Document:

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                                                                   Exhibit 10.30

                                 LEASE AGREEMENT

     This Lease Agreement is made as of the 9th day of August, 2000, by and
between ASPEN INDUSTRIAL PARK PARTNERSHIP, LLLP, a Colorado limited liability
limited partnership ("Landlord"), and MKS INSTRUMENTS, INC., a Massachusetts
corporation authorized to do business in Colorado ("Tenant").

                          I. LEASE OF LEASED PREMISES

A.   LEASE.

     1. Landlord leases to Tenant and Tenant leases from Landlord the space
depicted and described on Exhibit A attached hereto (the "Leased Premises" are
located in Landlord's building located at 5360 Sterling Drive, Boulder, Colorado
[the "Building"], and the Building is situated on Lot 3, Aspen Industrial Park
Subdivision, City of Boulder, Colorado [the "Land"]).

     2. The Leased Premises contain approximately 32,626 square feet of rentable
floor area (as set forth in Article IV).

B.   USE OF COMMON AREAS.

     1. Tenant, along with other Tenants, shall have and is hereby granted the
non-exclusive right to use the Common Areas. Landlord shall have the right to
establish and enforce reasonable rules and regulations applicable to all tenants
concerning the maintenance, management, use, and operation of the Common Areas.

     2. The term "Common Areas" means all areas or facilities outside Leased
Premises within the Building and within the exterior boundaries of the Land as
are provided and designated by Landlord from time to time for the general use
and convenience of Tenant and of other tenants of the Building. Facilities in
the Common Areas include, without limitation, restrooms, pedestrian walkways,
stairways, hallways, entryways, elevator, landscaped areas, sprinkler systems,
machine room, sidewalks, service corridors, lighting fixtures, trash enclosures,
loading areas, parking areas, and roads.

                                    II. TERM

A.   COMMENCEMENT.

     The term shall commence at 12:01 a.m. on September 1, 2000, and, unless
terminated as herein provided for, the term of the Lease shall be for five years
from the commencement date.

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B.   POSSESSION.

     1. Possession shall be delivered on the commencement date of the Lease.

     2. In the event that Landlord shall permit Tenant to occupy the Leased
Premises prior to the commencement date of the term, such occupancy shall be
subject to all the provisions of this Lease. Early possession shall not advance
the termination date hereinabove provided.

                                III. COMPLETION

     1. On commencement of the term, the Leased Premises shall be in good
condition and Landlord shall have substantially completed the construction of
the Building and the Leased Premises. Tenant's taking possession of the Leased
Premises on commencement of the term shall constitute Tenant's acknowledgment
that the Leased Premises are in good condition.

     2. With the express written permission of Landlord, Tenant shall be allowed
to install tenant finish in the Leased Premises in addition to that performed by
Landlord prior to the commencement date. However, if Landlord, at any time and
at its reasonable discretion, determines that Tenant's activities interfere with
construction efforts by Landlord or its contractors, then Tenant, upon receiving
written notice from Landlord, must immediately vacate the Leased Premises and
discontinue all tenant finish activities. Such written notice by Landlord shall
remain in effect until the commencement date unless modified to an earlier date
by Landlord.

     3. Tenant shall be given an "allowance" of $20.00 a square foot for tenant
finish to be paid for by Landlord. The detail, terms and conditions of the
tenant finish allowance are set forth on Exhibit A to this Lease.

                        IV. RENT AND OPERATING EXPENSES

A.   BASE RENT.

     1. Tenant shall pay for the first two years of this Lease, a base rent of
$13.65 a square foot for 32,626 square feet, for a base rent of $890,689.80 for
the first two years.

     2. The base rent for each of the third, fourth and fifth years of this
lease (September 1, 2002 to September 1, 2005) shall be increased by five
percent (5 %) over the base rent for the preceding year's rent.

     3. The total base rent for the full five year term of the Lease is
$2,364,732.48.

     4. All base rent payable hereunder shall be paid in equal monthly
installments, without setoff or deduction, in advance, on or before the first
day of each month during the term of this Lease at the address of the Landlord
set forth in Article XXII, or such other address or addresses as Landlord may
hereafter determine by notice to the Tenant.

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     5. Rent for any period during the term hereof which is for less than one
(1) month shall be a prorated portion of the monthly installment herein, based
on a thirty (30) day month.

B.   OPERATING EXPENSES.

     1. Tenant shall pay Landlord its proportional share of Operating Expenses
of the Building and the Common Areas equal to eighty-seven and 7/10 percent
(87.7%) of Operating Expenses paid or incurred by Landlord for the operation
and/or maintenance of the Building and the Common Areas. Such additional rent
shall be paid at monthly intervals in advance upon receipt of statements of
estimated charges from Landlord. At the end of each quarter, Landlord shall
provide an accounting (including copies of any invoices requested by Tenant) of
Tenant's share of Operating Expenses, and Tenant's payments toward such amount
during the year or interval. During the thirty (30) day period following such
accounting, Landlord shall pay any excess to Tenant if payments exceed expenses,
and Tenant shall pay additional rent to Landlord if expenses exceed payments.

     2. The term Operating Expenses is defined as direct costs of operation and
maintenance, as determined by standard practices, and shall include the
following costs by way of illustration, but not be limited to: real property
taxes and assessments; water and sewer charges; security systems and alarms;
insurance premiums; utilities; janitorial services; snow removal; labor; window
cleaning; air conditioning and heating maintenance; elevator maintenance;
supplies; materials, equipment, and tools; including maintenance, costs, and
upkeep of all Common Areas, landscaping, parking areas, sidewalks, and all
Building repairs except repair of structural defects. Notwithstanding the
foregoing, Tenant shall not be responsible for any penalties or late fees in
association with Operating Expenses.

     3. Operating Expenses shall not include depreciation on the Building of
which the Leased Premises are a part or equipment therein, loan payments,
executive salaries or real estate brokers' commissions. All Operating Expenses
over which Landlord has any control shall be reasonable and competitive with
such costs and expenses in similar buildings in Boulder, Colorado.

