Closing in
               accordance with Section 1.2 of this Agreement, duly endorsed or
               accompanied by duly completed and executed stock powers;

                   (C) the Investors Rights Agreement, executed by such
               Shareholder; and

                   (D) a Proprietary Rights Agreement, executed by such
               Shareholder.

                   (E) the Purchase Price Escrow Agreement, executed by such
               Shareholder.

                                       14
<PAGE>   16

                   (F) the Common Stock Escrow Agreement, executed by such
               Shareholder.

               (ii) to the Escrow Agent

                   (A) the Purchase Price Escrow Agreement, executed by such
               Shareholder.

                   (B) the Common Stock Escrow Agreement, executed by such
               Shareholder.

                   (C) a stock certificate or certificates evidencing the number
               of Common Shares to be delivered to the Escrow Agent at the First
               Closing in accordance with Section 1.5 of this Agreement, duly
               endorsed or accompanied by duly completed and executed stock
               powers.

               (c) PURCHASER. The Purchaser shall deliver:

               (i) to the Company:

                   (A) a counterpart of this Agreement, executed by the
               Purchaser;

                   (B) the Preferred Purchase Price; and

                   (C) a good standing certificate of the Delaware Secretary of
               State with respect to the Purchaser;

                   (D) the Investors Rights Agreement, executed by the
               Purchaser;

                   (E) the Alliances Agreement, executed by the Purchaser; and

                   (F) the Development Agreement, executed by the Purchaser; and

               (i) to each Shareholder:

                   (A) a counterpart of this Agreement, executed by the
               Purchaser;

                   (B) his allocable share of the Common Purchase Price to be
               delivered at the First Closing to each Shareholder in accordance
               with Section 1.2 of this Agreement; and

                   (C) the Investors Rights Agreement, executed by the
               Purchaser.

                   (D) the Purchase Price Escrow Agreement, executed by the
               Purchaser.

                   (E) the Common Stock Escrow Agreement, executed by the
               Purchaser.

               (iii) to the Escrow Agent

                   (A) the Purchase Price Escrow Agreement, executed by the
               Purchaser.

                                       15
<PAGE>   17

                   (B) the Common Stock Escrow Agreement, executed by the
               Purchaser.

                   (C) the amount of the Common Purchase Price and Preferred
               Purchase Price to be delivered to the Escrow Agent in accordance
               with Section 1.4 of this Agreement.

            5.2 SECOND CLOSING. At the Second Closing, each Shareholder and
Other Shareholder selling Common Shares shall deliver, or cause to be delivered
by the Escrow Agent, a stock certificate or certificates evidencing the number
of Common Shares to be delivered at the Second Closing in accordance with
Section 1.2 and Section 1.5 of this Agreement, duly endorsed or accompanied by
duly completed and executed stock powers. If applicable, the Purchaser shall
deliver to each Shareholder or Other Shareholder his allocable share of the
Common Purchase Price to be delivered to each Shareholder or Other Shareholder
at the Second Closing in accordance with Section 1.2 of this Agreement.

6.      Additional Covenants

            6.1 CONFIDENTIALITY. The Purchaser agrees to treat all information
concerning the Company furnished, or to be furnished, by or on behalf of the
Company (collectively, the "INFORMATION"), in accordance with the provisions of
this Section 6.3. The Information will be used solely for the purpose of
evaluating this proposed investment, and will be kept confidential by the
Purchaser and its officers, directors, employees, representatives, agents, and
advisors; provided that (i) any of such Information may be disclosed to
Purchaser's officers, directors, employees, representatives, agents, and
advisors who need to know such Information for the purpose of evaluating this
proposed investment, (ii) any disclosure of such information may be made to
which the Company consents in writing, and (iii) such Information may be
disclosed if so required by law.

