Document:

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                                                                   EXHIBIT 10.22

                                 LEASE AGREEMENT

                                     BETWEEN

                          5000 INDEPENDENCE STREET LLC
                                  ("LANDLORD")

                                       AND

                       MEDICAL DEVICE MANUFACTURING, INC.
                                   ("TENANT")

                            5000 INDEPENDENCE STREET
                             ARVADA, COLORADO 80002

                                  JULY 6, 1999

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                                TABLE OF CONTENTS

<TABLE>
<S>                                                                                                 <C>
1. Term .................................................................................................1
2. Rent .................................................................................................2
2.1 Base Rent............................................................................................2
2.2 Adjustment to Base Rent..............................................................................2
2.3 Additional Rent......................................................................................2
2.4 Net Lease............................................................................................3
3. Landlord's Title......................................................................................3
4. Taxes ................................................................................................3
4.1 Obligation for Payment...............................................................................3
4.2 Taxes for Period Other Than Term.....................................................................3
4.3 Other Impositions....................................................................................4
4.4 Estimated Payments...................................................................................4
5. Utilities.............................................................................................4
6. Insurance.............................................................................................4
6.1 "All-Risk" Coverage..................................................................................4
6.2 General Liability....................................................................................5
6.3 Other Matters........................................................................................5
6.4 Additional Insureds..................................................................................5
6.5 Waiver...............................................................................................5
7. Tenant's Obligations..................................................................................6
7.1 Use of the Premises..................................................................................6
7.2 Tenant's Obligations with Respect to Environmental Laws..............................................6
7.3 Right to Contest Laws................................................................................8
8. Encumbrances..........................................................................................9
9. Assignments and Subleases.............................................................................9
10. Signs...............................................................................................10
11. Repairs and Maintenance.............................................................................10
12. Alterations.........................................................................................10
13. Surrender of Premises...............................................................................11
14. Damage and Destruction..............................................................................11
15. Condemnation........................................................................................12
16. Subordination.......................................................................................12
16.1 General............................................................................................12
16.2 Attornment and Non-Disturbance.....................................................................13
17. Landlord's Access...................................................................................13
18. Indemnification and Non-Liability...................................................................14
18.1 Indemnification by Tenant..........................................................................14
18.2 Indemnification by Landlord........................................................................14
18.3 Non-Liability......................................................................................14
19. Covenant of Quiet Enjoyment.........................................................................15
20. Arbitration.........................................................................................15
21. Default.............................................................................................15
</TABLE>

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<TABLE>
<S>                                                                                                 <C>
21.1 Cure...............................................................................................15
21.2 Events of Default..................................................................................15
21.3 Remedies...........................................................................................16
22. Holding Over........................................................................................17
23. Estoppel Certificates...............................................................................17
24. No Waiver...........................................................................................18
25. Miscellaneous.......................................................................................18
25.1 Authority..........................................................................................18
25.2 Force Majeure......................................................................................19
25.3 Memorandum of Lease................................................................................19
25.4 Limitation on Liability............................................................................19
25.5 Notices............................................................................................19
25.6 Attorneys' Fees....................................................................................20
25.7 Binding Effect.....................................................................................20
25.8 Headings; Meaning of Words; Entire Agreement.......................................................20
25.9 Severability.......................................................................................20
25.10 Entire Agreement..................................................................................20
26.11 Governing Law.....................................................................................21
</TABLE>

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                                 LEASE AGREEMENT

                  This lease agreement (this "Lease"), is made and entered into
this 6 day of July, 1999, by and between 5000 Independence Street LLC, a
Colorado limited liability company (the "Landlord"), and Medical Device
Manufacturing, Inc., a Colorado corporation ("Tenant").

                                    RECITALS

         A. Tenant, G&D, Inc. dba Star Guide Corporation (the "Company"), Eric
Pollock, Helene Pollock, the Helene Pollock Irrevocable Spousal Trust No. 1, the
Helene Pollock Irrevocable Spousal Trust No. 2 and G. Archambault have entered
into an Agreement for Purchase and Sale of Stock dated the date hereof (the
"Purchase Agreement"), pursuant to which Medical Device Manufacturing, Inc.
agreed to purchase all of the outstanding stock of the Company, for the
consideration stated therein.

         B. The Company has operated its business for the manufacture and sale
of precision wire parts and assemblies for medical devices (the "Business") on
the real property, including the appurtenances and existing improvements and
facility thereon, more commonly known as 5000 Independence Street, Arvada,
Colorado 80002 and further described on Schedule A attached hereto (the
"Premises"), and Tenant would like to continue to use the Premises for the
operation of the Company.

         C. Landlord owns the Premises and desires to lease the Premises to
Tenant for the operation of the Company.

                                   AGREEMENTS

         In consideration of the mutual covenants contained herein, Landlord
hereby leases to Tenant, and Tenant hereby rents from Landlord the Premises.
This Lease is made upon the following terms, covenants and conditions:

1.       TERM.

         The term of this Lease (the "Term") will be eight (8) years, commencing
on the date of this Agreement (the "Commencement Date"), and expiring at 12
o'clock midnight upon the last day of the month in which the eight anniversary
of the Commencement Date occurs, unless sooner terminated as provided herein.
Upon written notice to Landlord at least twelve months prior to the commencement
of the Renewal Term (as defined below), Tenant shall have the option to renew
this Lease for one (1) four (4) year period after the expiration of the Initial
Term (the "Renewal Term") upon the same terms and conditions hereunder. The
Initial Term and the Renewal Term, if any, are collectively referred to herein
as the "Term." If Tenant does not renew the Lease for the Renewal Term, it shall
pay a termination fee to Landlord within ten (10) days of the end of the Term in
an amount equal to two (2) months Rent.

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2.       RENT.

         2.1 Base Rent. Throughout the Term, Tenant will pay as rent for the
Premises the base annual rent (the "Base Rent") as provided in this Section 2.
Base Rent will be payable in equal monthly installments on or before the first
day of each month, in full, without deduction, abatement or setoff, at the
address specified for Landlord in Section 25.5 or such other address as Landlord
designates. The first monthly payment will be made concurrently with the
execution of this Agreement. Rent for any partial month during the Term will be
prorated on a per diem basis.

         2.2 Adjustment to Base Rent. The Base Rent for the first two (2) years
of the Term will be equal to $300,000 per year. The Base Rent for the third year
of the Term will be adjusted effective as of the first day of the third lease
year (the "Market Commencement Date") to an amount equal to the market rental
rate for the Premises on the Market Commencement Date. If Landlord and Tenant
are unable to agree upon the market rental rate for the third year within ninety
(90) days prior to the commencement of such third lease year, then the market
rental rate of the Premises will be determined by a qualified appraiser mutually
selected by Landlord and Tenant or, if Landlord and Tenant are unable to agree
upon an appraiser within seventy-five (75) days prior to the commencement date
of the third lease year, it will be determined by a qualified appraiser selected
by two (2) appraisers, one (1) of which Tenant shall designate and the other of
which Landlord shall designate at least sixty (60) days prior to the
commencement of such third lease year. Each year after the third lease year of
the Term (including each year during the Renewal Term) the Base Rent will be
adjusted effective as of the first date of the new lease year to an amount equal
to the Base Rent payable for the third year of the Term multiplied by the
Percentage Increase; provided, however, that the adjusted Base Rent for any year
after the third year of the Term (i) will not be less than the Base Rent for the
prior year and (ii) will not be increased by more than fifteen percent (15%) of
the Base Rent for the prior year. "Percentage Increase" means a fraction, the
numerator of which is the Index on the first day of the applicable lease year
less the Index on the Market Commencement Date and the denominator of which is
the Index on the Market Commencement Date. "Index" means the Consumer Price
Index for all Urban Consumers, All Items Index (1982-84 = 100), as published by
the United States Department of Labor, Bureau of Labor Statistics or such
successor index appropriately adjusted that substantially utilizes the same
items. If the Index ceases to use the 1982-84 average of 100 as the basis of
calculation, or if a substantial change is made in the terms and number of the
items composing the Index, the Index will be adjusted to reflect what would have
resulted had the change in the manner of computing the Index not been altered.

         2.3 Additional Rent. All charges, costs, expenses and taxes which
Tenant assumes or agrees to pay under any provision of this Lease will
constitute "Additional Rent." If Tenant fails to pay any such Additional Rent or
any other sum due hereunder when the same will become due, Landlord will have
all rights, powers and remedies with respect thereto as are provided herein or
by law and will, except as expressly provided herein, after notice to Tenant,
have the right to pay the same on behalf of Tenant, and any amount so advanced
on Tenant's behalf will constitute and will be payable by Tenant to Landlord as
Additional Rent due Landlord hereunder. Tenant will pay all Rent, including all
sums required to be paid as Base Rent under Section 2.1 and as Additional Rent
under this Section 2.3 and any and all other sums due hereunder when due and
payable, without notice or demand. For purposes of this Agreement, Base Rent and
Additional Rent are sometimes referred to herein as "Rent."

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         2.4 Net Lease. This Lease is a net lease and it is the intention of the
parties that, except as otherwise provided or limited by the specific provisions
of this Lease, Tenant will be responsible for all costs and expenses related to
the ownership, maintenance, repair and operation of the Premises and all
improvements located thereon and incurred or accrued during the Term.

3.       LANDLORD'S TITLE; CONDITION OF PREMISES.

                  Landlord represents that it is the owner and holder of
indefeasible fee title to the Premises, subject only to those matters set forth
on the title commitment of even date herewith from Land Title Guarantee Company.
As of the Commencement Date, the Premises are in good working order and
condition and comply in all material respects with the requirements of the
Americans with Disabilities Act, as amended from time to time.

4.       TAXES.

         4.1 Obligation for Payment. Tenant will pay as part of Additional Rent
all taxes, including without limitation real estate and personal property taxes
and assessments, assessed, levied, confirmed or imposed during the Term, whether
or not now customary or within the contemplation of Landlord and Tenant:

                  (i) upon, measured by or reasonably attributable to the cost
or value of Tenant's equipment, furniture, fixtures and other personal property
located in the Premises, or by the cost or value of any leasehold improvements
made in or to the Premises by or for Tenant, regardless of whether title to the
improvements is in Tenant or Landlord;

                  (ii) upon or measured by the Base Rent, including without
limitation any gross receipts tax or excise tax levied by the federal government
or any other governmental body with respect to the receipt of Base Rent;

                  (iii) upon or with respect to the possession, leasing,
operation, management, maintenance, alteration, repair, or use by Tenant of the
Premises or any portion of the Premises;

                  (iv) upon this transaction or any document to which Tenant is
a party creating or transferring an interest or an estate in the Premises;

                  (v) upon the Premises and all personal property, furniture,
fixtures and equipment, and all replacements, improvements or additions to them,
whether owned by Landlord or Tenant; and

                  (vi) based in whole or in part on Base Rent, whether made in
addition to or in substitution for any other tax.

Upon written request of Landlord, Tenant shall deliver to Landlord receipts
evidencing payment of any such taxes promptly after request therefor.

         4.2 Taxes for Period Other Than Term. Any tax, including taxes that
have been paid by installment payments, relating to a fiscal period of the
taxing authority, a part of which period

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is included within the Term and a part of which is included in a period of time
prior to the Commencement Date or after the Term, whether or not such tax or
installments are assessed, levied, confirmed, imposed upon or in respect of, or
become a lien upon the Premises, or become payable, during the Term, will be
adjusted between Landlord and Tenant as of the Commencement Date or the end of
the Term, so that Tenant will pay that portion of the tax or installment which
the part of the fiscal period included in the Term bears to the fiscal period,
and Landlord will pay the remainder.

         4.3 Other Impositions. Tenant will not be obligated to pay local, state
or federal income taxes assessed against Landlord; local, state or federal
capital levy of Landlord; or sales, excise, franchise, gift, estate, succession,
inheritance or transfer taxes of Landlord or any other taxes or governmental
charges or impositions not specifically identified in Section 4.1.

         4.4 Estimated Payments. On or before the first day of each month,
Tenant will pay to Landlord one-twelfth (1/12th) of the estimated amounts of
taxes due hereunder. If at any time or times it appears to Landlord that the
estimated amounts payable under Section 4.1 for the current calendar year are
insufficient to pay the taxes due hereunder, Landlord will, by written notice to
Tenant, revise its estimate for the year, and subsequent payments by Tenant for
such year will be based upon the revised estimate. In the event that Tenant's
payments pursuant to this Section 4.4. exceed the actual taxes due, the excess
amount, at Tenant's option shall be refunded to Tenant or credited against
future payments made pursuant to this Section 4.4.

5.       UTILITIES.

         Tenant, will, at its sole expense pay the appropriate suppliers for all
water, sewer, gas, electricity, light, heat, telephone, power and other
utilities and communications services required for the operation of or furnished
to or consumed on the Premises during the Term, whether or not the services are
billed directly to Tenant. Upon written request of Tenant, Landlord shall
deliver to Tenant copies of utility invoices billed directly to Landlord for the
Premises promptly after request therefor. Tenant will also procure, or cause to
be procured, without cost to Landlord, any and all necessary permits, licenses
or other authorizations required for the lawful and proper installation and
maintenance upon the Premises of wires, pipes, conduits, tubes and other
equipment and appliances for use in supplying any of the services to and upon
the Premises. Landlord, upon reasonable request of Tenant, and at the sole
expense and liability of Tenant, will join with Tenant in any application
required for obtaining or continuing any of the services.