                   V. TAXES - PERSONAL PROPERTY RESPONSIBILITY

     Tenant shall be responsible and pay for any and all taxes and/or
assessments levied and/or assessed against any furniture, fixtures, equipment
and items of a similar nature installed and/or located in or about the leased
Leased Premises by Tenant.

                                     VI. USE

A.   PERMITTED USES.

     Tenant shall use the Leased Premises for any manufacturing and
office-warehouse use permitted by the City of Boulder on such Leased Premises.

B.   LIMITATIONS ON USE.

     1. Tenant shall not do, bring, or keep anything in or about the Leased
Premises that will cause a cancellation of any insurance covering the Leased

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Premises. If the rate of any insurance carried by Landlord is increased as a
result of Tenant's use, Tenant shall pay to Landlord within 10 days before the
date Landlord is obligated to pay a premium on the insurance, a sum equal to the
difference between the original premium and the increased premium.

     2. Tenant shall comply with all laws concerning the Leased Premises or
Tenant's use of the Leased Premises. Landlord warrants conformance with all such
laws at the commencement date of this Lease.

     3. Tenant shall not use the Leased Premises in any manner that will
constitute waste or nuisance in the Building in which the Leased Premises are
located, nor shall Tenant overload the floors or any part of the Leased Premises
in a manner exceeding the floor loading restrictions of the Uniform Building
Code as adopted by the City of Boulder.

                                VII. MAINTENANCE

A.   LANDLORD'S MAINTENANCE.

     Landlord, at its cost, shall maintain, in good condition, (i) the
structural parts of the Building and other improvements in the Building, which
structural parts include only the foundations, bearing and exterior walls
(including glass and doors), sub-flooring, and roof; (ii) the unexposed
electrical, plumbing, and sewage systems, including, without limitation, the
lighting fixtures installed by Landlord (but not including replacement of bulbs,
tubes or ballasts) and including those portions of the systems lying outside the
Leased Premises; and (iii) window frames, gutters, and roof drains on the
Building and other improvements in the Building; provided however, if the
maintenance or repairs are required in part or in whole by the neglect, fault or
omission of any duty by the Tenant, its agents, servants, employees, and
invitees, the Tenant shall, at Tenant's sole cost and expense, make such repairs
and maintenance as are necessary to restore the Leased Premises to a good
condition.

B.   TENANT'S MAINTENANCE.

     Except as provided in the previous subparagraph, Tenant, at its cost, shall
maintain, in good condition, all portions of the Leased Premises, including,
without limitation, all Tenant's personal property, carpet, and flooring. Tenant
shall be liable to any damage to the Building resulting from the acts or
omissions of Tenant or its authorized representatives.

                                VIII. ALTERATIONS

     Tenant shall not make any structural or exterior alterations to the Leased
Premises without Landlord's consent. Tenant, at its cost, shall have the right
to make non-structural alterations to the interior of the Leased Premises as
part of its initial tenant finish that Tenant requires in order to conduct its
business on the Leased Premises. Tenant shall submit reasonably detailed final
plans and specifications and working drawings of the proposed Tenant finish five
days before it intends to commence the alterations. The alterations shall be
approved by all appropriate governmental agencies and all applicable permits and
authorizations shall be obtained before commencement. Any alterations made shall

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remain on and be surrendered with the Leased Premises on expiration or
termination of the term of this Lease, unless otherwise agreed in writing.

                              IX. MECHANIC'S LIENS

A.   TENANT'S OBLIGATIONS.

     Subsequent to the completion of the tenant finish referred to in Section
III above, Tenant shall pay all costs for construction done by it or caused to
be done by it on the Leased Premises as permitted by this Lease. Tenant shall
keep the Leased Premises, the Building, other improvements, and the Land free
and clear of all mechanic's liens resulting from construction by or for Tenant.
Tenant shall have the right to contest the correctness or validity of any such
lien if, upon demand by Landlord, Tenant procures a bond in an amount equal to
one and one-half times the amount of the claim of lien or makes some other
financial arrangement acceptable to Landlord to protect Landlord's interests.
Landlord shall require a bond, or other financial arrangement with Tenant, only
at such time that the lien claimant commences a foreclosure action on the lien.
Tenant shall be responsible for removing any filed liens affecting the property
from the real estate records.

B.   TENANT'S CONTRACTORS.

     Landlord shall have the right to require Tenant's contractor(s) to furnish
to both Tenant and Landlord adequate lien waivers on work completed. Landlord
reserves the right to post notices in Leased Premises that Landlord is not
responsible for payment of work performed and that Landlord's interest is not
subject to any lien.

                                  X. UTILITIES

     Tenant shall pay its proportionate share of all gas and electric utilities
and services supplied to the Building, together with any taxes thereon. Tenant's
share of common area electric and gas services shall be paid pursuant to
paragraph IV.B hereof. The Building shall have separate meters in various
locations in the Building which Landlord may use in determining utility
allocations to each Tenant in the Building. Tenant shall make all arrangements
for and pay all costs of telephone services furnished to or used by it. Tenant's
own premises shall be metered separately.

                     XI. LIABILITY, INDEMNITY AND INSURANCE

A.   INDEMNITY.

     Tenant will indemnify and hold Landlord harmless from and against any and
all claims, losses, expenses, costs, judgments, and/or demands arising from the
conduct of Tenant in or about the Leased Premises and/or on account of any
operation or action by Tenant and/or from and against all claims arising from
any breach or default on the part of Tenant or any act of negligence of Tenant,
its agents, contractors, servants, employees, licensees, or invitees, or any
accident, injury or death of any person or damage to any property in or about
the Leased Premises. Tenant's obligation to indemnify and hold Landlord harmless
shall include Landlord's reasonable attorney's fees, and shall be limited to the
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sum that exceeds the amount of insurance proceeds, if any, received by Landlord.