            6.2 PROPRIETARY RIGHTS AGREEMENT. The Company will require each
employee of the Company, and each consultant or independent contractor of the
Company involved in the development, maintenance or licensing of the Company's
Intellectual Property Rights, to execute a Proprietary Rights Agreement as a
condition of hiring/engagement. Before the First Closing, the Company shall have
received from each current employee of the Company, and each current consultant
or current independent contractor of the Company involved in the development,
maintenance or licensing of the Company's Intellectual Property Rights, an
executed Proprietary Rights Agreement.

            6.3 OTHER SHAREHOLDER NOTICE AND OFFER. Before the First Closing,
the Company will have prepared and distributed to the Other Shareholders: (i) a
disclosure package containing information about the Company and the purchase of
the Shares by the Purchaser and providing each of the Other Shareholders
sufficient information upon which to base the investment decision contemplated
hereunder; (ii) a letter offering the Other Shareholders the opportunity to sell
their pro rata portions of the Common Shares under the same terms as provided in
this Agreement; and (iii) a form of stock purchase agreement to be entered into
by Purchaser and each Other Shareholder selling Common Shares to Purchaser.

                                       16
<PAGE>   18

            6.4 AGGREGATE COMMON PURCHASE PRICE. At the Second Closing, the
Shareholders and the Other Shareholder selling Common Shares shall sell and
deliver, or cause to be sold and delivered by the Escrow Agent, that number of
Common Shares such that the aggregate number of Common Shares delivered and sold
to Purchaser at the First Closing and the Second Closing shall be 634,518 and
the aggregate purchase price of the Common Stock to be purchased by Purchaser at
the First Closing and the Second Closing shall be $5,000,001.84.

            6.5 OTHER SHAREHOLDER REPRESENTATIONS AND WARRANTIES. The Purchaser
shall require that the Other Shareholders, in the event of their sale of Common
Stock to Purchaser, give representations and warranties substantially the same
as those given by the Shareholders in Section 3 of this Agreement.

7.      Miscellaneous

            7.1 ENTIRE AGREEMENT; SUCCESSORS AND ASSIGNS. The Transaction
Documents constitute the entire agreement between the Company and the Purchaser
relative to the subject matter hereof and thereof. Any previous agreement or
negotiations between the Company and the Purchaser concerning the subject matter
of the Transaction Documents is superseded by the Transaction Documents. The
rights of the parties to this Agreement shall inure to the benefit of and be
binding upon any direct or remote successor to all or the greater part of the
Properties of such party. Any other assignment may be made only with the prior
written consent of all the other parties. No assignment, whether or not
permitted, will relieve the assignor of or otherwise affect the assignor's
obligations with respect to the obligations assumed by such successor.

            7.2 GOVERNING LAW. This Agreement shall be governed by and construed
in accordance with the internal laws of the State of Delaware.

            7.3 LITIGATION. Each party to this Agreement irrevocably consents
and submits to the jurisdiction of the federal and state courts sitting in San
Mateo County, California in any action or proceeding arising out of or relating
to this Agreement or the consummation of the transactions contemplated in this
Agreement. Each party irrevocably: (a) agrees that all claims in respect of any
such action or proceeding may be heard and determined in these courts; (b)
waives any objection that such party now or hereafter may have to the laying of
venue for any action or proceeding arising out of or relating to this Agreement
brought in the aforementioned courts; and (c) agrees to consent to transfer of
any action involving the parties to such forum based on the convenience and
interest of the parties.

            7.4 COUNTERPARTS; FACSIMILE. This Agreement may be executed in two
or more counterparts, each of which shall be deemed an original, but all of
which together shall constitute one and the same instrument. A facsimile copy of
an executed signature page shall be deemed an original.