6.       INSURANCE.

         6.1 "All-Risk" Coverage. Landlord will obtain and keep in force, during
the Term, "all-risk" coverage insurance in the customary form in the greater
Denver metropolitan area for buildings and improvements of similar character, on
all improvements now or after this date located in or appurtenant to the
Premises. The amount of the insurance shall be equal to one hundred percent
(100%) of the then actual replacement cost of the existing improvements. Within
15 days of receiving notice of the payment by Landlord of an insurance premium
for such policy, Tenant shall reimburse Landlord for such insurance premium.

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         6.2 General Liability. Tenant will, at its sole expense, obtain and
keep in force during the Term commercial general liability insurance with a
combined single limit of not less than Three Million and No/100 Dollars
($3,000,000.00) for injury to or death of any one person, for injury to or death
of any number of persons in one occurrence, and for damage to property, insuring
against any and all liability of Landlord and Tenant with respect to the
Premises or arising out of Tenant's maintenance or use of the Premises,
including without limitation coverage for contractual liability, broad form
property damage and non-owned automobile liability. The insurance will insure
the performance by Tenant of the indemnity agreement as to liability for injury
to or death of persons and damage to property set forth in Section 18. The
insurance will be noncontributing with any insurance that may be carried by
Landlord and will contain a provision that Landlord, although named as an
insured, will nevertheless be entitled to recover under the policy for any loss,
injury or damage to Landlord, its agents and employees, or the property. The
limits and coverage of all the insurance will be adjusted by agreement of
Landlord and Tenant during every second Lease year during the Term in conformity
with the then prevailing custom of insuring liability in the greater Denver
metropolitan area, and any disagreement regarding the adjustment will be
submitted to arbitration in the manner provided in Section 20.

         6.3 Other Matters. All insurance required in this Section 6 and all
renewals of insurance will be issued by companies authorized to transact
business in the State of Colorado, and rated at least A-Class VIII by Best's
Insurance Reports (property liability). All insurance policies required to be
obtained by Tenant (i) will be subject to approval by Landlord and its lender as
to form and substance, which approval shall not be unreasonably withheld; (ii)
will expressly provide that the policies will not be canceled or altered without
thirty (30) days' prior written notice to Landlord and its lender, in the case
of "all-risk" coverage insurance, and to Landlord, in the case of general
liability insurance; and (iii) will, to the extent obtainable, provide that no
act or omission of Tenant which would otherwise result in forfeiture or
reduction of the insurance will affect or limit the obligation of the insurance
company to pay the amount of any loss sustained. Tenant may satisfy its
obligation under this Section 6 by appropriate endorsements of its blanket
insurance policies.

         6.4 Additional Insureds. All policies of liability insurance that
Tenant is obligated to maintain according to this Lease (other than any policy
of workmen's compensation insurance) will name Landlord and such other persons
or entities as Landlord specifies from time to time as additional insureds.
Original or copies of original policies (together with copies of the
endorsements naming Landlord, and any other persons or entities specified by
Landlord, as additional insureds) and evidence of the payment of all premiums of
such policies will be delivered to Landlord prior to Tenant's occupancy of the
Premises and from time to time at least thirty (30) days prior to the expiration
of the term of each policy. All public liability, property damage liability and
casualty policies maintained by Tenant will be written as primary policies, not
contributing with and not in excess of coverage that Landlord may carry. Upon
reasonable request of Tenant, Landlord will provide Tenant with a copy of the
policy described in Section 6.1.

         6.5 Waiver. Landlord and Tenant waive all rights to recover against
each other, or against the officers, directors, shareholders, partners, joint
venturers, employees, agents,

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contractors, customers, invitees or visitors of each of theirs (collectively,
"Landlord's Agents" or "Tenant's Agents" as applicable) or of any other occupant
of the building, for any loss or damage arising from any cause covered by any
insurance required to be carried by each of them pursuant to this Section 6.5 or
any other insurance actually carried by each of them. Landlord and Tenant will
use their best efforts to cause their respective insurers to issue appropriate
waiver of subrogation rights endorsements to all policies of insurance carried
in connection with the Premises or the contents thereof. Tenant will cause all
other occupants of the Premises claiming by, under or through Tenant to execute
and deliver to Landlord a waiver of claims similar to the waiver in this Section
6.5 and to obtain such waiver of subrogation rights endorsements.

         7.       TENANT'S OBLIGATIONS.

         7.1 Use of the Premises. During the Term, the Premises shall be used by
Tenant solely for the conduct of the Business. In addition, Tenant will not use,
or permit any portion of the Premises to be used:

                  (i) in violation of any law, ordinance, order, rule,
regulation, certificate of occupancy or other governmental requirement;

                  (ii) for any disreputable business or purpose; or

                  (iii) in any manner or for any business or purpose that
creates risks of fire or other hazards, or that would in any way violate,
suspend, void or increase the rate of fire or liability or any other insurance
of any kind at any time carried by Landlord upon all or any part of the Premises
or its contents.

Tenant will comply with all laws, ordinances, orders, rules, regulations and
other governmental requirements relating to the use, condition or occupancy of
the Premises, and all rules, orders, regulations and requirements of the board
of fire underwriters or insurance service office, or any other similar body,
having jurisdiction over the building in which the Premises are located.

         7.2 Tenant's Obligations with Respect to Environmental Laws.

                  (i) Tenant and the Premises will remain in compliance with all
applicable federal, state and local laws, statutes, ordinances and regulations
relating to pollution and protection of human health and the environment
(collectively, "Environmental Laws"). All governmental permits relating to the
use or operation of the Premises required by applicable Environmental Laws are
and will remain in effect, and Tenant will comply with them.

                  (ii) Except for Permitted Materials (as defined below), Tenant
will not permit to occur any generation, manufacture, storage, treatment,
release, transportation or disposal of any Hazardous Materials (as that term is
defined below), on, in, under or from the Premises. Tenant will promptly notify
Landlord, in writing, if Tenant has or acquires notice or knowledge that any
Hazardous Material other than Permitted Material has been released, discharged,
disposed of, transported or stored on, in, under or from the Premises; and if
any Hazardous Material other than Permitted Material is found on the Premises
which resulted from, or was caused by, Tenant's use of the Premises on or after
the Commencement Date, Tenant, at its own

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cost and expense, will immediately take such action as is necessary to remediate
or remove the Hazardous Material to the satisfaction of the appropriate
governmental authorities and the reasonable satisfaction of Landlord.

                  (iii) Tenant will immediately notify Landlord and provide
copies upon receipt of all written complaints, claims, citations, demands,
inquiries, reports or notices relating to compliance with or liability under
Environmental Laws. If Tenant's use of the Premises on or after the Commencement
Date has caused such complaints, claims, citations, demands, inquiries, reports
or notices, Tenant will take all reasonable measures to promptly resolve any of
those actions and proceedings to the reasonable satisfaction of Landlord. Tenant
will keep the Premises free of any lien caused by Tenant's use of the Premises
and imposed pursuant to any Environmental Laws.

                  (iv) Landlord will have the right at all reasonable times and
from time to time to conduct environmental audits of the Premises, and Tenant
will cooperate in the conduct of those audits; provided, however, that Landlord
shall not conduct more than one environmental audit per year unless otherwise
required (a) by law or (b) by a purchaser or a lender with respect to a sale,
transfer, refinancing or other similar transaction involving the Premises.
Landlord shall give Tenant not less than five days' notice of Landlord's
intention to conduct an audit and shall make reasonable efforts not to disrupt
Tenant's business during such audits. The audits will be conducted by a
qualified consultant of Landlord's choosing, and if any Hazardous Material other
than Permitted Material is detected or if a material violation of any of the
warranties, representations or covenants of Tenant contained in this Section is
discovered and which results from, is permitted by or is caused by Tenant's use
of the Premises on or after the Commencement Date, the reasonable fees and
expenses of such consultant will be borne by Tenant and will be paid as
additional rent under this Lease within fifteen (15) days of demand by Landlord.

                  (v) Landlord may cause the removal (or other cleanup
reasonably acceptable to Landlord) of any Hazardous Materials other than
Permitted Materials from the Premises. If Tenant fails to comply with any of
Tenant's warranties, representations and covenants contained in this Section
7.2, the reasonable costs of Hazardous Materials removal and any other cleanup
(including transportation and storage costs) which results from or is caused by
Tenant's use of the Premises on or after the Commencement Date will be
additional rent under this Lease, whether or not a court has ordered the
cleanup, and those costs will become due and payable within fifteen (15) days of
demand by Landlord. Tenant will give Landlord, its agents and employees, access
to the Premises to remove or otherwise clean up any such Hazardous Material.
Landlord, however, has no affirmative obligation to remove or otherwise clean up
any Hazardous Material, and this Lease will not be construed as creating any
such obligation.

                  (vi) Tenant agrees to indemnify and hold Landlord and
Landlord's affiliates, shareholders, directors, officers, partners, joint
venturers, employees and agents harmless from, against and in respect of all
losses, liabilities, obligations, penalties, claims, litigation, demands,
defenses, costs, judgments, suits, proceedings, damages, disbursements or
expenses of any kind that may at any time be imposed upon, incurred by or
awarded ("Claims") against Landlord or any of them in connection with:

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                           (1) any Hazardous Materials on, in, under or
affecting all or any portion of the Premises during the Term which results from
or is caused by Tenant's use of the Premises;

                           (2) any misrepresentation, inaccuracy or breach of
any warranty, covenant or agreement contained or referred to in this Section
7.2;

                           (3) any violation by Tenant of any Environmental Law
during the Term which results from, is permitted by or is caused by Tenant's use
of the Premises; or

                           (4) the imposition of any lien for the recovery of
any costs for environmental cleanup or other response costs relating to the
release or threatened release of Hazardous Materials after the Lease Date
arising out of Tenant's use of the Premises.

                  (vii) Landlord agrees to indemnify and hold Tenant and
Tenant's affiliates, shareholders, directors, officers, partners, joint
venturers, employees and agents harmless from, against and in respect of all
Claims against Tenant or any of them in connection with any Hazardous Materials
present at, on, under, in, affecting or released from the Premises prior to the
date of this Lease.

                  (viii) As used in this Lease, the term "Permitted Materials"
means Hazardous Materials that are sold, stored, used, generated, treated,
released, transported or disposed of in the ordinary course of Tenant's business
and in accordance with applicable Environmental Laws.

                  (ix) As used in this Lease, the term "Hazardous Materials"
shall mean and include (1) any hazardous or toxic wastes, materials or
substances, and other pollutants or contaminants, which are or become regulated
by any Environmental Laws; (2) petroleum, petroleum by-products, gasoline,
diesel fuel, crude oil or any fraction thereof; (3) asbestos and asbestos
containing material, in any form, whether friable or non-friable; (4)
polychlorinated biphenyls; (5) radioactive materials; or (6) any other material,
waste or substance displaying toxic, reactive, ignitable or corrosive
characteristics, as all such terms are used in their broadest sense, and are
defined or become defined by any Environmental Law.

         7.3 Right to Contest Laws. Tenant will have the right to contest by
appropriate proceedings diligently conducted in good faith in the name of
Tenant, or, with the prior consent of the Landlord, in the name of Landlord, or
both, without cost or expense to Landlord, the validity or application of any
law, ordinance, order, rule, regulation or legal requirement of any nature. If
compliance with any law, ordinance, order, rule, regulation or requirement may
legally be delayed pending the prosecution of any proceeding, without incurring
any lien, charge or liability of any kind against the Premises, or Tenant's
interest in the Premises, and without subjecting Tenant or Landlord to any
liability, civil or criminal, for failure so to comply, Tenant may delay
compliance until the final determination of the proceeding. Even if a lien,
charge or liability may be incurred by reason of delay, Tenant may contest and
delay, so long as (i) the contest or delay does not subject Landlord to criminal
liability and (ii) Tenant furnishes to Landlord security, reasonably
satisfactory to Landlord, against any loss or injury by reason of any contest or
delay. Landlord will not be required to join any proceedings referred to in this
Section

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unless the provision of any applicable law, rule or regulation at the time in
effect requires that the proceedings be brought by or in the name of Landlord,
or both. In that event Landlord will join the proceedings or permit them to be
brought in its name if Tenant pays all related expenses.

8.       ENCUMBRANCES.

         Tenant shall not, without Landlord's prior written consent, create or
permit to be created or remain, and will promptly discharge, at its expense, any
lien, encumbrance or charge upon the Premises or any part thereof or upon
Tenant's leasehold interest therein, which arises out of the use or occupancy of
the Premises by Tenant or by reason of any labor and material furnished or
claimed to have been furnished to Tenant or by reason of any permitted
construction, addition, alteration, repair or restoration on or of any part of
the Premises. In the event that any such lien shall be recorded against the
Premises, Tenant shall cause such lien to be released or discharged by payment
or bonding within thirty (30) days after actual notice of the recordation
thereof, or if such lien is not so discharged Tenant shall within such time
notify Landlord that Tenant desires in good faith to contest the validity of the
lien and/or the claim on which it is based. If Tenant fails to obtain discharge
and release of such lien, Landlord, after notice to Tenant, may pay and/or
otherwise obtain discharge of such lien, and all expenditures and costs incurred
thereby shall be payable as Additional Rent hereunder within thirty days after
such notice to Tenant. Notwithstanding the above and subject to Section 16,
Tenant shall have the right during the Term to subject Tenant's leasehold
interest in the Leased Premises to one or more mortgages or deeds of trust (a
"Tenant Mortgage"), or to any one or more extensions, modifications or renewals
or replacements of a Tenant Mortgage, if the Tenant Mortgage was entered into
for the purpose of securing a loan from an institutional lender ("Tenant
Mortgagee") to finance or refinance the costs and expenses of constructing any
improvements (and installing equipment and fixtures) and paying costs and fees
relating thereto. Landlord hereby agrees to execute a waiver of encumbrance and
non-disturbance agreement in a form to be mutually agreed upon by Landlord and
NationsCredit Commercial Corporation.