B.   PUBLIC LIABILITY AND PROPERTY DAMAGE INSURANCE.

     Tenant, at its costs, shall maintain general liability insurance, with
liability limits of not less than $1,000,000.00 for each occurrence of bodily
injury and $200,000.00 property damage, insuring against all liability of Tenant
and its authorized representatives arising out of any connection with Tenant's
use or occupancy of the Leased Premises. All general liability insurance shall
ensure performance by Tenant of the indemnity provisions of this Article. Both
parties shall be named as co-insureds, and the Tenant shall deliver certificates
of insurance to the Landlord.

C.   TENANT'S FIRE INSURANCE.

     Tenant, at its cost, shall maintain on all of its personal property in, on
or about the Leased Premises, a policy of standard fire and extended coverage
insurance, to the extent it deems necessary and appropriate. Tenant understands
that Landlord has no insurance covering Tenant's personal property.

D.   FIRE INSURANCE ON BUILDING AND OTHER IMPROVEMENTS.

     Landlord shall maintain on the Building and other improvements in which the
Leased Premises are located a policy of standard fire and all risks coverage
insurance to the extent of at least one hundred percent (100%) of full
replacement value. The insurance policy shall be issued in the names of
Landlord, and Landlord's lender, as their interests appear. The insurance policy
shall also provide coverage for rental value insurance, including all operating
expenses, for a period of one year. The insurance policy shall provide that all
proceeds shall be made payable to Landlord. The cost of such insurance shall be
passed on to Tenant as part of the Direct operating expenses for the Building
pursuant to Article IV, paragraph B.1.

E.   WAIVER OF SUBROGATION.

     The parties release each other, and their respective authorized
representatives, from any claims for damages to any person or to the Leased
Premises and the Building or other improvements in which the Leased Premises are
located, and to the fixtures, personal property, Tenant's improvements, and
alterations of either Landlord or Tenant in or on the Leased Premises and the
Building or other improvements in which the Leased Premises are located that are
caused by or result from risks insured against under any insurance policies
carried by the parties and in force at the time of such damage. Each party shall
cause each insurance policy obtained by it to provide that the insurance company
waives all rights of recovery by way of subrogation against either party in
connection with any damage covered by any policy.

F.   OTHER INSURANCE REQUIREMENTS.

     All the insurance required under this Lease shall be issued with insurance
companies authorized to do business in the State of Colorado, and shall contain
an endorsement requiring thirty (30) days' written notice from the insurance

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company to both parties and to Landlord's lender before cancellation or change
in the coverage, scope, or amount of any policy. Each policy, or a certificate
of the policy, together with evidence of payment of premiums, shall be deposited
with the other party at the commencement of the Lease, and on renewal of the
policy not less than twenty (20) days before expiration of the term of the
policy.

                            XII. PROTECTIVE COVENANTS

     Tenant shall faithfully observe and comply with the covenants, conditions,
and restrictions set forth in a Declaration of Covenants of Aspen Industrial
Park Subdivision recorded with the Boulder County Clerk and Recorder on November
11, 1979 (the "Covenants") as Reception No. 363409, as amended. Tenant hereby
acknowledges having received a copy of such Covenants with the execution of this
Lease. Landlord reserves the right from time to time to make all reasonable
modifications to said Covenants. The additions and modifications to those
Covenants shall be binding upon Tenant upon delivery of a copy of them to
Tenant. Landlord shall not be responsible to Tenant for the nonperformance of
any said Covenants by any other tenants or occupants.

                                XIII. DESTRUCTION

A.  RISK COVERED BY INSURANCE.

     1. If, during the term, the Leased Premises or the Building and other
improvements in which the Leased Premises are located are totally or partially
destroyed from a risk covered by the insurance described in Article XI,
rendering the Leased Premises totally or partially inaccessible or unusable,
Landlord shall restore the Leased Premises or the Building and other
improvements in which the Leased Premises are located to substantially the same
condition as they were in immediately before destruction. Such destruction shall
not terminate this Lease. If the existing laws do not permit the restoration,
either party can terminate this Lease immediately by giving notice to the other
party. Furthermore, if such restoration can not be accomplished within 90 days
from the date of destruction, either party shall have the option to terminate
this Lease immediately by giving notice to the other party.

     2. If the projected cost of restoration exceeds the amount of proceeds
received from the insurance required under Article XI, Landlord can elect to
terminate this Lease by giving notice to Tenant within fifteen (15) days after
determining that projected restoration costs will exceed the insurance proceeds.
In the case of destruction to the Leased Premises only, if Landlord elects to
terminate this Lease, Tenant, within fifteen (15) days after receiving
Landlord's notice to terminate, can elect to pay to Landlord, at the time Tenant
notifies Landlord of its election, the difference between the amount of
insurance proceeds and the cost of restoration, in which case Landlord shall
restore the Leased Premises. Landlord shall give Tenant satisfactory evidence
that all sums contributed by Tenant as provided in this paragraph have been
expended by Landlord in paying the cost of restoration. If Landlord elects to
terminate this Lease and Tenant does not elect to contribute toward the cost of
restoration as provided in this paragraph, this Lease shall terminate.

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B.  RISK NOT COVERED BY INSURANCE.

     1. If, during the term, the Leased Premises or the Building are totally or
partially destroyed from a risk not covered by the insurance described in
Article XI, rendering the Leased Premises totally or partially inaccessible or
unusable, Landlord shall restore the Leased Premises or the Building to
substantially the same condition as they were in immediately before destruction.
Such destruction shall not terminate this Lease. If the existing laws do not
permit the restoration, either party can terminate this Lease immediately by
giving notice to the other party. Furthermore, if such restoration can not be
accomplished within 90 days from the date of destruction, either party shall
have the option to terminate this Lease immediately by giving notice to the
other party.

     2. If the projected cost of restoration exceeds ten percent (10%) of the
projected value following restoration of the Leased Premises or the Building are
destroyed, Landlord can elect to terminate this Lease by giving notice to Tenant
within fifteen (15) days after determining projected restoration costs and
replacement value.