            7.5 NOTICES. Any notice required or permitted under this Agreement
shall be given in writing and shall be conclusively deemed given upon actual
receipt if given by hand delivery, overnight courier, mail or facsimile
transmission addressed:

                                       17
<PAGE>   19

if to the Company, to:

               205 North 400 West
               Salt Lake City, UT 84103
               fax:  (801) 924-3400

with a copy to:

               Lyndon L. Ricks
               Kruse, Landa & Maycock, L.L.C.
               50 W. Broadway, Suite 800 (84101)
               P.O. Box 45561
               Salt Lake City, UT 84145-0561
               fax:  (801) 531-7091

if to the Purchaser, to:

               500 Oracle Parkway, M/S 5op738
               Redwood Shores, CA  94065
               Attn.: Claudia Barria
               fax:  (650) 506-1917

with a copy to:

               3150 Porter Drive
               Palo Alto, CA 94304
               Attn.:  Bart Deamer
               fax:  (650) 849-4868

if to a Shareholder, to:

               c/o Tomax technologies, inc.
               205 North 400 West
               Salt Lake City, UT 84103
               fax:  (801) 924-3400

with a copy to:

               Lyndon L. Ricks
               Kruse, Landa & Maycock, L.L.C.
               50 W. Broadway, Suite 800 (84101)
               P.O. Box 45561
               Salt Lake City, UT 84145-0561
               fax:  (801) 531-7091

or to such other address as the Company, the Purchaser or the Shareholders may
designate by 10 days prior written notice to the other parties to this
Agreement.

                                       18
<PAGE>   20

            7.6 SURVIVAL OF REPRESENTATIONS AND WARRANTIES; CLAIMS. The
representations and warranties of the parties contained in or made pursuant to
this Agreement shall survive the execution and delivery of this Agreement, the
First Closing and the Second Closing.

            7.7 AMENDMENT, WAIVER. Any provision of this Agreement may be
amended or waived only by a written instrument signed by the Company, the
Purchaser and the Shareholders.

            7.8 EXPENSES. The Company, the Purchaser and the Shareholders shall
bear their own expenses in connection with this transaction.

            7.9 SEVERABILITY. If any provision of this Agreement, or the
application thereof, is for any reason and to any extent determined by a court
of competent jurisdiction to be invalid or unenforceable, the remainder of this
Agreement and the application of such provision to other persons or
circumstances will be interpreted so as best to reasonably effect the intent of
the parties to this Agreement. The parties agree to use their best efforts to
replace such void or unenforceable provision of this Agreement with a valid and
enforceable provision that will achieve, to the greatest possible extent, the
economic, business and other purposes of the void or unenforceable provision.

            7.10 CONSTRUCTION. The headings of the Sections of this Agreement
are for convenience and shall not be considered in the interpretation of this
Agreement. The words "hereof," "hereunder" and similar words refer to this
Agreement as a whole and not to any subdivision contained in this Agreement.
References herein to a Section or Exhibit refer to the designated Section or
Exhibit of or to this Agreement. References herein to Schedules refer to the
Company Disclosure Schedule. In construing the terms of this Agreement, no
presumption shall operate in favor of or against any party as a result of its
counsel's role in drafting this Agreement.

8.      Glossary

            AGREEMENT -- this Stock Purchase Agreement, including the Exhibits
hereto and the Company Disclosure Schedule, as it may be amended from time to
time in accordance with its terms.

            ALLIANCES AGREEMENT -- Section 5.1(a)(vii).

            CERTIFICATE OF DESIGNATION -- introductory paragraphs.

            COMMON PURCHASE PRICE -- introductory paragraphs.

            COMMON SHARES -- introductory paragraphs.

            COMMON STOCK -- introductory paragraphs.

            COMPANY -- introductory paragraphs.

                                       19
<PAGE>   21

            COMPANY DISCLOSURE SCHEDULE -- the schedules and exceptions attached
as Exhibit G.

            COMPANY INTELLECTUAL PROPERTY -- Section 2.14(a).

            CONTRACT -- any written or oral agreement, commitment, arrangement,
instrument or license.

            DEVELOPMENT AGREEMENT -- Section 5.1(a)(viii).

            FINANCIAL STATEMENTS -- Section 2.8.

            FIRST CLOSING -- Section 1.2.

            GAAP -- United States generally accepted accounting principles.