9.       ASSIGNMENTS AND SUBLEASES.

         Without Landlord's prior written consent, which shall not be
unreasonably withheld or delayed, Tenant will not assign, transfer or sublease
this Lease in whole or in part; provided, however, that Tenant, as long as it is
not in default under any of the terms or provisions of this Lease, may, without
Landlord's consent, (i) assign all (but not a portion) of this Lease to a
successor business entity to which Tenant assigns and transfers all or
substantially all of its business assets, (ii) transfer all (but not a portion)
of this Lease to any entity or person that controls, is controlled by, or is
under common control with Tenant (an "Affiliate"), or (iii) transfer all (but
not a portion) of this Lease to any entity or person that is not an Affiliate
and that has a net worth that is equal to or greater than Tenant's.
Notwithstanding such new assignment or transfer, Tenant shall remain liable for
the performance of Tenant's covenants and agreements and the payment of all
amounts owing under this Lease unless the transfer is to a person or entity

                                       9
<PAGE>   13

identified in clause (iii). Any assignment or subletting in violation of this
Section 9 shall be void. In the event of any assignment or subletting, the
assignee or subtenant shall assume all of Tenant's obligations under this Lease
and shall be bound to comply with all of the terms and provisions of this Lease
and Tenant, except in the case of an assignment to a person or entity identified
in clause (iii), and such assignee shall be jointly and severally liable for the
performance of Tenant's covenants and agreements under this Lease. Tenant agrees
to pay to Landlord, within ten days after demand by Landlord, the reasonable
costs and expenses of Landlord in connection with any request by Tenant for
consent to an assignment, transfer or sublease, including reasonable attorney's
fees, whether or not Landlord consents to such assignment, transfer or sublease.
Landlord hereby consents to Tenant entering into a sublease with its wholly
owned subsidiary, Star Guide Corporation.

10.      SIGNS.

         Tenant may install signs on the Premises in accordance with federal,
state and local statutes, laws, ordinances and codes with Landlord's prior
written consent, which consent shall not be unreasonably delayed or withheld.

11.      REPAIRS AND MAINTENANCE.

                  During the Term, Tenant will, at its sole cost and expense,
maintain the Premises and make repairs, restorations and replacements to the
Premises, as and when needed to preserve the Premises in the same good working
order and condition on the date of this Lease. Tenant will also, at its sole
cost and expense, maintain and repair all roadways, driveways, parking areas,
landscaping, sidewalks, fencing, lighting and other similar improvements located
on the Leases Premises, as and when needed to preserve them in the same good
working order and condition as on the date of this Lease. If Tenant fails to
make repairs, restorations or replacements, Landlord may make them at the
expense of Tenant and the expense will be collectible as Additional Rent to be
paid by Tenant within fifteen (15) days after delivery of a statement for the
expense.

12.      ALTERATIONS.

         Tenant will not make any alterations, additions or improvements to the
Premises without Landlord's prior written consent; however, Landlord's prior
written consent will not be necessary for any alteration, addition or
improvement which:

         (i) costs less than $10,000 including labor and materials;

         (ii) does not change the general character of the Premises, or reduce
the fair market value of the Premises below its fair market value prior to the
alteration, addition or improvement;

         (iii) is made with due diligence, in a good and workmanlike manner, and
in compliance with the laws, ordinances, orders, rules, regulations,
certificates of occupancy or other governmental requirements described in
Section 7; and

         (iv) is promptly and fully paid for by Tenant.

         Subject to Tenant's rights in Section 13, all alterations, additions,
fixtures and improvements, whether temporary or permanent in character, made in
or upon the Premises by Tenant, will immediately become Landlord's property and
at the end of the Term will remain on the Premises without compensation to
Tenant.

                                       10
<PAGE>   14

13.      SURRENDER OF PREMISES.

         At the end of this Lease, Tenant will surrender the Premises in the
same condition as of the date of this Lease. If Tenant is not then in default,
Tenant may remove from the Premises any trade fixtures, equipment and movable
furniture placed in the Premises by Tenant, whether or not the trade fixtures or
equipment are fastened to the Premises. Upon request of Landlord, Tenant, at its
expense, shall remove from the Premises any trade fixtures, equipment and
movable furniture placed in the Premises by Tenant. Tenant will not remove any
trade fixtures or equipment without Landlord's prior written consent if the
removal of the fixtures or equipment will impair the structure of the Premises.
Tenant will fully repair any damage occasioned by the removal of any trade
fixtures, equipment, furniture, alterations, additions and improvements. All
trade fixtures, equipment, furniture, alterations, additions and improvements
not so removed will conclusively be deemed to have been abandoned by Tenant and
may be appropriated, sold, stored, destroyed or otherwise disposed of by
Landlord without notice to Tenant or to any other person and without obligation
to account for them.

14.      DAMAGE AND DESTRUCTION.

         (a) If any building or improvements on or other portion of the Premises
shall be damaged by fire or other casualty, Tenant shall give prompt written
notice thereof to Landlord. Landlord shall promptly proceed to determine the
nature and extent of the damage or destruction and to estimate the time
necessary to repair or restore the Premises. As soon as reasonably possible,
Landlord shall give written notice to Tenant stating Landlord's estimate of the
time necessary to repair or restore the Premises ("Notice of Repair"). In case
the Premises shall be so damaged by fire or other casualty that in Landlord's
reasonable opinion, the repair or restoration of the Premises to substantially
the same condition in which it was immediately prior to the happening of the
casualty cannot be completed with the insurance proceeds available therefor
within the remaining term of this Lease using normal construction methods and
without the payment of overtime or other premiums, Landlord and Tenant shall
each have the option to terminate the Lease; provided, however, (i) that Tenant
shall also have an option to terminate this Lease if the estimate of time set
forth in the Notice of Repair is longer than one hundred twenty (120) days after
the date of the Notice of Repair and (ii) that Tenant shall not have the option
to terminate this Lease if the damage or destruction was caused by the willful
misconduct or gross negligence of Tenant or anyone claiming by, through or under
Tenant. The option by either party to terminate this Lease in accordance with
this Section 14(a) shall be given within ten days after the date of the Notice
of Repair. If either party exercises its right to terminate the Lease, the Term
shall expire ten days after the notice by either party exercising its option to
terminate the Lease. Notwithstanding the above, any obligation of Landlord to
cause the Premises to be repaired and restored is subject to any rights of a
holder of a mortgage or deed of trust encumbering any interest of Landlord in
the Premises to such proceeds.

         (b) If the Lease is not terminated in accordance with Section 14(a),
the Lease shall continue in full force and effect, and Landlord shall cause the
Premises to be repaired and restored to the extent of insurance proceeds
available therefor with reasonable diligence. There shall be no liability of
Landlord by reason of any injury to or interference with Tenant's business or
property arising from the making of any repairs, alterations or improvements in
or to any

                                       11
<PAGE>   15

portion of the Premises or in any fixtures, appurtenances or equipment
therein. Tenant understands that Landlord will not carry insurance of any kind
on Tenant's equipment or other property, and Landlord shall not be required to
repair, replace or restore any of Tenant's furniture, furnishings or fixtures
and equipment removable by Tenant or any improvements, alternations or additions
installed by or for the benefit of Tenant under the provisions of this Lease,
which shall be repaired or replaced by Tenant at its own expense.

         (c) The proceeds of any insurance maintained in accordance with Section
6(a) on the Premises, other than casualty insurance maintained by Tenant on
Tenant's personal property, shall be paid to and become the property of
Landlord, subject to any obligation of Landlord to cause the Premises to be
repaired and restored in accordance with this Section 14. Notwithstanding any
payment by Tenant for the cost of insurance premiums for insurance maintained on
behalf of Landlord, Tenant acknowledges that it has no right to receive any
proceeds from any such insurance policy or other policies carried by Landlord
and that such insurance is for the sole benefit of Landlord. Landlord and Tenant
shall cooperate with each other in the collection of any insurance proceeds
which may be payable in the event of any loss, including the execution and
delivery of any proof of loss or other actions required to effect recovery. The
proceeds of any insurance maintained by Landlord on the personal property of
Tenant shall be paid to and become the property of Tenant.

15.      CONDEMNATION.

         If, by exercise of the right of eminent domain or by conveyance made in
response to the threat of the exercise of such right (in either case a
"Taking"), all of the Premises are taken, or if so much of the Premises are
taken that the Premises (even if the restorations described in Section 14 were
to be made) cannot be used by Tenant for the purposes for which they were used
immediately before the Taking, this Lease will end on the earlier of the vesting
of title to the Premises in the condemning authority or the taking of possession
of the Premises by the condemning authority (in either case the "Ending Date").
If this Lease ends according to this Section 15, prepaid rent will be
appropriately prorated to the Ending Date. If part of the Leased Property are
taken or conveyed without substantially interfering with Tenant's use of the
Premises, this Lease shall not terminate but shall remain in full force and
effect as to the part not taken or conveyed and the Rent to be paid by Tenant
during the remainder of the Term shall be reduced to reflect the impact of such
taking on Tenant.

16.      SUBORDINATION.

         16.1 General. This Lease and Tenant's rights under this Lease are
subject and subordinate to any first mortgage, first deed of trust or other
first lien, encumbrance or indenture, together with any renewals, extensions,
modifications, consolidations and replacements of them, which now or at any
subsequent time affect the Premises, any interest of Landlord in the Premises or
Landlord's interest in this Lease and the estate created by this Lease (except
to the extent that any such instrument expressly provides that this Lease is
superior to it). Any Tenant Mortgage and the rights thereunder are subject and
subordinate to any mortgage, deed of trust or other lien, encumbrance or
indenture, together with any renewals, extensions, modifications, consolidations
and replacements of them, which now or at any subsequent time affect the

                                       12
<PAGE>   16

Premises, any interest of Landlord in the Premises or Landlord's interest in
this Lease and the estate created by this Lease. This Section 16.1 will be
self-operative and no further instrument of subordination will be required in
order to effect it. Nevertheless, Tenant shall or shall cause Tenant Mortgagee
to execute, acknowledge and deliver to Landlord, at any time and from time to
time, upon demand by Landlord, any documents as may be reasonably requested by
Landlord, or any mortgagee or any holder of a deed of trust or other instrument
described in this Section 16, to confirm or effect the subordination.

         16.2 Attornment and Non-Disturbance If any holder of any mortgage,
indenture, deed of trust or other similar instrument described in Section 16.1
succeeds to Landlord's interest in the Premises, Tenant will, upon request of
anyone so succeeding to the interest of Landlord, automatically become the
Tenant of, and attorn to, the successor in interest without change in this
Lease. The successor in interest will not be bound by any claim against Landlord
arising prior to the date on which the successor succeeded to Landlord's
interest. Upon request by the successor in interest, Tenant will execute,
acknowledge and deliver an instrument or instruments confirming the attornment,
provided such instrument provides that the successor in interest will not
disturb Tenant in its use of the Premises in accordance with this Lease.

17.      LANDLORD'S ACCESS.

         Landlord, its agents, employees and contractors, may enter the Premises
at any time in response to an emergency and, otherwise, upon reasonable prior
notice and at reasonable hours to (a) inspect the Premises, (b) determine
whether Tenant is complying with its obligations in this Lease, (c) supply any
other service which this Lease requires Landlord to provide, (d) post notices of
nonresponsibility or similar notices, or (e) make repairs which this Lease
requires Landlord to make.

                                       13
<PAGE>   17

18.      INDEMNIFICATION AND NON-LIABILITY.

         18.1 Indemnification by Tenant. Tenant will indemnify and hold Landlord
and Landlord's affiliates, members, officers, directors, shareholders, partners,
joint venturers, agents and employees, harmless from, against and in respect of
any and all demands, claims, causes of action, fines, penalties, damages
(including consequential damages), losses, liabilities, judgments and expenses
(including without limitation reasonable attorneys' fees and court costs)
incurred on or after the Commencement Date in connection with or arising from
(i) the use of the Premises by Tenant or any person claiming under Tenant; (ii)
any activity, work or thing done or permitted or suffered by Tenant in or about
the Premises; (iii) any acts, omissions or negligence of Tenant, any person
claiming under Tenant, or any of Tenant's Agents; (iv) any breach, violation or
nonperformance by Tenant, any person claiming under Tenant, or any of Tenant's
Agents of any term, covenant or provision of this Lease or any law, ordinance or
governmental requirement of any kind; or (v) any injury or damage to the person,
property or business of Tenant or any of Tenant's Agents or any other person
entering upon the Premises under the express or implied invitation of Tenant,
except to the extent the same is caused by or results from the gross negligence
or willful act of Landlord or any of Landlord's Agents.

         18.2 Indemnification by Landlord. Landlord will indemnify and hold
Tenant and Tenant's affiliates, members, officers, directors, shareholders,
partners, joint venturers, agents and employees harmless from, against and in
respect of any and all demands, claims, causes of action, fines, penalties,
damages (including consequential damages), losses, liabilities, judgments and
expenses (including without limitation reasonable attorneys' fees and court
costs) incurred in connection with or arising from any injury or damage to the
person, property or business of Tenant or any of Tenant's Agents or any other
person entering upon the Premises or under the express or implied invitation of
Tenant that is caused by or results from the gross negligence or willful act of
Landlord or any of Landlord's Agents.