     3. In the case of destruction to the Leased Premises only, if Landlord
elects to terminate this Lease, Tenant, within fifteen (15) days after receiving
Landlord's notice to terminate, can elect to pay to Landlord, at the time Tenant
notifies Landlord of its election, the difference between ten percent (10%) of
the projected value of the Leased Premises following destruction and the actual
costs of restoration, in which case Landlord shall restore the Leased Premises.
Landlord shall give Tenant satisfactory evidence that all sums contributed by
Tenant as provided in this paragraph have been expended by Landlord in paying
the cost of restoration.

     4. If Landlord elects to terminate this Lease and Tenant does not elect to
perform the restoration or contribute toward the cost of restoration as provided
in this paragraph, this Lease shall terminate.

C.   RIGHT TO TERMINATE ON PARTIAL DESTRUCTION.

     If there is destruction to the Building that exceeds thirty-three and
one-third percent (33 1/3%) of the then replacement value of the Building and
other improvements from any risk, Landlord can elect to terminate this Lease
whether or not the Leased Premises are destroyed, as long as Landlord terminates
the leases of all tenants in the Building.

D.   ABATEMENT OR REDUCTION OF RENT.

     In the event of destruction of the Leased Premises or the Building, there
shall be an abatement or reduction of rent, between the date of destruction and
the date of completion of restoration, based on the extent to which the
destruction interferes with Tenant's use of the Leased Premises.

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                                XIV. CONDEMNATION

A.   TOTAL TAKING.

     If, during the term or during the period of time between the execution of
the Lease and the date the term commences, there is any transfer by Landlord to
any condemning governmental agency, either under threat of condemnation, during
legal proceedings for condemnation, or by exercise of the power of condemnation,
and the Leased Premises are totally taken by such condemnation, this Lease shall
terminate on the date of taking.

B.   PARTIAL TAKING.

     1. If any portion of the Leased Premises including the Common Areas is
taken by condemnation, this Lease shall remain in effect, except that Tenant can
elect to terminate this Lease if the remaining portion is rendered unsuitable
for Tenant's continued use of the Leased Premises. If Tenant elects to terminate
this Lease Tenant must exercise its right to terminate by giving notice to
Landlord within thirty (30) days after Landlord has given notice to Tenant of
the nature and the extent of the taking. If Tenant does not terminate this Lease
within the thirty-day period, this Lease shall continue in full force and
effect, except that minimum monthly rent shall be reduced pursuant to this
Article.

     2. Subject to the preceding paragraph, if the Building or other
improvements which are a part of the Leased Premises is taken by condemnation,
this Lease shall remain in full force and effect, except that if fifty percent
(50%) or more of the Building or other improvements which are a part of the
Leased Premises is taken by condemnation, Landlord shall have the election to
terminate this Lease pursuant to this paragraph. If Landlord elects to terminate
this Lease, it must terminate by giving notice to Tenant within thirty (30) days
after the nature and the extent of the taking have been finally determined. If
this Lease is not terminated within the thirty-day period, it shall continue in
full force and effect, except minimum monthly rent shall be reduced pursuant to
this Article.

     3. Nothing in this paragraph shall preclude Tenant from making an
independent claim against the condemning authority for damages resulting from
condemnation.

C.   EFFECT ON RENT.

     If any portion of the Leased Premises is taken by condemnation and this
Lease remains in full force and effect, on the date of taking the base monthly
rent shall be reduced by an amount that is in the same ratio to base monthly
rent as the total number of square feet in the Leased Premises taken bears to
the total number of square feet in the Leased Premises immediately before the
date of taking.

D.   DISTRIBUTION OF AWARD.

     All compensation, sums, or anything of value awarded, paid or received on a
total or partial condemnation shall belong to and be paid to Landlord. Nothing
in this paragraph shall preclude Tenant from making its own independent claim

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for a condemnation award from the condemning authority.

                            XV. ENVIRONMENTAL MATTERS

A.   DEFINITIONS.

     1. HAZARDOUS MATERIAL. Hazardous Material means any substance:

        (a) which is or becomes defined as a "hazardous material," "hazardous
waste," "hazardous substance," "regulated substance," pollutant or contaminant
under any federal, state or local statute, regulation, rule, order, or ordinance
or amendments thereto, including petroleum and petroleum products; or

        (b) the presence of which on the Leased Premises causes or threatens to
cause a nuisance upon the Leased Premises or to adjacent properties or poses or
threatens to pose a hazard to the health or safety of persons on or about the
Leased Premises or requires investigation or remediation under any federal,
state or local statute, regulation, rule, order, or ordinance or amendments
thereto.

     2. ENVIRONMENTAL REQUIREMENTS. Environmental Requirements means all
applicable present and future statutes, regulations, rules, ordinances, codes,
licenses, permits, orders, approvals, plans, authorization, concessions,
franchises, and similar items, of all governmental agencies, departments,
commissions, boards, bureaus, or instrumentalities, of the United States, states
and political subdivisions thereof and all applicable judicial, administrative,
and regulatory decrees, judgments, and orders relating to the protection of
human health or the environment.

     3. ENVIRONMENTAL DAMAGES. Environmental Damages means all claims,
judgments, injuries, damages (including without limitation damages for
diminution in the value of the Leased Premises and adjoining property and for
the loss of business from the Leased Premises and adjoining property), losses,
penalties, fines, liabilities (including strict liability), encumbrances, liens,
costs, and expenses of investigation and defense of any claim, and of any good
faith settlement of judgment, or whatever kind or nature, contingent or
otherwise, matured or unmatured, foreseeable or unforeseeable, including without
limitation reasonable attorney's fees and disbursements and consultants' fees,
any of which are incurred at any time as a result of the existence of "Hazardous
Material" upon, about, beneath the Leased Premises or migrating or threatening
to migrate to or from the Leased Premises or the existence of a violation of
"Environmental Requirements" pertaining to the Leased Premises.

B.   OBLIGATION TO INDEMNIFY DEFEND AND HOLD HARMLESS.

     1. Tenant, its successors, assigns and guarantors, agree to indemnify,
defend, reimburse and hold harmless the following persons from and against any
and all "Environmental Damages" arising from activities of Tenant or its
employees, agents, or invitees which (a) result in the presence of "Hazardous
Materials" upon, about or beneath the Leased Premises or migrating to or from
the Leased Premises, or (b) result in the violation of any "Environmental
Requirements" pertaining to the Leased Premises and the activities thereon:

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        (a) Landlord;

        (b) directors, officers, shareholders, employees and partners of the
Landlord only.