            GOVERNMENTAL AGENCY -- any agency, department, board, commission,
district or other public organ, whether federal, state, local or foreign.

            INFORMATION -- Section 6.1.

            INTELLECTUAL PROPERTY RIGHTS -- Section 2.14(a).

            INVESTOR RIGHTS AGREEMENT -- Section 5.1(a)(vi).

            LAST FISCAL YEAR-END -- Section 2.8.

            MATERIAL ADVERSE EFFECT -- a material adverse effect on the
Company's Properties, assets, obligations or liabilities (absolute or
contingent), financial condition, results of operations, business, operations or
prospects of the Person in question.

            ORDER -- any judgment, decree, order or award.

            PERSON -- any corporation, general partnership, limited partnership,
limited liability company, business trust, association, organization, entity,
individual or a Governmental Agency.

            PREFERRED PURCHASE PRICE -- introductory paragraphs.

            PREFERRED SHARES -- introductory paragraphs.

            PREFERRED STOCK -- introductory paragraphs.

            PROPERTY -- any interest in any kind of property or asset, real,
personal or mixed, tangible or intangible.

            PROPRIETARY RIGHTS AGREEMENT -- Section 2.15.

                                       20
<PAGE>   22

            PURCHASER -- introductory paragraphs.

            SECURITIES ACT -- the Securities Act of 1933, as amended.

            SECOND CLOSING -- Section 1.2.

            SHAREHOLDER DISCLOSURE SCHEDULE -- the schedules and exceptions
attached hereto, excluding those in the Company Disclosure Schedule.

            SHAREHOLDERS -- introductory paragraphs.

            SHARES -- introductory paragraphs.

            STOCK RIGHT -- any right to acquire an capital stock or any other
Stock Rights from the corporation in question, including without limitation, an
option, warrant, conversion right, exchange right, subscription right or
pre-emptive right.

            TAX -- any federal, state, local or foreign tax, assessment, duty,
fee and other governmental charge or imposition of any kind, whether measured by
Properties, assets, wages, payroll, purchases, value added, payments, sales,
use, business, capital stock, surplus or income, and any addition, interest,
penalty, deficiency imposed with respect to any Tax.

            THIRD-PARTY INTELLECTUAL PROPERTY -- Section 2.14(a).

            THIRD-PARTY RIGHT -- any lien, security interest, mortgage, deed of
trust, pledge, hypothecation, capitalized lease or interest or right for
security purposes on any Property of the Person in question, or any right (i) to
acquire, lease, use, dispose of, vote or exercise any right or power conferred
by any Property of such Person, or (ii) restricting the Person's right to lease,
use, dispose of, vote or exercise any right or power conferred by any Property
of such Person.

            TRANSACTION DOCUMENTS -- this Agreement, the Investors Rights
Agreement, the Alliances Agreement, the Development Agreement and the
Certificate of Designation.

                  [remainder of page left blank intentionally]

                                       21
<PAGE>   23

            In witness whereof, the parties have executed this Stock Purchase
Agreement.

COMPANY:                 TOMAX TECHNOLOGIES, INC.

                         By: /s/ Eric Olafson
                             ----------------------------
                             Name: Eric Olafson
                             Title: CEO and President

PURCHASER:               ORACLE CORPORATION

                         By: /s/ Matt Mosman
                             ----------------------------
                             Name: Matt Mosman
                             Title: Senior Vice President, Corporate Development

SHAREHOLDERS:            /s/ Eric Olafson
                         ----------------------------
                         Eric Olafson
                         Common Shares to be sold: 255,541 shares

                         /s/ Virgil Fernandez
                         ----------------------------
                         Virgil Fernandez
                         Common Shares to be sold: 56,787 shares

                         /s/ Keith Jepsen
                         ----------------------------
                         Keith Jepsen
                         Common Shares to be sold: 153,312 shares

                         /s/ Keith Low
                         ----------------------------
                         Keith Low
                         Common Shares to be sold: 168,877 shares

                                       22

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