         18.3 Non-Liability. Tenant agrees that Landlord and Landlord's Agents
will not be liable for any loss, injury, death or damage (including
consequential damages) to persons, property or Tenant's business occasioned on
or after the Commencement Date by theft; act of God; public enemy; injunction;
riot; strike; insurrection; war; court order; requisition; order of governmental
body or authority; fire; explosion; falling objects; steam, water, rain or snow;
leak or flow of water (including water from the elevator system), rain or snow
from the Premises or into the Premises or from the roof, street, subsurface or
from any other place, or by dampness, or from the breakage, leakage, obstruction
or other defects of the pipes, sprinklers, wires, appliances, plumbing, air
conditioning or lighting fixtures of the Premises; or from construction, repair
or alteration of the Premises or from any acts or omissions of any visitor of
the Premises, or from any cause beyond Landlord's control, except as the same is
caused by or results from the gross negligence or willful act of Landlord or any
of Landlord's Agents.

                                       14
<PAGE>   18

19.      COVENANT OF QUIET ENJOYMENT.

         So long as Tenant pays the Rent and performs all of its obligations
under the terms and conditions of this Lease, Tenant's possession of the
Premises will not be disturbed by Landlord, or anyone claiming by, through or
under Landlord, or by the holders of the mortgages described in Section 16.

20.      ARBITRATION.

         Any controversy or claim arising out of or relating to this Lease or
the formation, breach or interpretation hereof, will be settled by arbitration
before one arbitrator in accordance with the Commercial Arbitration Rules of the
American Arbitration Association in Denver, Colorado. Judgment upon the award
rendered by the arbitration may be entered and enforced in the court with
jurisdiction over the appropriate party. All controversies not subject to
arbitration or contesting any arbitration will be litigated in the federal or
state courts sitting in Denver, Colorado (and each of the parties hereto hereby
consent to the exclusive jurisdiction of such courts and waive any objections
thereto).

21.      DEFAULT.

         21.1 Cure. If Tenant fails to pay when due amounts payable under this
Lease or to perform any of its other obligations under this Lease within the
time permitted for its performance, then Landlord, after ten (10) days' written
notice to Tenant and without waiving any of its rights under this Lease, may
(but will not be required to) pay the amount or perform the obligation. All
amounts so paid by Landlord and all costs and expenses incurred by Landlord in
connection with the performance of any obligations (together with interest at
the rate of ten percent (10%) per annum from the date of Landlord's payment of
the amount or incurring of each cost or expense until the date of full repayment
by Tenant) will be payable by Tenant to Landlord on demand. In the proof of any
damages that Landlord may claim against Tenant arising out of Tenant's failure
to maintain insurance, Landlord will not be limited to the amount of the unpaid
insurance premium but will also be entitled to recover as damages for the breach
the amount of any uninsured loss (to the extent of any deficiency in the
insurance required by the provisions of this Lease), damages, costs and expenses
of suit, including reasonable attorneys' fees, arising out of damage to, or
destruction of, the Premises occurring during any period for which Tenant has
failed to provide the insurance.

         21.2 Events of Default. The following occurrences are "Events of
Default" hereunder:

                  (i) Tenant defaults in the due and punctual payment of Rent,
and the default continues for ten (10) days following written notice to Tenant;
however, Tenant will not be entitled to more than two (2) notices for default in
payment of Rent during any lease year, and if, within such lease year after any
such notices have previously been given, any Rent is not paid when due, an event
of default will have occurred without further notice;

                  (ii) Tenant vacates or abandons the Premises;

                                       15
<PAGE>   19

                  (iii) this Lease or the Premises or any part of the Premises
is taken upon execution or by other process of law directed against Tenant, or
is taken upon or subjected to any attachments by any creditor of Tenant or
claimant against Tenant, and the attachment is not discharged within fifteen
(15) days after its levy;

                  (iv) Tenant files a petition in bankruptcy or insolvency or
for reorganization or arrangement under the bankruptcy laws of the United States
or under any insolvency act of any state, or is dissolved or makes an assignment
for the benefit of creditors;

                  (v) involuntary proceedings under any bankruptcy laws or
insolvency act or for the dissolution of Tenant are instituted against Tenant,
or a receiver or trustee is appointed for all or substantially all of Tenant's
property, and the proceeding is not dismissed or the receivership or trusteeship
is not vacated within sixty (60) days after institution or appointment; or

                  (vi) Tenant breaches any of the other agreements, terms,
covenants or conditions that this Lease requires Tenant to perform, and the
breach continues for a period of ten (10) days after notice by Landlord to
Tenant.

         21.3 Remedies. If any one or more Events of Default set forth in
Section 21.2 occurs and is not cured in accordance with it terms, then Landlord
may, at its election, either:

                  (i) give Tenant written notice of its intention to terminate
this Lease on the date of the notice or on any later date specified in the
notice, and, on the date specified in the notice, Tenant's right to possession
of the Premises will cease and the Lease will be terminated, except as to
Tenant's liability set forth in this Section 21.3(i), as if the date fixed in
the notice were the end of the Term. If this Lease is terminated pursuant to the
provisions of this Section 21.3(i), Tenant will remain liable to Landlord for
damages in an amount equal to the Rent and other sums that would have been owing
by Tenant under this Lease for the balance of the Term if this Lease had not
been terminated, less the net proceeds, if any, of any reletting of the Premises
by Landlord subsequent to the termination, after deducting all Landlord's
expenses in connection with reletting, including without limitation the expenses
set forth in Section 21.3(ii). Landlord will be entitled to collect damages from
Tenant monthly on the date on which the Rent and other amounts would have been
payable under this Lease if it had not been terminated, and Landlord will be
entitled to receive damages from Tenant on such dates; or

                  (ii) re-enter and take possession of the Premises or any part
of the Premises; expel the Tenant from the Premises and those claiming through
or under Tenant; and remove the effects of both or either, without being deemed
guilty of any manner of trespass and without prejudice to any remedies for
arrears of rent or preceding breach of covenants or conditions. If Landlord
elects to re-enter the Premises as provided in this Section 21.3(ii) and take
possession of the Premises pursuant to legal proceedings or pursuant to any
notice provided by law, Landlord may, from time to time, without terminating
this Lease, relet the Premises or any part of the Premises, in Landlord's or
Tenant's name but for the account of Tenant, for the term or terms (which may be
greater or less than the period which would otherwise have constituted the
balance of the Term) and on such terms and conditions (which may include
reasonable

                                       16
<PAGE>   20

concessions of free rent and the alteration and repair of the Premises
consistent with the then prevailing market) as Landlord, in its reasonable
discretion, may determine; provided, however, in calculating the amount due from
Tenant hereunder, Tenant shall only be obligated to pay the costs and expenses
associated with the concession of free rent for a two-month period and the costs
and expenses associated with a concession of free rent beyond such two-month
period shall be the responsibility of the Landlord. Landlord may collect and
receive the Rent for the Premises. No re-entry or taking possession of the
Premises by Landlord will be construed as an election on Landlord's part to
terminate this Lease unless a written notice of the intention is given to
Tenant. No notice from Landlord under this Lease or under a forcible entry and
detainer statute or similar law will constitute an election by Landlord to
terminate this Lease unless the notice specifically says so. Landlord reserves
the right following any re-entry or reletting, or both, to exercise its right to
terminate this Lease by giving Tenant written notice, and in that event the
Lease will terminate as specified in the notice. If Landlord elects to take
possession of the Premises according to this Section 21.3(ii) without
terminating the Lease, Tenant will pay Landlord the Rent and other sums which
would be payable under this Lease if the repossession had not occurred, less the
net proceeds, if any, of any reletting of the Premises after deducting all of
Landlord's reasonable expenses incurred in connection with the reletting,
including without limitation all repossession costs, brokerage commissions,
legal expenses, attorneys' fees, expenses of employees, alteration, remodeling
and repair costs, and expenses of preparation for the reletting. Tenant will pay
the amounts to Landlord monthly on the dates on which the rent and all other
amounts owing under this Lease would have been payable if possession had not
been retaken, and Landlord will be entitled to receive the rent and other
amounts from Tenant on such dates.

22.      HOLDING OVER.

         If Tenant remains in possession of the Premises after the end of this
Lease, Tenant will occupy the Premises as a Tenant from month to month, subject
to all conditions, provisions and obligations of this Lease in effect on the
last day of the Term, provided, however, Rent shall be increased to 125% of the
existing Rent at the end of the Term.

23.      ESTOPPEL CERTIFICATES.

         Within no more than ten (10) days after written request by Landlord but
no more frequently than one (1) times during each twelve-month period of the
Term unless otherwise required by (a) law or (b) a purchaser or a lender with
respect to a sale, transfer, refinancing or other similar transaction, Tenant
will execute, acknowledge and deliver to Landlord a certificate stating:

                  (i) that this Lease is unmodified and in full force and
effect, or, if the Lease is modified, the way in which it is modified,
accompanied by a copy of the modification agreement;

                  (ii) the date to which rental and other sums payable under
this Lease have been paid;

                                       17
<PAGE>   21

                  (iii) that no notice has been received by Tenant of any
default which has not been cured, or, if the default has not been cured, what
Tenant intends to do in order to effect the cure, and when it will do so;

                  (iv) that Tenant has accepted and occupied the Premises;

                  (v) that Tenant has no claim or offset against Landlord, or,
if it does, stating the nature of the claim or offset; and

                  (vi) other matters as may be reasonably requested by Landlord.

Any certificate may be relied upon by any prospective purchaser of the Premises
and any prospective mortgagee or beneficiary under any deed of trust or mortgage
encumbering the Premises. If Landlord submits a completed certificate to Tenant,
and if Tenant fails to object to its contents within ten (10) days after its
receipt of the completed certificate, the matters stated in the certificate will
conclusively be deemed to be correct.

24.      NO WAIVER.

         No waiver of any condition or agreement in this Lease by either
Landlord or Tenant will imply or constitute a further waiver by such party of
the same or any other condition or agreement. No act or thing done by Landlord
or Landlord's employees or agents during the Term will be deemed an acceptance
of a surrender of the Premises and no agreement to accept the surrender will be
valid unless in writing signed by Landlord. The delivery of Tenant's keys to any
employee or agent of Landlord will not constitute a termination of this Lease
unless Landlord has entered into a written agreement to that effect. No payment
by Tenant, or receipt from Landlord, of a lesser amount than the Rent or other
charges stipulated in this Lease will be deemed to be anything other than a
payment on account of the earliest stipulated Rent. No endorsement or statement
on any check or any letter accompanying any check or payment as Rent will be
deemed an accord and satisfaction. Landlord will accept the check for payment
without prejudice to Landlord's right to recover the balance of the Rent or to
pursue any other remedy available to Landlord. If this Lease is assigned, or if
the Premises or any part of the Premises are sublet or occupied by anyone other
than Tenant, Landlord may collect Rent from the assignee, subtenant or occupant
and apply the net amount collected to the Rent reserved in this Lease. No
collection will be deemed a waiver of the covenant in this Lease against
assignment and subletting; the acceptance of the assignee, subtenant or occupant
as Tenant; or a release of Tenant from the complete performance by Tenant of its
covenants in this Lease.

25.      MISCELLANEOUS.

         25.1 Authority. If Tenant signs this Lease as a corporation, each of
the persons executing this Lease on behalf of Tenant warrants to Landlord that
Tenant is a duly authorized and existing corporation, that Tenant is qualified
to do business in the state in which the Premises are located, that Tenant has
full right and authority to enter into this Lease, and that each and every
person signing on behalf of Tenant is authorized to do so. Upon Landlord's
request, Tenant will provide evidence satisfactory to Landlord confirming these
representations.

                                       18
<PAGE>   22

         25.2 Force Majeure.

         Anything in this Lease to the contrary notwithstanding, providing such
cause is not due to the willful act or neglect of Landlord, Landlord shall not
be deemed in default with respect to the performance of any of terms, covenants
and conditions of this Lease if the same shall be due to any strike, lockout,
civil commotion, war-like operation, invasion, rebellion, hostilities, military
or usurped power, sabotage, governmental regulations, controls, restrictions or
delays, inability to obtain any materials, services, zoning, Project permits,
Acts of God, fire or other unavoidable casualty, earthquake, floods, explosions,
actions of the elements, extreme weather conditions, undue precipitation, other
weather conditions, delays caused by Tenant or other cause beyond the reasonable
control of Landlord.

         25.3 Memorandum of Lease.

         Upon mutual consent of the parties hereto, this Lease or a memorandum
hereof may be recorded by the parties.

         25.4 Limitation on Liability.

         Notwithstanding anything to the contrary herein, Landlord's liability
under the Lease shall be limited to Landlord's interest in the Building.

         25.5 Notices. Any notice, request, demand, consent, approval or other
communication required or permitted under this Lease will be written and will be
deemed to have been given (i) when personally delivered, or (ii) on the third
day after it is deposited in any depository regularly maintained by the United
States postal service, postage prepaid, certified or registered mail, return
receipt requested, addressed to:

         If to Landlord:            5000 Independence Street
                                    Arvada, Colorado  80002
                                    Attention: Eric Pollock
                                    Telecopy:
                                             ----------------

         With a copy to:            Hogan and Hartson, L.L.P.
                                    1200 17th Street
                                    Suite 1500
                                    Denver, Colorado 80202
                                    Attention: Douglas A. Pluss
                                    Telecopy: (303) 899-7333

                                       19
<PAGE>   23

         If to Tenant:              5000 Independence Street
                                    Arvada, Colorado  80002
                                    Attention: Steve Neumann
                                    Telecopy:
                                             ----------------

         With a copy to:

                                    -------------------------
                                    -------------------------
                                    -------------------------
                                    Attention:
                                              ---------------
                                    Telecopy:
                                             ----------------

Either Landlord or Tenant may change its address or addressee for purposes of
this Section by giving ten (10) days prior notice according to this Section. Any
notice from Landlord to Tenant will be deemed to have been given if delivered to
the Premises, addressed to Tenant, whether or not Tenant has vacated or
abandoned the Premises.