     2. This obligation shall include, but not be limited to, the burden and
expense of defending all claims, suits and administrative proceedings (with
counsel reasonably approved by the indemnified parties), and conducting all
negotiations of any description, and paying and discharging, when and as the
same become due, any and all judgments, penalties or other sums due against such
indemnified persons. Tenant, at it sole expense, may employ additional counsel
of its choice to associate with counsel representing Landlord.

     3. The obligations of Tenant in this section shall survive the expiration
or termination of this Lease.

C.   NOTIFICATION.

     If Tenant shall become aware of or receive notice or other communication
concerning any actual, alleged, suspected or threatened violation of
"Environmental Requirements," or liability of Tenant for "Environmental Damages"
in connection with the Leased Premises or past or present activities of any
person thereon, or that any representation set forth in this Agreement is not or
is no longer accurate, then Tenant shall deliver to Landlord, within ten days of
the receipt of such notice, or communication or correcting information by
Tenant, a written description of such information or condition, together with
copies of any documents evidencing same.

D.   NEGATIVE COVENANTS.

     1. NO HAZARDOUS MATERIAL ON LEASED PREMISES. Except in strict compliance
with all Environmental Requirements, Tenant shall not cause, permit or suffer
any "Hazardous Material" to be brought upon, treated, kept, stored, disposed of,
discharged, released, produced, manufactured, generated, refined or used upon,
about or beneath the Leased Premises or any portion thereof by Tenant, its
agents, employees, contractors, tenants or invitees, or any other person without
prior written consent of Landlord.

     2. NO VIOLATIONS OF ENVIRONMENTAL REQUIREMENTS. Tenant shall not cause,
permit or suffer the existence or the commission by Tenant, its agents,
employees, contractors, or invitees, or by any other person of a violation of
any "Environmental Requirements" upon, about or beneath the Leased Premises or
any portion thereof.

E.   RIGHT TO INSPECT.

     Subject to the notice, accompaniment, and confidentiality provisions
contained herein, Landlord shall have the right in its sole and absolute
discretion, but not the duty, to enter and conduct an inspection of the Leased
Premises at any reasonable time to determine whether Tenant is complying with
the terms of this Lease, including but not limited to the compliance of the
Leased Premises and the activities thereon with "Environmental Requirements" and

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the existence of "Environmental Damages." Tenant hereby grants to Landlord the
right to enter the Leased Premises during normal business hours and to perform
such tests on the Leased Premises as are reasonably necessary in the opinion of
Landlord to conduct such reviews and investigations. Landlord shall use
reasonable efforts to minimize interference with the business of Tenant but
Landlord shall not be liable for any interference caused thereby. Tenant shall
provide to Landlord copies of all manifests, permits, reports, test results, and
analyses submitted to any environmental agency within ten (10) days of
submittal.

F.   RIGHT TO REMEDIATE.

     Should Tenant fail to perform or observe any of its obligations or
agreements pertaining to "Hazardous Materials" or "Environmental Requirements,"
then Landlord shall have the right, but not the duty, without limitation upon
any of the rights of Landlord pursuant to this Lease, to enter the Leased
Premises personally or through its agents, consultants or contractors and
perform the same. Tenant agrees to indemnify Landlord for the costs thereof and
liabilities therefrom as set forth in section A above.

                            XVI. ASSIGNMENT/SUBLEASE

A.   PROHIBITION.

     Tenant shall not voluntarily assign or encumber its interest in this Lease
or in the Leased Premises, or sublease all or any part of the Leased Premises,
or allow any other person or entity (except Tenant's authorized representatives)
to occupy or use all or any part of the Leased Premises, without first obtaining
the Landlord's written consent, which shall not be unreasonably withheld. Any
assignment, encumbrance, or sublease without Landlord's consent shall be
voidable and, at Landlord's election, shall constitute a default. No consent to
any assignment, encumbrance or sublease shall constitute a further waiver of the
provisions of this paragraph.

B.   INVOLUNTARY ASSIGNMENT.

     No interest of Tenant in this Lease shall be assignable by operation of law
(including, without limitation, the transfer of this Lease by will or
intestacy), by assignment for the benefit of creditors, by a writ of attachment
or execution, or by any proceeding or action to which Tenant is a party in which
a receiver is appointed with authority to take possession of the Leased
Premises. Any of such actions shall constitute a default by Tenant and Landlord
shall have the right to elect to terminate this Lease, in which case this Lease
shall not be treated as an asset of Tenant.

                                  XVII. DEFAULT

A.   TENANT'S DEFAULT.

     The occurrence of any of the following shall constitute a default by
Tenant:

     1. Failure to pay rent when due, if the failure continues for five (5)
business days after notice has been given to Tenant.

                                       12
<PAGE>   13

     2. Failure to perform any other provision of this Lease if the failure to
perform is not cured within thirty (30) days after notice has been given to
Tenant. If the default cannot reasonably be cured within thirty days, Tenant
shall not be in default of this Lease if Tenant commences to cure the default
within the thirty day period and diligently and in good faith continues to cure
the default.

     Notices given under this paragraph shall specify the alleged default and
the applicable Lease provisions, and shall demand that Tenant perform the
provisions of this Lease or pay the rent that is in arrears, as the case may be,
within the applicable period of time, or quit the Leased Premises. No such
notice shall be deemed a forfeiture or a termination of this Lease unless
Landlord so elects in the notice.

B.   LANDLORD'S REMEDIES.

     Landlord shall have the following remedies if Tenant commits a default.
These remedies are not exclusive; they are cumulative in addition to any
remedies now or later allowed by law.