         25.6 Attorneys' Fees. If Landlord and Tenant litigate any provision of
this Lease or the subject matter of this Lease, the unsuccessful litigant will
pay to the successful litigant all costs and expenses, including reasonable
attorneys' fees and court costs, incurred by the successful litigation at trial
and on any appeal. If, without fault, either Landlord or Tenant is made a party
to any litigation instituted by or against the other, the other will indemnify
the faultless one against all loss, liability and expense, including reasonable
attorneys' fees and court costs, incurred by it in connection with the
litigation.

         25.7 Binding Effect. This Lease will inure to the benefit of, and will
be binding upon, Landlord's successors and assigns. This Lease will inure to the
benefit of, and will be binding upon, the Tenant's successors and assigns so
long as the succession or assignment is permitted by Section 9.

         25.8 Headings; Meaning of Words; Entire Agreement. The headings used in
this Lease are inserted for convenience and are not to be considered in the
construction of the provisions of this Lease. The word "Landlord" means only the
owner of the Premises from time to time, and, in the event of any sale or
conveyance of the Premises, the Landlord shall be released from all covenants,
agreements and conditions as Landlord hereunder and without further agreement
between the parties, the purchaser or other transferee of the Premises shall be
deemed to have assumed all covenants, agreements and conditions of Landlord
hereunder.

         25.9 Severability. The invalidity or unenforceability of any provision
of this Lease shall not effect or impair the validity of any other provision.
The laws of the state in which the Project is located shall govern the
interpretation, validity, performance and enforcement of this Lease.

         25.10 Entire Agreement. This Lease, any exhibits hereto, and the
Purchase Agreement constitute the entire agreement of the parties with respect
to the Premises and all prior understandings and agreements are hereby
superseded. This Lease may not be amended or modified except by agreement in
writing signed by both parties.

                                       20
<PAGE>   24

         25.11 Governing Law. This Lease shall be governed, construed and
enforced with the Laws of the State of Colorado, without regard to conflicts of
law principles.

            [The remainder of this page was intentionally left blank]

                                       21
<PAGE>   25

         Landlord and Tenant have executed this Lease as of the date first
written above.

         LANDLORD:

         5000 INDEPENDENCE STREET LLC, a Colorado
         Limited Liability Company

         By: /s/ DAVID POLLOCK
            -----------------------------------
         Name: David Pollock
              ---------------------------------
         Its: Manager
             ----------------------------------

         TENANT:

         MEDICAL DEVICE MANUFACTURING, INC., a Colorado
         corporation

         By: /s/ BRUCE L. ROGERS
            -----------------------------------
         Name: Bruce L. Rogers
              ---------------------------------
         Its: Vice President
             ----------------------------------

                                       22<PAGE>   1
                                                                   EXHIBIT 10.23

                                 LEASE AGREEMENT

                                     BETWEEN

                                   IMAGE, L.C.
                                  ("LANDLORD")

                                       AND

                       MEDICAL DEVICE MANUFACTURING, INC.
                                   ("TENANT")

                             200 S. YORKSHIRE STREET
                              SALEM, VIRGINIA 24153

                                JANUARY 11, 2000

<PAGE>   2

                                TABLE OF CONTENTS

<TABLE>
<S>     <C>       <C>                                                                                           <C>
1.       TERM.....................................................................................................1
2.       RENT.....................................................................................................1
         2.1      Base Rent.......................................................................................1
         2.2      Adjustment to Base Rent.........................................................................2
         2.3      Additional Rent.................................................................................3
         2.4      Net Lease.......................................................................................3
         2.5      Tenant Purchase Option..........................................................................3
3.       LANDLORD'S TITLE; CONDITION OF PREMISES..................................................................4
4.       TAXES....................................................................................................4
         4.1      Obligation for Payment..........................................................................4
         4.2      Taxes for Period Other Than Term................................................................4
         4.3      Other Impositions...............................................................................4
5.       UTILITIES................................................................................................4
6.       INSURANCE................................................................................................5
         6.1      "All-Risk" Coverage.............................................................................5
         6.2      General Liability...............................................................................5
         6.3      Additional Insureds.............................................................................5
         6.4      Waiver..........................................................................................5
7.       TENANT'S OBLIGATIONS.....................................................................................6
         7.1      Use of the Premises.............................................................................6
         7.2      Tenant's Obligations with Respect to Environmental Laws.........................................6
         7.3      Right to Contest Laws...........................................................................8
8.       ENCUMBRANCES.............................................................................................8
9.       ASSIGNMENTS AND SUBLEASES................................................................................9
10.      SIGNS....................................................................................................9
11.      REPAIRS AND MAINTENANCE..................................................................................9
12.      ALTERATIONS.............................................................................................10
13.      SURRENDER OF PREMISES...................................................................................10
14.      DAMAGE AND DESTRUCTION..................................................................................10
15.      CONDEMNATION............................................................................................11
16.      SUBORDINATION...........................................................................................12
         16.1     General........................................................................................12
         16.2     Attornment and Non-Disturbance.................................................................12
17.      LANDLORD'S ACCESS.......................................................................................12
18.      INDEMNIFICATION AND NON-LIABILITY.......................................................................13
         18.1     Indemnification by Tenant......................................................................13
         18.2     Indemnification by Landlord....................................................................13
         18.3     Non-Liability..................................................................................13
19.      COVENANT OF QUIET ENJOYMENT.............................................................................13
20.      ARBITRATION.............................................................................................14
21.      DEFAULT.................................................................................................14
         21.1     Cure...........................................................................................14
</TABLE>

                                      -1-

<PAGE>   3

<TABLE>
<S>     <C>       <C>                                                                                           <C>
         21.2     Events of Default..............................................................................14
         21.3     Remedies.......................................................................................15
22.      HOLDING OVER............................................................................................15
23.      NO WAIVER...............................................................................................15
24.      MISCELLANEOUS...........................................................................................16
         24.1     Authority......................................................................................16
         24.2     Force Majeure..................................................................................16
         24.3     Memorandum of Lease............................................................................16
         24.4     Notices........................................................................................16
         24.5     Attorneys' Fees................................................................................18
         24.6     Binding Effect.................................................................................18
         24.7     Headings; Meaning of Words; Entire Agreement...................................................18
         24.8     Severability...................................................................................18
         24.9     Entire Agreement...............................................................................18
         24.10    Governing Law..................................................................................18
</TABLE>

                                      -2-

<PAGE>   4

                                 LEASE AGREEMENT

                  This lease agreement (this "Lease"), is made and entered into
this 11th day of January, 2000, by and between Image, L.C., a Virginia limited
liability company (the "Landlord"), and Medical Device Manufacturing, Inc., a
Colorado corporation ("Tenant").

                                    RECITALS

         A. Tenant, Noble-Met, Ltd., a Virginia corporation (the "Company"),
John R. Freeland, Michael S. Miller, Frank N. Page, John R. Trinchere, Thomas F.
Lemker, Roger C. Dickinson and the Miller 1998 Trust have entered into a Share
Purchase Agreement dated December 22, 1999 (the "Purchase Agreement"), pursuant
to which Medical Device Manufacturing, Inc. agreed to purchase all of the
outstanding stock of the Company, for the consideration stated therein.

         B. The Company has operated its business for the manufacture and sale
of precision wire parts and assemblies for medical devices on the real property,
including the appurtenances and existing improvements and facility thereon, more
commonly known as 200 S. Yorkshire Street, Salem, Virginia and further described
on Schedule A attached hereto (the "Premises"), and Tenant would like to
continue to use the Premises for the operation of the Company.

         C. Landlord owns the Premises and desires to lease the Premises to
Tenant for the operation of the Company.

                                   AGREEMENTS

         In consideration of the mutual covenants contained herein, Landlord
hereby leases to Tenant, and Tenant hereby rents from Landlord the Premises.
This Lease is made upon the following terms, covenants and conditions:

1.       TERM.

         The term of this Lease (the "Term") will be six (6) years, commencing
on the date of this Agreement (the "Commencement Date"), and expiring at 12
o'clock midnight upon the last day of the month in which the sixth anniversary
of the Commencement Date occurs, unless sooner terminated as provided herein.
Upon written notice to Landlord at least three (3) months prior to the
commencement of any Renewal Term (as defined below), Tenant shall have the
option to renew this Lease on two separate occasions, each time for a three (3)
year period after the expiration of the Initial Term or any Renewal Term (each a
"Renewal Term") upon the same terms and conditions hereunder. The Initial Term
and any Renewal Terms are collectively referred to herein as the "Term."

2.       RENT.

         2.1 Base Rent. Throughout the Term, Tenant will pay as rent for the
Premises the base annual rent (the "Base Rent") as provided in this Section 2.
Base Rent will be payable in

<PAGE>   5

equal monthly installments on or before the first day of each month, in full,
without deduction, abatement or setoff, at the address specified for Landlord in
Section 25.5 or such other address as Landlord designates. The first monthly
payment will be made concurrently with the execution of this Agreement. Rent for
any partial month during the Term will be prorated on a per diem basis.

         2.2 Adjustment to Base Rent. The Base Rent for the Initial Term will be
$324,996 per year.

                  (i) The Base Rent for the fifth year of the Initial Term will
be adjusted effective as of the first day of the fifth lease year (the "Market
Commencement Date") to an amount equal to the fair market rental rate for the
Premises on the Market Commencement Date. If Landlord and Tenant are unable to
agree upon the fair market rental rate for the fifth year within ninety (90)
days prior to the commencement of such fifth lease year, then the fair market
rental rate of the Premises will be determined by a qualified appraiser mutually
selected by Landlord and Tenant or, if Landlord and Tenant are unable to agree
upon an appraiser within seventy-five (75) days prior to the commencement date
of the fifth lease year, it will be determined by a qualified appraiser selected
by two (2) appraisers, one (1) of which Tenant shall designate and the other of
which Landlord shall designate at least sixty (60) days prior to the
commencement of such fifth lease year. If Tenant elects to renew this lease for
the second Renewal Term, the Base Rent effective as of the first day of the
tenth year of the Term will be adjusted in accordance with the procedure set
forth in this subparagraph (i).

                  (ii) Each year of the Initial Term after the fifth lease year
of the Initial Term and each year of the first Renewal Term (if applicable) the
Base Rent will be adjusted effective as of the first date of the new lease year
to an amount equal to the Base Rent payable for the fifth year of the Term
multiplied by the Percentage Increase; provided, however, that the adjusted Base
Rent for any year after the fifth year of the Term (a) will not be less than the
Base Rent for the prior year and (b) will not be increased by more than fifteen
percent (15%) of the Base Rent for the prior year.

                  (iii) In the event Tenant elects to enter into a second
Renewal Term, the Base Rent for the second and third years of the second Renewal
Term (if applicable) will be adjusted effective as of the first date of the new
lease year to an amount equal to the Base Rent for the tenth year of the Term
multiplied by the Percentage Increase; provided, however, that the adjusted Base
Rent for any year after the tenth year of the Term (a) will not be less than the
Base Rent for the prior year and (b) will not be increased by more than fifteen
percent (15%) of the Base Rent for the prior year.

                  (iv) "Percentage Increase" means a fraction, the numerator of
which is the Index on the first day of the applicable lease year less the Index
on the Market Commencement Date and the denominator of which is the Index on the
Market Commencement Date. "Index" means the Consumer Price Index for all Urban
Consumers, All Items Index (1982-84 = 100), as published by the United States
Department of Labor, Bureau of Labor Statistics or such successor index
appropriately adjusted that substantially utilizes the same items. If the Index
ceases to use the 1982-84 average of 100 as the basis of calculation, or if a
substantial change is made in the

                                       2
<PAGE>   6

terms and number of the items composing the Index, the Index will be adjusted to
reflect what would have resulted had the change in the manner of computing the
Index not been altered.

         2.3 Additional Rent. All charges, costs, expenses and taxes which
Tenant assumes or agrees to pay under any provision of this Lease will
constitute "Additional Rent." For purposes of this Agreement, Base Rent and
Additional Rent are sometimes referred to herein as "Rent."

         2.4 Net Lease. This Lease is a net lease and it is the intention of the
parties that, except as otherwise provided or limited by the specific provisions
of this Lease, Tenant will be responsible for all costs, taxes and expenses
related to the ownership, maintenance, repair and operation of the Premises and
all improvements located thereon and incurred or accrued during the Term.

         2.5 Tenant Purchase Option. Throughout the Term and at any time during
the Term, Tenant shall have the option to purchase the Premises for an amount
equal to the fair market value of the Premises. Tenant shall provide Landlord
written notice of its intention to purchase the Premises. If, within fifteen
(15) days after deliver of such notice, Landlord and Tenant are unable to agree
upon the fair market value for the Premises, then the fair market value of the
Premises will be determined by a qualified appraiser mutually selected by
Landlord and Tenant or, if Landlord and Tenant are unable to agree upon an
appraiser within thirty (30) days after Tenant delivers notice of its intention
to purchase the Premises, fair market value of the Premises will be determined
by a qualified appraiser selected by two (2) appraisers, one (1) of which Tenant
shall designate and the other of which Landlord shall designate not more than
forty-five (45) days after Tenant delivers notice of its intention to purchase
the Premises. The fair market value as so determined shall be fixed and binding
upon the parties and the cost of the appraiser(s) shall be shared equally by
Landlord and Tenant. Promptly after determination of the fair market value,
Tenant shall pay the purchase price to Landlord, in immediately available funds,
and Landlord shall execute, acknowledge and deliver to Tenant a general warranty
deed conveying marketable title in fee simple to the Property. The cost of
obtaining title insurance shall be paid by Landlord and all other costs and
expenses payable or incurred in connection with closing shall be paid in
accordance with the customary procedures for paying such costs and expenses in
Salem, Virginia at the time of such closing. If Tenant is in default at the time
of closing, Tenant shall, at closing, cure such default(s) or provide Landlord
with reasonable assurances acceptable to Lender that such default(s) will be
cured or that Lender will be indemnified against reasonable damages arising from
such default(s). Notwithstanding the foregoing, if the fair market value of the
Premises is determined to be less than the principal amount of Landlord's first
mortgage on the Premises on the Commencement Date (which such mortgage shall be
amortized and paid in accordance with its terms and shall not be used to
facilitate additional borrowing by Landlord) then Tenant shall not be entitled
to the purchase option hereunder unless Tenant increases the purchase price for
the Premises to an amount equal to the unpaid principal balance of the mortgage.

                                       3
<PAGE>   7

3.       LANDLORD'S TITLE; CONDITION OF PREMISES.

                  Landlord represents that it is the owner and holder of
indefeasible fee title to the Premises, subject only to those matters set forth
on the title commitment of even date herewith from Investors Title Insurance
Company. As of the Commencement Date, the Premises are in good working order and
condition and comply in all material respects with all laws, ordinances, orders,
rules, regulations and certificates of occupancy relating to the use, condition
or occupancy of the Premises.

4.       TAXES.

         4.1 Obligation for Payment. Tenant shall be liable for, and shall,
during the Initial Term or any Renewal Term, as applicable, reimburse to
Landlord promptly upon receipt of statement therefore, all real property taxes
and assessments assessed against or attributable to the Leased Premises. Tenant
shall also be liable for and shall pay and discharge promptly as the same become
due during the Initial Term or any Renewal Term, as applicable, all personal
property taxes, assessments, license taxes and other charges imposed, assessed
or levied upon the equipment and other personal property of any kind installed
or located on the Leased Premises and all other taxes, charges, fees and
payments imposed, assessed or levied in connection with Tenant's use, occupancy
or possession of the Leased Premises.

         4.2 Taxes for Period Other Than Term Any tax, including taxes that have
been paid by installment payments, relating to a fiscal period of the taxing
authority, a part of which period is included within the Term and a part of
which is included in a period of time after the Term, whether or not such tax or
installments are assessed, levied, confirmed, imposed upon or in respect of, or
become a lien upon the Premises, or become payable, during the Term, will be
adjusted between Landlord and Tenant as of the end of the Term, so that Tenant
will pay that portion of the tax or installment which the part of the fiscal
period included in the Term bears to the fiscal period, and Landlord will pay
the remainder.

         4.3 Other Impositions. Tenant will not be obligated to pay local, state
or federal income taxes assessed against Landlord or any other taxes or
governmental charges or impositions not specifically identified in Section 4.1.

5.       UTILITIES.

         Tenant, will, on a timely basis and at its sole expense pay the
appropriate suppliers for all water, sewer, gas, electricity, light, heat,
telephone, power and other utilities and communications services required for
the operation of or furnished to or consumed on the Premises during the Term,
whether or not the services are billed directly to Tenant. Landlord shall
deliver to Tenant copies of utility invoices billed directly to Landlord for the
Premises promptly after Landlord's receipt thereof. Tenant will also procure, or
cause to be procured, without cost to Landlord, any and all necessary permits,
licenses or other authorizations required for the lawful and proper installation
and maintenance upon the Premises of wires, pipes, conduits, tubes and other
equipment and appliances for use in supplying any of the services to and upon
the Premises.

                                       4
<PAGE>   8

Landlord, upon reasonable request of Tenant, and at the sole expense and
liability of Tenant, will join with Tenant in any application required for
obtaining or continuing any of the services.

6.       INSURANCE.

         6.1 "All-Risk" Coverage. Tenant will, at its sole expense, obtain and
keep in force, during the Term, "all-risk" coverage insurance in the customary
form in the Salem, Virginia area for buildings and improvements of similar
character, on all improvements now or after this date located in or appurtenant
to the Premises. The amount of the insurance shall be equal to one hundred
percent (100%) of the then actual replacement cost of the existing improvements.

         6.2 General Liability. Tenant will, at its sole expense, obtain and
keep in force during the Term commercial general liability insurance with a
combined single limit of not less than Two Million and No/100 Dollars
($2,000,000.00) for injury to or death of any one person, for injury to or death
of any number of persons in one occurrence, and for damage to property, insuring
against any and all liability of Landlord and Tenant with respect to the
Premises or arising out of Tenant's maintenance or use of the Premises,
including without limitation coverage for contractual liability, broad form
property damage and non-owned automobile liability. The insurance will insure
the performance by Tenant of the indemnity agreement as to liability for injury
to or death of persons and damage to property set forth in Section 18. The
insurance will be noncontributing with any insurance that may be carried by
Landlord and will contain a provision that Landlord, although named as an
insured, will nevertheless be entitled to recover under the policy for any loss,
injury or damage to Landlord, its agents and employees, or the property.

         6.3 Additional Insureds All policies of liability insurance that Tenant
is obligated to maintain according to this Lease (other than any policy of
workmen's compensation insurance) will name Landlord and such other persons or
entities as Landlord specifies from time to time as additional insureds and will
be with insurance companies reasonably acceptable to Landlord. Original or
copies of original policies (together with copies of the endorsements naming
Landlord, and any other persons or entities specified by Landlord, as additional
insureds) and evidence of the payment of all premiums of such policies will be
delivered to Landlord prior to Tenant's occupancy of the Premises and from time
to time at least thirty (30) days prior to the expiration of the term of each
policy. All public liability, property damage liability and casualty policies
maintained by Tenant will be written as primary policies, not contributing with
and not in excess of coverage that Landlord may carry. Upon reasonable request
of Tenant, Landlord will provide Tenant with a copy of the policy described in
Section 6.1.

         6.4 Waiver. Landlord and Tenant waive all rights to recover against
each other, or against the officers, directors, shareholders, partners, joint
venturers, employees, agents, contractors, customers, invitees or visitors of
each of theirs (collectively, "Landlord's Agents" or "Tenant's Agents" as
applicable) or of any other occupant of the building, for any loss or damage
arising from any cause covered by any insurance required to be carried by each
of them pursuant to this Section 6.5 or any other insurance actually carried by
each of them. Landlord and Tenant will use their best efforts to cause their
respective insurers to issue appropriate waiver of subrogation rights
endorsements to all policies of insurance carried in connection with the

                                       5
<PAGE>   9

Premises or the contents thereof. Tenant will cause all other occupants of the
Premises claiming by, under or through Tenant to execute and deliver to Landlord
a waiver of claims similar to the waiver in this Section 6.5 and to obtain such
waiver of subrogation rights endorsements.

         7.       TENANT'S OBLIGATIONS.

         7.1 Use of the Premises. Tenant will not use, or permit any portion of
the Premises to be used:

                  (i) in violation of any law, ordinance, order, rule,
regulation, certificate of occupancy or other governmental requirement;

                  (ii) for any disreputable business or purpose; or

                  (iii) without the consent of the Landlord, as a treatment,
storage or disposal facility as such terms are defined by the Resource
Conservation or Recovery Act, 42 U.S.C. Section 6901 et seq.

         7.2 Tenant's Obligations with Respect to Environmental Laws.

                  (i) Tenant and the Premises will remain in material compliance
with all applicable federal, state and local laws, statutes, ordinances and
regulations relating to pollution, hazardous materials in the workplace and
protection of health, safety and the environment (collectively, "Environmental
Laws"). All governmental permits necessary to Tenant's use or operation of the
Premises will remain in effect to the extent required by Environmental Laws, and
Tenant will remain in material compliance therewith.

                  (ii) Except for Permitted Materials (as defined below), Tenant
will not generate, manufacture, store, treat, release, transport or dispose of
any Hazardous Materials (as that term is defined below), at or from the
Premises. Tenant will promptly notify Landlord, in writing, if Tenant has or
acquires notice or knowledge that any Hazardous Material other than Permitted
Material has been released, discharged, disposed of, transported or stored on,
in, under or from the Premises. If any Hazardous Material other than Permitted
Material is found on the Premises which resulted from, or was caused by,
Tenant's use of the Premises on or after the Commencement Date, Tenant, at its
own cost and expense, will promptly take such action as is necessary to
remediate or remove the Hazardous Material in accordance with Environmental
Laws.

                  (iii) Tenant will promptly notify Landlord and provide copies
upon receipt of all written complaints, claims, citations, demands, inquiries,
reports or notices from third parties relating to Tenant's compliance with or
liability under Environmental Laws. If Tenant's use of the Premises on or after
the Commencement Date has caused such complaints, claims, citations, demands,
inquiries, reports or notices, Tenant will take all reasonable measures to
promptly resolve any of those actions and proceedings. Tenant will keep the
Premises free of any lien caused by Tenant's use of the Premises and imposed
pursuant to any Environmental Laws.

                                       6
<PAGE>   10

                  (iv) Landlord will have the right at all reasonable times to
inspect the Premises to evaluate Tenant's compliance with the terms of this
Section 7.2, and Tenant will cooperate in the conduct of those inspections;
provided, however, that Landlord shall not conduct more than one environmental
inspection per year unless otherwise required (a) by law or (b) by a purchaser
or a lender with respect to a sale, transfer, refinancing or other similar
transaction involving the Premises. Landlord shall give Tenant not less than
five (5) days written notice of Landlord's intention to conduct an inspection,
which inspection shall be done at Landlord's sole cost and expense, and shall
not disrupt Tenant's business during such inspections.

                  (v) If Tenant fails to comply with any of Tenant's warranties,
representations and covenants contained in this Section 7.2, Landlord shall
provide Tenant with a reasonable opportunity to cure such non-compliance. If
Tenant fails to correct the non-compliance within the cure period, then Landlord
may, but shall not be obligated to, remove any Hazardous Materials or perform
any other cleanup that results from or is caused by Tenant's non-compliance, and
the reasonable costs and expenses thereof shall be Additional Rent under this
Lease, and those costs will become due and payable within thirty (30) days of
written demand by Landlord. Tenant will give Landlord, its agents and employees,
access to the Premises to remove or otherwise clean up any such Hazardous
Material.

                  (vi) Tenant agrees to indemnify and hold Landlord and
Landlord's affiliates, shareholders, directors, officers, partners, joint
venturers, employees and agents harmless from, against and in respect of all
losses, liabilities, obligations, penalties, claims, litigation, demands,
defenses, costs, judgments, suits, proceedings, damages, disbursements or
expenses of any kind, including reasonable attorneys' fees that may at any time
be imposed upon, incurred by or awarded ("Claims") against Landlord or any of
them in connection with:

                           (1) any Hazardous Materials on, in, under or
affecting all or any portion of the Premises and all appurtenances thereof
during the Term which results from or is caused by Tenant's use of the Premises;

                           (2) any misrepresentation, inaccuracy or breach of
any warranty, covenant or agreement contained or referred to in this Section
7.2;

                           (3) any violation by Tenant of any Environmental Law
during the Term which results from, is permitted by or is caused, in whole or in
part, by Tenant's use of the Premises unless such violation is also caused in
part by Landlord;

                           (4) the imposition of any lien for the recovery of
any costs for environmental cleanup or other response costs relating to the
release or threatened release of Hazardous Materials after the Lease Date
arising out of Tenant's use of the Premises; or

                           (5) any acts or omissions of Tenant or Tenant's
Agents during the Term.

                  (vii) Landlord agrees to indemnify and hold Tenant and
Tenant's affiliates, shareholders, directors, officers, partners, joint
venturers, employees and agents harmless from, against and in respect of all
Claims against Tenant or any of them in connection with any

                                       7
<PAGE>   11

Hazardous Materials present at, on, under, in, affecting or released from the
Premises (1) prior to the date of this Lease; (2) after the expiration of the
Term; or (3) as a result of the acts or omissions of Landlord or Landlord's
Agents at any time.

                  (viii) As used in this Lease, the term "Permitted Materials"
means Hazardous Materials that are sold, stored, used, generated, treated,
released, transported or disposed of in the ordinary course of Tenant's business
and in accordance with applicable Environmental Laws.

                  (ix) As used in this Lease, the term "Hazardous Materials"
shall mean (1) any "hazardous wastes" as defined by the Resource Conservation or
Recovery Act, 42 U.S.C. Section 6901 et seq.; (2) any "hazardous materials" as
defined by the Hazardous Materials Transportation Act, 49 U.S.C. Section 5101 et
seq.; (3) any "hazardous substances" as defined by the Comprehensive
Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601
et seq.; (4) petroleum, petroleum by-products, gasoline, diesel fuel, crude oil
or any fraction thereof; (5) asbestos and asbestos containing material, in any
form, whether friable or non-friable; (6) polychlorinated biphenyls; (7)
radioactive materials or (8) any other material or substance with respect to
which a governmental authority may require environmental investigation or
remediation.

         7.3 Right to Contest Laws. Tenant will have the right to contest by
appropriate proceedings diligently conducted in good faith in the name of
Tenant, or, with the prior consent of the Landlord, in the name of Landlord, or
both, without cost or expense to Landlord, the validity or application of any
law, ordinance, order, rule, regulation or legal requirement of any nature. If
compliance with any law, ordinance, order, rule, regulation or requirement may
legally be delayed pending the prosecution of any proceeding, without incurring
any lien, charge or liability of any kind against the Premises, or Tenant's
interest in the Premises, and without subjecting Tenant or Landlord to any
liability, civil or criminal, for failure so to comply, Tenant may delay
compliance until the final determination of the proceeding. Even if a lien,
charge or liability may be incurred by reason of delay, Tenant may contest and
delay, so long as (i) the contest or delay does not subject Landlord to criminal
liability and (ii) Tenant furnishes to Landlord security, reasonably
satisfactory to Landlord, against any loss or injury by reason of any contest or
delay. Landlord will not be required to join any proceedings referred to in this
Section unless the provision of any applicable law, rule or regulation at the
time in effect requires that the proceedings be brought by or in the name of
Landlord, or both. In that event Landlord will join the proceedings or permit
them to be brought in its name if Tenant pays all related expenses.