     1. TENANT'S RIGHT TO POSSESSION NOT TERMINATED. Landlord can continue this
Lease in full force and effect, and the Lease will continue in effect as long as
Landlord does not terminate Tenant's right to possession, and Landlord shall
have the right to collect rent when due. During the period Tenant is in default,
Landlord can enter the Leased Premises and relet them, or any part of them, to
third parties for Tenant's account. Tenant shall be liable immediately to
Landlord for all reasonable costs Landlord incurs in re-letting the Leased
Premises, including, without limitation, broker's commissions, expenses of
remodeling the Leased Premises required by the reletting, and like costs.
Re-letting can be for a period shorter or longer than the remaining term of this
Lease. Tenant shall pay to Landlord the rent due under this Lease on the dates
the rent is due, less the rent Landlord receives from any re-letting. No act by
Landlord allowed by this paragraph shall terminate this Lease unless Landlord
notifies Tenant that Landlord elects to terminate this Lease. After Tenant's
default and for as long as Landlord does not terminate Tenant's right to
possession of the Leased Premises, if Tenant obtains Landlord's consent, Tenant
shall have the right to assign or sublet its interest in this Lease, but Tenant
shall not be released from liability. Landlord's consent to a proposed
assignment or subletting shall not be unreasonably withheld.

     2. TERMINATION OF TENANT'S RIGHT TO POSSESSION. Landlord can terminate
Tenant's right to possession of the Leased Premises at any time during default.
No act by Landlord other than giving notice to Tenant shall terminate this
Lease. Landlord's efforts to re-let the Leased Premises shall not constitute a
termination of Tenant's right to possession. On termination, Landlord has the
right to recover from Tenant: (a) the worth at the time of the award of the
unpaid rent that had been earned at the time of the termination of lease; (b)
the worth at the time of the award of the amount by which the unpaid rent that
would have been earned after the date of the termination of this Lease until the
time of the award exceeds the amount of the loss of rent that Tenant proves
could have been reasonably avoided; (c) the worth at the time of the award of
the amount by which the unpaid rent for the balance of the term after the time
of the award exceeds the amount of loss of rent that Tenant proves could have
been reasonably avoided; and

                                       13
<PAGE>   14

(d) courts costs.

     3. LANDLORD'S RIGHT TO CURE. Landlord, at any time after Tenant commits a
default, can cure the default at Tenant's cost. If Landlord at any time, by
reason of Tenant's default, pays any sum or does any act that requires the
payment of any sum, the sum paid by Landlord shall be due immediately from
Tenant to Landlord at the time the sum is paid, and if paid at a later date
shall bear interest at the rate of twelve percent (12%) per annum from the date
the sum is paid by Landlord until Landlord is reimbursed by Tenant. The sum,
together with interest on it, shall be additional rent.

C. LATE CHARGES. Tenant hereby acknowledges that late payment by Tenant to
Landlord of rent or other sums due will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of which will be extremely
difficult to ascertain. The costs include, but are not limited to, processing
and accounting charges, and late charge which may be imposed upon Landlord by
terms of any mortgage or trust deed covering the Leased Premises. Accordingly,
if any installment of rent or of a sum due from Tenant shall not be received by
Landlord or Landlord's designee within fifteen (15) days after the amount is
due, Tenant shall pay Landlord a late charge equal to five percent (5%)
multiplied by the amount of past due sums. The parties agree that the late
charges represent a fair and reasonable estimate of the cost that Landlord will
incur by reason of the late payment by Tenant. Acceptance of such late charges
by the Landlord shall in no event constitute a wavier of Tenant's default with
respect to such overdue amount, nor prevent Landlord from exercising any of the
other rights and remedies granted under of this Lease or by operation of law,
including Landlord's right to collect interest on past due sums.

C. INTEREST ON UNPAID RENT. Rent not paid when due shall bear interest at a rate
of twelve percent (12%) per annum from the due date until paid.

D. TENANT'S RIGHT TO CURE LANDLORD'S DEFAULT. Landlord shall be in default of
this Lease if it fails or refuses to perform any provision of this Lease that it
is obligated to perform if the failure to perform is not cured within thirty
(30) days after notice of the default has been given by Tenant to Landlord. If
the default cannot reasonably be cured within thirty days, Landlord shall not be
in default of this Lease if Landlord commences to cure the default within the
thirty day period and diligently and in good faith continues to cure the
default.

     Tenant, at any time after Landlord commits a default, can cure the default
at Landlord's cost. If Tenant, at any time, by reason of Landlord's default,
pays any sum or does any act that requires the payment of any sum, the sum paid
by Tenant shall be due immediately from Landlord to Tenant at the time the sum
is paid, and if paid at a later date shall bear interest at the rate of twelve
percent (12%) per annum from the date the sum is paid by Tenant until Tenant is
reimbursed by Landlord. Tenant shall have no right to withhold from future rent
due any sums Tenant has paid.

                                  XVIII. SIGNS

     All signs and advertising displayed in and about the Leased Premises,
including signs and advertising displayed in, or visible through, windows shall
be such only as to advertise the business carried on upon the Leased Premises,
and Landlord shall control the character and size thereof. No sign or
advertising shall be displayed prior to written consent by Landlord and no

                                       14

<PAGE>   15

awning shall be installed or used on the exterior of the Building in which the
Leased Premises are a part without prior written consent of Landlord. Tenant
shall not install any exterior signs nor any interior signs intended to be
displayed through exterior windows. Landlord shall install and maintain a main
building directory and the expenses of such directory shall be passed on to
Tenant as part of the Operating Expenses for the Building pursuant to Article
IV, paragraph B.

                             XIX. LANDLORD'S ACCESS

     Tenant shall permit Landlord, Landlord's mortgagees and their agents to
enter the Leased Premises at reasonable times for the purpose of inspecting the
same, of making repairs, additions, or alterations thereto or to the Building,
and of showing the Leased Premises to prospective purchasers and lenders, and to
prospective tenants during the last ninety (90) days of Tenant's lease term. At
any time during the last ninety (90) days of Tenant's lease term Landlord may
place signs upon the Leased Premises advertising the availability of the same.
Landlord acknowledges that Tenant's business involves proprietary information,
materials, and processes of a highly confidential nature. Accordingly, any entry
into the Leased Premises by Landlord or anyone claiming by, through, or under
Landlord, shall require at least twenty-four (24) hours' advance notice to
Tenant with the names and business affiliations of those persons who desire to
enter the Leased Premises. All persons entering the Leased Premises may be
required to sign in and provide appropriate identification, and may be escorted
by a representative of Tenant. Tenant shall have the right to deny entry to any
individual based upon Tenant's reasonable belief that permitting entry by such
individual could compromise Tenant's confidential or proprietary information.
Landlord reserves the right of free access at all times to the roof of the
Building and to the Common Areas. Tenant shall not use the roof for any purpose
without the written consent of the Landlord.