8.       ENCUMBRANCES.

         Tenant shall not create or permit to be created or remain, and will
promptly discharge, at its expense, any lien, encumbrance or charge upon the
Premises or any part thereof or upon Tenant's leasehold interest therein, which
arises out of the use or occupancy of the Premises by Tenant or by reason of any
labor and material furnished or claimed to have been furnished to Tenant or by
reason of any permitted construction, addition, alteration, repair or
restoration on or of any part of the Premises. In the event that any such lien
shall be recorded against the Premises, Tenant shall cause such lien to be
released or discharged by payment or bonding within ninety (90) days after
actual notice of the recordation thereof, or if such lien is not so discharged

                                       8
<PAGE>   12

Tenant shall within such time provide sufficient bonding therefor and notify
Landlord that Tenant desires in good faith to contest the validity of the lien
and/or the claim on which it is based. Notwithstanding the above and subject to
Section 16, Tenant shall have the right during the Term to subject Tenant's
leasehold interest in the Leased Premises to one or more mortgages or deeds of
trust (a "Tenant Mortgage"), or to any one or more extensions, modifications or
renewals or replacements of a Tenant Mortgage, if the Tenant Mortgage was
entered into for the purpose of securing a loan from an institutional lender
("Tenant Mortgagee"). Landlord hereby agrees to execute a waiver of encumbrance
and non-disturbance agreement in a form to be mutually agreed upon by Landlord
and NationsCredit Commercial Corporation.

9.       ASSIGNMENTS AND SUBLEASES.

         Without Landlord's prior written consent, which shall not be
unreasonably withheld or delayed, Tenant will not assign, transfer or sublease
this Lease in whole or in part; provided, however, that Tenant, as long as it is
not in default under any of the terms or provisions of this Lease, may assign
any portion of this Lease without Landlord's consent to (i) a successor business
entity to which Tenant assigns and transfers all or substantially all of its
business assets, (ii) any entity or person that controls, is controlled by, or
is under common control with Tenant, or (iii) any entity that has a net worth
that is equal to or greater than Tenant's. Any assignment or subletting in
violation of this Section 9 shall be void. In the event of any assignment or
subletting, the assignee or subtenant shall assume all of Tenant's obligations
under this Lease, shall be bound to comply with all of the terms and provisions
of this Lease and shall be liable for the performance of Tenant's covenants and
agreements under this Lease while Tenant shall (except in the event that such
assignment or transfer is to any entity or person that controls, is controlled
by, or is under common control with Tenant) be released from further liability
under this Lease. Tenant agrees to pay to Landlord, within ten days after demand
by Landlord, the reasonable costs and expenses of Landlord in connection with
any request by Tenant for consent to an assignment, transfer or sublease,
including reasonable attorneys' fees, whether or not Landlord consents to such
assignment, transfer or sublease. In accordance with this Section 9, Landlord
hereby consents to Tenant entering into a sublease with its wholly-owned
subsidiary, Noble-Met, Ltd.

10.      SIGNS.

         Tenant may install signs on the Premises in accordance with federal,
state and local statutes, laws, ordinances and codes.

11.      REPAIRS AND MAINTENANCE.

         Tenant accepts the Premises "as is." During the Term, Tenant will, at
its sole cost and expense, maintain the Premises and make repairs, restorations
and replacements to the Premises, as and when needed to preserve the Premises in
the same good working order and condition on the date of this Lease, normal wear
and tear excepted, Tenant will also, at its sole cost and expense, maintain and
repair all roadways, driveways, parking areas, landscaping, sidewalks, fencing,
lighting and other similar improvements located on the Premises, as and when
needed to preserve them in the same good working order and condition as on the
date of this Lease, normal

                                       9
<PAGE>   13

wear and tear excepted. If Tenant fails to make such repairs, restorations or
replacements, Landlord may make them at the expense of Tenant and the expense
will be collectible as Additional Rent to be paid by Tenant within thirty (30)
days after delivery of a statement for the expense. Notwithstanding the
foregoing, Landlord will, at its sole cost and expense maintain the roof,
foundation and similar structural elements of the Premises and will make
repairs, restorations and replacements to such elements as and when needed to
preserve the premises in the same good working order and condition as on the
date of this Lease.

12.      ALTERATIONS.

         Tenant will not make any alterations, additions or improvements to the
Premises without Landlord's prior written consent; however, Landlord's prior
written consent will not be necessary for any alteration, addition or
improvement which:

         (i) does not change the general character or reduce the fair market
value of the Premises;

         (ii) is made with due diligence, in a good and workmanlike manner, and
in compliance with the laws, ordinances, orders, rules, regulations,
certificates of occupancy or other governmental requirements described in
Section 7; and

         (iii) is promptly and fully paid for by Tenant.

         Subject to Tenant's rights in Section 13, all alterations, additions,
fixtures and improvements, whether temporary or permanent in character, made in
or upon the Premises by Tenant, will immediately become Landlord's property and
at the end of the Term will remain on the Premises without compensation to
Tenant.

13.      SURRENDER OF PREMISES.

         At the end of this Lease, Tenant will surrender the Premises in the
same condition as of the date of this Lease, normal wear and tear excepted.
Tenant may remove from the Premises any trade fixtures, equipment and movable
furniture placed in the Premises by Tenant, whether or not the trade fixtures or
equipment are fastened to the Premises; provided, however, that any damage,
other than normal wear and tear, to walls, floors, ceilings or other portions of
the Premises resulting from such removal shall be repaired by Tenant to
Landlord's reasonable satisfaction. Tenant will not remove any trade fixtures or
equipment without Landlord's prior written consent if the removal of the
fixtures or equipment will impair the structure of the Premises. All trade
fixtures, equipment, furniture, alterations, additions and improvements not so
removed will conclusively be deemed to have been abandoned by Tenant and may be
appropriated, sold, stored, destroyed or otherwise disposed of by Landlord, at
Tenant's expense, with thirty (30) days prior notice to Tenant.

14.      DAMAGE AND DESTRUCTION.

         (a) If any building or improvements on or other portion of the Premises
shall be damaged by fire or other casualty, Tenant shall give prompt written
notice thereof to Landlord.

                                       10
<PAGE>   14

Tenant shall promptly proceed to determine the nature and extent of the damage
or destruction and to estimate the time necessary to repair or restore the
Premises. As soon as reasonably possible, Tenant shall give written notice to
Landlord stating Tenant's estimate of the time necessary to repair or restore
the Premises ("Notice of Repair"). In case the Premises shall be so damaged by
fire or other casualty that the repair or restoration of the Premises to
substantially the same condition in which it was immediately prior to the
happening of the casualty cannot be completed with the insurance proceeds
available therefor within the remaining term of this Lease, Landlord and Tenant
shall each have the option to terminate the Lease; provided, however that Tenant
shall also have an option to terminate this Lease if the estimate of time set
forth in the Notice of Repair is longer than one hundred twenty (120) days after
the date of the Notice of Repair. The option by either party to terminate this
Lease in accordance with this Section 14(a) shall be given within ten (10) days
after the date of the Notice of Repair. If either party exercises its right to
terminate the Lease, the Term shall expire ten days after the notice by either
party exercising its option to terminate the Lease. Notwithstanding the above,
any obligation of Landlord to cause the Premises to be repaired and restored is
subject to any rights of a holder of a mortgage or deed of trust encumbering any
interest of Landlord in the Premises to such proceeds.

         (b) If the Lease is not terminated in accordance with Section 14(a),
the Lease shall continue in full force and effect, and Landlord shall cause the
Premises to be repaired and restored to the condition existing prior to the
damage or destruction with reasonable diligence. There shall be no liability of
Landlord by reason of any injury to or interference with Tenant's business or
property arising from the making of any repairs, alterations or improvements in
or to any portion of the Premises or in any fixtures, appurtenances or equipment
therein. Tenant understands that Landlord will not carry insurance of any kind
on Tenant's equipment or other property, and Landlord shall not be required to
repair, replace or restore any of Tenant's furniture, furnishings or fixtures
and equipment removable by Tenant or any improvements, alternations or additions
installed by or for the benefit of Tenant under the provisions of this Lease,
which shall be repaired or replaced by Tenant at its own expense.

         (c) Landlord and Tenant shall cooperate with each other in the
collection of any insurance proceeds which may be payable in the event of any
loss, including the execution and delivery of any proof of loss or other actions
required to effect recovery. The proceeds of any insurance maintained by
Landlord on the personal property of Tenant shall be paid to and become the
property of Tenant.

15.      CONDEMNATION.

         If, by exercise of the right of eminent domain or by conveyance made in
response to the threat of the exercise of such right (in either case a
"Taking"), all of the Premises are taken, or if so much of the Premises are
taken that the Premises (even if the restorations described in Section 14 were
to be made) cannot be used by Tenant for the purposes for which they were used
immediately before the Taking, this Lease will end on the earlier of the vesting
of title to the Premises in the condemning authority or the taking of possession
of the Premises by the condemning authority (in either case the "Ending Date").
If this Lease ends according to this Section 15, prepaid rent will be
appropriately prorated to the Ending Date. If part of the Leased Property is
taken or conveyed without substantially interfering with Tenant's use of the
Premises,

                                       11
<PAGE>   15

this Lease shall not terminate but shall remain in full force and effect as to
the part not taken or conveyed and the Rent to be paid by Tenant during the
remainder of the Term shall be reduced to reflect the impact of such taking on
Tenant.

16.      SUBORDINATION.

         16.1 General. This Lease and Tenant's rights under this Lease are
subject and subordinate to any first mortgage, first deed of trust or other
first lien, encumbrance or indenture, together with any renewals, extensions,
modifications, consolidations and replacements of them, which now or at any
subsequent time affect the Premises, any interest of Landlord in the Premises or
Landlord's interest in this Lease and the estate created by this Lease (except
to the extent that any such instrument expressly provides that this Lease is
superior to it); provided, that, such subordination shall be upon the express
condition that this lease shall be recognized by the mortgagee and that all of
the rights of Tenant, including Tenant's option to renew the Lease, shall remain
in full force and effect during the Initial Term and any Renewal Term. Any
Tenant Mortgage and the rights thereunder are subject and subordinate to any
mortgage, deed of trust or other lien, encumbrance or indenture, together with
any renewals, extensions, modifications, consolidations and replacements of
them, which now or at any subsequent time affect the Premises, any interest of
Landlord in the Premises or Landlord's interest in this Lease and the estate
created by this Lease. This Section 16.1 will be self-operative and no further
instrument of subordination will be required in order to effect it.
Nevertheless, Tenant shall or shall cause Tenant Mortgagee to execute,
acknowledge and deliver to Landlord, at any time and from time to time, upon
demand by Landlord, any documents as may be reasonably requested by Landlord, or
any mortgagee or any holder of a deed of trust or other instrument described in
this Section 16, to confirm or effect the subordination.

         16.2 Attornment and Non-Disturbance If any holder of any mortgage,
indenture, deed of trust or other similar instrument described in Section 16.1
succeeds to Landlord's interest in the Premises, Tenant will automatically
become the Tenant of, and attorn to, the successor in interest without change in
this Lease. In the event of foreclosure or any enforcement of any mortgage, the
rights of Tenant hereunder shall expressly survive and this Lease shall in all
respects continue in full force and effect. Tenant will execute, acknowledge and
deliver an instrument or instruments confirming the attornment, and the
successor in interest will execute, acknowledge and deliver an instrument
confirming that the successor in interest will not disturb Tenant in its use of
the Premises in accordance with this Lease.

17.      LANDLORD'S ACCESS

         Landlord, its agents, employees and contractors, may enter the Premises
at any time in response to an emergency and, otherwise, upon not less than
twenty-four (24) hours prior written notice and at reasonable hours, such that
Landlord's entry will not unreasonably interfere with Tenant's business, to (a)
inspect the Premises, (b) supply any other service which this Lease requires
Landlord to provide, (c) post notices of nonresponsibility or similar notices or
(d) make repairs which this Lease requires Landlord to make.

                                       12
<PAGE>   16

18.      INDEMNIFICATION AND NON-LIABILITY

         18.1 Indemnification by Tenant. Tenant will indemnify, defend, release
and hold Landlord and Landlord's affiliates, members, officers, directors,
shareholders, partners, joint venturers, agents and employees, harmless from,
against and in respect of any and all demands, claims, causes of action, fines,
penalties, damages (including consequential damages), losses, liabilities,
judgments and expenses (including without limitation reasonable attorneys' fees
and court costs) incurred on or after the Commencement Date in connection with
or arising from (i) the use of the Premises by Tenant or any person claiming
under Tenant; (ii) any activity, work or thing done or permitted or suffered by
Tenant in or about the Premises; (iii) any acts, omissions or negligence of
Tenant, any person claiming under Tenant, or any of Tenant's Agents; (iv) any
breach, violation or nonperformance by Tenant, any person claiming under Tenant,
or any of Tenant's Agents of any term, covenant or provision of this Lease or
any law, ordinance or governmental requirement of any kind; or (v) any injury or
damage to the person, property or business of Tenant or any of Tenant's Agents
or any other person entering upon the Premises, except to the extent the same is
caused by or results from the gross negligence or willful act of Landlord or any
of Landlord's Agents.