                         XX. SUBORDINATION AND ESTOPPEL

A.   SUBORDINATION ATTORNMENT.

     Upon request of the Landlord, Tenant will, in writing, subordinate its
rights hereunder to the lien of any first mortgage or first deed of trust to any
bank, insurance company or other lending institution, now or hereafter in force
against the land and Building of which the Leased Premises are a part, and upon
any building hereafter placed upon the land of which the Leased Premises are a
part, and to all advances made or hereafter to be made upon the security
thereof.

     In the event any proceedings are brought for foreclosure or in the event of
the exercises of the power of sale under any mortgage or deed of trust made by
the Landlord covering the Leased Premises, the Tenant shall attorn to the
purchaser upon any such foreclosure of sale and recognize such purchases as the
Landlord under this Lease.

     The provisions of this Article to the contrary not withstanding, and so
long as Tenant is not in default hereunder and attorns to the purchaser, this
Lease shall remain in full force and effect for the full term hereof, and tenant
shall peacefully and quietly have, hold and enjoy the Leased Premises free from
claims of Landlord, or those claiming under Landlord, subject to the provisions
of this Lease.

                                       15
<PAGE>   16

B.   ESTOPPEL CERTIFICATES.

     Each party, within ten (10) days after notice from the other party, shall
execute and deliver to the other party, in recordable form, a certificate
stating that this Lease is unmodified and in full force and effect or in full
force and effect as modified, and stating the modifications. The certificate
also shall state the amount of minimum monthly rent, the dates to which the rent
has been paid in advance, and the amount of any security deposit or prepaid
rent.

                            XXI. FINANCIAL STATEMENTS

     A current financial statement of Tenant shall be provided to Landlord upon
execution hereof and annually thereafter if so requested by Landlord.

                                  XXII. NOTICE

     Any notice or communication that either party desires or is required to
give to the other party shall be in writing and either served personally or sent
prepaid by first class mail. All notices and demands by the Landlord to the
Tenant shall be sent addressed to the Tenant, MKS Instruments, Inc., Attention,
Ed Fisher, at 5330 Sterling Drive, Boulder, Colorado 80301-2351, and to MKS
Instruments, Inc., Attention, Ronald Weigner, at 6 Shattuck Road, Andover,
Massachusetts 01810, or to such other place as Tenant may from time to time
designate in a notice to Landlord. All notices and communications by the Tenant
to the Landlord shall be sent addressed to the Landlord: Aspen Industrial Park
Partnership, LLLP, ATTN: Christopher F. Stewart, 560 University Avenue, Boulder,
Colorado 80302, or to such other place as Landlord may from time to time
designate in a notice to Tenant. Notice shall be deemed communicated within
forty-eight (48) hours from the time of mailing if mailed as provided in this
paragraph.

                                  XXIII. WAIVER

     No delay or omission in the exercise of any right or remedy of Landlord on
any default of Tenant shall impair such a right or remedy or be construed as a
waiver. The receipt and acceptance by Landlord of delinquent rent shall not
constitute a waiver of any other default; it shall constitute only a waiver of
timely payment for the particular rent payment involved. No act or conduct of
Landlord, including, without limitation, the acceptance of the keys to the
Leased Premises, shall constitute an acceptance of the surrender of the Leased
Premises by Tenant before the expiration of the term. Only a notice from
Landlord to Tenant shall constitute acceptance of the surrender of the Leased
Premises and accomplish a termination of the Lease. Any waiver by Landlord of
any default must be in writing and shall not be deemed a waiver of any other
default concerning the same or any other provision of this Lease.

                          XXIV. SALE OF LEASED PREMISES

     In the event of any sale of the Building and Land, Landlord shall be and is
hereby entirely freed and relieved of, all liability under any and all of its
covenants and obligations contained in or derived from this Lease arising out of
any act, occurrence or omission occurring after the consummation of such sale;
and the purchaser, at such sale or any subsequent sale of the Building and Land
shall be deemed, without any further agreement between the parties or their

                                       16

<PAGE>   17

successors in interest or between the parties and any such purchaser, to have
assumed and agreed to carry out any and all of the covenants and obligations of
the Landlord under this Lease.

                              XXV. ATTORNEY'S FEES

     If either party commences an action against the other party arising out of
or in connection with this Lease, the prevailing party shall be entitled to have
and recover from the losing party reasonable attorneys fees and costs of suit.

               XXVI. SURRENDER OF LEASED PREMISES AND HOLDING OVER

     On expiration of the term, Tenant shall surrender to Landlord the Leased
Premises and all Tenant's improvements and alterations in good condition
(ordinary wear and tear excepted), except for alterations that Tenant is
obligated to remove. Tenant shall perform all restoration made necessary by the
removal of any alterations prior to the expiration of the term.

     If Tenant, with Landlord's consent, remains in possession of the Leased
Premises after expiration of the term, or after the date in any notice given by
Landlord to Tenant terminating this Lease, such possession by Tenant shall be
deemed to be a month-to-month tenancy terminable on thirty (30) days' notice
given at any time by either party. During any such month-to-month tenancy,
Tenant shall pay all rent required by this Lease, and all provisions of this
Lease except those pertaining to term and rent shall apply to the month-to-month
tenancy.

     If Tenant shall remain in possession of the Leased Premises after the
termination of this Lease, whether by expiration of the Lease term or otherwise,
without any written agreement to such possession, then Tenant shall be deemed a
month-to-month tenant and rent rate during such holdover tenancy shall be
equivalent to double the monthly rent paid for the last month of tenancy under
this Lease. No holding over by Tenant shall operate to renew or extend this
Lease without the written consent of Landlord to such renewal or extension
having been first obtained. Tenant shall indemnify Landlord against loss or
liability resulting from the delay by Tenant in surrendering possession of the
Leased Premises, including, without limitation, any claims made with regard to
any succeeding occupancy bounded by such holdover period.

                          XXVII. NOTICE OF AVAILABILITY

     In the event any additional space within the Building becomes available for
rent by Landlord, Landlord agrees to give Tenant written notice of the
availability of such space.

                       XXVIII. ACTS OR OMISSIONS OF OTHERS

     Landlord, or its employees or agents, or any of them, shall not be
responsible or liable to Tenant or to Tenant's guests, invitees, employees,
agents or any other person or entity, for any loss or damage that may be caused
by the acts or omissions of other tenants, their guests or invitees, occupying
any other part of the Building or by persons who are trespassers on or in the
Building, or for any loss or damage caused by or resulting from the bursting,
stoppage, backing up, or leaking of water, gas, electricity or sewers or caused
in any other manner whatsoever, unless such loss or damage is caused by or

                                       17

<PAGE>   18
results from the negligent acts of the Landlord, its agents or contractors.

                         XXIX. MISCELLANEOUS PROVISIONS

A.   AUTHORITY OF PARTIES.

     1. CORPORATE AUTHORITY. If Tenant is a corporation, each individual
executing this Lease on behalf of said corporation represents and warrants that
he or she is duly authorized to execute and deliver this Lease on behalf of the
corporation, in accordance with a duly adopted resolution of the board of
directors of said corporation or in accordance with the bylaws of said
corporation, and that this Lease is binding upon said corporation in accordance
with its terms.

     2. LIMITED PARTNERSHIPS. If the Landlord herein is a limited partnership,
it is understood and agreed that any claims by Tenant on Landlord shall be
limited to the assets of the limited partnership, and furthermore, Tenant
expressly waives any and all rights to proceed against the individual partners
or the officers, directors or shareholders of any corporate partner, except to
the extent of their interest in said limited partnership.

B.   NAME.

     Tenant shall not use the name of the Building or of the development in
which the Building is situated for any purpose OTHER than as an address of the
business to be conducted by the Tenant in the Leased Premises.

C.   CONSTRUCTION OF TERMS.

     Time shall be of the essence of each provision of this Lease. This Lease
shall be construed and interpreted in accordance with the laws of the State of
Colorado. This Lease contains all the agreements of the parties and cannot be
modified or amended except by a written agreement.

D.   REPRESENTATIONS.

     Tenant declares that in entering into this Lease, it relied solely upon the
statements contained in this Lease and fully understands that no agents or
representatives of the Landlord have authority to in any manner change, add to,
or detract from the terms of this Lease. Tenant acknowledges and agrees that it
has not relied on any statements, representations, agreements, or warranties,
except as are expressed herein.

E.   RIGHTS UNDER THIS LEASE.

     If any term, covenant, or provision of this Lease shall to any extent be
invalid or unenforceable, the remainder of this Lease shall nevertheless be
valid and enforceable. All of the rights given herein are cumulative and are
given without any other rights or of remedies of Landlord.

     IN WITNESS WHEREOF, the parties have executed this Lease as of the day and
year first written above.

                                       18

<PAGE>   19

LANDLORD:                                   TENANT:

ASPEN INDUSTRIAL PARK                       MKS INSTRUMENTS, INC.
PARTNERSHIP, LLLP, a Colorado               a Massachusetts corporation
limited liability limited partnership

By: /s/ Christopher F. Stewart              By: /s/ Ronald Weigner
    -----------------------------------        ------------------------------
      Christopher F. Stewart                   VP & CFO
      General Partner

Date: August 14, 2000                       Date: August 9, 2000
    -----------------------------------        ------------------------------

                                       19

<PAGE>   20
                             EXHIBIT A Tenant Finish

TENANT FINISH ALLOWANCE DEFINED: Tenant Finish Allowance is the maximum dollar
amount Landlord will pay for finishing building shell excluding common area. If
full amount of allowance is not utilized, it cannot be used as a reduction in
rent.

RENTABLE SPACE: 28,805 sq ft + 3,821 common sq ft = 32,626 total sq ft

TENANT FINISH: 28,805 sq ft x $20 = $576,100 allowance on non-common area

TENANT FINISH DETAIL:

1.   Tenant Finish and Machine Shop HVAC                             - $205,000
2.   Heavy Electrical                                                - $62,000
3.   Flooring                                                        - $165,000
4.   Offices, Cleanroom Walls (Drywall office doors)
5.   Kitchen Area (Drywall office doors)                             - $92,700
6.   Special Store Front Door                                        - $9,083
7.   Additional Elevator Door                                        - $7,300
8.   Drop Ceiling above Shop (Noise Abatement)                       - $29,700
9.   STG Card Reader with Installation                               - $22,000
10.  Painting                                                        - $6,500

1.   Machine Shop has large heat load and requires air to be exchanged every 15
     minutes.

2.   Heavy Electrical requirements with expandable bus ducts for movable
     machining areas.

3.   Flooring is heavy duty stonehard laid on top of cement to provide
     maintenance, particle free, clean look which will withstand weight of the
     CNC machines.APPLIED MATERIALS

                                                        [APPLIED MATERIALS LOGO]

DATE:     October 13, 2000

TO:       Rick Siptrott

FROM:     Mike Berkaw

SUBJECT:  Contract Extension

Dear Rick,

I would like to extend the expiration date on our contracts 982812 and 947024
from their current expiration date to 12/29/00. All terms and conditions will
remain in full effect. Please confirm your acceptance of this extension by
signing below and returning this letter to my attention via fax number
(512) 272-3908.

/s/ R.P. Siptrott
-----------------------------
accepted for MKS Instruments

October 13, 2000
------------------------------
date

Sincerely,

/s/ Mike Berkaw
Mike Berkaw
Chemical Delivery SMO

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