         18.2 Indemnification by Landlord Landlord will indemnify, defend,
release and hold Tenant and Tenant's affiliates, members, officers, directors,
shareholders, partners, joint venturers, agents and employees harmless from,
against and in respect of any and all demands, claims, causes of action, fines,
penalties, damages (including consequential damages), losses, liabilities,
judgments and expenses (including without limitation reasonable attorneys' fees
and court costs) incurred in connection with or arising from any injury or
damage to the person, property or business of Tenant or any of Tenant's Agents
or any other person entering upon the Premises or under the express or implied
invitation of Tenant that is caused by or results from the gross negligence or
willful act of Landlord or any of Landlord's Agents, except to the extent the
same is caused by or results from the gross negligence or willful act of Tenant
or any of Tenant's Agents.

         18.3 Non-Liability Tenant agrees that Landlord and Landlord's Agents
will not be liable for any loss, injury, death or damage (including
consequential damages) to persons, property or Tenant's business occasioned on
or after the Commencement Date by theft; act of God; public enemy; injunction;
riot; strike; insurrection; war; court order; requisition; order of governmental
body or authority; fire; explosion; falling objects; steam, water, rain or snow;
leak or flow of water (including water from the elevator system), rain or snow
from the Premises or into the Premises or from the roof, street, subsurface or
from any other place, or by dampness, or from the breakage, leakage, obstruction
or other defects of the pipes, sprinklers, wires, appliances, plumbing, air
conditioning or lighting fixtures of the Premises; or from construction, repair
or alteration of the Premises or from any acts or omissions of any visitor of
the Premises, or from any cause beyond Landlord's reasonable control, except as
the same is caused by or results from the gross negligence or willful act of
Landlord or any of Landlord's Agents and is not also caused by or results from
the negligence of Tenant or Tenant's Agents.

19.      COVENANT OF QUIET ENJOYMENT

         So long as Tenant pays the Rent and performs all of its obligations
under the terms and conditions of this Lease, Tenant's possession of the
Premises will not be disturbed by Landlord, or anyone claiming by, through or
under Landlord, or by the holders of the mortgages described in Section 16.

                                       13
<PAGE>   17

20.      ARBITRATION

         Any controversy or claim arising out of or relating to this Lease or
the formation, breach or interpretation hereof, will be settled by arbitration
before one arbitrator in accordance with the Commercial Arbitration Rules of the
American Arbitration Association in Roanoke, Virginia. Judgment upon the award
rendered by the arbitration may be entered and enforced in the court with
jurisdiction over the appropriate party. All controversies not subject to
arbitration or contesting any arbitration will be litigated in the federal or
state courts sitting in the Commonwealth of Virginia (and each of the parties
hereto hereby consent to the exclusive jurisdiction of such courts and waive any
objections thereto).

21.      DEFAULT

         21.1 Cure If Tenant fails to pay when due amounts payable under this
Lease or to perform any of its other obligations under this Lease within the
time permitted for its performance, then Landlord, after thirty (30) days'
written notice to Tenant and without waiving any of its rights under this Lease,
may (but will not be required to) pay the amount or perform the obligation. All
amounts so paid by Landlord and all costs and expenses incurred by Landlord in
connection with the performance of any obligations will be payable by Tenant to
Landlord on demand.

         21.2 Events of Default The following shall constitute "Events of
Default" hereunder:

                  (i) Tenant's abandonment of the Premises;

                  (ii) Tenant's delay of ten (10) days in payment of rent or any
other amount due hereunder. In an Event of Default as a result of Tenant's
failure to pay rent or any other amount due and owing hereunder, Tenant shall
pay as additional rent an amount equal to five percent (5%) of the amount of
rent in default.

                  (iii) Tenant's failure to observe or perform any other term,
covenant or condition of this Lease to be observed or performed by Tenant and if
such failure continues for more than twenty (20) days after written notice by
Landlord to Tenant of such default, or if such default is of such a nature that
it cannot be completely remedied within twenty (20) days, failure by Tenant to
commence to remedy such failure within said twenty (20) days, and thereafter
diligently prosecute to completion all steps necessary to remedy such default,
provided in all events the same is completed within ninety (90) days;

                  (iv) Tenant files a petition in bankruptcy or is adjudicated a
bankrupt or makes an assignment for the benefit of creditors or takes advantage
of any insolvency act; or

                  (v) involuntary proceedings under any bankruptcy laws or
insolvency act or for the dissolution of Tenant are instituted against Tenant,
or a receiver or trustee is appointed for

                                       14
<PAGE>   18

all or substantially all of Tenant's property, and the proceeding is not
dismissed or the receivership or trusteeship is not vacated within sixty (60)
days after institution or appointment

                  Upon the occurrence of any one or more of such Events of
Default, Landlord may, at its sole option, give Tenant thirty (30) days written
notice of cancellation of this Lease (in the case of an Event of Default
described in subparagraph (ii) above, however, such notice period shall be ten
(10) days), in which event this Lease and the Term shall come to an end and
expire upon the expiration of such thirty (30) day period (or ten (10) day
period, if applicable); and Tenant shall then quit and surrender the Premises to
Landlord; provided, however, that if Tenant cures (or in the case of an Event of
Default described in subparagraph (iii) above, begins to cure) the Event of
Default within the applicable cancellation notice period, the Term shall not
expire and shall continue as if no Event of Default had occurred.

         21.3 Remedies If any one or more Events of Default set forth in Section
21.2 occurs and is not cured in accordance with Section 21.2, then Landlord may,
at its option, after giving written notice to Tenant as stated above, terminate
this Lease and re-enter the Premises and again have, possess, and enjoy the
same, but no re-entry shall be deemed an acceptance of surrender of this Lease.
In the event of re-entry for an Event of Default, Landlord may, at its option,
re-let the Premises or any part thereof, as agent for Tenant, for any such rent
which it may deem reasonable. In the event of termination for an Event of
Default, Tenant shall remain liable for such loss and damages as Landlord may
sustain as a result of Tenant's default. No failure on the part of Landlord to
enforce any covenant or provision herein, nor the waiver of any right hereunder
by Landlord, shall discharge or invalidate such covenant or provision or any
other covenant, condition or provision hereof, or affect the right of Landlord
to enforce the same in the event of a subsequent breach or Event of Default.

22.      HOLDING OVER

         If Tenant remains in possession of the Premises after the end of this
Lease, Tenant will occupy the Premises as a Tenant from month to month, subject
to all conditions, provisions and obligations of this Lease in effect on the
last day of the Term.

23.      NO WAIVER

         No waiver of any condition or agreement in this Lease by either
Landlord or Tenant will imply or constitute a further waiver by such party of
the same or any other condition or agreement. No act or thing done by Landlord
or Landlord's employees or agents during the Term will be deemed an acceptance
of a surrender of the Premises and no agreement to accept the surrender will be
valid unless in writing signed by Landlord. The delivery of Tenant's keys to any
employee or agent of Landlord will not constitute a termination of this Lease
unless Landlord has entered into a written agreement to that effect. No payment
by Tenant, or receipt from Landlord, of a lesser amount than the Rent or other
charges stipulated in this Lease will be deemed to be anything other than a
payment on account of the earliest stipulated Rent. No endorsement or statement
on any check or any letter accompanying any check or payment as Rent will be
deemed an accord and satisfaction. Landlord will accept the check for payment
without prejudice to Landlord's right to recover the balance of the Rent or to
pursue any other remedy

                                       15
<PAGE>   19

available to Landlord. If this Lease is assigned, or if the Premises or any part
of the Premises are sublet or occupied by anyone other than Tenant, Landlord may
collect Rent from the assignee, subtenant or occupant and apply the net amount
collected to the Rent reserved in this Lease. No collection will be deemed a
waiver of the covenant in this Lease against assignment and subletting; the
acceptance of the assignee, subtenant or occupant as Tenant; or a release of
Tenant from the complete performance by Tenant of its covenants in this Lease.

24.      MISCELLANEOUS

         24.1 Authority. If Tenant signs this Lease as a corporation, each of
the persons executing this Lease on behalf of Tenant warrants to Landlord that
Tenant is a duly authorized and existing corporation, that Tenant is qualified
to do business in the state in which the Premises are located, that Tenant has
full right and authority to enter into this Lease, and that each and every
person signing on behalf of Tenant is authorized to do so. Upon Landlord's
request, Tenant will provide evidence satisfactory to Landlord confirming these
representations.

         24.2 Force Majeure

         Anything in this Lease to the contrary notwithstanding, providing such
cause is not due to the willful act or neglect of Landlord, Landlord shall not
be deemed in default with respect to the performance of any of terms, covenants
and conditions of this Lease if the same shall be due to any strike, lockout,
civil commotion, war-like operation, invasion, rebellion, hostilities, military
or usurped power, sabotage, governmental regulations, controls, restrictions or
delays, inability to obtain any materials, services, zoning, project permits,
acts of god, fire or other unavoidable casualty, earthquake, floods, explosions,
actions of the elements, extreme weather conditions, undue precipitation, other
weather conditions, delays caused by Tenant or other cause beyond the reasonable
control of Landlord.

         24.3 Memorandum of Lease.

         Upon mutual consent of the parties hereto, which consent shall not be
unreasonably withheld, this Lease or a memorandum hereof may be recorded by the
parties.

         24.4 Notices Any notice, request, demand, consent, approval or other
communication required or permitted under this Lease will be written and will be
deemed to have been given (i) when personally delivered, or (ii) on the third
day after it is deposited in any depository regularly maintained by the United
States postal service, postage prepaid, certified or registered mail, return
receipt requested, addressed to:

                                       16
<PAGE>   20

                  (a)      if to Tenant, to:

                           Rivo Technologies
                           c/o KRG Capital Partners, LLC
                           The Park Central Building
                           1515 Arapahoe Street
                           Tower One, Suite 1500
                           Denver, CO 80202
                           Attn:  Mark M. King and Bruce L. Rogers
                           Telephone:  (303) 390-5005
                           Facsimile:  (303) 390-5015

                           Medical Device Manufacturing, Inc.
                           5000 Independence Street
                           Arvada, Colorado 80002
                           Attn: Eric Pollock
                           Telephone:  (303) 421-7300
                           Fax:  (303) 421-7333

                           with a copy to:

                           Hogan & Hartson L.L.P.
                           1200 17th Street, Suite 1500
                           Denver, Colorado  80202
                           Attention:  Steven A. Cohen
                           Telephone:  (303) 899-7300
                           Facsimile:  (303) 899-7333

                  (b)      if to Landlord, to:

                           Image, L.C.
                           c/o Noble-Met, Ltd.
                           200 S. Yorkshire Street
                           Salem, Virginia 24135
                           Attn:  John R. Freeland

                           with a copy to:

                           Woods, Rogers & Hazelgrove, P.L.C.
                           First Union Tower, Suite 1400
                           10 S. Jefferson Street
                           Roanoke, Virginia 24011
                           Attn:  Nicholas C. Conte
                           Telephone:  (540) 983-7600
                           Facsimile:  (540) 983-7711

                                       17
<PAGE>   21

Either Landlord or Tenant may change its address or addressee for purposes of
this Section by giving ten (10) days prior notice according to this Section. Any
notice from Landlord to Tenant will be deemed to have been given if delivered to
the Premises, addressed to Tenant, whether or not Tenant has vacated or
abandoned the Premises.

         24.5 Attorneys' Fees. If Landlord and Tenant litigate any provision of
this Lease or the subject matter of this Lease, the unsuccessful litigant will
pay to the successful litigant all costs and expenses, including reasonable
attorneys' fees and court costs, incurred by the successful litigation at trial
and on any appeal. If, without fault, either Landlord or Tenant is made a party
to any litigation instituted by or against the other, the other will indemnify
the faultless one against all loss, liability and expense, including reasonable
attorneys' fees and court costs, incurred by it in connection with the
litigation.

         24.6 Binding Effect This Lease will inure to the benefit of, and will
be binding upon, Landlord's successors and assigns. This Lease will inure to the
benefit of, and will be binding upon, the Tenant's successors and assigns so
long as the succession or assignment is permitted by Section 9.

         24.7 Headings; Meaning of Words; Entire Agreement. The headings used in
this Lease are inserted for convenience and are not to be considered in the
construction of the provisions of this Lease. The word "Landlord" means only the
owner of the Premises from time to time, and, in the event of any sale or
conveyance of the Premises, the Landlord shall be released from all covenants,
agreements and conditions as Landlord hereunder and without further agreement
between the parties, the purchaser or other transferee of the Premises shall be
deemed to have assumed all covenants, agreements and conditions of Landlord
hereunder.

         24.8 Severability. The invalidity or unenforceability of any provision
of this Lease shall not effect or impair the validity of any other provision.
The laws of the state in which the Project is located shall govern the
interpretation, validity, performance and enforcement of this Lease.

         24.9 Entire Agreement. This Lease, any exhibits hereto, and the
Purchase Agreement constitute the entire agreement of the parties with respect
to the Premises and all prior understandings and agreements are hereby
superseded. This Lease may not be amended or modified except by agreement in
writing signed by both parties.

         24.10 Governing Law. This Lease shall be governed, construed and
enforced with the Laws of the Commonwealth of Virginia, without regard to
conflicts of law principles.

                            [SIGNATURE PAGE FOLLOWS]

                                       18
<PAGE>   22

         Landlord and Tenant have executed this Lease as of the date first
written above.

         LANDLORD:

         IMAGE, L.C., a Virginia limited liability company

         By: /s/ AUTHORIZED SIGNATURE
            -----------------------------------
         Name:
              ---------------------------------
         Its:
             ----------------------------------

         TENANT:

         MEDICAL DEVICE MANUFACTURING, INC., a Colorado
         corporation

         By: /s/ AUTHORIZED SIGNATURE
            -----------------------------------
         Name:
              ---------------------------------
         Its:
             ----------------------------------

                                       19

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00019-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00019-of-00352.parquet"}]]